Pembroke Mall Transforms into Pembroke Square: A New Chapter for Virginia Beach

By HRCNN – Hampton Roads Construction News Network Managing Editor

The redevelopment of Pembroke Mall into Pembroke Square marks one of the most ambitious urban renewal projects Virginia Beach has seen in decades. Long known as a central retail hub, the site is now being reshaped into a mixed-use destination that combines housing, office, hospitality, and community amenities—all designed to meet the needs of a growing and evolving city.

At the heart of this transformation is Core 22 Design Build, the Virginia Beach–based firm entrusted with bringing the vision to life. Founded with a commitment to delivering high-quality, locally grounded projects, Core 22 has steadily built a reputation for combining innovative design with deep knowledge of regional development patterns. The firm’s role at Pembroke Square underscores its growing importance in shaping the urban fabric of Hampton Roads.

The project will introduce a blend of uses that go well beyond retail. Plans call for new residential units, modern office space, dining, and a hotel component—creating a 24/7 environment that supports both economic vitality and community engagement. For Virginia Beach, Pembroke Square is intended not only to replace the aging mall but also to anchor the broader Town Center district as the city’s signature urban core.

City leaders have framed the project as a model for future redevelopment efforts. By transitioning from single-purpose retail toward a mixed-use framework, Pembroke Square reflects national trends in commercial real estate while responding to local demand for housing, walkability, and sustainable infrastructure. The shift also signals how municipalities are rethinking suburban commercial corridors to meet 21st-century needs.

Core 22’s involvement ensures that the project is not simply about construction, but about long-term community integration. With a track record in residential and commercial development, the firm brings expertise in both vertical building and local site considerations—from zoning compliance to stormwater management. Their approach positions Pembroke Square as more than a redevelopment; it’s an investment in a resilient, livable future for Virginia Beach.

The economic impact of Pembroke Square is expected to be significant. Beyond the immediate construction jobs, the project will generate ongoing employment through retail, office, and hospitality operations. It also promises to expand the city’s tax base, contributing to infrastructure and services that benefit residents across Virginia Beach.

As Pembroke Square takes shape, it embodies a larger story unfolding in Hampton Roads: the reinvention of aging spaces into mixed-use anchors that support both growth and sustainability. With Core 22 Design Build at the helm, this redevelopment represents not just a new chapter for Town Center but a blueprint for how cities across Virginia can navigate the challenges—and seize the opportunities—of modern urban development.

About HRCNN The Hampton Roads Construction News Network (HRCNN) provides independent coverage of infrastructure, housing, zoning, and environmental policy across Virginia. By highlighting the intersection of local development and national trends, HRCNN delivers fact-driven reporting for industry professionals, policymakers, and the communities they serve.

EPA Suspends 2025 WaterSense® Awards, Raising Questions for Industry

By HRCNN – Hampton Roads Construction News Network Staff Writer

The U.S. Environmental Protection Agency (EPA) has quietly suspended its annual WaterSense Awards for 2025, leaving water efficiency advocates and industry partners without one of the nation’s most visible platforms for recognizing leadership in conservation. The decision, confirmed in an email from Acting WaterSense Program Manager Veronica Blette, has sparked uncertainty about the future of the program’s recognition initiatives.

For more than a decade, the WaterSense Awards have been a cornerstone of EPA’s efforts to highlight best practices in water efficiency. Utilities, builders, manufacturers, and nonprofits competed annually for recognition, with winners often leveraging the award to strengthen partnerships, market products, or demonstrate compliance with sustainability standards. The pause in 2025 raises concerns that the momentum built around conservation recognition may be losing ground at a critical moment.

In her communication, Blette explained that the decision stemmed from “program resource constraints” and the need to reassess priorities. She emphasized that the WaterSense label itself remains unchanged, and that EPA continues to view water efficiency as a national priority. Still, the suspension of awards creates a vacuum in industry acknowledgment, at a time when communities face mounting challenges from drought, flooding, and climate-driven water stress.

The WaterSense program, established in 2006, has long served as a voluntary but highly influential label for plumbing fixtures, appliances, and homes that meet strict efficiency standards. Over the years, award recognition extended beyond products, showcasing the leadership of local governments and builders in advancing water-smart development. By putting the awards on hold, EPA is signaling that recognition may take a back seat to maintaining core labeling and verification functions.

Industry response has been cautious but concerned. Builders and manufacturers note that awards offered more than prestige—they provided a competitive edge in demonstrating commitment to conservation. For utilities and municipalities, WaterSense Awards were often used to highlight partnerships and validate public investments in efficiency programs. Without this recognition, stakeholders may struggle to maintain visibility for initiatives that save both water and money.

For Hampton Roads, where sea-level rise and stormwater management remain pressing concerns, the suspension lands at an awkward time. Regional utilities and builders have increasingly turned to WaterSense specifications as part of their strategy for resilience. The loss of a high-profile award program reduces opportunities to showcase local innovation in water stewardship, even as demand for such solutions continues to grow.

EPA has not announced whether the WaterSense Awards will return in 2026. For now, industry professionals are left to navigate without the recognition program that, for nearly two decades, helped set benchmarks for leadership. Whether the pause proves temporary or permanent, the change underscores a broader truth: as water challenges mount nationwide, the need for innovation and accountability in conservation is greater than ever.

About HRCNN
The Hampton Roads Construction News Network (HRCNN) provides independent coverage of infrastructure, housing, zoning, and environmental policy across Virginia. By highlighting the intersection of local development and national regulatory shifts, HRCNN delivers fact-driven reporting for industry professionals, policymakers, and the communities they serve.

Quarterra’s Arrival Could Reshape Virginia’s Housing Landscape

By HRCNN — Hampton Roads Construction News Network

In the Hampton Roads housing market, where inventory remains tight and prices continue to climb, the arrival of a national multifamily builder such as Quarterra carries consequences worth examining. While most headlines around housing tend to focus on interest rates or local rezonings, the deeper question is whether new players in the market can disrupt the longstanding supply-and-demand imbalance that keeps many entry-level buyers on the sidelines.

Quarterra, once part of Lennar and now a stand-alone multifamily powerhouse, has been steadily expanding its presence across Virginia. Its projects in Northern Virginia, such as the Lumen development at Tysons Corner, showcase a blend of scale, capital, and design that few local firms can match. And while Quarterra’s portfolio has traditionally been concentrated in larger metro areas, its national strategy and recent property management consolidation with Alfred’s RKW Residential signal an intent to broaden its footprint. For Hampton Roads, this could mean new development energy in cities like Chesapeake and Virginia Beach.

The significance is not only that new buildings would rise on local skylines, but that a company with Quarterra’s resources has the ability to deliver hundreds of units at once. In markets long dominated by a handful of builders, such capacity matters. Local firms often manage growth carefully, limiting inventory to maintain price strength. By contrast, a national multifamily developer is incentivized to build at scale, creating new supply that filters across price points. Even luxury apartments can relieve pressure on the overall market by drawing households upward and opening opportunities in more affordable segments.

This is particularly relevant in Hampton Roads, where buyers and renters alike face constrained options. For many young families, the price of new single-family homes has been pushed beyond reach, as builders hold pricing power in a market short on alternatives. The presence of a national builder with the ability to deliver volume may weaken that grip, easing scarcity and giving buyers relief from what has too often felt like a controlled market.

Still, the implications are complex. Local builders who have long set the terms of development may view Quarterra’s presence as unwelcome competition, especially if land values rise and project standards shift upward. Others may see opportunity in partnership, leveraging Quarterra’s capital and management infrastructure to pursue larger-scale developments together. Either way, the entry of a firm with national reach forces a recalibration of the region’s housing dynamics.

Quarterra’s recent financial moves underscore this potential. The company has engaged in multi-billion-dollar transactions, selling large portfolios to investors such as KKR and QuadReal, while reinvesting in select markets. With a management platform now overseeing more than 50,000 units nationwide, Quarterra has both the balance sheet and the operating infrastructure to scale quickly in regions where demand is strong. If Hampton Roads becomes a focus, local builders and policymakers will need to adapt to an environment where the pace of delivery is no longer set solely by local interests.

For buyers, that adaptation may be long overdue. Housing affordability in Virginia Beach, Chesapeake, and the broader region has become a persistent challenge. Introducing a new supply stream at scale could soften demand pressures, break through price locks, and open doors that have been closed for too many entry-level households. In the end, the presence of Quarterra in Virginia should be viewed less as a threat to established players and more as an opportunity for the market to reset — toward balance, toward competition, and, most importantly, toward relief for the families who simply need a place to call home.

About HRCNN The Hampton Roads Construction News Network (HRCNN) delivers independent, fact-based coverage of development, zoning, and infrastructure issues shaping Virginia. Our reporting provides residents, policymakers, and industry professionals with clear insight into how growth is managed across the region. By highlighting both local builders and national firms, HRCNN is committed to transparency, accountability, and advancing public understanding of the forces that are reshaping Hampton Roads.

Who Pays for Growth? Virginia’s Debate Over Impact Fees

By HRCNN Staff Writer
Hampton Roads Construction News Network

When local governments weigh new development, one unavoidable question lingers: who pays for the infrastructure that growth demands? Roads, schools, utilities, and stormwater systems all must expand to meet the needs of new subdivisions and multifamily communities. Across much of the country, states impose “impact fees” to ensure that new housing and commercial projects contribute their share of those costs.

In Virginia, however, the practice remains rare. Unlike states such as Florida, Texas, or California, where impact fees are a standard tool, Virginia leans heavily on negotiated developer contributions—known as proffers—or on general tax revenues. The result is that the costs of growth often fall on the broader public, rather than being tied directly to the developments that generate new demand. In 2025, House Bill 2683 sought to make impact fee authority more accessible by lowering the population threshold for localities and removing a growth-rate requirement. The bill, however, stalled in committee, leaving the status quo intact.

There is one notable exception. In late 2024, Stafford County revived its transportation impact fee, becoming the only Virginia locality currently using the tool. Beginning in July 2025, Stafford will levy fees on residential, retail, and commercial projects, with revenue projections between $15 million and $20 million annually to fund transportation improvements. This example underscores how limited the practice remains across the Commonwealth.

The debate resonates strongly in Hampton Roads, where population growth continues to strain classrooms, roads, and stormwater systems. At zoning hearings in Chesapeake and Virginia Beach, residents frequently voice concerns about crowded schools and congested roadways. Local officials acknowledge the urgency but, absent a broader impact fee framework, they are left to rely on case-by-case proffers or general funds. For many residents, this feels like subsidizing development with their tax dollars.

Developers counter that Virginia’s existing proffer system already places heavy financial obligations on them. They warn that layering impact fees on top could increase housing costs in a region already grappling with affordability challenges. Supporters, on the other hand, argue that without new revenue mechanisms, infrastructure will continue to lag behind growth—leaving long-term strains on communities and taxpayers alike.

For now, Virginia’s growth is paid for through negotiated contributions and public resources. But as Hampton Roads continues to expand—and as demands on transportation networks, schools, and stormwater systems grow—the question of who pays is unlikely to fade. Whether the Commonwealth eventually embraces broader impact fee authority or clings to its traditional approach, Hampton Roads will remain at the center of the debate.

About HRCNN
Hampton Roads Construction News Network (HRCNN) is the region’s dedicated platform for reporting on development, infrastructure, and policy. By delivering accurate, timely coverage, HRCNN works to keep residents, builders, and decision-makers informed about the forces shaping the future of Hampton Roads.

Builder & Leadership Spotlight: S.B. Ballard Construction Company – A Trusted Name in Building Hampton Roads

By Staff Writer, Hampton Roads Construction News Network

In Hampton Roads, few names carry as much weight in the construction industry as S.B. Ballard. For more than four decades, the Virginia Beach-based firm has earned its place among the most respected builders in the region, known for delivering complex, high-profile projects with precision, integrity, and a steadfast commitment to the community. Founded by Stephen B. Ballard, the company’s beginnings were humble—a pickup truck, a toolbox, and a vision. Today, it stands as a regional powerhouse in construction management, design-build, and general contracting.

From the outset, Ballard built a reputation on trust and capability, tackling projects that would shape the very identity of Hampton Roads. The company’s work on Old Dominion University’s campus is perhaps its most recognized legacy, including the L.R. Hill Sports Complex and multiple student housing developments. These projects not only elevated ODU’s facilities but also reinforced Ballard’s standing as the go-to builder for large-scale institutional work.

Nowhere is that reputation more evident than at Kornblau Field at S.B. Ballard Stadium. In just one offseason, the company transformed the aging Foreman Field into a state-of-the-art, 21,944-seat stadium—preserving its historic character while enhancing fan amenities, sightlines, and accessibility. The project became a showcase of Ballard’s ability to balance tradition with innovation, delivering on time and within budget for a community deeply invested in its university’s future.

Sustainability and forward-thinking design are hallmarks of the firm’s approach. The stadium project earned LEED certification, with features such as water-saving fixtures, low-emission materials, and a 78% construction waste diversion rate. This commitment to environmentally responsible construction reflects Ballard’s understanding that great buildings must also serve future generations.

Beyond higher education, S.B. Ballard has demonstrated its expertise in high-security, high-stakes federal projects, including major facilities for the U.S. Navy and Army. These contracts, often exceeding $50 million, require not only technical excellence but also the bonding capacity, logistical skill, and regulatory knowledge that only a trusted builder can provide. In every sector—public, private, or military—Ballard’s work consistently meets the highest standards.

The company’s internal culture mirrors its external success. Recognized as one of the “Best Places to Work” in the region, S.B. Ballard invests heavily in its people, fostering a work environment grounded in collaboration, respect, and professional growth. This commitment to its team directly translates into the quality of its projects and the strength of its client relationships.

As S.B. Ballard looks to the future, its legacy is already deeply woven into the fabric of Hampton Roads. From landmark civic spaces to cutting-edge educational facilities and critical military infrastructure, the company has shaped not only the region’s skyline but also its sense of community pride. In doing so, it has secured its place as one of the most trusted and respected names in Hampton Roads construction.

About the Hampton Roads Construction News Network (HRCNN)
The Hampton Roads Construction News Network delivers authoritative coverage of the people and projects shaping our region’s future. Through the Builder & Leadership Spotlight series, HRCNN highlights firms like S.B. Ballard that exemplify excellence in design, construction, and community leadership—ensuring their stories are shared with the audiences that matter most.

Leading with Purpose: Kyle Larkin’s Vision for Granite Construction’s Next 100 Years

By Staff Writer, Hampton Roads Construction News Network

Granite Construction Incorporated, founded in 1922, has spent more than a century building America’s infrastructure—from highways and rail systems to dams and environmental restoration. Today, the company stands as one of the nation’s largest diversified heavy-civil contractors and vertically integrated materials producers, publicly traded and employing thousands across the country. Its projects reflect a legacy of craftsmanship, resilience, and innovation. As Granite moves into its second century, the leadership of President and Chief Executive Officer Kyle Larkin will define how that legacy evolves for the next hundred years.

Larkin joined Granite in 1996 as an estimator in the Reno, Nevada office after graduating from Cal Poly San Luis Obispo with a degree in Construction Management. Over the years, he advanced through the company’s operational and executive ranks, serving as project engineer, chief estimator, manager of construction, regional manager, and president of subsidiary Intermountain Slurry Seal. In September 2020, he was named president, and in June 2021, chief executive officer. Along the way, he earned an MBA from the University of Massachusetts Amherst, pairing real-world construction experience with strategic business insight.

Under Larkin’s leadership, Granite has sharpened its competitive edge through vertical integration—owning both the construction and materials sides of the business—and embracing “best value” procurement models like progressive design-build. These approaches allow the company to control cost, ensure consistent quality, and deliver on complex, high-value projects that demand innovation and collaboration.

Growth through mergers and acquisitions has been another cornerstone of Larkin’s strategy. In 2024, Granite acquired Dickerson & Bowen, expanding its Southeast operations. In 2025, the company made two major acquisitions—Warren Paving and Papich Construction—for a combined $710 million. These strategic moves are expected to generate hundreds of millions in additional annual revenue, expand aggregate reserves, and strengthen Granite’s vertically integrated model.

The results have been tangible. In the second quarter of 2025, Granite achieved a record-high project backlog of $6.1 billion. The materials segment saw double-digit revenue growth, gross profit rose significantly, and annual revenue guidance for the year was increased. Larkin attributes these gains to disciplined operations, strong market positioning, and the early contributions from recent acquisitions.

Still, Larkin’s vision is about more than financial performance. He has consistently emphasized the importance of safety, workforce development, and building high-performance teams. In his view, sustaining Granite’s success into the next century depends on cultivating talent, fostering relationships, and empowering teams to perform at their best.

For Virginia’s builders and infrastructure leaders, Granite’s trajectory under Larkin offers an instructive example of how legacy, innovation, and people-first leadership can work together to meet the demands of a changing industry. As the Commonwealth undertakes major investments in transportation, flood protection, and renewable energy infrastructure, Larkin’s approach offers a model for growth that is both ambitious and sustainable.

About the Hampton Roads Construction News Network
The Hampton Roads Construction News Network (HRCNN) is dedicated to delivering accurate, timely, and in-depth coverage of construction, infrastructure, zoning, and development in Virginia and beyond. By spotlighting industry leaders like Kyle Larkin, HRCNN connects regional professionals with national perspectives, fostering informed dialogue and sharing strategies that strengthen the built environment for generations to come.

Virginia’s Builder of Choice: Six Decades of Excellence from The Breeden Company

By Hampton Roads Construction News Network Staff Writer

In Hampton Roads, when the conversation turns to multifamily development, one name consistently rises to the top: The Breeden Company. In Virginia Beach and Norfolk, there is simply no one better. Among privately held multifamily building firms, The Breeden Company stands as the best of the best—delivering communities whose quality, design, and performance have set the benchmark for more than six decades.

As part of the Hampton Roads Construction News Network’s Builder Spotlight series, this feature honors the legacy of Ramon W. Breeden Jr. and The Breeden Company’s enduring commitment to creating vibrant, enduring communities across the Commonwealth. From its early work in Virginia Beach to award-winning developments throughout the state, the company has consistently combined market insight, architectural excellence, and operational discipline to produce places people are proud to call home.

The Breeden Company’s portfolio spans Virginia Beach, Norfolk, Richmond, Newport News, and Williamsburg, encompassing more than 15,000 apartments and over 2 million square feet of commercial and retail space. Signature projects such as Lake Taylor Pointe, The Lofts at Front Street, High Street Apartments, and Ascend at Hilltop each demonstrate Breeden’s unmatched ability to integrate thoughtful site planning with high-quality construction and first-class amenities.

Performance metrics reinforce this reputation for excellence. Breeden communities regularly achieve occupancy rates near 98 percent, with top national rankings in project completions, market value, and development pipeline. The company’s track record is further distinguished by national awards for design, construction quality, and resident satisfaction. Breeden’s vertical integration—through Breeden Construction and Breeden Property Management—ensures quality from concept through long-term operation, with resident satisfaction scores consistently placing in the top five percent nationwide.

The Breeden Company’s success is rooted in more than its ability to deliver buildings; it lies in a commitment to building communities that stand the test of time. This philosophy has made the company a trusted partner for municipalities, a sought-after employer for skilled professionals, and a model for private development excellence in Virginia.

Decade after decade, Breeden has demonstrated that local expertise, zoning knowledge, and a deep understanding of community needs are the keys to lasting success. Its ability to adapt to market shifts while maintaining exacting quality standards has ensured its position at the forefront of Virginia’s multifamily housing sector.

For Virginia Beach and Norfolk, The Breeden Company is more than a developer—it is the standard by which others are measured. In quality, in service, and in results, The Breeden Company has earned its place as Virginia’s Builder of Choice.

About the Hampton Roads Construction News Network (HRCNN)
The Hampton Roads Construction News Network is a regional news platform providing accurate, timely, and in-depth coverage of construction, infrastructure, zoning, and development in Hampton Roads and across Virginia. HRCNN serves as a trusted source for industry professionals, policymakers, and the public, offering fact-checked reporting and comprehensive analysis on the projects shaping our communities.

New Soccer Fields Near City Hall Poised to Elevate Virginia Beach’s Recreation Scene

By HRCNN Staff Writer
Hampton Roads Construction News Network

VIRGINIA BEACH — New multipurpose soccer fields are being finished within the Princess Anne Commons civic campus near City Hall, adding playable capacity in the heart of Virginia Beach’s Municipal Center. While the City has not yet posted an official project page or opening date for these civic-campus fields, the location fits squarely within Princess Anne Commons’ long-standing role as the City’s recreation hub and a focal point for sports tourism. HRCNN has requested additional details from Parks & Recreation and will update as soon as they’re released.

The new fields will sit amid a cluster of destination venues. Immediately nearby, the Princess Anne Athletic Complex (PAAC) offers eight lighted tournament-quality softball/baseball diamonds and eight multipurpose fields—four lighted synthetic and four Hybrid Bermuda—positioning the campus for year-round programming across soccer, football, lacrosse and more.

Across the street, the Virginia Beach Sportsplex anchors the corridor with a soccer-specific stadium and adjacent training fields, part of a larger complex that includes the USA Field Hockey National Training Center. The Sportsplex stadium seats roughly 6,000 and opened in 1999; it’s directly across from PAAC and near the Veterans United Home Loans Amphitheater—together forming a contiguous, tournament-ready zone.

City actions over the last year underscore sustained investment in this corridor. In October 2024, City Council approved funding to replace artificial turf at the Sportsplex, add lights at Field Hockey Field 2, convert grass fields at the Field Hockey complex, and create a grass training area—clear signals of capacity-building around the campus. In March 2024, the Convention & Visitors Bureau’s reinvestment study highlighted strong demand for additional lighted turf and recommended, among other items, converting two PAAC rectangular grass fields to artificial turf with lights—improvements that align with expanding soccer use in Princess Anne Commons.

From a community-impact lens, adding playable fields near City Hall improves access for youth leagues, school teams, and regional tournaments while distributing activity across a walkable civic campus. The same reinvestment study projected that field upgrades at PAAC and the Sportsplex could drive dozens of new or expanded events and thousands of additional contracted room nights annually—evidence that well-sited field capacity is an economic development tool as much as a recreation amenity.

Planning policy also supports this trajectory. The Princess Anne Commons & Transition Area guidance in the City’s Comprehensive Plan calls out the district’s unique role in education, entertainment, and recreation, and the long-standing Princess Anne Commons design and corridor studies emphasize cohesive development and connectivity across civic uses—exactly where these new fields are taking shape.

Zooming out, the broader soccer ecosystem here is deep. In addition to PAAC and the Sportsplex, the nearby Hampton Roads Soccer Complex (HRSC)—a separate, 75-acre facility—continues to modernize (including a 2025 project to upgrade fields) and hosts tens of thousands of out-of-town visitors each year, reinforcing the area’s regional draw for the sport.

About HRCNN — The Hampton Roads Construction News Network covers the region’s construction, zoning, infrastructure, and land-use developments with field reporting and document-based analysis. We connect the dots between policy, permitting, and project delivery—so residents, industry, and decision-makers can see how today’s choices shape tomorrow’s communities.

Crestfield Chesapeake VA: New Homes, Park, and Road Improvements Transform the City’s Residential Landscape

By Staff Writer — Hampton Roads Construction News Network

Chesapeake, VA — In Chesapeake’s growing residential market, progress is accelerating at Crestfield, a thoughtfully planned community by The Dragas Companies. With the sales office and model homes now open and construction advancing on additional units, Crestfield is quickly becoming a standout in the city’s new home offerings.

The Crestfield community reflects The Dragas Companies’ decades-long commitment to designing and building master-planned neighborhoods that combine architectural quality with a strong sense of place. Featuring a variety of home styles and amenities, the development is positioned to meet the needs of a diverse homebuyer base while maintaining a cohesive and well-planned environment.

The City of Chesapeake has expressed its appreciation for Helen Dragas’s leadership in bringing high-quality residential communities like Crestfield to life. Over the years, her vision has helped shape neighborhoods that are both livable and enduring, strengthening Chesapeake’s reputation as one of the most desirable places to live in Hampton Roads.

A key enhancement to Crestfield’s appeal is the planned new city park in Chesapeake located directly adjacent to the neighborhood. This multi-use park is envisioned to feature walking trails, open green lawns, and recreational amenities that will serve Crestfield residents and the broader community. The integration of public green space is designed to promote outdoor recreation, community engagement, and environmental health — all priorities in Chesapeake’s long-term planning. The park is expected to become a central gathering place and a valued asset for families, outdoor enthusiasts, and community groups.

Supporting the neighborhood’s growth are significant Elbow Road improvements in Chesapeake, a major infrastructure investment by the city. These upgrades include roadway widening, enhanced drainage systems, and improved intersections to accommodate increased traffic and improve safety for motorists, cyclists, and pedestrians. The Elbow Road project is part of Chesapeake’s broader transportation strategy, ensuring that infrastructure keeps pace with residential development while improving commuter connections to employment centers, shopping districts, and recreational destinations.

Crestfield’s neighborhood design incorporates open spaces, pedestrian-friendly streetscapes, and strategic connectivity to surrounding developments — features that are increasingly important to homebuyers seeking both quality housing and a vibrant community environment. The development also supports Chesapeake’s residential growth strategy, offering housing options that align with the city’s long-range planning objectives.

With a proven track record in Hampton Roads, The Dragas Companies has delivered numerous award-winning communities known for their attention to detail, integration of green space, and emphasis on building neighborhoods that endure. Crestfield continues that legacy, blending modern amenities with timeless design principles.

As sales progress and new residents prepare to move in, Crestfield is on track to become a defining example of Chesapeake residential development — where high-quality home construction is supported by forward-thinking public investments in parks, transportation, and infrastructure.

About HRCNN: The Hampton Roads Construction News Network (HRCNN) provides in-depth reporting on construction, infrastructure, zoning, and economic development projects across Hampton Roads. Our mission is to inform, engage, and foster meaningful conversation about the projects shaping our region’s future.

Bridging the Past and the Future: Deep Creek Bridge Project Enters Critical Phase

By HRCNN Staff Writer | August 2025 | Chesapeake, VA

In the Deep Creek neighborhood of Chesapeake, Virginia, an infrastructure transformation nearly a century in the making is approaching a defining moment. For decades, the Deep Creek Bridge—a narrow, two-lane bascule span built in 1934—has served as a vital connector for drivers, businesses, and maritime traffic along U.S. Route 17. But with daily traffic counts nearing 30,000 vehicles and the structure long labeled “functionally obsolete,” calls for a replacement intensified in recent years as congestion worsened and maintenance challenges mounted.

After years of delay, the long-anticipated replacement is now underway. The U.S. Army Corps of Engineers, in partnership with the City of Chesapeake, broke ground on the Deep Creek Bridge Replacement Project in fall 2023. The $59.5 million investment, awarded to Archer Western Construction LLC, will replace the aging drawbridge with a five-lane, dual-leaf bascule span situated approximately 100 feet south of the original crossing. Measuring 144 feet in length and 60 feet wide, the new bridge is designed to enhance capacity, improve safety, and preserve navigational access along the Atlantic Intracoastal Waterway.

Although the original bridge was a product of its time—built when vehicle weights were lighter and the region less developed—it has become a choke point in an increasingly urbanized corridor. Emergency vehicles, freight haulers, and commuters have long faced steep inclines, lane constraints, and unexpected closures tied to the aging draw system. The new structure, once complete, will accommodate modern traffic standards and improve throughput on a critical stretch of Route 17.

Construction has not gone unnoticed by residents and local businesses. Throughout 2024 and into 2025, crews have staged materials, shifted traffic, and coordinated complex utility relocations. Intermittent closures and detours—particularly near Mill Creek Parkway—have drawn both frustration and understanding from the community.

“I’ve lived here for over 20 years,” said one business owner located near the construction zone. “Yes, it’s been tough, but I see this as an investment that will pay off for the next generation.”

Despite soft soils and subsurface challenges that complicated early foundation work, the project remains on schedule. Structural elements such as the concrete decking and mechanical components for the draw spans are now in place. A newly constructed bridge tender’s house stands ready, and according to USACE officials, traffic is expected to begin shifting onto the new span before the end of 2025. The full project is slated for completion by late 2027.

Community members can receive traffic alerts and construction updates by texting “DCBridge” to 888777 or by visiting the City of Chesapeake’s dedicated project page. The replacement bridge will remain toll-free and, upon completion, operations and maintenance responsibilities will transfer to the City.

Though not without inconvenience, the Deep Creek Bridge replacement has come to represent more than just a transportation upgrade. It reflects the long arc of public infrastructure development—where federal legislation, local advocacy, and engineering innovation converge to meet the needs of a growing region. The effort also underscores a broader shift in Hampton Roads, where legacy infrastructure built in the early 20th century is now being reimagined for resilience, capacity, and future growth.

The new bridge is expected to not only improve daily life for thousands of residents but also support long-term economic development, strengthen freight movement, and enhance emergency response times across the southern Chesapeake area. As the steel rises and the structure takes shape, the project offers a clear reminder that even in an era of rapid digital advancement, the work of building—and rebuilding—physical infrastructure remains a cornerstone of progress.

The Hampton Roads Construction News Network (HRCNN) is a Virginia-based editorial initiative powered by Earthly Infrastructure®. Our mission is to deliver professional, policy-aligned reporting on zoning, land use, stormwater, transportation, code reform, and the built environment across the Commonwealth. HRCNN features interviews, site visits, and expert commentary from public officials, planners, builders, and advocates shaping Virginia’s infrastructure landscape. Learn more or submit a story at earthlyinfrastructure.com/hrcnn.

Where the Water Goes: Rethinking Stormwater in Coastal Virginia

By Earthly Infrastructure® HRCNN Staff Writer
Hampton Roads Construction News Network (HRCNN)

In Hampton Roads, water is more than a geographic feature—it’s a defining force in how we live, build, and plan. As sea levels rise and rainfall events grow more intense, the region’s aging drainage systems and development patterns are being tested in ways never before imagined. For municipalities, engineers, and developers alike, stormwater management has moved from the margins of planning to the forefront of resilience, environmental responsibility, and public infrastructure investment.

Too often, stormwater is invisible—until it’s not. Flooded intersections, overwhelmed outfalls, eroded shorelines, and degraded wetlands are all symptoms of a system pushed past its limits. While reactive measures may be necessary in the short term, they carry steep costs. Increasingly, Virginia’s coastal communities are shifting toward proactive, long-range strategies that anticipate the water’s path—before it becomes a problem.

Nowhere is this transformation more urgent than in Virginia Beach. The city’s low-lying terrain, rapid development, and proximity to the Chesapeake Bay create a perfect storm of environmental responsibility and regulatory complexity. Under mandates like the Municipal Separate Storm Sewer System (MS4) permit program and the Chesapeake Bay Preservation Act, Virginia Beach must meet strict standards for runoff control, nutrient management, and infrastructure maintenance. Yet even full compliance with these regulations may not be enough to protect residents and waterways from the cumulative effects of unchecked growth and outdated systems.

To better understand how policy and infrastructure are aligning at the local level, HRCNN reached out to multiple Virginia Beach city leaders, including Council Member Michael F. Berlucchi and Mayor Bobby Dyer. Their insights shed light on the city’s evolving approach to stormwater management and the political will driving resilience investments.

Councilman Berlucchi, who represents District 3—including neighborhoods severely affected by Hurricane Matthew in 2016—emphasized the importance of both investment and foresight in protecting the city’s future:

“As the Council Member representing the neighborhoods most impacted by Hurricane Matthew in 2016, I’ve seen firsthand the lasting damage that stormwater flooding can cause to lives, property, and public infrastructure. That experience continues to shape my commitment to investing in the systems and safeguards Virginia Beach needs to protect our future.

But infrastructure alone isn’t enough. We also need strong, enforceable stormwater policies—based in science and guided by common sense—that reflect the realities of a growing coastal city and support our long-term resilience.

At the same time, we must foster a strong local economy. Job creation, innovation, and a healthy tax base provide the resources we need to build and maintain critical infrastructure. Smart growth and sound environmental policy are not at odds—they are partners. When aligned, they help ensure Virginia Beach remains a safe, vibrant, and resilient community for everyone who lives, works, and visits here.”
— Michael F. Berlucchi, Council Member, District 3

Virginia Beach Mayor Bobby Dyer echoed these concerns and outlined how the City is already taking action through one of the most ambitious resilience initiatives in its history:

“In November 2021, Virginia Beach voters overwhelmingly supported a resiliency package for several key flood protection initiatives to include drainage improvements, tide gates, pump stations and flood barriers throughout the city—and for good reason.

Being a low-lying coastal city, heavy rains, hurricanes and nor’easters have been threatening Virginia Beach year after year. The area has struggled with flooding from record rainfalls, including Hurricane Matthew that impacted over 1,000 homes in 2016.

Additionally, it has seen recorded sea level rise of nearly one foot over the past 50 years. In response, the City has expedited plans to invest in resilience for its vulnerable neighborhoods.

Because of this, City Council understood the immediate gravity of the situation and what our city’s future looked like. Working with Virginia Beach Public Works and consulting engineers, they developed a drainage plan that concentrates on volume of storage and conveyance capacity in the City’s four watersheds—the Atlantic Ocean, the Elizabeth River, the Lynnhaven River, and the Southern Rivers—which are made up of 15 drainage basins.

These projects are a huge step in the right direction. But we have to look further down the road if we are to manage our stormwater efforts effectively and protect our city’s future. This includes maintaining and protecting our long-term investment in these projects; promoting effective stormwater drainage; improving the quality of the stormwater discharged into our waterways; and continuously educating our residents on stormwater issues.”
— Mayor Bobby Dyer, City of Virginia Beach

Their remarks underscore a critical point: addressing stormwater is not just about pipes and pumps—it’s about people, planning, and political will.

Across the region, municipalities and private developers are adopting a new generation of solutions. Bioretention areas, bioswales, and rain gardens are appearing in both public rights-of-way and residential subdivisions. Permeable pavements and green roofs are reducing impervious surfaces and increasing onsite water retention. Underground detention systems—once a premium option—are now becoming standard practice even in suburban infill developments.

These approaches are supported by the Virginia Department of Environmental Quality (VDEQ), whose Stormwater BMP Clearinghouse provides technical guidance for post-construction runoff controls. As Virginia strives to meet its Chesapeake Bay Total Maximum Daily Load (TMDL) obligations, developers are not only required to manage runoff—but to do so in a way that supports long-term watershed health.

Responsible stormwater planning must begin at the drawing board. Erosion and sediment control strategies, stormwater pollution prevention plans (SWPPPs), and early-stage BMP integration all play a role in reducing flood risk, improving infrastructure longevity, and safeguarding public and environmental health. Done right, these practices serve as more than regulatory checkboxes—they become pillars of sustainable, cost-effective development.

Perhaps most importantly, stormwater tells a story. It reflects how we’ve zoned, how we’ve permitted, and how seriously we’ve taken our responsibility as stewards of a coastal environment. In Chesapeake Bay Preservation Zones and Resource Protection Areas (RPAs), where sensitive ecosystems meet expanding development, these decisions are magnified. The consequences of poor planning are not just local—they reverberate throughout the region.

As Hampton Roads continues to grow, so must the systems that support it. Local governments must prioritize green infrastructure in their capital improvement plans. Developers need clear guidance and incentives to build with water in mind. And residents must stay engaged—because flood resilience, clean waterways, and safe neighborhoods are shared goals that require collective action.

HRCNN will continue to report on the evolving stormwater landscape across Coastal Virginia. From VDEQ updates and BMP innovations to planning commission votes and watershed investments, we are committed to elevating the conversations that will shape the next generation of responsible development.

To our readers: If you are a stormwater engineer, policy leader, or municipal official with expertise or perspective to share, we invite you to submit a guest article or commentary. Visit www.earthlyinfrastructure.com/contact to connect with the HRCNN editorial team.

Because in Hampton Roads, the future doesn’t just depend on what we build.
It depends on how we manage the water that follows.

Faith, Foundations, and Family: Exploring the Cultural Link Between Christianity and Construction

By Eric S. Cavallo
HRCNN Editorial Feature

Long before blueprints were drawn and zoning permits approved, the very idea of building was rooted in something deeper: faith. Across the American landscape—and particularly throughout the South—Christianity has shaped more than just moral values and worship practices. It has quietly undergirded one of the most enduring sectors in our economy and culture: the construction trades.

For many builders, general contractors, and tradespeople, construction is more than a job. It’s a legacy handed down through generations, often bound together by a shared belief in God, family, and honest work. In a world that moves increasingly fast and often feels disconnected, the enduring rhythm of building—measured in studs, joists, and poured concrete—offers something sacred: stability.

And it’s no coincidence. Scripture is filled with building metaphors. From the parable of the wise man who built his house on the rock to the divine instruction for Solomon’s Temple, Christianity has long used construction as a framework for moral and spiritual instruction. Jesus himself was a carpenter—a man of humble trades and heavenly purpose. His ministry, like a master builder’s plan, required vision, patience, and the laying of strong foundations.

But the deeper truth is this: the cultural bond between faith, foundations, and family is more than symbolic—it is structural. These three elements form the very blueprint of how many builders live, lead, and raise their children. For every nail driven and beam hoisted, there is often a quiet prayer for safety, provision, and purpose.

Across the country, and especially in regions like Hampton Roads and the Antelope Valley, you’ll find families where belief in Christ informs the work of their hands. Morning devotions precede tailgate safety meetings. Sunday rest is honored not just out of tradition, but reverence. The jobsite becomes not just a place of labor, but a place of legacy. Because in our culture, we don’t just build structures—we build lives.

And I can think of no greater example of this sacred intersection than Andrew J. Eliopulos, a man whose leadership in construction, devotion to his faith, and commitment to family have deeply shaped the way I live and work. Years ago, while developing a new 30,000-square-foot facility for US Tool Group in Palmdale, California, Andrew invited a priest to bless the jobsite before the first shovel ever broke ground. It was a profound act—a public profession that the project, the land, and the labor were to be consecrated for good.

That moment said everything. It reminded me that in the world of construction, what we build above the surface must be rooted in something deeper—a foundation of faith, a commitment to family, and a culture that honors both.

These are the values I hold in the highest esteem. They are the framework of my life, my company, and the communities I serve. And they are the reason why, no matter how modern our tools become or how advanced our materials may be, the true strength of a structure—and of a society—will always begin with what is unseen: the faith that grounds it, the foundation that supports it, and the family that builds it together.

When Affordable Stops Being Affordable: The Hidden Instability in AMI-Based Housing

By HRCNN Hampton Road Construction News Network Staff Writer

Across Virginia and much of the country, “affordable housing” is most often defined by its relationship to a region’s Area Median Income (AMI)—a figure calculated annually by the U.S. Department of Housing and Urban Development (HUD) to represent the midpoint of income distribution within a given region. Multifamily developments that receive public incentives or comply with local inclusionary zoning ordinances often reserve a certain percentage of units for households earning 30%, 50%, 60%, or 80% of the AMI. In theory, this system ensures that low- and moderate-income families have access to safe, decent housing. But in practice, AMI-based affordability has a time limit—and many renters are discovering just how short that window can be.

Rent levels in these units are typically pegged to HUD’s annual income limits, which are adjusted every year based on inflation, regional wage shifts, and other economic indicators. However, while initial lease-up rents may be within reach for families earning at or below the targeted AMI bracket, the allowable annual rent increases—often tied to fixed percentages or indexed escalators—can outpace actual income growth for tenants. Over time, the same unit that once qualified as “affordable” under the program’s metrics may become a financial strain, especially for tenants whose wages have stagnated or who have experienced job or family disruptions.

This is particularly problematic in high-demand housing markets like Northern Virginia, Hampton Roads, and the Richmond metropolitan area, where base AMI levels have been climbing steadily year over year. As AMIs rise, so too do the rent ceilings for so-called affordable units. Yet, not all households see a corresponding increase in earnings. Many renters—especially seniors, single parents, or essential workers—find themselves priced out of the very units that were designed to serve them. This leads to a painful irony: a unit remains technically “affordable” on paper, even as the tenant can no longer afford to stay.

This cycle—entering an affordable unit only to be forced out a few years later—creates what housing advocates call “renter instability.” Families must uproot children from schools, face transportation disruptions, and re-enter increasingly competitive rental markets with fewer viable options. The emotional and financial toll is considerable, particularly for households who moved into these units expecting long-term stability and relief from volatile market-rate housing costs. Instead, they are thrust back into the uncertainty that affordable housing policy was designed to mitigate.

One structural contributor to this problem is the lack of long-term rent stabilization or income recertification requirements in many inclusionary housing agreements. While some localities and Low-Income Housing Tax Credit (LIHTC) projects do require periodic income recertification to ensure tenants still qualify, others do not—allowing landlords to gradually escalate rents while existing tenants bear the burden. This is compounded in jurisdictions where inclusionary zoning is voluntary or poorly enforced, leading to inconsistent outcomes across neighborhoods.

To address this issue, several housing experts and municipal planners are advocating for stronger affordability protections: longer affordability periods (30–50 years), graduated rent caps, and enhanced tenant protections against excessive rent escalations. Others are exploring policy mechanisms such as “rent-to-income” lock-ins, which ensure rent increases remain in sync with a household’s actual earnings rather than the broader AMI curve. These reforms could help preserve the intent of affordable housing programs and promote real housing security for tenants over time.

As Virginia continues to explore inclusionary zoning strategies and expand its multifamily housing stock, it is imperative to recognize that affordability is not static. What a family can afford today may not hold true in five years, especially without policy safeguards in place. To truly serve low- and moderate-income residents, our housing policies must evolve from simply providing affordable units to preserving affordability for the people who need it most—over time, not just at the lease signing.

About HRCNN
The Hampton Roads Construction News Network (HRCNN) is an independent media initiative powered by Earthly Infrastructure®, dedicated to covering the intersections of construction, zoning, housing policy, and infrastructure across Virginia. We aim to elevate important conversations shaping our built environment through thoughtful reporting and community-driven insight. If you have a story idea, policy perspective, or article you’d like to contribute, we welcome submissions at https://earthlyinfrastructure.com/hrcnn-submit-article. Thank you for your continued interest and support as we work to inform, engage, and advocate for a stronger, more equitable future in Virginia’s communities.

Balancing Safety and Infill: Virginia Reexamines Single-Stair Design Standards

By HRCNN Staff Writer
June 24, 2025 | Richmond, VA

In a pivotal meeting that could influence how future housing is built across the Commonwealth, Virginia’s Department of Housing and Community Development (DHCD) convened a diverse advisory group this week to evaluate a controversial building code proposal: whether to allow four-story multifamily buildings to be constructed with a single interior exit stairway.

The discussion centered on Proposal B1006.3.4-24, which seeks to extend the current allowance for single-exit stair buildings—currently capped at three stories—to include a fourth story, provided that enhanced safety measures are integrated. Supporters argue that the change would unlock dense urban infill development on constrained lots, improve building efficiency, and align Virginia with emerging national model codes. Opponents, however, caution that removing a second stairwell could introduce unacceptable life safety risks, especially in rural areas.

“The goal isn’t to remove stairs for cost savings,” one advisory group member said. “It’s about allowing more flexible, climate-adaptable designs on small sites, with bedrooms on exterior walls and more access to natural light.”

The proposal mirrors recent language approved by the National Fire Protection Association (NFPA) and submitted for consideration in the 2027 International Building Code (IBC) update. However, Virginia is not bound by either framework and must decide whether to adopt an independent provision. The June 24 meeting marked the first formal effort to gather input from fire officials, architects, engineers, local government staff, planners, and other industry stakeholders.

Design and Energy Considerations

Much of the early discussion focused on the design benefits of single-stair buildings. Advocates noted that the reduction of internal corridors allows for more efficient layouts and better cross-ventilation. Architects in the room pointed out that long, deep units with limited window exposure are more energy-intensive and less desirable for residents. They also cited increased flexibility in mechanical system design and solar orientation.

However, some code officials raised concerns about energy-code compliance, especially related to window-to-wall ratios and thermal performance. While most participants agreed that energy issues could be addressed through design choices, others emphasized the need for clear language to prevent misinterpretation during enforcement.

Fire and Life Safety Remain the Primary Concern

As the conversation shifted, fire service professionals voiced strong reservations. Several attendees noted that in jurisdictions with limited fire coverage—particularly in rural parts of Southwest Virginia—response times can exceed 15 minutes, making the presence of a second exit stair critical to resident survival during emergencies.

“New York and Seattle may show low fatality rates in single-exit buildings, but they have response times under four minutes and deep suppression capacity,” one member said. “We can’t design Virginia code around those standards.”

The concern was not only about egress time, but also about operational conflict—residents attempting to evacuate through the same stairwell that fire personnel need to access for response. The discussion included standpipe requirements, positive pressure ventilation, and notification systems. Several participants emphasized the importance of clear mandates for manual fire alarms and early alert systems, especially in buildings that may lack a second means of egress.

Proposed Revisions Emerge

Despite the disagreement, the group found some common ground. By the end of the meeting, there was general consensus on limiting the proposal strictly to interior stairwells, excluding exterior stairs for now due to additional vulnerabilities. The group also discussed amendments requiring stairwell doors to open in the direction of travel, prohibiting direct access from dwelling units into exit stairs, and revising language to align occupancy calculations with gross floor area rather than net area to avoid enforcement conflicts.

Emergency escape and rescue openings (EEROs), which are required in three-story buildings under the current code, were flagged for inclusion in any revised four-story provision. Participants also urged consistency with existing IBC and Virginia Construction Code requirements, including clarifications on notification system connectivity and sprinkler integration.

What’s Next

DHCD staff indicated that they would work with the code change proponent and fire service representatives to draft a revised proposal. A second review and consensus process will be conducted via email, with a virtual meeting to follow if necessary. The revised language is expected to be narrower in scope, more technically precise, and focused on conditions that reflect Virginia’s unique fire service landscape.

As Virginia continues to wrestle with affordability, density, and safety in housing policy, the single-stair proposal offers a case study in balancing innovation with public protection. Whether the compromise will satisfy both sides remains to be seen.

HRCNN will continue to report on code reform efforts and land use policy shaping Virginia’s built environment.
Submit commentary or article ideas at: https://earthlyinfrastructure.com/hrcnn-submit-article

Norfolk Bets Big on the Waterfront: $750 Million Casino Project Breaks Ground Next to Harbor Park

By HRCNN Staff Writer
July 26, 2025 – Norfolk, VA

In a long-anticipated step toward revitalizing its urban waterfront, the City of Norfolk has broken ground on a $750 million casino and resort development that will transform a surface parking lot near Harbor Park into a year-round entertainment anchor. Developed through a partnership between the Pamunkey Indian Tribe and Boyd Gaming Corporation, the project is expected to deliver significant economic returns, enhanced transit connectivity, and a new identity for the city’s east downtown corridor.

“This isn’t just a gaming destination,” said City Manager Patrick Roberts. “It’s a regional anchor—connecting transit, tourism, and long-term development strategy.”

The six-acre site, previously known as Harbor Park Lot D, is being reimagined as a full-service resort complex. Plans call for a 200-room hotel, more than 1,500 slot machines, 50 table games, eight restaurants and bars, and a 45,000-square-foot amenities deck. A 1,300-space structured parking garage will support both on-site patrons and broader downtown event traffic. The developers anticipate opening a temporary casino facility by the end of 2025, a requirement tied to the voter-approved 2020 casino referendum. The full build-out of the permanent resort is expected to be completed by late 2027, with construction currently managed by S.B. Ballard Construction and Yates Construction—the same team behind Rivers Casino Portsmouth.

On July 25, 2025, a team from the Hampton Roads Construction News Network (HRCNN) visited the active construction site. At present, contractors remain in the early stages of infrastructure development, with work focused on horizontal utilities, underground connections, and initial site grading. Trenches have been opened for electrical, sanitary, storm, and water service lines, and equipment is staged along the site perimeter for ongoing material deliveries and subgrade preparation.

Norfolk’s entry into Virginia’s gaming sector follows closely on the heels of Portsmouth’s 2023 debut of Rivers Casino, which generated more than $15 million in gambling tax revenue in its first year. The proximity of the two properties—just across the Elizabeth River—has prompted questions about regional market saturation. Yet Boyd Gaming executives remain confident in the project’s positioning.

“We see Norfolk not only as viable but as visionary,” said Boyd Senior Vice President Marianne Johnson. “This project balances premium gaming with waterfront recreation and connectivity to rail, ferry, and regional highways.”

Indeed, the site’s adjacency to the Tide light rail system, Norfolk’s ferry terminal, Amtrak station, and the I-264 corridor gives the resort a multimodal advantage unique among East Coast gaming properties. The project is also envisioned as a key economic driver for the broader St. Paul’s redevelopment district.

The casino’s journey to groundbreaking was far from straightforward. Initial concepts unveiled in 2021 proposed a sprawling 13-acre footprint. However, shoreline regulations, FEMA floodplain designations, and coordination with multiple regulatory agencies—including the U.S. Army Corps of Engineers, Virginia Marine Resources Commission, Norfolk Wetlands Board, and Department of Environmental Quality—led to a significant reduction in the developable area. Ultimately, the buildable site was scaled down to six acres, with adjustments made to align with Norfolk’s $2.6 billion federal floodwall project.

Planning staff and design consultants from VHB and HKS worked extensively to ensure the project met city goals for resiliency and public access. The Elizabeth River Trail will be extended along the waterfront, buffered by lighting, landscaping, and visual corridors to preserve the riverfront experience. Despite a 6–1 vote of support from Norfolk’s Architectural Review Board, some design elements—including building height, wayfinding signage, and indoor smoking areas—remain under scrutiny.

Opposition to the project has not been limited to regulatory boards. Norfolk Councilmember Courtney Doyle cast the sole vote against the revised site plan, citing concerns over public health impacts, design scale, and the project’s symbolic weight on the city’s shoreline.

“There were real questions about what kind of development belongs on our waterfront,” Doyle said during the September 2024 hearing. “This is not just a building. It’s a message.”

Still, city officials point to substantial fiscal and employment gains as justification for the project’s aggressive timetable. According to economic impact projections, the resort could generate upwards of $30 million in annual revenue for Norfolk through a combination of gaming taxes, lease payments, and indirect activity. During construction, the project is expected to support more than 2,800 jobs, with roughly 850 permanent positions once fully operational. Annual wages across all sectors tied to the resort are projected to exceed $58 million.

Jared Chalk, Norfolk’s Director of Economic Development, noted that the casino is not being positioned as a standalone amenity, but as a keystone in a broader strategy to modernize the city’s hospitality and tourism infrastructure. “The fiscal impact is meaningful, yes,” Chalk said, “but just as important is the catalytic effect this project has on surrounding redevelopment and employment mobility.”

Still, for many Norfolk residents, questions remain. Some community leaders have expressed concern about the risk of over-commercialization, traffic spillover into adjacent neighborhoods, and the equity implications of locating a high-end casino near communities still recovering from generational disinvestment. Others are cautiously optimistic, hopeful that new job opportunities and public-private reinvestment will reach those most in need.

“The resort could become a symbol of either vision or division,” said civic activist Andrea Lemieux. “The outcome will depend on who it serves—and who gets left behind.”

For now, cranes continue to rise above the Elizabeth River, reshaping a familiar skyline with steel, concrete, and high expectations. Whether Norfolk’s bet on the waterfront pays off—or busts—remains one of the region’s most closely watched civic stories.

About HRCNN
The Hampton Roads Construction News Network (HRCNN) is an independent editorial platform tracking the intersection of zoning, infrastructure, environmental development, and regional planning across coastal Virginia. We welcome contributions from professionals, civic leaders, and community members who share a passion for responsible growth and resilient design.

To submit a story idea, case study, or opinion piece, visit:
https://earthlyinfrastructure.com/hrcnn-submit-article

Let us help you bring your voice to the conversation shaping Hampton Roads.

Built Safe, Built VA: Building a Stronger Commonwealth from the Ground Up

By Eric S. Cavallo – Licensed Commercial Building Contractor | Member, International Code Council (ICC) | Board Member, Virginia Beach Board of Zoning Appeals | Advisory Committee Member, Virginia DHCD – SB195 Reform | Founder & CEO, Earthly Infrastructure®

Safety has long been one of the defining values of the construction industry. But as our cities grow more complex, our climate more unpredictable, and our housing needs more urgent, the meaning of “building safely” must evolve. Today, it’s no longer enough to focus exclusively on jobsite hazards or regulatory compliance within the fence line. The safety of Virginia’s built environment starts upstream—with land use, planning decisions, infrastructure investment, and the policies that govern them all.

Built Safe, Built VA began as a call to strengthen safety culture across Virginia’s construction sites. From OSHA alignment and VOSH enforcement to job hazard analyses and public interface protocols, the original message was clear: protecting lives and reputations on the job is foundational to ethical construction. But the time has come to expand the campaign’s reach. Safety must also guide how we zone our communities, manage our stormwater, approve our housing stock, and license those who shape our physical environment.

One of the earliest and most overlooked points of impact is zoning. Setbacks, overlays, height restrictions, and access requirements may seem bureaucratic—but they often determine whether emergency vehicles can reach a structure, whether pedestrians and cyclists are safely accommodated, and whether public infrastructure can support private development. As a member of the Virginia Beach Board of Zoning Appeals, I’ve seen firsthand how zoning decisions—good and bad—leave lasting safety consequences. Built Safe means starting at the planning table.

Stormwater management is another critical piece of the safety puzzle. In a coastal region like Hampton Roads, a poorly planned or under-enforced BMP isn’t just an engineering flaw—it’s a public hazard. In next month’s HRCNN feature, Councilman Michael Berlucchi (District 3) offers a civic perspective on how local government can lead in protecting our watersheds and preparing for climate impacts. Erosion, flooding, and sediment runoff don’t stop at property lines. Neither should our commitment to prevention.

Likewise, structural safety must be defended through policy—particularly as we seek to modernize housing. In my role with the Virginia DHCD advisory committee on SB195, I’ve been part of the conversation around single-stair reform in R-2 occupancy structures. This is a question of both affordability and egress. Of innovation and life safety. As we welcome more density in our cities, we must be honest about what safe vertical development looks like—and who bears responsibility when it falls short.

That responsibility should extend to all players in the development chain. In Virginia, contractors must be licensed, tested, insured, and held accountable. But developers—who often initiate, coordinate, and finance the projects that shape our communities—are not subject to the same baseline requirements. This is a regulatory gap that I believe must close. Built Safe, Built VA calls for equal standards across the building lifecycle. If you have the authority to shape a neighborhood, you should carry the license to match.

Public safety also hinges on how construction engages the community during the build. Traffic control plans, signage, fencing, and hazard communication are not superficial details—they are the public’s experience of the construction profession. Whether we're working in a dense urban district or a coastal village, we must treat every project as a public-facing commitment to professionalism. Safety doesn’t end with a passed inspection. It extends to every resident who walks, drives, or lives near our work.

In the months ahead, Built Safe, Built VA will continue spotlighting the people and policies that make Virginia stronger—from jobsite practices and planning board decisions to stormwater initiatives and housing reforms. Through Earthly Infrastructure® and the Hampton Roads Construction News Network, we’re proud to carry this conversation forward—not as critics, but as partners in building a better Commonwealth.

Let’s keep pushing the standard. Because when we build safe, we build trust. We build value. And most importantly, we build Virginia.

Zoned for Concern: Chesapeake Rejects Data Center Proposal in Landmark Vote

By Earthly Infrastructure® HRCNN Staff Writer

As Virginia communities evaluate how to accommodate next-generation infrastructure, the City of Chesapeake has emerged as a case study in zoning governance, public participation, and responsible land use planning. In June 2025, a rezoning application to allow the development of a 350,000-square-foot data center was unanimously denied by City Council following extensive community input and procedural review. The decision reflects Chesapeake’s commitment to evaluating land use proposals through a lens of compatibility, transparency, and long-term community impact.

The proposed project, submitted by Emerald Lake Estates I Inc. and developer Doug Fuller, sought to rezone a 22.6-acre site at the corner of Centerville Turnpike and Etheridge Manor Boulevard from agricultural (A-1) to light industrial (M-1). The proposed use included a two-story data center facility supported by fiber infrastructure from the Southside Network Authority. While the project’s economic potential was acknowledged, residents and stakeholders raised concerns related to noise, water and energy demand, proximity to residential neighborhoods, and lack of clear performance standards or environmental mitigation plans.

In response, the Planning Commission convened a public hearing in May 2025 that drew over 50 speakers, 650 written comments, and a petition signed by more than 450 residents. After extensive deliberation, the Commission voted 6–1 to recommend denial of the application. Chesapeake’s City Council reviewed the matter on June 17, 2025, where it voted 7–0 to reject the rezoning. Two members — Mayor Rick West and Councilmember Daniel Whitaker — were absent or recused due to scheduling and conflict of interest, respectively. The remaining Councilmembers unanimously supported the Planning Commission’s recommendation, citing concerns over location suitability, potential environmental impact, and inadequate buffering between the proposed industrial facility and nearby homes.

Councilmember Amanda Newins and others noted the importance of identifying appropriate zones for data center development while preserving the integrity of existing neighborhoods. Several members emphasized that the decision did not constitute opposition to data infrastructure broadly but reflected a commitment to thoughtful site planning and respect for public input.

This decision aligns with a broader pattern across Virginia and the nation. Communities in Loudoun County, Pittsylvania County, and York County have faced similar challenges in balancing the economic appeal of data centers with land use, environmental, and quality-of-life considerations. Chesapeake’s handling of this application illustrates the critical role that zoning, environmental due diligence, and public participation play in maintaining community trust while enabling strategic development.

Following the denial, the applicant requested that the matter be continued to allow time for further analysis and public outreach; however, Council proceeded with its vote as scheduled. The developer has since indicated that revised plans may be submitted in the future. Should a new application be filed, it is anticipated that additional technical studies and potential adjustments to site location, scale, and impact mitigation will be considered.

Chesapeake’s decision underscores the value of an engaged and informed public, a clear zoning framework, and leadership that is responsive to both innovation and preservation. The city’s process — deliberate, transparent, and aligned with planning best practices — serves as a model for other localities facing similar pressures from industrial-scale infrastructure proposals.

This matter remains active. HRCNN will continue to provide updates on any revised applications, related policy discussions, and community responses. For ongoing coverage and expert analysis on zoning, infrastructure, and responsible development in Hampton Roads, follow the latest at www.earthlyinfrastructure.com/hrcnn.

ENERGY STAR® NextGen Certified Homes: Setting a New Standard for Residential Efficiency

By HRCNN – Hampton Roads Construction News Network Staff Writer

The U.S. Environmental Protection Agency (EPA) has unveiled the ENERGY STAR® NextGen Certified Homes Program, an advanced designation aimed at reshaping the future of energy-efficient residential construction. Building upon the proven success of the original ENERGY STAR for Homes certification, the NextGen label introduces more stringent performance criteria, modernized technical requirements, and integrated pathways to achieve net zero-ready status. This initiative reflects a broader national strategy to reduce carbon emissions, enhance grid resilience, and provide lasting energy savings for homeowners.

ENERGY STAR NextGen Certified Homes are designed to meet a new tier of environmental performance by incorporating high-efficiency HVAC systems, smart home technologies, electric-ready infrastructure, and enhanced thermal enclosures. The program mandates independent third-party verification and performance testing to ensure rigorous quality control across all construction phases. By aligning design and construction standards with evolving federal climate goals, the NextGen program positions builders and contractors at the forefront of compliance and consumer trust in the clean energy era.

For builders and contractors operating within the Hampton Roads region, the NextGen certification framework offers a distinct market differentiator. As municipalities across the Commonwealth of Virginia increasingly prioritize climate-resilient growth, ENERGY STAR NextGen homes provide a compliant and future-ready housing typology. Furthermore, this designation may help contractors meet or exceed local and regional energy codes, secure utility incentives, and qualify for potential federal tax credits under the Inflation Reduction Act (IRA).

The implications for permitting, zoning, and long-term site performance are substantial. ENERGY STAR NextGen Certified Homes are not merely efficient—they are forward-thinking infrastructure investments that reduce community strain on electrical grids and water systems. By designing for electrification-readiness, builders and contractors help future-proof housing stock against grid instability and prepare communities for an anticipated expansion of renewable energy sources. Additionally, improved indoor air quality and envelope tightness align with public health standards and tenant protections now emphasized in many Virginia jurisdictions.

From a consumer perspective, ENERGY STAR NextGen homes deliver verified energy savings, improved comfort, and lower utility bills—all underpinned by the EPA’s trusted certification mark. As awareness grows among homebuyers and policymakers alike, certified builders and contractors gain a reputational advantage for delivering homes that prioritize both performance and sustainability. In a housing market increasingly driven by transparency and accountability, ENERGY STAR NextGen represents a legally defensible and environmentally responsible certification for residential construction professionals.

Earthly Infrastructure® Building and Infrastructure Development Inc., a proud ENERGY STAR® Partner, actively supports the deployment of certified homebuilding standards across Virginia. This formal partnership was established under the leadership of company founder Eric S. Cavallo, who remains committed to aligning Earthly Infrastructure’s mission with nationally recognized energy performance goals. As a regional advocate for high-efficiency and climate-resilient construction, Earthly Infrastructure® continues to promote ENERGY STAR initiatives through its projects, educational outreach, and the Hampton Roads Construction News Network.

Redesigning the Footprint: How Environmental Site Design Is Shaping Smarter, Safer Development Across Virginia

By Eric S. Cavallo
Founder, Earthly Infrastructure® | Advisor, Virginia DHCD | Board Member, VB BZA

Chesapeake, VA – July 2025
As the Commonwealth faces rising development pressure alongside increasing environmental risk, Virginia builders and planners are being asked to do more than just meet minimum code. They’re being called to design with nature, not against it.

Enter Environmental Site Design (ESD)—an integrated planning strategy that places stormwater site design and open space development at the center of project success. As Total Maximum Daily Load (TMDL) regulations tighten and public expectations rise, ESD is no longer a niche innovation—it’s the foundation of responsible land use.

“In the Chesapeake Bay watershed, how we plan a site is just as important as what we build on it,” said Eric S. Cavallo, founder of Earthly Infrastructure® and advisor to Virginia’s Department of Housing and Community Development. “Stormwater can’t be treated as an afterthought. It’s the design driver.”

What Is Environmental Site Design?

Environmental Site Design (ESD), also referred to as low-impact development (LID), emphasizes natural systems and minimal disturbance from the outset of a project. The goal is to manage stormwater at the source, reduce runoff volume, and maintain pre-development hydrology.

Core ESD principles include:

• Stormwater Site Design:
  Techniques such as bioswales, rain gardens, infiltration basins, and permeable pavements slow, filter, and absorb runoff close to where it falls. This helps meet VSMP and SWPPP requirements under Virginia’s Stormwater Management Regulations.

• Open Space Development:
  By clustering buildings, reducing roadway footprints, and preserving vegetated buffers, developers can maintain large portions of undisturbed open space. This not only reduces impervious surface coverage, but provides community access to trails, parks, and natural viewsheds.

• Minimizing Land Disturbance:
  Grading only where necessary and preserving native soil and tree cover helps prevent erosion and sedimentation downstream—benefiting both project budgets and the Bay.

“These are not add-ons. They are fundamental planning decisions that influence everything from stormwater credits to market appeal,” Cavallo said.

Why ESD Matters in Virginia

Virginia’s Chesapeake Bay Preservation Act and Stormwater Management Program make clear that controlling pollution at the lot level is non-negotiable. Any land-disturbing activity over one acre—or within a Chesapeake Bay Resource Protection Area (RPA)—must include a Stormwater Pollution Prevention Plan (SWPPP) that demonstrates runoff reduction and sediment control.

ESD practices are often the most cost-effective path to compliance. For example:

• Reducing impervious surfaces can lower the cost of underground detention systems.

• Maintaining open space may help meet local overlay or zoning bonus requirements.

• On-site stormwater features can reduce the burden on municipal infrastructure and avoid offsite nutrient credits.

More Than Compliance—A Competitive Edge

Developers and builders who adopt ESD are increasingly gaining faster approvals, community goodwill, and long-term operational savings. In places like Chesapeake, Virginia Beach, and Norfolk, where drainage and flooding are constant concerns, projects that incorporate ESD principles are viewed as forward-thinking—not risky.

“Good stormwater design is good business,” Cavallo emphasized. “It reduces liability, enhances site resilience, and aligns with what local governments are actively prioritizing.”

From the Bay to the Boardroom: Leading by Example

At Earthly Infrastructure®, every project begins with three questions:

1. How will this site absorb or deflect stormwater?

2. How much open space can be preserved without compromising density?

3. How can this design align with both regulatory standards and long-term ecological function?

These are the same questions underpinning Virginia’s statewide efforts to modernize zoning, encourage green infrastructure, and meet its Watershed Implementation Plan (WIP) targets.

Through the Built Safe, Built VA™ campaign, Earthly Infrastructure® is highlighting how environmentally intelligent site design can coexist with economic growth—setting a new standard for what it means to build responsibly in the Commonwealth.

About the Author
Eric S. Cavallo is a Virginia Class B Commercial Building Contractor, ICC Member, and Founder of Earthly Infrastructure®. He serves on the Virginia Beach Board of Zoning Appeals and advises the Virginia Department of Housing and Community Development on regulatory reform, including building code modernization and environmental planning.

Built Safe, Built VA | Reaffirming the Industry’s Commitment to Jobsite Safety

By Eric S. Cavallo - Licensed Commercial Building Contractor, Virginia | Member, International Code Council (ICC) | Appointed Board Member, Virginia Beach Board of Zoning Appeals (2025–2029) | Advisory Committee Member, Virginia DHCD – SB195 Code Reform | Founder & CEO, Earthly Infrastructure® Building and Infrastructure Development Inc.

Jobsite safety remains one of the most critical obligations within the construction industry—not merely as a matter of project performance, but as a legal requirement, an ethical imperative, and a professional benchmark. In Virginia, construction safety expectations are governed by a combination of federal and state oversight, including the Virginia Occupational Safety and Health (VOSH) Program, OSHA standards under 29 CFR Part 1926, and enforcement mechanisms contained within the Uniform Statewide Building Code (USBC). These frameworks exist to ensure a uniform minimum standard for safe practice across every licensed construction activity in the Commonwealth.

However, the successful implementation of safety measures is not accomplished by regulation alone. It is achieved through the culture, planning, and day-to-day decisions of builders, subcontractors, project managers, and trade partners. Effective safety programs demand more than posted signage and required PPE—they require comprehensive pre-task planning, documented job hazard analyses, qualified supervision, and transparent chains of responsibility. When these systems fail, the consequences are not theoretical: injuries, litigation, insurance exposure, and long-term reputational harm become very real.

In Virginia’s rapidly growing markets—particularly in the multifamily, commercial, and infrastructure sectors—the complexity of projects compounds risk. Overlapping scopes of work, dense scheduling, and limited staging areas introduce unique safety challenges that cannot be deferred or overlooked. From excavation support systems and fall protection plans to confined space entry and material handling protocols, each phase of construction demands a risk-aware approach. The firms that compete successfully in today’s industry understand that incident prevention is not separate from business strategy—it is central to it.

Furthermore, jobsite safety is not confined to the physical boundaries of the construction zone. Projects that fail to manage public interface—through improperly secured perimeters, unmarked hazards, or insufficient traffic control—can jeopardize public welfare, invite enforcement action, and erode confidence in the construction profession. Safety, therefore, is not merely internal compliance—it is a signal of professionalism to the broader community, including municipalities, neighbors, and end users.

The Built Safe, Built VA initiative was developed to promote a statewide culture of safety-conscious construction, grounded in law and reinforced by ethical practice. In today’s regulatory environment, it is no longer acceptable to treat safety as a temporary campaign or a check-the-box obligation. It must be embedded into the operational DNA of every contractor and design professional licensed to build in Virginia. When we build safely, we protect lives, uphold our licenses, and elevate the industry as a whole.

I invite fellow professionals, regulators, and stakeholders to share their perspectives on how we can continue strengthening safety practices across Virginia’s construction sector. Your insights are welcome as part of this ongoing conversation.