Dragas Expands Grayson Commons Amid Growing Housing Demand in Chesapeake

By Eric S. Cavallo, Editor-in-Chief | Hampton Roads Construction News Network

Chesapeake’s steady population growth continues to place pressure on housing supply, transportation networks, and neighborhood compatibility. Along Elbow Road in the Greenbrier area, those competing priorities are now converging at Grayson Commons, a multi-phase residential project by The Dragas Companies that illustrates how growth in Chesapeake is increasingly shaped not by density alone, but by negotiated conditions and public accountability.

The latest milestone came in mid-2025, when Chesapeake City Council unanimously approved the rezoning of approximately 39 to 40 acres at 1504 Elbow Road—commonly referred to in city materials as the Hugo Property—authorizing up to 137 residential units. Rather than a blanket approval, the action represented a conditional expansion governed by detailed proffers addressing unit limits, site layout, public access, and long-term maintenance responsibilities.

That approval did not occur in isolation. It followed an earlier Grayson Commons entitlement granted in 2022 at the northwest corner of Elbow Road and Centerville Turnpike North. That rezoning encompassed roughly 26 acres and capped development at no more than 268 residential units, combining multifamily residential zoning with limited commercial components and a height exception tied to architectural design. Together, the two rezonings frame Grayson Commons as a coordinated residential district built incrementally through Chesapeake’s entitlement process.

The middle of the story lies in how those entitlements were structured. Chesapeake’s use of conditional rezoning played a central role in shaping the project. The approved proffers restrict development to the submitted concept plan, impose firm unit caps, and require architectural consistency through elevation controls—mechanisms designed to ensure that what is constructed mirrors what was presented during public hearings.

Transportation and public access proved to be among the most closely scrutinized issues. Residents expressed concerns about traffic along Elbow Road, a corridor already experiencing development pressure. In response, the approved conditions require dedication of a 20-foot public access easement and construction of a 10-foot-wide multi-use trail along the roadway, reinforcing the city’s emphasis on frontage improvements and alternative transportation connections as part of new residential growth.

Long-term governance was also embedded directly into the rezoning framework. The proffers mandate the creation of a property owners’ association responsible for maintaining common areas, enforcing architectural standards, and managing recreational amenities. Additional conditions addressing fencing heights and buffering were included to mitigate adjacency concerns where residential lots interface with natural features or neighboring properties.

Beyond zoning and planning, Grayson Commons also reflects the permitting realities of southeastern Chesapeake. Portions of the project area required federal review related to waters and wetlands, introducing another layer of coordination that can influence design refinement and construction sequencing. While such reviews are common in the region, they add complexity that must be navigated alongside local approvals.

From a market perspective, the project is designed to deliver housing types that remain in short supply: townhomes and flats offering lower-maintenance living while maintaining access to green space and proximity to employment centers. The project’s phased approach allows new units to enter the market gradually, aligning supply with absorption rather than overwhelming existing infrastructure.

For Dragas, Grayson Commons represents a continuation of a long-standing development philosophy rooted in neighborhood integration and regulatory discipline. Decades of experience navigating Chesapeake’s zoning framework are evident in the project’s structure, which balances housing delivery with infrastructure constraints and community expectations.

As Chesapeake continues to grow, Grayson Commons offers a clear example of how the city is managing that growth—not by avoiding development, but by shaping it through enforceable conditions, public improvements, and negotiated limits that reflect both market realities and civic priorities.

About HRCNN: The Hampton Roads Construction News Network is an independent regional publication covering construction, infrastructure, zoning, and development across Coastal Virginia, providing clear, fact-driven reporting on the decisions and projects shaping how Hampton Roads grows.

Rising Together: The Projects That Redefined Hampton Roads in 2025

By Eric S. Cavallo, Editor-in-Chief, HRCNN

Hampton Roads entered 2025 with expectations tempered by years of deferred projects, uneven investment cycles, and a regional economy often caught between aspiration and reality. Yet by the close of the year, the region presented a very different landscape—one marked by active construction, visible reinvestment, and a newfound alignment among its major cities. Virginia Beach, Norfolk, and Portsmouth each advanced projects of unusual scale and consequence, signaling that the region had moved past hesitancy and into a period of genuine economic confidence. The result was not a series of isolated developments but a portrait of a metropolitan area rediscovering its momentum.

Nowhere was this more apparent than at the Virginia Beach Oceanfront, where the long-anticipated Atlantic Park project finally moved decisively into construction. For years, the former Dome site stood as both a reminder of missed opportunity and a symbol of the city’s desire to create a modern entertainment district. That changed through the partnership between Venture Realty Group, the Virginia Beach Development Authority, Mayor Bobby Dyer, and key city leaders including Deputy City Manager Taylor Adams, who helped steer negotiations to final approval. The City of Virginia Beach committed more than $150 million toward the public backbone of the district: approximately $9.2 million for land acquisition and site preparation, $55 million for a new 3,500-seat entertainment venue, nearly $46 million for structured parking, about $36.6 million for off-site infrastructure, and an additional $6 million for streetscape improvements. Private capital is funding the remainder of a mixed-use program expected to total between $325 million and $350 million when fully built out. As 2025 progressed, foundations were poured, structural steel rose, and the once-vacant site transformed into a promising multi-venue district designed to reposition the Oceanfront as a year-round destination.

A few miles west, another Virginia Beach landmark continued its own transformation. The redevelopment of the former Pembroke Mall into Pembroke Square advanced throughout 2025 under the direction of Pembroke Realty Group and its president, Ramsay Smith. The $200 million plan represents one of the region’s most ambitious examples of adaptive reuse, replacing an aging enclosed mall with a walkable, integrated district of multifamily housing, senior living, hotel development, retail, dining, and entertainment. The city’s participation—particularly through public parking infrastructure—helped enable higher density and a more contemporary urban form. Aviva Pembroke, the senior living component, opened its doors; the Beamers residential building continued to stabilize with strong demand; and construction began on a seven-story Tempo by Hilton hotel, set to deliver in 2027. What emerged in 2025 was not merely the reinvention of a single parcel but a demonstration of how older commercial corridors can evolve into resilient, mixed-use urban centers capable of driving sustained economic activity.

Across the Elizabeth River in Norfolk, progress accelerated on a project of even greater scale. The Norfolk Casino Resort—led by the Pamunkey Indian Tribe in partnership with Boyd Gaming—advanced a $750 million entertainment and hospitality complex designed to reshape the city’s riverfront. Supported by Mayor Kenny Alexander and successive City Council actions, the resort is planned to include a hotel tower, gaming floor, dining and retail options, meeting and convention space, and direct integration with the waterfront. For decades, the land adjacent to Harbor Park remained underutilized despite its strategic location along transit, riverfront access, and the city’s sports district. In 2025, pile driving, site preparation, and foundation systems signaled that Norfolk had moved beyond conceptual renderings into tangible execution. The opening of a temporary casino later in the year provided further evidence that the long-term resort is not just aspirational but underway, with the potential to anchor a new era of downtown revitalization and tourism-oriented development.

Portsmouth, too, marked 2025 as a turning point. With the success of Rivers Casino Portsmouth already established, city leadership—including Mayor Shannon Glover, the City Manager’s Office, and partners at Rush Street Gaming—advanced The Landing Hotel, an eight-story, $65 million lodging development directly connected to the casino. Designed to include 106 guest rooms, 32 suites, and high-end amenities such as executive meeting spaces, upscale hospitality offerings, and indoor access to the casino’s entertainment and dining venues, The Landing stands to become one of the most consequential hospitality investments in Portsmouth’s modern history. Groundbreaking activity, early-stage structural work, and contractor mobilization reflected a project that had moved definitively from planning to execution. In a city constrained by its limited taxable land base—where federal and military holdings dominate large acreage—privately funded investments of this magnitude carry an outsized impact. The Landing is expected to generate hundreds of construction jobs, dozens of permanent hospitality positions, and sustained revenue streams that strengthen the city’s fiscal position.

Taken together, the progress made in 2025 represents more than concurrent construction activity. It reflects a strategic reorientation in how Hampton Roads cities evaluate, pursue, and execute large-scale development. Each project differs in purpose and design: Atlantic Park modernizes the region’s tourism identity; Pembroke Square demonstrates the power of urban reinvention; Norfolk’s casino resort reclaims underused waterfront; and The Landing elevates Portsmouth’s hospitality and entertainment capacity. Yet in their differences, they reveal a shared regional trajectory. Local governments made difficult but forward-looking financial commitments. Developers invested capital at a scale that signals faith in the metropolitan economy. And planners, architects, and contractors worked in alignment to bring long-discussed ideas into physical form.

As 2026 approaches, the question confronting Hampton Roads is no longer whether the region can attract major development, but how effectively it can integrate these investments into a cohesive, resilient, and prosperous future. The groundwork laid in 2025 suggests a region capable not only of competing with its peers but of defining itself through bold, coordinated action. With major projects rising in three core cities, Hampton Roads enters the next year not with speculation but with momentum—and with a construction landscape that stands as visible proof of its renewed confidence.

About HRCNN

The Hampton Roads Construction News Network provides independent, industry-focused reporting on infrastructure, development, zoning, and the built environment across southeastern Virginia. Our mission is to inform public understanding, elevate professional insight, and chronicle the projects that shape the region’s economic and civic future. Through analytical coverage and clear editorial standards, HRCNN documents not only what is being built, but why it matters—and how it defines the communities we call home.

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.