Virginia construction

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.
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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
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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.