PORTSMOUTH — City leaders are planning for “transformational” development along the city’s waterfront, with hopes to select a developer for the 6-acre Crawford Bay — and former Holiday Inn — site by November 2026.
As they do so, they’re also building up an Innovation District and entertainment district in other parts of Portsmouth — ultimately increasing mixed-use residential and commercial options.
The city’s Economic Development Authority met Monday with the City Council to share updates on the ongoing plans. Mayor Shannon Glover and other council members feel the city is in a good position.
“Now is our opportunity not to think small,” he said. “We will not have this opportunity again. It will be transformational.”
The discussion came on the heels of a City Council and EDA visit last week to Greenville, South Carolina, where city leaders toured the downtown area to learn more about a city that was dubbed the “best U.S. city to visit” by Business Insider. Among the highlights and takeaways: the importance of uniform landscaping and streetscaping, facade improvements, business incentives for affordable housing development, venue space and public art, such as murals.
But Portsmouth also wants development to be truly Portsmouth, and not a “Greenbrier” or “Town Center,” Glover said, referencing commercial areas in Chesapeake and Virginia Beach. Glover said he’d like to increase the number of daily visitors Portsmouth sees and he credits the city’s current momentum, in part, to overcoming “bad leadership.”
Waterfront development
Portsmouth has seen strong tourism growth in recent years thanks to the opening of Rivers Casino. But the influx highlights the need for more hotel space.
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Attracting a hotel is one goal for the waterfront. City leaders also see opportunity there to meet demand for new housing, commercial and entertainment options, particularly new dining and retail options. The Crawford Bay, or former Holiday Inn, site is the biggest focus at this time. The site has been cleared beside the Harbor Court parking garage.
The city has hired Dallas-based AECOM for development consulting, which has worked with Richmond and Greenville, and hopes to select a developer for the project by November 2026.
The second phase of waterfront development will include changes planned for the Civic Center and City Hall properties. Portsmouth’s fiscal budget includes funding to demolish the former jail and relocate City Hall by 2028.
City leaders recently discussed a separate goal of bumping up the number of dockings from American Cruise Lines at High Street Landing as another way to boost tourism for the waterfront. But city staff have flagged some hurdles, including onsite parking requirements, availability of utility infrastructure and rising construction and financing costs.
Innovation District
Meanwhile a new innovation district planned along High Street, called the LINC, will focus on more selective types of development, such as a health and wellness hub, a makerspace, mixed-use development, public art and improved streetscaping for pedestrians and bicyclists — all while anchoring major employment centers.
The city has received at least $24 million in federal and state funding to develop the district.
The city owns several properties located along High Street, Queen Street, and Hatton Street. Leaders are focusing on property acquisition, blight removal and revitalization of existing buildings throughout the district.
Ongoing developments, such as Kings Landing and Bains Pointe, are slated to add more than 100 new housing units to the area.
A few challenges, however, will include updated zoning regulations, infrastructure improvements and mobility access from the district to the Olde Towne and waterfront area, which could come from additional transportation options.
Entertainment district
City leaders are also working to build an entertainment district centered around the casino, which opened in 2023 and has generated $39 million in tax revenue.
The casino expects to break ground on a $65 million, 106-room hotel this year.
The EDA plans to work with Rush Street Gaming, which owns Rivers Casino Portsmouth, to help build up the district. EDA members said Monday they’re looking to other areas where Rush Street Gaming has set up, like Pittsburgh, for inspiration.
The current casino development agreement between Rush Street Gaming and the EDA also covers the development of five other parcels bordering Missy Elliott Boulevard and L. Louise Lucas Drive, members said. The city still owns five parcels, and beginning in March, it can start soliciting other developers to partner with Rush Street Gaming to acquire and develop the remaining property.
Natalie Anderson, 757-732-1133, natalie.anderson@virginiamedia.com
https://www.pilotonline.com/2025/08/27/portsmouth-transformational-change-waterfront/
