Portsmouth shortlists three development teams for Crawford Bay waterfront redevelopment

The City of Portsmouth on June 14 announced three development teams shortlisted to advance to a request‑for‑proposals (RFP) for the six‑acre Crawford Bay waterfront redevelopment, city officials said at a public project update session.

Brian Donahghue, director of economic development for the City of Portsmouth, told residents the meeting was an informational update rather than a developer selection or final concept presentation. "This evening is a project update. It is not a project vote. It is not a developer selection meeting," Donahghue said, and staff described the site as roughly 6 acres including the former Holiday Inn parcel, the Harbor Court parking garage and adjacent properties along the Elizabeth River.

The city announced the three teams that will be invited to submit detailed proposals under the RFP: Capefar Development (supported by LS3P, HDLA and Clancy & Thaze), Gold Key PHR (supported by Cadence Hanberry and VHB) and Hines Development (supported by Cooper Kerry Architects and Kimley‑Horn). Donahghue said the RFP is expected to be released on June 30, concepts will be due Aug. 31, interviews are planned in September, and the city will seek an authority and City Council recommendation in November with a final decision slated for December.

Why it matters: City staff said the project aims to convert an underperforming, non‑taxable asset into a mixed‑use waterfront destination that generates revenue, public amenities and opportunities for local businesses. Donahghue summarized community engagement feedback gathered at prior meetings and in surveys, saying residents emphasized waterfront access, dining and cultural uses, public gathering and green spaces, stronger connections to Oldtown and downtown, and support for Portsmouth businesses.

What the city said about housing, parking and local participation Donahghue said a 2024 market analysis recommended a mixed‑use outcome and identified demand in the range of about 300–400 multifamily units and potential hotel and ground‑floor commercial space. When asked about displacement, Donahghue said, "the proposed redevelopment of Crawford Bay will not displace any residents," noting there are no current residents on the site.

On parking, Donahghue said the Portsmouth Parking Authority is obligated to provide 250 parking spaces for Harbor Tower residents and that replacement of those spaces will be negotiated with the selected development team; temporary parking solutions will be evaluated during construction. On contracting and small‑business participation, he said the RFP will include requirements for minority and women‑owned business participation aligned with current city procurement policies, and that specific contractor participation plans will be provided by the respondent teams.

Developer backgrounds City staff briefly summarized each shortlisted team’s relevant experience. Capefar Development was described as a Southeast‑focused developer with waterfront and mixed‑use projects in Wilmington and Carolina Beach. Gold Key PHR was presented as a Hampton Roads‑based hospitality and mixed‑use developer with multiple large public‑private projects in the region. Hines Development was described as a large, national firm with experience on waterfront master plans including large, phased mixed‑use projects.

Next steps and community engagement Donahghue said the city is on an expedited schedule: RFP release on June 30, concept proposals due Aug. 31, interviews in September, authority and council recommendations in November and a final determination in December. He asked residents to continue submitting questions through the project website and said staff will circulate the presentation and Q&A responses by email and post meeting recordings on the project site.

The meeting closed with staff promising written answers to several outstanding questions submitted at the session and urging continued community participation as the procurement advances.