NAO-2018-01547, PDC TN/FL LPIV, LLC, Virginia Beach, Virginia

Published July 29, 2022
Expiration date: 8/30/2022

July 29, 2022

NAO-2018-01547/ VMRC 22-1668

The District Commander has received a joint permit application for Federal and State permits as described below:

Mr. William Hudgins
35 Music Square East, Suite 301
Nashville, TN 37203

PROJECT LOCATION:  A site south of the intersection of Harpers Road and Dam Neck Road in Virginia Beach, Virginia.  

PROJECT SIZE: The project site is approximately 175 acres.  


LATITUDE AND LONGITUDE: 36.78277413, -76.03658466

PROJECT DESCRIPTION AND PURPOSE: PDC TN/FL LPIV, LLC proposes to permanently impact 0.46 acre (20,150 sq ft) of forested wetlands and 1.60 acres (70,895 sq ft) of open water wetlands for grading of site for construction of paved employee and truck parking areas, fulfillment facility, and stormwater facilities for “Project Beach” at the 175-acre site located south of the intersection of Harpers Road and Dam Neck Road in Virginia Beach, Virginia.

The applicant’s stated purpose of the proposed project is to construct an approximately 3,800,000 square feet sortable fulfillment facility with a ground footprint of approximately 650,000 square feet and a storage facility warehouse with a footprint of approximately 400,000 square feet with loading docks, separated tractor trailer and employee parking facilities, and stormwater infrastructure. The overall purpose of the project is development of an e-commerce fulfillment center and warehouse space to serve the Virginia Beach–Norfolk–Newport News, Virginia & North Carolina Combined Statistical Area (CSA).  The project site needs to be close to existing interstates, transportation routes, and development, including areas of commercial and residential uses, with the capability to fulfill employment needs and labor-intensive demands.  The project site also needs to provide strategic proximity to the Port of Virginia for efficient receipt, storage, distribution, and transfer of goods to and from the Port of Virginia.
AVOIDANCE AND MINIMIZATION:  The applicant reviewed eight off-site alternatives in Virginia Beach and Chesapeake. The applicant considered size of the parcel, willing seller, correct zoning, viable labor pool, wetland impacts, comprehensive planning, and utility infrastructure.  The applicant concluded that the off-site alternatives were not feasible.  The applicant also considered numerous onsite layouts but determine that the proposed alternative met their goals and avoided wetlands where practicable. 
COMPENSATORY MITIGATION: The applicant proposes to mitigate for the impacts to 0.46 acres of forested wetlands at a 2:1 ratio and for impacts to 1.60 acres of open water wetlands at a 1:1 ratio from an approved wetland mitigation bank.  Therefore, the applicant would purchase 2.52 acres worth of credits.

In addition, the applicant must obtain an Individual Section 401 Water Quality Certification or waiver from the Virginia Department of Environmental Quality (DEQ) assuring that applicable laws and regulations pertaining to water quality are not violated.   

A copy of the joint permit application can be found on the Virginia Marine Resources Commission’s website 22-1668 


( )     Section 10 of the Rivers and Harbors Act of 1899 (33 U.S.C. 403).

(X)    Sections 401 and 404 of the Clean Water Act (Public Law 95-217) and 
    Title 62.1 of the Code of Virginia.

( )    Section 103 of the Marine Protection, Research and Sanctuaries Act of 1972 
    (33 U.S.C. 1413).

FEDERAL EVALUATION OF APPLICATION:  The decision whether to issue a permit will be based on an evaluation of the probable impact including cumulative impacts of the proposed activity on the public interest.  The decision will reflect the national concern for both protection and utilization of important resources.  The benefits which reasonably may be expected from the proposal must be balanced against its reasonably foreseeable detriments.  All of the proposal's relevant factors will be considered, including conservation, economics, aesthetics, general environmental concerns, wetlands, cultural values, fish and wildlife values, flood hazards, flood plain values, land use, navigation, shoreline erosion and accretion, recreation, water supply and conservation, water quality, energy needs, safety, food and fiber production, mineral needs, consideration of property ownership and, in general, the needs and welfare of the people.  The Environmental Protection Agency's "Guidelines for Specification of Disposal Sites for Dredged or Fill Material" will also be applied (Section 404(b)(1) of the Clean Water Act). 

The Corps of Engineers is soliciting comments from the public, federal, state, and local agencies and officials; Indian Tribes; and other interested parties in order to consider and evaluate the direct, indirect, and cumulative impacts of this proposed activity.  Any comments received will be considered by the Corps of Engineers to determine whether to issue, modify, condition, or deny a permit for this proposal.  To make this decision, comments are used to assess impacts on endangered species, historic properties, water quality, general environmental effects, and the other public interest factors listed above.  Comments are used in the preparation of an Environmental Assessment and/or an Environmental Impact Statement (EIS) pursuant to the National Environmental Policy Act.  Preliminary review of the application indicates that no EIS will be required. 

Comments are also used to determine the need for a public hearing and to determine the overall public interest of the proposed activity.  Anyone may request a public hearing to consider this permit application by writing to the District Commander within 30 days of the date of this notice, stating specific reasons for holding the public hearing.  The District Commander will then decide if a hearing should be held.

ENDANGERED SPECIES: after conducting the Norfolk District Endangered Species Act (ESA) Project Review Process, the Corps has made the preliminary determination that: The Northern long-eared bat may be affected, but the FWS Information and Planning and Consultation (IPaC) 4(d) determination key was completed and no further coordination with the FWS is required.  Additional information might change any of these findings.  No resources under the purview of National Marine Fisheries Service (NMFS) are present on the project site.  

HISTORIC AND CULTURAL RESOURCES:  No known Historic Resources eligible for inclusion or included in the National Register of Historic Places (NRHP) are in or near the Corps permit area or would likely be affected by the proposal.  Additional information may change any of these findings. 

ESSENTIAL FISH HABITAT: The Magnuson-Stevens Fishery Conservation and Management Act, as amended by the Sustainable Fisheries Act of 1996 (Public Law 104-267), requires all Federal agencies to consult with the NMFS on all actions, or proposed actions, permitted, funded, or undertaken by the agency, that may adversely affect Essential Fish Habitat (EFH).  For this project site, there is no EFH in the Corps area of responsibility.

VIRGINIA’S COASTAL ZONE MANAGEMENT PROGRAM: For compliance with the Coastal Zone Management Act of 1972, as amended for projects located in Virginia’s Coastal Zone, the applicant must certify that federally licensed or permitted activities affecting Virginia's coastal uses or resources will be conducted in a manner consistent with the Virginia’s Coastal Zone Management Program (Virginia CZM Program), and obtain concurrence from the Department of Environmental Quality (DEQ), Office of Environmental Impact Review (OEIR). It is the applicant’s responsibility to submit a consistency certification to the OEIR for concurrence or objection, and proof of concurrence must be submitted to the Corps prior to final permit issuance. A template federal consistency certification can be found in the Federal Consistency Manual here: .  For more information or to obtain a list of the enforceable policies of the Virginia CZM Program, contact the DEQ-OEIR at (804) 659-1915 or e-mail:  The applicant has submitted concurrence or will submit concurrence soon.

VIRGINIA’S SECTION 401 WATER QUALITY CERTIFICATION PROGRAM: The applicant must obtain, from the Virginia DEQ, a Clean Water Act Section 401 Water Quality Certification for any federal license or permit that authorizes an activity that may result in a discharge into waters of the U.S. (40 CFR Part 121).  As the Certifying Authority, the Virginia DEQ may grant, grant with conditions, or deny a certification request.  Alternatively, the Virginia DEQ may waive, expressly or implicitly, its authority to act on a certification request.  In either case, a written notice of waiver from DEQ (expressly waived) or from the Corps (implicitly waived), satisfies the project proponent’s requirement to obtain certification. 

Pursuant to 33 CFR 325.2(b)(1)(i), this Public Notice serves as the Corps’ CWA § 401(a)(2) notification to the Administrator of the Environmental Protection Agency (EPA).  Pursuant to 40 CFR 121.11-13, the EPA shall notify the Corps, the Virginia DEQ, and the applicant, within 30 days of receipt of the application and certification, if the Regional Administrator determines that the proposed discharge may affect the quality of the waters of any neighboring jurisdiction.  

COMMENT PERIOD:  Comments on this project should be in writing and can be sent by either email to, or by regular mail, addressed to the Norfolk District, Corps of Engineers (ATTN:  CENAO-WRR), 803 Front Street, Norfolk, VA  23510-1011, and should be received by the close of business on August 30, 2022.

PRIVACY AND CONFIDENTIALITY:  Comments and information, including the identity of the submitter, submitted in response to this Public Notice may be disclosed, reproduced, and distributed at the discretion of the U.S. Army Corps of Engineers.  Information that is submitted in connection with this Public Notice cannot be maintained as confidential by the U.S. Army Corps of Engineers.  Submissions should not include any information that the submitter seeks to preserve as confidential. 

If you have any questions about this project or the permit process, contact Ms. Melissa Nash at or 757-201-7489.

Official Species List
Species Conclusion Table