Vince Yarina, Principal, Langan

May 2026 — Invest: sat down with Vince Yarina, principal at Langan, to discuss how South Florida’s growth is reshaping environmental due diligence and resilient design. “Sea level rise is driving a lot of the resilient design work we do today,” he said, highlighting the evolving challenges and opportunities that come with coastal development, new technologies, and shifting regulations.

How has the growth in real estate development, especially in coastal and high-density areas, changed the types of environmental work clients are asking for?

We’re seeing a much stronger emphasis on resilience. Rising sea levels drive a lot of the resilient design work we do today. In coastal and high-density areas, you have more assets at risk and incorporating resiliency adds another layer onto engineering design on already complex urban redevelopment sites. Clients are asking us to anticipate future conditions, not just document what exists today. That affects stormwater planning, flood elevations and site configurations. Finished floor elevations are rising, drainage requirements are tightening and civil, environmental and geotechnical services must be closely aligned with civil design to support long-term performance.

What are the main environmental risks and concerns developers are focused on today?

The biggest emerging issue is PFAS — the family of PFOS and PFOA compounds often referred to as “forever chemicals.” These chemicals are driving a large share of contamination assessment work because they’re widespread and likely to be regulated under very low thresholds. At the same time, we’re seeing greater development interest in former landfills and old dump sites. These sites were previously overlooked but are now attractive because of land scarcity in South Florida. That introduces more complex environmental considerations and increases the importance of early, accurate site characterization.

How are climate change and the push for resilient infrastructure shaping the services and expertise that is in demand?

In Florida, climate change will translate into more intense rainfall and sea level rise. That has practical impacts. We’re doing more stormwater-related work — how to move, store and treat water – on constrained sites — and seeing increased demand for seawall design and reconstruction. Deep injection wells are also being used to handle stormwater when surface solutions aren’t feasible. These factors influence building elevations, site layouts and infrastructure. Resilience is now integrated into the core of environmental and engineering decisions that developers need to make.

With those requirements, what are developers doing differently to manage environmental risk while keeping costs under control?

From an engineering design perspective, we are seeing our project costs increase. More robust stormwater systems, higher finished floors, and more detailed environmental assessment all add construction cost as well. How developers manage those costs internally varies, but our role is to help them understand tradeoffs early and avoid surprises. Good data, coordinated design, and clear communication with regulators can reduce delays or rework, even though the underlying resilience requirements themselves do increase project budgets.

Are you seeing regulatory shifts in Florida that are affecting how projects are planned or permitted?

The most significant shift is tied to PFAS regulation. The EPA recently designated certain PFAS compounds as hazardous, and Florida is preparing to regulate them once federal standards are finalized. The proposed thresholds are extremely low, and because these substances are ubiquitous, this will have major implications for site assessment and cleanup. It will add complexity to transactions in many urban and industrial areas and shape how developers evaluate risk and plan projects.

What technologies do you expect to become more important for your work in the next few years?

AI is already starting to influence our work. At Langan, we’re using tools like Copilot, and we’ve developed our own internal “Langan GPT” to help standardize reports and evaluate data more effectively. We’re still in the early stages, but I expect AI to significantly change how we operate over the next decade. It’s difficult to predict the exact applications this far out, but the impact will be meaningful.

How are GIS and digital solutions helping clients make better decisions earlier in development?

We rely heavily on GIS. Our Digital Solutions group aggregates data on demographics, land use, building codes, environmental conditions and more to give clients instant clarity on potential sites. That allows them to make fast, informed decisions and narrow their focus quickly. The ability to compare sites in real time using reliable data has become a major advantage for developers evaluating multiple opportunities at once.

With so much redevelopment happening on former industrial or underused sites, what extra steps help ensure those projects are successful?

Early involvement with regulators is essential. On a typical due diligence assignment for a non-contaminated site, agency interaction may be minimal. But with Brownfields or contaminated properties, engaging regulators into the conversation early is critical. They need to understand the development plan and how existing impacts will be addressed. That upfront alignment builds trust, shapes feasible remediation strategies and reduces the risk of later delays.

Which project illustrates how Langan approaches complex environmental redevelopment?

One example is a current project for a national industrial developer in the western portion of Fort Lauderdale. The site includes a former rock pit in a blighted area and contamination around it. Historically, that kind of site wouldn’t have been considered viable. Today, with the right environmental and geotechnical strategy, it can be transformed. Once cleaned up and stabilized, the site will become a productive logistics property. It’s a strong example of how engineering and remediation can create value where little existed before.

What are Langan’s priorities for its work in Florida over the next few years?

We’re in expansion mode across the state. We recently opened a Jacksonville office and are continuing to grow in other Florida markets. Healthcare is a major sector for us, and broader environmental compliance remains a key area as well. Our priority is to expand our geographic footprint and deepen our sector expertise so we can support clients wherever they’re investing throughout Florida.

What forces will most shape development in Broward County and across Florida?

Affordable housing is a major driver. There is a significant pipeline of projects, and the need isn’t slowing. How government streamlines approvals and incentivizes these developments will significantly affect the engineering and architecture sectors. Transit-oriented development is another important factor — projects along Brightline and other rail corridors, and major efforts to better connect the port, airport and downtown. Broward is uniquely positioned because the port and airport are so close together. Turning that into a long-term advantage requires vision, leadership and investment. If those align, affordable housing and transit-oriented development will shape the region’s growth for years to come.