Right-of-way (ROW), utility easements, and sight triangles are critical site constraints that can significantly reduce the net developable square footage of a commercial parcel, especially on high-visibility corner lots. These encumbrances are non-buildable areas that must be reserved for public access, safety, or infrastructure maintenance and must be identified during pre-development due diligence. Ignoring them can result in design changes, permit rejections, or loss of usable space.
1. Right-of-Way (ROW) Dedications and Setbacks
- ROW refers to the land reserved for public roads, sidewalks, and streetscape elements.
- Corner parcels often require additional ROW dedication along both frontages to accommodate turn lanes, sidewalks, or signal equipment.
- Jurisdictions may enforce future ROW widening plans, requiring developers to build behind a projected alignment line.
- Any land within the ROW cannot be built upon and may reduce both building footprint and parking layout options.
- ROW setbacks are enforced in addition to zoning setbacks, limiting proximity to street edges.
2. Utility Easements for Underground and Overhead Infrastructure
- Utility easements provide access for the installation and maintenance of water, sewer, storm, electric, gas, and telecom lines.
- These easements are typically 5 to 15 feet wide but can be larger for trunk lines or joint-use corridors.
- No permanent structures (buildings, retaining walls, light poles) are allowed within these areas.
- Landscaping, signage, and driveways may be permitted if the easement holder allows limited use.
- Utility maps and title reports must be reviewed to identify both recorded and unrecorded easements.
3. Sight Triangles for Visibility and Safety
- Sight triangles (also called clear vision areas) are triangular zones at intersections where obstructions are prohibited.
- Local ordinances define these triangles based on street speed and intersection type (e.g., 20×20 or 30×30 feet from curb lines).
- Within the triangle, buildings, fences, signage, and tall landscaping are typically not allowed above a certain height (e.g., 2.5 feet).
- Sight triangle restrictions affect corner building placement, driveways, and visibility signage design.
- Overlaps between ROW and sight triangles further reduce developable frontage space.
4. Drainage and Stormwater Easements
- Some parcels include easements for stormwater pipes, retention ponds, or bioswales, especially in urban or sloped areas.
- These easements may extend across rear or side yard areas, limiting construction or grading.
- Stormwater flow must be maintained or rerouted if easement areas are altered.
- Developers must coordinate with engineering departments to confirm allowable uses or relocation possibilities.
5. Impacts on Building Footprint and Parking Layout
- The cumulative impact of easements, ROW, and triangles can reduce buildable area by 10%–30% or more, depending on site geometry.
- These constraints often shift the building envelope deeper into the lot, reducing usable frontage and visibility.
- Parking stall layout, drive aisles, and signage zones may need redesign to accommodate buffer zones.
- Accurate site surveys and civil engineering input are critical to quantify the net usable area.
