Phased Acquisition and Option Agreements Structuring purchases over time or using option contracts allows flexibility while reducing upfront risk Use purchase options to lock in prices without immediate commitment Phase acquisitions to avoid triggering seller resistance or market speculation Set timelines and benchmarks tied to entitlement or zoning milestones Minimize visibility of full...
Thresholds for Environmental and Traffic Impact Reviews Combining parcels into a larger development may trigger expanded regulatory reviews and mitigation requirements Projects exceeding a size threshold (e.g., 1+ acre) may require a full Environmental Impact Assessment (EIA) Traffic Impact Analyses (TIA) become mandatory when projected vehicle trips surpass local thresholds Stormwater and...
FAR Scaling Based on Lot Size Many zoning codes increase allowable FAR as site area crosses specific thresholds Larger sites may qualify for FAR multipliers, enabling more buildable floor space Step-up models apply: e.g., FAR 2.5 for <1 acre, FAR 3.5 for >2 acres Incentives often tied to ability to support bulkier buildings with adequate open space Jurisdictions may link base FAR to...
Increased Development Potential Parcel assembly allows for larger, more flexible site plans that support complex commercial projects Enables creation of large-format retail, office parks, or mixed-use campuses Supports multi-building layouts, structured parking, and open plazas Greater total square footage allowed under unified site planning Simplifies infrastructure design for utilities,...
Streamlined Entitlements for TOD Zones TOD areas often offer expedited or simplified approval processes to encourage transit-supportive development By-right approvals are more common for mixed-use and residential projects Reduced discretionary reviews for projects within established TOD overlays Fewer public hearings required for density, height, and parking variances Fast-tracked...
Transit Network Expansion Enhancements to the public transit system ensure improved accessibility and higher TOD project viability New bus and metro routes are being added to increase coverage and frequency Station upgrades include better signage, safety features, and commuter amenities Integration of feeder services supports last-mile connectivity within TOD zones Real-time tracking and...
Parking Minimum Reductions in TOD Zones TOD zoning often reduces or eliminates off-street parking requirements to encourage transit use and walkability Residential and commercial projects may receive 20%–100% parking reductions Proximity to high-frequency transit justifies minimal or zero-car development Reductions apply more readily to affordable housing, small businesses, or...
Retail Demand in TOD Zones Retail thrives in TOD areas due to consistent foot traffic, transit access, and mixed-use density High demand for convenience-based retail like groceries, pharmacies, and cafés Ground-floor retail space in mixed-use buildings attracts local and commuter shoppers Transit riders often support food kiosks, quick-service restaurants, and pop-ups Weekend and evening...
Rail Transit as Primary TOD Anchor Heavy rail and metro systems provide high-capacity, fixed-route service that drives intense TOD demand Supports high-density residential and commercial development Fixed station locations attract long-term investment and infrastructure Ideal for regional connectivity across metropolitan areas Enables reliable, frequent service critical for...
Street Connectivity Requirements TOD zones promote a fine-grained street grid to enhance pedestrian movement and reduce block lengths Blocks should be no longer than 300 to 500 feet in dense urban TODs Mid-block crossings or paseos are encouraged for accessibility Dead-ends and cul-de-sacs are discouraged within TOD boundaries Street networks must prioritize direct connections to transit...
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