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 hydrology studies are often required for larger impermeable footprints
- Regional or state agencies may become involved once project scale crosses jurisdictional limits
Public Infrastructure Contribution Requirements
Large assembled parcels often prompt new obligations to fund or construct shared infrastructure
- May trigger requirements for public road dedications or right-of-way expansion
- Utility capacity studies determine whether sewer, water, and power lines must be upgraded
- Developer impact fees or in-kind contributions may increase based on floor area
- Transit stops, public parks, or pedestrian connections may be required as part of entitlements
Site Plan and Subdivision Approvals
Unified parcels typically require master site plan or subdivision review to coordinate development standards
- Jurisdictions may demand a comprehensive layout for circulation, access, and phasing
- Parcels may be re-platted or consolidated into a single legal lot for entitlement processing
- Coordinated infrastructure plans (e.g., grading, lighting, stormwater) must be submitted
- Planning commissions or design review boards may be involved due to project scale
Height, FAR, or Use Reclassification Triggers
Increased site area may automatically place the parcel into a new zoning class or eligibility tier
- Assembled lots may cross minimum area thresholds for special districts or overlays
- New entitlement levels (e.g., FAR 3.0 instead of 2.0) may become accessible under TOD or mixed-use zoning
- Land use compatibility and adjacency rules must be reassessed at the larger scale
- Projects may require new or amended conditional use permits for mixed-use components
