The Permit Puzzle and the Path to Groundbreaking
Date Posted: February 10, 2026
Posted In: Discussion,
From Area Development: In our current economic landscape marked by tariff volatility, global supply chain disruptions, and regulatory uncertainty, the challenges for new greenfield development projects are more complex than ever. For many projects, speed to market is a critical factor, and permitting can be an unforeseen obstacle. Lack of planning or understanding of permitting timelines can impact product deliveries and have significant cost implications.
To even experienced developers and project managers, permitting can begin to feel broken due to a number of key factors. First, in markets experiencing significant growth — whether from residential or commercial development, or a mix of both — backlogs in review and approval times can result from staffing shortages and the limited ability to process permitting using third-party resources. Further, permitting is an inherently local process, with most cities, counties, states, and state agencies having unique methods and standards that applicants must navigate.
Finally, for many permitting processes, there is the potential for political or community opposition during the public input process, whether for a local rezoning or a federal air permit. We’ve seen an increase in public opposition to projects of all sizes in recent years, from distribution centers to OEM mega-projects like Rivian. With local opposition, normally routine permits can eventually result in delays and even messy litigation.
When evaluating permitting considerations for any type of greenfield development, there are a number of factors that project teams should understand and address in their site location and construction plans.
First, in nearly every project, multiple permitting agencies and jurisdictions are required. For instance, at one site, road improvements may be permitted through a city or county, while at another, the same scope of improvements will be permitted by a state department of transportation. These varying jurisdictions may also require different application materials and studies to be submitted, which can also cause delays. For example, in some states, traffic count studies for road improvements can only be completed when school is in session. During site evaluations, it is critical to determine the jurisdiction and application requirements early so adequate time is planned for preparation.
Many permitting processes are handled sequentially, so a delay in one item can cause a cascading effect in the application and approval of other, even unrelated, items.