Rule 110-12-3-.05. Determining if a Project is a DRI

Rule 110-12-3-.05. Determining if a Project is a DRI

1. (1) Regional Commissions must use the following criteria to determine if a development project qualifies as a DRI. The determination of the Regional Commission is final; however, a determination by the Regional Commission that a project is not a DRI as herein defined will not affect GRTA's authority pursuant to O.C.G.A. 50-32-14.

   1. (a) Meets or Exceeds DRI Thresholds.

      1. 1. The table below identifies the minimum DRI thresholds for each type of development and for two distinct planning tiers within the state. These population tiers are: (1) Metropolitan Areas, which include counties with population of 50,000 or more as defined by the most recent decennial U.S. Census; and (2) Non-Metropolitan Areas which include the remaining counties within the state. A map delineating these tiers is available from the Department. Regional Commissions and local governments within each county must utilize the appropriate thresholds associated with their population tier, unless the Regional Commission has adopted alternative thresholds for its region as provided in section 110-12-3-04(1). Proposed developments that do not equal or exceed these thresholds are not subject to the DRI Communication Procedures.

      2. (2) Thresholds Table. These thresholds shall be construed liberally and applied to development proposals with the goals of: 1) facilitating intergovernmental communication intended to mitigate potential adverse impacts and to catalyze potential positive impacts with the potential to transcend jurisdictional boundaries; and, 2) fostering coordinated and comprehensive planning.

         Developments of Regional Impact Development Thresholds Type of Development Metropolitan Tier Non-Metropolitan Tier (1) Airports All new airports, runways and runway extensions Any new airport with a paved runway; or runway additions of more than 25% of existing runway length (2) Attractions & Recreational Facilities Greater than 1,500 parking spaces or a seating capacity of more than 6,000 Greater than 1,500 parking spaces or a seating capacity of more than 6,000 (3) Commercial Greater than 300,000 gross square feet or is anticipated to generate more than 10,000 trips per day Greater than 175,000 gross square feet or is anticipated to generate more than 10,000 trips per day (4) Correctional/ Detention Facilities Greater than 300 new beds; or generating more than 375 peak hour vehicle trips per day Greater than 200 new beds; or generating more than 250 peak hour vehicle trips per day (5) Hospitals and Health Care Facilities Greater than 300 new beds; or generating more than 375 peak hour vehicle trips per day Greater than 200 new beds; or generating more than 250 peak hour vehicle trips per day (6) Hotels Greater than 400 rooms Greater than 250 rooms (7) Housing Greater than 400 new lots or units Greater than 125 new lots or units (8) Industrial Greater than 500,000 gross square feet; or employing more than 1,600 workers; or covering more than 400 acres Greater than 175,000 gross square feet; or employing more than 500 workers; or covering more than 125 acres (9) Intermodal Terminals New Facilities New Facilities (10) Mixed Use Gross square feet greater than 400,000 (with residential units calculated at either 1,800 square feet per unit or, if applicable, the minimum square footage allowed by local development regulations); or covering more than 120 acres; or if any of the individual uses meets or exceeds a threshold as identified herein Gross square feet greater than 125,000 (with residential units calculated at either 1,800 square feet per unit or, if applicable, the minimum square footage allowed by local development regulations); or covering more than 40 acres; or if any of the individual uses meets or exceeds a threshold as identified herein (11) Office Greater than 400,000 gross square feet Greater than 125,000 gross square feet (12) Petroleum Storage Facilities Storage greater than 50,000 barrels if within 1,000 feet of any water supply; otherwise, storage capacity greater than 200,000 barrels Storage greater than 50,000 barrels if within 1,000 feet of any water supply; otherwise, storage capacity greater than 200,000 barrels (13) Post-Secondary School New school with a capacity of more than 2,400 students; or expansion by at least 25 percent of capacity New school with a capacity of more than 750 students; or expansion by at least 25 percent of capacity (14) Quarries, Asphalt & Cement Plants New facility or expansion of existing facility by more than 50 percent New facility or expansion of existing facility by more than 50 percent (15) Solar Power Generation Facility 300 acres or more 500 acres or more (16) Technological Facility (Including Data Centers) Greater than 500,000 gross square feet; or covering more than 200 acres Greater than 500,000 gross square feet; or covering more than 200 acres (17) Truck Stops A new facility with the capacity to fuel 10 or more trucks simultaneously; and, either one acre of truck parking or 20 truck parking spaces A new facility with the capacity to fuel 10 or more trucks simultaneously; and, either one acre of truck parking or 20 truck parking spaces (18) Waste Handling Facilities New facility or expansion of use of an existing facility by 50 percent or more New facility or expansion of use of an existing facility by 50 percent or more (19) Wastewater Treatment Facilities New major conventional treatment facility or expansion of existing facility by more than 50 percent; or community treatment facilities exceeding 150,000 gallons per day or serving a development project that meets or exceeds an applicable threshold as identified herein New major conventional treatment facility or expansion of existing facility by more than 50 percent; or community treatment facilities exceeding 150,000 gallons per day or serving a development project that meets or exceeds an applicable threshold as identified herein (20) Water Supply Intakes/Public Wells/Reservoirs/ Treatment Facilities New Facilities New Facilities (21) Wholesale Distribution Greater than 500,000 gross square feet Greater than 175,000 gross square feet (22) Any other development types (includes parking facilities) 1000 parking spaces or, if available, more than 5,000 trips generated 1000 parking spaces or, if available, more than 5,000 trips generated

         1. 1. When it is not easily determined whether a project equals or exceeds the applicable DRI threshold, the Regional Commission must consider the following factors in making its determination: Speculative Developments. If final development type is difficult to determine because project tenants have not yet been identified, use the thresholds for the highest intensity development type allowed by current land use regulations. If there are no such local development regulations, estimate the likely type and scale of development based on the real estate market potential of the project siteMulti-phased Developments. Applicants shall submit all phases of the project at inception of the project, rather than submitting each phase one at a time. However, if the applicant seeks local government approvals for smaller phases individually, the determination of whether the project is in fact a multi-phased development should be based on considerations as to whether a master plan has been prepared for the overall project or whether any approvals have been sought for the entire project as a unit. If the multi-phased nature of the project cannot be established in advance, whenever a phase is submitted for approval that, when combined with all previously approved phases of the project built during the past five years, cumulatively equals or exceeds the applicable DRI threshold, the proposed new phase, plus the previously completed phases, and any incomplete portions of the project must be submitted as a DRI.Multiple Land Parcels. If parts of the project are located on separate land parcels, the decision whether the project is a single (perhaps multi-phased) development, or actually separate projects should be based on such considerations as whether the separate parcels are owned by the same entity, whether a master plan has been prepared for the overall project, or whether any approvals have been sought for the overall project as a unit.

2. (b) Project Specificity. Frequently, proposed development projects are submitted for a DRI determination before project specifics are available, such as at the time of an initial rezoning of a large tract of land, establishment of an industrial park, etc. In such cases, the Regional Commission must make a determination of whether the project should proceed through the DRI process presently and/or should be resubmitted when project specifics become available. In making this determination, the Regional Commission must consider factors including, but not limited to:

   1. 1. Whether the potential for project impacts is likely to change substantially once project specifics are clarified.
   2. 2. The benefit of an earlier notification to affected parties, in terms of need to plan infrastructure expansions well in advance of development, or act otherwise to mitigate potential interjurisdictional impacts.

3. (c) Project Changes. The Regional Commission may determine that a previously submitted DRI is nevertheless subject to another round of comment by affected parties if the project changes are substantial enough to warrant this. Such determination should be made after consultation with the host government and affected parties. Examples of project changes that may lead a Regional Commission to determine that an additional comment opportunity is warranted include but are not limited to: substantial increase of project size or substantial change in the mix of uses (based on the applicable measures used for the DRI thresholds). In making this determination, the Regional Commission must consider such factors as:

   1. 1. Whether the potential for project impacts will change substantially for the altered project.
   2. 2. Whether significant time has passed since the previous DRI process (thus increasing likelihood that the views of affected parties on the project have changed).

4. (d) Redevelopment. The local government must follow the applicable procedures identified under DRI Communication Procedures detailed in Chapter 110-12-7-.02 when it appears that the proposed redevelopment may meet or exceed the applicable DRI thresholds, even if the previous development on the site as processed as a DRI. The Regional Commission shall review the information provided by the local government to determine if the redevelopment should be processed as a DRI. The Regional Commission shall assess the entirety of the site when determining if an applicable threshold has been met or exceeded. If the commission finds that a threshold has been met or exceeded, it shall consider additional factors in determining if a redevelopment should be processed as a DRI. Such factors include, but are not limited to:

   1. 1. The extent to which the proposed project differs from the current site conditions (e.g., land use, utility and infrastructure demand, trip generation, etc.)
   2. 2. Whether the potential for project impacts is likely to change substantially once the site is redeveloped (or during construction).

Authority: O.C.G.A. § 50-8-7.1(b)(3).

History. Original Rule entitled "DRI Review Procedures" adopted. F. May 3, 1996; eff. May 23, 1996.

Repealed: New Rule entitled "DRI Review Procedures for Projects Not Located in GRTA's Jurisdictional Area" adopted. F. May 16, 2001; eff. July 1, 2001, as specified by the Agency.

Repealed: New Rule of same title adopted. F. Nov. 22, 2004; eff. Jan. 1, 2005, as specified by the Agency.

Repealed: New Rule entitled "Regional Commission Responsibilities" adopted. F. Feb. 13, 2009; eff. July 1, 2009, as specified by the Agency.

Repealed: New Rule entitled "Determining if a Project is a DRI" adopted. F. Apr. 11, 2012; eff. July 1, 2012, as specified by the Agency.

Repealed: New Rule of same title adopted. F. Feb. 6, 2014; eff. Mar. 1, 2014, as specified by the Agency.

Repealed: New Rule of same title adopted. F. Nov. 25, 2025; eff. Dec. 15, 2025.