Environmental Review

A government-required analysis of how a proposed development project may affect the natural and built environment, conducted under federal (NEPA) or state (e.g., CEQA) environmental law before project approval.

What Is Environmental Review?

Environmental review is the process by which government agencies evaluate the potential environmental impacts of a proposed project before granting approval. In the US, this process is governed by the National Environmental Policy Act (NEPA) at the federal level and by state-level equivalents like the California Environmental Quality Act (CEQA). The purpose is to identify significant environmental effects, inform decision-makers and the public, and require mitigation of avoidable impacts.

Types of Environmental Review

The level of review depends on the expected significance of environmental impacts. A categorical exemption (CEQA) or categorical exclusion (NEPA) applies to routine projects with no significant impacts — these can be processed in 2-4 weeks. An initial study / mitigated negative declaration is used when impacts can be reduced to less-than-significant levels through mitigation measures — typically 3-6 months. A full environmental impact report (EIR) or environmental impact statement (EIS) is required when a project may have significant, unavoidable impacts — these take 12-24 months or more.

What Gets Analyzed

Environmental review examines a broad range of potential impacts: traffic and transportation, air quality and greenhouse gas emissions, noise, biological resources (habitat, wildlife, wetlands), cultural and historic resources, hydrology and water quality, geology and soils, hazardous materials, land use compatibility, aesthetics, population and housing, public services, utilities, and cumulative impacts from related projects in the area.

Typical Timeline

The timeline varies enormously based on the type of review required. Categorical exemptions: 2-4 weeks. Negative declarations or mitigated negative declarations: 3-6 months. Full EIRs: 12-18 months. Full EISs under NEPA: 18-36 months. Contested projects with litigation risk often take longer. Environmental review is frequently the longest single step in the entitlement process for large development projects.