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Glossary of Planning Terms

A B C D E F G H I J K L M N O P Q R S T U V W X Y Z


- A -

Action plan
That part of a comprehensive plan that spells out in some detail how the plan's vision or goals are to be achieved. This includes a description of the responsible party, the specific actions to be taken and the time frame for completing the action. The time frame of the plan is usually between one and five years.
Agricultural Districts
A local government provides landowners in agricultural districts an exemption from local nuisance ordinances and may combine this with differential real estate property assessment rates (see above), limits on some other taxes, and water and sewer line requirements.
Agricultural Zoning
A local government ordinance limits nonfarm development. It can protect large areas of farmland at a low public cost. Types: exclusive agricultural zoning, large minimum lot size, area-based allocation (either fixed or sliding), and agricultural buffer zones.
Aquifer
A geological formation such as sand and gravel, fractured rock or caverns that stores and transports ground water.
Aquifer recharge area
The land surface area that transmits surface and rain water through absorption into aquifers.

- B -

Benchmark
A performance monitoring standard that allows a community to periodically measure the extent to which the goals and policies of its comprehensive plan are met.
Benchmarking
The process by which a community evaluates indicators, data and performance against established benchmarks to identify its progress toward its planning goals.
Boundary changes
Changes in the legal status and area of jurisdiction of a local community. This may be accomplished through annexation of all or a portion of a township, consolidation of two adjacent municipalities or detachment of part of a community and annexation by another community. Proposals for boundary changes are governed by state law.
Brownfield
An abandoned, idled or under-used industrial or commercial facility where expansion or redevelopment is complicated by real or perceived environmental contamination.

- C -

Capital improvement plan
A long-range schedule or budget, usually five years in length with annual updates, for capital expenditures. It includes a listing of capital projects, priorities, estimated costs, identification of methods of financing and a time schedule for completion. Capital improvements can include public land, facilities and buildings such as sanitary and storm sewer facilities, water systems, roads and highways, sidewalks, and parks and open space. A capital improvement plan is one of the major tools for implementing comprehensive plans.
Central business district
The retail and commercial/service center of a city.
Charitable Remainder Trust
A landowner establishes a charitable remainder trust and through the trust give property to the land trust that, in turn, sells the property. The landowner receives a tax deduction for donating the property to the land trust, and the proceeds of the sale go to the landowner's trust. The landowner receives the earnings of the trust for his or her lifetime, and upon the landowner's death, the remaining money goes to the land trust. A charitable remainder trust can be combined with the donation of a conservation easement.
Citizens
As used in this guide in discussing citizen participation programs, the corporations, government agencies, interest groups and individuals of a community.
Cluster development or housing
A development/design technique that concentrates buildings in specific areas on a site to allow the remaining land to be permanently dedicated for common open space or to preserve historical, cultural or environmentally sensitive features.
Community-supported agriculture
A system of support for participating farmers by members of a community who contract at the beginning of a season to buy a share of the produce grown.
Compact Development
The local government approves plans and enacts ordinances that emphasize compact, sustainable, and space-saving development (Smart Growth). This concept emphasizes neighborhoods, town centers, a mix of land uses, public transit, and pedestrian and bicycle access to shops, schools, transit, shopping, offices, and recreation. New development is confined to those areas where there are sufficient public facilities to accommodate the growth. Sometimes referred to as "New Urbanism" or "Transit-Oriented Development" (TOD).
Comprehensive plan
The official public document adopted by a community as the policy guide for decisions about its future development and redevelopment. It consists of a vision for the community, background data, goals, policy statements, standards and programs for guiding the physical, social and economic development of a community. A comprehensive plan usually includes, but is not limited to, a land use plan, transportation
Comprehensive Plan amendment
An amendment to the Comprehensive Plan can involve either a change to the text of the plan or a change on the Comprehensive Guide Plan Map which alters the land use designation of a particular parcel of property. A Comprehensive Plan amendment may be authorized if an applicant can prove the site would better serve the City with another use than the one already designated. Amendments to the Plan must be submitted to the Metropolitan Council for review and approval in accordance with the Metropolitan Land Planning Act.
Conditional Use Permits
A Conditional Use Permit (CUP) is requested when a person wishes to use a property for something that is not generally allowed by the zoning ordinance, but which may, with certain conditions, be an acceptable and consistent use. The CUP is issued by the City Council and imposes special performance standards or restrictions on a property to ensure the use is in keeping with the surrounding properties. A CUP requires a public hearing.
Conservation Easement
The landowner voluntarily sells and/or donates permanent legal restrictions on the property to limit or prohibit development. The land trust is the "
Consistency requirement
The concept that the zoning ordinance should be consistent with the comprehensive plan. This conforms with established planning theory and practice that official controls, such as zoning ordinances and subdivision regulations, are the tools to implement the comprehensive plan. In the seven-county Twin Cities metropolitan area, under the Metropolitan Land Planning Act, local governments cannot enact official controls or fiscal devices that conflict with the comprehensive plan. Most important, courts are tending to hold zoning ordinances that are inconsistent with an adopted comprehensive plan to be invalid.
Crop equivalency rating
A standard rating of the productivity of soils for agricultural production.

- D -

Density bonus
Granting a developer additional square footage or additional housing units beyond that authorized in the zoning ordinance in exchange for the provision or preservation of an amenity at the same site or at another location.
Design standards
A set of guidelines on the appearance and aesthetics of buildings or improvements that governs construction, alteration, demolition or relocation of a building or improvement, including land improvements.

- E -

Easement
A grant by a property owner of a right for a specific use of the property or a defined part to a second party. It may be temporary or permanent, is legally recorded and goes with the land. It can be donated or purchased.
Eco-industrial development
Often planned for industrial parks, a system of interconnected businesses that use each other's byproducts to enhance operational efficiencies.
Ecoregion
An area with interdependent ecosystems, natural boundaries and land uses.
Ecosystem
An interacting system formed by a biotic community and its physical environment.
Ecosystem-based management
A collaborative process that relies on partnerships and interdisciplinary teamwork to sustain Minnesota's ecosystems and the people and economies they support.
Eminent domain
The authority to take private property for a public purpose upon payment of just compensation.
Exemptions, Special Conditions, and Pro
The local planning commission, zoning board, and Board of Supervisors are limited to granting such variances to the adopted comprehensive plan, zoning ordinance, and building code only if they result in development that improves upon the objectives of these plans and laws.

- F -

Farm Property Preferential Tax Assessme
The local government allows a lower real estate property tax assessment on farmland that provides a modest incentive to keep land in commercial farming
Fee Simple Ownership
The landowner sells or donates the property to the land trust.
Final plat
The final plat is the second stage of the platting process and is the approval of the plat by the City Council. All lot boundaries, blocks, easements, and public facility dedications are shown of the final plat. The final plat is recorded with Dakota County and this becomes the legal description of the subject land. The application for final plat is submitted when the City Council has approved the preliminary plat, or when the legal description needs to be cleaned up on an existing lot of record.
Flood plain
The area adjoining a water course that has historically been covered by high water, usually defined by a calculated 100-year flood. ''
Functional class
Identifies a public roadway according to its purpose and hierarchy in the local or statewide highway system.

- G -

Goal
A statement that describes, usually in general terms, a desired future condition. Goals are often about long-term expectations rather than short-term concerns.
Gray water
Bath, dish or process water with limited suspended solids and not containing human, animal or industrial wastes.
Greenfield
Farmland and open areas where there has been no residential, commercial or industrial activity.
Growth management
The use by a community of a range of techniques to determine the amount, direction, rate and type of growth desired and to channel that growth into designated areas.

- I -

Indicator
Information that is a sign, symptom, product or index of the state of the larger system. In comprehensive planning, indicators are measurements that provide citizens with clear information about a community's past trends and current realities.
Infrastructure
Public facilities and services needed to support and sustain industry, residence, commerce and all other land use activities. It includes transportation, water and sewer, energy, telecommunications, recycling and solid waste disposal, parks and other public spaces, schools, police and fire protection, and health and welfare services.

- L -

Land use map
A map, usually officially adopted, that geographically and specifically locates existing and future land uses such as residential, commercial, industrial and institutional (public areas and buildings) that have been established in the land use plan.
Land use plan
A basic element of a comprehensive plan that designates the present and future location, form, class and extent (size) within a planning jurisdiction for residential, commercial, industrial and institutional (public areas and buildings) use or reuse. The land use plan includes a map and a written description of the different land use areas or districts. The land use plan serves as the guide for official land use decisions.
Lease
The landowner and the land trust sign a formal lease specifying a price and a length of time in which the trust manages the property according to the terms of the lease.
Level of service
A qualitative measure describing traffic conditions along a given roadway or at a particular intersection, including travel speed and time, freedom to maneuver, traffic interruptions, and comfort and convenience as experienced and perceived by motorists and passengers. Six levels are defined from A to F, with A representing the best conditions and F the worst.
Life cycle housing
A housing supply designed to meet the needs of individuals and families as they go through different stages of life so they can, if they wish, remain in the same community throughout their lives.
Life Estate
The landowner sells or donates the land to the land trust but retains the right to live on the property and use it throughout his or her lifetime.
Limited Development
The landowner or the land trust develops part of a property in order to finance the purchase or preservation of most of the property under tight restrictions or clustered housing on lower quality land
Local government
In the context of this guide, local government may be a city, township or county.

- M -

Meets and bounds
The process of describing a parcel of land by identified reference points and measurements, and compass directions from point to point.
Monument
In surveying, an iron pipe, stone cairn or other object marking a specific land point.
Municipality
In this publication, a municipality is any home rule or statutory city and any town as defined in comprehensive planning law (Minnesota Statutes, Section 462.352).

- N -

Nonpoint source pollution
Pollution that arises from diffuse sources such as agricultural runoff, urban area impervious surface runoff and vehicle emissions.

- O -

Objectives
These are similar to goals but much more specific. They are attainable, measurable and are to be achieved within a stated period of time.
Official controls
Ordinances and regulations that control the physical development of a city, county or township, and implement the goals and objectives of a comprehensive plan. Official controls may include zoning ordinances, subdivision regulations, site plan regulations, sanitary codes, building codes and official maps.
Official map
A legal document that permits cities, counties and townships to protect sites for future roads, rights-of-way and other public use if based on the comprehensive plan.
Official newspaper
A newspaper of general circulation, designated by a governmental unit for the publication of its official meetings, notices and statements of accounts.
Open space
Land set aside and permanently restricted for conservation, agriculture or recreation purposes by a municipality, nonprofit conservation organization or land trust, homeowners association, or person. Open Space may include woodlands, pasture, landscaped yards, gardens or play areas, golf courses, walking and riding trails, and similar areas as appropriate to the site, but shall not include structures such as tennis courts, buildings, swimming pools or other impervious areas. Open Space may be open for public use or access to such areas may be restricted. [From: www.capecodcommission.org/bylaws/feedefine.html]
Option
The land trust pays the landowner a set amount of money in return for an option to purchase the property or an easement on the property for a certain price by a certain date.
Orderly annexation
A proactive proces authorized by law that enables a city and township to work together to determine the future incorporation of township territory into the city before problems become imminent. It provides predictability regarding boundary changes. State law authorizes joint planning for a broad area identified by the participating governments to assist them in identifying future land uses and determining when and where future annexations will occur and city services will be needed.
Ordinance
A term for a law or regulation officially adopted by a lesser unit of government such as a county board, township board or city council.

- P -

Planning agency
Advisory to the city council or town board, the planning agency may be either the planning department or the planning commission, which may include municipal officials among its membership (Minnesota Statutes, Section 462.352).
Planning commission
An appointed body that is the legal entity through which planning is carried out. It is advisory to the city council, town board or county board. In cities and towns, it may be called the planning agency (Minnesota Statutes, Section 462.352).
Plat
A recorded document prepared by a registered surveyor or engineer that defines property lines with their monuments, attendant roadways, power and phone lines and other easements, common elements and so on. It also may contain covenants and restrictions that encumber the properties created by the plat.
Point pollution
A discrete, identified source of pollution, such as a wastewater discharge outlet or smokestack.
Policy
A course of action or specific rule of conduct to be followed in achieving goals and objectives.
Pre-Acquisition
A land trust purchases a property or an easement and then resells the property or easement to a government agency based on a prior written agreement with the government agency.
Preliminary plat
A plat is a map of land subject to a common development plan that shows the location and boundaries of streets, individual lots or parcels, and other site information. There are two stages to the platting process
Principle
A general rule of conduct to be followed in achieving goals and objectives.
Purchase and Resale
A land trust purchases a property, places a conservation easement on it, and then sells the property subject to the conservation easement.
Purchase of development rights
The acquisition by government or nonprofit entity of rights to develop a parcel of land. Development rights are held in the public interest. The landowner receives the difference in price between the fair market value and the protected, lesser use and retains all the rights of this lesser use. This is useful in protecting agricultural land, historic sites and sensitive environmental areas.

- R -

Revenue bonds
Bonds issued by a community that are to be paid off with a designated revenue source other than the general taxing powers and revenues of the community.
Rezoning
A rezoning of a property is proposed when the zoning ordinance does not permit a desired use at a certain location. Requests for rezoning should be discussed in terms of their effect on the purpose and intent of the Comprehensive Plan, as well as their effect on the general health, safety, and welfare of the City. Generally, a rezoning hearing is held in conjunction with a subdivision and/or a Comprehensive Plan amendment. An amendment to the zoning ordinance is requested when an existing zoning designation does not allow for a desired use, but the use is generally compatible with the overall zoning designation. Zoning amendments are typically used for planned developments.
Right-to-Farm Law
A local government ordinance protects farmers from nuisance complaints for standard farming practices.

- S -

Site plan/building permit authorization
All commercial, industrial, institutional, and multiple residential buildings must be reviewed and approved by both the Planning Commission and City Council. The review is to assure that the site plan meets proper zoning performance standards (setbacks, height, landscaping, parking stalls, etc.) and that the appearance of the building meets community standards.
Sketch Plan
A sketch plan review is an informal review by City Staff and the Planning Commission of a proposed development project, e.g. comprehensive plan amendment, rezoning, subdivision, or a commercial/multiple-family building permit. It is reviewed at a regularly scheduled Planning Commission meeting, and gives the Planning Commissioners an opportunity to become familiar with a proposed project prior to a public hearing or formal action. The project developer receives feedback from the Commissioners prior to the preparation and expense of the detailed plans that must be submitted for formal consideration and approval. Staff strongly encourages developers to take advantage of the sketch plan review process, especially if the development proposal is controversial or is expected to impact neighboring property owners.
Stakeholders
Those individuals, groups and interests directly affected by a comprehensive planning process or proposed developments.
Stewardship Endowment
The landowner at the time he or she donates an easement also donates money to establish a fund to help pay for the monitoring and enforcement of the easement
Strategic planning
A disciplined effort to produce fundamental decisions and actions that shape and guide what an organization is, what it does and why it does it. A strategic plan usually includes a vision statement, assessment of both the organization's external and internal environment, identification of the strategic, long-term issues facing an organization or community and development of strategies and implementation programs in the form of an action plan to deal with the strategic issues. The distinguishing features of a strategic plan are that it is focused, long-range and action-oriented.
Subdivision
The division of a tract or parcel of land into two or more lots, either by platting or meets and bounds description for sale or development.
Subdivision regulations
Regulations and standards enacted by a community to control the proposed subdivision of land into lots or parcels. The standards may include procedures for subdivision review and approval (preliminary and final plats), design standards, improvements required (streets, sanitary and storm sewers, water supply, etc.) and dedication of land for parks and open space, streets, and so on. Like the zoning ordinance, it is a major device for implementing a comprehensive plan.
Sustainable development
Development that maintains or enhances economic opportunity and community well-being while protecting and restoring the natural environment upon which people and economies depend. It is development that meets the needs of the present without compromising the ability of future generations to meet their own needs (Minnesota Statutes, Section 4A.07).

- T -

Tax increment financing
A public financing tool whereby revenue bonds are issued to pay for the improvement of, or provision of, new public infrastructure in a defined area necessary to support and encourage its development. The community assumes the debt obligation. The assessed value of property in the defined area is frozen for a specific period for the general revenue purposes of the community, and the additional taxes generated by the increased valuations in the district created by the development are used to amortize the bonding. A "but for" test is generally required
Testamentary Easement
Upon the landowner's death, through the landowner's will, an easement to the property s conveyed to the land trust.
Traditional neighborhood design
Community design typical of communities built in the first part of the 20th Century and considered to be more "people-oriented" and "human" in scale. Characteristics may include narrow streets oriented to pedestrian and bicycle use, compact development patterns and mixed land uses, and the use of front porches and other features to encourage the interaction of residents.
Transfer of Development Rights (TDR)
The landowner receives compensation from a developer for the development rights associated with the property which the developer can transfer to other location approved by the local government to create more compact development on the new site.

- U -

Urban Growth Boundary
The local government enacts an ordinance that defines on a map where growth will occur in the future and where basic services, such as schools, sewers, water facilities, and police and fire protection, can be provided economically.

- V -

Variance
A variance is an exception granted by the City Council from the zoning requirements of a particular zoning district. Variances can be granted when performance standards, such as setbacks, cannot be met due to unusual physical site characteristics, called a 'hardship'. A hardship is related to the physical characteristics of the land, such as slopes or mature trees. The property owner most prove there is a hardship and the variance requested is necessary to alleviate a physical hardship caused by unusual circumstances. Variances cannot be used to either establish or enlarge a use which is not otherwise permitted in the zoning district. Variance applicants usually become aware of the need for a variance because they have applied for a building permit and have been told by the Inspection Department that the structure does not comply with a zoning performance standard.
Vision
A description of a realistic and credible desired future for a community or organization. A vision is a key part of a strategic planning process.

- W -

Watershed
The physical land area that naturally drains into a lake, river or stream system.
Wetland
An area inundated or saturated by surface or ground water at a frequency sufficient to support vegetation types adapted to wet soil conditions. Wetlands include bogs, fens, marshes and swamps.

- Z -

Zoning
The division of a community (city, township or county) by local legislative regulation into areas or zones that implement the comprehensive plan.
Zoning map
A map that identifies and defines a community's various zoning district boundaries and the uses permitted by zoning ordinance within those boundaries. See also land use map.
Zoning ordinance
The legally established text for implementing the vision, goals and policies of a comprehensive plan. Zoning regulates the use of land within the community's jurisdiction