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ADT Average daily traffic (ADT); The average number of vehicles passing a certain point each day on a highway, road, or street. ADU Accessory Dwelling Unit is a legal and regulatory term for a secondary house or apartment with its own kitchen, living area and separate entrance that shares the building lot of a larger, primary house. APFOs Adequate Public Facilities Ordinance, a legislative method to tie public infrastructure to growth for a region. They consider the impact of development on transportation, water supply, schools, water treatment, roads, etc. They are often voluntarily given in exchange for entitlements. Brownfield real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. Capital improvements the addition of a permanent structural change or the restoration of some aspect of a property that will either enhance the property's overall value, increases its useful life or adapts it to a new use. Capital outlays & Capital project are the two primary categories in the public sphere. Capital outlays non-major expenditures not dependent or affixed to a stationary fixed asset (fire trucks, equipment) Capital project

major expenses attached to an asset (fire station, new roads)

Catch basin a cistern located at the point where a street gutter discharges into a sewer and designed to catch and retain matter that would not pass readily through the sewer. Charrette A meeting in which all stakeholders in a project attempt to resolve conflicts and map solutions. Cluster Zoning a zoning method in which development density is determined for an entire specified area, rather than on a lot-by-lot basis. Within the specified cluster zone, a developer can exercise greater flexibility in designing and placing structures, if the total density requirement is met. Advantages are reduced infrastructure costs, focus on open space, administrative approval. Disadvantages are sprawl & open space maintenance. Complicated Zoning Assisted Living, Self-Storage, Adult-Oriented, Telecommunication, Manufactured Homes, Workforce Housing, Drive-Thru’s, Equestrian Communities, Signs COPS Certificates of Participation uses 3rd party financing authority to sell certificates to investors to raise money that pays for a government project. In return, investors receive a share of the lease payments made by the government. No voter approval needed and isn’t categorized as a liability. Core factor Ratio of usable area square footage to rentable square footage, RSF/USF. USF refers to the square footage the tenant can “use” in their office space. This space can be looked at as the private space a tenant uses to host its business, equipment, furniture, and personnel. On the

other hand, RSF refers to everything the USF does, plus common areas of the building such as restrooms, hallways, elevator shafts, stairwells, etc. Council-Manager Elects a “Weak Mayor”, part time mayor; Council adopts laws and budget; Council selects CM. The mayor typically serves as a chairman of the council, serving a ceremonial role with multiple council members. City managers are appointed by council to implement policy and supervise city government. Culvert

a tunnel carrying a stream or open drain under a road or railroad.

Cumulative Zoning a method of zoning in which any use permitted in a higher-use, less intensive zone is permissible in a lower use, more intensive zone. For example, under this method, a house could be built in an industrial zone, but a factory could not be built in a residential zone. Detention (Stormwater) an excavated area installed on, or adjacent to, tributaries of rivers, streams, lakes or bays to protect against flooding and, in some cases, downstream erosion by storing water for a limited period. Dillions Rule Municipalities only have the powers that are expressly granted to them by the state legislature, those powers necessarily implied by the express powers, and those that are essential and indispensable to the municipality's existence and functioning. Further, the powers expressly granted to the municipality should be narrowly construed, and any ambiguities in the legislative grant of power should be resolved against the municipality. Eminent domain the right of a government or its agent to expropriate private property for public use, with payment of compensation. It must have public purpose, physical taking, just compensation. Enlargement restrictions (Nonconforming uses) Local ordinances often prohibit the enlargement, alteration or extension of a nonconforming use. Enterprise Funds In a city budget, funds that are for specific and self-supporting services (Tolls, CATS, water, etc.) ESA Endangered Species Act of 1973 (ESA) provides for the conservation of species that are endangered or threatened throughout all or a significant portion of their range, and the conservation of the ecosystems on which they depend. Prohibits any action that results in a “taking” of a listed species or its habitat ESA Environmental Site Assessment (ESA); Creates an Innocent Landowner Defense which can be used for CERCLA; Comprehensive Environmental Response, Compensation, and Liability Act; known also as Superfund. It is a State Requirement by the Environmental Protection Agency (EPA). It is part of environmental due diligence. It is driven by both Lenders and Developers. It is time sensitive. Euclidean zoning

Single-use zoning designation that controls land uses in a city.

Exaction a concept in US real property law where a condition for development is imposed on a parcel of land that requires the developer to mitigate anticipated negative impacts of the development. Exclusionary zoning The utilization of zoning ordinances to exclude certain types of land uses from a given community. FAR Floor Area Ratio, the ratio of a building's total floor area (zoning floor area) to the size of the piece of land upon which it is built. Force Main/ Gravity A principal conduit (as in a sewer system) through which water is pumped as distinguished from one through which it flows by gravity. Sewer force mains are necessary when gravity flow is not sufficient to move water runoff and sewage through a gravity line. Force mains move wastewater under pressure by using pumps or compressors located in lift stations. Form based zoning A means of regulating land development to achieve a specific urban form. Form-Based Codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle, with a lesser focus on land use, through municipal regulations. FBC focuses on physical form and character through building placement, height, frontage, massing instead of FAR and density. Its advantages include better predictability, administrative approval, responsive to community input. Its disadvantages include disadvantages, time consuming, need for public/staff education. FBC are found in an area plans, floating zones, or as ordinances. GAO General Obligation Bonds are backed by the taxing and borrowing power of the City which are voted on by the public. Property tax revenues pay back the debt. General Funds

In a city budget, a general fund including property tax, sales tax, and fees.

Greenfields land that has never been used (e.g. green or new), where there was no need to demolish or rebuild any existing structures; relating to or denoting previously undeveloped sites for commercial development or exploitation Greyfields economically obsolescent, outdated, failing, moribund or underused real estate assets or land. Hardpan a hardened impervious layer, typically of clay, occurring in or below the soil and impairing drainage and plant growth. Home Rule An article or amendment to the state constitution grants cities, municipalities, and/or counties the ability to pass laws to govern themselves as they see fit, so long as they obey the state and federal constitutions. Impact fees

Exactions assessed on development to pay for public service and infrastructure.

Impervious

not allowing fluid to pass through.

IZ Inclusionary Zoning is an affordable housing tool that links the production of affordable housing to the production of market-rate housing. IZ policies either require or encourage new residential developments to make a certain percentage of the housing units affordable to low- or

moderate- income residents. Characteristics- Private sector encouraged (Charlotte) or required (Davidson) to provide affordable housing; Set-aside requirements and income targets defined; No express legislative authority. Internal Capture external streets.

Traffic between retail, office, and residential uses without using the

Inverse condemnation A term used in the law to describe a situation in which the government takes private property but fails to pay the compensation required by the 5th Amendment of the Constitution, so the property's owner must sue to obtain the required just compensation. Level of service A qualitative measure used to relate the quality of traffic service or delay time LOS A= Free flow | LOS B=Reasonably free flow | LOS C=Stable flow | LOS D=Approaching unstable flow | LOS E=Unstable flow | LOS F=Forced or breakdown flow LULU Locally Unwanted Land Use Manhole the top opening to an underground utility vault used to house an access point for making connections, inspection, valve adjustments or performing maintenance on underground and buried public utility and other services including water, sewers, telephone, electricity, storm drains, district heating and gas. Mayor-Council Elects a “Strong Mayor”; Mayor = City CEO; City Manager = COO; The mayor holds almost all administrative authority. The council and public have little oversight. The strong council version gives all power to council. Mitigation (Traffic) Actions taken to minimize or offset negative effects of proposed projects or actions. Moratoriums A temporary prohibition of a type of development. In development, the NCGS§ 160A-381 Grant of power states that Cities may adopt temporary moratoria. Public hearing and notice is required if moratorium exceeds 60 days. Ordinance must include 4 items a clear statement of the problem necessitating the moratorium, a clear statement of how the moratorium will address the problem, an express date for termination reasonable considering the problem, a statement and schedule of corrective actions to address the problem. New Urbanism Neighborhoods should go back to traditional design models- walkable communities and mixed uses with emphasis is on aesthetics and design. NIMBY

Not In My Back Yard

Nonconforming uses A use of property that was allowed under the zoning regulations at the time the use was established but which, because of subsequent changes in those regulations, is no longer a permitted use. ... State law does not regulate nonconforming uses, structures, or lots. Ongoing use/amortization (Nonconforming uses) a technique for removal of nonconforming land uses after the value of the building or structure has been recovered—or amortized—over a period. Outfall

the place where a river, drain, or sewer empties into the sea, a river, or a lake.

Overlay district superimposed over conventional zoning districts. It consists of a physical area with mapped boundaries and written text spelling out requirements that are either added to, or in place of, those of the underlying regulations Passby Trips Trips are accessing the site as part of a longer trip that was already happening. PCCO Post Construction Control Ordinance for Stormwater Permitting; Addresses Quality and Quantity; Design Manual; Mitigation Fee for redevelopment sites; $60K - $120K for the 1st, 2nd, etc. acre; Buffer requirements (+ SWIM) Peak Hour Hour of the day with the most traffic, usually during morning and evening (metric most commonly used) Performance Zoning Performance-based or goal-oriented criteria to establish review parameters for proposed development projects. Advantages are flexibility, focus on compatibility, administrative approval. Disadvantages are cumbersome to develop & administer, & complicated ratios. They are used for Open Space & Industrial. Pervious

allowing water to pass through; permeable.

Phase I Phase one accomplishes 3 goals- documentation of properties history; evaluation of current use to uncover potential REC's; Determine impact of adjoining properties. Sections of Phase 1- Property Description, Building/Structure Description, Historical Land Use, Interviews, Mapping Review, Government Database, Review of Prior Reports, Site Observation Summary, Findings, Recommendations. Protest petition Allows those most directly affected by a proposed zoning map amendment to make a formal objection (a protest petition) and thereby trigger a requirement that the amendment can only be adopted if approved by a three-fourths majority of the city council. It arises when neighbors object to the rezoning of a parcel, but it also allows land owners to object to a rezoning of their property. Petition must be signed by the owners of either 20% or more of the area included in the proposed change or 5% of a 100-foot-wide buffer extending along the entire boundary PUD Planned Unit Development is used to describe a type of development and the regulatory process that permits a developer to meet overall community density and land use goals without being bound by existing zoning requirements. Retention (Stormwater) An artificial lake with vegetation around the perimeter, and includes a permanent pool of water in its design. Run with the land (Nonconforming uses) The rights and covenants in a real estate deed that remain with the land, regardless of ownership. Site Planning Art or process of carrying out plans specifically for the establishment of goals, policies, and procedures for a social or economic unit (planner version); Organization of land uses, zoning, access, circulation, privacy, security, shelter, land drainage, and other factors; art of arranging structures on the land and shaping the spaces in between (developer/investor version)

Smart Growth Philosophy that we should invest in urban centers and urban nodes while building outward slowly, preserving the environment and preexisting infrastructure. SWIM Surface Water Improvement & Management; provides stream protection through buffer requirements dictating size and allowed uses. TakingBased on the clause of the 5th Amendment- “nor shall private property be taken for public use, without just compensation”. Types are Physical taking (literally taken), Regulatory taking (deprives utility), Per se regulatory takings (economic viability). Tap fees A connection fee used to cover the cost of service installation which may include a tap, service line, water meter, excavation or boring costs, paving costs, etc. Terminated if property is destroyed (Nonconforming uses) If the structure exercising the nonconforming use is destroyed beyond a certain percentage (usually 50%) it cannot be rebuilt or repaired under the nonconforming use. TIA or TIS Tenant Improvement Allowance or Tenant Improvements (TIs) are a contribution of money towards the build-out cost, typically a dollar amount multiplied by the square footage or size of the rental space; changes to accommodate specific needs of a tenant; such as moving partitions, floor coverings, shelves, windows, toilets, etc.; as negotiated in the lease. TIA A report that indicates how much traffic will be created by a development, what effects the traffic will have on congestion, and what actions should be taken to mitigate those impacts. TIFs Tax increment financing (TIF) is a public financing method that is used as a subsidy for redevelopment, infrastructure, and other community-improvement projects Trip distribution Estimated travel direction proportion, in percent, of the total number of trips originating at or destined for the study site. Trip generation The development’s actual or predicted number of trips originated or destined for a site. A report that predicts the number of trips originating in or destined for a traffic analysis zone. UDO Unified Development Ordinance; Planning, zoning, and development codes all together Urban Growth Boundaries/ Urban Service Areas UGB, is a regional boundary, set to control urban sprawl by, in its simplest form, mandating that the area inside the boundary be used for urban development and the area outside be preserved in its natural state or used for agriculture. An urban growth boundary (UGB) or Urban Services Boundary (USB) is a jurisdictional boundary, set to control urbanization by designating the area inside the boundary as higher density and/or designated areas to which public services will be expanded; the area outside the boundary remains lower density rural development and usually does not have expansion of public services planned in the immediate (or even long-term) future. Use by Right A property owner's use of property and structures in manners consistent with that which is listed as permissible in the zoning district in which his or her property is located.

V/C Ratio Volume-to-capacity ratio is a measure of roadway congestion, calculated by dividing the number of vehicles passing through a section of highway during the peak hour by the capacity of the section. Variance Used to avoid unnecessary hardship without imposing a burden. It is a request to deviate from current zoning requirements. If granted, it permits the owner to use his land in a way that is ordinarily not permitted by the zoning ordinance. It is not a change in the zoning law, but a waiver from the requirements of the zoning ordinance. Vesting A period an investor or other person holding a right to something must wait until they are capable of fully exercising their rights and until those rights may not be taken away. Watershed An area of land that contains a common set of streams and rivers that all drain into a single larger body of water, such as a larger river, a lake or an ocean. Zero lot lines a piece of residential real estate in which the structure comes up to or very near to the edge of the property line. Rowhouses, garden homes, patio homes and townhomes are all types of properties that may be zero-lot-line homes. Zoning Categories Residential/Single Family, Multi-Family, Commercial/Office, Commercial/Retail, Neighborhood Commercial, Light Industrial, Industrial, Institutional, MixedUse, Civic....