Zoning Glossary
Every zoning term you need to know — explained in plain English for real estate developers, investors, and brokers.
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Rezoning
A formal change to the zoning classification of a parcel, allowing different land uses than previously permitted.
Permits & ApprovalsVariance
An exception to existing zoning rules granted to a property owner, such as reduced setbacks or increased height.
DevelopmentPlanned Unit Development (PUD)
A large-scale development with its own custom zoning rules for density, use mix, and infrastructure.
Zoning ActionsAnnexation
The process of incorporating unincorporated land into a municipality, bringing it under city zoning and services.
Zoning ActionsComprehensive Plan Amendment
A change to a municipality's long-term land use plan that guides future zoning and development decisions.
Permits & ApprovalsConditional Use Permit (CUP)
A permit allowing a specific land use in a zone where it's not automatically permitted, subject to conditions.
Permits & ApprovalsSpecial Use Permit (SUP)
A permit for a use that requires individual review due to its potential impact on surrounding properties.
Land UseSetback
The required minimum distance between a building and the property line, road, or other boundary.
Land UseDensity
The number of dwelling units or amount of development permitted per acre of land in a zoning district.
Land UseMixed-Use Zoning
A zoning classification that permits a combination of residential, commercial, and sometimes industrial uses on the same property.
Land UseOverlay District
An additional zoning layer applied on top of base zoning to impose special requirements or allow additional uses.
DevelopmentEntitlement
The process of obtaining all government approvals needed to develop a property, including zoning, permits, and environmental clearances.
Land UseZoning Map
The official map showing zoning classifications for every parcel within a municipality's jurisdiction.
Zoning ActionsSpot Zoning
A rezoning that benefits a single parcel in a way inconsistent with surrounding zoning and the comprehensive plan.
Zoning ActionsDownzoning
A zoning change that reduces the permitted density or intensity of development on a property.
Zoning ActionsUpzoning
A zoning change that increases the permitted density or intensity of development on a property.
Land UseNonconforming Use
A land use that was legal when established but no longer complies with current zoning after a zoning change.
DevelopmentPlat
A surveyed map that subdivides a larger parcel into individual lots, streets, and easements for legal recording.
Zoning ActionsGeneral Plan Amendment
A change to the municipality's general plan, used interchangeably with "comprehensive plan amendment" in many jurisdictions.
Permits & ApprovalsZoning Hearing
A public hearing where zoning cases — rezonings, variances, and permits — are presented, debated, and decided.
DevelopmentFloor Area Ratio (FAR)
The ratio of a building's total floor area to the size of the lot on which it is built, controlling development intensity.
DevelopmentAccessory Dwelling Unit (ADU)
A secondary, smaller residential unit on the same lot as a primary dwelling, such as a backyard cottage or garage apartment.
DevelopmentTransfer of Development Rights (TDR)
A zoning tool that allows development potential to be transferred from one property to another, preserving land while enabling growth elsewhere.
DevelopmentDevelopment Agreement
A binding contract between a developer and a municipality that locks in zoning, fees, and obligations for a specific project.
DevelopmentImpact Fees
One-time charges levied on new development to fund the public infrastructure needed to serve it, such as roads, schools, and parks.
DevelopmentForm-Based Code
A zoning approach that regulates building form and streetscape rather than separating land uses, emphasizing physical design over use restrictions.
DevelopmentSpecific Plan
A detailed planning document for a defined area that establishes custom land use, infrastructure, and design standards to implement the general plan.
DevelopmentCommunity Development District (CDD)
A special-purpose government entity created to finance and manage infrastructure for a new development through bond-funded assessments.
Land UseHighest and Best Use
The most profitable, legally permissible, physically possible, and financially feasible use of a property.
Land UseSite Plan Review
The municipal review process that evaluates a proposed development's physical layout, including buildings, parking, landscaping, and access.
Land UseLot Coverage
The percentage of a lot that may be covered by buildings and impervious surfaces, limiting the building footprint.
Land UseBuilding Envelope
The three-dimensional space on a lot within which a building may be constructed, defined by setbacks, height limits, and lot coverage.
Land UseLand Use Designation
The classification assigned to a parcel in the comprehensive plan that describes its intended future use, guiding zoning decisions.
Land UseUrban Growth Boundary
A regulatory line separating urban areas where development is encouraged from rural areas where it is restricted.
Land UseInfill Development
Development on vacant or underused land within existing urban areas, utilizing established infrastructure and services.
Permits & ApprovalsCertificate of Occupancy
An official document issued by a local government certifying that a building complies with codes and is safe for occupancy.
Permits & ApprovalsEnvironmental Impact Report (EIR/EIS)
A detailed study analyzing a proposed project's potential environmental effects, required under CEQA, NEPA, or similar state laws.
Permits & ApprovalsTraffic Impact Study
An engineering analysis of how a proposed development will affect traffic on surrounding roads and intersections.
Permits & ApprovalsDevelopment Review Board (DRB)
A municipal body that reviews development proposals for compliance with design standards, zoning, and site planning requirements.
Permits & ApprovalsStaff Recommendation
The professional opinion issued by planning department staff on whether a zoning application should be approved, denied, or modified.
Permits & ApprovalsPublic Hearing
A formal meeting where citizens can provide testimony on a proposed zoning change, development, or land use decision before a vote.
Permits & ApprovalsMoratorium
A temporary halt on new development applications or permits in a specific area, typically enacted while zoning rules are being revised.
Zoning ActionsZoning Amendment
A change to the text of a zoning ordinance that modifies regulations, standards, or permitted uses across one or more zoning districts.
Zoning ActionsProffer
A voluntary commitment made by a developer during the rezoning process to provide public benefits, infrastructure, or mitigate impacts.
Zoning ActionsVested Rights
Legal protections that lock in a developer's right to build under existing zoning rules even if the municipality later changes the code.
Zoning ActionsEnterprise Zone
A designated geographic area offering tax incentives, regulatory relief, and other benefits to attract business investment and job creation.
Zoning ActionsOpportunity Zone
A federally designated census tract where investors can receive capital gains tax benefits by investing in qualified funds.
Zoning ActionsTransit-Oriented Development (TOD)
Higher-density, mixed-use development concentrated within walking distance of a transit station to maximize ridership and reduce car dependency.
Frequently Asked Questions
A formal change to the zoning classification of a parcel, allowing different land uses than previously permitted.
An exception to existing zoning rules granted to a property owner, such as reduced setbacks or increased height.
A large-scale development with its own custom zoning rules for density, use mix, and infrastructure.
The process of incorporating unincorporated land into a municipality, bringing it under city zoning and services.
A change to a municipality's long-term land use plan that guides future zoning and development decisions.
A permit allowing a specific land use in a zone where it's not automatically permitted, subject to conditions.
A permit for a use that requires individual review due to its potential impact on surrounding properties.
The required minimum distance between a building and the property line, road, or other boundary.
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