It is midway through a rather routine planning board meeting. Until now, you have been considering issues that seem to be of more concern to technicians than to the public. Suddenly, you perk up. Next on the agenda is a presentation from an out-of-town developer, flanked by an articulate architect and well-connected local lawyers.
After a few formalities, they turn on their electronic show and urge you to approve the plans for their proposed development -- today. Wow! The streets never looked as attractive, the kids never happier, the sun never brighter as in their digitally-enhanced pictures. Their spreadsheets, pro formas, and other data also seem overwhelmingly positive.
Do not be surprised when applicants present their proposals in the best light. That's their job. Your responsibility as a planning commissioner is to get to the facts behind the pretty pictures and enticing words.
Avoid being overwhelmed by highly polished presentations. The color slides are enticing ... but there are no trees on the property today and the ones they show are twenty feet tall. What will the project really look like next year or the year after? Do the math yourself. After adding up the square footage of all the condos they anticipate, is the development more dense than their figures suggest?
Speak up. Ask questions. Do not be pressured into making a precipitous decision even if the applicants earnestly plead for action now. They may say that their option on the property is running out or the financing is in jeopardy. Perhaps another community is begging them to locate there and yours needs more economic development. Resist the blandishments or threats. Your sole concern should be your community’s interest, not theirs. None of these are reasons to make a decision ... either to approve or deny in haste. But neither is it fair to prolong the matter unduly.
Pressure to make a decision may come from others in the community, not just the applicant. Opposing citizens may pack the meeting, wearing buttons or waving placards. They may disparage the applicant’s claims and urge you to “just say no.” They are as entitled to their say as is the applicant.
Use your staff as a resource. But if the project is complex and your staff does not have the expertise to answer all your questions, considering hiring a consultant for a neutral, professional review. It is worth the expense. Be sure to visit the site, ask your questions, get the answers, and be willing to make a decision. Earn respect by insisting on and acting in the public interest.
Note from Planning Commissioners Journal Editor Wayne Senville: we're pleased to be posting over the next half-year, on a weekly basis every Wednesday, PCJ columnist Elaine Cogan's 25 tips for planning commissioners from her excellent Now That You're on Board Publication.
We hope this will provide a convenient opportunity for planning commissioners and other "citizen planners" to benefit from Cogan's years' of experience in working with communities. The complete attractively-designed, spiral-bound, Now That You're on Board publication is also available for purchase and delivery by mail.
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