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As a former planning commissioner, member of a regional development commission, member of a county board of adjustment, applicant making a land use request, and now professional planner, I have, at different times, applied for, presented, and decided land use requests. Understanding the different perspectives that applicants, commissioners, and staff "bring to the table," can enhance the quality of local decision-making and increase the credibility of the planning commission.

Facing Friends and Neighbors

As planning commissioners, I'm sure you have heard difficult requests from friends or neighbors that do not comply with the code. It is hard not to be empathetic with your neighbors. They stand before you, looking at you, hoping you -- of all people -- will understand and help them. After all, you live there. Silently, you wonder whether granting the request would be that bad. After all, it really wouldn't hurt anyone. What's a couple of feet in the greater scheme of things?

Similarly, you may be called on to decide applications that have evoked strong neighborhood opposition. This time, many friends and neighbors may be standing before you. One by one they make impassioned pleas against the proposal. Once again, you are in a difficult position. Silently, you wonder how you can approve this request with so may people in opposition. How could this possibly be best for the community? How could all of these people be wrong? Would I feel the same way if I lived next to this development?

Your staff, though they may empathize with your friends and neighbors, is usually not under the same pressure as you. While both your job's and staff's is to review projects to determine whether they comply with the code -- staff does not make the final decision. You do.

It is tempting as a commissioner to simply make a popular decision. It has been my experience, however, that in the long run, consistent decisions give you more credibility. Rest assured, it won't always be easy. Staff, on the other hand, would do well to remember how difficult it is for a commissioner to sit on the other side of the table, facing friends and neighbors, and vote against them.

The Applicant's Viewpoint

I remember approaching the podium to face "those people up front," hoping I would be able to speak and grateful that the podium hid my knocking knees. Now, as a planning director, I find myself playing "coach" to nervous applicants. Often the applicant doesn't really understand why board action is required. Combined with unfamiliarity with the process, it can be quite intimidating. As commissioners and staff, you can assist the applicant by explaining the process and the outcome. Frequently I call applicants after the meeting to make sure they understand what happened. It's surprising how often they misunderstand the board's action.

Behind the Scenes

Planning commissioners may well be unaware of the amount of time that staff spends in dealing with major or controversial requests. Staff may have met and talked numerous times with neighbors and the applicant to resolve the issues. In essence, staff often "lives and breathes" these requests for months at a time. In fact, I think staff members often become so involved with a request that they fail to pass on small, but important, details or other information, simply assuming that it is common knowledge. They forget that the commissioners only deal with these requests for one or two days a month.

Questions & Answers

That brings me to another important issue. As you review or listen to land use requests, do you have enough information to make a good decision? Do you have any questions? If so, do you ask them? As a commissioner, I know there were many times when I wished I had asked more questions. Remember, the only "dumb" question is the one you don't ask.

Have you read the agenda packet ahead of time and prepared for the meeting? As you prepare and find you need additional information, do you ask staff to get it for you?

I'm certainly not saying that you should have all your questions answered and your mind made up before the meeting. However, if staff can gather additional information to assist the process, it will benefit the commission, the staff, and, in many cases, the applicant. For instance, you may want to refresh your memory regarding a previous similar request. Often locating this type of information requires "digging" in archived files. Staff can either supply the information to you before or at the meeting. Or, you may have some information that staff is not aware of. If so, pass it on. All of this information can be very useful in making good, consistent decisions.