The Commissioner — Fall 2008

Commissioner's Voice

The Steep Curve

By Michael W. Hutson, Commissioner
Troy, Michigan, City Planning Commission

When I was asked to accept an appointment as a planning commissioner in Troy, Michigan, I was honored. I thought I was prepared for the position — after all, I am a lawyer, I've served on the zoning board of appeals, and I have appeared before the planning commission countless times. After two years, I now know that the learning curve to become a really effective member of the planning commission was steeper than I had anticipated.

I had no idea that a commissioner had to deal with, PUDs, rezoning requests, the rewriting of the city's master plan, revamping of zoning ordinances, district overlays, requests for special uses within a zoning district, reductions of spaces needed for parking, and reviewing plans for site approvals.

Besides the plans, ordinances, and decisions, I had to learn about my fellow commissioners: How do they reach decisions? What are their "hot buttons" when it comes to planning issues? How flexible are they when a consensus is needed? And very important, how do we as commissioners interact with the planning staff and consultants? And how do we handle their recommendations?

I think I've come to grips with the requirements of the position, and I've come to understand and respect my fellow commissioners, but I am still frequently bedeviled — as are some of my fellow commissioners across the nation — when faced with the inevitable: What do you do when the applicant for a site plan approval meets all the city ordinance requirements but your experience and your gut tell that a few changes would improve the plan and would benefit the applicant, the city, and the citizens?

In our city, for example, a planned shopping mall was delayed for over 20 years because of the stubbornness of both the developer and the city. But when, after all those years, the mall was finally built, it was so spectacular that it is now a showplace for the community and the region.

And that's the conundrum. When the commission starts to weigh the request of the applicant, do you say it meets all the requirements and vote yes? Do you try and persuade the applicant to see why you believe the changes should be made? If the applicant does not want to make the changes, do you adjourn the request for a number of meetings until he caves in? Or do you just refuse to address the question and make the applicant sue the city?

I have reached my answer. But, what do you think? Send your replies to education@planning.org, and we will publish this exchange online.