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HomeMy WebLinkAbout02042020 Planning & Zoning Laydowns ti American Planning Association THE COMMISSIONER Creating Great Commu.�it es`br qi 2019 .���>> �a�-•3 e �4 PLANNING TOOLS LAW BEST PRACTICES RESOURCES i data used to draw up these districts.The Let the Count Begin j result could matter a lot;'says William- son."Also,the census is almost the only 60 HIS MONTH MARKS THE BEGINNING of the countdown to the 2020 Census.It's the way to get an accurate demographic time when the Census Bureau heightens its search for some 500,000 temporary i profile of your community.The popula staffers to work door-to-door.But some of those workers will have a different job 1 tion might not have changed much,but than in the past.Census expert Chris Williamson,AICA says we can expect that some the census will suggest change that might two-thirds of the population will respond online. +' be coming.' 1 He cites the baby boom generation as an example."The population of your Census workers hitting the streets still area might seem stable at the moment, play an important role,though, but what about kids that move away—or Williamson is busy this time of the j retirees?`those changes could affect the year helping local officials—and plan- I housing you will need in the future—and ners--solve the problems that make the services you may be asked to provide. final count so difficult.A host of problems f�G Your total population may not change can result in an undercount on the census. f much,but the population characteristics The kev issues include the perennial j, �! definitely do:' undercount of children under five;the ` For planners,it's the long-form data l fears of local residents especially those that is most useful,he says.In 1960,one without citizenship,language barriers that out of six addresses got the long form, may discourage participation;and the dif- � which asked a broad variety of questions. ficulty of finding addresses,particularly Unit?d States In the late 1990s,a new version appeared. in areas with many vacancies and poorly Bure�� the American Community SurveCy.The marked buildings or temporary housing. � � ACS is now sent to some two million ;. All these thin can leave important demo- addresses each year. g P y graphic groups underfunded and threaten "Some of the data produced b-the g P g P P Y access to resources,Williamson says. ACS is better than others;'Williamson The hope is that people will respond sass."In some cases,there is a pretty large by April 30.When they don't,the Census 4 U.S.Census Bureau field service margin of error.And sometimes planners Bureau tries again in person. employee approaches a resident's door to are the only people who understand the ti> verify address data for the 2020 Census. �' g y statistical results:' •�..,h,` The major difficulty is addressing �. housing vacancies.Williamson notes The big question is how to get people that local planners count on the census The 1990 census marked the begin- to participate."The Census Bureau ` to profile their housing stock,When the ning of digital mapping(and of the GIS spends a couple million dollars on numbers aren't available to feed into their boom,Williamson says).It was also advertising,but that's not enough;'says everything is skewed. the beginning of the Complete Count Williamson."So some states do more' projections, � g g P Committees,which are in place in almost There is also concern about the census A changing census every state."The Census Bureau encour- taking place next year in the midst of a The decennial census has been the federal ages the committees,even creating com political campaign."There's fear that it and local governments'best source of data plete count contests'and passing out prize w011 be overt helmed;he says, tisince 1790,when the Constitution made money to the winners.;'says Williamson. Williamson is a rare animal:a planning it a requirement.The content and format The message is clear:For ever}-person PhDwith a BS in geography.He has been of Census 2020 largely dates from 1980, missed in the count.your community both a planning practitioner and a proles- when the Voting Rights Art was passed. loses funds" sor—and a 10-year veteran of the Census Williamson says the act responded to a Bureau.He see-cin planners as the best rt uiring elec- atters sources of know slzeq count [ zs information; ctozal districts to haequalPopulations, AhYhould planners and commissioners where the homeless arIor instance. In another decision this past June,the care about the census? "Thev're the ones who make sure Court voted five to four to turn down the "Almost every-community has everyone gets counted"■ q Crump administration's request to add a districts—for schools,elections,and question about citizenship. so on.The census provides the official < :° >>c . ed r Planning ��... ..,� THE COMMISSIONER Law a42 BEE l . �� -:��� �� }"•Y tv 4 ``sue ....�� , \ Among the sticky legal issues planning commissioners have to tackle are regulations for short-term rentals,rules governing the size and placement of signs,and where tattoo parlors can set up shop. ShR Commissioners Have to be Quick Studies CANNING BOARD members face deep-pocketed commercial operator with ; in your community—although of course complicated issues,whether they hundreds of units for rent. j you can regulate its location. serve a large city,a rural county, New Orleans has done a good job i Y or someplace in between.So they have addressing these issues,from prohibiting Window signs o to do their homework. STRs in the Vieux Carre to enabling them Commissioners regulate kinds of signs w in commercial areas.To see its program, with great care,and then drive by the Short-term rentals go to nola.gov/short-term-rentals, local grocery to see the ground-to-ceiling N The STR business—notably Airbnb and windows plastered with this week's loss- a VRBO—seems to have snuck up on us, Tattoos and the First Amendment leader.What happened? just as ride sharing has.No real plans and As commissioners,you must protect the The answer lies in the U.S.Supreme z certainly no regulations were in place for civil rights of all,even in areas you never Coures 2016 decision in Reed v.Gilbert. either phenomenon,yet both dramatically imagined would get your help.Adult i It makes it nearly impossible to regulate w affect land use.New York City recently businesses—strip clubs,for instance—are I sign content.You can limit,however, o brought a$21 million lawsuit against a protected by the First Amendment.You j the area of the sign—say not more than f group of real estate brokers accused of may roll your eyes,but as a commissioner i 30 percent of the window area and not v illegally operating STRs in 35 buildings in you know that the right to adult enter- blocking the view to the cashier(as St. o Manhattan;they used 18 corporate enti- tainment falls under the broad umbrella Paul,Minnesota's regulations stipulate). ties to convert 130 apartments and then j of protected speech,and that you are You can also distinguish between tempo rent them to 75,000 guests. obligated to protect it. rary and permanent signs(as Park Ridge, There is no one-size-fits-all approach And that includes zoning to allow Illinois,does). to planning and regulating STRs.Whole tattoo parlors.The case law is clear: Finally,you may wish to include the m neighborhoods have lost their social Tattooing is protected expression.As the window sign area in an aggregation of all a fabric when owners essentially abandoned Ninth Circuit put it in the 2010 case of kinds of signs and limit the total to some Y I Anderson v.Hermosa Beach,it doesrf t { measure like four square feet for each foot e their single-family homes for the greater return from short-term rentals.It's up to matter whether the protected expression of street frontage(Los Angeles).■ commissioners to draw the line between is a pen-and-ink drawing or a tattoo.The ow:ght Merriam..airs W the elderly widow who rents out a back takeaway is that you will be hard pressed Merriam.a past president of the American Institute certified Planners.is a planner-lawyer rn private bedroom a few days a month and the to totally prohibit a tattoo establishment practice vis;t dwightmerriam coin Planning December 2019 �e. THE COMMISSIONER Best Practices a A almost write my stories before the hear- ;•-,� ings because I knew-that the same people would trot out the same arguments:Too -- �� much traffic.Unsafe for kids.School over- _ crowding.Not enough parking.Reduced home values.Density too high. 3 I �11 �a _ Later,writing editorials and columns an `= = in Rochester,Minnesota,I began to consider planning and zoning as policy o 111{!1 (��uflu�@ 1II I11111� _ i rather than the clash of the week.Why,for e i Mill illI I I example, - subdivisions, s mple m code-compliant mphant�ubdty, ns, are single-family houses laid out in a fashion accessible only by car?Why does _ a community oppose a new apartment ' complex or fast-food joint? It was obvious to me that the moti- vations behind these reactions—racial economic bias,preserving property- — values and neighborhood character,or maybe simple fear of change—were generally less clear. -1tk,6 But one thing was certain:Zoning codes had become tools to oppose T e development rather than rules for devel- opment. , And zoning disputes had less to do with shaping a city's growth and _ m more to do with parking,density,signage, floor-area ratio.height limits,parking minimums,and the number of bedrooms Brian Williams attends Riverfest in uolumbus,Ohio,where he was once employed as a full- or barstools per parking space. i time reporter and is now a member of the University Area Commission. In 2004,after covering rural and t'`,,.'�..*'•" ' urban land-use issues for the Columbus � � Dispatch,I left ournalism to become Perspectives on Zoning j.{ an advocate for the things I cared most about:land use planning,farmland OURNALISM SCHOOL DIDN'T TRAIN ME for city council shouting matches about preservation;urban revitalization, r curb cuts,floor-area ratios,or parking lot lighting.Instead,I learned on the job at public transportation. vy several newspapers,listening to residents and public officials talk past each other in public hearings. ...to commissioner It turns out that my 25 tear of newspaper experience was excellent preparation for Three years ago,I became a member of my current role as a member of the University Area Commission in Columbus,Ohio. the University Area Commission,the group that,among other things,makes recommendations on zoning variances to From reporter... Within a few years,I was covering the city cormcil and the board of coning In 1979,a few wrecks into my first news zoning battles in the Chicago suburbs. adjustment. Che commissions jurisdic- 4 paper job in an urbanizing township?tl When people complained that an apart tion covers the neighborhoods adjacent emiles from Cleveland,I recall driving ment building or convenience store would to--but not including The Ohio State home from a hearing confused by the lower property values,it seemed to me— Lnit-ersity campus. angry cries of"spot zoning!"In fact,the a renter in the city that they were more My appointment came at a time of 4 small market that residents vehemently interested in profiting from the comma- rapid,large-scale redevelopment on z opposed struck me as a good lit for the nits than investing in it for the long term the High Street campus strip and other s community. Soon.l was jaded enough that I could neighborhoods near OSt..The biggest I 3 Planning _u 7 ti zti THE (OMMISSIONER col i io b i Co-ie fibers of(1SSN receive t1-1997 vs published part r rEe 3 pea, cr the American can Planhers ma Association Planning comm�ssione orbcia,i-,embers of APA receive the ievas',etter as part o e �,emncrsh�p paC�age others may subscribe.16mberley \ ;� ., � •;; Jacques,Editor Joel A b. o. snc,o.-.Chief Exec lit ve Officer 2019 Amer can P!a­vno Association wh ch has offices at 205 iN.Michigan Best Practices Resources Ave.Ste 1200,Chicago, L 60601 5927.and 1.030'5th St. NW Suite 5 West.was-� gton.DC 70000-1505.plannng.org.All rights - ' reserved No part of this publication maybe reprodcced or uti.Zed in any corm or b, a,, means w thout oe m ss on in—t-rig from APA debate was over a plan to raze a block of center brick foursquare houses to y q build an I I-story mixed-use development. COMMISSIONERS' BOOKSHELF �.. Central Ohio foresees as many as a million new residents by 2050.As baby These five books are of particular value to planning commissioners, boomers retire,seniors are expected to zoning board members,and historic preservationists: become one of the fastest-growing demo- graphics.The other will be millennials, Creating Vibrant Public Spaces(2009)by landscape who are still joining the workforce and architect Ned Crankshaw offers a straightforward, starting families in great numbers.Both thorough,and congenial account that can help decision ��. cohorts are drawn to walkable,mixed-use makers ask good questions.If you can read only one book neighborhoods.As demand grows for In this bunch,make 1t this.One thought "Each circulation apartments,condominiums,and small, j pattern is a continuum that converts auto drivers to large detached houses,the interest in lar pedestrians and then back again.The point of conversion v, ; suburban homes is shrinking.That means from driver to pedestrian is a significant change in the experience:' neighborhoods like the University District are likelyto become a hot commodity. The Heart of the City:Creating Vibrant Downtowns Y f y g Meanwhile,many local residents have for a New Century(2019)by Alexander Garvin is a a visceral dislike of"density."They voice magisterial view from someone who seems to have been their opposition in terms of height hmrts> everywhere and seen everything and who is concerned •. floor-area ratio,and parking spaces— that environmental impact statements and organized figures that don't necessarily reflect objectors unduly hamper(re)development. l population per squire mile.In tact,the i university district has more residents per :., tY 1 i square mile than any other place in Ohio. � Advancing Equity Planning Now(20 8) s edited by As a reporter,I observed as public offi- i Norman Krumholz and Kathryn Wertheim Hexter. w` cials> aw-;developers,lawyers,and residents Contributors emphasize that planning leaders can help P '� talked without listenin Now I serve with those least able to help themselves by asking two simple or represent neighbors who can recite questions:"Who benefits?"and"Who pays?"The book t ;R arcane,arbitrary numbers in the zoning includes many examples.not all successes for Team code but have no idea how to create or Equity. maintain a vibrant,viable neighborhood. I'm increasingly convinced that solutions Buy-ins for Buyouts:The Case for Managed Retreat from .\� do not lie in the zoning code,and that the ` " Flood Zones(2016)by Robert Freudenberg,Ellis Calvin, �� • neighbors'tears are really about design and Laura Toikoff(Regional Plan association),and Dare and change. Brawley(Columbia University)addresses a chronic, Our zoning committee has exper- difficult,and divisive planning issue using examples from \ imented in recent months with a less two recent Atlantic hurricanes. The best answer,when adversarial approach,asking developers to possible:is to start early. come to us early in their planning process for a conceptual review.Iye encourage Historic Preservation:An introduction to Its History, them to meet with residents and civic Principles,and Practice 'tnlyd edition 2018)by Norman groups—a process that in some Cases Tyler'AICP,Ilene R.Tyler,and Ted J.Ligibel,is a weighty and authoritative tome that still results in compromise and design changes manages to inform with o: that satisfy both sides.It's not perfect, practical and unanticipated insights.The authors make a R but it takes the focus away from formulas sustainability case for reusing the massive stock of e and figures. post-World War II buildings,sometimes despite their After all,numbers can be deceiving. quality issues(more on this In Planners Library). A good community; more than the sum ti -i-lard-d Henae•s:.r of its parts.■ -Henciersor is Pfannina s e9.;ar beck reviewer ants s a`•ee arce e �nrie• bey ie ..nners,i A a C. », -i-: ow - Planning e, Conflicts of Interest for Planning Commissioners A conflict of interest is a contradiction between an individual's personal interest and his or her public duty. Such conflicts can exist whether or not money is involved, and whether the conflict is actual or only perceived. Questions about conflicts of interest are part of larger due process considerations concerning the impartiality of the planning board or commission. Such conflicts threaten the right of applicants to receive a fair hearing and decision. To avoid conflicts, a planning commissioner must maintain independence, neutrality, and objectivity in an environment of often competing interests. Scenarios. Circumstances that may involve a conflict of interest include: • a personal bias or prejudice concerning any interested party or representative of a party in a matter before the commission; • a personal or financial relationship with any party or party representative; or • an action on a matter that may substantially affect the personal or financial interests(either directly or indirectly) of the commissioner or the commissioner's family, such as owning nearby property. Most communities have guidelines governing these types of financial conflicts of interest through state legislation or local ethics ordinances. Even if the ordinances are written to cover only elected officials, they are an excellent benchmark regarding com- munity expectations. A planning commissioner is in a position of high public trust and must scrupulously avoid even the appearance of using zoning decisions to assist the financial prospects of family members. Key players and special interests. Each member of 6 planning commission brings to the commission an individual history, including education, training, and experience. Several studies have examined the occupations of members. Those studies show that some jurisdictions, when appointing commission members, seek people with professional or business familiarity,while other communities have "unwritten guidelines" preclud- ing developers and realtors from sitting on the commission in order to help minimize Uick-....- otes PAS QuickNotes No.4 ATnerican Planning Association potential conflicts of interest. While an individual's involvement in special interest groups, such as home builders associations, real estate boards, environmental advocates, or neighborhood groups does not automatically create conflicts of interest, the perception of bias may arise. HOW TO AVOID CONFLICTS OF INTEREST Protocol when conflicts occur. When a commission member is being asked to participate in a decision in which he or she feels a conflict of interest may exist, that member's duty is to publicly disclose the nature of the potential conflict. Failure to disclose a conflict of interest is grounds for removal from a planning commission or zoning board. On finding an i actual or apparent conflict of interest, the commission chair shall excuse the member from participation in the matter. It is also acceptable for indi- vidual commissioners to recuse themselves in the face of a possible conflict. For example, if a friend's or relative's business or property is under consid eration, a commission member should disqualify himself or herself from influencing the decision. Determining when disclosure alone is enough or when recusal or withdrawal is the more appropriate course of action can be a challenge. Leaving the decision up to the board can remove the bur- den from the individual and allow for a more trustworthy decision-making process but could require extended conversation and questioning to deter- S011«' colnutissio<<s adopt 111eu ouni ethical o-aideluies,lo1. mine the real or apparent conflict. A good alternative is to use the "disin- dealing euith not only con/lists o/'interest but the orerall terested person" test. If someone with no background or experience in the conduct of appointees. matter would think there is a conflict, act as if there is one. (Continued on back) _ incrican 1'/utmin -AssocZutl J)u011 •_I/ukut C/rrrt(bnrmuni!/es 1Lu/r/u n t Z 0�� Familial Contacts. What is reasonable in terms of familial contacts may vary from community to community; for example, in some small jurisdictions, extended families have been around for generations and interrelationships between applicants and commission members are common. Such contacts may be so pervasive that a commission member could not regularly be excused from participa- tion; if that were the case, the commission might not ever achieve a quorum. However,a commission member can publicly declare the relationship and make an affirmative statement that the relationship, although it exists,will not impair his or her judgment. Again, if the conflict of interest is financial, even if it might be common practice to vote on matters of direct financial gain, the ethical planning commissioner should not do so. Outside Communications. Ex parte communications (i.e., communications between a commissioner and an interested party out- side the commission meeting) can give the appearance of unfairness or impropriety and result in a conflict of interest. If a commission- er receives communications about a proposal outside of a commission meeting, the member has the duty to reveal the communications during the consideration of the proposal. Also, members should avoid committing themselves to a position on particular issues during any outside communications. Be Proactive. Advance planning can stop potential conflicts before they happen. Scheduling informal discussions about situations that might result in conflicts of interest and consideration of how these situations might be avoided would be helpful. An annual "ethics check" gauging commissioners' familiarity with local and state ethics laws is a good idea. Such an assessment also gives individuals an opportunity to consider how business and personal affiliations relate to their roles as a planning board member. Also, commission- ers should consider drafting and adopting their own ethical guidelines for dealing with not only conflicts of interest but the overall con- duct of appointees. Planning Commissioner Training. All newly appointed members should participate in training programs. Excellent programs designed by the local planning agency, the state APA chapter, or the statewide government organizations, such as municipal leagues, exist. Commission members should fulfill continuing education requirements annually. Effective training programs educate members about the ethical standards for commissioners, including instruction on avoiding potential or perceived conflicts of interest. Developing a shared set of values through training and discussions can help elevate the ethical standards of a planning commission. ETHICAL RULES AND GUIDELINES State and Local Ethics Regulations. Several states, including Connecticut, Idaho, and Michigan, have provisions specifying appro- priate conduct for members of planning commissions. Most states have some legislation addressing conflicts of interest for appointed offi- cials,which include planning commissions. Because state statutes may change, commissioners need to rely on their planning staff or legal staff to regularly review laws affecting open meeting and ethical requirements for elected and appointed officials. Some local planning commissions have also adopted administrative rules that speak to good ethics,especially in terms of conducting fair meetings. APA's Statement of Ethical Principles in Planning. Planning commissions or zoning boards without their own statement of ethical conduct should consider adopting language from APNs statement of Ethical Principals in Planning. Planning professionals and planning commissioners should: • make public disclosure of all "personal interests" they may have regarding any decision to be made in the planning process in which they serve, or are requested to serve, as advisor or decision maker; • define "personal interest" broadly to include any actual or potential benefits or advantages that they, a spouse, family member, or person living in their household might directly or indirectly obtain from a planning decision;and • abstain completely from direct or indirect participation as an advisor or decision maker in any matter in which they have a personal interest, and leave any chamber in which such a matter is under deliberation, unless their personal interest has been made a matter of public record. For the full text of the APA's Ethical Principles in Planning, see www.planning.org/ethics/`thics.htm/. The AICP Code of Ethics. In setting forth principles to which planning professionals should aspire, the AICP Code states: We shall avoid a conflict of interest or even the appearance of a conflict of interest in accepting assignments from clients or employers. For the full text of the AICP Code of Ethics and Professional Conduct, see www.planning.org/ethics/concluct.htm/. Personal Ethics. Even under the ethical guidelines set forth by governments and professional organizations, gray areas exist where indiscretions could go unnoticed. In these cases, each planning commissioner must work to ensure an unbiased process, uphold the commission's credibility, and, most importantly, maintain the public trust. Patrick C. Smith PAS(wick\oies is a ptibliratiou o%thc-(urericarr Plu urinl;_Issoriutiur+s Plcurrriug Jdri.soi l .�erricv(l'IiJ. Copi-rig-la 02000. l isit PIS oulhic fit rru•rr./rhrn- nrvr ondpas to lull urrl how PAS(.cur work'lor.roo. PAS subscribcr:c con IoL'rir fir rrcces.s to/urciorr.s cvlitiuns a%PAS Quick\otes and the list u/rrli'rrures la'each topic..Inrericuu Plctnnin '.Issucicrliun slu%l: II: Pull Fidler.Fut'P. L':reculirP Nirector: It illium R. Mciu. itrl', tlireclor ul RPSea/'Cl(:L17111.Il. Russ. I/('/,. Plrrrrrr ill"'.Idrisurr'.;Prrice.I�fill urLrr:.fill r llecinarri(.h.?rn lot-L•7/itor;SusruI 0ev",rur. Cruplric Ucsir,-urr. . PAS QuickNotes No. 4, Conflicts of Interest for Planning Commissioners x r• otesOex PAS QuickNotes No.4 Americaii Planning References N Associatimi 1. Published by American Planning 2. Other Resources Association Dale, C. Gregory. 2002. "Who Shall Serve?Public Interest vs. Special Cooper, Connie. 2005. "Who Should Serve on the Planning Interest." Planning Commissioners Journal48 (Fall): 4-5. Commission?" The Commissioner, Summer. Mandeker, Daniel,R. 1997. Land Use Law. Charlottesville,Va.: Lexis Law Dennison, Mark S. 1994. "Dealing with Bias and Conflicts of Interest." Publishing. Zoning News, November. Salkin, Patricia E. 1998. "Legal Ethics and Land Use Planning." Urban Hunter,Ted and Jim Driscoll. 1996. "The Planning Commissioner as Lawyer 30, no. 2: 383-401. Judge." The Commissioner, Summer. . 1999. "1998 Survey of Ethics in land-Use Planning." Fordham Klotz, Philip H. 2006. "Commissioner's Voice: Six Things I Wish I Had Urban Law Journal26: 1,393-1,406. Known When I First Became a Planning Commissioner." The . 2001. "Litigating Ethics Issues in Land Use: 2000 Trends and Commissioner, Spring. Decisions." Urban Lawyer 33, no. 3: 687-704. Papsidero, Vince. 2004. "The Role of Staff in Relation to the Planning Commission." The Commissioner, Fall. PAS QuickNotes No. 4,Conflicts of Interest for Planning Commissioners AineiiMn hfCiniiiiig A$SoCiatioll • 1Jr1king Crew Colnumilities 11a1�pert P(i e 2 of 2 HOW TO AVOID CONFLICTS OF INTEREST ETHICAL RULES AND GUIDELINES 1. Published by American Planning 1. Published by American Planning Association Association American Planning Association (Ed.). 2002. "Tennessee Mandates American Planning Association. 2005. "APA's Ethical Principles in Training for Planning Commissioners." The Commissioner, Fall. Planning." The Commissioner, Spring. Easley, V. Gail and David A. Theriaque. 2005. The Board of Adjustment. Barrett, Carol D. 2001. Everyday Ethics for Practicing Planners. Chicago: Planners Press, Washington, D.C.:American Institute of Certified Planners. Mock, Stuart. 2001. Growing Smart Legislative Guidebook:Model Statutes Meck, Stuart. 1995. "How to Be a Better Planning Commissioner." The for Planning and the Management of Change. Chicago: American Commissioner, Summer. Planning Association. . 1997. "APA Fine Tunes the Planning Commission." The Parish,Jeri. 2006. "Commissioner's Voice: Zoning for a Better Commissioner, Fall. Community." The Commissioner, Winter. Salkin, Patricia E. 2005a. "Conflicts of Interest in Land-Use Planning and 2. Other Resources Decision Making". The Commissioner, Spring. Berman, Evan M.,Jonathon P. West, and Stephen J. Bonczek, eds. 1998. Sizemore, Stephen. 2003. "Rules of Procedure for Planning The Ethics Edge. Washington, D.C.: International City/County Commissions." The Commissioner, Spring. Management Association. Slagle, Marchall. 2001. "Kentucky Enacts Continuing Education Hendler, Sue, ed. 1995. Planning Ethics:A Reader in Planning Theory, Requirements for Planning Officials: The Inside Story." Land-Use Law and Practice,and Education. New Brunswick, N.J.: Center for Urban Policy Zoning Digest, September. Research. Salkin, Patricia E. 2005b. "Back to Kindergarten: Pay Attention, Listen, 2. Other Resources and Play Fair with Others—Skills That Translate into Ethical Conduct in Dale, C. Gregory. 1991. "Conflicts of Interest—A First Look." Planning Planning and Zoning Decision Making—A Summary of Recent Cases and Commissioners Journal 1, (November/December: 6-7. Decisions on Ethics in Land Use Law." Urban Lawyer 37, no. 3: 573-93. 1999. "Caution: Conflicts of Interest." Planning Commissioners Journal 34 (Spring): 19. 2002a. "It's All Relative." Planning Commissioners Journal 46 (Spring): 17-18. Salkin, Patricia E. 2002. "Avoiding Ethics Traps in Land Use Decision Making." Unpublished manuscript. Rocky Mountain Land Use Institute, Albany Law School. PAS QuickNotes No, 4, Conflicts of Interest for Planning Commissioners