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07/02/2007 - Minutes CITY OF TIGARD PLANNING COMMISSION Meeting Minutes July 2, 2007 1. CALL TO ORDER President Inman called the meeting to order at 6:20 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman; Commissioners Anderson, Caffall, Doherty,Fishel, Hasman, Muldoon (arrived late),Vermilyea (arrived late), and Walsh Commissioners Absent: Staff Present: Ron Bunch,Assistant Community Development Director; Gary Pagenstecher, Associate Planner; Darren Wyss,Associate Planner; Marissa Daniels,Assistant Planner;Doreen Laughlin,Administrative Specialist II;Marcus Mead,Intern;Jerree Lewis,Planning Commission Secretary 3. APPROVE MEETING MINUTES Motion by Commissioner Doherty, seconded by Commissioner Hasman to approve the June 18, 2007 meeting minutes as submitted. The motion was approved as follows: AYES: Anderson, Caffall, Doherty,Fishel, Hasman, Inman,Walsh NAYS: None ABSTENTIONS: None EXCUSED: Muldoon and Vermilyea 4. PLANNING COMMISSION WORKSHOP WITH COGAN OWENS COGAN Introductions Consultants, Commissioners, and staff introduced themselves. Top Issues, Questions for Discussion Elaine Cogan handed out materials for the workshop (Exhibit A), including an excerpt from Robert's Rules of Order. Planning Commission Objectives: Role PLANNING COMMISSION MEETING MINUTES—July 2,2007—Page 1 - Role Of The Public - Role Of Staff Ron Bunch gave a summary of the roll of the Planning Commission in Tigard. He advised that the State statute gives authority to a city to appoint the Planning Commission (Chapter 227 of the ORS). He said the city needs the Planning Commission to make recommendations. They are the front line to the community's boards and commissions— they reach out and engage the community in decisions regarding the use of land. They are also advisors to the City Council. The Planning Commission has a direct hand in dealing with decisions and issues that are discretionary and legislative in nature. The Commissioners were asked to complete the sentence, "This workshop will be successful if ." Suggestions included (consultant responses are in italics): • Cover important laws pertaining to planning and the Planning Commission; are there any legal precedents. Staff is more aware of what's gone on in the past,but the Planning Commission may not be aware. We probably will not work on this tonight.A second workshop could cover more administrative or background and legal questions that have been brought up,perhaps with the City Attorney. • Grasp as much knowledge as possible. • Many people come to the Planning Commission with their own specific agendas dealing with their individual neighborhoods. Once their individual needs were met, they left the Commission. We have a hard time getting new people. • There isn't much problem with the rules of order or how a meeting is conducted. We need more coaching on how to interact with the public. • Good feel for how I interact with both sides (developer and neighbor), so they both feel like it was a win-win situation. The public isn't ignored. • Like to have things planned before we go into a public situation. Not uncomfortable being the lone person; but the public should see the group as cohesive—we listen and make educated decisions. • Legally,what can the Commission do—what can we tell the builder and citizen that they can/cannot do? Staff will direct the Commission on that matter. • We need to change the public persona about the Commission. It's awkward with how we interrelate;what can we do legally and in what type of forum to plan for a hearing? What can we talk about ahead of time? • Like efficient meetings —the public can ramble at times. The Commission should be on the same page and know their roles a little more so they can help out the chair. • Would be valuable to look at the plans and chat beforehand to see if everyone is interpreting things the same way; the Commissioners could come to the hearing with some feedback. • Would like to know how to engage the public. • How can we politely cut somebody off? How can we manage the discussion? • Like the spontaneity—that's what the process is about. Like that we come before public with a variety of opinions and perspectives. That shows that we're listening, PLANNING COMMISSION MEETING MINUTES—July 2,2007—Page 2 we're trying to ensure that we're trying to do what's best for the public. If we come out with a united front,it looks like we've already made our decision. The Commissioners were asked about relationships with staff: • Would like staff to make recommendations and not switch mid-stream once we're in front of the public. The consultants did speak to staff about the Commissioners havingpre- meetings before the regular meeting. The idea of a pre-meeting is to get the ideas and background from staff. • Pre-meetings could allow for pre-questions. Some of the terminology and codes can be foreign to some of the Commissioners. • Likes the staff report that indicates whether staff is for or against a proposal. There are bits and pieces of communication that need to be added and subtracted. Staff is very willing to receive calls from the Commissioners. A relationship with the staff is one of the best things the Commission can have. • We need opportunity to interact with staff. Would like a workshop with staff to talk about expectations of each other. The relationship needs to be respectful,•please avoid castigating staff in public. You have a right to question the data and recommendation, but ty not to do it in public. Ms. Cogan discussed the items on sheet#2 of Exhibit A and had the following suggestions: • Change the agenda order if there is a controversial item that needs to be heard. Staff can advise the chair about any"hot buttons." • Put times on your agenda. • Allot a specific amount of time for each person to speak. Three minutes is ample amount of time. • If someone brings written testimony, ask them to summarize their remarks. Tell them that you will read the testimony. • The applicant should have ample time to present the proposal, but it should not be an hour. • Don't have any surprises —tell people ahead of time what the time limits are. • It was suggested that the applicant and opponents be notified earlier about how long they have to testify. • You can ask leading questions, but don't argue with the applicant or citizens. • If the public is abusive, the chair or another Commissioner can let them know it's not appropriate. • Appropriate attire is important. • Look at the agenda—don't take on too much. Your meeting shouldn't last more than 21/2 hours. The Planning Commissioners discussed problems with the last public hearing. They were frustrated that the applicant did not have a complete application. It was a waste of the Commissioners' time. It was suggested that a list of application submittal requirements be provided so the Planning Commission would know what to expect with the application. PLANNING COMMISSION MEETING MINUTES—July 2,2007—Page 3 President Inman said she does not want to see a system that "hog-ties" the development community. She would rather have the applicant come forward with issues on the table, with disagreements or differences of opinion. It's OK for the Commission to deny an application. Completeness does not have to be "blessed." Planning For Success: - What Can Staff Do To Help Prepare You For Success? - What Can The Planning Commission Do To Conduct Effective, Efficient Meetings? Ms. Cogan asked the Commissioners how staff could help them to reach fair decision: • At the start of a hearing,have staff provide a current density calculation (possibly have a handout for the Commission). The initial density assessment may have changed. • It's helpful that the staff report is written in understandable way; likes the staff report listing every item that is met or not met. • Like being able to ask questions of staff and the applicant. • Would like some kind of a brochure on 'Welcome to the Process". • Need updated conditions of approval. The Commission needs directions as to which conditions may have changed or been eliminated. • Don't know the difference between a subdivision and a planned development. Would like to have something that compares the differences between the two. • Would like to have a glossary of terms with code citations. • What is the valid purview of the Planning Commission on an application? The staff report shows the criteria for making decisions. The Commission can ask questions that relate specifically to the criteria. The Commission also has the right to ask quality of life and community issue questions. • Need to know who on staff the Commissioners can go to with questions. For legislative issues, Commissioners can contact the person who wrote the staff report or Ron Bunch;for Current Planning issues, they can contact the person who wrote the staff report or Dick Bewersdo ff. Commissioners can also call the Planning Commission secretary. • Would like to know more about Clean Water Services and the development process. Perhaps the Commission needs a primer on the planning process that details who's responsible for what,from application submittal until approval(detailing what jurisdiction is responsible for review, inspections, etc.). Ms. Cogan offered some suggestions: • Don't hold a monologue between you and the applicant; be sure to include the rest of the Commission in the discussion. Give others chance to enter into the conversation. • Go to the meeting as a proactive member; do your homework. • Speak sparingly when you have something to contribute. • Do not have side conversations with other Commissioners or staff during the meeting. • Maintain a willingness to entertain differences of opinion. PLANNING COMMISSION MEETING MINUTES—July 2,2007—Page 4 Tools: Work Sessions - Simplified Roberts Rules/Motions, Etc. Other The Commissioners discussed meeting procedures and Robert's Rules of Order. Some Commissioners prefer a formal meeting setting where everything goes through the Chair— the Chair controls the meeting and Commissioners need to ask permission to speak. Others prefer a more informal setting. Most agreed that the process needs some structure— everybody needs the opportunity to ask questions and be heard. President Inman said she likes it when people raise their hands to be recognized. It's a signal to the Chair and to other Commissioners that they have something to say. Ms. Cogan advised that individual Commissioners can be the summarizer during a meeting— they can summarize what has already been said and move the discussion on to something else. With regard to making motions, the following suggestions were made: • Don't be fearful of asking for a motion. • It's important to get everything in one motion. If there is consensus on an item,it can be put aside in a "parking lot" to be included in the final motion; the Commission can move on to another issue. Staff can take notes and paraphrase it back to the Commission for the motion. • Take a break to confer with staff and craft the motion. Make sure the audience can hear the deliberation. • A recommended motion in a worksheet format could be included in the packet materials. The basic motion could be listed at the top with blanks below so the commissioners could add notes (parking lot items could be added as they go). Conditions of approval could also be added. Detailed Discussions: What Other Information, Technical or Process, Would the Planning Commission Like to Receive? How? The Commissioners would like staff to develop a primer specific to Tigard from the developer's side, from the day they come in with a proposed development through the construction permitting and inspection process. 5. OTHER BUSINESS None 6. ADJOURNMENT PLANNING COMMISSION MEETING MINUTES—July 2,2007—Page 5 The meeting adjourned at 9:00 p.m. Jertee i,e 's,Planning Co 'ssion Secretary 3 ATTEST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—July 2,2007—Page 6 City of Tigard Planning Commission Workshop July 2, 2007 PRINCIPLES OF EFFECTIVE AND SUCCESSFUL PLANNING COMMISSION MEETINGS 1. Have sufficient copies of the agenda and associated materials for all attendees. 2. Set aside quality time for the most important matters. 3. Allow ample time early on the agenda for issues on which the public wants to comment. 4. Always be polite to each other, staff, and the public. 5. Discipline yourselves; discuss only one issue at a time. 6. Know rules of order but apply them wisely. 7. Be aware of the effect of body language on your colleagues, staff, and the public. 8. Seek consensus whenever possible but know when you need to "agree to disagree." 9. Be part of the solution,not the problem. 10. Begin and end on time. © Elaine Cogan owe COGAN City of Tigard Planning Commission Workshop July 2,2007 HOW TO WORK WITH THE PUBLIC AT PLANNING COMMISSION MEETINGS © 1. Place controversial issue early on the agenda; allow sufficient time for all to be heard. 2. Have sufficient copies of the agenda and summary of all reports for all attendees. 3. Assign specific time for individual testimony and enforce it; rotate"pros" and "cons" if applicable/known. 4. Show you are listening to public comments by leaning forward; maintain eye contact; avoid drumming your fingers or a pencil on the table or reading. 5. Take notes sparingly. Appearing to write down every word may intimidate the speaker. 6. Never chat with colleagues or staff while a member of the public is speaking. 7. If possible, respond to each speaker by name. 8. Use language the public can understand. Avoid planning jargon, or explain the terms if necessary. 9. Never argue or engage the public in debate. 10. Avoid sarcasm or"in jokes." 11. Show respect to the public and they will respect you. © Elaine Cogan COGAN OWENS COGAN City of Tigard Planning Commission Workshop July 2,2007 HOW TO DEAL WITH DIFFICULT PEOPLE AT PLANNING COMMISSION MEETINGS © 1. Establish and maintain the appropriate environment. 2. Prepare for the worst but act your best. 3. Be fair, reasonable and even-tempered to all. 4. Follow the democratic process. 5. Set and follow time limits for everyone. 6. Be proactive. 7. Maintain a sense of humor, but laugh at yourself, not others. 8. Understand the affect of your nonverbal behavior. 9. Disagree without being disrespectful. 10. Remember that everyone is "difficult" about something sometime. © Elaine Cogan COGAN OWENS COGAN City of Tigard Planning Commission Workshop July 2, 2007 HOW TO ANSWER QUESTIONS WITH EASE © 1. Follow the agenda; do not be sidetracked by irrelevancies or questions that are not on the subject. Politely but firmly,tell the person you and the staff are noting the issue but that it's not directly related to the subject at hand. 2. Show by your body language that you are listening carefully. 3. As you listen, make a quick appraisal of the questioner; try to understand his/her agenda and/or real feelings. 4. Avoid answers that are specific to only one individual. Relate your answers to the experience or concerns of others in the audience or to previous points you or others have raised. 5. If the questioner needs more information, arrange to have the staff meet with him/her afterwards. 6. Maintain your poise; do not fall for"red herrings" or baited questions. If necessary,repeat the points you have stated before or explain your position in more detail. Move on to the next topic or question. 7. Always be polite; never argue. 8. Maintain a balance between firmness and flexibility. 9. To relieve tension, use movement or humor, but not at the expense of the questioner or others. 10. Do not be afraid to say, "I don't know." Ask staff to help out or follow-up promptly. © Elaine Cogan COGAN COGAN City of Tigard Planning Commission Workshop July 2, 2007 HOW TO HOLD A PRODUCTIVE PUBLIC HEARING General 1. Prepare yourself physically. Be rested and well-fed. 2. Announce the ground rules clearly—time schedule,time allotted to each speaker, and how you will enforce it; how testimony will be and received and considered; other pertinent points. Repeat as often as necessary. 3. Have agendas and handouts for the sufficient number of expected attendees. 4. Dress comfortably and appropriately. 5. Arrive early. 6. Arrange the environment to minimize the distance between yourself and the public. 7. After any break, repeat your initial presentation. (You may need to do this another time if there is a noticeable change in the composition of the audience.) 8. Listen actively. 9. Begin and end on time. During the Public Testimony 1. If you or any other Commission member seems to be feeling sleepy or uncomfortable, call a five-minute recess. 2. Refer to each individual by name as they have introduced themselves. (Thank you,Mr./Ms. /Mrs."). 3. If you are entertaining questions, answer them directly and to the point. 4. Maintain eye contact, first with the questioner, and then with the entire audience. 5. Avoid jargon;talk to.the level of your listeners. 6. Do not get trapped in discussing an individual situation; if necessary, offer to talk after the hearing or at the break. 7. Never argue. Be firm and polite. 8. Do not be afraid to say you do not know; offer to have staff follow up soon afterward. 9. Cut off wordy people with: • An alarm or buzzer. • A gentle reminder. • A firm, "Thank you; now it's time to hear from..." • Request they submit the rest of their remarks in writing. • Five-minute recess. © Elaine Cogan COGAN OWENS CO.GAN City of Tigard Planning Commission Workshop July 2,2007 HOW TO MANAGE A PLANNING COMMISSION MEETING WHEN YOU ARE IN CHARGE © • Know the rules of order to move along the agenda, but enforce them sparingly. ® Follow an agenda whose items are in priority,not linear, order. ® Agree on time limits and follow them. ® Seek common ground. • Focus discussions on issues, challenges and values, not positions and personal preferences. • Keep the discussion moving. Give everyone an equal opportunity to participate, but allow no one to dominate. • Maintain your objectivity. • Summarize and look for areas of agreement among commission members, as the meeting/discussion progresses. • Look for win/win, not win/lose opportunities. • Take the initiative to suggest when you have to "agree to disagree." • Remember that the successful Planning Commission president: - Is conversant with the subjects under discussion but not necessarily the "expert." Always shows fairness; does not express personal opinions. Minimizes the trappings of power. Maintains a proper balance between formality and informality. - Uses praise unsparingly. Never criticizes the public, staff or other commission members in public. Enjoys being on the planning commission. C Elaine Cogan COGAN OWENS COGAN City of Tigard Planning Commission Workshop July 2, 2007 HOW TO MAKE A DIFFERENCE AT A PLANNING COMMISSION MEETING WHEN YOU ARE NOT IN CHARGE © 1. Define your objectives. What are the most satisfactory and productive outcomes you would like from the meeting? 2. Do your homework. Read the agenda and any background material beforehand. If necessary, ask questions of staff in advance of the meeting. 3. Choose your words sparingly; speak when you have something to contribute to the discussion. 4. Do not make extraneous remarks or side comments to staff or other commission members. 5. Challenge the remark—not the remarker. 6. Help out the chair if difficulties arise but do not try to wrest control. 7. Avoid any hint of preconceptions or biases related to the issue(s)under discussion. 8. Know when you are willing to compromise and when you want to stand firm. 9. Never criticize other commissioners, staff or the public at the meeting. 10. Take the long-term view. You need to work with your colleagues and the staff throughout your term of office. © Elaine Cogan OWENS COGAN City of Tigard Planning Commission Workshop July 2, 2007 Role of the Planning Commission in Oregon' Planning commission. A group of lay persons appointed by the governing body of a city or county to advise it in matters pertaining to comprehensive planning. The primary duties of such commissions are, first, to recommend to the governing body how the local comprehensive plan and implementing measures should be developed and maintained and, second,to assist the governing body in carrying out the plan. In the second capacity, planning.commissions may hear and act on land-use decisions, such as variances, conditional uses, and zone changes. Some commissions emphasize their long-range advisory function, and do little review of quasi-judicial actions, leaving those matters to a hearings officer. Other planning commissions act largely as zoning administrators, and are little involved in long-range planning. The enabling legislation for a county planning commissions is ORS 215.010- 215.035. It provides that such commissions may have five, seven, or nine members, and that commissioners must be "appointed by the governing body for four-year terms." Despite the statue's use of the word"appointed," at least one jurisdiction,Polk County, has an elected planning commission. Counties may have more than one planning commission. Lane County, for example,has one for its coastal area and another for the larger inland region. The enabling legislation for city planning commissions is found in ORD 227.020- 227.090. It does not specify how many members must be on their term of office, and does not provide for existence of more than one planning commission in a city. It does 'set forth a long list of the activities such a commission may do. Both the county and the city enabling statutes state that"no more than two members of a planning commission shall be engaged in the same kind of occupation, business,trade or profession." Both statutes provide that no planning commissioner shall participate in any commission action in which he or she would have a conflict of interest. • Planning commissions typically meet once or twice a month,most often on a weekday evening. Their meetings are informal and usually provide an open forum. The length of the meetings often provides graphic evidence that citizen participation is alive and well in Oregon. A special note: planning commissioners do not get paid. Their compensation is typically limited to 15 or 20 cents per mile travel to the meetings, and occasional mediocre dinner. A commissioner must endure long meetings, boring staff reports, and stressful decisions. Anyone who does so can truly be said to have a stung sense of civic responsibility. Hearings officer. An official appointed by a local governing body to hear and decide on applications for various quasi-judicial permits or actions (e.g., conditional uses, variances, zone changed, partitions). The hearings officer often is a private attorney on From<Land-Use Planning Oregon:A No-Nonsense Handbook in Plain English>,Mitch Rohse, 1987 USU Press,Corvallis,OR. City of Tigard Planning Commission Workshop July 2, 2007 contract to rather than an employee of the city or county. Decisions of the hearings officer usually can be appealed to the local planning commission or governing body. sPrt f n L,The, �"ob S o `Tir __ 0'1 aii n r .3 `` 9AFew C\• \.5 ern Pc .�*�c∎pa. 1,ticx-, )n (..,e, , tee.__ %i� ,, Ortls About a�,r, .�, -> r4� • ,, �-- S o\ � ' ems;;;. Ethic s -��r .���, e • �; �.� ; ,:f :,t..-�,r �ii : ' �,. • 4 "a;�3 1(g 1rh1_ My belief is that no human being or society composed of „ ►,.,,�4 7 human beings ever did or ever will come to much unless c X ►, .; '4m•. their conduct was governed by the love of some ethical ; ►.-,,�.�` �_�-+ .�,. w _r f`ti, . �'1..wki �. i . ideal. ' --7—Al :' . yv3'� �.��., — Thomas H. Huxley I i - \•i. <�, Planning commissions are an arm of government and these days • .,� � rill, ;:,,�, � the image of government is quite tarnished. Even the citizen who '+= ,�� ' '�� volunteers for service in a nonelective office falls under the .� , shadow of the current and widespread public distrust and lack of 1 ?-„f:11: • confidence in government. Therefore, it's more important than : • _ -- — ' ever that commissioners make a reputation for honesty, fairness, and openness with the citizens of their community. Here are some 5� • Lt. .,g' guidelines that should help: is,--' • A. Avoid public challenges on conflict of interest charges by heading'them off in advance. For example, if one of the corn- :q ? missioners has an important client or customer coming before { the commission as an applicant for some sort of approval, that {` commissioner should exempt himself from voting on the I fight is before the elected politicians, because they at least will matter and remain silent during commission discussions. Even be reluctant to turn away so many votes, • when there may be no'real legal grounds for a commissioner's � One of the quickest ways to endanger public confidence is disqualifying himself, if there's a clear. business relationship ';• between a commissioner and one of the private parties in an to to consort privately with people whose interests are affected official matter it would be more prudent. for that commis- ?' by commission action, Individual commissioners should avoid sioner to stand aside on the matter than to try to get the other 'i unofficial visits to see any applicant's properties, offices, girl side to believe he'd ignore his business interests. Any commis- . friends,.yachts, summer homes, ski chalets, architects, attor- sioner who can't serve as his own man, free of ties to special neys, or engineers. Gifts of cash, liquor, company products, or anything that has a retail value over $1.98 should be returned ri interests, shouldn't. ri to the sender. When it is desirable to visit a site or business B. Commission business should be conducted openly and its gi office belonging to an applicant to obtain information about a • decisions should be arrived at openly. Commissioners are func- l;.l proposal, then the commission should decide to go as a body tional only as advisors and information gatherers, not wheeler- % or as a subcommittee of two or more at a specified time in dealers. One of the most important sources of that informs- 4 open meeting, This should be shown as a publicly noted field tion is the testimony of fellow citizens. If it is apparent that A" trip in the minutes of that meeting. In other words, don't do . the commission's decisions have been fixed beforehand, the ,` anything that could be interpreted as meeting in secret. Keep- public may decide that trying to influence an issue by speaking fAl ing a meeting going into the wee hours of the night is akin to 92 before the commission is a waste of time, and that the place to meeting in secret. Any commission that can't wrap up its busi- =d necc in `niih1ir 11•,, 1 1 'nn .fr■ 1 1 •2n 'r,'rr, ",,,.1.+ -+., 4„1.1r .* 4',- 'n' rule, no new items should be taken up another meeting. As a decisions have been made when the after 11:00 p.m.Many bad A general rule is that bone tired need for sleep was Presiding• commissioners make bone-headed decisions.promptly, if a plan people along. Make decisions p roved, the C. or r posal i specific about what e or proposal is tom al obligation to be will beaP it commission ksa moral time, so that there won't If the basis wants to look ad n planned time after that and another after that, the area's not P first— . far making a decision is lacking—e.g., • et, the appropriate ordinances need torather twnn trying to Y application without prejudice, applicant algno deny the aPP n the trapped apP play things by ear and stringing stalled by official nit- . licant is deliberately stalled through by an Sometimes as the applicant and expense he is put ought to picking, and if the delay yet illegal everywhere, it oug indecisive commission isn't Y be. All commissioner have D. When should a commissioner resign?ticip what their participation in a commission some ideals abbout both for the community and for their own should bring sense of well-being• If not, why would anyone serve on an un sur e long hours, hard work, and lots of pres- job involving e? If conditions are such that realization of these ideals a becomes remote, a resignation May very well be the best move, If, for example there is a wide gap between a commissioner's then it may and the policies of the council,obviously no sense evof eryone's rycency obviously but be in everyone's best interest He should not only "trusted advisor. wllistleblowing about the longer a with a shrill blast of there- after t e- sho ec do so future His energies neglect of the community's the rascals out at the next after be best directed to turning drawn is in a different location election. The "quit line" that must be but every commissioner should mentally for each individual, in his term that it lies at the limits of draw one and know ear1Y go. The line should become pushed toward it. When the limit is where his conscience will let him g to those sharper the more one is phelp to give clear warning specific thing approached, it may that can do something about the situation less c unless toiper on there will be one before giving n changes Be e made, out this warning board. e prepared to carry or pressured into backing manipulated, should "own" g it. don from be swayed, F he is not n" a down from closely held convictions. Nobody planning commissioner. He is nonfunctional ' set of convie- pl4��t, objective, and operating from his c. nn 4 tie t��n► cie e ° '�` g it means lust (v\�. � n 140111116 �u�nPty said or less. ss -`<--° `• ��2 a e a WoYd, can t neitheY e�ris CaXX°el oQkinB-Gta ` o�c3 C tv�` When 1 C ose tit tom Thr°14gh th ��C ;> What j Cho talk o{ his :f -.. `�5\ �c l in to the sroPY an acces- � � - 2C A(\\° z listening ��lt was e thzO" ` 2 C,\k � �C�`��1 � W commis.' e tins lik et zGOUI,—, were setback.it,r^�Ua��y "4, t ` `\i,e(S � ,` pity s a he te `5z°ne es�onin� as U$et�t violateSQi'W e can to to 5 t C.� "i l ��1e..j > GoUeagse in an axes With thing:Ilse::ca f WaY and of � �` 1 �� sox ante Fxoc a nonconf o hes �n of the"easing snatches exge �(*� va dle it as d encX° amoxtiZa xn oeeezh es, to ezn CA hanvixen'ents e Xein°ved be eX xecOVeX fX heix shells,ne in©1 ` x'a• e that it b ssi°nexs n xetzeat into With the tenX' the "isoizie cOm ke this an of the gxou oup dealingahle to hanalowing °n nien� eX. 'f'he f° i cony' ati ating bcome into re often as un coux,tXY• coxn axticiP le Who Wing a oxe), lannxng caning as Many p n ing Yana a txave- immonlY "$'ding °f. they' tei y, pla - • 1` ogy Ua e e efaang they aXSt Ail \Ill x t° °omizuss onexs With° lang $ texmsiWa oyez e neW comn1'e to \tet'zat Xes se ondaT to On Should allow adxNnistxaaox'dxaWing ute incidental°z c Zoning languaO2 tXUCt m �, nex azting to sign activity oX ate adapted fs 0111 a, xgS USe• e o the same s chapter rae s(otk2'pwbo4 reate , ti /�.cceSS°x� al Use on ns in t�s X9�i' and°thts �1 xincip derinitia o Books, ealtoo, the sand then Cities (A�aevelopets't v"11°o of s, eTLan S ee h�o pi at or. Cratlas A u g iele to 0n and,use reS best ov on of building the 25% ■ °- 1 •1- design and site over of building within the p The regulation •It is should be appearance. pearan th • community Douglas Aesthetic zoning interest that William O. interest o.£ p e op nts in the determine Justice isla Mr• v. Parker. me to » said ike of the leg healthy," Berman an strut beautiful as well ash decision in ores requiring the majority and procedures with the genera] in delivering th Regulations an p eed ding area • control' r onious, and ink with t "taste" - �� Architectural r style of theirsurrounding slate be suitable, harmonious, character,o trots r r cheapen- ing to historical t architectural con es, thexela that appearance, that historical zones, inanity apPe� suggested „ that a tom should Critics have s e antiques ' ers point out design and require Defend architectural lanl character or prevailing vulgar,most particular- . ind the real cal character the cheap and of fast-food fran- chises,apiston preserve it from o f national chains is the flashy and protect d packages trademark stations, or others whose from building es of bonus ly filling stab the awarding chiles; and sign• more intensive building an incentive zoning}: sleazy own as of allowing the minimum the form th moder- ate-income(also known in greater a development benefits as g s for low- and are pro- vided to land if such p special provision Courts are p sP or public plazas and use of the preserved,open spaces ousing are made, one prate and protect ti ate_incom d level. to sep planting vided at groan land created as a screen.protect smoke, A strip of for example, the noise, use from another; from Buffer zone: aid• type of land use insulate the zone or junky lot covered by a or fencing industrial level, aspects of an in of a grade or visual asp square tat footage at mean g area: The total sq a horizon and steps.Building ensured on porches,terraces, for placing a building m that remains height, uncovered p side yard, exclusive e The net cubic space setback, envelope after building line, $wilding. on a site distance from the s are observed specific not structure regulations it fixed at a P a structure can and bulk reg limit d which line A building o f a lot beyond. Building boundaries that by controlling front or side tend• regulations a maximum lawfully ex or other of buildings set proper light, regulations:,ms Zoning and location provide se Bulk the height mass, density,of development so as to of per- " the intensity timetable o p e lam,and open space. program: A governmental o h me£isca] caPabsomet sometimes rroveme P budgeted to commission is Capital improvement manent improvements ore A local planning gar;t�� ;"„"r years •t to develop and review ihP into the given authority program, thereby linking planning to the annual budgeting pro- , cess. Capital improvement programs are usually projected five or six years in advance and should be updated annually_ Cluster development (or Zoning): A type of development that allows the reduction of lot sizes below the zoning ordinance's minimum requirements if the land thereby gained is preserved as permanent open space for the community. Often the developer will try to offer as open space the unbuildable lands, i.e., the very steep .gullies and ravines that were left over from the building process on the site. Community facilities: Public or privately owned facilities used by the public, such as streets, schools, libraries, parks, and play- grounds; also facilities owned and operated by nonprofit private agencies such as churches, settlement houses, and neighborhood associations. Comprehensive plan: A legal document often in the form of a map and accompanying text adopted by the local legislative body.The plan is a compendium of its general policies regarding the long- term development of its jurisdiction. It is also called a "general plan" or"city plan" and most often a"master plan." Conditional use: A use that may locate in certain zoning districts provided it will not be detrimental to the public health, morals, and welfare and will not impair the integrity and character of the zoned district. Examples of conditional use permitted in a com- mercial, industrial, or agricultural zone are temporary carnivals, religious revivals, and rock concerts. The duty of the commission approving such applications is to condition the use so that it will not be unsuitable to the surrounding area or community at large. Conservation easement: A tool for acquiring open space with less than full-fee purchase;the public agency buys only certain specific rights from the owner. These may be positive rights, giving -the public rights to hunt, fish,hike, or ride over the land, or they may be restricted rights limiting the uses to which the owner may put his land in the future. Scenic easements allow the public agency to use the owner's land for scenic enhancement such as roadside landscaping and vista point preservation. Conversion: The partitioning of a single-dwelling unit into two or more separate households or the conversion of the use of an exist- ing building into another use. `Bootleg conversion" is a common term for an illegal conversion of a structure. Dedication: A turning over of private land for a public use by an owner or developer, and its acceptance for such use by the govern- mental agency in charge of the public function for which it will be 10 used. Dedications for roads, parks, school sites, or other public 3 :zat tf. • uses are often made conditions for the approval of a development by a planning commission. Dedication, payment in lieu of: Cash payments required as a sub- stitute for a dedication of land by an owner or developer,usually at so many dollars per lot.This overcomes the two principal prob- lems of land-dedication requirements by applying the exactions on development more equitably and by allowing purchase of sites at the best locations rather than merely in places where the develop- ment is large enough to be required to dedicate a school or park. (This is not legal in all states.) Density transfer: A technique of retaining open space by concen- trating residential densities, usually in compact areas adjacent to existing urbanization and utilities, with outlying areas being left open, so that the residential density of the entire community will average out at the same number of dwelling units as if the corn- munity were developed from end to end with large lots. A varia- tion of this involves allowing density transfers by private devel- opers who buy the development rights of outlying properties that are publicly desirable for open space and adding the additional density to the base number of units permitted in the zone in which they propose to develop. Eminent domain: The right of a government to make a taking of private property for public use or benefit upon payment of just compensation to the owner. The terms "eminent domain" and. "condemnation" are often used interchangeably, although con- demnation may also mean the demolition by public authority of an unsafe structure where no compensation is paid to the owner and the condemned property does not become public land. "Inverse condemnation" is a condition in which the governmental use of police power to regulate the use of land is so severe that it represents a de facto taking of private property for public benefit or use without just compensation. Environmental impact: An assessment of a proposed project or activity to determine whether it will have significant environ- mental effects on the,natural and manmade environments. When no significant environmental impact will result, a "negative declar- ation" is submitted instead of the Environmental Impact Report (EIR) which is the detailed report on how the project will affect the environment. (An EIR may also be known as an Environ- mental Impact Statement or EIS.) Significant environmental effects are generally associated with those actions which: 1.Alter existing environmental components such as air and water 3 quality,wildlife habitats, and food chains. 2. Disrupt neighborhood or community structure (i.e., displace low-income people). 11 • 3.Further threaten rare or endangered plant or animal species. 4. Alter or substantially disrupt the appearance or surroundings of a scenic, recreational,historical, or archaeological site. 5. Induce secondary effects such as changes in land use,unplanned growth, or traffic congestion. Exception (also called variance): The official provision of an exemption from compliance with the terms or conditions of a building or zoning regulation by a local board or administrator j^='i vested with the power to authorize it. It is usually granted if there are practical difficulties in meeting the existing requirements literally, or if the deviation or exception would not have a detri- mental impact on adjacent properties or affect substantial com- pliance with the regulations. While an exception (or variance or special use) is a departure from the standard application of the zoning ordinance, it is provided for within the ordinance. A day- care center, for example, might not ordinarily be permitted in an area zoned exclusively residential, yet since this might be a per- fectly desirable and acceptable place for the care of preschool children, allowance for an exception, subject to conditioning of how the operation will be conducted,will be preestablished in the text of the zoning ordinance. Externalities, side effects, spillovers, repercussion effects: The impacts on others than the direct beneficiaries or targets of a course of action. Externalities may be local or widespread and may be fiscal, environmental, social, or all three. Much of the recent environmental impact legislation. is based on increased understanding of the spilIovers of development processes on a t'.1 community's natural and human environment. E. . Family: In many zoning ordinances the legal definition is a group of two or more persons related by blood, marriage, or adoption residing together; this is the basic occupancy intended for"single- " family residence" districts. In recent years communes and other cooperative "lifestyle" arrangements of unrelated and mostly single individuals have run afoul of.the single-family residence zone regulations that use this definition of the family (and a spe- cific limit to how many "nonrelated" individuals may dwell t' together) to exclude such groups from dwelling in single-family ff residences. A recent California court decision upheld a City of Palo Alto ordinance that prohibited more than five unrelated in di- viduals from living together in a single-family district. Final subdivision map (or plat): A map of an approved subdivision filed in the county recorder's office.It usually shows surveyed lot lines, street rights-of-way, easements, monuments, and distances, 12 • �_, _• � angles, and bearings, pertaining to the exact dimensions of all parcels, street lines,and so forth. Floating zone (or design district): A zoning district that is de- scribed in the text of the zoning ordinance but not mapped as a specific district in a specific location. When a project of sufficient . size anywhere within unrestricted areas can meet certain other requirements, however, the floating zone can be anchored and the area designated on the zoning map. Floor area ratio (FAR): A formula for determining permitted building volume as a multiple of the area of the lot. For example, a ratio of six on a 5,000-square-foot lot would allow a three-story building with 10,000 square feet on each floor or a six-story build- ing with 5,000 square feet on each floor or a variety of similar combinations as long as the total floor area did not exceed 30,000 square feet.Some zoning ordinances offer an incentive in the form of a higher FAR in order to reduce site coverage and thus encour- age provision of plazas and other open spaces on the ground level. _ Guidelines: An undetailed statement of policy direction around which specific details may be established later. In city planning this often takes the form of a local jurisdiction's adopting general principles, to which private development must conform, without mapping or describing the specific details of what may or may not be built or where(e.g.,floating zone). Highest and best use: The use of land in such a way that its development will bring maximum profit to the owner. It's a theoretical real estate concept that does not take into account the externalities from such a use of land, and thus public regulations often limit land use to some activity that will provide the owners with less than maximum profits- in order to minimize spillover costs to other properties and the public at large. Thus the term is not commonly used in planning but is often heard at zoning hear- ings. Houses, halfway: Therapeutic residences that provide a sheltered and transitional environment for persons emerging from mental or penal institutions or drug treatment centers. They are open and noninstitutional in order to help ease their residents' return to being fully functioning members of the community. When they are proposed for residential areas, a great deal of public contro- versy is likely to ensue, and many jurisdictions treat them as con- ditional uses in order to allay public fears. Improved land: Raw land that has been improved with basic facil- ities such as roads,sewers,water lines, and other public infrastruc- ture facilities in preparation for meeting development standards. It sometimes refers to land with buildings as well, but usually land with buildings and utilities would be called a developed area while 13 1 1 the term "improved land" more often describes vacant land with utilities only Interim or study zone: This is a zoning technique used to tempo- rarily freeze development in an area until a permanent classifica- tion for it can be decided upon.it is generally used to preserve the status quo while an area or communitywide comprehensive plan is prepared to serve as a basis for permanent zoning. . Land-use plan: A basic element of a comprehensive plan,it desig- nates the future use or reuse of the land within a given jurisdic- tion's planning area, and the policies and reasoning used in arriving : at the decisions in the plan. The land-use plan serves as a guide to official decisions in regard to the distribution and intensity of private development, as well as public decisions on the location of future public facilities and open spaces. It is also a basic guide to the structuring of zoning and subdivision controls, urban renewal, it j • and capital improvement programs. I Leapfrog development: Development that occurs well beyond the existing limits of urban development and thus leaves intervening vacant land behind. This bypassing of the next-in-line lands at the urban fringe results in the haphazard shotgun pattern of urbaniza- tion known as"sprawl_" Mobile home (trailer): A factory-built home, equipped with all of the basic amenities of a conventional home (bath, kitchen, elec- tricity), which can be moved to its site by attaching it whole or in sections to an automobile or truck. (A trailer is a much smaller mobile shelter,usually used for camping and outings rather than as .a permanent dwelling.) Prefabricated modular units currently "° come complete with built-in furnishings, appliances, porches, and '', other extras. "Double-wides" and "triple-wides" are units con- :, nected together to form a single structure of size and roof design a similar to that of a conventional home built on a foundation on site.Mobile home parks rent spaces with utility hookups to mobile home owners; sometimes they also rent the mobile homes. The I;: parks range in size from a few parking spaces equipped with • plumbing and electrical connections to elaborate mobile-home communities with swimming pools and community centers.About a quarter of the single-family home sales since 1968 have been ' captured by mobile homes_ ys Moratorium: In planning, a freeze on all new development pending the completion and adoption of a comprehensive plan. In recent .i years building moratoriums have also been instituted by water and sewer agencies when sewage treatment facilities are inadequate or when water shortages are threatened. They have also been voted q into being by residents of communities whose schools and other i, 14 .. public facilities have been overwhelmed by rapid growth. There i{ • • .. __.._.__._....-.._..-.__,-�.--.�.._.�.._._. .. __.c...... _..y... y , i are still a number of legal questions about such moratoriums to be resolved by the courts. Air basins already overburdened by air • pollution may be next in line for building freezes. Neighborhood: The smallest subarea in city planning, defined as a residential area whose residents have public facilities and social institutions in common, generally within walking distance of their homes. Informal face-to-face contacts and some communal con- . sciousness, either through homeowners' associations or crisis alliances to ward off threatening developments and zone changes, also characterize a neighborhood. Nonconforming use: A structure or use that is not permitted by its present district's zoning regulations_ If it was established after the enactment of the ordinance, it is illegal and may be abated,but if it existed before the regulations, it is a legal nonconforming use and may continue,although a new or different nonconforming use may not replace it. Most ordinances provide that its extension or enlargement is not permissible.Many ordinances permit the restor- ation of the nonconforming premises when damaged by fire, earth- quake, or some other catastrophe. Once the use is abandoned, however, there is no longer a right to its restoration and the future use of the premises must conform to the regulations.Some states provide for the cessation of such uses at the end of a prescribed amortization period equivalent to the life of the structure as an investment. ;. Official map: A detailed public-improvements plan adopted by the city council or county board of supervisors that protects the sites and rights-of-way shown on it from preemption by private devel- opment for a limited period, during which the required land can be acquired by conventional acquisition procedures. By reserving land for streets, parks, school sites, and public utilities, the com- munity in turn is placed under an obligation to acquire these lands with reasonable promptness. This means that the specific proper- ties to be purchased should be closely coordinated with the local capital improvement program and annual capital budgeting pro- cess. Open land district (OA): A zoning classification that limits the. allowable uses to agriculture, recreation, .parks, reservoirs, and water supply lands. OA districts are most commonly used for publicly owned lands of public agencies but are also used in areas subject to flooding (flood plain zones) and other natural hazards. • 3 A variation of OA zoning is used in airport approach and clear zones where land beyond the landing runways must be kept free of obstructions and projections from the ground., Open space: That part of the countryside which has not been developed and which is desirable for preservation in its natural 15 yj}j} Major arterial: A road that serves through-traffic movement across urban areas, often subject to controlled access from prop- erties fronting on the right-of-way. Expressway: A divided multi-lane highway whose purpose is to move large volumes of through traffic from one part of a metro- politan area to another;intersections are separated by under- or overpasses at major intersections. It does not provide land- access service between intersections. Freeway: A multi-lane highway with full grade separation, total control of access, median strips, and fencing, or landscaping strips along the sides. It basically serves intercity and interstate traffic. Parkway: An expressway or freeway designed for noncommer- cial traffic only; usually located within a strip of landscaped park or natural vegetation. Septic tank: A tank plus a leaching field or trenches in which the sewage is purified by bacterial action. It is distinct from a cess- it pool, which is merely a perforated buried tank that allows the liquid effluent to seep into the surrounding soils but retains most of the solids and must be periodically pumped-out. Setback regulations: The requirements of building laws that a building be set back a certain distance from the street or lot line .1 . either on the street level or at a prescribed height. Their aim is to allow more room for the pedestrian or reduce the obstruction to }� sunlight reaching the streets and lower stories of adjoining build- ings. • Sewage system: A facility designed for the collection, removal, treatment, and disposal of waterborne sewage generated within a 1. given service area. It usually consists of a collection network of pipelines and a treatment facility to purify and discharge the treat- j ed wastes. Sketch plan: A quickly drawn plan made after only Iimited study and analysis_ Its function is to assemble and examine preliminary ideas early in the planning process and to elicit response from the client or policymakers so as to set a direction for subsequent . stages of the work. Spot zoning:.The awarding of a use classification to an isolated parcel of land which is detrimental or incompatible with the uses of the surrounding area, particularly when such an act favors a particular owner. Such'zoning has been held to be illegal by the ' courts on the grounds that it is unreasonable and capricious. A general plan or special circumstance such as historical value, environmental importance, or scenic value.would justify special ; l zoning fora small area. 19 r "7 Strip zone: A melange of development, usually commercial, ex- tending along both sides of a major street leading out of the center of a city. Usually a strip zone is a mixture of auto-oriented enter n` .prises(e.g., gas stations,motels, and food stands), truck-dependent .. wholesaling and light industrial enterprises, along with the once- rural.homes and farms overtaken by the haphazard leapfrogging of z unplanned sprawl. Strip development, with its incessant turning ;. movements in and out of each enterprise's driveway, has so reduced the traffic-carrying capacity of major highways leading out of urban centers that the postwar limited-access freeway net- works have become a necessity. In zoning terms, a strip zone may refer to a district consisting of a ribbon of highway commercial uses fronting both sides of a major arterial route. Subdivision: The process of laying out a parcel of raw land into lots, blocks, streets, and public areas. Its purpose is the transfor-• oration of raw land into building sites.In most states, a subdivision is defined as the division of a tract of land into five or more lots_ In many states the division of land into four lots or less is known as a lot split or land division, and in many jurisdictions it escapes the public improvement requirements of subdivision regulations. In rural and smaller towns, lot splits have been used as a loophole for land speculators to peddle lots without the•front-end costs of . improved streets, drains, and curbs usually required of subdividers subject to the subdivision ordinance. s Trip: The journey from the traveler's point of origin to his destina- .ii tion and the smallest unit of movement considered by transporta- •V lion studies. Trip generation: The dynamics that account for people making I trips in autos or transit. Transportation studies generally try to '• balance the trip generation of households (by purpose, such as to go to work, shopping, or recreation) with the places that would attract them for these purposes. Generally the propensity of a 1 is person to journey to a place is based on the time-distance factor l u,. from origin to destination, modified by the attractiveness of the 1 place—square footage in a shopping center and employment in an i industrial area. The product of this exercise is a rough estimate of how a transportation system is being used and ari approximation t of what impact additional development or transportation facilities will have on the local transportation system. 1 _' Urban fringe: An area at the edge of an urban area usually made 4 up of mixed agricultural and urban land uses. Where leapfrogging I or sprawl is the predominent pattern, this mixture of urban and r rural may persist for several decades until the process of urbaniza- tion is completed. 20. 3 ` : ,. ? . r dew„ s5 Urban renewal: A governmental program generally aimed at the renovation of blighted urban areas through public expenditures for replacing slums with better housing, rehabilitating or conserving i4 sound structures, and providing opportunities for new and better commercial, industrial, and public buildings as well as for an im- proved urban environment. Charles Abrams describes the history of the federal urban renewal program as follows: Private enterprise was to be encouraged to serve as large a part of the need as possible [in the federal programs of the sixties] and slums and blighted areas were to be cleared and low-income families rehoused.To provide the sites, local public agencies(housing authorities or renewal agencies) were authorized by state laws to acquire the necessary land and 11 buildings by eminent domain.The land was then written down from acquisition cost to reuse value with local government providing a third of the write-down loss and the federal government two-thirds. . . . The main weakness is that the program has assumed that rebuilding a few slum or blighted areas would automatically make a city sound.The city in the United States is at bay for reasons other than the slum problem. With middle and upper income families deserting it, with tax sources diminishing at the same time as the city becomes host to new waves of the nation's poor, a few reconstructed areas in or near its center cannot make it whole.2 ° Value, market: The price a willing buyer would presumably pay f for a property when it is offered for sale by a willing seller in an open market. Estimates of market value are used in tax assessment procedures, eminent domain proceedings, and real estate ap- praisals. Yard: The unbuilt-upon space on a building lot situated between the front, rear, or side wall of a building and the nearest lot line. It is more common in planning and zoning to be more specific and designate the front yard, side yard, and rear or back yard as the spaces between those respective sides of the building and the ad- 3 joining lot line. • Zoning: "Zoning is a police power measure, enacted by units of local government under permissive state.legislation.Zoning regula- tions establish, in advance of applications for development, groups of permitted uses that vary from district to district."3 They also control the placement, height, bulk, and coverage of structures within each of the districts into which the jurisdiction is divided by the zoning map,which is a part of the zoning ordinance. 2From Abrams,op.cit. I. 3From "Requiem for Zoning," by John Reps in Taming Megalopolis (New York: 21 Anchor Books,1967). L1s, TIE RE GATED LANDSGArE ]nGOnststenctes must be a the time Within `shed for 150 days. compel a local e s ecifies a Period of are typically issued the LCpC to vrith one°t rnor are issued by ar Continuances oritinu order complying a last resort an to • • It P tied• wary tonne order progress t° orders are ens place a m°ra Enforcement make specific P Enforcement ers orders rem is S dent tom in owls' enforcement until the problem government planning g �an�1 j of the on a lcontinuances. nd inuattconings practice, nd all building per local until the prob ) ®� ® �, ® preceded all land parrid may apply lands a state`vide � ' rium °n 'The moratorium such as agrtcultura�ent of aPFIY'ng of Goal 3 Glossary ' resolved. ec]fic areas, the abate the appl�j ,gnln general, diction °r goal d use planning abating ed and 's In lad or an area, as in abating outside a developed government's Ce tion parcel subdivision physically commit - are LC�C of a local g ere phrase is Elanning rands) to a develop that is already P is irrevocably and cot b the he complete» extended to: (1) land tkt ent patterns (Agricultural L resource uses, (�) n where for Official approval Yordinances'T Wing goals. s are Breve developrn dent• implementing ide p]an predominantly exception revert to e of existing certain situations ener not Acof the dg and imp with stag` u ed pred d East t cannot des because land in applicable goals should endive Plan compliance land comp simply ounce u h P of cages, ,II,III an lands that Wonted ent, and bodied ]n the a P comprehensive o re suitable ed rn red develop that protects to m "acknowledgment ackn°wl gland west of ity Service soils classifications lassifi Aso includes other]ai' mitmentd t° the state policy d of zoning i that ed out- em Agriculture] conservation or mils.The term suitable, other reasons A special kin the uses and of-U.S. Soil �� class I to discretionary that are P use ( ZOnlndefine farm use'for land partitionbtut. Cascades, which are fixed areas a Ply farm Ep� of the farming, and urban that ]s The statutes procedures a be Exclusive lands. create p dwellings may Lands to eta e of sub ivisi t on or uses,rich nonfarm the owner or are suitable fords. I,a urban physically bull or level- agricultural conditional der occupied Improvements, specify rya grandparent, Buildable lad t is phY en right condit]ond under that is necessary for land the on a farm (defined or the farm and Rural e of subdivision, identify A dwelling b a relative operator or Will be available' miffed use because d h co main or o e farm P that perm dwelling• of the farm the farm fitted for Built or committed, orn or sister of the is nonfarm operation d help main- er or operators , mitred to A farm F ho brother, ce in managing erm an an?g t tan elling units permitted are committed Committed in the area. Id enterprise.s agricultural economy 1 m ana er or parent, whose assistance by a relative dwelling exception area " to carry ld spouse), operator.Commercial agricultural day to ai' «impracticable "irrevoca operator p e farm °F Bet these criteria but purpose of a substantial infrastructure Where it e since they are must required by the o not m s bYrraising ulivestock. utein agricultural as The commitment ui districts that d the ag Identifies ran activities sin evolved Ea el1]ngs'employment of]any primarily rain lands. en-space uses. term nonfarm dw. imp crop COmnciitted other °P forest t This called The current and selling in Which deci- ou forest, and source managemenodate such situations. use• out farming' m m is- Farm income by c cad ores assure bly committed sate age that prevent to accommodate ent permits generating , their products. a landmark court noted to factors local al co governments which development a planning god marketing Dec vesti from o follow certain P result from forts by rural Process by ,Kith statewide process by rocedures. required t sting a consistency Second a p pczscsno P land uses were req conclusions supporting through r co Gies First, for plans, es are checked facts, and the decision, ) review'. °reprehensive P rOCess• lards, of Consistency local c owls e coastal za e arts plans. • lions on al due process. the b state a ovaledgea meat proposals zone an g s of a local constitutional e star tied to acts sued Y can Statements ��} the criteria applied(3) an and f d ackn develop toys art Findings. including: the decision, standards goats an of that P oafs. pin dg$e decision,a ustifying h criteria, ecific typ approved Dc declaring laiining g based on the which specific vtith federally aPF LC statewide P a land o f the facts J decision r issued by with statew description fax the for consistency order inconsistent Wt An the"justification Cone nmax►t s proposed plan are into 7 $et forth government's ov Glossary of Oregon Planning Terms 9 ' l 10 THE REGULATED LANDSCAPE Goals. "Mandatory statewide planning standards adopted by the [Land Conservation and Development Commission]." ational facilities, commercial activities, industry, and residential use. Sec- Guidelines. Suggested approaches to the preparation, adoption and imple- ond, a quality that must be documented for some kinds of quasi-judicial mentation of comprehensive plans in compliance with statewide goals to proposals, such as a zone change to allow a specific development proposal. •aid state agencies and special districts in the preparation, adoption and These can be approved only after a developer demonstrates a public need implementation of plans, programs, and regulations; guidelines are advi for the proposal. In practice, this policy has been extended to mean that sory. where a need has been shown for housing within a UGB at particular price Growth management agreement. An agreement between a county and ranges and rent levels, housing types determined to meet that need will be its constituent cities specifying how unincorporated land inside the UGB permitted if there is sufficient buildable land to satisfy that need. The will be managed until it is developed or annexed. ; policy is not construed as an infringement on a community's prerogative to Key facilities. "Basic facilities that are primarily planned for by local set approval standards under which a particular housing type is permitted government but which also may be provided by private enterprise and are outright, to impose special conditions upon approval of a specific develop- essential to the support of more intensive development, including public ment proposal, or to establish approval procedure. However, approval stan- schools, transportation, water supply, sewage and solid waste disposal." dards, special conditions, and procedures must be clear and objective Land use decision. A decision by a local government or a special district and must not have the effect, either of themselves or cumulatively, of that is required to be consistent with statewide planning goals (in the discouraging, such as through unreasonable cost or delay, the needed hous- absence of an acknowledged plan) or consistent with an acknowledged 'ing type. comprehensive plan. Legally defined as a final decision or determination ! Needed housing. Housing types determined to meet the need shown that concerns the adoption, amendment, or application of the statewide j within an urban growth boundary at particular price ranges and rent levels. goals, a provision in a comprehensive plan, a land use regulation, or a new Periodic review. First, the regularly scheduled review by DLCD of ac- land use regulation. knowledged comprehensive plans and implementing ordinances. If neces- Marginal lands. Farmlands or forest lands exempted from Goals 3 (Agri- sary, cities and counties must revise plans to bring them back into compli- cultural Lands) and 4 (Forest Lands) because of their low,productivity. ante with statewide planning goals. Second, the review of an acknowledged Market factor. An allowance in the size of a UGB. Goal 14 (Urbaniza- comprehensive plan and regulations by a local government in accordance Lion) requires that UGBs include enough buildable land to meet projected with a, schedule for review and revision adopted during acknowledgment.Reviews take place at least every two years, although local governments urban development needs to some target date, usually the year 2000. Some P r}' Y g g urban areas then add 10 to 25 percent more buildable land to the UGB as make major plan revisions more frequently. a market factor, arguing that surplus land is needed to assure reasonable Postacknowledgment. The phase of the Oregon program that began af- variety in development opportunities, to reduce monopolistic pricing be- ter all local comprehensive plans had been acknowledged. havior by land owners, and to provide a hedge against faster-than-expected Quasi-judicial action. A decision involving specific people or properties, growth. The counter argument is that.UGBs are not inflexible and can be such as a request for a conditional use permit or a rezoning. Contrast to adjusted over time to accommodate new needs. But providing more land "legislative actions," which involve new policies or local law applied to than needed induced urban sprawl. Therefore, LCDC consistently rejected everyone, for example, a series of plan amendments occasioned by updated market factors. Only major urban areas, such as Portland and Salem, suc- population forecasts, and to "ministerial actions," which involve routine cessfully defended the use of market factors; Portland, by arguing its unique j decisions guided by clear and objective requirements, for example, the complexities (three counties and over 20 cities inside the regional UGB), siting of a mobile home in a residential district. Sometimes it is not clear and Salem, principally because its UGB preceded implementation of state- wide wide planning goals. whether a decision is quasi-judicial or legislative. Normally, variances, con- ditional use permits, and rezonings of single, small parcels are considered quasi-judicial, while changes to the text or map of a plan affecting several Need. First, an element that must be assessed in local comprehensive .individual parcels are considered legislative. A plan amendment or e zoning plans; specifically plans must identify how much land is needed for recre- • everal contiguous parcels or a single large tract that may inElu- I . ence community development patterns could be either. r..- 11 `' Ore on Planning Terms C�- Glossary of g aa.` ;. Also known as a "concept plat." This is a plan for an 4 " `:. plan. l% ,,, Redivision parcel suggesting how it can be subdivided into small los in for r individual p g u. Redivision plans are usually required as a condition of approval„ ,:. future.. ?.� ,.;:: � built on large lots in urbanizaboet�reeasoutside erred vision is relied -sr ;. homes�c�� When urban services extend parcel,services. principal��" ����` manner as to allow efficient subdivision on to guide future subdivision decisions.The rinci al objective of re division o g '" plans is to locate homes in such t1;C ' the future. ir."; !. in defined'in Goals 3 or 4. Second, a formal UGBs a Resource land. First, an informal description of areas outside co '' are agricultural or forest d, estuarine resource lands, ,,,:�., designation for farmland, forest land,t•' shorelands, beaches, and dunes. �;'�'� Facilities and services appropriate for the .`' Rural facilities and services. excludes wastewater systems and includes Nip needs of rural use. Formally, be included if they . telephones and electrical service. Water systems may•4A: predate the planning goals or if they serve a prescribed area that has re- . 1k,;,. ceived an exception. ;Y. s;. Rural lands. Lands outside a UGB. police protection; fire protec Urban facilities and services. Defined asp oce p and sub- division sanitary facilities; storm drainage ea facilities; facilities planning,adZServigCes> energy public schools;division control; health services; and communication services;water pp sewage government d solid waste disposal Some • schools;transportation, supply; of these systems may also serve rural development. Urban growth area. Land that is inside a UGB but outside the city limits or the service area of water and sewer line on a map showing the outer Urban growth boundary (UGB). most limit of urban development LCDC ihmpolsed theg concept on all cities explicitly defined in the goals, the • ' and counties. All UGBs are designed only after 2000, andronly��f aIUGdB is needs to the year 2000. In theory, be extended outward to accommodate ' fully developed,would the boundary rowth. In practice, it is likely to be very difficult to move UGBs n ew g outward even when the UGB is built out. Urbanizable lands. Lands within a UGB that are m identified ervan bed d u bed necessary as future urban areas. Only these services and facilities. Urban lands. Lands in incorporated cities and lands adjacent to and outside cities that comprise con ti c lines andlservices. and work in the area and that ha ve supporting public fa • SIMPLIFIED PROCEDURE PARLIAMENTARY 1. ORDER OF BUSINESS r compiled by by the president. .rrir This pamphlet coin is"called to order" Y Thomas, test Parliamentarian The meeting meeting are read / $ Harvey 1. receding r t )viTS. HaTTy minutes of the P the interest of 2, The ztiin Published in government by the secretary. democratic $ a.May be approved as read. or cocrec- 1 and b.May be approved with additions y Simplified distributed free { tioz s. "Received as parliamentary by 3. Monthly statement of Treasurer states-) p read an for audit" C Chapman Catt Memorial Fund,IaC• d filed ittees are called for D• C its of standing comet D pcedur The Carrie Chap Nw ytoshingr^^ k'ia, k ■ r e ruw York Srr: 461 Avenue,N<w Yor N.Y. 9' Report president. for by .f. dbt ash Av committees are called N<w York ORice: special comet 5. Reports of sP Based t' A Research and Educational fund the the preside order at the call RUleS created by hed business is next in Robert's Women Voters of she U.S. g the prs or of the meeting, The League of of the chair h .. New business: of the of OrdeY + y, x the program is„p throughout, the 8. The ng the p " resides Eighteenth Printing meeting: the presidchaenntrt ?makes report. ]959 but the Program 9. Adjournment. Contributions ;i - man.Can Memorial Fund to the Carrie Chap IL DUTIES OF A PRESIDENT , : make tbir service potribk and are deductible oteor reside at all meetings• � ;'< •j income tax p p 1. To P calm at all times. q 2. Keep 1 r dre t°- "(censurer any oz$aT"a a d, nom d rr elected 1 r The trea5" ds and the�os$::eL:7ocaentaeas:::::).tbsagegice:::1:::::-a t cOnr rf its om mate dian authority �ttee or the e medium all ,ers°°s utes u4°n tie Crmm uret slt°old ho th ck oT by to notify d a feW t°n� eXees.A trews should hey oh rove the SeCreta cotntatttee• d be on h order' :110:::taviat mute aniyation aid, {`w er aP e or the ong on any etary st°ul walled aniyatiot The or$ ills are 4 d sho ild Cotnmltte o�tCer a ee is r$ tch b wh m) �' executive an or id nt t f° l duties The s icshei uld }je a bsence book° theade to minhe brash obautho ti2tA dr so.A nor fr n the PTes e exercj5e tfY es before a m t have erence budgredtof uectod Perm aiturb aYi°e°t'e can anSe or rn ref d Set Cn for P if the PT viae-Pent ch od drat a s have boa Sh° exP om t vacancies Wl'Qed ,¢e W Y f or m m a° a dens �•+fr of the PTeSaeept e dent fill ll be fiU tmSS o k ° + e ° aka old rcpt x4s es,e trld f °tesidin$ th res Cannot a secte slti rules; b000r$anbui or bO d rat sh travelurS enclosed• ter°°nt While P d Pro- de by ident vacancies sha s. stand ed by the f nnttinlsh car. reasu e e sta th resi lain' a en and a bs the Presi as for 4° tecEi4 e a mon a request al than necessary fore Ili'''. air' The vice PTe to at such e P dent, lawur dots; t o dmS°ffi s h t antaS °uld n'ak uP°r'tlrY Qu no more meetm$ the c rY e bY'1a+s sta t. death°f th assume Proced of Club d be Siven rrm sb or Th tor 3' Talk ava-ce-inese''' „sooner.of P e the con' by the PTes{resiSTtatio ads n°:eca:t ,fit rest9°' Tneml'p{Which sh°ul a cue tr,easureonCe a youriOS he Ye�reP°rt sl'°Tlte lten copy rep°Tt body d auditor' rePrrt t 4. Ceed n'awot�in$ kn0tindeT5tandma$ anon. re In ca ice,pres'ahevtce'pres'detnes va°ar't W ant. a and a anent diced Au liter's to adopt Cco resid fain d or p be au die trews bly that effect bould 5. awetion and by la s of the eon gable while FtonsTe o e of vice$5 limes thee ts�th n athe mw r mutes orSm'tzatiow said reaP°pres ntedce�ll �gto t{ifa Tied)bye stttu a list of Comtnrtte to rf ques s be Thvtce Preside=at vice'4Tesodce leavinS as tin M ut5 rf an a ay d trot be d'mS°of e auditor report.'The Keep the deba dal that T the the ere are i'l a the hi 'er ould be ed parlta- r r of what d°nntain' presiding e tow-trees reastTer s 6 K dins tent t , sen in th to sh oriz tlie si from en if it i5 es be Placed e If move uP office of auth shotil pO eetinS of ac t° ch 1” g¢frair'flte aS$emhlY' ant sh°mod fitted to res�n rally vacant' `th'sbY,1a'++s vice-president Nfir'`tites d tune°f m �l m�turS� t that`vtu e fore resid arm taken offtce by the the vice P e. lace an Sugar°T spec es oritY exceP vote of tk'n d netthA Pres resident the v ion been is °f a mental/t autho e of the Pr b aeof any colonatte 1' pahetl er it's a re idinS' ds the names G°n'mtNe es eve q°at t tion °r b ed,the Imo char chaff until d cuss e o4P°nenthat the In the a officio° a member 2' W e of person PTes{In small ded.l C° ed e chess esreN's�inS the l itteth°s itir er the urn un to th is one nrt`ex 3. far° secretary d be rec rejected' is Bran on•�"1 e e recet corns iyation e ques Courtesy otion is a of t shoal fed°r aniyatti th on an. A e organ th d every the n' a few minuta 4. ten thouSli calls °T notice oa terse Presen whether adoP mS the moti e, oast named°y5 its chi involve Y to so. 8• motion,a officer favors• rrstruu' be walled a retpry d issue aU ch letters as may train motions, ysons maknot be teC°rd her of v°fir an9 d eat full authty rewiaY S wrea the Qetin$es, to m tinS S ce e s e andsslto udv omTntittee ell 5. She ram o4 yf,Yre see° wet ealsavrl'eheT s"sm an t'°atJ tttess 9iv p aP4? e m note whether to CretarY ttld e c tr 5 9 bailer t pnh en 'f o, cal'Present' a tof$directors °T keep a neameanm r fife 6. the n�of order and aPP should n°t lie 9nOrum a a� e.<a quoruTn iSna secretary s °e ddope the rd°n and speeches+ 1 air st, hiCh was Nrthdra to front order, ' OjHER pfF1UPl5 e one re Texa ,5o died prtiet e t bu nooald be mad 8. raed.W 4 th 111. tion f the was lrst or main be T av°rabley sties of Pecs the or death n pres�deT t ant of an°eSP dent,f t e 4r�r if imP°Tt�uoorable a ho N thi e duty °f v`oea��'n of resignation esignat°tnrn a feat that methOdra. gibe mm�ut o comn'rtteB5 3 d needed•e vre-prase bYt�ws PrO�e'lly beenw e er a4p°m dent,th t unless s the e President oT president 111alth::::::cra e t1Y acates the chair. ' • Preside den the PTes 2 makes e el i> when the eo emrn'`aec }he ee"' tick �\otl, made 'y rt httc office to b them mmet QpOr e e debate aae to e naa �Yptre tmaY b ntedtreat d js ken to close be m chair e they pn$ar vote being ion G'uesm TK>s rn°ta;tee: po seal rman, `atucini �s nfSOm the ftpOrj no a %QOr' t rnsi coni the e g quest°l�es long e.x ,e airn'ar' by membethem• made °fitted by thebY tilts the 4en to be „ S. The e flues" are subu ations afire debts en deba a feria }estio attd th two„ accepting hei omutations to l iett nomut floor re9 n en Wb Tb 4 d a n ded er e tion debatable• a prevtousate be clppted by 1,1Y is es a{e ad ittee. I1eito s from tb re acted u r ebatable�ch goes the deb be assem nyn omn• ration but a are n e t her conside ttnot.De4°tt ect of this 5 ono'` men ass,bea° e ti bee the er, natinBittee='°r o°ion by vNo bons end°rSeme is fort m e ob) seas e n rWt7 tilts flu n. sin ord n ¢otntn nd pt ad 4 b�1ot• lunentarY bly to er a tun do ote, u4° a1waY echo seco n m4 seen he�C°mtnitteehe Table'ub ct uTSd u4 a!$On' from ; le\Y motiis enl an °bof Oar" a the elecc Bt a te tings�un ev as to ee try me" aY°n the s taken take edia lies es od ht ed ex t kn° bona the t'one at m bnsiness 3• T postpone t i can be a Lion.,mm are m of er:e to rnelh l adatn)e °nd did nOCe4 n al\4 plecti bat Ling°t ° t mo ptions Ord ott1 me Id se° ates tin arts ve sh°aLd the of is the Ken ese t tits o „ till can eX m e fine cotsht, att o oheod a11Y a'nog obs rve si i e nee u i Ke ibe t,ic• ntaj„ . eo�hob.,n 8. b acanit g°rocs urelr a point y of °r ay di�tes as bl 11 t CGS w a nom b1Y t f Th of de a\y seen is ere finder 0, tnittee 9 ati.us't u tO m ble' am n e is wry ced ou t ecti a bar des b\e �sem o COm a 4uOr ! Fail e Son of dt" the to K\e or en st4° e tim to tO en 4 rise to to Y r ob) on, can npntmatutarY ° it bets of aetiOn by __ preen• „the act etc npt debate A motion{O 4�e fututUe floor.De” CamKairman I.please sta stated ` not n eC rates) are °pm41 Y ehmet to upsual then an tctittee,dbcs such eolot,r t. ,.suits;' T°ppst4°neas5emb\y pecker has Chairman member ties lamed or cOmmttte nomutationston votm d by-la r s' t the ba\-t e5 eb d s to ect!° 4 before thcep!whe"ale, m order�ir after th eXS: rdr is s� sal When to the ele Wtutivn an is le b�e�Slled• If a er victuals" an l Mp�lONS has been ordeb e majority yOOtton is always ,air o mutt of order dened he tnaYhaprtnan 4rOC edsin tilts canent`°else °ffiees arean>za ° a Ve Thy n' a' Y int of satisfi air. ate c deton scrtb od in perm until ' it1,the of m the ele e iV• RiN A oti° assem' ba rn. r vput P° is not c the %e meth ued ding st h P tov a to n the s tip aghe the ke ' b.` ember f the SKa1\ ebatab cpnttn ood star a votesore::ea tpvidel` pe• GQ Statemen stall by the a Yapther the rno 5 ceet' a speaker has g taken vm e If anYtlt dectstthe emb1Y• This is d Nith°vt 1 bey m g city°ifh 1aWS tied4 hU tfr olfihe a1 d er If e en be do m otn e s ass °., cws it m " em a. a° by to om te is ma e,5ect at s betty tobe nldis4°sKarr t. The b w en a v jUSI been vOm the n'tdsY 5 Doped tho the do � be mg �y on anYtl°eKaecisio� re„eslpr plutotbe legallbee�nomieeted but ae, blY is no motion ha volved the the sec it t it has e After it lie assembly o be abrn4 motion L� of the Ares oted to sustains no, votes then de6lar h Ke has Hating mtr'tttnornhSali has tit this and to writing ton efts titan th the and the a ie vO t of„ lKpug nomin close assembly mi- t on is lonhand tit•,e,mdtava 2 en rat b d°tte d ens aKtch v rcut°stand deftr file leaven dal°rt'::::401;;:tii a macttatr floor°r by tnaY ye mao deuntilaade further no be mover to of with ahs• In general may b� the apO uzn W a 'ton air g f the Np motion not in tito b esetrs acted by the $eettg'lye cKau• ) r b g np aebata\e deeds to a'o e pr of eh se decn ��GTION motion�ea59nab1e add,„lp Chang•' and is the 's sh°old eddy m°h°n babble eco motions ry51IIg pr mption, when it r n N sidmaae ever iON�F OFFIC£ of Robe ers een iven motion test main and time, mption tOn prder if but V. M ert, autlt°r of the offtc°ns •without tp�ds ZKisht ote a m a place, g residers c he ornex is red tIs the 8 gob \ection pit tnati To An' ut a d eco atried l wl the Vte enrY „ the shave lKp n it a on Y t +f4us eet 6. To t\at wa or the voted w recpnsid eneral says: al to om change, melee madmen in the�! mption e day e who twice G o Diller, o e usu deba the arts . ,ponds of a seen on n be ales t it ism r U'st To change ae d ble ma)prttY on chanettt first pie mus besSac. o 4 )°r'ty�OthetKer it si ort after pf a society 8 debate vote is d vote L changed, ,gg valimg table' ton�” \ motto ,ntent. The fSyst tilts sec°�i ee as lion as `° e;ell,pcba ties: Firs priRJna Meeond ge)eon first ttsado4t>ng weir- the m° °hell te4 t etedtonecond °n is adpt third vote bon becotneN tip in" reconstdera 1 changed Ken a utovrKen tit rs it may be To Cpmmit:e tbeents more careful\�otnmittee fo 2. t�hg a s pquesti;e rs,otion to mtttit h mpved tO 6 . GAT MEMORIAL FUND Y{ DECORUM most meet- RlF cH.kPMA SLiCA1lONS Free us defect in (,rod Order CAR PUBLICATIONS Procedure 12 make it a tie, a31' the most sertoble decorum' out. 5 Tree YP � " and m by baltoi probably + is of xeaSOUa loess u t°be should be no minority vote lack S sh d Simplified FarE unless the tts there in SPanishamen . ___.._ 1 PP ' 15 vote with the minority "lost' balloting an' ,gs el'rn Lain aeman t e any Peaker ..... .25 e them vote by ballot, a usa�ortt5 Ust b wOUid commotion Whit s Beware Self-gOVecnment' Policy, V.S.A. ........... - - undebatable declare event of a tie receives ,ou'"`,.ty Comm frequently. ou n - .05 is an a the candidate Mg, or eak too than ghat Y a aking Foceig of the U.S.A.US. It t m Y In until a ae for pall made. {nations.i ality,) ............. . to those ahead; the nom fnations, continue laws provide n election be made unanim - _ _ ous, 'h- fJ0 not sP nations incidental a of closing nOrnied to it (Unless of election those who r P 2 �� rather the.dignity o the President a Free---but - 25 di 1e n°°r'. grate f so mars Choosing America to B ersonalfWrs' 'Clothing angry voice. y co m l?,S.A ................. .25 main motion,m to the time motion aPP• rights. r"thatan it forces . l subm+ or believe r retort° au free vote has Men G al Patties auizations .............. -as g am urtesY+ llen6 Y .25 Meet- he amended other should reiaryof one ie there reopen To move co th to unwt ing a link ae the sharp P pending not di The Self-government, Leaders of Org , .25 mts didate mak Handbook ....._......_........_... ..... but haven embers The motion t° .t is a a 1e i h n9 + deprives m not vote for the c of th vote, nots�,e nega P k while motion a meeting Spanish 25 rrut9on Y eir thirds vote• a ufres a to the transferring it is because it two to time, but n° when be lost. or - 5 alter .n SP It requires a uridebatable and r 4 {moos, a motion to h Y 2 n taken° ended as appear to be aas such foless th "You ins 0 u inrs -wh also be lies, that the response unless n immediately urtl t R•It may o Troad the members tEby effect d business in anga ... a ciao--...... .... .......................... ................. .25 Women-Power 0{a ed to 15pr1V`t e r election New pact subsidiary Patterns for r other Chair sh endeavor rivi- completion of the annual mar C tt—Th° Request e The Cha committee has u their of the the comp e other Carrie Chapman p r a " possible,but it is nn bylaws specify Born officers are to assuuri nominating °et s for any or have the oP not mean that °Rt °utgoft aerie Piss o uaniit of the assure ny eligible a candidate em This dare for the duties until a e t co P PRatovRE distribute r of e and that any eligible m .nt¢etin9. A4LlAMENTARY orBaniaations tnd Pu Pp$e for office at this completed for-the year and al $eµPLlFlrn P yduration51 sate e a ses- leg to t felled. a ballot, - the adjournment to the nnn al s g r offices member may Y°tr u me ssio has beet ri plea 4 nominated or not. officers are t0 civic a se feel of cast procedure.when orttmitY Each memb not:' the annual democratic requesting uesu P whether n says nominate or business relating {O of Y g our organization brGeneral Robert n whether n e if Placed OR lo c. DER FROM d , g. any eligible PerethdraW lies oat" he ill perfected. chairman Memorial Vona,i1 elected P the duty of a n advanc Cats for no inaponT announcing xvebut e rin°t"withdxa BALLOTING—It os to se 50 is ballots are prepared it elec. The tattle Chapma Avenue, Room eto w the y that b d61 Fourth York 16, N• Y.Sew not over able f ember:' sans one elect- - d Pencils ate read; 'bu hall count the ba ots.The chaff another member." constitution vote a plurality elects an giving t m favor of OF VOTING--Majority of the tellers s e report,g O snare+ KINDS f of the never adopt or rciO nor elects a lion. man Of elections reach the rson, whetT °office edinB gyer is the largest adopte a ueotof a special rule bee of votesron the balloee elected. vot vote nev virtue by laws. or"written who have be arranged, to plurality office except by constitution °r "declares" may' be a on elec• has s plurality when he then member h allotted in the "Installation" f depend . A f°rmalnot depend° installation bby-laws.) previously a candidate other candidate. by rovided u' . In an election ote than any- when the vote is it °fists for appointment tf so P has a a VOTES Lion, writes his ballot, and THE CHAIR ]I ballot the president a majority of If with the tie vote the m°tef st assembly), Orly the chair, (i{a member 1(1