Public Hearings: Keys to Successful Presentations

Introduction

A key aspect to successful presentation at a public hearing before planning or zoning commission is knowing the criteria by which your project is being evaluated. The more you know about the process, your audience, and your project, the more likely it will be that you will receive support not only from the hearing body but also from the public. While you have an attractive and desirable project, it is important that you do not lose sight of the state and/or local regulations governing your development.

Get to the Point of Your Project

It is easy to be excited about your project and want to share the minutia detail with the commission. Resist this urge. Doing so will bog down your presentation and you will lose the forest for the trees. Instead, focus your remarks on the big ideas that explain the attributes of the project from the community’s perspective.

Make your case concise and leave room to field any questions from the commission and the public. When you are able to thoroughly and honestly answer questions, it demonstrates you have considered the public interest and your project merits approval. This is also when your knowledge of the facts and understanding of the laws that govern the commission will become clear.

Show Respect for All Participants

It is no secret that local politics can get “complicated” from time to time. It sounds obvious, but it can be difficult to be gracious during the meeting – especially when there is mounting opposition coming from a place of animosity or frustration. This is especially true if you are faced with personal attacks from those who oppose a development. Even when your project is completely supported, disgruntled citizens can accuse you of being uncaring, greedy, and corrupt. Do not get tangled up in the mire of these tactics. The public hearing is not the venue for sorting personal vendettas, it is strictly for evaluating whether your project meets the applicable laws and ordinances. Do your best to calmly reiterate to the commission members how your development meets all requirements. It is the commission’s job to try to explain the application process to concerned citizens. Not yours.

However, you should remain willing and eager to respond to neighborhood residents’ concerns when appropriate. Sincere and thoughtful questions can make the project better and further help you demonstrate how your project is beneficial to the public. Listen intently to the comments, take notes, and mention how you and the design team will consider the advice. When you respond with patience and poise, you help attendees and the commissioners find more support for your project.



Validate the comments made by commission members and demonstrate your willingness to revise your plans if need be. As you work out the details that will make your project approval-ready, you are more likely to receive a positive recommendation from the planning commission.

Generate Support for Your Proposal

It is often the most disgruntled neighbors who show up to these meetings. They can misrepresent the majority view, even if much of the community is in favor. Heavy opposition will most likely send you back to the drawing board for amendments to your plans, prolonging the process and delaying your project. To help avoid this scenario, it is beneficial to seek support in advance of the public hearing. Involve your design team and or community members and invite them to attend the meeting and submit comments in favor of your plans. Enthusiasm from community members in attendance demonstrates there is support from those who will be most affected by your project. Furthermore, it enhances the idea that your development serves the public’s best interest.

Help Your Audience Visualize the Project

The planning commission meeting is a great time to present visual aids. You want to paint a compelling picture of the project and highlight the ways it will improve the neighborhood.

It may not be good enough to simply show a site plan with vague details like a splash of green designating “open space.” City planners and concerned citizens know better than to assume your plans for open space match the aspirations of the community. Instead, commit to providing more information so that you can sell them on your project. Invest in 3D renderings or  consider implementing video to express the ways your project will benefit the community.

In Summary

Successful presentations at public hearings hinge on several factors. First, thoroughly understanding and addressing the regulatory criteria is essential. Tailor your presentation to highlight how your project aligns with the public interest, focusing on major benefits rather than getting bogged down in the mundane. Allocate time to address questions, demonstrating your comprehension of the relevant laws and the merits of your project. Maintain respect and composure, especially during contentious discussions, and show a willingness to incorporate constructive feedback. Building community support beforehand can help counterbalance opposition and showcase approval. Finally, investment in the use of professionally created visual aids to help the audience and commissioners envision the positive impact of your development. By utilizing these strategies, you can effectively navigate the complexities of public hearings and increase the likelihood of project approval.

Shapiro & Associates is a real estate and commercial litigation law firm representing real estate developers, small businesses, individuals and local governmental entities throughout Illinois and the Chicago area in practice areas of land use, litigation, and local government law. For questions, please feel free to contact us at info@shapiroassociateslaw.com.