First Author:   Neil Bania University of Oregon bania@uoregon.edu   Dept of Planning, Public Policy and Mgmt, 1209 University of Oregon Eugene, 97403-1209, USA   541-346-3704(Phone) 541-346-3704(Fax) Second Author: Laura Leete University of Oregon leete@uoregon.edu   Dept of Planning, Public Policy and Mgmt, 1209 University of Oregon Eugene, 97403-1209, USA   541-346-0834(Phone) 541-346-2040(Fax)