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always was. Regarding shops such as The Village Shoppes, he <br />noted that if you really want them, you have to leave the zoning <br />the way it is, and that is what they are requesting. Mr. <br />Brandenburg then introduced their planning consultant, Mr. Park. <br />Jim Park, senior planner with Gee & Jensen, spoke of his <br />long experience in both the public and private sector and noted <br />that he is having difficulty trying to find something to commend <br />the zoning proposed. There can be two findings made to justify <br />a change in zoning - either a change in circumstances or an <br />error, and presumably there is either one or the other in this <br />case. However, the proposed zoning must pass three tests - <br />reasonableness, fairness, and consistency with good planning <br />practice and principles. The first question is does this <br />property as it is situated lend itself to office uses better than <br />commercial uses in consideration of the various other <br />circumstances. Here again, we see clearly the commercial <br />activity to the north, a major node to the south, industrial <br />zoning to the west, and other negative land uses for ottice <br />development in the area such as a muffler shop and other heavy <br />commercial uses which are a way of life on many sections of <br />U.S.I. You need to look for a land use that can survive in that <br />kind of environment, and office development needs a somewhat <br />protected environment to survive. <br />Mr. Park believed Mr. Brandenburg has already touched on the <br />fairness issue and how the owner previously provided buffering in <br />reliance on the zoning as it appeared on the zoning maps. As to <br />reasonableness, whether a compromise Land Use solution is in the <br />best interests of everyone is debatable. Mr. Park did not see <br />that the success of the project could be assured for an office <br />development at that location, and he believed it is in the best <br />interests of the county to assure a quality development that <br />would be successful and marketable. Mr. Park then presented a <br />graph comparing development under CL with development under OCR, <br />noting that in OCR you can have 21 times the floor area that <br />• <br />27 !TR <br />DEC 19 <br />..�.:E2`78 <br />