Opinion ID: 1467748
Heading Depth: 1
Heading Rank: 4

Heading: Sufficient Evidence of Change

Text: Cardon next argues that the Court of Special Appeals and the Circuit Court erred in measuring change from 1971 when the 1981 amendment was a substantially different piece of legislation. Inasmuch as we have held that the 1977 action was comprehensive, the 1971 action becomes unimportant. See footnote 4 of this opinion. Accordingly, we need not address this issue. All we need consider is whether there has been sufficient evidence of change in the neighborhood from 1977 on so as to render the Commissioners' decision to rezone from General Commercial to Highway Service a fairly debatable one. Mayor of Rockville v. Stone, 271 Md. 655, 661, 319 A.2d 536 (1974). In order to show change in the neighborhood sufficient to make the issue fairly debatable, Cardon must prove: (a) what area reasonably constituted the `neighborhood' of the subject property, (b) the changes which have occurred in that neighborhood since the comprehensive [or prior piecemeal] rezoning, and (c) that these changes resulted in a change in the character of the neighborhood. [Citations omitted; brackets in the original.] Id., 271 Md. at 661, 319 A.2d at 540. Since we hold there has been insufficient evidence of change in the character of the neighborhood (the third element) we need not address the first two elements. In marshaling evidence to meet its burden of proof, Cardon relies upon the increase in traffic flow in the designated neighborhood. In addition, it cites rezonings in the neighborhood. These rezonings were observed and reported by one of Cardon's experts by means of a windshield survey. Cardon also relies upon the installation and expansion of utilities in the neighborhood. This evidence was duly noted by the circuit court judge, and his review of this issue is as follows: The highway improvements are those that have been, by nature and scope and location, those that were long contemplated. The completion in 1974 seems to be of no telling consequences in terms of the decision in 1971 to place this in the commercial category and the availability of adequate sewer facilities from a review of the record shows nothing significant other than that it ought to be able to take care of the property. Thus we hold there was insufficient evidence of change in the character of the neighborhood, and therefore the issue of change was not fairly debatable. See Chatham Corp. v. Beltram, 252 Md. 578, 251 A.2d 1 (1969) (insufficient evidence of change so as to make the issue fairly debatable). While there may be some merit in Cardon's argument that a final decision without remand for the taking of evidence of change from 1977 on lacks fairness, we agree with the Court of Special Appeals that Cardon had the motive and opportunity to present all evidence of change at the hearing. We believe that if more evidence of change could have been found, the windshield survey of Cardon's expert would have so indicated. Thus we believe a remand would be fruitless. See Chevy Chase Village v. Montgomery County, supra, 258 Md. at 40, 264 A.2d at 867-68. JUDGMENT OF THE COURT OF SPECIAL APPEALS AFFIRMED; COSTS TO BE PAID BY APPELLANT, CARDON INVESTMENTS.