Opinion ID: 1247763
Heading Depth: 1
Heading Rank: 4

Heading: The Length of Time the Subject Property Has Remained Vacant As Zoned

Text: The area of Overland Park in which Landau's property is located has only just begun development. Much of the surrounding property is also vacant. This factor is not of primary importance in determining the reasonableness of Landau's rezoning decision. The Gain to the Public Health, Safety, and Welfare by the Possible Diminution in Value of the Plaintiff's Property as Compared to the Hardship Imposed on the Plaintiff If His Requests Were Denied. Nunnick, who appears from a review of the record to be a highly qualified real estate appraiser, testified that the property was worth $12,500 an acre as zoned, the price Landau paid for the property. Landau has failed to show that the denial of his request imposed any undue hardship upon him. The City Council indicated its willingness to compromise by rezoning the area for medium density use if Landau would refile his request, making the appropriate modifications. Recommendation of Permanent or Professional Staff The Planning Commission, based on the staff recommendation, voted unanimously not to recommend the rezoning to the City Council. The staff had previously recommended against the Fishman rezoning for a shopping center on the northwest corner of 127th and Antioch. The staff recommended denial of the rezoning because Landau's proposed commercial use was at variance with both the City's Comprehensive Plan and the K-150 Corridor Study. The staff also mentioned: (1) the desired preservation of a large area of purely residential use west of Antioch, and (2) the existence of sufficient planned retail development located to service the needs of the residential area. The staff determination of sufficient commercial development was analyzed by methods set out in the Guide to Shopping Center Development published by the Urban Land Institute.