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The Ci ordinance requires a separate conditional use permit for bus terminals (as ty opposed to truck terminals). This- point is clearly stated in the report from the City Planner and reinforced by an opinion letter from the City Attorney. The Applicants have assumed that they can simply take the property over as it is, and use it with only very minimal improvements. The: landowner: is a long time-city resident and. he is furious: He has -been on the phone with the Mayor, who is a lifetime. friend, and atl of the other council members, two of whom belong to the same church and one whose daughter is best fiiends with the land owner's daughter. The star has met with the applicants and they have agreed to pave the site, plant some trees along the frontage road, paint the front of the metal building, and install a new sign. If they are forced to, they would also agree to a long term staging of improvements, although a new conforming building is out of the question. You_ are at the hearing, and because the land is surrounded by industrial uses, there is neither neighborhood opposition, nor support. The Mayor serves as the Council liaison and he is in the back of the council chambers. The City Planner presents the staff report, which recommends denial. A prominent local attorney represents the applicants and • assails the staff for their bureaucratic insensitivity. She also makes a very valid point about the market conditions in this area and the fact that it is likely that. this- land will sit a minimum of five years before it can be developed in accordance with the Comprehensive Plan. She says, "The land owner and the Applicants have agreed to reasonable performance, but the fresh faced staff wants it all" and, "Of course, the staff was not yet born when the landowner purchased this property and they have never actually owned or operated a business, so it is difficult to get them to understand reality," she adds. "This is not Bloomington, ladies and gentlemen, and while we support the City's commitment to long term redevelopment, you have got to be reasonable!" The threat of litigation in the event of a denial is not actually stated, but it is very loosely veiled.. All of the questions of the staff and applicant have been asked and answered. There are no public comments. After an uncomfortably long pause the chairman turns in your direction and asks, "Can I have a motion? We need to move along." Recommendation: Findings: (use back of page if necessary) . HYPOTHETICAL CASE STUDIES PAGE LO