In Maryland there are essentially two ways a developer/property owner can rezone a piece of property. First He/she can apply for a zoning map amendment that requires proof of a change in the character of the neighborhood (if your local government enforces the current zoning ordinance this shouldn't occur) or a mistake was made (and we all know planners never make them). In short rezonings based on the "change or mistake" rule are almost non-existent. The other option is through a zoning text amendement that involves the developer/property owner cozying up to his/her council member to support a zoning change (better known as spot zoning). We are looking for a process that could be described as a developer/property owner sponsored small area plan. This process would avoid the necessity for the developer/property owner to prove a "change or mistake" by essentially providing for a new small area plan that examines the impacts of the proposed rezoning, provides justification for the proposed rezoning, and allows for adequate public participation in the process similar to what happens when planners update zoning. I should mention that we are well aware of the potential for small area plans that are "made as instructed". Anyone know of such a process?