Rite Aid Fires Up Voorhees Bruce Dombrowski Eric Tran

Township of Voorhees 140-acre property 140-acre property 50% Farmland 50% Farmland Stafford Farm – Horse Training Stafford Farm – Horse Training 50% Woods, walking trails, and open fields 50% Woods, walking trails, and open fields

Medi-Build Inc. Proposal to build Rite Aid and shopping center next to the preserved land Require several variances to be approved Require several variances to be approved Barrier Barrier Impervious Coverage Impervious Coverage Rezone from Residential to Commercial Rezone from Residential to Commercial

Opponents Project would mar scenic view Project would mar scenic view Trash and noise would disturb horses Trash and noise would disturb horses End of horse training on the farm End of horse training on the farm

Project Proponents Increase township’s tax base Increase township’s tax base Public access to trails Public access to trails

Ethical Question Is it ethical for the zoning board of Voorhees to permit the building of a Rite Aid and shopping center next to preserved farmland? Is it ethical for the zoning board of Voorhees to permit the building of a Rite Aid and shopping center next to preserved farmland?

Ethical Question Yes, it is ethical for the zoning board to permit the variances Yes, it is ethical for the zoning board to permit the variances Bruce Dombrowski Bruce Dombrowski No, it is not ethical to permit the variances No, it is not ethical to permit the variances Eric Tran Eric Tran

Harris et al. 85 Act Utilitarianism “Will this course of action produce more good than any alternative course of action that I could take?”

Audience Stafford Farm Stafford Farm Residents of Voorhees Residents of Voorhees Medi-Build Inc. Medi-Build Inc.

Option 1 : Deny All Variances Cons Stagnant economy Tremendous financial lossPros Land maintains aesthetic appeal Land maintains aesthetic appeal

Option 2 : Grant Rezoning Only Pros Increased tax base, more jobs Increased tax base, more jobs Cons Decreased profitability Additional cost of redesigning site

Option 3 : Grant All Variances Cons Scenic view distorted Detrimental to horse training Pros Access to trails Access to trails Greatest increase in tax base, more jobs Greatest increase in tax base, more jobs Maximum profit Maximum profit

Harris et al 85 Best Choice: Option 3 “Greatest good for the appropriate audience taking into account harms as well as benefits”

Harris et al 90 Golden Rule “Treat others as you would like them to treat you” - Luke 6:31, New English Bible

Golden Rule Medi-Build proponents must be willing to place themselves in the position of the farm owners Medi-Build proponents must be willing to place themselves in the position of the farm owners

Harris et al 92 Self Defeating Criterion Determine whether the option, if universally adopted, is self defeating. If it is, then the action is impermissible. Determine whether the option, if universally adopted, is self defeating. If it is, then the action is impermissible.

Purpose of the ordinances: Purpose of the ordinances: Impervious Coverage – prevents other properties from being flooded Impervious Coverage – prevents other properties from being flooded Barrier – prevents the obstruction of nearby properties Barrier – prevents the obstruction of nearby properties

Self Defeating Criterion If all of the variances were approved because they maximized utility and this decision was universally adopted. Would it be self defeating? If all of the variances were approved because they maximized utility and this decision was universally adopted. Would it be self defeating?

Conclusion Compromise Compromise Permit the rezoning of the property Permit the rezoning of the property Deny the other variances Deny the other variances Utility is obtained from the land Utility is obtained from the land Farmers maintain their rights Farmers maintain their rights

Questions?