Disclaimer: no clue about the situation in the USA
I have studied urban planning in Germany and Austria though. Try to find a procedual error in how the land use plan was made. Go to court. Wait years. If you´re lucky you win and they have to make a new one. Wait years again.
If you´re just unhappy that a building you´re interested in is zoned non-commercial... they´ll change that if you´re a mega-investor. But all the fuss for a single small business? Forget it.