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Even smaller “box” retailers (e.g., Bed, Bath & Beyond, T.J. Maxx, Barnes & Noble), in the

20,000-45,000 sq. ft. range require large populations (130,000-200,000 people) within 5 miles, and

access to a “major arterial” to handle shopper traffic.

All of these retail formats are regional in nature. According to ERSI, a national demographic

service, the population in a 5-mile radius of the New Scotland commercial zone is only 55,149 (2008).

The population would have to almost double to meet the minimum required by these retailers. Because

New Scotland (and the immediate vicinity) does not have the population or roadways to support retail

development on that scale, the authors of the Comprehensive Plan appropriately decided that regional

retail developments should not be permitted.

  • E.

    Viable/Sustainable Development

    • 1.

      Regional Draw Retail Stores

In forming the Advisory Committee, the Town Board requested that CZAC not only ensure that

the zoning law be revised in a manner that is consistent with the Comprehensive Plan, but that the

Committee’s recommendations “encourage appropriate, viable, and sustainable development” in the

Commercial Zoning District.

Liz Kormos, MS, MBA, a member of CZAC and a commercial real estate feasibility consultant,

provided a market feasibility study that demonstrated the current limitations on development based on

demographics and shopping patterns in the Town and surrounding areas (Tab 7). Population and

shopping data were obtained from nationally reputable sources from the STDBonline a subscription

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