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.
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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