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regionally drawing shopping centers as mandated by the Comprehensive Plan.

Consequently, the existing zoning law is not consistent with the Comprehensive Plan, and must

be amended as required by Town Law Section 272-a(11). Because the Industrial Zone and Commercial

Hamlet Districts also permit retail uses, the same revisions are required for those zoning districts.


Appropriate development is that development which follows the tenets of the New Scotland

Comprehensive Plan. The Comprehensive Land Use Plan (CLUP) of the Town of New Scotland is clear in

that large, regionally drawing retail development projects should not be permitted in the Town.

The CZAC workshop participants expressed a preference for a retail building cap of 50,000

square feet or smaller and a fixed cap for retail development for both individual stores and for the

commercial district. Workshop participant’s biggest concern was to preserve the small town character.

They want a “main street” feel rather than standard roadside strip center development. The workshop

comments echo those made at the Residents Planning Advisory Committee (RPAC), Town and Planning

Board meetings and the public hearing held on May 7, 2008, and show that overwhelming public

sentiment supports local -- not regional-scale -- commercial retail development, and small town-style,

mixed-use development in the commercial zone.

Retail and wholesale have greater impacts on communities than other commercial uses such as

office buildings. Retail and wholesale uses generate more automobile traffic during peak periods than

other commercial uses. Retail uses require large parking areas to accommodate peak demand periods.

As seen in the neighboring towns of Bethlehem and Guilderland, large retail centers also lead to an

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