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permitted densities, and related items).”8

Mixed use was recently defined by the major building associations as “a real estate project with

planned integration of some combination of retail, office, residential, hotel, recreation or other

functions. It is pedestrian-oriented and contains elements of a live-work-play environment. It maximizes

space usage, has amenities and architectural expression and tends to mitigate traffic and sprawl.9

The Comprehensive Plan is clear that this type of development should be encouraged in the

hamlets, including the “New Scotland hamlet.”10 Mixed-use development that incorporates residential,

office and small scale retail development is recommended by the Comprehensive Plan (see p. 131

“Housing,” and p. 132). Mixed development would minimize impact on the hamlet’s roads, and would

generate significantly less traffic than regionally dependent retail centers. Under existing zoning

regulations, mixed-use development per se is not allowed without multiple variances. Many towns in

surrounding communities have amended their zoning codes to allow mixed-use development. The New

Scotland zoning law must be amended to allow and promote mixed-use development.

Formulation of zoning regulations to permit and promote mixed-use development will require

additional time and the assistance of the Town’s zoning consultant, Behan Planning Associates, LLC.

8 9 Source: Urban Land Institute 1976 Source: International Council of Shopping Centers, National Association of Industrial and Office Properties, Building Owners and Managers Association, American Resort Development Association (ARDA) and National Multi Housing Council (2008)

10 Although that hamlet is not depicted on the Comprehensive Plan map, the text of the Comprehensive Plan supports a finding that - a mixed use hamlet development should continue in the Commercial District at the intersection of Route 85 and 85A.

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