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I.

II.

INTRODUCTION

This report summarizes the findings and recommendations of the two remaining members of

Commercial Zone Advisory Committee (CZAC), in regards to the zoning amendments needed in the

Town

of

New

Scotland

to

conform

the

zoning

law

to

the

Comprehensive

Plan.

The

short

term

recommendations in this report deal with restricting retail and wholesale development within the town

and do not constrain other types of commercial development. The full set of recommendations can be

found on page 16 of this report.

BACKGROUND

A. Comprehensive Land Use Plan

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

Comprehensive Plan. The commercial zone is located in what is described in the Comprehensive Plan as

the hamlet of ‘New Scotland.’ The plan states “Designate Clarksville, Feura Bush, New Scotland, New

Salem and Unionville as Town center areas and preserve and foster the traditional development pattern

in these zones with land use regulations which allow for residential lots at higher densities, mixed use

structures, offices and commercial establishments” (CLUP p. 153).

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. It states that

“Preference for small scale stores, large scale "regional malls" was not favored” (CLUP p. 3) and

future commercial uses should be limited to those necessary to service the local needs of the Town’s

residents.” (CLUP, p. 140.).

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