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It advocates adjustments to the Town’s land development regulations that “serve to preserve

rural character and protect environmental resourcesand “seeks to provide residents with accessible

neighborhood businesses, and to compliment the Town's primarily rural character” (CLUP, p. 132).

Retail development for the town is described as “A higher intensity commercial use category that would

allow a small shopping plaza, mini-mall, grocery store and related retail uses is recommended in the

New Scotland hamlet area.” (CLUP p. 132).1

The Comprehensive Plan seeks to ensure that development proceeds at a scale appropriate for

the Town, and consistent with the needs of the community. It repeatedly uses the phrases “small” to

describe retail development and mixed-useand hamletwhen describing how development should

proceed in the commercial zoning districts of the Town. Summaries of the relevant provisions of the

Comprehensive Plan were provided by Behan (Tab 1) and Liz Kormos (Tab 2), and are attached to this

report.

B. CZAC Public Workshop

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

Planning Board meetings and the public hearing held on May 7, 2008, and most recently at the CZAC

Workshop held on September 18, 2008, (Tab 3) showed that overwhelming public sentiment supports

local -- not regional-scale -- commercial retail development, and small town-style, mixed-use

development in the commercial zone. 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

1

Note: emphasis added

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