This determination should include area residents and businesses. All input should be considered. Elected and appointed officials have a duty to reach their own conclusions about the Town’s interests, not just count comments.

The Town’s interests must include the interests of Town businesses, as well as people and businesses located near the Town. If the Town doubts the representative quality of that input, consider commissioning a scientific survey.

Some of the concerns expressed really relate to growth in general. Big box retailing is the present focus of those concerned about growth in general. Clearly, design and landscaping standards can and do address concerns specific to big box retailing. The Town’s new zoning provisions are very detailed. In addition, most developers and retail users are very willing to accommodate reasonable design features driven by local preferences and concerns.

Easton can influence the availability of responses to demand for retail, but it cannot control the market. Easton is part of the region. Those who are concerned about the negative effects of automobile use should understand that retail located near population concentrations is "smart growth" because it minimizes the length of automobile trips that would otherwise occur.

The primary source of retail development pressure is residential growth.

When it is not managed or controlled with attention to quality of life concerns. Big box retailing directly responds to some quality of life concerns, such as the increased availability of goods at competitive prices.

Big box users do not seek handouts and more than pay their way. Direct benefits are increased tax base and employment base, which more than offset the small need for public services, especially compared to residential development which puts a comparatively high demand on public services.

Town, County and State real estate taxes

Town personal property taxes

State sales taxes

With a reasonable degree of accuracy.

The answer varies depending on the Town’s investment in a given project or category of development. Generally, residential would be the most demanding and costly to the Town.

Increased County real estate taxes. Additional income taxes from new jobs for County residents.

More jobs

More competition for employees

More opportunity for advancement in employment

Very large construction projects – many millions of dollars for contractors, subcontractors and suppliers

Residents who prefer to shop locally will have more productive time to spend with their families

This is very site specific. Depending on the specifics of the project and the site, it could enhance or have no effect on property values.

There is no material competition between most big boxes and downtown Easton retailers. The most significant competitor would be Wal-Mart, which has been in Easton for several years. The downtown has weathered Wal-Mart very successfully. Easton downtown retail is focused on specialty and niche stores with excellent customer service and events/attractions.

There will be increased competition among stores with similar products. That will be good for customers.

Unemployment is not static. It goes up or down with the economy. Retailing jobs, especially at big boxes, include full-time, part-time, short-term and career opportunities. The Talbot County Economic Development office has concluded that there is a lot of potential for increased employment within Talbot County among people now working outside the County and those interested in improved wages, benefits and conditions.

Big box retailing has no unique impacts on the environment. All large buildings and groups of smaller buildings present similar issues. All can be carefully designed and environmentally sensitive. Smart growth means putting uses in appropriate places and avoiding sprawl.

Assuming compliance with applicable environmental rules, big box retailing is not unique with respect to stewardship. Many uses are more demanding on our resources than big boxes.

Surface water run-off is a problem for all activities, including agriculture. There is nothing unique about big boxes in this regard. The keys are appropriate controls and ongoing management.

Whatever standards are enacted they will (or at least should) be based on the latest scientific thinking about surface water issues. All users, including, but not limited to, big boxes, should comply.

Based on the new Zoning amendments, and the Town’s "floating zone" approach, these concerns are addressed and can be minimized.

Yes, with improvements that are already needed, plus any that are driven by new development, including, but not limited to, big box retailing.

Public data, traffic experts and some retailers can provide useful information.

The County has some ability and willingness to work with the Town on road improvements.

The traffic issues are not caused by big boxes. The traffic issues already exist and will grow due to many factors, mainly including increased population.

The future needs a lot of attention. Unintended or unanticipated consequences are not completely avoidable, but they can be minimized by careful planning.

The State and County have a big stake in Easton’s successful operation. They will cooperate and that cooperation should be managed proactively.

There is nothing unique about the impact of big box retailing on traffic. If a comparable group of smaller retailers or houses are developed, the same issues will have to be addressed.

It should be considered, but such standards should not be arbitrary, inappropriate to the setting or generally unattainable.

Big boxes are generally flexible structures that lend themselves to reuse. The most important factor in successful reuse is a desirable location. Big boxes are relatively easy to subdivide and convert to multiple uses. Common examples of successful reuses include other big box users, athletic facilities, subdivided retail and telephone call centers.

While e-commerce will have an impact, many big box retailers, such as Lowe’s supply many products that require immediate availability, which will not be changed by e-commerce.

See above. In addition, the best mechanism for use of property is the marketplace. Governmental "mechanisms" often are not effective. Owners of big boxes such as Lowe’s are experienced and effective in accomplishing their sale and reuse. Such results are driven by self-interest.

These questions are interesting, but too academic. The real driver of development is demand. The questions should ask about ratios of current uses. Despite all the talk about retail development, there is no reason to believe that all or even a large portion of currently zoned commercial land would be developed at one time.

Location, market demand, demographics.