The zoning proposal for the Exit 4 area in Randolph was the product of a creative and thoughtful process.

It was a process, it must be said, that sometimes appeared it would never end.

Still, when dealing the single most important parcel of land in town, and when widely divergent positions have been staked out, and when so much is at stake—both the appearance and character of the community and its economic future—it’s understandable that the process takes time.

In this case, it was seven years.

The important early work was accomplished by an Exit 4 Committee under the expert leadership of Jim Kennedy. It was that group of citizens—themselves widely divided on some issues—that came up with the core agreement about what would be best for the town. That agreement has been refined and carried forth over the last two-plus years by the Planning Commission, which has now created the legal and regulatory framework to put the agreement in place.

The consensus is that strong protections should be put in place for what might be the most scenic Interstate interchange in all of Vermont. That doesn’t mean that nothing should be built within sight of the interchange, but that what is built must be very carefully sited, designed, and constructed.

Part of the consensus also was the continuation of Randolph’s longstanding position that stand-alone retail stores—whether big boxes or smaller boutiques—do not belong at the interchange. This was a matter of aesthetics but also a strategy to protect the economic health of the downtown area. Downtowns throughout America have withered away under the competitive pressures of mega-shopping centers outside of town, and Randolph has wanted to escape that result.

A third part of the consensus that was developed, however, is that Randolph must at the same time take advantage of the economic advantages afforded by ready access to the nation’s key distribution for goods and services—the Interstate system. An Interstate interchange is an extremely desireable location for such things as light manufacturing and office parks, to say nothing of lodging and restaurants. These uses are less advantageous in a village setting, where they could create unwanted traffic. The off-on advantage of an Interstate interchange makes Exit 4 an excellent location, both for the businesses and for the town.

Despite the general consensus on aims, there is still some disagreement on means. The Planning Commission vote on the proposed ordinance was not unanimous—three of its members thought it was too restrictive and demanded too much of possible developers. However, the Commission’s plan is both thoughtful and bold and deserves careful scrutiny by Randolph people.

We hope the Planning Commission’s hearing next Tuesday will be well-attended. It’s set for 7 p.m. at the Old Dorm Lounge at Vermont Technical College.