[nightmare role playing scenario]
Ok, now everyone on the right side of the room: you get to be be big box retail development consultants.
Everyone on the left, you get to be the Town Council of Hicksville, USA. You have no zoning or site plan review code. They are proposing a 4,000,000 square foot commercial project off a local road with no public water or sewer. And, by the way, it's located on prime agricultural soils. Your comprehensive plan was last updated in 1972.
I now call the public hearing to order!
[/nightmare role playing scenario]