24 



recreational use, but also for the contribution that they make to the 

 quality of life for people who may simply be driving by or working 

 in the area, or conducting other human activities in addition to 

 recreation itself. 



Perhaps I am running longer than I should, and I will try to draw 

 my comments to a close. 



I would like to refer to the tools for implementation. These are 

 primarily going to be acquisition of land, and development, which 

 probably will of necessity have limited use, since the State or the 

 towns camiot go out and buy up all the land along the coast. 



Permit authority is another approach, but this also is hard to ad- 

 minister, and it does tend to result in this crazj- quilt type of develop- 

 ment, because it does not really have a foreseen program of how the 

 areas will be developed. 



Accordingly, one is drawn to something that in essence amounts 

 to zoning, as really the only approach which will be effective in pro- 

 ducing sound management, sound implementation of planning in the 

 coastal areas. 



This is really what we are talking about, and I think that we need 

 to face up to the need for zoning, and then, if my earlier comments are 

 valid, I would also add zoning with a substantial influence from the 

 State level rather than merely from the local level. 



Finally, I will just add this thought : That the essence of planning 

 is to alter the natural development according to the immediate mone- 

 ta^'v concerns and advantages of tlie owners. 



It is not, however, strictly fair to take some areas and say there shall 

 be no development of these areas, and other areas and say there shall be 

 substantial development of these areas, and let the chips just fall where 

 they may in terms of who gets the benefit of the increased land values 

 that result from this type of zoning. 



There is a neod to develop some sort of tool to balance out the 

 advantages and disadvantages that will necessarily accom])any the 

 implementation of good planning. This relates both to individual land 

 owners and also to towns. 



If you take a major part of the shoreline of a town and say there will 

 be no development along here, and in the next town you allow the 

 installation of a multimillion dollar electric generating unit, you are 

 obviously giving a tremendous ad^'antage to the second town that you 

 are denying to the first. Some development of means to balance these 

 things out in fairness is required. 



I think, in summary, there runs through these points a move from 

 the simple and obvious to the complex and obscure. 



I think we would all agree that there is a problem, and a need for 

 action. There is general agreement perhaps that this action should 

 occur at the State level. 



Our planning for competing uses raises some difficult problems. In 

 terms of tools of implementation, I think more needs to be done in 

 recognizing how we will work out the development of zoning, and 

 finally, in the area of developing devices to even out the fairness of it 

 all, a great deal of development and experimentation and work must 

 be done. 



That will conclude my remarks. 



