Big box retailers would be discouraged from building along Route 1 under new zoning the Town Council is considering.

About 1-1/3 mile of Route 1, from the Scarborough Marsh to Sawyer Road, would be re-zoned to encourage small- and medium-sized businesses and office development. Buildings larger than 30,000 square feet, such as a super Wal-Mart, would have to meet special “green” building standards.

Also, a section of Route 1 from Maple Avenue to Green Acres would be rezoned “town and village center” to encourage small and medium businesses and housing. Currently, residential development isn’t a permitted land use there.

“Much of the same commercial uses that you see along Route 1 would continue to be allowed,” said Town Planner Dan Bacon. “What you wouldn’t see is, you wouldn’t see big boxes being constructed along Route 1, where as now, you (could) see that.”

Council members were to begin discussing the proposed changes at their regular meeting Wednesday night.

The zoning changes were developed over the last few months in accordance with the town’s comprehensive plan, which was last updated in 2006.

Town officials are trying to encourage businesses that serve local needs – such as drug stores and small retailers – along Route 1, while stores that serve a larger region, such as Wal-Mart, Target or Lowe’s, are built closer to the Maine Mall.

Big retailers and residential developers could still do a project along Route 1, but they would need to meet nationally recognized green building standards and other requirements.

All new projects, large and small, will be required to have attractive grass or landscaped buffers and off-street parking, and be pedestrian- and bicycle-friendly.

The intent of the changes is to “accommodate a wide range of … activities that primarily serve the residents of Scarborough” and the surrounding area, while improving the aesthetics and safety of Route 1, according to the ordinance.

Bacon said town officials are still developing specifications for what is “green” building, but he said builders would likely be required to get Leadership in Energy and Environmental Design certification from an independent third-party contractor. The certification means a building meets standards created by the U.S. Green Building Council for a structure that is “environmentally friendly, profitable and a healthy place to live and work.” The buildings generally have thicker insulation, use less energy and incorporate alternative energy sources, such as solar panels.

City Council Chairman Jeffrey Messer said Monday he would not have a strong opinion on the proposed changes until he has heard from fellow councilors and the public.

“On the surface, it appears like a reasonable proposal,” he said. “We’re trying to balance a fine line between planning for the future and not really harming the people that are there now.”

Some past proposals have gotten strong responses from citizens and property owners, he said, while others have garnered no response at all.