What does the comp plan really say?

Overbrook Town Center developers say the center’s Route 1 location meets the criteria for a large-scale shopping center in an environmentally sensitive developing zone.

It’s clear Sussex County’s comprehensive development plan allows commercial development in this zone. But here’s what the plan says: “First, these regions are among the most desirable locations in Sussex County for new housing, as reflected in new construction data and real estate prices. Second, these regions contain ecologically important wetlands and other coastal lands that help absorb floodwaters and provide extensive habitat for native flora and fauna. These areas also have great impacts upon the water quality of the bays and inlets and upon natural habitats.

“The challenge in these regions is to safeguard genuine natural areas and mitigate roadway congestion without stifling the tourism and real estate markets that: a) provide many jobs; b) create business for local entrepreneurs; and c) help keep local tax rates reasonable.”

Overbrook’s developer points to a single sentence: “...larger shopping centers and office parks should be confined to selected locations with access to arterial roads.” But nothing says the county should promote a major center in this area, much less that farmland should be rezoned. It specifically emphasizes housing growth and mitigating congestion; it highlights the importance of coastal lands in absorbing floodwater and improving water quality.

Does anything in 850,000 square feet of retail space and a 5,000-car parking lot address these core concepts?

Commercial development is already in high gear on existing commercial land; rezoning a large tract to commercial can only depress the value of existing commercial properties. Similarly, our area has more than enough retail jobs. More retail will not offer jobs that will keep young people in Sussex.

Changing to commercial zoning is a gift to developers, a gift that leaves residents and taxpayers with traffic congestion and water and air pollution, all at the expense of family farms, natural habitat and flood-buffering soils. The taxpayers of Sussex County deserve better. Sussex County Council should deny this rezoning request.