We, the undersigned, oppose NorthStar for the following reasons:

1.Highway infrastructure. Plans remain unclear for Beaver Dam Road and Mulberry Knoll Extension which run through residential areas east-west and north-south.

2.Safety. Both Beaver Dam Rd and Mulberry Knoll Extension are and will be heavily traveled, threatening the safety of pedestrians and cyclists residing in NorthStar. This design is directly contrary to the purpose of a master plan or mixed-use community.

3. Inappropriate zoning. Developer requests C-3 zoning for the 96,000 square foot commercial area to provide maximum flexibility in attracting tenants. C-3 would permit a wide range of businesses to locate next to a high-density residential area, including car lots, convenience stores/gas stations, self-storage facilities, warehouses, and manufacturing.

4. Sequestered housing. Workforce housing will not be integrated with the larger community. It will have a separate name, a different developer, and separate amenities. This arrangement does not encourage interactions between these residents and others in the community and will be an undesirable precedent for master plan and mixed-use communities.

5. Traffic. Traffic on Route 9 is now 15,000 vehicle trips (VT) daily. NorthStar will generate 13,359 daily VT, nearly doubling the already heavy traffic on Route 9 and creating potentially unsafe conditions for motorists and years of future congestion.

6. Uninspected environmental threats. State agencies requested opportunities to inspect potential damage to environmentally sensitive areas and habitats, the presence of endangered species, and damage to mature trees. The developer refused access, arguing that their own experts’ opinions are adequate.

We urge the Sussex County Planning and Zoning Commission to recommend denial, and the Sussex County Council to deny the applications for NorthStar.