I'm not sure if you're listening to the Radio Show we mentioned earlier this morning, I am. I'm sitting back laughing once again because we chose to live in Sussex County, just over the MD/DE line. Wicomico County and Salisbury are so afraid of the competition from Sussex County, (8 miles from Downtown Salisbury) not being subjected to City/County taxes and or fees in Wicomico County.
I have been telling you for years, Sussex County is by far the very best place to live than anywhere else. Now, that being said, I have also stated, IF Delmar chooses to build a Mall just over the Delaware line, say goodbye to Salisbury. No sales tax, nowhere near the impact fees, lower property taxes, you can't compete with that and trust me, sooner than later some smart developer will take advantage of that.
The new Center of Salisbury will look like it's 50 years old. A Home Depot or Lowe's would destroy any competition. Mind you, if a competitor aside from Home Depot or Lowe's would locate in Delmar, DE. they would destroy those businesses in Salisbury.
I'll talk a little more about this on tonight's Show at 6:00 PM.
DelMarVa's Premier Source for News, Opinion, Analysis, and Human Interest Contact Publisher Joe Albero at alberobutzo@wmconnect.com or 410-430-5349
37 comments:
This being said why ar there no such business there?
Give it time. The Delmar Council is very careful who and what they choose to allow and will do a far better job managing growth than Salisbury. Salisbury got desperate, didn't manage growth properly and now the taxpayers are footing the bill for it.
Because the Salisbury metro core used to be inviting, now it is a lost place that no one can afford. Your politicians are clowns and its dangerous to live there.
Joe it would be more accurate to say they didn't manage residential growth properly. I think the commercial has done quite well but the issue now is that the fees have become so high that even the commercial properties are too expensive to develop.
Two big reasons why no intense commercial in or near Delmar.
There is already much commercial in the greater region -- not just Salisbury, but also Dover and the Route 1 corridor in Sussex County.
Eventually it will come and cut into the Salisbury retail much more than Dover or Route 1.
The program was interesting.
Jack Plummer mentioned that big subdivision planned near Delmar. When the economy turns, it and other projects in Sussex County will kill home building in Salisbury and much of Wicomico County. He really told it straight.
Cohen and Lenox were all about platitudes and generalities that mean nothing in the real world.
Salisbury will be paying for Barrie for a long to come.
Terry Cohen just doesn't get it. Salisbury impact fees are already huge, and she wants even more in a recession. And her nonsense that it won't make any difference because there isn't any growth now for other reasons is absurd.
Sounds logical. However just purchased a new TV and went to Dover for that specific reason.
The TV was 70.00 plus dollars higher than in Salisbury not including the gas. Truly about even.
county impact fees over 5k. unreal. my 'impact' on the community will certainly be a positive impact, they should be paying me to move in before some loser who will have an impact does. i dont get anything from the gov't and i pay my taxes. that doesnt = impact. oh, if its for impact on school that doesnt count either because i pay extra for private school. ugh it just chaps my @ss. positive contributers to society should have that fee backed off.
Sussex county is a hole. If what you say is true, then the development would have happened there already, instead of in and around Salisbury.
My question to you is the following: If Sussex County is better than anywhere else, why do you own property in Salisbury? Why not take advantage of the prospect of future growth now instead of being part of a dying economy?
Yes...Developers are anxious to build new regional malls....why it's happening everywhere.
Get a grip
anonymous 10:24, you're not telling the truth. You're simply saying that in the hopes of making others believe there's that much of a difference.
As for the Mall developments, you guys just wait and see. There's already a 1,200 home development planned for Delmar. Once the economy turns around, (IF it ever does) Sussex County will be the ONLY place developers will be interested in.
They post podcasts of the show on their website- publicradiodelmarva.net- click on the Delmarva Today or Jukebox links
I dont think the lccal developers & builders can hang on much longer.
What the Salisbury "Boomers" like the Greater Salisbury Committee don't get is that Salisbury is no longer the mecca of the Lower Shore as it was until 20-30 years ago, and the tax and cost ratio with Sussex (and elsewhere) was not as bad as it has become lately.
And the big draws -- schools, hospital, etc. -- are not as big either, as others have improved greatly during that period.
Things such as cable and satellite TV and the Internet have also been factors that make living "in the county" more attractive. It is interesting that the Delmar and Hebron areas are now the fastest growing in Wicomico County, and Salisbury has been overtaken by Fruitland as well.
The resort to even higher impact fees is ridiculous. The first rule for extracting yourself from a hole is to stop digging.
Not long ago, there was talk of developing a HUGE mall in/around Selbyville right on Rt. 113 -- on property currently owned by the Mumford family (Mumford Sheet Metal). To date, no action and I've heard the project has been scrapped. Wonder why?
Also, Joe -- I (for one) would not want to raise my kids in Sussex County. I don't think there's much of a tax base there to support a decent school system. Drive around and what do you see? Dilapidated houses/mobile homes, trash-strewn yards, junk cars on overgrown yards. Not my cup of tea.
anonymous 11:07, You are so full of crap.
Look at Salisbury, then look at Delmar.
While there are very similar homes in the City, there are beautiful homes outside the Town limits.
As for school. My Grandson goes to Delmar Elementary and let me assure you, that's one heck of a school.
Now, I don't see Sheriff's Deputy's parked outside the Delmar Middle and Hig Schools. What's that tell you!
11:07 I wouldnt want my kids to have gone to any other public school than Delmars, MD & DE. They act up and we know about it before they get home.
Here's my take on it. When it comes to annexations and extension of services, somebody has to pay for it! I live in Salisbury and I don't want to pay for the benefits of others, especially if they stand to make a considerable profit at my cost. I don't believe that it is right to charge inpact fees to those with existing services unless they need to be upgraded. For example, if a facility uses addition water then that that should just be reflected in there water bill as additional useage and be charged accordingly. I said this earlier and I'll say it again. I believe that some proposed projects (such as the Brewery that was supposed to go next to the ES Adkins building) that will create and promote economic activity that will benefit a community as a whole should have impact fees waived or reduced. Infill developement and redevelopment projects that better our community should be considered for a waiver or reduction of impact fees. Other than those few exceptions, the developers should incur the cost of impact fees, not the other tax payers of the City. Why should I pay more to extend services to in a residential development when I get absolutely no benefit from it and they do?
I heard the show and Terry Cohen "gets it" just fine. Some of you here want to subsidize developers as well as the landlords, go right ahead but not on my tax dime. Enjoy all those crappy built empty condos on the river, too. Once the developer sells it, he's off the hook but you'll pay forever.
A friend of mine knows the ins and outs of Sussex. You know why they can do what they do besides being in Delaware?
They ain't got no debt. They put things in place and didn't grow insanely when they couldn't support it.
Keep supporting cancerous growth in Salisbury and blame impact fees for all your woes like that developer on the radio. Isn't it funny how other areas have had impact fees for years and grew well? Not good old Salisbury. Aren't you the same people who b*tched about developer reimbursements?
There are actually a few large developments on the books for Delmar, DE, not just one.
The downturn in the economy couldn't have had worse timing for Delmar, DE actually.
They had finally done the reassessments on the properties in town and if all of the new development which was planned had happened, Delmar, DE would be more financially stable when it comes to the cost shares of each side of the town.
The economy WILL turn around, eventually and those naysayers on here will see exactly what Joe is talking about.
Once the economy turns around you won't recognize Delmar, DE when you drive through 5 years down the road. Better take pictures now folks.
In addition, I hope everyone recognizes how the Delmar Council buckled down and put protections in place on the new development and were pretty picky in what they approved and didn't approve.
Just look at the Delmar Commons Shopping Center, it's worlds better than the State Line Plaza Shopping Center. They (the elected officials) took the time and decided what they really wanted in the town. Notice the signs at WaWa and McDonalds. Not huge real high signs, but concrete and brick "structures". Notice how the out parcels match the existing shopping center building.
The landscaping is very nice.
These were all NEW requirements put in place a few years ago when this shopping center was being approved.
The little stuff (if you call it that) really makes a difference.
You know why Delmar and other Delaware cities aren't Developed as Salisbury well here you go:
The Preliminary Land Use Service (PLUS), outlined in Chapter 92 of Title 29 of the Delaware Code, provides for state agency review of major land use change proposals prior to submission to local governments.
http://stateplanning.delaware.gov/plus/plus.shtml
What a pain in the arse!!!!!! Not to mention DELDOT. Whew
Anon 11:49 Then you really should be mad that they are trying to waive the fees for affordable housing. The only building you are going to see is trash/high occupancy homes that will be paid for by taxes.
10:24, I think her point was that developers are blaming impact fees for the slow down in development (which is b.s.) when they are not building, fees or no fees, due to the economy.
Sorry, Joe. We'll have to agree to disagree. I've been listening to developers cry the blues for years. They want the rest of us to subsidize their profitmaking. A developer develops, sells, then leaves, moves on. They don't care if they just stretched police to the max.
Take our old mall buddies for example. Think they give a rat$ a$$ about quality of life here?
Before too many people label the whole of Sussex County Trailer Trash, I beg you to look around the whole County. Like Delmar, I can spit into MD but avoid their taxes. I can enjoy a meal in DE that's 7% cheaper than in Ocean City. That's half the tip. I can drive to Berlin to purchase CFL bulbs that MD electric rate payers subsidize. I am only 15 miles from a Lowes and a BJ's in Millsboro on 113. I see plenty of cars with MD tags in the parking lot all the time.
One think I keep asking when I hear about subdivision planning around Salisbury is where will these people work? MD is driving business out not in. It's illogical that retirees would move into these subdivision when Sussex County taxes are so much lower.
11:07 you truly are an idiot! What do you live in a little shell? Take a ride around Wicomico County before you make such a stupid comment about all of Sussex. Idiot!
joealbero said...
Give it time. The Delmar Council is very careful who and what they choose to allow and will do a far better job managing growth than Salisbury. Salisbury got desperate, didn't manage growth properly and now the taxpayers are footing the bill for it.
10:01 AM
That's right, Joe. So how is repeating the same mistake and allowing any crappy growth here at taxpayer expense going to help?
You just made the case for impact fees in Salisbury. You had developers unfettered who came, made their money at taxpayer expense and left for the next project. No impact fees now will just mean more of the same.
Where I live, quality of life is much better. With our taxes, we get what we pay for. Sorry for you down there.
anonymous 12:14, Look back at Mike Dunn, Barrie Tilghman, Gary Comegys, Lynn Cathcart, Shanie Shields and do NOT forget Paul Wilber. These ARE the people who destroyed the quality of life that you mention.
The old mall developers are in business to make money. If the law will allow it as it is currently written, they should be given every single right to the letter of the law. If anyone has a problem with it, fight for change.
anonymous 12:27, I grew up with two older Brothers. "I" do not make the same mistake twice. I LEARN from my/their mistakes and do things better the second go around. How about you?
That being said, I'm confident Delmar will provide much SMARTER growth than those numb nuts did in Salisbury.
all this talk of development I guess people think the economy is going to bounce back
where are all these people going to work or are these developments for tight fisted retired folks from up north
In my opinion, casinos in the long run will bring Sussex County to their knees. I can't see any benefit from a casino to the folks in Delmar. Most economist state that casinos are not smart growth.
You are right 1:45, casinos are NOT smart growth.
IMO, Delmar needs to stay out of the casino arena. It will bring more bad than good.
I just pray that those who are on the Council now will not allow this developer guy to get all kinds of breaks on taxes and other fees.
That's what he'll try to do. Hold your guns Delmar, make him pay everything! NO breaks!
You've done well to try and insure the existing property owners and businesses do not subsidize future growth, keep it that way! You'll have a much happier town!
One way to grow a municipalities tax base is annexation. Existing communities are tough because 100% of the people must agree to annexation. What's left is working with a developer to bring in the entire development since the developer holds all the votes for annexation. Negotiation takes place (which could be waiving impact fees). The nagging problem is that, if the municipality screws up anything that might make the new development successful (jobs, taxes, crime, etc), nobody will buy into to it and it will sit vacant just like that nicely landscaped property near Hebron with the Heron Sculptures.
I personally don't think DE has anything to fear from MD taking away any gambling revenues. MD will continue to be so greedy as to prevent any gambling venue from being successful. Just as well though because people only have so much money to spread around all the casinos and lotteries.
Hmmmm I disagree. I think if they put a Lowes in Delmar it wouldnt have that much of a effect..I doubt they would go out of business, but who knows. They wouldn't put one in Delmar anyway, that would just be dumb.
Consider local entrepreneurs, the Knorr's, and their decision to locate a brew pub in Delmar, DE, instead of Salisbury.....thank you Evolution Brewing for all that you are contributing to our local tax base!!!
From a happy Delmar, DE resident
Post a Comment