If you google "zoning overlay", you will see that most of the search results describe a zoning overlay as a way to protect the area from development, not a way to increase development.

I love watching communities think that a new development is an advantage to there future. I like to see a parking lot filled with mini bikes. As SUV'S are begining to collect dust in the fields, we need somewhere closer to home we can work, spend our hard earned dollar. Most retailers don't have many insentives for workers other then a weekly minimum wage bracket, just like builders have. We need more banks also, so they can give us more things we like, penalties on our bank cards. Multi billion dollar racket. Not enough to bail out the builders that have already whiped us clean to develop raw land and trying to push off as buyers fault. The developers build, banks find ways to get people to buy then we all bail out the home industy every ten years. Who profits, builders. As we will eventually be paying for the next generation.
By then this development will already be paying for itself. I ment, renting for its self. You think these builders are selling the buildings to retailers, I don't think so. Its high income rental property, you be paying the taxes on this flushing of another dollar.
Its better to have nothing, it does not cost you a dime. When someone desided to develop large portions of the community, well expect to spend a few more dollars as the developers collect big bucks from retailers long term rental contracts that help the builders obtain financing to build developments. Ever hear of North Shore casino project.
Don't think your going to get what is promised. There builders. Its all a debt flow. Rob Peter to pay Paul. Better eating crack. Which also will be sold, next to the building on the right, after its built, right next to the night club. Only after the the retailers close for the day, owe, retailers say open 24 hours now, Christmas day might have sales as you can only wish for a day of no traffic. Thats OK, we can build larger roads. Never notice a difference. Rt 22 is an East,West corridor, the earth travels east west. Does that mean that traffic will go by this development east faster and not stop while only the west bound traffic will think of stoping. Naaa, The west bound traffic will be going faster as the east bound traffic will have to turn into the west bound lane, causing a great discomfort of whoever desides not to stop for an eastbound driver entering there parking lot.
Traffic lights, right, or is this another reason why they desided to but an emergency facility on the site also. Sell more crack.