Vote NO on Higgins Marketplace!
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From: Your Name <you@example.com>
To: nate.beason@co.nevada.ca.us, ed.scofield@co.nevada.ca.us, john.spencer@co.nevada.ca.us, hank.weston@co.nevada.ca.us, ted.owens@co.nevada.ca.us, clerkofboard@co.nevada.ca.us
Subject: Vote NO on Higgins Marketplace!
Title: Vote NO on Higgins Marketplace!
Dear Nevada County Supervisors,
On Tuesday, August 18th, you will be reviewing the Final Environmental Impact Report and an amendment and zoning change to the Nevada County General Plan for the Higgins Market Place project.
Please vote NO on the Higgins Marketplace Project.
Over 500 residents have signed a petition against the project, called and e-mail Supervisor Ed Scofield opposing this poorly planned project. The developer has submitted inadequate and misleading report data. Even the County Public Works staff has admitted that this shopping center will make traffic worse and erode our quality of life.
This is just not the right place for this project. We, residents in South County, will be stuck with the consequences if tough questions are not asked and the project is approved.
Please consider these facts about the project that come from all the reports the County has conducted on this project. Proof is in the pudding!
1. New Shopping Center doesn't solve the County's tax leakage issue.
The County's economic analysis study by Bay Area Economics states that "even with the new store, the current leakage of trade area expenditure potential would remain constant; thus, the sales captured by the new store would be the result of shifting sales from the existing stores, to varying degrees, to the new store." - Bay Area Economics August 15, 2008 Draft Memorandum. Higgins Marketplace Final Environmental Impact Report.
The Bel-Air market only pulls sales dollars from nearby existing stores, threatening their survival. It does not generate new taxes nor prevents sales tax revenue from leaving Nevada County for Placer County.
2. The developer is misleading local residents about the true traffic impacts! And the project will cause Combie Road to get and "F" level of service.
The project's traffic study shows an "F" level of service on Combie Road after construction. However, to give the road a "passing" grade, the developer is asking to change the definition of Combie Road from a "Major Collection designation" to a "minor arterial roadway" so it will then meet acceptable levels of service. Only by changing the definition of the road will it get a passing grade. This is disingenuous and misleading. Changing the definition of the road does not actually improve the traffic conditions on the road. County official must not let the developer get away with this trick! - KD Anderson & Associates, Inc., Revised Site Plan Analysis, Nevada County, April 17, 2009, page 12.
3. Higgins Marketplace will cause traffic backups of over 500 feet.
Higgins Marketplace will cause a traffic back up of over 522 feet in the mornings on Combie Road for people turning south onto RT-49. That's just under the length of one and a half football fields. The same report estimates a 497 foot back up in the evening when trying to turn southbound on RT-49. - KD Anderson & Associates, Inc., Revised Site Plan Analysis, Nevada County, April 17, 2009.
Almost 50% of All Traffic Will Be on Combie Road. The developer's revised traffic report from July 2008 expects 46% of the vehicle trips in and out of the shopping center to be on Combie Road. That's 3,106 vehicle trips on Combie Road every day and even that number maybe a little low! Supervisor Scofield, will you demand that the developer conduct a traffic study when schools are in session so they can take the additional cars on Combie into consideration before the County votes on this project? KD Anderson & Associates, Inc., Revised Site Plan Analysis, Nevada County, April 17, 2009.
4. The County's economic impact report is inadequate.
The County's economic report fails to study the impact the project will have on ALL the stores in the Lake Center Shopping Center - Bay Area Economics August 15, 2008 Draft Memorandum. Higgins Marketplace Final Environmental Impact Report.
Please DO NOT approve this project until a more comprehensive economic analysis is completed.
This project is just the wrong place – please don't try to force this on the community. This project threatens existing businesses, adds more cars to an already traffic clogged part of the County and changes the rural character of South County that so many of us love.
Please vote against the Higgins Marketplace Project.
Your Name
Your Organization
123 Your St.
Yousville, YO 12345
Phone: (123)456-7890
Fax: (123)456-7890x123
p.s.
Your Personal Statement
--
Campaign (<em>1679</em>): <em>Vote NO on Higgins Marketplace!</em>
Learn more about this campaign here: <em>http://www.citizenspeak.org/node/1679</em>
--
This campaign was created with CitizenSpeak. Visit us online at http://citizenspeak.org
To: nate.beason@co.nevada.ca.us, ed.scofield@co.nevada.ca.us, john.spencer@co.nevada.ca.us, hank.weston@co.nevada.ca.us, ted.owens@co.nevada.ca.us, clerkofboard@co.nevada.ca.us
Subject: Vote NO on Higgins Marketplace!
Title: Vote NO on Higgins Marketplace!
Dear Nevada County Supervisors,
On Tuesday, August 18th, you will be reviewing the Final Environmental Impact Report and an amendment and zoning change to the Nevada County General Plan for the Higgins Market Place project.
Please vote NO on the Higgins Marketplace Project.
Over 500 residents have signed a petition against the project, called and e-mail Supervisor Ed Scofield opposing this poorly planned project. The developer has submitted inadequate and misleading report data. Even the County Public Works staff has admitted that this shopping center will make traffic worse and erode our quality of life.
This is just not the right place for this project. We, residents in South County, will be stuck with the consequences if tough questions are not asked and the project is approved.
Please consider these facts about the project that come from all the reports the County has conducted on this project. Proof is in the pudding!
1. New Shopping Center doesn't solve the County's tax leakage issue.
The County's economic analysis study by Bay Area Economics states that "even with the new store, the current leakage of trade area expenditure potential would remain constant; thus, the sales captured by the new store would be the result of shifting sales from the existing stores, to varying degrees, to the new store." - Bay Area Economics August 15, 2008 Draft Memorandum. Higgins Marketplace Final Environmental Impact Report.
The Bel-Air market only pulls sales dollars from nearby existing stores, threatening their survival. It does not generate new taxes nor prevents sales tax revenue from leaving Nevada County for Placer County.
2. The developer is misleading local residents about the true traffic impacts! And the project will cause Combie Road to get and "F" level of service.
The project's traffic study shows an "F" level of service on Combie Road after construction. However, to give the road a "passing" grade, the developer is asking to change the definition of Combie Road from a "Major Collection designation" to a "minor arterial roadway" so it will then meet acceptable levels of service. Only by changing the definition of the road will it get a passing grade. This is disingenuous and misleading. Changing the definition of the road does not actually improve the traffic conditions on the road. County official must not let the developer get away with this trick! - KD Anderson & Associates, Inc., Revised Site Plan Analysis, Nevada County, April 17, 2009, page 12.
3. Higgins Marketplace will cause traffic backups of over 500 feet.
Higgins Marketplace will cause a traffic back up of over 522 feet in the mornings on Combie Road for people turning south onto RT-49. That's just under the length of one and a half football fields. The same report estimates a 497 foot back up in the evening when trying to turn southbound on RT-49. - KD Anderson & Associates, Inc., Revised Site Plan Analysis, Nevada County, April 17, 2009.
Almost 50% of All Traffic Will Be on Combie Road. The developer's revised traffic report from July 2008 expects 46% of the vehicle trips in and out of the shopping center to be on Combie Road. That's 3,106 vehicle trips on Combie Road every day and even that number maybe a little low! Supervisor Scofield, will you demand that the developer conduct a traffic study when schools are in session so they can take the additional cars on Combie into consideration before the County votes on this project? KD Anderson & Associates, Inc., Revised Site Plan Analysis, Nevada County, April 17, 2009.
4. The County's economic impact report is inadequate.
The County's economic report fails to study the impact the project will have on ALL the stores in the Lake Center Shopping Center - Bay Area Economics August 15, 2008 Draft Memorandum. Higgins Marketplace Final Environmental Impact Report.
Please DO NOT approve this project until a more comprehensive economic analysis is completed.
This project is just the wrong place – please don't try to force this on the community. This project threatens existing businesses, adds more cars to an already traffic clogged part of the County and changes the rural character of South County that so many of us love.
Please vote against the Higgins Marketplace Project.
Your Name
Your Organization
123 Your St.
Yousville, YO 12345
Phone: (123)456-7890
Fax: (123)456-7890x123
p.s.
Your Personal Statement
--
Campaign (<em>1679</em>): <em>Vote NO on Higgins Marketplace!</em>
Learn more about this campaign here: <em>http://www.citizenspeak.org/node/1679</em>
--
This campaign was created with CitizenSpeak. Visit us online at http://citizenspeak.org
