This rezoning application will be heard by the New Hanover County Commissioners on September 4, 2007 in Room 401 of the Government Center. This matter is on the agenda for 6:30 pm. See a further post to this blog for more details as to location, driving instructions, etc.
Please plan to attend!
We have made a difference -- as outlined in the next post, the developers' road proposals have improved considerably from what they originally proposed during the July Commissioners hearing. However, they don't go far enough. In working on this rezoning matter, we have had meetings with New Hanover County Planning Department, one-on-one meetings with the developers, and a one-on-one meeting with North Carolina Department of Transportation. We have reached two conclusions that transcend this specific rezoning application:
1. There is little coordination between land use planning and zoning, a county function, and transportation planning, a state function. THE NEW HANOVER COUNTY COMMISSIONERS NEED TO COORDINATE WITH NC DOT TO JOINTLY DEVELOP AN OVERALL TRAFFIC PLAN FOR THE MARKET STREET CORRIDOR. As development continues and traffic worsens, the present configuration of Market Street with its "suicide lane" joint left turn lane in the middle of the road is becoming outdated.
2. It is unconscionable that a developer can build a big-box retailer, even one the size of a Wal Mart, in any site approved for B-1 Neighborhood Commercial zoning. B-1 is for "neighborhood shopping", such as a strip center containing a supermarket and other stores. By definition, any big-box retail store requires a much broader geographic draw. This logically would be B-2, "Highway Business". THE NEW HANOVER COUNTY COMMISSIONERS MUST REDEFINE ZONING REGULATIONS SO THAT BIG BOX RETAILERS CANNOT BUILD IN B-1 ZONING. Only by doing this will our county government gain control over commercial development and serve the needs and desires of county residents.
Please come to the September meeting and support our efforts.
Tuesday, September 4, 2007
Monday, September 3, 2007
New Road Proposal from the Lowe's Developers
After additional traffic analysis and pressure from citizens, the developers of the Lowe's project at Market Street and Porters Neck Road have agreed to provide more extensive upgrades to the road network serving this site. Their new proposal includes the following:
Porters Neck Road west of Market Street (currently the Porters Neck Road stub)
This road will be increased to six lanes where it intersects with Market Street: two westbound (ingress) lanes; two eastbound lanes dedicated to left turn onto northbound Market Street; one straight-through eastbound lane for continuation across Market Street onto Porters Neck Road; and one right-turn eastbound lane for turning south onto Market Street.
This road will have a median extending 500' from Market Street into the Lowe's development. A cut-through will be provided at the point of the existing road which provides access to the First Citizens Bank branch, Wendy's and Porters Neck Shopping Center (approximately 300' from Market Street). To facilitate turns here, a left turn lane will be cut into the median with enough room for five cars to stack up. At about the same point, a right-turn lane will be added to facilitate turns into the Lowe's complex. Thus, Porters Neck Road westbound at this point will be up to four lanes wide. There will be two full traffic lanes westbound at all points on this drive into the new development.
Porters Neck Road east of Market Street
This road will be increased to six lanes: westbound, a dedicated right-turn only lane will be added at the Market Street traffic light; one straight-through westbound lane as at present; two westbound left-turn lanes as at present; and eastbound, two lanes for traffic proceeding east on Porters Neck Road.
Market Street
Market Street will be increased to 7 lanes in each direction: both northbound and southbound at the traffic light, there will be two left-turn lanes, two straight-through lanes, and one dedicated right-turn lane. Market Street south of the traffic light will gain a median strip going at least as far as the middle driveway into Porters Neck Shopping Center, and perhaps as far south as the lower, Food Lion/Cypress Ponds apartment complex entrance. At this time, the final design for this portion remains fluid. We also don't know how much of Market Street median work will be performed/funded by the developers vs. DOT, and what the timing will be for this portion of the work. Also unknown at this time is whether DOT will be addressing the need for Market Street northbound, north of Porters Neck Road, to include two lanes for continuation onto U.S. 17 rather than the one lane currently.
Suffice it to say, this intersection and stretch of Market Street will be torn up for some period of time.
Additional Roads Within the Development
From the current end of the Porters Neck Road stub west of Market, the developers have proposed a sweeping bend to the left to access the "back acreage" that is not being developed at this time (but which will be developed as a shopping center at some not-too-distant future time). This is the road that will ultimately, perhaps a decade into the future, link up with Plantation Road. This road will be two lanes in each direction. From this road, another road is proposed that will tie into the alleyway entrance alongside the dry cleaners in Porters Neck Shopping Center. The purpose of this road will be to enable traffic to move more easily between the existing shopping center and the new development. The developers have told us that configuration for this road has not been finalized. They have said both of these roads will be built along with development of this site, but have not committed as to timing.
Since these two additional roads are being proposed to the County Commissioners, completion of these roads must be part of the Commissioners' approval of rezoning and be completed prior to granting a certificate of occupancy for Lowe's. This DOES NOT meet our call for an additional access to this development but is the least residents should settle for at this time.
Conclusions
1. The road improvements now being proposed by the developers are considerably more than they originally proposed during their July presentation to the County Commissioners. This is helpful.
2. Traffic studies have indicated, and our traffic engineer concurs, that the road improvements outlined here will be adequate for Lowe's. This is probably the best we can hope for at the present time.
3. Traffic studies further indicate that the road proposals outlined here WILL NOT be adequate for the further development of the "back acreage". NC DOT has indicated an additional entrance point will be needed to handle additional traffic from a shopping center on the back acreage. We have been pushing for a second entrance as part of the Lowe's project rezoning approval because we know a shopping center development on the back acreage will not require County Commissioners' approval. Going forward, we as residents of the Porters Neck area will need to hold the developers' feet to the fire and keep pressure on NC DOT to insure that further development is not permitted without a proper second entrance. Another post to this blog outlines what we believe to be the best long-term solution to a second entrance. We believe DOT concurs with this alignment of an additional road entrance. This will be a continuing fight.
Porters Neck Road west of Market Street (currently the Porters Neck Road stub)
This road will be increased to six lanes where it intersects with Market Street: two westbound (ingress) lanes; two eastbound lanes dedicated to left turn onto northbound Market Street; one straight-through eastbound lane for continuation across Market Street onto Porters Neck Road; and one right-turn eastbound lane for turning south onto Market Street.
This road will have a median extending 500' from Market Street into the Lowe's development. A cut-through will be provided at the point of the existing road which provides access to the First Citizens Bank branch, Wendy's and Porters Neck Shopping Center (approximately 300' from Market Street). To facilitate turns here, a left turn lane will be cut into the median with enough room for five cars to stack up. At about the same point, a right-turn lane will be added to facilitate turns into the Lowe's complex. Thus, Porters Neck Road westbound at this point will be up to four lanes wide. There will be two full traffic lanes westbound at all points on this drive into the new development.
Porters Neck Road east of Market Street
This road will be increased to six lanes: westbound, a dedicated right-turn only lane will be added at the Market Street traffic light; one straight-through westbound lane as at present; two westbound left-turn lanes as at present; and eastbound, two lanes for traffic proceeding east on Porters Neck Road.
Market Street
Market Street will be increased to 7 lanes in each direction: both northbound and southbound at the traffic light, there will be two left-turn lanes, two straight-through lanes, and one dedicated right-turn lane. Market Street south of the traffic light will gain a median strip going at least as far as the middle driveway into Porters Neck Shopping Center, and perhaps as far south as the lower, Food Lion/Cypress Ponds apartment complex entrance. At this time, the final design for this portion remains fluid. We also don't know how much of Market Street median work will be performed/funded by the developers vs. DOT, and what the timing will be for this portion of the work. Also unknown at this time is whether DOT will be addressing the need for Market Street northbound, north of Porters Neck Road, to include two lanes for continuation onto U.S. 17 rather than the one lane currently.
Suffice it to say, this intersection and stretch of Market Street will be torn up for some period of time.
Additional Roads Within the Development
From the current end of the Porters Neck Road stub west of Market, the developers have proposed a sweeping bend to the left to access the "back acreage" that is not being developed at this time (but which will be developed as a shopping center at some not-too-distant future time). This is the road that will ultimately, perhaps a decade into the future, link up with Plantation Road. This road will be two lanes in each direction. From this road, another road is proposed that will tie into the alleyway entrance alongside the dry cleaners in Porters Neck Shopping Center. The purpose of this road will be to enable traffic to move more easily between the existing shopping center and the new development. The developers have told us that configuration for this road has not been finalized. They have said both of these roads will be built along with development of this site, but have not committed as to timing.
Since these two additional roads are being proposed to the County Commissioners, completion of these roads must be part of the Commissioners' approval of rezoning and be completed prior to granting a certificate of occupancy for Lowe's. This DOES NOT meet our call for an additional access to this development but is the least residents should settle for at this time.
Conclusions
1. The road improvements now being proposed by the developers are considerably more than they originally proposed during their July presentation to the County Commissioners. This is helpful.
2. Traffic studies have indicated, and our traffic engineer concurs, that the road improvements outlined here will be adequate for Lowe's. This is probably the best we can hope for at the present time.
3. Traffic studies further indicate that the road proposals outlined here WILL NOT be adequate for the further development of the "back acreage". NC DOT has indicated an additional entrance point will be needed to handle additional traffic from a shopping center on the back acreage. We have been pushing for a second entrance as part of the Lowe's project rezoning approval because we know a shopping center development on the back acreage will not require County Commissioners' approval. Going forward, we as residents of the Porters Neck area will need to hold the developers' feet to the fire and keep pressure on NC DOT to insure that further development is not permitted without a proper second entrance. Another post to this blog outlines what we believe to be the best long-term solution to a second entrance. We believe DOT concurs with this alignment of an additional road entrance. This will be a continuing fight.
Traffic Assessment at Porters Neck Road
The Porters Neck Homeowners Association (PNHOA) underwrote the hiring of a traffic consultant to review the work and recommendations of the developers' traffic engineer. Our consultant advised New Hanover County that all big-box retailers generate greatest traffic volume at mid-day on Saturday, and that a Saturday traffic study should therefore be required as part of the developers' proposal to the county. The County requested this further study, which was conducted on Saturday, August 25th by Martin Alexiou Bryson (MAB), the developers' traffic consultant.
Following is our traffic engineer's review of the several traffic studies conducted by the Lowe's project developers. This posting is made with the approval of the PNHOA. We have highlighted the conclusion because of the significance of this finding to the long-term development of the Lowe's project and related longer-term development.
MEMORANDUM
TO: Porters Neck HOA
FROM: Lawrence H. Green, P.E.
SUBJECT: Traffic Assessment of US 17 (Market Street) at Porters Neck Road
DATE: September 1, 2007
The purpose of this memorandum is to summarize the findings of traffic analyses that have been conducted at the US 17 at Porters Neck Road intersection over the past 15 months as part of the proposed rezoning of a portion of the Alliance Commercial Property in Wilmington, North Carolina. Listed below is a chronological listing of the findings of various traffic reports:
- A May 2006 traffic report was prepared by Martin Alexiou Bryson (MAB) for the subject property. The original traffic report was based upon a 134,000 square foot Home Improvement Store, a 120,000 square foot Free Standing Discount Store, and 181,000 square feet of Retail Development.
- The May 2006 traffic report was conducted prior to the opening of I-140 Wilmington Bypass. In order to account for the Wilmington Bypass on traffic operations along US 17, a 30% reduction in through traffic along US 17 was assumed in the traffic report.
- Based upon the assumed site development program and the 30% reduction in through traffic on US 17, the traffic report concluded that the entire development program could be accommodated based upon the results of AM and PM weekday peak hour analyses.
- A new traffic count was conducted at the US 17 at Porters Neck Road intersection on Tuesday, June 12, 2007 to determine if traffic volumes had actually decreased by 30% along US 17 as projected in the traffic report after the opening of the Wilmington Bypass. The results of the new traffic count revealed that traffic had increased by 6% during the weekday AM peak hour and increased by 7% during the weekday PM peak hour.
- Since Saturday peak hour trip rates are higher than both the AM and PM peak hour trip rates for the proposed development, a new traffic count was conducted on Saturday, August 18, 2007 at the US 17 at Porters Neck Road intersection. The results of the new traffic count revealed that traffic activity on a Saturday was heavier than the weekday AM peak hour, but slightly less than the weekday PM hour.
- Based upon the finding that traffic activity had not reduced along US 17 but actually increased since the opening of the Wilmington Bypass, a new traffic analysis was prepared for the proposed development at the US 17 at Porters Neck Road intersection utilizing the June 2007 weekday peak period traffic volumes and the August 2007 Saturday peak period traffic volumes. However, rather than conducting an analysis with the same development program as the May 2006 traffic impact study, a new analysis was prepared by MAB dated August 21, 2007 only assuming a 170,000 square foot Home Improvement Store. The Free Standing Discount Store and Retail Development were not included in the new analysis.
- The results of the new analysis revealed that US 17 at Porters Neck Road intersection will operate at a Level of Service (LOS) “C” during the weekday AM peak hour, a LOS “D” during the weekday PM peak hour, and a LOS “D” during the Saturday mid-day peak hour. The level of service findings were based upon the assumption that the US 17 at Porters Neck Road intersection would be improved to provide exclusive double left turn lanes and an exclusive right turn lane on all approaches. In addition, a single exclusive through lane was recommended along eastbound and westbound Porters Neck Road.
- Since LOS “D” is the typical lowest acceptable grade for intersection operations, the traffic report recommended that a new connection to US 17 be provided for any new development beyond the proposed Lowe’s Home Improvement Store. This new finding in the August 21, 2007 memorandum is significant since the earlier May 2006 traffic report concluded that the entire development that included the Free Standing Discount Store and Retail Development could be supported by one access point at Porters Neck Road. Thus, the findings of the May 2006 traffic report are no longer valid.
In conclusion, the recent traffic studies conducted along US 17 at Porters Neck Road have revealed that the Wilmington Bypass has not diverted traffic as expected along US 17 in the vicinity of Porters Neck Road. Rather than experiencing a 30% drop in through traffic as projected by the North Carolina Department of Transportation (NCDOT), peak period traffic has actually increased between 6 and 7 percent. Due to this fact, the August 21, 2007 traffic report conducted for the Alliance Commercial Property by MAB have concluded that a single access point to US 17 is only sufficient to support the Lowe’s Home Improvement Store. The future Free Standing Discount Store and/or Retail Development will require an additional access to/from US 17 (unless the percentage of traffic diverted to the Wilmington Bypass significantly increases).
Following is our traffic engineer's review of the several traffic studies conducted by the Lowe's project developers. This posting is made with the approval of the PNHOA. We have highlighted the conclusion because of the significance of this finding to the long-term development of the Lowe's project and related longer-term development.
MEMORANDUM
TO: Porters Neck HOA
FROM: Lawrence H. Green, P.E.
SUBJECT: Traffic Assessment of US 17 (Market Street) at Porters Neck Road
DATE: September 1, 2007
The purpose of this memorandum is to summarize the findings of traffic analyses that have been conducted at the US 17 at Porters Neck Road intersection over the past 15 months as part of the proposed rezoning of a portion of the Alliance Commercial Property in Wilmington, North Carolina. Listed below is a chronological listing of the findings of various traffic reports:
- A May 2006 traffic report was prepared by Martin Alexiou Bryson (MAB) for the subject property. The original traffic report was based upon a 134,000 square foot Home Improvement Store, a 120,000 square foot Free Standing Discount Store, and 181,000 square feet of Retail Development.
- The May 2006 traffic report was conducted prior to the opening of I-140 Wilmington Bypass. In order to account for the Wilmington Bypass on traffic operations along US 17, a 30% reduction in through traffic along US 17 was assumed in the traffic report.
- Based upon the assumed site development program and the 30% reduction in through traffic on US 17, the traffic report concluded that the entire development program could be accommodated based upon the results of AM and PM weekday peak hour analyses.
- A new traffic count was conducted at the US 17 at Porters Neck Road intersection on Tuesday, June 12, 2007 to determine if traffic volumes had actually decreased by 30% along US 17 as projected in the traffic report after the opening of the Wilmington Bypass. The results of the new traffic count revealed that traffic had increased by 6% during the weekday AM peak hour and increased by 7% during the weekday PM peak hour.
- Since Saturday peak hour trip rates are higher than both the AM and PM peak hour trip rates for the proposed development, a new traffic count was conducted on Saturday, August 18, 2007 at the US 17 at Porters Neck Road intersection. The results of the new traffic count revealed that traffic activity on a Saturday was heavier than the weekday AM peak hour, but slightly less than the weekday PM hour.
- Based upon the finding that traffic activity had not reduced along US 17 but actually increased since the opening of the Wilmington Bypass, a new traffic analysis was prepared for the proposed development at the US 17 at Porters Neck Road intersection utilizing the June 2007 weekday peak period traffic volumes and the August 2007 Saturday peak period traffic volumes. However, rather than conducting an analysis with the same development program as the May 2006 traffic impact study, a new analysis was prepared by MAB dated August 21, 2007 only assuming a 170,000 square foot Home Improvement Store. The Free Standing Discount Store and Retail Development were not included in the new analysis.
- The results of the new analysis revealed that US 17 at Porters Neck Road intersection will operate at a Level of Service (LOS) “C” during the weekday AM peak hour, a LOS “D” during the weekday PM peak hour, and a LOS “D” during the Saturday mid-day peak hour. The level of service findings were based upon the assumption that the US 17 at Porters Neck Road intersection would be improved to provide exclusive double left turn lanes and an exclusive right turn lane on all approaches. In addition, a single exclusive through lane was recommended along eastbound and westbound Porters Neck Road.
- Since LOS “D” is the typical lowest acceptable grade for intersection operations, the traffic report recommended that a new connection to US 17 be provided for any new development beyond the proposed Lowe’s Home Improvement Store. This new finding in the August 21, 2007 memorandum is significant since the earlier May 2006 traffic report concluded that the entire development that included the Free Standing Discount Store and Retail Development could be supported by one access point at Porters Neck Road. Thus, the findings of the May 2006 traffic report are no longer valid.
In conclusion, the recent traffic studies conducted along US 17 at Porters Neck Road have revealed that the Wilmington Bypass has not diverted traffic as expected along US 17 in the vicinity of Porters Neck Road. Rather than experiencing a 30% drop in through traffic as projected by the North Carolina Department of Transportation (NCDOT), peak period traffic has actually increased between 6 and 7 percent. Due to this fact, the August 21, 2007 traffic report conducted for the Alliance Commercial Property by MAB have concluded that a single access point to US 17 is only sufficient to support the Lowe’s Home Improvement Store. The future Free Standing Discount Store and/or Retail Development will require an additional access to/from US 17 (unless the percentage of traffic diverted to the Wilmington Bypass significantly increases).
Sunday, September 2, 2007
Letter to the Commissioners (by permission of the author)
---- Dana Binen <dbinen@bellsouth.net wrote:
Mr. Bauereis, Below is a copy of the email I just sent regarding the proposed rezoning for the Lowes project. I hope I touched upon some points that will have an impact on the county commissioners' decision. At least, they will know that folks in this area are concerned.
----- Original Message ----- From: "Dana Binen" <dbinen@bellsouth.net
To: cOkeefe@nhcgov.com Sent: Friday, August 24, 2007 9:05 AM
Subject: Development of Poerter's Neck Area: Lowes Project
Mr. O'Keefe: I request that you forward this letter to the County Commissioners prior to the September 4th meeting. Thank you for your assistance. It is important that residents affected be heard. TO: County Commissioners - Wm. Caster, R. Greer, T. Davis, Wm. Kopp, Jr., N.Pritchett
RE: Development of Porter's Neck Area: Lowes Project
DATE: August 24, 2007
FROM: Dana Binen, Concerned Resident of the Porter's Neck Area
I am writing you in opposition of the proposed changes of access to the Porter's Neck area. I respectfully request that you NOT grant the "special use B-2 rezoning" for the shopping center. Do any of you live in that area???? If so, you'd realize how congested (and THAT'S putting it mildly!!) the area already is. What is needed is BETTER access to the shopping center, not to delete what we already have. By sectioning off an entrance to the shopping center you will create more congestion on the Market Street entrances, have more auto accidents, etc., etc. Also, have you considered the detriment to the shopping center and other proposed businesses to be built that fire engines, EMS, police cars, etc. will have? There will be severe problems if these types of emergency vehicles are prohibited access into that area. I suggest you consult with each of these departments and see what their opinion is. I can't imagine that they'd be in support of this rezoning request. You will be doing everyone who travels through Market Street and that area a grave disservice if you allow this rezoning request to pass.
PLEASE consider the problems you will create if you approve this. You will be hindering an already congested area, not helping the situation at all!! Thank you for your consideration of my letter. As our (citizens) representatives, I hope you will do what is best FOR US and not be "developer friendly." We've had too much of that already in the past 20 years!!
Respectfully submitted
Dana Binen, Resident of Plantation Landing Development
Mr. Bauereis, Below is a copy of the email I just sent regarding the proposed rezoning for the Lowes project. I hope I touched upon some points that will have an impact on the county commissioners' decision. At least, they will know that folks in this area are concerned.
----- Original Message ----- From: "Dana Binen" <dbinen@bellsouth.net
To: cOkeefe@nhcgov.com Sent: Friday, August 24, 2007 9:05 AM
Subject: Development of Poerter's Neck Area: Lowes Project
Mr. O'Keefe: I request that you forward this letter to the County Commissioners prior to the September 4th meeting. Thank you for your assistance. It is important that residents affected be heard. TO: County Commissioners - Wm. Caster, R. Greer, T. Davis, Wm. Kopp, Jr., N.Pritchett
RE: Development of Porter's Neck Area: Lowes Project
DATE: August 24, 2007
FROM: Dana Binen, Concerned Resident of the Porter's Neck Area
I am writing you in opposition of the proposed changes of access to the Porter's Neck area. I respectfully request that you NOT grant the "special use B-2 rezoning" for the shopping center. Do any of you live in that area???? If so, you'd realize how congested (and THAT'S putting it mildly!!) the area already is. What is needed is BETTER access to the shopping center, not to delete what we already have. By sectioning off an entrance to the shopping center you will create more congestion on the Market Street entrances, have more auto accidents, etc., etc. Also, have you considered the detriment to the shopping center and other proposed businesses to be built that fire engines, EMS, police cars, etc. will have? There will be severe problems if these types of emergency vehicles are prohibited access into that area. I suggest you consult with each of these departments and see what their opinion is. I can't imagine that they'd be in support of this rezoning request. You will be doing everyone who travels through Market Street and that area a grave disservice if you allow this rezoning request to pass.
PLEASE consider the problems you will create if you approve this. You will be hindering an already congested area, not helping the situation at all!! Thank you for your consideration of my letter. As our (citizens) representatives, I hope you will do what is best FOR US and not be "developer friendly." We've had too much of that already in the past 20 years!!
Respectfully submitted
Dana Binen, Resident of Plantation Landing Development
Saturday, September 1, 2007
Hearing on Lowe's Development September 4, 2007
The New Hanover County Commissioners will hear the continuation of the developer's request to rezone 16.2 acres on Porters Neck Road at Market Street for a 169,000 square foot Lowe's home improvement store (and 42 possible other uses). The Commissioners meeting will begin at 5:30 pm, and this item is scheduled for 6:30 pm. If you'd like to come, please plan on arriving at 6:15 pm or so.
The meeting will be held in the New Hanover County Government Center, 230 Governmnet Center Drive, Suite 135, Room 401. This room is the Human Resources Training Center. The government center is located in the failed shopping center that you can see from S. College Street as you approach Market Street, but can't get to. To enter the government complex, turn off Oriole Drive, following signs for the government center; or turn off Eastwood Road onto Racine, pass the entrance to Home Depot, and turn right at the next intersection. There are signs here, too, for the government center.
The developer's package has swelled to 103 pages. It does contain considerable additional information from July's package, including accident data, traffic analysis data from several studies, numerous aerial photos with traffic configuration plans laid out on them, and copies of citizens' emails to the county. If you'd like a copy of this Adobe pdf file document, please email me directly at dbauereis@ec.rr.com. Warnings: a) it's a 16 mb file, so will take a while to download; b) if you read the whole thing, you'll know more than any of the commissioners, who probably won't.
I'm in the process of wading through the document, and hope to make smaller, specific topic portions of the file available shortly.
Thanks for your interest, and please come out on September 4th!
The meeting will be held in the New Hanover County Government Center, 230 Governmnet Center Drive, Suite 135, Room 401. This room is the Human Resources Training Center. The government center is located in the failed shopping center that you can see from S. College Street as you approach Market Street, but can't get to. To enter the government complex, turn off Oriole Drive, following signs for the government center; or turn off Eastwood Road onto Racine, pass the entrance to Home Depot, and turn right at the next intersection. There are signs here, too, for the government center.
The developer's package has swelled to 103 pages. It does contain considerable additional information from July's package, including accident data, traffic analysis data from several studies, numerous aerial photos with traffic configuration plans laid out on them, and copies of citizens' emails to the county. If you'd like a copy of this Adobe pdf file document, please email me directly at dbauereis@ec.rr.com. Warnings: a) it's a 16 mb file, so will take a while to download; b) if you read the whole thing, you'll know more than any of the commissioners, who probably won't.
I'm in the process of wading through the document, and hope to make smaller, specific topic portions of the file available shortly.
Thanks for your interest, and please come out on September 4th!
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