What is the long-term effect of giving this developer his exception?

If passed, ISSUE 25 will establish a new, sprawl developer-friendly District 11 classification.  District 11 allows a large strip shopping center to locate ANYWHERE 40 ACRES ARE AVAILABLE on an "arterial" or "collector" street, as defined by the Comprehensive Plan.  Once a zoning district is approved and put on the books -- it is now available for all other areas of town.  A large parcel elsewhere can request to be re-zoned to the new District 11.

So what streets are "arterial" or "collector" streets?  Consider these. 

Barlow Road (between Terex & Stow)

Boston MillsRoad 

Darrow Road (Rt. 91)

Hines Hill

Main Street

Middleton Road

Norton Road (west of Darrow)

Seasons Road

Stow Road

Streetsboro Road (Rt. 303)

Terex Road

Valley View

Now you know why all big-box, strip plaza real estate developers in the area are watching ISSUE 25 like a hawk.  Every quadrant of Hudson has land that meets the requirements of the proposed District 11.

THIS ISSUE IS NOT LIMITED TO A 40-ACRE PARCEL AT THE CORNER OF NORTON ROAD & ROUTE 91.  THIS ISSUE IS NOT CENTERED ON AN ARCHITECT'S RENDERING.  THIS HAS THE POTENTIAL TO DESTROY MUCH MORE OF HUDSON THAN MOST RESIDENTS THINK!

What if this development is built, but is not successful?

One of the most compelling reasons to limit large, mass-market retail development is to avoid the epidemic of vacancy that is now sweeping the country.  Countless strip malls are shuttered and idle.  Wal-Mart alone has more than 350 empty stores nationwide.  Some communities are now home to dozens of vacant boxes, creating eye-sores and blight that can affect nearby property values.

Source: Mainstreet News, National Trust for Historic Preservation, February 2004.

How will big box stores affect our property values?

Ask yourself if you would pay more for a home that was anywhere near a strip center.  Especially if its stores become empty or replaced with marginal stores!  The value of a strip plaza begins to depreciate immediately.  A depreciating property near residential neighborhoods will help to stagnate or depreciate the value of those residential properties.

Will this complex of stores affect our existing retail?

Consumer spending is a relatively fixed pie.  Sales gains at a new shopping center are invariably offset by losses at existing businesses, according to Dr. Kenneth Stone of Iowa State University.  The resulting job losses typically equal or even exceed the gains of the new retail complex.  New shopping center development, in an already saturated market, is NOT economic development . . . it is economic displacement.

Source: Mainstreet News, National Trust for Historic Preservation, February 2004.

What does our Comprehensive Plan say?

The Comprehensive Plan was written by residents, for residents, to carefully plan Hudson's growth.  It emphatically and repeatedly states that for the sake of this community as a whole, the "downtown must be revitalized to a vibrant community center."

It also specifically states "there shall be no additional retail development to detract from this singular focus."  When you make it easier to develop on the fringe, yet maintain your strict policies for downtown, you are making a public policy to direct growth to the fringe.  Everyone needs to understand this.

How will a complex of big box stores affect our local economy?

When you spend $100 at a chain store, your purchase creates only $13 worth of local economic activity. Most of it goes back to out-of-town suppliers and to corporate headquarters.  That same $100 spent at a locally-owned store generates $45 of local economic activity.

Source: Study: Economic Impact Analysis.

If Hudson says "NO," will the developer just build nearby, giving another city the so-called tax "benefits?"

Some rumors have been offered, stating that if they don't build in Hudson, they will build the Promenade project across the border in Stow.  An official of the Stow government recently made the following statement:

     "The developers of the Promenade of Hudson have indicated that if the project does not fly in Hudson, they will build it in Stow.  That is NOT true.  This project would not be consistent with the policy in our comprehensive plan for the area around the proposed Seasons Road/Route 8 interchange."