ApplicationQUEENSBURY TOWN FFICE BUILDING
TOWN OF QUEENSBUii: BAY AND HAVILAND ROADS, R. D. 1
COPY GLENS FALLS. NEW YO12801
���� PTELEPHONE: 13181792.3832—
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1 9OFFICE USE ONLY /G �r�
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pplication Number /0 4
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ha_ -..NINE Adv. Hearing Date
Application for Site Plan Review DEPARTMENT County Referral
Type II ( ) Type I (x ) I APA Referral
Cushing, Dybas Associates,
1. Applicant's Name Architects, P.C. Phone (518) 793-5183
Street Address 274 Bay Road
City, State, Zip Glens Falls, NY 12801
2. Owner's Name (if different from 1.) Stanislaw Kostek d/b/a/ Stan's Seafood
Street Address 278 Bay Road
City, State, Zip Glens Falls, NY 12801
DESCRIPTION OF PROPOSAL
3. Property Location
Street or Road 278 Bay Road
Deed Ref. Book -b Page
Tax Map Number Sectiony�Block _LLot ? �a �y 9 7
is lot in question within 500 feet of a County or a State R.O.W. or park,
municipal boundary, or watershed draining any County or state facilities,
requiring review of the Warren County Planning Board:
YES % NO
4. Zone Classification Light Industrial L1-IA
5. Present Use of Property Restaurant, Retail and Wholesale Business
Applicant shall enclose in duplicate any substantiating evidence.
Dated this 20th day of May , 1988 .
Oaa�
Signature of dp151cant
SETTLED 1763 ... HOME OF NATURAL BEAUTY ... A GOOD PLACE TO LIVE
6. Proposed Use Restaurant, Retail and Wholesale Business
7. Location of Property (Description of how to find property)
Second building on right side of Bay Road heading south from
Quaker Road/Bay Road intersection.
8. A. Total Acreage 0.74
B. Total Site Area (Sq. Ft. or Acres) 32,500 (0.74A)
9. Anticipated construction time Start Oct. 1988 Finish April 1989
10. List other required permits or approvals and status
Warren County Planning Board, Town of Queensbury Building Permit,
Health Department, ABC Board
11. Current condition of Site (Bldgs, brush, open field, forest)
ing Business
12. Current condition of Sewage Disposal System (Type, Capacity, Location)
Condition to be determined by inspection of system by appropriate
authorities. Functioning System. . . Condition unknown
13. Proposed Sewage Disposal System (Type, Capacity, Location)
Connect to Municipal System
14. Character of surrounding lands (Suburban, Agricultural, Wetlands, etc.
Commercial/Residential
15. Please provide the following information (Use additional pages if
necessary).
A. An estimated project construction schedule See Attached
Applicant please initial (_
-2-
CUSHING DYBAS ASSOC., ARCHITECTS, P.C.
274 BAY ROAD GLENS FALLS, NEW YORK
518 793-5183 12801
PAUL E. CUSHING, JR.
CURTIS D. DYBAS
Continued from Page 2
Application for Site Plan Review
Type I
Owner: Stanislaw Kostek d/b/a/ Stan's Seafood
278 Bay Road
Glens Falls, NY 12801
Referencing Question #15: Please provide the following information;
An estimated project construction schedule:
ober 18, 1988
10/8/88 -
10/28/88
10/31/88 -
11/18/88
11/21/88
- 12/2/88
12/5/88
- 12/9/88
12/12/88
- 1/20/89
1/23/88
- 2/15/89
2/20/88
- 3/17/89
3/20/88
- 3/31/89
4/3/88
- 4/14/89
4/14/89
Demolish existing building and excavate
Footings and foundation
Steel erection
�oof
Enclose building, interior studs
Interior gypsum board
Interior and exterior finishing, Site work
Equipment, furniture, start-up
"Contingency Time"
OPENING
• 14. The Site Plan: Draw to scale a detailed description of the proposed site.
Items A - I must be included on Site Plan drawing.
items J-U shall be included as may be appropriate and necessary.
A) Title of drawing, including name and address of Applicant and person
responsible for preparation of such drawing.
B) North arrow, scale and date
C) Boundaries of the property plotted to scale
D) Existing watercourses
E) Location of existing structures and their use with exterior dimensions
F) Location of proposed use(s) and their location with exterior dimensions
G) Location of any outdoor storage
H) Location and design of sewage disposal facilities indicating construction
materials
I) Description of the method of securing public or private water and location,
design and construction materials of such facilities
J) Location, design and type of construction of all parking and loading areas,
showing ingress and egress
K) Provision for pedestrian access
L) Location, design and construction materials of all existing or proposed
site improvements including drains, culverts, retaining walls and fences
M) Location of fire and other emergency zones, including the location of
fire hydrants
.N) Location, design, and construction materials of all energy distribution
facilities, including electrical, gas and solar energy
O) Location, size, design and type of construction of all proposed signs
P) Location and proposed development of all buffer areas, including
existing vegetative cover
Q) Location and design of outdoor lighting facilities
R) Identification of the location and amount of building area proposed
for retail sales or similar commercial activity
S) General landscaping plan and planting schedule
T) Grading and drainage plan, showing existing and proposed contours
U) Other elements integral to the proposed development as considered
necessary by the Planning Board.
Applicant please inital (71
-3-
15. List Names & Addresses of ALL adjoining property owners.
Northerly
Hannaford Bros. Inc.
Doyle's Gift & Garden Center
145 Pleasant Hill Road
Bay & Quaker Roads
Scarborough, Maine 04074
Glens Falls, NY 12801
Easterly
Bay Road
Southerly
F.T. Collins
14 Dix Avenue
Glens Falls, NY 12801
Westerly
Hannaford Bros., Inc.
F.T.Collins
•145 Pleasant Hill Road
14 Dix Avenue
Scarborough, Maine 04074
Glens Falls, NY 12801
•
u
Applicant please initial Ci
TOWN OFQUEENSBURY
"The parties hereto consent that the proceedings which result from the within
application may be taped recorded and transcribed by the Town Clerk or his agent and
that such minutes as may be transcribed shall constitute the official record of all
proceedings regarding this application, unless the same may vary from the handwritten
minutes taken by the Town Clerk or the Secretary of the Planning Board or Zoning Board
of Appeals, in which event the handwritten minutes as to such inconsistencies sball be
deemed the official record.'
DATE: 2" (R8 19
(Applicant's Signature),
FOR OFFICE USE ONLY:
Application Number:
Applicants Name:
k
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
TELEPHONE: (518) 772-5832
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"NOTE TO FILE"
Planning and Zoning Department
DANIEL LING, ASSISTANT PLANNER
Application Number: (spk ) 0 —
Applicant/Project Name:
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
TELEPHONE: (518) 792-5832
FILE C®Py
SETTLED 1763 ... HOME OF NATURAL_ BEAUTY ... A GOOD PLACE TO LIVE
—FILE Copy
WARREN COUNTY ��..,�,�'` PLANNING BOARD
1
Warren County Municipal Center
Lake George, New York 12845
iciuohone 518-I61-6410
DATE: June 6, 1988 RE: SPR 18-88
TO: Queensbury Planning & Stan's Seafo
Zoning Office
Town Office Bldg. 278 Bay Road
Bay & Haviland Roads
Queensbury, N.Y. 12801
Gentlemen/Ladies:
At a meeting of the Warren County Planning Board, held on the 6th•
day of June, 1988 , the above application for a Site Plan Review to demolish
existing building and construct a new 2-story structure for a restaurant,
retail & wholesale business.
was reviewed, and the following action was taken. Recommendation to:
( ) Approve ( ) Disapproval (x) Modify with Conditions ( ) Return
Comment:
/I)EF_ f ���7ufiLic�fio� foG*, ter, Caivd�tiv.vs
It is the policy of the Warren County Planning Board to follow the
procedures of the New York State General Municipal Law, Section 239-M,
with regard to Municipal Zoning actions that are referred to and reported
thereon. The following are procedural requirements that must be adhered
to:
1.) The Warren County Planning Board shall report its recommendations
to the referring municipal agency, accompanied by a full statement
for such actions. If no action is taken within thirty (30) days
or agreed upon time, the municipal agency may act without such
report.
2.) If the recommendation is for disapproval of the proposal, or
modification thereof, the municipal agency shall not act contrary
to such action except by a vote of a majority plus one of all the
members thereof and after the adoption of a resolution fully
setting forth the reasons for such contrary actions.
3.) Within seven (7) days after the final action by the municipal
agency having jurisdiction on the recommendations, modifications
or disapproval of a referred matter, such municipality agency
shall file a report with the Warren County Planning Board on
�1 the necessary form.
OR
Vincrnt Spitzer, V e airman John McGilvrny, Chairman
TOWN OF QUEENSBURY L
COMMITTEE FOR COMMUNITY BEAUTIFICATION
Robert L. Eddy, Chairman Mrs. Arthur J. Seney, Secretary
17 Owen Avenue 8 Queensbury Avenue
Queensbury, N. Y. 12801
Queensbury, N. Y. 12801
To: ()0 Warren County Planning Board Dater 6/3/88
( Queensbury Town Planning Board
( ) Queensbury Town Zoning Board of Appeals
( Applicant
Res Site Plan #18-88 Stan's Sea Food
Bay Road
We have reviewed the request fors( ) Variance, (X) Site Plan Review,
( ) Other - and have the following recommendations
( ) Approval (X) Disapproval
This application has been disapproved by our Committee as data for
landscaping, screening and plantings for the above applicant for a Site
Plan Review or Variance has not been submitted or is incomplete.
Would you please, therefore, refer the applicant to our Committee
for approval of its plans prior to granting the application pending
before your Board or before construction permit has been granted.
You and the Building Department will be notified just as soon as
plans have been approved by us.
Respectfully Submitted,
Robert L. Eddy
Chairman
ESTABLISHED IN 1955
JOSEPH A. KESTNER, JR., P.E.,
MARK L. KESTNER, P.E.
QUENTIN T. KESTNER, P.E.
ANTHONY M. KESTNER, B.S.
K. WAYNE BUNN, P.E.
JAMES J. SHAUGHNESSY, P.E.
JEROME THORNE, S.E.T.
L.S.
KESTNER ENGINEERS, P. C.
CONSULTING ENGINEERS
FIL .APY
June 16, 1988
Ms. Lee York
Senior Planner
Town of Queensbury
Queensbury Town Office Building
Bay at Haviland Road
Queensbury, NY 12801
ONE KESTNER LANE
TROY, NEW YORK 12180
518-273-7446
TOW" OF QUEENSRI f Y
8A
RE: Town of Queensbury Planning Department
Site Plan Review No. 18-88 - Stan's Seafood
Dear Ms. York:
I have reviewed the available information on the subject site
plan and made a field visit to the site on June 15, 1988. I
would offer the following comments:
1. The restaurant is served by the facilities of the
Queensbury Water Storage and Distribution District,
and adequate water should be available for the
intended use.
2. The facilities of the Central Queensbury Quaker Road
Sewer District are available for the proposed
restaurant and a connection point to the system was
left on the sewer main during the construction of
the pipeline. This section of the sewer system is
complete and available for connection. An
adequately sized grease trap should be installed on
the kitchen's plumbing system.
3. In observing the movement of cars in and out of the
restaurant during lunch hour, it appears that
traffic movement and parking should be carefully
considered. I would think it advisable to widen the
proposed two entrance ways if they are intended for
two-way traffic movement. At the restaurant's
location on Bay Road, the traffic could be
considered as consistently heavy and wider entrance
ways would limit traffic delays on Bay Road.
MUNICIPAL ENGINEERING
WATER, SEWAGE, AND DRAINAGE SYSTEMS SOLID WASTE MANAGEMENT
FEDERAL/STATE GRANT APPLICATIONS
PRECISION SURVEYING AND GROUND CONTROL TELEVISION PIPELINE INSPECTION, METERING & SAMPLING
CONSTRUCTION MANAGEMENT AND QUALITY ASSURANCE
Ms. Lee York -2- June 16, 1988
Senior Planner
4. Someone will have to reconstruct the sidewalk and
curbs in front of the restaurant so that they are
compatible with the new use of the front area as a
parking space. Perhaps this should be done by the
developer, as the change is being made for his
convenience.
5. No information was available as to the proposed
outside lighting, and it may be appropriate that
this matter be given some consideration.
6. As I have discussed with you previously, I would
think it advisable for the Planning Board to
consider the need for central sprinkler systems on
places of public assembly. Recent reports favor
such consideration, and the requirements for
sprinkler systems were made part of the Hiland Park
Development approval.
I trust that the above will assist you in evaluating the
proposed project.
Sincerely,
KESTNER ENGINEERS, P.C.
Quentin T. Kestner, P.E.
Vice President
QTK/cp
cc: Dan Ling, Assistant Planner
TOWN OF QUEENSBURY
PLANNING BOARD: Site Plan Review
Richard Roberts, Chairman
R.D. #5, Haviland Road, Box 477
Queensbury, New York 12801
TO: Stanislaw Kostek
d/b/a Stan's Seafood
2.7R Bay Rnad
Glens Falls, NY 12801
ATTN: Stanislaw Kostek
FILE OOP
Hilda Mann, Secretary
R.R. #1, Box 230C
Bay Road
Queensbury, New York 12801
RE: Site Plan Review No. 18-88
Stan's Seafood
278 Bay Road
DATE: DUNE 21, 1988
We have reviewed the request for Site Plan Review (Type I -Type II) and have the following
recommendation:
Approved
RESOLVED:
X Disapproved
Mrs. Mann moved DISAPPROVAL of Site Plan No. 18-88, Stan's Seafood, as
the parking does not meet standards; and there is a concern of overuse of
the property, as there is a proposed expansion of the restaurant. The
applicant has not met with the Beautification Committee. There is a ques-
tion of non-compliance with previous variances.
seconded by Mr. Cartier.
Passeds 5 Yes (Levandowski, Mann, Roberts, Cartier, DeSantis, Macri)
1 Abstain (Dybas)
Sincerely,
Richard Roberts, Chairman
Queensbury Town Planning Board
R R/sed
cc: Curtis Dybas
the road coming down to Old Dixon Road, and used Old Dixon Road to hook up
to Dixon Road. That was the Phase II Approval. What is being proposed now
is different, because the Town has torn up Old Dixon Road and it can no
longer be used. Ms. Cynthia Lefave, Attorney for the Applicant, stated
that the applicant's hands are tied; the Town Board's requests have been
completed] and the applicant would like to do what the Planning Board
requests. Ms. Lefave said she could not confirm which proposal is to be
considered, because what was presented to the Board originally is not what
is in existence now. She contended that the applicant did not make the
request for the second road cut, which was put through by the Town, and it
makes the applicant's position very tenuous. Further discussion ensued
into the possibilities of resolving the road issue and clarification of
which proposal the Planning Board should be considering.
Because of the Town Board's involvement, Mr. Roberts felt that the
Planning Board had been removed from the process. However, Mr. Prime feels
that the Board cannot take themselves out of the situation, and that it has
an obligation to the applicant. An attempt should be made to work out the
problem. Mr. DeSantis stated that the Board did do the Planning, and the
Highway Superintendent or someone changed that plan.
Public Hearing Opened: no comment
Public Hearing Closed.
Mrs: Mann moved to TABLE Subdivision No. 1-87, Dixon Heights, Phase
III, PRELIMINARY APPROVAL, at the request of the applicant. The applicants
will meet 'with the Town Planning Board, the Town Board, and Highway Super-
intendent. This meeting is to take place prior to the July monthly meet-
ing.
Seconded by Mr. Dybas.
✓✓I el f' n�j ,M L) �S
NEW susINEss J
SITE PLAN NO. 18-88
Stan's Seafood
This application is to demolish the existing building and excavate at
278 Bay Road, LI IA. The owner wishes to rebuild the restaurant and whole-
sale business.
Curtis Dybas, Cushing, Dybas Associates Architects, represented the
project. Mr. Kostek started his business in 1980 and the business has grown
since that time, with two additions. The proposal is to demolish the exist-
ing restaurant of 4500 sq. ft., and construct a new, steel -frame, partial
A
two-story, partial basement, restaurant opening about April 1989. Foot-
print of the present building is 4500 sq. ft., and footprint of the pro-
posed building is 5400 sq. ft. (main floor). Square footage of the partial
second floor finished is 1150, unfinished space just for future office to
service the operation is about 1500; partial basement (there is a high
water table) which will be used for hot water generation, refrigeration
equipment, refrigeration equipment for bar, soda, beer, etc. is 1150.
Parking on site, based on gross square footage of dining, is for 37
care; the proposal provides for 41 customer, 7 employees. The current
restaurant seats 90 to 100 people. The proposal is for 100 people on the
main floor, with an overflow capacity to serve 30 to 50 on the second
floor; averaged out it would be 37 tables. Being in a LI-lA zone, the
requirement is 251 permeable; acreage is 3/4 of an acre; all setbacks and
heights have been met.
Mr. Dybas further stated that Warren County Planning Board approved.
The Board asked about the kitchen exhaust; it will go through the roof.
The Dining Room looks out over the Shop ON Savei the Retail function faces
Bay Road. The Wholesale portion of the business is in the loading/unload-
ing area. Dumpster screening would be inside a well -ventilated garage back
from Bay Road. The restaurant will hook into the new sewer system.
Mr. Roberts expressed concern over the parking, which has been a prob-
lem for a long time. Mr. Dybas explained that the problem with the current
building is that it is 45 feet from Bay Road, with a 150 foot curb cut,
which eliminates double parking. The proposed building is 70 feet back,
which allows double parking; there will be access points. The reason for
the second floor is to seat special groups. Hours for the services area
Retail - noon to early evening; Wholesale - primarily in the morning;
Lunch/Dinner - at appropriate times. Maximum dining room load is in the
evening.
Correspondences Warren County Planning Board modified with conditions
that the plan abides by the Beautification Committee findings (Exhibit E).
The Beautification Committee disapproved; Mr. Dybas explained he was not
advised of the meeting. Since that time, Mr. Dybas has met with Mr. Eddy
and the plan will be reviewed July 11.
Consulting Engineer Quentin Kestner observed the lunchtime traffic and
noticed that the Shop IN Save entrance is 22 feet wide; Mr. Dybas is sug-
gesting 20 feet. The traffic flow pattern will be one-way in and out. Mr.
Kestner felt that the parking will be tight; lighting is to be added to the
plan and water is adequate.
Mr. Roberts commented that the northern border shown no beautification;
the Board felt that there is to be plantings or a curb, so that cars do not
cut through the property. There is a chain link fence on the south, but
the applicant does not own the fence.
7
Mr. Dybas advised that parking space allowance is 9 ft. x 20 ft. There
are two handicapped areas near the entrance to the restaurant. He also men-
tioned that traffic standard for parking is 8 ft. to 10 ft., depending on
the car load. Mr. Kestner read that the correct measurement is one space
for each 100 sq. ft. of gross floor space, or one space for each four
seats, whichever is greater. Taking that into consideration, Mr. Dybas
said that if it is 114 the space requirement would be 37; if it is 1/100,
the requirement would be 65 to 70 care. The Board felt there would not be
ample parking, especially taking into consideration the additional restau-
rant area on the second floor, and the wholesale and retail businesses that
are active at the same time. Mr. Kestner advised that parking requirement
for retail is one space for each 100 sq. ft. of gross floor space. The
wholesale area is very small.
Dan Ling, Ass't. Town Planner, stated that trucks loading/unloading add
to the congestion of the parking lot; there are at least two trucks. Drain-
age and landscaping will have to be addressed.
Regarding employee parking, there will be a maximum of 10 employees;
Mr. Kestner advised the parking is one space for each of two employees.
Public Hearing:
Frank Collinss property to the south
The parking area, especially the delivery area, is inadequate; this was
the primary concern of the Marren County Planning Board in a letter sent to
Mr. Steve Lynn, former Building Inspector, on April 21, 1982 by James A.
Mills, Chairman. The concern was in regards to overall traffic increase,
the adequacy of the existing parking, the lack of parking safety, safety
for use of area by emergency vehicles. In addition, Mr. Kostek had
appeared before the Board three times between 1978 and 1982; no improvement
has been done regarding the Board's concerns. Each of the four Variances
that have been granted to Mr. Kostek have been violated. The applicant was
to have installed the chain link fence; however, this was completed by Mr.
Collins. After installation, Mr. Kostek was to screen the fence with vinyl
slats; this has not been done. There is to be no outside storage; this has
been violated. Mr. Collins is against the Site Plan, there is overuse of
the 150 ft. x 150 ft. lot. Mr. Dybas clarified the dimensional 150 ft. x
150 ft., with 100 ft. x 100 ft. in the back.
Mr. Prime suggested to the Board that it review the Site Plan Review
Checklist. if conditions have been met, then the application can be ap-
proved subject to a Variance for the parking; or the application could be
sent to the Zoning Board first for parking. The Board felt the application
should have the Checklist review.
Checklists A. STRUCTURES Insufficient information regarding the
structure. B. TRAFFIC ACCESS: Barely adequate. C. PARKING/LOADING AREASs
48 spaces by Ordinance/73 required, almost 50% short. G. BUFFERSS Very
8
few. I. CONFLICTS WITH ORDINANCES/LAWSi Require Variance for parking.
Mr. Macri suggested a topographical plan to reveal contours of the land
and drainage. Mr. Kestner said that the land is very flatr the floor has
to be higher than at present.
Public Hearing Closed.
Mrs. Mann moved DISAPPROVAL of Site Plan No. 18-88, Stan's Seafood, as
the parking does not meet standardsr and there is a concern of overuse of
the property, as there is a proposed expansion of the restaurant. The
applicant has not met with the Beautification Committee. There is a ques-
tion of non-compliance with previous variances.
Seconded by Mr. Cartier.
Passeds 5 Yes (Levandowski, Mann, Roberts, Cartier, DeSantis, Macri)
1 Abstain (Dybas)
SITE PLAN NO. 19-88
Edward Rainey
The Site Plan is for the construction of another duplex on Dixon Road,
UR-10. Presently the parcel is 1.79 acres. If the Site Plan is approved,
the parcel will be divided into two parcels; 39,861.65 sq. ft. and
37,990.77 sq. ft., which will be owner -occupied.
Mr. Edward Rainey represented the project and stated that the ranch
would be single -story. Mr. Roberts felt that the application raises two
questionsi 1) the application is a fairly major change in the existing,
approved filed Site Plan plait] 2) Site Plan approval. To approve this,
the Board would be bending a Site Plan plait. Mr. Rainey said the proposal
is to divide the land into two parcelal one now has an existing duplex.
The duplex would be 2500 square feet, cedar -sifted.
Mr. Roberts expressed concern about doubling the density of this par-
ticular lot, which is against the original Site Plan. The driveway would
be immediately adjacent to the neighbor's property line. This would be a
serious breach of faith with a prior agreement) Final Plaits are not din-.
turbed. Mr. Macri stated that the original agreement on the plait construc-
tion would be three duplexes to the North of the Thomas and June Burke pro-
perty, and two single family units to the south. These people deserve to
have those rights protected. in addition, the property is fairly close to
the water shed.
Public Hearing Openeds
9