Granville Community Calendar

09/12/96

BOARD OF ZONING AND BUILDING APPEALS
September 12, 1996
Minutes
Present: Ashlin Caravana, Don Contini, Bob Essman, Lon Herman,
Eric Stewart
Members Absent: none
Also Present: Reza Reyazi, Village Planner
Visitors: Scott Rawden (Sentinel),and about 42 names on attached
sheets.
Minutes: July 25. 1996 and August 22: BZBA members agreed to
postpone approval of the previous sessions until this evening' minutes s can also be considered.
Citizens Comments: None
Old Business:
McDonald' s, South Galway at Cherry Valley Road
Ms.
meeting,
Caravana explained the background for tonight' s special which is a continuation of the hearing regarding a request by Don and Laurie Kissick for a
conditional use permit
McDonald' s. A meeting was held on September 5th at which BZBA and staff had some of their questions about traffic answered. Some
questions remain, and McDonald' s promised to provide answers by September 12. The 18-page memo with attachments arrived this afternoon, and BZBA members have not had time to study it thoroughly. Ms. Caravana stated that citizens who speak must be sworn in.
Dan Gunset introduced representatives from McDonald' s and msteaetetidng:that Mr. Risska would answer questions posed at the last
gener1a.tionPlfaigP¥ulareces.was not included in figures for determining trip traffic manual. The figures provided are from the McDonald' s provided The figure is 33 per cent higher than that by ITE data. He stated that these figures are very conservative. Peak hour rates are higher at restaurants without PlayPlaces than for those with PlayPlaces. The seating for parents in the PlayPlace should have been included with the restaurant. gMer.neRraistsiokna stated that across the nation they have found that trip rates are smaller at peak hours.
2. Drive Through: Ms. Caravana asked whether the drive athnrdouagnh awltaesrnnaectievses.ary, and Mr. Risska stated it was a convenience required. If they eliminated it, more parking would be They would .st1;1=*build the restaurant even if the drive
through were not allowed.
3. 24-Hour Trip Generation figures: Mr. Risska stated that
24-hour figures were not meaningful for the traffic study or for
determining street improvements required. Cars on Cherry Valley
Road (C.V.)were expected to number 357 per hour, an increase of
6. 9 per cent (22 trips per hour. or one car per traffic light
cycle).Ms. Caravana asked whether this meant there would only be
70 more cars per day. This issue has to do with more than just
trafficb-u-t also quality of life and impact on the neighbors.
There is more at stake than just the engineering viewpoint. Some
of the traffic is diverted (pass-by cars) and some is primary
destination McDonald' s).Mr. Gunset stated figures are based on
primary trips, 24 hours, occurring from south of the site on C.V.
rather than traffic from Granville.
4. Fackler' s was not taken into consideration when survey of traffic was done. Mr. Risska said they only were required to look
at existing sites, but Ms. Caravana stated that all sites must be
looked at when considering traffic concerns.
5. Trip Distribution: Ms. Caravana stated that we need to be
aware of other businesses in the area, i. e.,
generating traffic in the future.
Fackler' s and Country
Hearth, Mr. Risska wondered
whether these businesses were asked for funds to help improve the road, and Mr. Herman said the question is irrelevant. Ms. Caravana stated that we placed conditions upon applications, such reducing the drive- as A n decide throughs at Fackler' s. Village Council and GPC A. A1, .L on roads. Mr. Hermanh #er=t a*study taking into account Gu, wthheat inhates rbseeecntiaopnp,roved for Fackler asiell as other development in 1,7-4 small portion Bf1 tMher. Reinsstikrae agreed but McDonald' s is only a very U area. - Mr. Gunset stated that he thought McDonald 's plan was applied for before Fackler' s, and then 7 --, , McDonald' s tabled it. Mr. Herman added that the Lizific Ludy was Ova J resubmitted to GPC, which included significant changes and detail 7 cfrhoamngewhaint wtahseorsigiteinally applied for. Mr. Risska said there was no smaller plan, only the building. The lot size got and greenspace was decreased.
McDonald' s Market Evaluation System is used to identify the trade area for proposed restaurants. Mr. Risska noted a chart in athreea patockebte, s1h0o,w32in8g. proposed population within the primary trade Historically 70-75 per cent of McDonald' s business is generated by home, work and shopping trip patterns and 25-30 per cent is generated by other people, i. e., tourists, college students, sports events. They do not use traffic count information to estimate sales potential. Mr. Samuelson stated that it' s a mixed bag which data are utilized to survey for traffic. A market analysis has a little more validity. Ms. Caravana asked whether for a site within sight of a major highway, might it not reasonably be expected to attract a small portion of business to McDonald' s? Mr. Samuelson thought a higher proportion would come
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from Rt. 16/C. V. because a substantial amount of trips, according
to ITE, are pass-by traffic. Mr. Herman stated that McDonald' s
traffic study submits less traffic than Mr. Samuelson would have
expected. Mr. Herman did think the added traffic would change the
intersection operations. Mr. Samuelson said that the McDonald' s
study reported that there was a capacity problem at the
intersection now. Mr. Risska said that Mr. Samuelson is well
respected in the trade but that McDonald' s data is based on actual
data and they have been very successful in their marketing
analyses. He added that although Mr. Samuelson would expect
traffic to come from the intersection, he would expect it not to do
SO. •
Ms. Caravana wondered why the number of trip generations
heading east into McDonald' s is greater than the number of trips now. That' s what makes Mr. Samuelson speculate traffic will be
generated from the intersection. Not only would the 21 pass-by
people come in but also 20 more, based on figures in the traffic
study. Mr. Risska said the reason traffic will not be coming from
the intersection is that McDonald' s would not be visible from the
highway and there would be no roadsign. He said that if you drove
by the building you would think you were looking at a bank. There
would be only one very low golden arch. Ms. Caravana stated that
regular drivers know where the restaurants are. Mr. Risska' s
figures are based on the village of Granville. He said that a certain have loacmaoliuznat tioofnRt.s1tu6dC/ie. Vs. traffic was included, but they do not McDonald' s. of what proportion 5110 come to
The McDonald' s representatives questioned BZBA and staff:
inters1e. ctiHoans?Village Council made changes in plans to improve the What improvements have been made? Ms. Caravana
iamnpswroevreemd etnhtsa.t the CMP gives direction as to land use, rather than Village Council has reviewed proposed road
improvements needed but has not taken steps to implement them. CS.uVp.erAmerica, Bob Evans, and Mid-Ohio will participate in improving
HERB MURPHY, owner of the land, stated that over a year ago the Village contacted him and said they had a plan to relieve the congestion submitted by Bird and Bull, so the village intends to take care of the traffic. Mr. Reyazi stated that this plan is only one of many, and Village Council has acted on none of them. He added that we have to evaluate the current issue with this in mind.
Mr. Gunset stated that if the village is asking businesses csoountshideorf the intersection to help improve the road, they must traffic on the south of C.V. worse than traffic on the annodrtht.heMrs. Caravana stated that the two areas are differently zoned are not conditional uses south. She added that BZBA ru n L/ LA 0 YL
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hesitates to ask
engineers. These
consideration. Mr.
side of the intersec
people to contribute; we are not traffic.
priorities would not be factors in tonight' s
Reyazi stated that there is no priority of one
tion vs. the other.
Regarding the Rt. 16/C. V. intersection, Mr. Risska stated that
the area will remain congested until recommendations from the 1992
study are implemented. He showed a graph of "Delay Comparisons"
showing existing delay conditions and delay if C.V. were improved.
He pointed out that minimal increase in delay would occur with a McDonald' s.
Parking/Stacking: Mr. Risska stated that the maximum number
of cars stacked at the drive-through would be 10; people do not want more than 8. He thought it would take 21 vehicles to reach
the entrance. Ms. Caravana counted 14 cars queued at Wendy' s, and
Mr. Risska thought that was because there was no competition in
Granville. Mr. Samuelson is satisfied that the drive-through would
not cause problems with stacking.
Ms. Caravana had asked about blocking the handicapped when 13 spot cars are stacked, and Mr. Risska indicated the cars would
drive around until a spot is open. Also, the handicapped spot can be relocated.
Site Access: In answer to a question about stacking when a lot of cars want to turn left on Galway, Mr. Risska said Galway is
an access road and there will be no problems. The distance from centerline of r B*r" to entrance drive is 80' , and Mr. Samuelson had C ,. Tinhdeirceatwedill dbreivtweo-threoausgtbhoutnrdaflafinceswould not affect Galway traffic. on Galway. Access to Galway will
be eased by a left-turn lane. McDonald' s is willing to participate in the cost of a left turn land on northbound C.V.
Driveway offsetsZ Mr. Risska said that the McDonald' s exit
dthoeesirnodtrilvinee up with Country Hearth. He is not sure exactly where is. Mr. Samuelson had indicated that offsets are safer. There will not be any combined curbcuts with other sites. Mr. Risska felt that the distance from the drive-through window to the exit was adequate.
Mr. Reyazi stated that his questions raised at their special mfroemetinGgrawnevreillen.ot answered, one of which was about traffic coming in writing. Mr. Risska said he did not have these questions in
Mr. Stewart asked about discrepancy in St 0(0 4 the 1992 figures vs. the TES study, and Mrp.a.ss-by figures from 1992 was a planning study, Rss*ka said that the ifot all the anticipated a general comprehensive planned study. data they use that, butuswehserweertehecreonsisidearemd.ix,Wthheerey they have hard survey. use a general
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CITIZENS COMMENTS: i,
HERB MURPHY noted, in the newsp
the CMP, but that lS not true.
3\0,4
aper that Wendy' s came in before
KIRK COMBE expressed his concerns: 1) Working with the
concerned citizens of Erinwood, they submitted a lengthy report,
and he asked whether this would be included in the official record,
and the answer was Yes. Ms. Caravana stated that she would be
asking the applicant the questions Mr. Combe et al. raised
regarding the CMP and conditional uses. 2) He read the original
McDonald' s traffic report and sent a copy to a traffic engineer and
received his comments. Mr. Gunset interrupted and said such a
report is inappropriate because he is not here in person to be
cross-examined. You can' t build your way out of a traffic problem,
Mr. Combe stated. He then read from:
ROBERT MORRIS' letter:
prepared by TES was remarkable.
system, but does nothing of
intersection at Galway where
intersection as well as other
remarkable, the letter stated,
link trips are irrelevant. It
begin to address the problem
decisiod-makers
The traffic impact study that was
It purports to look at the street
the kind. It only addresses. the
there are no problems. The major
streets were ignored. Even more
is that pass-by trips vs. diverted
is clear that the report does not and would be of no use to the
of this development. Ms. Caravana stated that
these issues have already been discusse45B\d#M-r. Gunset requested that these9remarksL beks-tMri»cgkern1- f r'om the recor. --11' 4* n* 1 " 4,<+2£-* 15 WICKLOW (I didn' t get his name) resident would like to k2n5o0w, 0 0(10) hohmowes. many McDonald' s are built two blocks away from 2) They have invested a lot 0Amley into their nhoemigehsboarnhdooadlt.hough he likes McDonald' s, he doesn<-o/want it in his 3) He thinks they should locate south of Rt. 16. BRENDA BOYLE has a petition signed by 64 per cent of the residents of the Village Green, stating they want the village MocffDiconiaallds' to know they are adamantly opposed to the proposed s. Moreover, they oppose any "freeway off-ramp" or suburban "strip" development north of Rt. 16t-o- include any fast food establishments, motels, gas stations, or any other highv-olume traffic that would lower the quality of life and property values of tshtaendcaormdms ufnoitry Earnindwtohoadt do not accord with the originally proposed or the CMP.
CRAIG EILERS echoed his neighbor' s comments and stated he mfaosvet.d here 6 weeks ago from Gahanna because their growth was too Business was coming in too quickly and he did not want to see that happen here.
TrafJfAicMES FRY stated it' s easy to find gridlock at intersections. is already backed up past Galway at times. Traffic cannot
turn left into Wendy' s. This is not safe. Already yield signs are
replaced by stop signs because of the danger.
JOHN CORT stated that Village Council said Newark-Granville
Road will never be increased, and that Mr. EisenbefR said they
would put up a light if they have to. He is concrned about
increased traffic.
CARL WILKENFELD referred to the 1992 traffic study. After
four years of the fastest growth we have ever experienced, tonight
the McDonald' s man said this is just a general study and Mr.
Wilkenfeld' wondered where the serious study was. Lots of land was
rezoned for denser housing, and even the village has traffic
congestion. He thought that we do not have enough zoning
regulations, so we should stop and take· a breather.
BILL WERNET asked about the Delay Comparison chart and would
like to see different peaks on different days. Also, in the 1992
study mention was made that the traffic was "just a little bit
worse."A little bit is too much. If everyone made it a little
bit worse, where would we be? Also, there have been a number of
deaths and injuries at the intersection. He also wondered about
impact of traffic on Newark-Granville Road or throughout the village itself. He wondered whether McDonald' made s ever found they' ve a mistake. He also wondered where are the follow-up studies
to determine the accuracy as to projections.
Mr. Gunset suggested that the village' s own traffic expert review the study. McDonald' s met with him responding to these questions. There have not been any studies post-development to determine validity of early data. He stated that Mr. Risska had
advised the Board that many of the figures provided by McDonald' s to the expert are verifiable figures based, on experience.
Mr.
compared
questions
00- 9VEW- pea»
Htoerman asked what ppst-study results can be made when actual reality/ Mr. Reyaza had submitted those
to McDonald' s. Mr. Risska said those questions were addressed to staff and he would like a FAX of those questions.
Mr. Reyazi repeated his questions: 1) Based on traffic
study, the scope of the study was limited and it did not take the Rt. 16C/. V. intersection into account. Limiting it to GalwayC/.V. is unrealistic because of the draw of a fast-food restaurant. 2) The most significant question is regarding the location where the trip counts on C.V. were taken. They were taken north of A Galway on C.V.,which has less traffic than traffic south ofA A*GIs:-* Acontrsaidfefriccarsstudayt Wneeneddys' to take into account south of Galway to 7 s.
3) Accuracy of the appendix. The numbers in the appendix cshoonwsidaenyratpioenak and any peak with 63d„ e trip and do not take into turning cars. S C/ -*-
4) The study refers to the fact that the peak of traffic
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occurs between 5 and 6 p.m. He would like to see the' flow at that
time.
5) Regarding McDonald' s market study assumptions, Granville
is largely a bedroom/ commuting community and there are not as many
cars during the day. Were these localization factors taken into
account?
Mr. Risska asked for some clarification and stated he would
formalize his answers. Mr. Gunset objected to this process,
stating that given the many meetings and reports, this new list of
questions is completely unfair to ask their traffic engineer.
Mr. Herman stated in response to the materials requested at
the meeting on the 5th, the Village Planner received just this
afternoon McDonald' s 18-page memo and expected BZBA members to
consider it thoughtfully before tonight' s meeting. Following Ms.
Caravana' s request to have BZBA questions answered, Mr. Gunset
stated that they would answer questions with objection.
DEAN MARKLE thinks we have to look at the pride of the people who have condos and homes in Erinwood and Village Green. He has
known the Murphys for years and it' s hard to oppose them because
they have a business venture they are pursuing. But we have to
address quality of life. The CMP recommends appropriately scaled
development with a New England style well designed. We need
integrated architecture and to view will the entire plan to see how it all fit together. Traffic would be minimized with one in and
out drive halfway down Galway with parking in the rear. You could
have a smaller McDonald' s with no playplace and no drive-through. I f they located south of Rt. 16, they could accorrrnodate more traffic; there are other properties for sale there. The north area should be pedestrian oriented, as residents were told when they purchased there. They were told there would be boutiques and small shops, not fast-food restaurants.
Compatibility of McDonald' s with CMP, ordinances, and Suburban mBuaslilnse. ss District: Ms. Caravana noted that the CMP prohibits strip Even though the entrance is off Galway, it' s still an island rather than a cluster. The CMP also recommends balanced
land use and diversity rather than c- ©1F*E*Ee*use. It should be pedestrian-oriented and reflect a small-town community character. It recommends a high quality residential environment. The zoning ordinance states moderate development for this area. It is < designed to eliminate strip development; McDonald' s is designed to handle large amounts of traffic, rather than ADja,cing=it. Being ptreadeffsitcria-inntse.nsive, McDonald' s makes small efforts to accommodate dangerous confTlhicet high number of cars creates high potential for points. Curbcuts should be clustered to join other businesses. McDonald' s does not fit the CMP and ordinances.
Mr. Risska said the building was designed for this site, but Ms. Caravana explained she was talking about the nature of the
business and whether it was appropriate in close proximity with
residences. Mr. Risska feels it fits in well with the CMP.
Mr. Contini stated thatbbWenedy' s1 »lS «h is t e a.cher. He studied
the parking situation theree;-ad about 1: 15 he was stopped at the
intersection and could not move/because someone was trying to turn
into Wendys;' and traffic going south has already backed up to
Galway. Nobody could move. Also, he has talked . to nearby
residents who were told the area was not designed for fast-food,
and that' s why it is a conditional use. The Kissacks and most of
the rest of us are protected from close proximity of McDonald' s,
but the neighbors are worried about their property values. They
were promised small shops, boutiques, not McDonald' s. Mr. Contini
cannot vote for this or any fast-food restaurant on the basis of
No. 3 of Criteria for Approval of C6nditional Uses.
HERB MURPHY stated that his group has spent thousands of
dollars on this development and no one is asking him about the
design for shops. They were told there was no major retail draw,
so they dropped plans for small shops. Mr. Contini argued that
because he could not find them does not mean they are not out there. There' s no guarantee. Mr. Murphy should hold to his
promise. Mr. Murphy said that some of the residents bought their
property just three weeks ago. Ms. Caravana stated that it is not
the task of the BZBA to find an anchor.
BILL WERNET stated that it is not the point whether or not it' s an economic issue vs. what it has done to the neighborhood.
BRENDA BOYLE went to Guanciale &Johnson to see whether the boutiques" statement was still current, and Joanne Morey could not find a single brochure in the office. She was able to locate the
original brochure in her personal f iles, which she wasusing to ji] promote sales in Erinwood. Mr. Markle had told her these old
brochures were still being used currently to sell property.
Ms. CMarr.avGaunnaset requested to decline to answer more questions, and stated that the Board could consult with their
daattyosr.ney and provide a thorough, written finding of fact within 30
Ms. Caravana stated that the Board does not have to vote tonight; they have thirty days to make their decision, and Mr. wHeorumldanbethopurgehfet rathbalet. waiting until the regularly scheduled meeting Mr. Gunset thought the Board was attempting to stall a vote until the Moratorium is determined, tand he L- _v preferred a vote tonight . N<2 L-9--,61-d--fSp/.L.l)- 7 - - *2p-,*6- 14,
j
Mr. Stewart agreed with Mr. Contini' s comments. Mr. Contini » felt Mr. Gunset was. pinning him down and feels mistrusted, but he 1 «A- 1 is merely responding to the wishes of the people. Mr. Essman said 3, u 6- n
that if McDonald' s would prefer that we consult our attorney, he
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would go for that.
MS. CARAVANA CALLED FOR A VOTE: ALL IN FAVOR OF THE APPROVAL
OF PERMITTING MCDONALD' S CONDITIONAL USE AS SUBMITTED: NO AYES,- NO' S.
MS. CARAVANA CALLED FOR A VOTE ON VARIANCES ON PARKING AND
S IGN FOR MOONALD 'S : NO AYES ,3'NO 'S .
The Board then applied the criteria to the application:
a) The proposed use is a conditional use within the zoning
district and the applicable development standards of this Zoning
Ordinance are met. Although the use is a conditional use, not
all development standards have been met.
b) The proposed use is in accordance with appropriate plans
for the area and is compatible with existing land use. The
plan is. t»es*i7- not in accordance with plans for the area. it is
not compatible with future land uses, i. e.,Fackler' s.
c) The proposed use will not create an undue burden on
public facilities and services, such as streets, utilities,
schools, and refuse disposal. The Board finds that the carrying capacity and transportation services are not adequate to approve this application. It will create an undue burden on streets. It
may not put the intersection at Galway and C. V. at capacity but will do so very soon and will aggravate the C.V.R/t. 16 inter- section. The applicant did not consider how it would affect this
important intersection. There is a high likelihood it would generate high levels of trash.
d) The proposed use will not be detrimental or disturbing to existing neighboring uses and will not entail a use, struc- ture, or condition of operation that constitutes a nuisance or hazard to any persons or property. This business would be a detriment and disturbing to the neighboring homes both in the fsotrrmeeotsf. an increase in traffic in neighborhood and neighboring There would also be increase in trash and smells of grease. Heavy traffic would drive through the roads where children play. This operation would constitute a nuisance and hazard to people and property nearby.
Ms. Caravana applied "Objectives to Implement a Strong Growth Management System" from the CMP (Page A-12):
4. Prohibit strip commercial development and encourage Tlimhisitepdlansudbo-evsillage commercial uses in well-designpd clusters. not do so.
6. Promote balanced land uses throughout Granville. The proposed land use tips the balance towards automobile-oriented
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uses and repeats uses in the same zoning district, i. e.,Wendy' s.
Objectives to Preserve the Unique Character of Granville"
Page A-13):
2. Promote a development strategy where physical growth
reflects the small-town community character. This strategy does
not do so.
5. Promote diversity and character in new developments--
avoid homogenization. This does not do so. It is a repetition.
Maintain a High-quality Residential Environment.P" a(ge A-
14):This development would be a detriment to a nearby
development.
She referred to the Zoning Ordinance (1175. 01): The
purpose and intent of the SBD is to provide suitable areas for a
moderate concentration of various types of compatible businesses
while providing use, neighborhood and Village enhancing features,
such as adequate parking, appropriate landscaping, screening,
acceptable aesthetics and site design intended to eliminate
adverse effects of traffic congestion."This application is
designed to handle as much traffic as possible and channel it fast through the drive-through.
Traffic Requirements" (1175. 03) : c) Minimization of
conflict points between auto and pedestrian traffic. . . ."This
plan presents many conflict points; by merely putting in concrete for walkways is not an adequate manner to address this. The
applicant said that the drive-through would not bring in more bbuussiinneessss. but they would not build this development without that The BZBA cannot approve a plan that adversely affects traffic to the detriment of the public. The applicant has stated that the capacity of the intersection is overcapacity now. They
have said their traffic would aggravate traffic congestion and would also increase traffic along Galway. The traffic brought in by this restaurant would be detrimental to the residents nearby Most of these residents strongly oppose this project. because the lowered quality of life would lower their property values.
Site Plan Approval Required" 1(175. 04(b)1(): Combined
curbcuts, especially for any uses that are incorporated in a commercial development."McDonald' s proposes two curbcuts. b) 2( ) Minimize conflict points between auto and pedestrian itssruae. ffic.T he..ap"plicant has not adequately addressed this
b) 3( ) Service Traffic separation from customer or commuter traffic. Commuters are likely to park in the lor in off hours. U,=1, » re£ 1 e)rE[3:5¤B: This 0 L * A«46 4 0- - is not truly a plan ror the areaM, Adoes not fit into the original design as far as shops are conce:ftedll -<<7 It is an attempt to get an anchor there and attract a lot of p
cars. It does not fit in with Mr. Murphy' s original scheme and
promise. Traffic: Thefe9a05re5'ba1/lot of problems with the traffic study rA 4j,'
and some inaccura¢ies and some unusual ways traffic was counted. A/ 11& 1
The engineer wasvinaccurate about where the traffic would come r
from. Ms. Caravana thought the traffic study was incomplete and UY
did not cover the entire area. OtherP X*p#ms might show this use J
is more directed toward highway and transient traffic. For a f
PlayPlace where there are many children, it will be more of a
destination and increase the number of primary trips. The di numbers given us are averages based on graphs with a range an
could be higher or lower.
Parking: would not be adequate here and is not adequate at
Wendy' s.
Safety: The traffic engineer is concerned about safety with
the left turn and stacking. Nothing prevents that from happening
at McDonald' s. Rear-ending accidents is a very real threat. The
PlayPlace will ensure high levels of steady traffic, so will not
only be high at peak times but throughout the day.
Fw&O €4-4,k#e0.40-4<C-.x. ,·U+25'
Mr. Herman, stateth*at in 14 years as a public servant, this
is the first time tha anybody has suggested that he might be
cooking up something./He added that the criteria we considered
and the evidenceB €>r o¢vided suggest a preponderance of indieati:ens.creating/burdens, etc. Information provided to us
represents a distorted view on the impaucpto*n this community, and further information will be provided 111tifYdinoffact. Ms. Caravana added that other than changing the outside
appearance of McDonald' s, she does not believe the applicant has made any real effort to make McDonald' s to fit into this community. They have not tried to get together with other business people in the area. She does not see a reason for
accepting this as a Conditional Use. It has not earned it.
Mr. Stewart stated that traffic is a major issue. Others
have addressed the major issues. HE has the same concerns about
traffic flow and traffic volume at other intersections. He does
not think the answer is building a larger road. Also, a preponderance of the residents nearby do not want this, and Mr. Stewart will go along with their wishes.
6064. *=16.d 1/ / /
Mr. Essman' s psimary objection is/drit*ria C."Undue burden
on traffic is by fr the biggest pro]21em(. There are others, but tthreafefixctraisttrhae fmfaici c.o.ntention. Thgin/ tersection cannot handle The burden of having met the four criteria trhesists. wIinthhMiscDcoonnavlde'rssaatniodnshe does not see that they have done ) btougseintehsesr., they have all saidwtihtheypdeoidplenowt haophpLeOlUpQ2e=--defat- s.*tht-efoopdlan r U help but Common sense indicates that the proposed use canno create undue burdens. He is adamant that it is the people, their petitions, their property, their values and quality
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of life. It would be detrimental to the neighborhood and will
entail a nuisance and a hazard.
Adjournment: 10: 15 p. m.
Respectfully submitted,
Betty Allen

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