Where is the balance best struck between a modern plaza and a traditionally residential neighborhood of modestly priced homes?
    A proposed rezoning in the Town of Tonawanda offers a look into the conflict.
    Benchmark Development would like to purchase a parcel of land at Niagara Falls Boulevard and Koenig Road, demolish three commercial properties on the boulevard and five homes on Koenig, and build a 45,000 square-foot commercial building.
    The proposal is the topic of a meeting slated for 7 tonight at Zion United Church of Christ on Koenig Road.
    Residents are prepared to fight, and they have some real estate professionals on their side, including Louis Vinci of Stovroff and Herman.
    He sees no way to justify changing a residential neighborhood into a commercial one, "If it was next to my house I would be fighting it night and day. I think most of my associates at Stovroff feel the same way."
    Referring to the reported $12,000 per year increase in tax revenue that the proposed project might generate, Vinci said, "Come on. $12,000? That's peanuts. There are other sites available. I would say to Benchmark, 'Go ruin another neighborhood.' "
    Rick Recckio, of Pyramid Brokerage, is the commercial broker who master-minded the project. He presented the property to Benchmark and coordinated the acquisition of the several parcels of land that, combined, makeup the proposed site.
    His firm originally listed commercially zoned frontage on the boulevard, owned by Diane Bersani, for $1.5 million. The site from the Youngmann Memorial Highway to Koenig Road houses a now vacant bridal shop, the Colonial Court Motel, and Ray's Bike Shop.
    According to Recckio, Benchmark has had the commercial property under contract for about a year. It has options to purchase the first five homes on Koenig Road.
    Recckio said there will be a 25-foot buffer along the boundary of the development to protect the privacy of the neighbors.
    "Big business usually gets what it wants and if they get this, won't they try elsewhere?" Gary Lyford, who lives on Koenig, asked.
    Benchmark plans to build the 45,000 square foot building 50 feet from Lyford's home.
    Town resident Michael Sandone lives nearby on Braxmar Road. He sees a problem for all town residents who live near the boulevard.
    "I called (Town Supervisor) Carl Calabrese's office and spoke of my distaste for this whole project. It's appalling. I live on a corner, a block away from Niagara Falls Boulevard. If they allow it to be done on one street, they will allow it to encompass a broad spectrum of neighborhoods."
    Lyford added, "They've got lawyers who will say to the town 'you let Benchmark knock down homes on Koenig and change a residential street to a commercial (one), why can't we do it all along the Tonawanda side, on Glenalby, Greenacres etc.?' Where would it stop?"
    Ultimately, the Town Board will decide the issue.
    Calabrese said, "Since Benchmark has not presented any formal plans to the town, I have to remain neutral.
If I were to give an opinion now, without having the facts, it might be prejudicial to the final outcome and be grounds for litigation against this town."
    When and if a public hearing is scheduled on rezoning, Calabrese said property owners on Koenig and Sweet Briar roads will be notified by mail.
    Benchmark is a general partner in the Boulevard Mall, with offices at 4053 Maple Road in Amherst.
    In a letter to Koenig Road residents, Kim Fielder, vice president of retail marketing for Benchmark, wrote, "the alternative development of the existing commercially zoned Ray's Bike Shop/Colonial Court Motel piece would likely involve a much higher
density type development."
    Sandone is unimpressed.
    "Look at the pressure to develop all along the Boulevard which the town of Amherst is accommodating," he said "On the Tonawanda side, if we open up Pandora's box, won't that be playing right into developers hands?"