The Town Board of Orchard Park, New York, has unanimously approved the first phase of a zoning plan that facilitates mixed-use development around the new Buffalo Bills stadium. The decision came during a crowded meeting on October 25, 2023, where board members finalized two significant items concerning the zoning plan.
The first item establishes the town as the lead agency responsible for zoning oversight around the stadium. The second item approves initial zoning changes derived from extensive public input and a comprehensive study of the stadium area. These changes aim to create a Stadium Mixed-Use zone, which will facilitate appropriate development surrounding the stadium.
Residents and business owners have expressed mixed reactions to the proposal. Among them, local resident and property owner Mark Lester, who manages a six-acre lot known as Yellow Brick Parking, remarked that the discussions regarding zoning have been long overdue. “I feel that’s a step in the right direction. For years, this probably should have gone on years ago when the first stadium was built, but nothing was ever rezoned,” Lester said. He noted that his property is likely not to be addressed until the second phase of the zoning plan.
Development Opportunities and Concerns
Developer Raphael Kolenko, co-founder of Carbon Cap Inc., has submitted plans for an 11-unit multi-residential development located approximately one mile from the stadium. Currently, the property is designated for single-family homes only. Kolenko believes the upcoming stadium will attract more visitors and workers to the area, creating a need for housing options nearby. “Because the stadium is going to be surrounded by hotels and restaurants and different venues, there’s going to be more people working in that area. So why have them come in from other areas and just make congestion, when they can walk to work and just rent in the area?” Kolenko stated. He anticipates that construction could begin within six months to a year pending approval.
Despite the potential for development, not all local business owners support the zoning changes. Ardwin Carducci, owner of La Galleria Events Venue, has temporarily closed his business due to construction related to the stadium. He voiced concerns about the limitations imposed by the new zoning regulations. “In previous years we’ve won awards from the garden community. We planted 3,000 flowers every summer. It was sort of an iconic place, and now we’re reduced to a parking lot, and I don’t want that to continue into the future,” Carducci said.
Carducci advocates for a broader range of development opportunities, suggesting that the regulations should include provisions for hotels, event centers, and retail plazas. “A Homewood Suites, for example, an event center, and four or five shops with a plaza would not be possible under these regulations, but it would be the highest and best use of the property and the most beautiful property for the Town of Orchard Park,” he asserted.
The outcome of this initial phase of zoning changes represents a significant step in shaping the future of the area surrounding the Buffalo Bills stadium. As discussions continue, local stakeholders will undoubtedly monitor the situation closely, hoping to balance development needs with community interests.
