Eight months ago, Orchard Park adopted new zoning rules that allow buildings up to four stories high to be built in an area near the new Buffalo Bills stadium − a key change that supporters said would be helpful in bringing hotels and other development to the site.
But the town now is considering a change that would reverse that and restore the height restrictions in the area near the stadium that have likely contributed to the lack of development around Highmark Stadium over the past five decades.
The proposed change, part of a townwide study now underway, would reimpose a height limit of 35 feet, or about two-and-a-half stories, on buildings near the new stadium at Abbott and Big Tree roads to the Hamburg border − much of which is made up of residential neighborhoods.
It would continue to allow buildings around four stories high in another part of the town, but only in an area a few miles away from the stadium.
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Town officials say they want to encourage stores, restaurants, green space, walkability, wider sidewalks and places to live and stay within the developments they hope will occur around the stadium.
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But the change could be a blow to hopes that the $2.2 billion stadium would be a catalyst for development by preventing hotels and other taller structures near the stadium. The area around Southwestern Boulevard and Abbott is already restricted to buildings of two-and-a-half stories in height.
Instead, hotel development would be targeted for commercial areas closer to Route 219, around Southwestern and Milestrip Road, and the area near the Quaker Crossing retail center. It is something that is badly needed in a town that currently has only three one-floor hotels or motels.
Old Bills stadium, new Buffalo Bills stadium
A proposed change in Orchard Park would reimpose a height limit of 35 feet, or about two-and-a-half stories, on buildings near the new Buffalo Bills stadium at Abbott and Big Tree roads to the Hamburg border. Joshua Bessex, Buffalo News
But restoring the height restrictions could send a developer looking to build a hotel right next to the stadium to the neighboring Town of Hamburg, which is also evaluating and considering zoning changes to areas around the stadium.
Orchard Park officials hired LaBella Associates with state funding to complete a comprehensive stadium area development study that evaluates the potential impacts of the stadium on the immediate area around it and the northwest section of the town. LaBella is working toward making recommendations to the town for these areas.
“I think there’s opportunity for other uses in that area,” said Edward Flynn, director of planning and consultant project lead of LaBella Associates.
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“As for hotels, it really depends on the developer,” he added. “Some hotel developers may not want those tall buildings, and some may be OK with a shorter building and a bigger parcel, instead. This may impact them, but I think public safety is an overarching concern, versus that economic development concern.”
In putting together more business and development-friendly zoning for three areas around the new stadium, the town allowed for buildings of up to four stories in some areas near the facility, after years of keeping buildings to no bigger than two-and-a-half stories throughout Orchard Park.
Some say those restrictions have been a factor that has led to little ancillary development occurring around the stadium over the past 50 years since the Bills moved to Orchard Park. An open-air stadium also typically only allows for so many events to occur at a venue throughout the year, hampering the chances for development.
Erie County Executive Mark Poloncarz has been critical of Orchard Park’s zoning restrictions and attempts to remain a small, quant town and village. He recently said he had more faith that a hotel would come to Hamburg than Orchard Park. He believes zoning will be more beneficial in Hamburg for that type of project.
LaBella is proposing that height restriction be reduced from 56 feet to the old limit of 35 feet in the area closest to the stadium around Abbott and Big Tree roads extending to the Hamburg border.
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Flynn said this decision was based on public input and concerns from some stakeholders and town officials, as well as analysis of a market study and concept plans that help determine the best fits for development in these areas. Much of the area is in residential neighborhoods, and he said there has been more of a focus on improving pedestrian safety, putting in wider sidewalks and enhancing landscaping around the stadium.
The other areas closest to the stadium − an area from Southwestern and Abbott to California Road and the border of Hamburg and an area on California Road east of the current stadium − were already restricted to 35-foot buildings in the town’s zoning regulations.
But a few miles from the stadium and near the Quaker Crossing shopping center − an area of Southwestern Boulevard and Milestrip Road to Route 219 − the height limit would be 60 feet, between four and five stories. Some officials in the town have thought for years that the vacant property across from the plaza − a little more than 1.5 miles from the stadium − was a prime place for a hotel.
“That’s kind of the ideal spot (for hotel development), because it’s off the 219 and there’s not as many residences in that district,” Flynn said. “We also want to make sure that 10 to 20 years down the line that there’s nice pedestrian and transit improvements along Southwestern so that you can be at a hotel in that area and be able to more comfortably walk to a Bills game.”
Flynn said any further changes to the town’s zoning would first require a public hearing, environmental study and Town Board approval. He said LaBella hopes to have the zoning proposal done and to the board by early fall.
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“It’s a great opportunity. It’s the biggest investment in Western New York history, and we’re figuring out how to leverage that for the town for future development,” Flynn said.
All of the proposed districts in the master plan are to include green space and cater to pedestrians with elements of residential, commercial, office, entertainment, cultural and lodging uses.
“We want to encourage more living and working around the stadium,” Flynn said.
Wayne Bieler, Orchard Park’s town engineer, said there has been a push for mixed uses, including affordable housing options, especially for young and growing families.
“The cost of housing has gone way up, so we could use more affordable housing that would come with more of a mixed-use concept,” Bieler said.
He has also heard from residents who want to see bars and restaurants, mostly mom-and-pop, ethnic-based establishments.
Supervisor Eugene Majchrzak had expressed some apprehension about passing new zoning before a master plan was completed. When the board approved the new zoning plan in October, it was by a 4-1 margin, with Majchrzak opposing it.
Majchrzak said at the time he would rather wait for the completion of the master plan for the area, even if that process took the town into later this year.
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