The Orchard Park Town Board has unanimously approved the initial phase of a zoning plan aimed at facilitating mixed-use development around the new Buffalo Bills stadium. This decision, made during a packed meeting on October 25, 2023, marks a significant step toward shaping the area surrounding the stadium to accommodate future growth and development.
During the meeting, board members passed two critical resolutions. The first designates the town as the lead agency responsible for overseeing zoning regulations in the stadium area. The second outlines specific zoning changes that have been informed by input gathered from numerous public meetings as well as an extensive study of the stadium’s surroundings. These modifications are intended to establish a Stadium Mixed-Use zone, promoting suitable development in the vicinity of the stadium.
Local sentiments regarding the proposed zoning changes are mixed. Mark Lester, a resident and owner of a six-acre lot known as Yellow Brick Parking, expressed his support for the initiative, stating that it is a long-overdue step. “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 remarked. He highlighted the incongruity of having single-family residences located adjacent to a major NFL stadium. Lester’s property is anticipated to be part of the discussions in Phase 2 of the zoning plan.
In a push for development, Raphael Kolenko, co-founder of Carbon Cap Inc., has submitted plans for an 11-unit multi-residential project approximately one mile from the stadium. Currently, the area is zoned exclusively for single-family homes. Kolenko believes that with the stadium attracting more visitors, the demand for nearby housing will increase. “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,” he stated. Kolenko is optimistic that his team could begin construction within six months to a year, pending approval.
Conversely, not all local business owners welcome the zoning changes. Ardwin Carducci, owner of La Galleria Events Venue, voiced concerns stemming from the stadium construction, which has temporarily closed his venue. He lamented the loss of the venue’s identity, stating, “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.” Carducci advocates for zoning regulations that would allow for more comprehensive development, including hotels, event centers, and retail spaces, which he believes would better serve the community. “A Homewood Suites, for example, an event center, and 4 or 5 shops with a plaza would not be possible under these regulations, but it would be the highest and best use of the property,” he argued.
As Orchard Park moves forward with its zoning plans, the community is actively engaging in discussions about the future of the stadium area. The decisions made in the coming phases will significantly impact local development and the character of the neighborhood surrounding the Buffalo Bills stadium.