Gates board tables proposal for contractor ‘flex space’ at 2600 Buffalo Rd.

The Gates Town Board on June 1 tabled an Incentive Zoning application from applicant Luis Ribeiro to develop up to 52 contractor “flex” units at 2600 Buffalo Rd., citing lingering questions from residents and board members about wetlands, traffic and allowable uses.

Ian Kuchman, representing McMahon LaRue Engineers, told the board the 22‑acre parcel is uniquely configured as a flag lot near the 490 ramps and that the proposal would use only about six to seven acres. "They're proposing up to 52 units of a Contractor Flexible Space for tradespeople and residents of the community," Kuchman said, describing six buildings with 25x60‑foot units intended for small business storage and light shop use rather than cold self‑storage.

Applicant Luis Ribeiro said the spaces would be climate‑controlled with restrooms and shop sinks and estimated monthly rent at "roughly $1,400." Ribeiro told the board he could include operational limits in leases, giving the example of restricting hours to 7:00 AM–10:00 PM, and said he would discourage retail or formal auto repair operations.

Neighbors raised several concerns during the hearing. Robert Anderson, who lives at 2654 Buffalo Rd., warned about equipment washing and runoff into wetlands and wildlife areas: "there's going be water and stuff when they spray out their equipment for cleaning," he said, asking what environmental protections would be enforced. Mark Lehtonen asked whether debris would be removed and how much nighttime glow from security lighting neighbors could expect. Jacob Hubert and other residents questioned adding another point of access near the 490 off‑ramp and asked whether alternative, already developed sites in Elmgrove had been considered.

Supervisor Cosmo A. Giunta and Council members pressed applicants to be explicit about allowable activities. Councilman Steve Tucciarello distinguished acceptable uses—loading a van and leaving for jobs—from in‑bay heavy manufacturing or customer‑facing retail: "there are distinctions between someone that loads up and goes to work and someone that invites customers to that location," he said. Town Attorney John DiCaro noted the board would need clear, written limits if the town authorized the Incentive Zone because the proposal as presented could allow a wider range of operations than the board may want.

Kuchman said the team had spoken with the New York State Department of Transportation about access and had correspondence they could share with the board. He also proposed granting a cross‑access easement to an adjacent vacant lot so future development could share a curb cut rather than creating an additional driveway onto Buffalo Rd.

After roughly an hour of presentation, board questions and multiple resident comments, Supervisor Giunta closed the public hearing and the board adopted a motion to table the application. RESOLUTION 100‑26 directs the Town to add the item to Old Business for the July 2026 Town Board meeting and invited further public suggestions and any additional technical materials (DOT correspondence, engineering input, wetland delineations) before the board takes further action.

The board’s action was procedural: tabling preserves the town’s current Residential zoning unless and until an agreed incentive package is finalized. The next step is for applicants to supply requested documentation and for the town and public to negotiate any community amenities or restrictions tied to an Incentive Zone.