Gates board tables incentive-zoning request for 2600 Buffalo Road after neighbors raise environmental, traffic and use concerns

The Gates Town Board on June 1 tabled an incentive-zoning application from developer Luis Ribeiro for a 22-acre parcel at 2600 Buffalo Road after residents and board members pressed for more detail on environmental protections, traffic safety and allowable onsite uses.

Ian Kuchman of McMahon LaRue Engineers, speaking with Ribeiro, described the proposal as a low-impact transitional development featuring "up to 52 units of a Contractor Flexible Space for tradespeople and residents of the community," arranged in six buildings with individual 25-by-60-foot conditioned bays and restroom/shop plumbing. Kuchman and Ribeiro said only about six to seven of the 22 acres would be developed and the units are intended for small-business storage and light trade operations, not a cold self-storage facility: "It's not going to be a cold self-storage traditional space. It's truly intended for a small business owner/tradesperson," Ribeiro said.

Board members and neighbors pressed for limits on activities such as vehicle repair, on-site fabrication, and equipment cleaning near wetlands. Neighbor Robert Anderson, who said his property backs up to the parcel, asked about runoff and equipment-washing impacts, warning that "there's going be water and stuff when they spray out their equipment for cleaning" and asking "what kind of effect on the environment this could have." Ribeiro replied the operation would prohibit contaminating activities and that site rules and lease terms would be used to try to prevent improper disposal, though he acknowledged practical limits on policing private behavior.

Council members also questioned traffic and safety near the nearby 490 off-ramp. Jacob Hubert told the board Buffalo Road is "quite fast" and noted close calls at driveways near the off-ramp; the applicant said New York State DOT reviewed the location and recommended cross-access easements to reduce future curb cuts. Board members discussed possible operational-hour limits and lease restrictions; Ribeiro said he would consider operational hours (for example 7:00 a.m. to 10:00 p.m.) and said his existing site averaged roughly 15 vehicle movements per day.

Supervisor Cosmo A. Giunta explained the town’s use of Incentive Zoning — rather than a straight rezoning — so that the board can negotiate project-specific amenities and controls and avoid permanently changing the parcel’s underlying residential zoning. Giunta asked residents for suggestions on amenities or mitigations the town should seek if the board advances the application.

After public comment and line-by-line questions from council members, the board moved to table the application to allow more study and to solicit public input; the resolution to table (Resolution 100-26) passed unanimously and the item was placed on Old Business for the July 2026 Town Board meeting.

Next steps: the applicant will return for further review by town staff and the Planning Board, and the Town Board said it will continue negotiating any incentive amenities and conditions if the project proceeds.