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Consultant outlines zoning and design plan to reshape Orchard Park stadium area
Summary
Lavelle Associates presented a stadium-area master plan recommending mixed-use zoning, design standards and pedestrian improvements around the new stadium, with a proposed public hearing calendar targeting an October adoption if the board proceeds as scheduled.
Ed Flynn, director of planning at Lavelle Associates, presented the Orchard Park stadium‑area comprehensive development study and zoning recommendations to the town board during Wednesday’s work session. Flynn said the study — completed over six months with two public open houses and multiple stakeholder meetings — aims to encourage mixed‑use development, improve walkability and create an identifiable stadium district around the new Buffalo Bills stadium.
"We wanted to create a vision for development in that area," Flynn said, describing an analysis that included case studies, a minor infrastructure assessment and a future land‑use map. Flynn said the study assumes a roughly $2,000,000,000 stadium investment and recommended a stadium mixed‑use zone, design standards for building facades and site design, and options to reduce surface parking in favor of shared structured parking.
Flynn walked the board through proposed permitted uses, special exceptions (including multifamily dwellings and outdoor entertainment), and bulk standards; he noted the stadium mixed‑use zone currently includes a 35‑foot height limit and that a separate gateway mixed‑use zone could allow heights up to 60 feet depending on use. Flynn also described draft standards to discourage front‑yard parking and require higher‑quality exterior materials and landscaping.
Board members asked for additional time to review the packet and for follow‑up briefings on specific topics such as the proposed high‑density residential designation. Flynn said staff will revise maps based on tonight’s comments and that the town could schedule a public hearing: materials would be sent to the clerk for possible scheduling at the Sept. 3 meeting, with an anticipated public hearing on Oct. 1 and potential adoption on Oct. 15.
The presentation emphasized public outreach: Flynn said the team held two open houses (about 200 attendees at the first and roughly 100 at the second) and met with 27 stakeholders and about 15 organizations. He recommended pursuing funding mechanisms for public‑realm improvements, traffic calming on Abbott Road, and a cohesive branding/streetscape for the stadium district.
Next steps identified by Flynn included edits after tonight’s comments, consultation with the planning board, and additional board briefings on technical issues. "If you have any questions between now and any other meeting, feel free to call us," Flynn said, offering the consultant team’s availability for further meetings.
