Frequently Asked Questions
General
What is the purpose of the Plan?
The purpose of the Orchard Park Stadium Area Comprehensive Development Plan is to develop a Master Plan for future development in the area around the new Bills Stadium, which is largest investment in Western New York’s history. The Plan will provide direction for updates to the Town of Orchard Park’s zoning, development, and design regulations to ensure development around the stadium benefits Town residents, businesses, property owners, and stakeholders in the area. The Plan will not only focus on enhancing the visitor experience near the stadium during events, but more importantly it will also address year-round uses and amenities that benefit the Town of Orchard Park.
The Town has engaged LaBella Associates to complete the Plan, and they are currently evaluating existing conditions and meeting with stakeholders to understand issues and opportunities in the Plan area. An Open House, scheduled for February 27, 2025, will elicit community preferences for future development in the area to complement stakeholder input and findings from the existing conditions.
Who is funding and managing this Plan?
The Plan is funded by an Empire State Development grant and the Town of Orchard Park. The Plan is being managed by the Town of Orchard Park, and led by LaBella Associates, a local design and Planning firm. A local steering committee has also been established to provide feedback and direction to the consultant team.
What is the timeline for the completion of the Plan?
The project kicked off in December 2024 and is expected to be completed by late spring or early summer. Updates will be shared with the public throughout the process.
I was unable to attend the February 27, 2025, Public Open House. How can I provide feedback and comments?
Click here for a survey that contains the Public Open House materials with opportunities for comments. This survey is open until March 14, 2025.
Land Use & Zoning
How is this Plan related to the recently zoning updates for the area adopted by the Town?
The consultant team has reviewed recent zoning updates and will determine if they need to be updated or replaced based on the master Plan, as well as community input, stakeholder feedback, market feasibility, and the area’s infrastructure capacity.
Will there be rezoning or land use changes to accommodate new development?
Rezoning and other development regulations may be considered to support new businesses, entertainment venues, and infrastructure improvements, while ensuring alignment with the community’s vision and goals.
How will the Plan ensure compatibility between the stadium and neighboring residential areas?
The Plan will incorporate strategies to buffer residential areas from potential impacts, such as noise, traffic, and visual disruptions, while encouraging compatible uses like green spaces and mixed-use development.
Infrastructure & Transportation
How will the Plan address traffic congestion and parking needs on game days?
The Plan will conduct an evaluation of traffic patterns and parking demand around the Buffalo Bills stadium, focusing on game-day impacts. Potential solutions such as improved roadways, enhanced parking facilities, better traffic management strategies, and transportation alternatives like public transit, pedestrian access, and car-sharing will be explored as part of the project. While specific solutions will be developed as the Plan progresses, the goal is to identify opportunities that balance community needs with event-related activities.
Will pedestrian and bicycle infrastructure around the stadium be improved?
The Plan will explore ways to enhance pedestrian and bicycle infrastructure to ensure safer, more accessible routes for non-motorized transportation.
Environmental considerations
How will the Plan address environmental impacts, including stormwater management and noise pollution?
The Plan will consider measures to mitigate environmental impacts in the area. A required State Environmental Quality Review Act (SEQRA) form will also be prepared for any proposed zoning changes or development regulations for the Town Board to consider before adopting any ordinances.
Are there plans to preserve green spaces or create new ones?
The Plan will assess opportunities to preserve existing green spaces and incorporate new ones, promoting recreation and enhancing community livability.
economic & community impacts
How will the Plan address neighborhood concerns about new development?
The Town and the LaBella team would like to hear neighbor concerns at the Open House sessions that will be held during the project. A project website, www.opstadiummasterplan.com will also provide opportunities for input from the neighborhood. Input received from neighbors will be considered and feasible suggestions will be integrated into the master Plan and updates to town regulations for the area.
What types of new businesses or developments are expected around the stadium?
Venue Strategies, an economic development consulting firm, is part of the LaBella team. Venue Strategies will evaluate opportunities for mixed-use developments, entertainment venues, restaurants, residential, retail stores, and other uses to create a dynamic and vibrant district.
How will the Plan ensure that economic benefits extend to local residents and businesses?
The Plan will prioritize policies that support small business development, and economic growth to benefit the community.
How will the Plan ensure that development around the stadium supports long-term growth and livability for the community?
The Plan will focus on strategies to support growth and livability around the Buffalo Bills stadium by encouraging long-term economic development, diversifying land uses, and creating opportunities for local businesses. It will explore ways to integrate mixed-use neighborhoods, improve infrastructure, and enhance public spaces to foster a vibrant community that attracts residents, visitors, and investment.
What is happening with the Erie Community College SUNY (ECC) South site?
The future of the ECC South Campus site remains under discussion as it moves through procedural steps toward a potential auction. The site offers notable development potential, though its ultimate use will depend on the outcome of the sale. A parallel Plan sponsored by the Town of Hamburg will explore potential new uses applicable at the ECC campus, should the property become available.
I heard the Town of Hamburg is also doing a stadium area Plan? Do these projects align/collaborate?
The Orchard Park and Hamburg Plans are separate projects, each addressing distinct opportunities and challenges in their respective areas around the Buffalo Bills stadium. While independently managed, the projects are coordinated to ensure alignment on key themes such as economic development, infrastructure, and land use Planning. Both aim to develop strategies that complement each other, recognizing the shared potential for growth and revitalization in the areas surrounding the stadium. Materials for both projects will be shared at their respective public meetings and through a range of outreach strategies.
How will the Plan address the economic impact of the new stadium on the surrounding area?
The Plan will assess the stadium's potential economic impact, focusing on viable new uses, job creation, increased tax revenue, and spending patterns linked to these uses. It will also propose strategies to maximize these benefits for existing residents.
What kind of development will we be seeing in the future and who will be developing the area?
This is a comprehensive Plan to provide the conceptual vision for future development in the area. The Plan will provide property owners, developers, and the Town with a framework for future development and provide the basis for proposed zoning and development updates that are included as part of the scope of the Plan.
I understand there are other communities in the U.S. that have taken advantage of new stadiums with innovative districts, will the Plan consider those as a model?
Yes – the Plan will include a series of case studies of communities that have recently created a variety of districts around stadiums that include amenities, mixed-use development, and other features that may be applicable to Orchard Park.
public involvement
How can residents and stakeholders provide input during the Plan process?
Residents and stakeholders will have opportunities to provide feedback through various community engagement methods, including direct interviews and open houses. A project website (https://www.opstadiummasterPlan.com/) is available for updates and to facilitate the submission of comments and questions directly to the project team. The first open house is scheduled for February 27th, from 4:30-7:00 pm, at the Orchard Park Community Activity Center, located at 4600 California Rd, Orchard Park, NY 14127. A second Open House will be held in the spring to outline draft concepts and recommendations.