Executive Summary

Development Pipeline

Industrial Projects

Entitlement Risk

Approval Patterns

• Strategic Industrial Expansions: Projects that expand existing footprints with minimal environmental footprint, such as Aaka Milk’s silo additions, move quickly despite substantial height (89 feet) .
• Public Interest Waivers: The town board is willing to waive certain town code planning procedures (e.g., site plan and SEQR reviews by specific boards) for projects deemed to have a high balancing of public interest, such as Town Hall additions .

Denial Patterns

• Unregulated Emerging Tech: Large-scale battery storage is currently facing a "pause" via moratorium as the city and fire officials express significant concern over hazmat cleanup and aquifer contamination .
• Operational Complaints: Historical nuisance issues (odor, dust) continue to trigger lengthy SEQR Positive Declarations for existing industrial rebuilds .

Zoning Risk

• Establishment of P5 District: The creation of the P5 Planned Development District (for sites 5+ acres) is a major policy shift intended to allow flexible use including indoor storage, residential, and commercial in areas previously zoned R1 or C2 .
• Commercial Consolidation: Rezoning of Evans Street from C2 to C3 Central Commercial is intended to prevent ground-floor residential use and integrate properties into the Business Improvement District .

Political Risk

• Infrastructure Leverage: The city is leveraging massive grant awards—$10 million for a 1.5 million-gallon water tank and $12 million for wastewater upgrades—to mitigate the high costs of industrial growth for local taxpayers .
• Charter Deadlines: The council faces strict city charter constraints regarding budget adoption, leading to friction when members suggest delaying for more public input .

Community Risk

• BESS Safety Concerns: Residents are actively citing legislative updates and safety articles to push back against battery storage facilities, fearing a loss of local zoning control .
• Equity in Amenities: Community members have expressed frustration over perceived favoritism in park funding, specifically comparing the grant-funded upgrades at Austin Park to the lack of attention at Williams Park .

Procedural Risk

• Lead Agency Intent: Designation of external agencies, such as the New York State Thruway Authority, for large-scale radio system upgrades requires formal SEQR consent from the city .
• Moratorium Extensions: The city is currently utilizing six-month moratoriums to study BESS and short-term rentals, delaying any new applications in these sectors .

Key Stakeholders

Council Voting Patterns

• Reserves and Borrowing: The council shows consensus in using reserves (e.g., DPW and facility reserves) for equipment and revitalization projects while authorizing short-term borrowing to bridge grant funding gaps .
• Uniformity on Revitalization: Votes to refer projects to the Planning and Development Committee (PDC) for the new P5 district are generally consensus-based once aligned with the Comprehensive Plan .

Key Officials & Positions

• Fire Chief: Expresses critical safety concerns regarding battery storage hazmat risks, heavily influencing the current BESS moratorium .
• Tom Selves (DPW Director): Leading major equipment procurement and infrastructure initiatives, including sidewalk snow clearing and wastewater upgrades .
• Congresswoman Claudia Tenney: Instrumental in securing $10 million in federal community project funding for critical water infrastructure in Genesee County .

Active Developers & Consultants

• Aaka Milk Products LLC: Proactively expanding existing dairy processing capacity .
• Sylvester Architects: Handling re-applications for hotel expansions on Park Road .
• ALS: Awarded a two-year contract for critical water and wastewater lab services .

Analysis & Strategic Insights

Industrial Pipeline Momentum

The momentum for industrial growth is strong, particularly for facilities that can tie into the city's upgraded water and wastewater systems. The $22 million grant pipeline provides a unique window for heavy water users (e.g., food processing, cold storage) to secure capacity. The adoption of the P5 district also creates an easier path for developers targeting 5+ acre sites for high-density mixed-use or modern storage.

Probability of Approval

• Data Centers/Cold Storage: High, provided they utilize the new infrastructure and do not trigger "nuisance" alarms .
• Storage/Senior Housing: High probability under the new P5 zoning, as these are seen as "revitalization" of neglected parcels .
• BESS Projects: Very Low in the near term (6 months+) due to the active moratorium and fire safety concerns .

Strategic Recommendations

• P5 District Alignment: Developers with sites over 5 acres should petition for P5 rezoning early, emphasizing the inclusion of community-favored retail or residential components .
• Infrastructure Cost-Sharing: Use the recently awarded $3.1M Pearl Street grant and other wastewater funds as a basis for negotiating reduced Host Community Agreements or infrastructure buy-ins .
• Engagement on BESS: Any renewable energy developer must engage directly with the Fire Chief to address aquifer protection and hazmat response before the moratorium expires .

Near-term Watch Items

• Public Hearings: Finalization of the 2026-27 budget and new water rates .
• Zoning Referrals: The Planning and Development Committee’s (PDC) report on the armory site rezoning (235 State Street) is the next indicator of P5 implementation .
• Survey Feedback: The results of the town's upcoming community feedback survey regarding the use of solar host money .