Executive Summary

Development Pipeline

Industrial & Storage Projects

Entitlement Risk

Approval Patterns

• Small-Scale Precedence: Approvals are most frequent for projects that replace existing non-conforming outdoor storage with enclosed structures .
• Reduction Modifications: The Planning Board is willing to approve minor site plan amendments quickly if they involve a reduction in square footage or the retention of existing local businesses .
• Standard Conditions: Approvals typically include mandates for dark sky compliant lighting , specific landscaping buffers , and 8-foot privacy fences when adjacent to residential zones .

Denial Patterns

• Prohibited Waterfront Uses: The board maintains a strict interpretation of the "public mini-storage" definition, using it to block rental storage expansions in the waterfront area where such use is prohibited .
• Prohibited Frontage: Public mini-storage is explicitly barred from lots fronting Southwestern Boulevard and Camp Road .

Zoning Risk

• Moratorium Impact: A six-month moratorium is currently in place for all rezoning requests to NC (Neighborhood Commercial) and R3 (Multi-family) classifications .
• Code Overhaul: The town is undergoing a total overhaul of the zoning code, specifically targeting site plan and subdivision review processes to address "illegal" county filings and outdated engineering standards .

Political Risk

• Labor Sentiment: Recent debates over the New York State Certified Worker Training Program (NYSCATP) indicate an ideological split on council regarding whether to mandate or merely "consider" apprenticeship programs for large contracts .
• De-industrialization Policy: There is a clear policy shift toward de-industrializing the waterfront in accordance with the Comprehensive Plan .

Community Risk

• Proximity Friction: Industrial-adjacent uses like event centers or multi-story storage face heavy scrutiny regarding noise and "community character" if located near residential bedrooms .
• Traffic Skepticism: While developers argue industrial/storage traffic is lower than commercial alternatives, the board remains sensitive to the net increase in trips on narrow corridors like Riley Boulevard .

Procedural Risk

• ZBA Dependency: The Planning Board frequently defers or tables site plans until applicants successfully secure use or area variances from the Zoning Board of Appeals .
• Environmental Sequencing: For projects requiring an Environmental Impact Statement (EIS), the board requires rigid adherence to scoping documents before accepting a Draft EIS as complete .

Key Stakeholders

Council Voting Patterns

• Majority Bloc: Generally supports "best value" resolutions over strict local laws for labor, favoring business flexibility .
• Skeptics: Board member Cynthia Grogg has expressed consistent concern regarding building heights and impacts on community character .

Key Officials & Positions

• Josh Rogers & Bill (Planning Staff): Driving the zoning code overhaul; focused on codifying the "sketch plan" process to be optional but standardized .
• Town Board: Acts as the lead agency for SEQRA on major rezoning requests .
• Erie County Sewer/Highway: Critical approval gatekeepers for downstream capacity and driveway realignments .

Active Developers & Consultants

• Chris Wood (Caramine Wood Design): Frequent representative for storage and mixed-use developers; involved in Briarwood PUD and Jaworski storage .
• Park Grove Realty: Active in the Riley Boulevard corridor .
• Turner Construction: Manages major municipal and capital project bidding .

Analysis & Strategic Insights

Pipeline Momentum vs. Entitlement Friction

Industrial momentum is currently restricted to storage and logistics infill. While demand for self-storage remains high, the board is effectively steering these projects away from the waterfront and main commercial corridors through strict zoning enforcement . The "bull barn" concept (private storage on merged lots) represents a successful workaround for securing rezonings in agricultural-residential areas .

Probability of Approval

• High: Small-scale (under 3,000 SF) private storage for existing local businesses .
• Moderate: Rezonings to C2 for private storage, provided they are outside the current NC/R3 moratorium .
• Low: Any project categorized as "public mini-storage" in the waterfront zone or on Southwestern/Camp Road frontages .

Strategic Recommendations

• Pre-emptive Site Plan Waivers: For accessory structures, utilize the town's site plan waiver law for structures under a certain size to avoid the full Planning Board hearing process, though staff input is still required .
• ZBA-First Sequencing: Applicants should prioritize securing ZBA variances before seeking final site plan direction, as the Planning Board will defer until the ZBA has ruled .
• Environmental Consistency: For sites previously rezoned, leverage "consistency determinations" with prior SEQR findings to avoid the time and expense of a full new environmental review .

Near-Term Watch Items

• Zoning Code Updates: Finalization of the "Total Overhaul" will likely change submission requirements for all industrial site plans .
• Phase 4 Capital Bids: Major trades contracts for general, electrical, and site work are being awarded through 2026, signaling active construction capacity in the local market .