"I know Hamburg has it on the dock to go up to six stories. I think that's why we made it under consideration to go to five stories for that proposed hotel."
Orchard Park Town Supervisor Joseph Liberti said that to WGRZ in mid-October. He was explaining why the town's proposed Gateway Mixed-Use zone would allow buildings up to 60 feet near Highmark Stadium. If you've driven past the rezoning signs at Abbott and Big Tree this fall, that quote explains a lot about them. The height up for debate in Orchard Park was picked with the town across Southwestern Boulevard in mind.
The Town Board tabled the vote after a crowded public hearing on Oct. 7. Liberti told WKBW a vote could come as early as November. That means the next few weeks decide how tall the stadium's neighbors can get on the Orchard Park side.
Both Towns Drew the Same Inner Circle
Close to the stadium, the two towns have landed on matching rules. In December 2025, the Orchard Park Town Board unanimously approved its Stadium Mixed-Use zone, or SMU. It covers land within 1,000 feet of the stadium and generally caps buildings at 35 feet, about two and a half stories. WGRZ reported that the 1,000-foot radius comes from NFL security requirements.
Hamburg's posted draft of its stadium district uses the same 35-foot maximum within 1,000 feet of the stadium. So within roughly a fifth of a mile in any direction, the skyline stays low no matter which town a parcel sits in. The disagreement is about the next ring out.
The Outer Ring, Side by Side
On Aug. 10, 2026, Hamburg adopted its SIA, or Stadium Impact Area District. The town also attached a Bills Stadium Economic Impact Area Plan to its comprehensive plan, according to the Sept. 14 Hamburg Town Board minutes. Orchard Park is still debating its version. Here is how the rules compare, based on the figures in public documents and local reporting:
| Area | Status as of late October 2026 | Height allowed |
|---|---|---|
| Orchard Park SMU, within 1,000 ft of stadium | Approved December 2025 | Generally 35 ft |
| Orchard Park proposed GMU, parts of Abbott, Big Tree and Southwestern | Hearing held Oct. 7, vote tabled | Up to 60 ft, about five stories |
| Hamburg SIA, within 1,000 ft of stadium | Adopted Aug. 10, 2026 | 35 ft max in posted draft |
| Hamburg SIA, Tier 1 and Tier 2 streets | Adopted Aug. 10, 2026 | Hotels up to six stories or 70 ft, other uses up to four stories or 55 ft, per posted draft |
| Hamburg SIA, Tier 3 streets | Adopted Aug. 10, 2026 | Three stories, per posted draft |
Hamburg's heights in this table come from the draft zoning text the town posted. The draft lists hotels, restaurants and bars, retail, entertainment, offices, housing, and parks or plazas among the allowable uses, all subject to approvals.
The extra height in both towns is mainly meant for hotels. Liberti tied the five-story figure to "that proposed hotel." Hamburg allows six stories for hotels on its main streets and holds other uses to four. Orchard Park's proposal would stop one story below Hamburg's hotel limit. It would also extend higher buildings along Southwestern, around Abbott Road, and near Milestrip and Southwestern, according to Liberti's description to WGRZ.
Hamburg Has the Rules, but Its Biggest Site Isn't Ready
Hamburg finished its zoning first, but its largest parcel isn't available yet. The rezoning covers the former ECC South Campus, which WGRZ described as a 105-acre site, along with areas farther west on Southwestern Boulevard and on McKinley Parkway.
On Oct. 8, Erie County Executive Mark Poloncarz told WKBW that the county still owns the campus. He said it cannot begin transferring or selling the property until the college has completely moved out, which he estimated could take "a couple of months or so." He also said the county is considering keeping ownership through the Buffalo and Erie County Industrial Land Development Corporation instead of selling the whole site to one buyer. "It probably doesn't make sense to offer for sale to one party," he said. He named housing, restaurants and hotels as possible uses.
For now, the campus is game-day parking. The Bills' game-day page lists the former ECC South Campus as extra fan parking, reached from Southwestern Boulevard or Big Tree Road, with no advance permit required.
Orchard Park Has a Corner for Sale but No Final Rules
Orchard Park is in the opposite position. The rules aren't settled, but key land at Abbott and Big Tree is already on the market. Danny's South sits right at that intersection, and WKBW called it part of Orchard Park's game-day tradition for nearly three decades. WKBW reported a $5.7 million asking price when it was listed in July 2026. WGRZ's mid-October report gave the price as $5.9 million.
Owner Mark Ebeling told WGRZ he can see the stadium from his patio. His family counted the walk at 870 steps to the new stadium, and he said he once had hotel plans drawn up for the site. Liberti called the intersection "a great, great spot for a hotel." He also said there is no done deal.
The same corner has other activity. WGRZ reported a gas station and convenience store going up there, and a 1.1-acre former hair salon property listed at $1.49 million. Anything new built on these lots could fall under whatever the board decides in November. That makes Abbott and Big Tree the clearest early test of the GMU vote.
What Residents Told the Board on Oct. 7
According to WKBW, most people who spoke at the hearing opposed the changes. They raised building heights, traffic, effects on nearby homes, and the character of the community. WIVB reported that one speaker questioned why Sheldon Road, which he called a residential street with a middle school on it, was included in the mixed-use zone. Another speaker worried that a restaurant behind their house could mean late-night noise after night games. WGRZ said the strongest opposition came from the Sheldon Road neighborhood, north of the stadium off Abbott Road.
Liberti told WKBW the board tabled the vote because it is taking those comments seriously, "particularly those involving building heights and neighborhood character." The town has posted GMU supporting documents online. The earlier SMU draft use tables, height rules and map are on the town's SMU rezoning page. Orchard Park's comprehensive plan, adopted in August 2026, says it should guide decisions on zoning changes. It also directs growth toward areas that are already developed, through reinvestment and mixed-use destinations.
The Other Two Sites on the Map This Winter
Two more pieces of land near the stadium will shape what the area looks like, and neither has a final plan.
The old stadium. A Sept. 17 Democrat and Chronicle report said the old stadium is being taken apart piece by piece. Demolition and site preparation, including filling the footprint to grade, are scheduled through March 2027. No final use had been announced. Mixed-use development remained a possibility, and the Bills' administration and training facility is staying.
RV lots. The town has started enforcing an existing code that allows no more than two RVs on a property and limits stays to 48 hours in a week. WGRZ reported this after a private lot at Abbott Road and Fay Street received notice. Liberti said the town had no intention of shutting down private lots. WIVB reported that the board has pushed any decision on changing the RV-lot rules to 2027.
The November Dates
The town's events calendar lists Town Board events on two November evenings. Liberti has said the board expects to take up the higher height limits at one of its November meetings, and that public input is welcome until then.
- Wednesday, Nov. 4, 6 to 8 p.m. Town Board event on the calendar.
- Wednesday, Nov. 18, 6 to 8 p.m. Town Board event on the calendar.
- Through March 2027. Demolition and grading at the old stadium site are scheduled to continue.
- 2027. The board has deferred any changes to the RV-lot rules until then.
The calendar doesn't say which meeting will include the GMU vote. Check the posted agenda before either date.
This post is general information about proposed and adopted zoning, not legal advice. If you're asking what a rule means for a specific property, confirm it with the town or a land-use attorney.
If you live near Abbott, Big Tree, Southwestern or Sheldon Road and want to understand how the November vote could affect what gets built near your home, Benjamin Domagala follows these Orchard Park decisions closely and is happy to talk through what's on the table. Let's connect.
