PB Agenda Packet (full text)

WEST SENECA PLANNING BOARD 1300 Union Road, West Seneca, NY 14224 6:00 PM in the Community Center October 8, 2026 AGENDA Meeting # 2026-10 CALL TO ORDER APPROVAL OF PROOFS OF PUBLICATION APPROVAL OF MINUTES 1. Minutes of Meeting #2026-09 OLD BUSINESS NEW BUSINESS SPR2026-009 A request from Visone Enterprises Inc. for site plan approval for the property located at 2806 Seneca St. to permit the redevelopment of the existing building into a multi-unit residential development. 2026-006 A request from Home Away from Home Kennels for the property located at 1585 Orchard Park Rd to rezone to C-2(S) to permit the existing dog kennel and small expansion. ADJOURN Page 1 of 56

West Seneca Community Center Planning Board Proceedings 1300 Union Road DRAFT Minutes#2026-09 West Seneca, NY 14224 Date: September 10, 2026 Call To order • Motion to call the meeting to order at 6:00 PM was made by Margaret Bebak and seconded by Joseph Sherman, Noes: 0; Abstain: 0; Motion carried. • The Pledge of Allegiance was recited. Role Call Present: • Mark Beeler, Board Member • Joe Sherman, Board Member • Margaret Bebak, Chairperson • James Frick, Board Member • Tim Hayes, Board Member • William Wise, Board Member Absent: • Eric Sailer, Board Member (Excused) Approval of Proofs of Publication • Motion by Chairperson Margaret Bebak; seconded by James Frick Noes: 0; Abstain: 0; Motion carried. Approval of minutes • Motion to approve minutes from meeting #2026-08 by Chairperson Margaret Bebak; seconded by Timothy Hayes, Noes: 0; Abstain: 0; Motion carried. Old Businesses • None were discussed. Page 2 of 56

New Businesses SPR 2026-008: Rusty Nickel, 4350 Seneca Street, West Seneca — Site Plan Review for expansion on the right side of the building. Who spoke from the business: • Jason Havens, Civil Design Director, Waves Architecture & Engineering (Waves AE) and owner of Rusty Nickel Brewing Company. • Christopher Panaro, Lead Architectural Designer, Waves AE. Project Summary (Applicant statements): • Sustained growth and partnership with Lily Bell Meats have outgrown current production space. • Supported by a New York State expansion grant awarded 50 facilities for production area expansion. • Proposed two-story addition: o First Floor: Production-focused; streamline canning line (currently moved daily), add a small lab for quality control, install a walk-in cooler on slab-on-grade; improve safety by separating production from other operations; enable increased distribution and larger accounts. o Second Floor: Open-office and storage for management (GM, events coordinator, brewer); printers, desks, fireproof storage for records; replaces outdoor shed and former Conex box; supports bulk purchasing (glassware, toiletries). • Occupancy & Use: No increase in public occupancy; second floor strictly office, not an event space; lacks public-facing amenities like bathrooms. • Architectural Details: Glass bay doors to showcase brewing operations from street; east wall gabled roofline to match existing building; retain “log cabin vibe” with wood beam components; front elevation largely unchanged; exposed beams are wood; matching existing board-and-batten; intentional aged “old barn” look; regular washdown/pressure wash (typically every two years), with cleaning/replacement to match new installation. • Site Plan & Variances: Requires side yard setback variance (from 25 ft required to 5 ft at closest point); closest corner 5 ft from property line, extending to ~22 ft at other corner; building cuts into hill; structure acts as retaining wall, with small vegetated knee walls; additional retaining walls tentatively concrete, not full height—approx. 6 ft above grade with ~4 ft footing (total ~10 ft section); rear wall of building ~12.5 ft above grade; retention ~5 ft off building for egress/maintenance; 5.14 ft side yard provides access for condensers/compressors and vegetation maintenance; operational layout drove footprint (brew house longer than wide). • Adjacent Parcels: Rusty Nickel acquired adjacent residential parcel to the west; intent for beautification and gardens, not commercial expansion; maintain as regional asset. House parcel to the west already zoned commercial; town coordinating path forward for vacant parcel behind it; may come before board in future. • Parking: No increase in occupancy or seating; operational expansion only. Peak parking ~40 cars on weekends; daily occupancy cycles quick; ~140 people/day total; within Page 3 of 56

hourly occupancy thresholds; 46 spaces noted but shared lot causes confusion. Applicant purchased back half of property ~18 months ago to isolate operations; applicant’s half of lot replaced and restriped; exploring coordination with Ebenezer Ale House and nearby landowners for additional/adjacent parking; landlocked constraints noted. • Lighting: Night sky compliant; no light trespass; spot lighting around doors and signage only; no up/out spill; addition helps shield neighboring properties from noise/light; extensive landscaping plan likely to expand for beautification/mitigation. • Alternating Proprietorship: Meadery to use applicant’s equipment; distribution primarily via applicant’s own vehicles (pickup/van); no large trucking given low volumes and bottled/four-pack product; some product may be carried in tap room; majority wholesale offsite. • Wastewater: Effluent limited and near neutral after dilution during cleaning cycles; minimal volumes; not expected to pose downstream EOD concerns. • Fire Protection: Likely no sprinkler requirement due to small size, non-hazardous use, and not a place of assembly (per Staff/Engineer). • Water Service: Recorded pressure ~67 psi; upsizing inlet to 2 inches increases volume, not pressure; benefits include faster vessel fills and concurrent washdown without pressure drop; cost estimate ~$16–20k total (directional drill $8–10k plus backflow); upsizing preferred but considered value-engineering item; applicant spoke with ECWA (Adam Massaro); will submit when ready; ECWA addresses new tap/backflow directly. • Dumpster: Shared use near Ale House with deeded access “into perpetuity” per purchase agreement. Board Questions & Answers: • Chairperson Bebak: o Q: Regarding the view from the back garden, what will be visible? o A (Jason Haven): West side elevation of the new building, flanked by the existing pergola. o Q: What variances are you seeking? o A (Jeff Schieber): Only variance requested is for side yard building setback, reducing from 25 ft to 5 ft at closest point. • James Frick: o Q: Will adjacent parcels acquired by the applicant be rezoned commercial? o A: (Jeffrey Schieber): House parcel to the west already zoned commercial; town working with applicant on path forward for vacant parcel behind it; may return to board. o A: (Havens): Acquired parcel intended as green space for gardens and beautification, not for building. • James Frick: o Q: Material and design of additional retaining walls for building set into hillside? o A (Jason Haven): Working with structural engineer for least expensive approach; tentatively concrete; walls approx. 6 ft above grade with ~4 ft footing; ~5 ft off building for egress/maintenance; operational layout influenced footprint. • Tim Hayes: Page 4 of 56

o Q: Parking concerns and shared lot with Ebenezer Ale House; suggestion for coordination; clarification on 46 spaces and shared lot confusion. o A: (Jason Haven): Back half of property purchased and restriped; anticipating favorable changes at Ale House; exploring opportunities with Ale House/nearby landowners; acknowledges landlocked constraints. • Joseph Sherman: o Q: Manufacturing for another company (mead) and distribution logistics. o A: (Jason Haven): Alternating proprietorship; distribution via own vehicles; minimal trucking; majority wholesale offsite; some product in tap room. o Q: Wastewater handling. o A: (Jason Haven): Limited, near neutral after dilution; minimal volumes; no expected downstream concerns. o Q: Sprinkler requirement. o A: (Jeffrey Schieber): Likely not required due to size and use. • Margaret Bebak: o Q: Facade materials, condition, and maintenance schedule. o A: (Jason Haven): Match existing board-and-batten; periodic washdown/pressure wash; replace boards as needed; aged look intentional; front elevation largely unchanged; exposed beams wood. • Tim Hayes: o Q: Water pressure implications of upsizing to 2-inch inlet and ECWA submission. o A: (Jason Haven): Volume increases, pressure remains ~67 psi; faster fills and better concurrent use; cost-driven decision; seeks approval flexibility if funding allows. o A: (Jeffrey Schieber): ECWA must review new tap/backflow; applicant to submit. o A: (Jason Haven): Spoke with ECWA (Adam Massaro); no issues anticipated; will proceed when ready. • Tim Hayes: o Q: Dumpster location near Ale House. o A: (Jason Haven): Shared dumpster uses and access deeded into perpetuity per purchase agreement for both businesses to have usage. Public comments: • Chair called for residents’ questions—none. Motions and Recommendations: • Motion: Close public hearing. o Motion by: Chairperson Margaret Bebak o Seconded by: James Frick o Noes: None o Abstain: None o Motion carried • Motion: Table SPR 2026-008 pending results of variances and final submittal. o Motion by: Chairperson Margaret Bebak Page 5 of 56

o Seconded by: Timothy Hayes o Recommendation: Table the item pending ZBA variance outcome and final site plan submittal. o Noes: None o Abstain: None o Motion carried Adjourn • Motion to close the meeting at 6:47pm o Motion by: Chairperson Margaret Bebak o Seconded by: Timothy Hayes Page 6 of 56

Page 7 of 56

Page 8 of 56

Page 9 of 56

Page 10 of 56

Page 11 of 56

Page 12 of 56

Page 13 of 56

Page 14 of 56

Page 15 of 56

Page 16 of 56

Page 17 of 56

Page 18 of 56

Page 19 of 56

Page 20 of 56

Page 21 of 56

Page 22 of 56

Page 23 of 56

Page 24 of 56

Page 25 of 56

Page 26 of 56

Page 27 of 56

FENCE 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ASPHALT TO EDGE OF CONC SIDEWALK 0 BELLWOOD AVENUE Block Garage SBL NO. 134.45-5-37 ZONED: R-50 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.3 111.00' 0.2 0.2 0.3 0.4 0.1 0.0 0.0 0.0 0.0 R1AVENUE 2 H FLO SBL NO. 134.45-5-1.1 6' VINYL FENCE (SEE DETAILS) ZONED: R-50 6' VINYL FENCE (SEE DETAILS) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.210.0'0.9 0.8 0.7 0.7 0.9 0.9 0.2 0.0 0.0 0.0 0.0 GREENSPACE & SNOW STORAGE AREA VUA SETBACK = 10' R3 10.0' 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 1.818 1.3 1.1 1.1 1.3 2.0 0.4 0.0 0.0 0.0 0.0 13 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 2.4 2.5 1.4 1.2 1.2 1.5 2.5 2.3 0.0 0.0 0.0 0.0 68.57' SL1 SL1 RECREATIONAL AREA MH: 15 MH: 15 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 2.4 1.4 1.1 24.0'1.1 1.4 2.4 1.4 0.0 0.0 0.0 0.0 4.0' 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Frame Garage 0.0 0.0 0.0 0.3 1.4 1.2 0.9 0.9 1.1 1.3 0.2 0.0 0.0 0.0 0.0 H5AVENUE R 1 FLO ST SBL NO. 134.53-1-7 ZONED: C-1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.9 0.8 0.5 0.4 0.5 0.6 0.1 0.0 0.0 0.0 0.0 CONC SIDEWALK F H rameNo. 15 ouse 2.0' EXISITNG 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 71.00' 0.0 0.0 0.0 S0.0 0.0 0.0 0.3 1.1 1.0 0.6 0.3 0.3 0.3 0.1 0.0 0.0 0.0 0.0 EP ASPHALT R3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 1.9 1.3 0.8 0.4 0.3 R3 0.3 0.1 0.0 0.0 0.0 0.0 UPL AVE BIKE RACK 4.0' FENCE 0.0 0.0 0.0 0.0 0.0 0.0 0.1 2.4 2.5 1.4 1.0 0.7 0.7 0.7 0.1 0.0 0.0 0.0 0.0 SL1 MH: 15 30.0' Luminaire Schedule GREENSPACE & SNOW STORAGE AREA 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 2.4 1.4 1.1 1.1 1.2 1.5 0.1 0.0 0.0 0.0 0.0 Symbol Qty Label Arrangement Description LLF Luminaire Luminaire Total Mounting BUG Rating ? Lumens Watts Watts Height (50') WIDE 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 1.4 1.29.0' TYP 1.0 1.2 1.5 2.7 1.9 0.0 0.0 0.0 0.0 6 SL1 Single BVB2001CPS30W18T440K-HSS180 0.900 3266 30 180 15 B1-U1-G1 195.00' GREENSPACE & SNOW STORAGE AREA R3 SL1 Calculation Summary 125.00' 0.0 0.0 0.0 0.0 0.3 0.9 0.9 0.8 1.1 R3 1.5 2.8 MH: 2.0 15 0.0 0.0 0.0 0.0 UPL Label CalcType Units Avg Max Min Avg/Min Max/Min Object_2_Object_2 Illuminance Fc 0.29 2.8 0.0 N.A. N.A. BELLWOOD PROP. 0.0 0.0 0.0 0.0 0.0ELEV. 0.0 0.3 1.1 1.0 0.8 24.0' 1.0 1.3 1.8 0.1 0.0 0.0 0.0 0.0 No.2806 PARKING LOT SURFACE Illuminance Fc 1.22 2.7 0.3 4.07 9.00 CONC SIDEWALK EXISTING FOUR STORY BRICK BUILDING VUA SETBACK = 10' 0.0 0.0 LOT 0.0 SP PARKING ALT A H 0.0 0.0 0.0 0.5 1.9 1.3 1.0 0.8 1.1 1.1 0.2 0.0 0.0 0.0 0.0 HANDICAP SIGNS (SEE DETAILS) ASPHALT TO EDGE OF CONC SIDEWALK 0.0 0.0 0.0 0.0 0.0 0.1 2.4 2.5 1.4 1.0 0.9 1.1 1.2 0.4 0.0 0.0 0.0 0.0 2794 SENECA STREET S SL1 SBL NO. 134.53-1-6 MH: 15 ZONED: C-1 2820 SENECA STREET 0.0 0.0 0.0 0.0 0.0 0.0 1.8 2.3 1.4 1.1 1.0 1.3 1.9 0.9 0.0 0.0 0.0 0.0 SBL NO. 134.53-2-7.1 10.0' ZONED: C-2 CONC SIDEWALK CONC SIDEWALK 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 1.3 1.1 0.9 1.0 1.4 2.3 2.5 0.2 0.0 0.0 0.0 8.0' SL1 rame ouse F H 5.0' MH: 15 No.2794 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.6 0.5 0.5 10.0' 0.8 1.3 2.1 2.0 0.0 0.0 0.0 0.0 GREENSPACE & SNOW STORAGE AREA R3 R3 4.6' EXISTING 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.6 1.0 1.3 0.4 0.0 0.0 0.0 0.0 VUA SETBACK = 10' WATER VALVE 10.0' SIGN 8.2' EXISTING STOP W UP W 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.0'0.0 0.0 0.0 182.00' 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 0.6 0.2 0.0 0.0 0.0 0.0 ST WATER VALVE SIGN CONC SIDEWALK CONC SIDEWALK H YDRANT BELLWOOD W SENECA 0.0 0.0 0.0 0.0 WATER VALVE 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 PARKING 0.0 NO0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.1 0.0 0.0 0.0 0.0 CONCRETE CURB W 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0WATER0.0 VALVE 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 SENECA 0.0 0.0 0.0 (66' WIDE) 0.0 0.0 0.0 STREET 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ST CONCRETE CURB UPL UPL O H W UPL SIGN ROUTE16 Page 28 of 56

Page 29 of 56

PROJECT SITE Page 30 of 56

Page 31 of 56

Page 32 of 56

Page 33 of 56

Page 34 of 56

Page 35 of 56

Page 36 of 56

Page 37 of 56

Page 38 of 56

Page 39 of 56

Page 40 of 56

Page 41 of 56

Page 42 of 56

Page 43 of 56

Page 44 of 56

Page 45 of 56

Copyright 2026 Bammel Architects PC. all rights reserved. no part of this drawing may be reproduced or copied in any form by any means without the written permission of the architect. Any unauthorized alteration of or addition to this drawing/document is a violation of section 7307 of the New York State education law, article 147-architecture ISSUE SP-100 Page 46 of 56

Page 47 of 56

Page 48 of 56

Page 49 of 56

Page 50 of 56

Page 51 of 56

Page 52 of 56

Bammel Architects, P.C. 6264 West Quaker Street, Orchard Park, NY 14127 phone (716) 662-2482 fax (716) 662-2487 September 21, 2026 Town of West Seneca 1250 Union Rd West Seneca, NY 14224 Letter of Intent for: Hayley Welshans 1589 Orchard Park Rd West Seneca, NY 14224 We are submitting this letter of intent to request approval for the proposed rezoning and special permit of a 0.53-acre parcel located at 1585 Orchard Park Road, Buffalo, NY 14224 (SBL: 152.07-3-8.2). The property is currently zoned R-60A Residential where the previous owner built and operated a dog day care and kennel business. We would like to request the property to be rezoned to C-2. Hours of operation will remain the same: M 8am-12pm 3pm-6pm T 8am-12pm 3pm-6pm W 8am-12pm 3pm-6pm Th 8am-12pm 3pm-6pm F 8am-12pm 3pm-6pm Sa 8am-12pm 3pm-4pm Su 8am-10am 3pm-4pm We look forward to working with the Planning Board to complete this project in full compliance with West Seneca’s standards and zoning regulations. Thank you for your time and consideration. Sincerely, James R. Bammel, R.A. Bammel Architects, P.C. P.O. Box 634, Orchard Park, NY 14127 Page 53 of 56

Jeffrey Schieber From: ECDEP Document Submission <[email protected]> Sent: Tuesday, September 22, 2026 1:17 PM To: Jeffrey Schieber Subject: 1585 Orchard Park Rd Your GML 239 Referral for 1585 Orchard Park Rd / 152.07-3-8.2 was/were submitted on Tue, 09/22/2026 - 1:16 pm We will reply via email within 30 days (except for reports of final action) to: This submission is primarily a GML 239 Referral Address of property 1585 Orchard Park Rd SBL of property 152.07-3-8.2 Action is within 500' of existing or proposed County right of way No Action is in a County Sewer District No Project components requiring referral to ECDOH None of the above Contact Person jeffrey schieber Contact Email [email protected] Referral zr-1-form.pdf Additional File 1 letter-of-intent.pdf Additional File 2 26.127-home-away-from-home-sp-100-stamped.pdf 1 Page 54 of 56

Additional File 3 rezoning-application-filled-out.pdf Contact us at 716-858-8390 for any urgent issues. Thank you, ECDEP 2 Page 55 of 56

Page 56 of 56