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WEST SENECA COURT ROOM DRAFT TOWN BOARD PROCEEDINGS 1250 Union Road Minutes - Meeting # 2026-08 West Seneca, NY 14224 April 27, 2026 Motion by Supervisor Dickson, seconded by Councilmember Robertson, to open the public hearing at 6:53 P.M. Ayes: 4 Noes: 0 Abstain: 0 Motion Carried Attorney Sean Hopkins and Project Engineer Chris Wood appeared on behalf of the applicant, Harbro Properties, LLC, and provided the following information: - Project presented at two previous public hearings, November 25, 2025, and February 9, 2026 - New information: Property location is 1245 Seneca Creek Road, proposing to disturb 4 acres of the 18.3 acres - Property is unique, existing banquet facility - Zoned R-90 and are proposing to amend 12.8 acres to R-60A to accommodate the proposed expansion of the parking lot and construction of onsite hotels, with a maximum of 40-units - Phase 1 would be 24-units and Phase 2 would be 16-units - The applicant acquired the property in the fall of 2022 - Compared the original plan to the updated proposals and stated the Planning Board recommended approval of the rezoning at the October 9, 2025, meeting - Referred to the updated landscape plan noting the plan has been enhanced for screening for the nearby property owner - Site plan approval from the Planning Board will be required with a fully designed landscape plan - Submitted an updated Part 1 of the Full Environmental Assessment Form on February 18, 2026 - Referred to the plan updated as of February 4, 2026, noting the buffer of property that will not be rezoned - Set back of Phase 2 300' from the zoning line, 450' from the west, and to the east is even greater - Modification of Phase 1 from 5 buildings to 3 buildings, Phase 2 buildings have been somewhat modified and would be built if Phase 1 is successful - Changes requested: remove fire pits, add green space, increase the building setbacks from Seneca Creek Road, add a stormwater management area - noting the applicant must comply with the NYSDEC's stormwater quality and quantity standards, add a laundry room - added in building no. 2 - Landscaping was enhanced and anticipate losing only one tree - Renderings of the building were displayed, noting the cost of the project would be several million dollars - Housing to be available to outside visitors - There is a shortage of lodging in the West Seneca area - This type of amenity is becoming more prevalent and ensures the long-term economic success of this facility - All necessary permits, inspections, and code requirements will be met - R-60A zoning classification does allow for this type of facility, noting the request for alcohol service was removed - Some believe this would be spot zoning and stated this is not the case for reasons including: the Town Board has within their discretion to determine the suitability of any rezoning classification on any particular site, this is a unique property and this proposal is enhancing the existing use, it is residential in nature despite the commercial use - The applicant is open to input for potential conditions - Presented the rules and regulations and confirmed fire pits have been removed from the proposal - New information: one reason the public hearing was left open for continuation is the fact the town 2 Page 6 of 280