Planning commission approves Heritage Hub economic development plan, sends it to council
June 04, 2026 | Pendleton, Niagara County, New York
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The town planning commission voted to approve Resolution 2026‑01, moving forward the Heritage Hub economic development plan for a 12‑acre commercial subdivision proposed by PRAA LLC.
Denise, planning staff, told the commission the site is zoned general business and will be subdivided into five lots served by a private drive and utilities; lot 4 on the southeast is the site of the first planned hotel, a four‑story Fairfield by Marriott with about 97 rooms and roughly 54,000 square feet. The developer has proposed retail, medical office and restaurant uses on the three northern outlots and two hotel sites on the south end.
Denise explained the financing structure is a developer‑backed bond in which the town would pledge tax increment revenues from the allocation area to support bond repayment while the developer is responsible for the bonds. Staff described the negotiated TIFF/TIF splits as evolving during negotiations: an initial 80/20 developer/town split was revised so the town would receive 100% of tax revenues on the three northern outlots while the hotel sites moved to a 70/30 developer/town split; a minimum taxpayer agreement and $367,000 in trail improvements to the Falls Point park district were also added to the package.
When asked about the financial projections, staff said REI Financial presented an analysis to the redevelopment commission showing an illustrative projection of about $3.5 million in incremental tax revenue over 25 years if the site is fully built out. A town staff response to public concern framed the TIFF mechanism as a way to fund community infrastructure, including past downtown revitalization projects.
A resident asked whether a formal impact study on downtown businesses had been completed; staff said no formal downtown impact study was performed for this proposal, though consultants had reviewed market conditions and the planning department intends to continue downtown revitalization planning.
Commissioner Carol moved to approve Resolution 2026‑01 adopting the economic development plan as recommended by the redevelopment commission. The motion was seconded (speaker not named in the record). The chair called for a voice vote; those in favor said “aye” and the chair declared the resolution passed. The plan will next go to town council and then to the economic development commission for financial documents and bond‑related review before final council action.
No roll‑call vote or numerical tally was recorded in the meeting minutes or on the record; staff said subsequent bodies will review financial agreements and the bond ordinance as part of later steps.
Denise, planning staff, told the commission the site is zoned general business and will be subdivided into five lots served by a private drive and utilities; lot 4 on the southeast is the site of the first planned hotel, a four‑story Fairfield by Marriott with about 97 rooms and roughly 54,000 square feet. The developer has proposed retail, medical office and restaurant uses on the three northern outlots and two hotel sites on the south end.
Denise explained the financing structure is a developer‑backed bond in which the town would pledge tax increment revenues from the allocation area to support bond repayment while the developer is responsible for the bonds. Staff described the negotiated TIFF/TIF splits as evolving during negotiations: an initial 80/20 developer/town split was revised so the town would receive 100% of tax revenues on the three northern outlots while the hotel sites moved to a 70/30 developer/town split; a minimum taxpayer agreement and $367,000 in trail improvements to the Falls Point park district were also added to the package.
When asked about the financial projections, staff said REI Financial presented an analysis to the redevelopment commission showing an illustrative projection of about $3.5 million in incremental tax revenue over 25 years if the site is fully built out. A town staff response to public concern framed the TIFF mechanism as a way to fund community infrastructure, including past downtown revitalization projects.
A resident asked whether a formal impact study on downtown businesses had been completed; staff said no formal downtown impact study was performed for this proposal, though consultants had reviewed market conditions and the planning department intends to continue downtown revitalization planning.
Commissioner Carol moved to approve Resolution 2026‑01 adopting the economic development plan as recommended by the redevelopment commission. The motion was seconded (speaker not named in the record). The chair called for a voice vote; those in favor said “aye” and the chair declared the resolution passed. The plan will next go to town council and then to the economic development commission for financial documents and bond‑related review before final council action.
No roll‑call vote or numerical tally was recorded in the meeting minutes or on the record; staff said subsequent bodies will review financial agreements and the bond ordinance as part of later steps.
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