“Best MUP Final Project” examines zoning for clean energy development

Gregory Dionne, who was presented with the award and his Master of Urban Planning degree last week at Commencement, developed his report as part of this year’s MUP capstone course, which requires students to synthesize and apply skills they learn in the program to topical advisory reports for local government partners. This year, students focused on the Town of Cheektowaga, a populous, inner-ring suburb of Buffalo whose comprehensive plan identifies goals in sustainable development and clean energy production. The course was taught by Alissa Ujie Diamond, assistant professor of urban and regional planning. Dionne also worked with Lauren Fischer, assistant professor of urban and regional planning, as advisor on his final project.

The rising planner, who earned his MUP degree while working part-time for the Town of Amherst Planning Department, zeroed in on Battery Energy Storage Systems (BESS) based on a common issue he identified in local planning: zoning codes, which regulate land use, often do not have clear rules for emerging technologies, causing confusion for landowners, developers, and residents alike.

Essentially large batteries housed within shipping-container-like storage units, BESS uses rechargeable lithium-ion batteries to store electricity from the grid – and in some cases from solar and wind sources – as fast-response and high-capacity energy backup. BESS is highly incentivized by state-level public utility commissions across the country, including in New York State, as the technology accelerates the transition to clean energy by reducing dependence on fossil-fuel plants.

“Financial incentives for BESS in New York State have increased tremendously in recent years,” says Dionne, noting that the New York State Energy Research Development Authority (NYSERDA), a public-benefit corporation promoting renewable energy across the state, saw its BESS incentives increase from $161 million in 2021 to $1.6 billion in 2025. The program is tied to New York State’s landmark Climate Leadership and Community Protection Act (CLCPA), passed in 2019 to reduce greenhouse gas emissions and transition the state to renewable energy. In support of its goal to reduce emissions to 40 percent below 1990 levels by 2030, and then to 85 percent below 1990 levels by 2050, New York State has set an ambitious target of 6 gigawatts of energy storage by 2030, second only to California’s 15 GW goal by 2032.

New York State, however, has the additional distinction as one of the nation’s most contentious in local implementation of the technology. As of early 2026, over 150 local governments across 17 U.S. states had enacted moratoriums or restrictions on BESS, with two-thirds of those comprising municipalities in New York State, according to a recent article published by Energy Storage News.

“We’re going to be hearing a lot more about BESS in the news in the coming years,” says Dionne.

The systems, which require access to existing electrical substations, range from small units for residential use, to mid-sized industrial backup systems, to multi-acre, grid-scale installations. BESS projects are typically discussed in terms of two capacity specifications – Megawatts (MW), or power output per hour, and Megawatt Hours, or total capacity of available power. Thus, a 10 MW/ 40 MWh system can provide 10 MW of output per hour for four hours before the system is depleted.  

Conflicts with the public often arise over the battery system’s potential thermal runaway and an increasing number of fire incidents across the country. Lithium-ion fires require special techniques to extinguish, raising additional safety and environmental concerns around the release of toxic fumes. Cooling fans also produce a humming noise, a nuisance and quality of life issue for nearby residential areas. Masses of unsightly battery containers an also lead to land use conflicts with residents.

“Nationwide and across New York State, most municipalities do not specifically address the regulation of BESS in their zoning codes,” says Dionne, adding that Cheektowaga came face to face with BESS late last year when a developer proposed a project for an industrial site in the town.

“This leads project petitioners to pursue different avenues for approval. The process is not ideal for developers, who face uncertainty and added permitting costs. It also forces municipalities and residents to reactively contend with a novel land use and how to assess and regulate its impacts.”

Moreover, while NYSERDA provides a zoning code framework for municipalities, New York State’s “home rule” allows cities, towns, and villages to manage local governance, resulting in varied selection of which NYSERDA guidelines to implement.

“The goal of this report is to proactively address the increasing demand for this new technology,” says Dionne. “My recommendations suggest specific zoning code amendments that will help town officials efficiently, effectively, and fairly regulate BESS in ways that are consistent with its comprehensive plan.”

Class instructor Alissa Ujie Diamond says Dionne’s project is representative of some of the MUP program’s best student work. “He homed very early in the semester on an urgent and recurring issue for practicing planners across the country: how to effectively balance the benefits of an emerging technology with protecting quality of life, environmental health, and safety for residents. The report is an impressive synthesis: of sources and outside research, his own critical thinking, and insights from our partners in Cheektowaga.”

Dionne’s proposed revisions are based on a comparative review of NYSERDA’s model law and the zoning codes of seven towns across New York State, from the Town of Tonawanda in Erie County, to the Town of Sweden in Monroe County, to the Town of Southampton on Long Island. The exhaustive analysis generated a comprehensive inventory of dozens of requirements and regulations around safety and quality of life issues, from setback distances and height limits to emergency operations planning.

Dionne focuses his recommendations on a central element of NYSERDA’s regulatory guidelines, which segment BESS into two tiers based on size – small-scale (less than 600 kWh) and large-scale (greater than 600 kWh). The chief concern, according to Dionne, is the model law’s recommendation to allow Tier 1 projects in all zoning districts, resulting in greater potential conflicts with residents.

“Since a 600 kWh BESS can be the size of a medium/large shipping container, NYSERDA’s recommendation to allow such a development in any zoning district, including single-family residential, is not appropriate for Cheektowaga,” says Dionne, adding that a single residence typically uses only about 30 kWh of electricity per day.

To create greater flexibility in the code – and increased protection for residents – Dionne proposes reducing the Tier 1 threshold and adding a tier for mid-sized projects. Specifically, Tier 1 would be lowered to less than 100 kWh (with a five-foot height limitation). A second tier would address projects between 100 kWh and 600 kWh (permitted in all districts except one- and two-family residential districts and requiring screening and a 10-foot height limitation). Tier 3, addressing projects greater than 600 kWh, has the strictest requirements, including fencing, a decommissioning plan, and ownership change notifications. Dionne also recommends establishing a setback requirement of 300 feet from residential districts, and 500 feet for predominantly low-income residential districts, which are more likely to be near zoning districts where larger-scale installments are permitted.

In addition, Dionne recommends the zoning code defer to appropriate town departments, such as fire, building, and engineering, to handle issues such as fire safety compliance planning, emergency operations planning, and erosion and stormwater management. “These elements should either be required by the appropriate departments during the site plan review process or addressed by other more appropriate sections of the town code.”

Dionne presented Cheektowaga officials with his report at the studio’s final presentation in Hayes Hall on May 1. Other student studies include reports on an “aerotropolis” and logistics hub across from the Buffalo Niagara International Airport, strategies for managing large cemeteries for ecological diversity and recreational access, and the feasibility of converting underutilized retail spaces into community health hubs.

The BESS zoning guidelines have the potential to help municipalities across the state. The Town of Amherst, for one, is currently pursuing the three-tier framework based on Dionne’s research.

Dionne says his project – and those of his classmates – are prime examples of the agency planners and local government have in improving quality of life for communities. The former digital marketing director, who also holds an MBA from UB, first got involved in local government about six years ago, when he petitioned the Town of Amherst Traffic Safety Board to do a study in his neighborhood. He soon joined the traffic board and was later asked to sit on the town’s financial advisory board.

“I was captivated by town government, understanding how it works and how I can affect the built environment right in my own neighborhood. It started to feel like my full-time job was almost a distraction from my interest in urban planning,” he says.

He enrolled in the MUP program in 2024 just as he earned a position as a part-time planner with the Town of Amherst. He says UB’s program has been “exceptional” at fostering knowledge exchange between the university and profession. “I love being able to apply what I have learned at work to school, and vice versa. The urban planning studios at UB feel a lot like a job and provide valuable practice and experience.”

Dionne hopes to take on a full-time assistant planner position with the Town of Amherst this summer, with aspirations to one day serve as the town’s Zoning Enforcement Officer.