**CLAY** – A proposed credit union expansion and a major warehouse subdivision took center stage as the Town of Clay Planning Board convened for a busy session on October 22, addressing developments that will shape the town’s commercial corridors. The meeting, led by Deputy Chair Michelle Borton, saw the board grant final approval for a residential subdivision while continuing to scrutinize site plans for commercial projects along Route 31 and Henry Clay Boulevard. **Red Barn Development Gets Green Light** In a unanimous decision, the board approved the final plat for the "Red Barn Extension (3)" located off Buckley Road. Presented by Tim Coyer of Ianuzi & Romans, the proposal involves an 8.6-acre parcel that will be developed into 17 residential single-family homes. The approval moves based on a map dated September 17, 2024, and is conditioned upon the applicant meeting all legal and engineering requirements set by the Town of Clay. **New Credit Union for Route 31** The board moved to recommend a special permit for a new Northern Credit Union branch at 3584 State Route 31 (Kimbrook Plaza). The proposal, brought forward by Jim Ballantyne of Napierala Consulting, outlines a 3,100-square-foot facility featuring a drive-thru and an internal ring road. While the board voted 5-0 to recommend the special permit to the Town Board, the actual site plan review was extended to November 19 to allow for final refinements. Board members utilized the delay to request specific technical clarifications. Deputy Chair Borton asked that previously granted variances—specifically for building setbacks received on August 11, 2025—be clearly noted on the plan with dates and case numbers. Additionally, the board requested that the building height to the peak be detailed on architectural drawings. Members also expressed concern regarding the landscaping buffer along the southern property line. Board Member Jim Palumbo questioned the width of the drive aisle, currently set at 30 feet, suggesting a reduction to 24 feet to prevent damage to proposed Bradford Pear trees from vehicle traffic or snow storage. **Warehouse Complex Subdivision** Significant changes are in store for the warehouse facility at 7245 Henry Clay Blvd. The board reviewed an amended site plan presented by Alex Samoray of Keplinger Freeman Associates on behalf of Ironhorn Enterprises. The proposal seeks to subdivide the existing southern facility into three separate spaces to accommodate three tenants. This expansion requires increasing the paved area, updating stormwater management facilities, and adding landscaping. A key point of discussion was the management of on-site wetlands. Samoray noted that the project aims to keep wetland encroachment to half an acre, and jurisdictional determinations have been made by the Army Corps of Engineers. Deputy Chair Borton emphasized that the board would need to see documentation regarding wetland permits before moving forward. The board also requested written clarification regarding a shared water service arrangement with OCWA to ensure the service line is not improperly subdivided. This case was adjourned to November 19. **Traffic Concerns Delay Mirabito Review** The most extensive discussion of the evening concerned the Mirabito Shopping Center proposed for 5566 State Route 31. Matt Napierala of Napierala Consulting returned with responses to comments from a previous September meeting, addressing issues ranging from neighborhood buffers to EV chargers. However, progress stalled regarding the site's traffic circulation. The 9.57-acre site is split between commercial (HC-1) and residential (R-7.5) zones. To protect the neighboring residential area, which serves as a stormwater facility for the Lawton Valley development, the applicant proposed a landscape buffer of Norway spruces and a 6-foot stockade fence. Despite these buffers, Deputy Chair Borton raised concerns about "too many circulation conflicts," specifically regarding the egress exit from the proposed Dunkin’ Donuts drive-thru. Borton suggested moving fuel pumps 30 feet to the west to create better separation for the drive-thru exit lane—a suggestion previously made by Chairperson Russ Mitchell. Napierala agreed to revisit the traffic flow. The board also requested written confirmation from both the Clay and Cicero highway departments that they have no concerns regarding the project, particularly in light of Lawton Road being scheduled for repaving in 2026. **Other Business** Several other items were on the agenda: * **Seneca Savings:** The site plan for a new branch at 5332 State Route 31 was adjourned to November 19 following the removal of a dumpster from the plans and the filing of an easement agreement. * **Amerco Real Estate:** The applicant withdrew the amended site plan for 8015 Oswego Road. * **Emerald Lawn Care:** The applicant requested an adjournment for the site plan at 4663 Wetzel Road, pushing the review to November 19. The next regular meeting of the Clay Planning Board is scheduled for November 19, 2025.