ZONE CHANGE (PH) - Town Board Case # 1251 - THE RESERVE at CLAY:
A public hearing to consider Town Board Case #1251: THE RESERVE AT CLAY for
a Zone Change from RA-100 Residential Agricultural District to R-7.5 One-Family
Residential to allow for fut…
ArticlePlanning Board2026-06-10
Motion Carried: 6-0.
Case #2026-032 Reserve at Clay – Cornerstone Homes CNY LLC – Lawton Rd. Zone Change
Referral (Adj. 1)
Mr. Tim Coyer, Ianuzi & Romans, is present to address the board on behalf of the applicant.
Chairwoman Borton said th…
ArticlePlanning Board2026-06-10
Planning Board
Regular Meeting
June 10, 2026
Page 9 of 10
Mr. Mitchell – yes
Chairwoman Borton – R7.5 could be appropriate as long as it is designed properly when we get
to preliminary plat. I would also advise the town board to work with…
ArticlePlanning Board2026-06-10
Motion made by Mr. Mitchell: Mrs. Chairwoman: In the matter of the application of planning
board case No 2026-032 for change of zone from RA-100 to R7.5 for Cornerstone Homes LLC
Lawton Road, I move to recommend to the Town Board using standard fo…
ArticlePlanning Board2026-05-27
Motion Carried: 7-0.
Case #2026-032 Cornerstone Homes CNY LLC – Lawton Road, Zone Change Referral
Mr. Tim Coyer, Ianuzi & Romans, is present to address the board on behalf of the applicant. The
applicant is proposing to change the zoning of the si…
ArticlePlanning Board2026-05-27
Planning Board
Regular Meeting
May 27, 2026
Page 6 of 8
Chairwoman Borton stated OCPB had determined that this referral will have no significant
adverse implications, but had the following comments:
• Any extension of public waste water con…
ArticleTown Board2026-05-18
public hearing.
ZONE CHANGE (PH) - Town Board Case # 1251 — THE RESERVE at CLAY:
A public hearing to consider Town Board Case #1251: THE RESERVE AT CLAY for
a Zone Change from RA-100 Residential Agricultural District to R-7.5 One-Family
Residential…
ArticleTown Board2026-05-18
Aman said he currently has drainage issues and fear this will only make it worse
and wondered how the applicant would mitigate any issues flowing onto his
property. Mr. Coyer explained by law, new development cannot add to neighbors’
drainage problem…
ArticleTown Board2026-05-04
public hearing.
Councilor Young said he would like to see regulation on drones. He said he had just
read that Amazon will be using drones to deliver packages and feels as this
technology is more widely used, regulations will need to be put in place. …
ArticlePlanning Board2026-01-14
Old Business:
Case #2025-026 – Kelly-Tobin Development/Mirabito Shopping Center, 5566 State Route 31,
Site Plan, (Adj. 6)
Mr. Matt Napierala is present to address the board. Mr. Napierala stated the changes requested
have been made as submitted on D…
ArticlePlanning Board2025-12-10
Old Business:
Case #2025-026 – Kelly-Tobin Development/Mirabito Shopping Center, 5566 State Route 31,
Site Plan (Adj. 5)
Mr. Matt Napierala is present to address the board.
Chairman Mitchell referred to the responses the applicant presented…
ArticlePlanning Board2025-10-22
Motion Carried: 5-0.
**Case #2025-026 – Mirabito Shopping Center (3) – 5566 State route 31 – Site Plan (Adj. 3)
Mr. Matt Napierala, Napierala Consulting, is present on behalf of the applicant. Mr. Napierala
said the Zoning Board of Appeals (ZBA) ma…
ArticlePlanning Board2025-10-22
Page 5 of 14
Planning Board
Regular Meeting
October 22, 2025
Mr. Napierala continued the presentation of the site plan and spoke on the egress exit from the
Dunkin drive thru area. This will exit into a 30 ft lane to the east and back to get to th…
ArticlePlanning Board2025-10-22
Mr. Palumbo discussed the plantings on the west side of the property. Evergreen symbols
should be shown on the drawings. The choice of trees should be an 8 ft. white pine rather than
blue spruce. Because the fence is 6 ft. the 8 ft white pine trees w…
ArticlePlanning Board2025-10-22
Ms. Yvonne Arnold, 5568 Wyandra Dr., presented a power point presentation. This power point
presentation was also presented at the ZBA meeting October 13, 2025. Ms. Arnold said she was
speaking on behalf of the Lawton Valley residents and had over 30…
ArticleZoning Board of Appeals2025-10-13
Yvonne Arnold, 5568 Wyandra Drive, presented a PowerPoint (Exhibit 3) that included Town
Code, Definitions in Town Code, Mirabito franchise information from their business webpage.
Mrs. Arnold does not believe that Mirabito should be defined as a Sho…
ArticleZoning Board of Appeals2025-10-13
Roll Call: Mrs. DesRosier - in favor
Mr. Porter - in favor
Mr. Frantzis -in favor
Deputy Chairperson Liebi …
ArticleZoning Board of Appeals2025-10-13
• Who we are: Homeowners and residents of the Lawton Valley Hunt Community.
• Why we’re here: To present evidence of zoning misclassification and its impacts.
• What we bring: Factual analysis and petition signatures.
• Our request: That the…
ArticleZoning Board of Appeals2025-10-13
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 4
Mirabito’s Business Model
• Fueling Operations – Gasoline & diesel sales as primary revenue driver
• Convenience Retail – In-store sales (food, beverages, hous…
ArticleZoning Board of Appeals2025-10-13
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 11
Side view
Front view
Convenience Store
…
ArticleZoning Board of Appeals2025-10-13
Circle K CITGO
8578 Henry Clay Blvd. Clay, NY 13041 Provides a Cliff’s Local Market & SUBWAY
(Across from Clay Marketplace)
10/22/20…
ArticleZoning Board of Appeals2025-10-13
“Where will overflow traffic go if Dunkin’ and NBT Bank drive-throughs peak at the same time?”
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 20
Lawton Road ‘Conditions’ taken October 2025
Appr…
ArticleZoning Board of Appeals2025-10-13
Cars often drive onto the wrong side of Lawton Road
due to its narrow width and disrepair, creating daily
…
ArticleZoning Board of Appeals2025-10-13
Heavy delivery trucks and fuel tankers would accelerate
the road’s deterioration, compounding safety hazards
…
ArticleZoning Board of Appeals2025-10-13
Mirabito’s Business Model HC-1 Zone
Operates as a regional convenience store and fueling hub, Applies to modest parcels where intensity must
requiring high-volume deliveries and customer traffic…
ArticleZoning Board of Appeals2025-10-13
Mirabito’s Business Model HC-1 Zone
Seeks parcels to Applies to modest parcels where
accommodate fueling, retail, intensity must not overwhelm
and stacking. adjacent uses.
10/22/2025 Protecting R…
ArticleZoning Board of Appeals2025-10-13
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 29
230-16 B (1) (a)
Two
residences
within the
HC-1 zone
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 30
Aerial Vie…
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 38
Applicant Claim vs. Verified Fact
Applicant’s Claim Verified Fact
Parcel totals 9.57 usable acres Misrepresentation of Parcel …
ArticleZoning Board of Appeals2025-10-13
Traffic, parking, and stacking The plan does not illustrate the required 38 parking spaces under §230-21(B). Overflow traffic
can be accommodated will impact Lawton Road’s residential area.
10/22/2025 …
ArticleZoning Board of Appeals2025-10-13
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 47
230-21 Parking and loading A (1) (2) (3)
10/22/2025 Protecting Residential Character in Lawton Valley Hunt 48
230-21 Parking and loading A (1) (2) (3) (cont’d)
1…
ArticlePlanning Board2025-09-10
adjournment to follow. ZBA meets on October 13, 2025 to review the motion for a re-hearing.
Mr. Matt Napierala is present to address the board and did a power point presentation on the
Mirabito project. Power Point included:
• Project is identifi…
ArticlePlanning Board2025-09-10
Planning Board
Regular Meeting
September 10, 2025
Page 6 of 10
Mr. Napierala concluded his presentation and Mr. Chris Lynch showed the drawings of the
exterior of the building incorporating red brick and architectural panels.
Chairman Mit…
ArticlePlanning Board2025-09-10
Planning Board
Regular Meeting
September 10, 2025
Page 7 of 10
Ms. Borton said NYS DOT approval is needed for Lawton Rd. Ms. Borton asked about the
relocation of the gas line. Mr. Napierala has been in contact with National Grid and will …
ArticlePlanning Board2025-09-10
Ms. Kate Durant, 5734 Boulia Drive, addressed the board. Her concerns are:
• Lighting – 24 hrs. per day
• Street Noise
• Lots of additional traffic
• Caughdenoy Road – no lights
• Lawton Road is difficult to get out now without additional vehic…
ArticleTown Board2025-03-17
APPROVAL of MINUTES:
Councilor Magaro-Dolan made a motion to approve the minutes of the March 3, 2025
Regular Town Board Meeting. Motion was seconded by Councilor Young.
Ayes - 6 and Noes - 0. Motion carried. Councilor Bick abstaining due to absence.…
ArticleTown Board2025-03-17
Motion was seconded by Councilor Young.
Ayes - 7 and Noes - 0. Motion carried.
SPECIAL PERMIT (A) – Town Board case # 1212 - MIRABITO ENERGY
PROJECTS/KELLY-TOBIN DEVELOPMENT CORP.:
Councilor Bick moved the adoption of a resolution approving Town Boar…
ArticleTown Board2025-03-03
Motion was seconded by Councilor Young.
Ayes - 6 and Noes – 0. Motion carried.
ZONE CHANGE (PH) – Town Board Case # 1221 – LAUREL SPRINGS ZONE
CHANGE:
A public hearing to consider the application of Town Board Case #1221: LAUREL
SPRINGS ZONE CHANGE f…
ArticleTown Board2025-02-03
Public hearing to consider the application of Town Board Case #1212:
MIRABITO ENERGY PROJECTS/KELLY-TOBIN DEVELOPMENT CORP.,
for a Special Permit pursuant to Section 230-16 B.(2)(e)[7] – Drive-in Service to
allow for a drive-thru coffee shop on land …
ArticlePlanning Board2025-01-29
Motion Carried: 7-0
**Case #2024-048 Mirabito Energy Products (5) Rte. 31 at Lawton Road – Special Permit Referral –
Drive thru for a coffee shop (Adj. 2)
and
**Case #2024-049 Mirabito Energy Products (5) Rte. 31 at Lawton Road – Special Pe…
ArticlePlanning Board2025-01-29
Planning Board
Regular Meeting
January 29, 2025
Page 10 of 14
convenience store, subway store and two drive thru locations. There is so much activity with vehicles at
this plaza and it also being a very busy corner. Chairman Mitchell sai…
ArticleTown Board2024-12-16
Approval of Minutes:
Councilor Magaro-Dolan made a motion to approve the minutes of the December 2,
2024, Regular Town Board Minutes. Councilor Young seconded the motion.
Ayes —6 and Noes—0. Motion carried.
Cancellations and/or requested adjournme…
ArticleTown Board2024-12-16
A public hearing to consider the application of Town Board Case #1213:
MIRABITO ENERGY PROJECTS/KELLY-TOBIN DEVELOPMENT CORP.,
for a Special Permit pursuant to Section 230-16 B.(2)(e)[7] — Drive-in Service to allow
for a drive-thru bank on land locat…
ArticleTown Board2024-12-16
Mr. Napierala continued by outlining the proposed traffic flow pattern beginning
with the entrance from Route 31 circulating south to the drive-thru window on the
left side of the parcel (depicted in yellow on the map). He continued with the second
p…
ArticleTown Board2024-12-16
Erika Rossman, Tobin Path, asked if any of the businesses operate 24 hours a day.
Jason Mirabito stated they will not. Ms. Rossman asked if there was a landscape
plan to protect the privacy of the residents to the south. Mr. Mirabito said that they
h…
ArticlePlanning Board2024-12-11
Motion Carried: 6-0.
*Case #2024-048 – Mirabito Energy Products (5) – Route 31 at Lawton Rd. – Special Permit Referral –
Drive thru for a coffee shop (Adj. 1)
*Case #2024-049 - – Mirabito Energy Products (5) – Route 31 at Lawton Rd. – Special Perm…
ArticlePlanning Board2024-10-23
Planning Board
Regular Meeting
October 23, 2024
APPROVED
The Regular Meeting of the Planning Board of the Town of Clay, County of Onondaga held at
Town Hall located at 4401 State Route 31, Clay, New York on the 23rd day of October 2024.
The meeting…
ArticleTown Board2024-10-21
A public hearing to consider the application of Town Board Case #1212:
MIRABITO ENERGY PROJECTS/KELLY-TOBIN DEVELOPMENT CORP.,
for a Special Permit pursuant to Section 230-16 B.(2)(e)[7] — Drive-in Service to allow
for a drive-thru coffee shop on lan…
ArticleTown Board2024-10-21
The coffee shop would be located on the east side of the parcel and the bank would be
on the west side. He continued that there would be ample circulation around the
building on the ring road. He discussed the landscape buffer and the stormwater
mana…
ArticleTown Board2024-10-07
Councilor Magaro-Dolan said that she would prefer a four-way stop at
the intersection of Weller Hall and Mediator. Several Board members
and residents were opposed citing that this would back up traffic coming
from Maple Road into the development.
C…