Clarence Planning Board·July 1, 2026 — Agenda Preview
The LENCO Retail Plan Returns · A Transit Road Coffee Drive-Thru · Three Minor Subdivisions · No Livestream This Week
The Clarence Planning Board's July 1 docket ran to five items, led by the return of 7631 Transit Road, LLC[*] — the LENCO Supplies[*] retail project the board pointedly denied in May so it could seek a use variance at the Zoning Board — now back before the Planning Board asking for concept-plan approval. Also on the docket: a proposed 7 Brew[*] drive-thru coffee stand at Transitown Plaza on Transit Road, and three separate minor-subdivision requests to carve out single new lots on Goodrich, Martin, and Roll Roads. One important caveat frames everything below: the Town's July 1 livestream never came up, so unlike the board's May and June meetings there is no recording and no transcript. This edition is built from the posted agenda alone — what each applicant asked the board to take up, not how the board ruled.
The Clarence Planning Board is normally live-streamed, and the WNY Listening Post ordinarily builds its Planning Board briefs from the meeting's full audio. This one is different. The July 1 agenda carried the Town's standard notice that the meeting is “Also Available via Live Stream for Viewing/Listening Only,” with the caveat that “the Town reserves the right to continue the In-Person Meeting without the live stream component should any technical issues arise.” That is apparently what happened: the meeting was held in person, but no livestream ever came up, so there is no recording to transcribe and no verbatim record of the discussion. This brief is therefore assembled from the posted agenda only — it documents what was on the docket and what each applicant requested, not the board's questions, deliberation, or votes. Where the July 1 outcomes are recorded — in the Town's posted Planning Board minutes — a fuller account can follow.
The most consequential item on the July 1 docket is one readers of this page have met twice already. 7631 Transit Road, LLC[*] is again before the Planning Board, this time requesting concept-plan approval of a commercial retail project for LENCO Supplies[*] at 7631 Transit Road, a parcel in the Restricted Business zone.
This is the same roughly 36,000-to-43,000-square-foot retail building, on the former Bitterman's[*] automotive parcel, that the Planning Board denied on May 20. That denial was never a rejection on the merits: large-format retail isn't a permitted use in a Restricted Business zone, and the board issued its environmental finding and then denied the concept plan precisely to route the project to the Zoning Board of Appeals for a use variance. The ZBA took up that use variance on June 9 (Appeal No. 7). Its decision is not yet part of the public record — Clarence ZBA minutes lag the meeting by roughly two to three months — but the project's reappearance on the Planning Board's concept-plan docket indicates the applicant is moving forward on the path that May denial was designed to open.
What the board decided on July 1 — whether it granted concept-plan approval, attached conditions, or held the item — is exactly the part this agenda-only brief cannot report, because there is no recording of the meeting.
One project, three meetings, two boards. A use isn't allowed in a zone, so the Planning Board issues its environmental finding and denies the concept plan — not to kill it, but because a denial is what lets the applicant take the use question to the Zoning Board for a variance. After the ZBA, the applicant returns to the Planning Board to resume site-plan review. A reader who saw “denied” in May and “concept plan approval” in July is watching one continuous process, not two contradictory decisions.
The board also took up a request from 7 Brew[*] for concept-plan approval of a proposed drive-thru coffee stand at 4301 Transit Road, in Transitown Plaza, a parcel in the Major Arterial zone. A compact drive-thru coffee kiosk is the kind of high-turnover, car-oriented use that tends to draw Planning Board scrutiny over traffic circulation, stacking, and curb cuts on an already-busy commercial stretch of Transit Road — but as with every item here, the agenda records only the request, and the board's questions and decision are not in this record.
The remaining three items are each a minor subdivision — a request to split a single new building lot off an existing parcel. Kathleen Fieramusca[*] seeks to create one new lot at 8815 Goodrich Road, in an Agricultural Flood Zone. The Estate of Jeanne Smith[*] seeks one new lot on Martin Road (SBL 30.00-4-72.11), a parcel spanning Agricultural Rural Residential and Industrial Business Park zoning. And WNY Storage Solutions, LLC[*] seeks one new lot at 8575 Roll Road, in the Industrial Business Park zone. Minor subdivisions are routine Planning Board business, but each still requires the board's review of frontage, access, and zoning conformance before a new lot of record is created.
All five items as posted on the July 1 agenda. The right column shows what was requested, NOT a decision — no recording of the meeting exists, so outcomes are not part of this record.
Requests Concept Plan approval of a commercial retail project for LENCO Supplies[*] at 7631 Transit Road, Restricted Business zone. The project the Planning Board denied-to-advance on 5/20/26; use variance heard at the ZBA on 6/9/26 (Appeal 7), outcome pending minutes.
Requests Concept Plan approval of a proposed drive-thru coffee stand at 4301 Transit Road, Transitown Plaza. Major Arterial zone.
Requests a Minor Subdivision of land to create one (1) new lot at 8815 Goodrich Road. Agricultural Flood Zone.
Requests a Minor Subdivision of land to create one (1) new lot at Martin Road, SBL 30.00-4-72.11. Agricultural Rural Residential & Industrial Business Park.
Requests a Minor Subdivision of land to create one (1) new lot at 8575 Roll Road. Industrial Business Park zone.
This meeting was not transcribed because it was not live-streamed. The Town of Clarence posted a Planning Board agenda for July 1, 2026, and the meeting was held in person, but no YouTube livestream materialized — consistent with the Town's own agenda notice that it “reserves the right to continue the In-Person Meeting without the live stream component should any technical issues arise.” With no broadcast, there is no recording and no transcript, so this is an agenda preview rather than a meeting summary: it reports what was requested, not what the board decided. Applicant and entity names are taken from the posted agenda, which is authoritative for spelling; they still carry the [*] verify-before-quoting flag pending the Town's posted minutes. Nothing here is a quotation, and no outcome, vote, or condition should be inferred from this brief. The board's actual dispositions will be a matter for the Town's posted Planning Board minutes.