[Amended 12-1-2010 by L.L. No. 4-2010]
This chapter is enacted pursuant to the authority granted to the Town Board in Article 16 of the New York State Town Law and § 10 of the Municipal Home Rule Law for the purpose of providing for the future growth and development of the Town of Clarence and affording adequate facilities for the housing, transportation, distribution, comfort, convenience, safety, health and welfare of its population. By this chapter, the Town Board and Planning Board are both authorized to approve site plans and preliminary and final plats of subdivisions showing lots, blocks or sites, with or without streets or highways, within the Town of Clarence. All applications for major subdivisions shall first be reviewed by the Town Board. If clustering is not required by the Town Board, then final approval authority for major subdivisions and open area developments shall be by the Planning Board. It shall be the sole discretion of the Town Board to accept roads for public dedication. The Planning Board shall identify, during the concept plan review process of any application for subdivision, whether public roads are to be dedicated.
This chapter shall be known as "Local Law No. 5-2005, Chapter 193, the Subdivision Law of the Town of Clarence."
A. 
In their interpretation and application, the provisions of these regulations shall be held to be the minimum requirements for the promotion of the public health, safety and general welfare.
B. 
Conflict with public and private provisions.
(1) 
Public provisions. The regulations are not intended to interfere with, abrogate or annul any other ordinance, rule or regulation, statute or other provision of law. Where any provision of these regulations imposes restrictions different from those imposed by any other provision of these regulations or any other ordinance, rule or regulation or other provision of law, whichever provisions are more restrictive or impose higher standards shall control.
(2) 
Private provisions. These regulations are not intended to abrogate any easement, covenant or any other private agreement or restriction, provided that where the provisions of these regulations are more restrictive or impose higher standards or regulations than such easement, covenant or other private agreement or restriction, the requirements of these regulations shall govern.
These regulations shall not be construed as abating any action now pending under or by virtue of prior existing subdivision regulations or as discontinuing, abating, modifying or altering any penalty accruing or about to accrue or affecting the liability of any person, firm or corporation or as waiving any right of the Municipality under any section or provision existing at the time of adoption of these regulations or as vacating or annulling any rights obtained by any person, firm or corporation by lawful action of the Municipality except as shall be expressly provided for in these regulations.
In order that land may be subdivided in accordance with these purposes and policy, these subdivision regulations are hereby adopted.
A. 
General enforcement.
(1) 
The Town Board shall appoint appropriate Town officials to enforce these regulations and to bring to the attention of the Town Board and the Planning Board any violations or lack of compliance herewith. Appropriate Town officials shall include but are not limited to the following: Town Director of Community Development or designee, Town Engineer or designee, Town Highway Superintendent or designee, and Senior Building Inspector or designee.
[Amended 12-1-2010 by L.L. No. 4-2010]
(2) 
Once a subdivision has been proposed, and reviewed and approved by the Town, no lot within that proposed subdivision shall be transferred or sold before the subdivision plan has been duly filed in the office of the Erie County Clerk.
(3) 
The subdivision of any lot or any parcel of land by the use of a metes and bounds description for the purpose of sale, transfer or lease with the intent of evading these regulations shall not be permitted.
B. 
Violations. Any person, firm, or corporation who fails to comply with or violates any of these regulations shall be guilty of an offense and subject to the penalties for that offense or offenses. No building permit shall be issued on any lot not previously approved by either the Town Board or Planning Board.
[Amended 12-1-2010 by L.L. No. 4-2010]
C. 
Penalties for offenses. Any person, firm, company or corporation that neglects or refuses to do any act required by this chapter shall be guilty of an offense and shall be subject to a fine not less than $100 nor greater than $250 or imprisonment for not more than 15 days, or both such fine and imprisonment for each violation. Each week that such violation, disobedience, omission, neglect or refusal continues or arises shall be deemed a separate offense.
D. 
Civil enforcement. Appropriate actions and proceedings may be taken by law to prevent any violation of these regulations; to prevent unlawful construction; to recover damages; to restrain, correct or abate a violation; and to prevent illegal occupancy of a building structure or premises, and these remedies shall be in addition to the penalties described above. The Town Board may institute any appropriate action or proceeding to prevent and to restrain, correct or abate such violation or to prevent any illegal act, conduct, business or use in and about such premises.
[Amended 12-1-2010 by L.L. No. 4-2010]
Where either the Town Board or Planning Board finds that because of unusual circumstances of shape, topography, or other physical features of the subdivision tract, or because of the nature of adjacent development, extraordinary hardships may result from the strict compliance with these regulations, it may be recommended by either the Town Board or Planning Board to vary such regulations. If the Town Board does not recommend a variance on its own, such recommendation shall be to the Town Board by the Planning Board. The Town Board may authorize such variance via a supermajority vote. Such variance shall only be considered so that substantial justice may be done and the public interest is secured, provided that no such variation shall be granted which will have the effect of nullifying the intent and purpose of the adopted comprehensive Master Plan or of these regulations.
A. 
Right to inspect. The Town Engineer, the Highway Superintendent, the Code Enforcement Officer, a Planning Board member or other Town officials designated by the Town Board shall have the right to enter upon the property and premises of any business, in accordance with law, to inspect for compliance with the provisions of this chapter. Further, any applicant, upon being granted any approval requested under the provisions of this chapter, grants to the Town of Clarence, its officers or designated representatives a license to enter upon the property and premises governed by said approval to determine that the provisions of this chapter are being fulfilled and to require such work to be done as may be necessary to meet the conditions of said approval.
B. 
Technical inspections. The Town Engineer, the Town Highway Superintendent, or other Town representative or consultant shall, as part of any approval granted under this chapter, have a license to enter upon the property and premises governed by said approval to make such technical inspections as the Town in its discretion considers necessary to ensure compliance with the provisions of this chapter.
The provisions of Town Law § 265-a shall apply for lots shown on an approved subdivision plat.