A. 
Word usage. Words in the singular include the plural, and words in the plural include the singular. The word "person" includes a corporation, limited liability companies or partnerships, an unincorporated association and a partnership as well as an individual. The word "lot" includes "parcel" or "plot." The word "building" includes "structure" and shall be construed as if followed by the word "or part thereof." The word "street" includes "road," "highway" and "lane," while "watercourse" includes "drain," "ditch" "swale" and "stream." The word "may" is permissive. The word "shall" is mandatory.
B. 
Definitions. Unless otherwise expressly stated, the following terms shall, for the purposes of this chapter, have the meanings indicated:
ACCESS
A way or means of approach to provide vehicular or pedestrian entrance or exit to a parcel.
ACCESS CONNECTION, VEHICULAR
Any driveway, private street, turnout, or other means of providing for the movement of vehicles to or from a public street.
ACCESS MANAGEMENT
The process of locating and designing vehicular access connections to preserve the flow of traffic in terms of safety, capacity and speed.
ALLEY
A strip of land over which there is a right-of-way, municipally or privately owned, serving as a secondary means of access to two or more properties.
APPLICANT
The owner of land proposed to be subdivided or developed or his agent. Proof of ownership shall be required from the legal owner of the land proposed to be subdivided.
APPURTENANT ACTIVITIES
All on-site operations located on properties with approved subdivision or site plans involved in the hauling, treatment, processing or further fabrication of soil, sand, gravel or natural deposits, including washing, sedimentation ponds, grading, sorting, grinding and crushing.
ARCHITECT
A person licensed as an architect by the State of New York.
BLOCK
A tract of land bounded by streets and public parks, cemeteries, railroad rights-of-way, shorelines of waterways or boundary lines of other municipalities.
BOARD
The Town of Clarence Town Board.
BOARD OF HEALTH
The New York State Department of Health.
BOND
Any form of security, including a cash deposit, surety bond, collateral, property or letter of credit, in an amount and form satisfactory to the Attorney for the Town. All forms of security shall be approved by the Town Board and/or Planning Board wherever a bond is required by this chapter.
[Amended 12-1-2010 by L.L. No. 4-2010]
BUILDING DEPARTMENT
The Town of Clarence agency responsible for matters of code enforcement and building construction.
BUILDING PERMIT
An authorization issued by the Building Department to commence work on a structure in accordance with approved plats and specifications and in compliance with the New York State Uniform Fire Prevention and Building Code.
CERTIFICATION OF COMPLETION
A document which certifies that all site improvements have been completed in compliance with plans approved by the Planning Board.
[Amended 12-1-2010 by L.L. No. 4-2010]
CERTIFICATE OF OCCUPANCY
A document which certifies that a structure is habitable.
[Amended 12-1-2010 by L.L. No. 4-2010]
CLUSTERING
Authority, granted by § 278 of the Town Law of New York State, whereby the Town Board is authorized to modify certain provisions of the Town of Clarence Zoning. The modification must occur at the same time the plat or plats are approved pursuant to this chapter and modifications are subject to reasonable conditions set forth by the Town Board/Planning Board. The purposes of such authorization will be to enable and encourage flexibility of design and development of land in such a manner as to promote the most appropriate use of the land. It is designed to facilitate the adequate and economical provision of streets and utilities and to preserve the natural and scenic qualities of open lands. This term shall be synonymous with open space design development and incentive lot design development as identified in the Town of Clarence Zoning Law, Chapter 229 of the Town Code of the Town of Clarence.
[Amended 12-1-2010 by L.L. No. 4-2010]
CODE ENFORCEMENT OFFICER
The agent appointed by the Town Board to enforce the codes of the Town of Clarence.
COLLECTOR STREET
A dedicated street used to carry traffic from minor streets to primary or major thoroughfares, including the principal entrance streets of a development and streets for circulation within a development.
COMPREHENSIVE PLAN
The materials, written and/or graphic, including but not limited to maps, charts, studies, resolutions, reports, and other descriptive material, that identify the goals, objectives, principles, guidelines, policies, standards, devices, and instruments for the immediate and the long-range protection, enhancement, growth and development of the Town.
CONCEPT PLAN
A drawing prepared in accordance with Article III of this chapter showing in general form the manner in which a tract of land is to be subdivided or developed. This definition shall also include "sketch plan/plat."
CONDITIONAL APPROVAL OF A FINAL PLAT
The approval by the Town Board of a final plat subject to conditions set forth in a resolution. Such conditional approval does not qualify a final plat for recording in the office of the Erie County Clerk, nor does it provide authorization for the issuance of building permits.
CONSERVATION ADVISORY COUNCIL
An environmental research and advisory board created by the Town Board pursuant to Article 12-F of the General Municipal Law. The Board reviews and makes recommendations to the Town Board and Planning Board on natural and physical environmental factors for projects under review by the Planning Board and Town Board.
[Amended 12-1-2010 by L.L. No. 4-2010]
CONSTRUCTION DETAIL
The maps or drawings accompanying a subdivision plat or site plan and showing the specific location and design of improvements to be installed in the subdivision pursuant to the requirement of these regulations and in conformance with local and regulatory agency requirements.
[Amended 12-1-2010 by L.L. No. 4-2010]
CONTRACTOR
An agent acting for the developer to construct the required improvements of the project. The contractor is responsible to perform the work in conformance with these requirements subject to the approval of Town officials.
CORNER CLEARANCE
The distance from an intersection of two or more public or private streets.
CROSSWALK
See “pedestrian access walkway.”
CUL-DE-SAC
A minor street with one end open for vehicular traffic and pedestrian access and the other end terminating in a vehicular turnaround.
DEDICATION
The deliberate unconditional appropriation of real property by its owner for any general and public uses. Offers of dedication are subject to approval by the Town Board and/or the Superintendent of Highways.
DEVELOPER
An individual, partnership, limited liability company, limited liability partnership, corporation or its agent holding title to a parcel of land to be developed or subdivided.
DEVELOPMENT PLAN
A tentative subdivision plat clearly marked "preliminary plat," prepared in accordance with Article III of this chapter. This plat shows in greater detail than the sketch plat features of the land, street and lot layout within and adjacent to the proposed subdivision and includes preliminary design data of the Town of Clarence for related improvements.
DIAMETER BREAST HEIGHT (DBH)
The diameter of a tree species at approximately 4 1/2 feet above ground level.
DOUBLE FRONTAGE LOT (REVERSE FRONTAGE LOT)
A lot having at least two sides fronting on separate streets, which do not intersect while adjoining the lot.
DRAINAGE DISTRICT
A special district established or extended pursuant to the Town Law of the New York State statutes for the purpose of constructing or maintaining stormwater drainage facilities.
DRAINAGE EASEMENT
The lands or easements required for the installation of stormwater sewers or drainage ditches or required along a natural stream or watercourse for preserving the channel and providing for the flow of water therein to safeguard the public against flood damage.
DRIVEWAY
An access point serving one or more lots that provides ingress to or egress from a local or collector road or street. Mutually owned driveways must have reciprocal easements and a common maintenance agreement.
DULY DESIGNATED OFFICER
The person or public official authorized to sign subdivision plats or site plans pursuant to these regulations. In the absence of any designated official, the duly designated officer shall be assumed to be the Town Supervisor and/or Planning Board Chairperson.
[Amended 12-1-2010 by L.L. No. 4-2010]
EASEMENT
Authorization granted by a property owner for the use by another of any designated part of his property for a specified purpose not inconsistent with the general property rights of the owner.
ENGINEER
A person licensed as professional engineer (PE) by the State of New York.
ENGINEER FOR THE TOWN
The duly designated engineer for the Town of Clarence.
ENVIRONMENTALLY SENSITIVE AREA
Land or land features critical to the maintenance of ecosystems.
ENVIRONMENTAL REVIEW
See "state environmental quality review (SEQR)."
FINAL SUBDIVISION PLAT
A plat of a major subdivision, prepared in accordance with Article III of this chapter, showing the subdivision in its most detailed form.
FLOOD HAZARD AREA
The land in the floodplain within the community subject to a one-percent or greater chance of flooding in any given year.
FLOOD LIMITS
The land/water boundary of a natural watercourse flowing at its one-hundred-year frequency as defined by a responsible agency, such as the United States Army Corps of Engineers and the United States Department of Housing and Urban Development.
FLOODPLAIN
Areas adjoining a watercourse which are flooded as a result of a severe combination of meteorological and hydrologic conditions.
FLOODWAY
The channel and those parts of the adjoining floodplain which are required to carry and discharge floodwaters without unduly raising upstream water levels.
GRADING PLAN
A plat showing all present and proposed grades for stormwater drainage and final site design.
GREENBELT
A landscaped area between adjoining land uses.
IMPROVEMENTS
Those physical additions and changes to the land that may be necessary to produce functional lots, including but not limited to grading, paving, curbing, fire hydrants, water mains, sanitary sewers and drains, utilities, sidewalks, pedestrian access walkways and required plantings which may or may not be offered for dedication.
INDIVIDUAL SEWERAGE SYSTEM
A single system of piping, tanks or other facilities serving only a single lot and disposing of sewage or other liquid wastes into the soil of the lot.
INSPECTOR
An agent of the Town empowered to inspect the progress of the project and compliance of the construction with the approved plats and specifications.
LETTER OF CREDIT
A letter taken out by the owner from a bank which guarantees the Town that a specific amount of money will be kept available for the completion of construction of facilities to be dedicated. This security can be drawn on only by the Town and guarantees that certain or all improvements will be made in accordance with the approved plats.
LOT
Land identified by legal description or tax account number, which is filed or proposed to be filed in the Erie County Clerk's office, having the minimum area or dimensions permitted in the Town of Clarence land use controls. A lot is considered to be a unit of transfer or a unit for development.
METES AND BOUNDS SURVEY
Legal boundary survey stamped by a licensed professional engineer of the State of New York with a legal text description.
MAJOR SUBDIVISION
Any subdivision not classified as a minor subdivision, including but not limited to subdivisions of five or more lots, or any subdivision requiring any new street or any extension of Town or other municipal facilities.
MINOR SUBDIVISION
Any subdivision containing not more than four lots, each of at least the minimum lot area and dimension permitted by the Zoning Law, not involving any new public street or road or the extension of Town or other municipal facilities, not adversely affecting the development of the remainder of the parcel or adjoining properties and not in conflict with any provision or portion of the adopted Comprehensive Plan, Official Map, Zoning Law, or this chapter.
MONUMENT
A permanent reference marker set at points as may be required by this chapter.
MULTIPLE DWELLING
A dwelling of three or more separate living units.
MUNICIPAL REVIEW COMMITTEE
The Town Board appointed committee responsible for reviewing and forwarding recommendations under the State Environmental Quality Review Act (SEQRA).
NONCONFORMING ACCESS
An access connection existing prior to the date of adoption of this Law which in its design or location does not conform with the requirements of this Law.
OFFICIAL MAP
A map so designated by the Town Board that shows streets, highways, parks, or drainage systems or areas where new streets, highways, parks, or drainage systems are to be implemented.
OFFICIAL SUBMISSION DATE
The date when a subdivision plat shall be considered submitted to the Town Board, as provided in § 276 of the Town Law of the New York State statutes and is hereby defined to be the date of a meeting of the Town Board at which all required surveys, plats and data required in the subdivision application are deemed submitted.
OPEN DEVELOPMENT AREA
Pursuant to § 280-a of Town Law, a subdivision of not more than four lots, developed along a private drive.
OWNER
Any person, group of persons, firm or firms, corporation or corporations, or any other legal entity having legal title to or sufficient proprietary interest in the land sought to be subdivided or developed under this chapter.
PARALLEL ACCESS ROAD
A local street that is parallel and adjacent to a primary or major thoroughfare.
PARCEL
An area of land defined by a Tax Map (section, block and lot) number or by metes and bounds.
PARCEL LINE ADJUSTMENT
A transfer of land from one parcel to another parcel without creating any new parcels.
PARENT PARCEL
A parcel of land as it existed on the effective date of this chapter.
PEDESTRIAN ACCESS WALKWAY
A right-of-way, municipally or privately owned, at least four feet in width, which cuts across a block to furnish access for pedestrians to adjacent streets or properties.
PERMANENT HIGHWAY EASEMENT
A strip of land adjacent to an existing street right-of-way line used for a public purpose. The front lot line shall be considered to be coincident with the "permanent highway easement" boundary. Front setbacks and other necessary lot measurements shall be measured from the "permanent highway easement" line. Where there is no requirement for a "permanent highway easement," the front line shall be considered to be coincident with the existing right-of-way line, with front setbacks and any other necessary lot measurements being measured from the existing right-of-way line.
PIN
A metal reference marker set at points as may be required in this chapter.
PLANNING BOARD
A Municipal Board created pursuant to § 271 of the New York State Town Law.
PLAT
A map cover of a major or minor subdivision that is filed with the Erie County Clerk's Office pursuant to these regulations.
PREAPPLICATION CONFERENCE
An informal meeting between the Town and a subdivider or developer to develop an understanding of the general design and layout of the land, street and lot Article III of these regulations. This plat shows in greater detail than the sketch plat features of the land, street and lot layout within and adjacent to the proposed subdivision and includes preliminary design data of the Town of Clarence for related improvements.
RECORD SHEET
A map or plat that provides information concerning the actual location of improvements as built; also known as an "as-built drawing."
RESUBDIVISION
Revision of all or part of an existing filed plat, including consolidation of lots or alteration of approved lot boundaries. If the proposed resubdivision consists solely of the simple alteration of lot lines, then normal subdivision procedures may be waived at the discretion of the Board. Major or minor status is at the discretion of the Town Board.
RIGHT-OF-WAY
(1) 
PRIVATE RIGHT-OF-WAYExisting land owned by a nonpublic agency or organization and occupied or intended to be occupied by transmission mains, gas pipelines, rails or other special use.
(2) 
PUBLIC RIGHT-OF-WAYExisting land owned by public agencies for use as a street or other public purpose.
SERVICE DRIVE
See "alley."
SETBACK
The required space between any street or highway line and the wall of the main structure, including any attachment thereto, with the exception only of cornices or entrance steps.
SIGNIFICANCE DETERMINATION
A decision made by the lead agency at one or more points in the approval process. The decision establishes the degree to which the proposed project is likely to affect the environment.
SITE PLAN
A diagram drawn to scale showing the development plans for a lot.
SKETCH PLAN
See "concept plan."
STATE ENVIRONMENTAL QUALITY REVIEW (SEQR)
A formal review, pursuant to Part 617 of the New York Codes, Rules and Regulations, which encourages productive and enjoyable harmony between man and his environment, to promote efforts that will prevent or eliminate damage to the environment and enhance human and community resources and to enrich the understanding of ecological systems, natural, human and community resources important to the people of the Town of Clarence.
STREET GRADE
The approved elevation of any public road.
STREETS
A paved surface used for public transportation purposes. The following functional classifications are defined as follows:
(1) 
ALLEYA strip of land over which there is a right-of-way, municipally or privately owned, serving as a secondary means of access to two or more properties.
(2) 
LOCAL STREETA publicly dedicated right-of-way used as the primary means of access for individual properties.
(3) 
COLLECTORA publicly dedicated right-of-way used to carry traffic from local streets and alleys to minor or major arterials, including but not limited to the principal entrance streets of a development and streets for circulation within a development.
(4) 
MINOR ARTERIALA publicly dedicated right-of-way used to carry traffic from collector streets to other areas of the Town or adjacent municipalities. Efficiency and limited-access controls are present to reduce conflicts and improve effectiveness of the roadway.
(5) 
PRINCIPAL ARTERIALA publicly dedicated right-of-way used to carry traffic from collectors and minor arterials to other areas of the Town and Western New York region.
SUBDIVIDER
Any person, firm or corporation or its agent proposing a subdivision as defined herein.
SUBDIVISION
The division of any parcel into two or more parcels.
SURVEYOR
A person licensed as a land surveyor by the State of New York.
TOPSOIL
The layer surface material which is not less than eight inches deep and which is capable of nurturing vegetation.
TOWN BOARD
The municipal governing board of the Town of Clarence.
USABLE LAND
Land that is not protected by state or federal environmental law, not covered with water, or subject to flooding; also, land not encumbered by any utility, conservation, or access easement, including public and private highway rights-of-way.
WETLANDS
Freshwater wetlands, including lands and submerged lands, commonly called "marshes," "swamps," "sloughs," "bogs" and "flats," supporting aquatic and semiaquatic types identified in Article 24 of the New York State Environment Conservation Law.
ZONING MAP
The officially adopted map of the Town of Clarence, which shows the boundaries of the zoning districts.
ZONING ORDINANCE
The officially adopted Zoning Ordinance of the Town of Clarence.