Town of Clarence, New York
Subdivision Review Process
- Application and preliminary meeting with Town Officials:
Jonathan Bleuer, Director of Community Development, 741-8933.
Timothy Lavocat, P.E., Town Engineer, 741-8952.
- Applicant then presents a Concept/Sketch Plan at a Town Board meeting. Plans must show all items on the attached Concept Approval checklist (attachment #1). The Town Board normally meets on the second and fourth Wednesday of the month. Application forms must be submitted and the appropriate fees must be paid the Friday before the Town Board meeting. The Town Board may act at this meeting to refer the project to the Planning Board or deny the request.
- If the applicant is referred to the Planning Board, eight (8) copies of the Concept Plans must be submitted to the Planning and Zoning Department for distribution to Town departments for review.
- All new projects will be reviewed for compliance with the State Environmental Quality Review Act (SEQRA). A Part I Environmental Assessment Form (EAF) must be filled out by the applicant and submitted to the Planning and Zoning Department.
- The Planning Board will schedule the project on the next available agenda. The Planning Board may be a recommending board only but may grant Concept Approvals for projects so Development Plans may be prepared. The Concept Plan may require Town Board approval only if re-zoning of land is required or if major changes are incorporated into the Concept Plan.
- The applicant must then develop and submit six (6) sets of *Development Plans to the Planning and Zoning Department for distribution to other Town departments for review. They will be distributed to the following local agencies:
-Planning and Zoning Department
-Highway Department
-Fire Advisory Board
-Assessor’s Office (plat sheet only)
-Traffic Safety Board (traffic control plan only)
-Engineering Department
*Development Plans must contain information as required on the Site Development Plan checklist (attachment #2). Applicant must obtain written approvals from Town departmental review and all other pertinent outside agencies before a Development Plan hearing will be scheduled by the Planning Board. These other agencies may be:
- Erie County Water Authority
- Erie County Health Department
- NYS Department of Transportation
- NYS Department of Environmental Conservation
- US Army Corps of Engineers
- Erie County Environment and Planning
- Town of Clarence Zoning Board of Appeals
- Erie County Public Works, Division of Highways
- Any utility company providing service at the site
- US Department of Housing and Urban Development
- NYS Office of Parks, Recreation and Historic Preservation
Development Plan reviews by Town departments will most likely conclude within a thirty (30) day period. All departments must submit status of review and comments to the Planning and Zoning Department seven (7) days prior to the Planning Board meeting.
- Any changes made by the Planning Board or Town Board must be incorporated into the final drawing. The Planning Board will act on final Development Plans at a regularly scheduled meeting.
- The final review for construction permits will be completed by the Building and Engineering Department. A permit must be obtained prior to commencement of any construction. A Public Improvement Permit (PIP) and any related bonds must be secured before any work may begin on the site. The Engineering and Building Department must be notified prior to any construction. The applicant must call for inspections per the inspection list attached to the permit.
- After all of the improvements are created, inspected and approved by all of the appropriate agencies, a Final Plat Map must be submitted to the Planning and Zoning Department for review. The Final Plat must show all of the items per the attached checklist (attachment #3). The Town Board will then act on the approval of the Final Plat. After the Final Plat has been approved by the Town Board, the applicant must file the Final Plat with the Erie County Clerk’s Office. No individual building permits will be issued prior to this action.
Attachment #1
Concept Plan Approval Checklist for a Major Residential Subdivision
- Fill out Request for Action Form available on-line at www.clarence.ny.us or in the Planning and Zoning Office.
- Indicate current zoning classification and any proposed changes.
- Show the concept plan to sufficient scale including:
-All sublots proposed
-All streets and traffic flows
-Parking plan
-Existing or new curb cuts
-Setbacks must be indicated on all lots
-Property lines with owners noted
-Total acreage of projects and sublots
-Floodplains, wetlands, soils
-Existing streams and ditches
-Utility locations
-Drainage plan
-Survey and deed description
- Identify adjacent properties and existing buildings within 500’ of the proposed project area to give the Planning Board a better perspective of adjoining uses.
- Indicate what utilities are available to the site including water, sewer, electric, gas, etc. indicating any future expansion of these services through the proposed site.
- Provide the proposed building construction type, materials, size, and usage.
- Owner of land must be present at Town Board Work Session or give written approval for the project to the applicant and the Planning and Zoning Department.
Attachment #2
Development Plan Approval Checklist for Major Residential Subdivisions
DESIGN PLANS
- Design plans are to be submitted in an organized plan set with a title sheet to include project name, project location map, engineering firm name, engineering firm contact information, submittal date, list of drawings and owner/developer contact information. All drawing sheets to have original stamps and signatures upon final submission and to be no larger than 24”x36”. All detail sheets are to contain the latest approved construction details. All plan sets must have a Title Sheet, Legal Boundary Survey, Legal Topographic Survey, Site Plan, Storm Drainage Plan and profiles, Utility Plan (Sanitary, Water, etc.) and profiles, Grading Plan, Erosion and Sediment Control Plan and Landscape Plan. Individual plan sheets are not to be combined.
- Legal boundary survey stamped and signed by a New York State Licensed Land Surveyor showing entire development parcel and adjacent properties within 200 feet including reputed owner information for all immediately adjacent properties.
- Legal topographic survey stamped and signed by a New York State Licensed Land Surveyor or Professional Engineer. Topographic survey to include, but not be limited to, existing ground elevations at USGS datum or NAVD 88’ datum (if near floodplain/floodway) extending a reasonable distance off the subject property, existing grade contours at 1 foot intervals, location elevation and description of benchmark utilized, existing watercourses and direction of flow, federal wetlands, state wetlands, floodplains (including base flood elevations), floodways and existing utility information (storm sewer, water, sanitary sewer, gas, telephone, electric, cable, etc.) and adjacent driveways and/or road intersections.
- Subdivision Plat Map to include, but not be limited to, all setbacks, lot numbers, lot size, buildable area, all easements properly labeled, right of way width, table listing which lots are designed for walkout basements, daylight basements and traditional basements, note stating “top of foundation wall to be a maximum of 40” above centerline of road” and permanent survey marker locations.
- Sanitary sewer and water main plans and detail sheets per the requirements of the Erie County Water Authority and Erie County Department of Environment and Planning Division of Sewerage Management.
- Storm drainage and pavement plans, profiles and detail sheets to include, but not be limited to, location of existing and proposed drainage structures (all proposed drainage structures to be numbered), length, size, slope, and material of proposed storm sewer piping, pipe inverts at all structures and end sections, high water elevation within storm water retention/detention basins, rear yard drainage with inlets at all property line intersections, storm drainage easements and all associated construction details. Drainage must not impact adjacent properties. All existing surface waters, wetlands and flood zone must be shown and accurately delineated. A hydrogeological/geotechnical report is required for deep excavations.
- Grading plans and detail sheets to include, but not be limited to, proposed top of foundation wall elevations, table listing which lots are designed for walkout basements, daylight basements and traditional basements, note stating “top of foundation wall to be a maximum of 40” above centerline of road” (unless the natural topography allows for more than 40”), basement floor elevations, lot grading type for each lot, road centerline elevations, proposed elevation contours at 1 foot intervals, detention/retention basin cross sections, proposed side yard and rear yard swales with centerline elevations and all associated grading details. Note: top of foundation wall and basement floor elevations that appear on the approved grading plan must be shown on all individual lot grading plans submitted for a building permit. The approved grading plan must be provided to all lot buyers by the developer.
- Lot Layout Plan to include, but not be limited to, existing and proposed topography at 1’ intervals, all setbacks, lot numbers, lot size, all easements properly labeled, right of way width and adjacent driveway locations. Provide a Lot Data table showing the lot number, basement depth, basement slab elevation, top of wall elevation and type of basement.
- Erosion and sedimentation control plans and detail sheets to include, but not be limited to, area of disturbance (in acres), limits of disturbance, location of silt fencing, location of straw or silt sack sediment traps, location of concrete washout, stabilized construction entrance, topsoil stockpile areas, limits of stripping, limits of grading, maintenance schedule and all associated construction details.
- Landscape Plan is to be included within all development and PIP plan sets. Plan is to be stamped and signed by a NYS Registered Landscape Architect and stamped and approved by the Clarence Landscape Committee. The Landscape Plan may be photocopied once all stamps and approvals have been obtained. These copies are to be included within all development and PIP plan sets.
- Traffic control signage and street lighting plan and details showing locations of all proposed recommended traffic control signage in accordance with Town of Clarence Highway Department requirements and proposed street lighting layout in accordance with New York State Electric and Gas and Town of Clarence requirements.
General Requirements
- All plan, detail and profile design sheets must contain an original stamp and signature of a Professional Engineer licensed by the State of New York.
- Engineer’s Report explaining the project in detail including, but not limited to existing site drainage condition hydrographs, proposed site drainage conditions hydrographs, storm water detention requirement calculations, detention basin design criteria, storm drainage pipe sizing calculations including perimeter yard drainage and fire main and/or fire sprinkler system hydraulic calculations. Provide a drainage summary in the narrative of the report showing the pre and post development flows. The Engineer’s Report must have original stamp and signature of a Professional Engineer licensed by the State of New York. All reports are to be bound and presented in an organized format.
- If the proposed land disturbance is greater than one (1) acre provide a Storm Water Pollution Prevention Plan (SWPPP) including all associated applications and forms in accordance with New York State Department of Environmental Conservation requirements for General Permit for Construction Activity (GP-0-25-001) must be submitted for review, approval, signature of acceptance and submitted to NYSDEC. General Permit coverage is required prior to issuance of Public Improvement Permits. All SWPPP documents must be stamped by a Professional Engineer licensed by the State of New York. All reports are to be bound and presented in an organized format.
- All plan and detail sheets must contain the following note: “All Construction Shall be in Accordance with Town of Clarence Standard Construction Specifications and/or Subject to the Latest Revisions as Approved by the Town Engineer”.
- Written verification from the Erie County Health Department stating that approval has been granted for all proposed sanitary sewer facilities.
- Written verification from the Erie County Health Department stating that approval has been granted for the proposed water main facilities.
- Written verification from Erie County Department of Public Works Division of Highways and/or New York State Department of Transportation stating approval of any and all proposed curb cuts onto County or State Highways.
- Written verification from the US Army Corps of Engineers or the NYSDEC for the approval to construct near or within federal or state wetlands, respectively.
- Additional technical design requirements as required by the Engineering Department.
NOTE: A pre-submittal meeting with Engineering Department staff is strongly encouraged to determine required design and/or approval elements specific to a project.
- All submittals and resubmittals must be submitted to the Planning and Zoning Department for distribution to the various Departments and Committees. Contact the Planning and Zoning Department for additional submittal requirements.
- Submittals directly to the Engineering Department and/or Building Department will not be accepted.
Development Plan Review Checklist-Subdivision-revised 01-12-25.doc
Attachment #3
Final Plat Approval Checklist for Major Residential Subdivisions
- Cloth or Mylar maps (preferably 22” x 34” or 34” x 44” in size) to sufficient scale (1”:100’) that include a date, north arrow, title, and stamp of licensed professional.
- Primary control points to which all dimensions angles, bearings and similar date on the plat shall be referred.
- Tract boundary lines, right-of-way lines of streets, easements, and property lines of residential lots and other sites with accurate dimensions, bearings, or deflection angles and radii, arcs and central angles of all curves.
- Street names and right-of-way width of each street or other right-of-way.
- Easement location, dimensions and purposes of any easements.
- Sublot numbers to identify each lot or site in numerical order.
- Purpose for which sites, other than residential lots are dedicated or reserved.
- Building setback lines on all lots including front, rear, and side yard lines.
- Location and description of monuments, lot corner markers, and bench markers.
- Water supply and sewage disposal arrangements, with details and certification of approval from the Erie County Health Department.
- Elevations of top of foundation walls on each proposed building lot.
- Maximum square foot area of lot coverage noted on each lot (20% of lot size).
- Signatures and dates of the Town Clerk and Planning Board Chairman denting when the respective Boards approved the subdivision.
- Flood zones (with Base Flood Elevation), floodway, and wetlands.
Revised 07/09/2026
Changed