The Planning Board shall administer these regulations.
No plat of any subdivision of land showing lots, blocks or sites, with or without streets or highways, shall be filed or recorded in the office of the County Clerk or have any validity until it has been approved in the manner prescribed herein.
No owner or agent of the owner of any land located within a subdivision shall transfer or agree to transfer ownership in the future by reference to, exhibition of, or by use of a plat of a subdivision before such plat has been approved and recorded in the manner prescribed herein. Any sale or transfer contrary to the provision of this section is void. The description of such sublot or parcel by metes and bounds in the instrument of transfer or other documents used in the process of selling or transferring shall not exempt the transaction from the provisions of these regulations.
No changes, erasures, modifications or revisions shall be made in any subdivision plat after approval has been given by the Board and endorsed, in writing, on the plat. In the event that any subdivision plat, when recorded, contains any such changes, the plat shall be considered null and void, and the Board shall institute proceedings to have said plat stricken from the records of the County Clerk.
Penalties for offenses against this chapter shall be as set forth in § 268 of the Town Law.
The Planning Board may grant variances from these regulations where unusual or exceptional factors or conditions require such modification, provided that the Planning Board shall:
A. 
Find that unusual topographical or exceptional physical conditions exist.
B. 
Find that strict compliance with these regulations would create an extraordinary hardship in the face of exceptional conditions.
C. 
Permit any modification to depart from these regulations only to the extent necessary to remove the extraordinary hardship.
D. 
Find that any modification granted will not be detrimental to the public interest nor in conflict with the intent and purpose of these regulations, when modified.
E. 
Require such other conditions to be met by the proposed plat as the Planning Board may find necessary to accomplish the purposes of these regulations, when modified.
A. 
The Planning Board may vary the zoning requirements pertaining to lot area, types of dwelling units and building height regulations in any residentially zoned districts in which a proposed subdivision is intended to be located and is designed to provide common open space while meeting the dwelling unit density requirement of the zoning district.
B. 
These modifications are intended to provide sufficient flexibility in subdivision design so that a subdivision may be integrated with the topography and thus facilitate the economical provision of adequate streets and utilities and also preserve the natural and scenic qualities of existing open lands.
C. 
Procedure. The subdivider shall make a written application to the Planning Board of his desire to use cluster or density development, and it may be followed at the discretion of the Planning Board if, in said Board's judgment, its application would benefit the town. If acceptable, the same procedure for regular subdivision is followed.
D. 
Conditions. The Planning Board may require such conditions that will ensure that common open space, park and recreation facilities will be preserved and maintained properly and that covenants and other legal provisions indicate ownership and who shall use the open space and facilities. The Town Board must approve the conditions before the plat may be approved for filing.
E. 
Site plat. The final site plat shall show the location and dimensions of structures, open spaces, landscaping, parking facilities, streets, driveways and all other physical features as shown on said plat, and any modifications, changes or supplementations of existing zoning provisions not shown on said site plat shall be described in a written statement accompanying the site plat.
Rights of appeal shall be as set forth in Article 16, § 282 of the Town Law and other applicable sections of the New York State Statutes.