The governing body may by ordinance adopt or amend an Official Map of Buena Borough, based on the provisions of the Master Plan in accordance with the provisions of N.J.S.A. 40:55D-32 and § 150-30 of this chapter.

Prior to the hearing on the adoption or amendment, the governing body shall refer said proposed Official Map or amendment to the Planning Board pursuant to the requirements of N.J.S.A. 40:55D-26.

The Official Map shall be deemed conclusive with respect to the location and width of streets and public drainageways and the location and extent of flood control basins and public areas, whether or not such streets, ways, basins or areas are improved or unimproved or are in actual physical existence.

Upon receiving an application for development, Buena Borough may reserve for future public use the aforesaid in accordance with N.J.S.A. 40:55D-44.

To preserve the integrity of the Official Map, no permit shall be issued for any building or structure in the bed of any street, drainageway, flood control basin or public area reserved on the Official Map, except as herein provided.

Whenever land which is affected by the provisions of the Official Map cannot yield a reasonable return to the owner unless a building permit is granted, the Zoning Board of Adjustment may direct the issuance of a permit for a building or structure thereon in such manner as will minimize the increase of the cost of opening such street or cause the minimum change to the Official Map; and the Board shall impose reasonable requirements to protect the public interest as a condition of approval.

Application or appeals pursuant to this section shall be subject to the provisions of N.J.S.A. 40:55D-72 through 40:55D-75 under Zoning Board of Adjustment.

No permit to erect a building or structure shall be issued unless the lot abuts a street giving access to such proposed building or structure and is shown on the Official Map or is an existing state, county or borough street or a street shown on a plan duly approved by the Planning Board or a street duly filed in the county recorder's office prior to the adoption of this chapter.

Before the issuance of a permit, the street shall be certified to be suitably improved or under surety to be improved in accordance with standards and specifications for road improvements set forth herein; and the proposed access must be shown to conform to the standards addressed in N.J.S.A. 40:55D-35.

Streets which have never been opened, which are shown on maps filed prior to July 1, 1964, the date establishing the first Planning Board in Buena Borough, shall not be considered part of the Official Map unless they are approved by the Planning Board, accepted by the governing body, improved to the standards set forth herein and dedicated by ordinance for general public use. The borough shall reserve the right to vacate such paper streets.

Streets which have been used by the general public continuously for 20 years prior to the adoption of this chapter, which are shown on maps filed prior to July 1, 1964, that have not been constructed to standard shall be constructed to the standards set by this chapter prior to development approval of the adjacent lands.

Where enforcement of § 150-45 above would cause practical difficulty or unnecessary hardship, or where circumstances of the case do not require the building or structure to be related to a street, the Zoning Board of Adjustment may vary the application of § 150-45 and direct the issuance of a permit subject to conditions that will provide adequate access for fire-fighting equipment and emergency vehicles and that will protect any future street layout shown on the Official Map or on the circulation plan element of the Master Plan.

Applications or appeals pursuant to this section shall be subject to the provisions of § 150-44.