[1982 Code § 134-90]
The purpose of this article shall be to provide rules, regulations and standards to guide land subdivision in the Borough in order to promote the public health, safety, convenience and general welfare of the Borough. It shall be administered to ensure the orderly growth and development, the conservation, protection and proper use of land and adequate provision for circulation, utilities and services.
[1982 Code § 134-91]
The approval provisions of this article shall be administered by the Planning Board in accordance with N.J.S.A. 40:55D-25 and N.J.S.A. 40:55D-37 et seq. and as otherwise provided by law.
[1982 Code § 134-93]
As used in this article, the following terms shall have the meanings indicated:
COMPLETE APPLICATION
Shall mean an application form completed as specified by ordinance and rules and regulations of the municipal agency and all accompanying documents required by this section for approval of the application for development, including, where applicable, but not limited to, a site plan or subdivision plat, provided that the municipal agency may require such additional information not specified in the section or any revisions in the accompanying documents as is reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application for development have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the municipal agency. An application shall be certified as complete immediately upon the meeting of all requirements specified in the section and in the rules and regulations of the municipal agency and shall be deemed complete as of the day it is so certified by the administrative officer for the purpose of the commencement of the time period for action by the municipal agency.
COUNTY PLANNING BOARD
Shall mean the County Planning Board as defined in N.J.S.A. 40:27-6.1, of the county in which the land or development is located.
DRAINAGE RIGHTS-OF-WAY
Shall mean the land 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 to safeguard the public against flood damage in accordance with N.J.S.A. 58:1-2 et seq.
FINAL APPROVAL
Shall mean the official action of the Planning Board taken on a tentatively approved plat after all requirements, conditions, engineering plans, etc., have been completed and the required improvements have been installed or bonds properly posted for their completion. A plat that receives final approval must have been prepared by a licensed professional engineer and a land surveyor in compliance with all the provisions of N.J.S.A. 46:23-9.9 et seq. and is the map which must be filed with the county recorder within ninety (90) days after such action in order to make the approval binding.
FINAL PLAT
Shall mean the final map of all or a portion of the subdivision which is presented to the Planning Board for final approval in accordance with these regulations and which, if approved, shall be filed with the proper county recording officer.
GENERAL TERMS AND CONDITIONS
Shall mean those as outlined under preliminary plat details, Section 35-905, and design standards as outlined under Section 35-906.
LOT
Shall mean a parcel or portion of land separated from other parcels or portions by description, as on a subdivision of record or survey map, or by metes and bounds, for purposes of sale, lease or separate use.
MAJOR SUBDIVISION
Shall mean all subdivisions not classified as minor subdivisions.
MASTER PLAN
Shall mean a composite of the mapped and written proposals recommending the physical development of the municipality which shall have been duly adopted by the Planning Board.
MINOR SUBDIVISION
Shall mean a subdivision of land that does not involve:
a. 
The creation of more than two (2) lots;
b. 
Planned development;
c. 
Any new street;
d. 
Extension of any off-tract improvement;
e. 
An extension of municipal facilities; or
f. 
Provision for drainage facilities.
OFFICIAL MAP
Shall mean the map adopted in accordance with N.J.S.A. 40:55D-32 et seq., or any prior act authorizing adoption. The map shall be deemed to be conclusive with respect to the location and width of streets and drainage right-of-way shown thereon.
OWNER
Shall mean any person having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under this article.
PERFORMANCE GUARANTY
Shall mean any security which may be accepted in lieu of a requirement that certain improvements be made before the Mayor and Council approves a plat, including performance bonds, escrow agreements and other similar collateral or surety agreements.
PLAT
Shall mean the map of a subdivision.
PRELIMINARY PLAT
Shall mean the preliminary map indicating the proposed layout of the subdivision which is submitted to the Planning Board for consideration and tentative approval and meeting the requirements of Section 35-905.
RESERVE STRIP
Shall mean a privately owned strip of land of less width than the lot depth permitted by the applicable zoning regulation and bounded on one side by a proposed street and on the other by the boundary of a subdivision.
SKETCH PLAT
Shall mean the sketch map of a subdivision of sufficient accuracy to be used for the purpose of discussion and classification and meeting the requirements of Section 35-905.
STREET
Shall mean any street, avenue, boulevard, road, lane, parkway, viaduct, alley or other way which is an existing State, county or municipal roadway, or a street or way shown upon a plat heretofore approved pursuant to law or approved by official action, or a street or way on a plat duly filed and recorded in the office of the County Recording Officer prior to the appointment of a Planning Board and the grant to the Board of the power to review plats, and includes the land between the street lines, whether improved or unimproved, and may comprise pavement, shoulders, gutters, sidewalks, parking areas and other areas within the street lines.
a. 
CONTROLLED ACCESS HIGHWAYSShall mean those that are used by heavy through traffic and which permit no access from abutting property.
b. 
ARTERIAL STREETSShall mean those which are used primarily for fast or heavy traffic.
c. 
MAJOR THOROUGHFARESShall mean those which are used primarily for local and through traffic.
d. 
COLLECTOR STREETSShall mean those which carry traffic from minor streets to the major system of arterial streets, including the principal entrance streets of a residential development and streets for circulation within such development.
e. 
MINOR STREETSShall mean those which are used primarily for access to the abutting properties.
f. 
MARGINAL ACCESS STREETSShall mean streets which are parallel to and adjacent to arterial streets and highways and which provide access to abutting properties and protection from through traffic.
g. 
ALLEYSShall mean minor ways which are used primarily for vehicular service access to the back or the side of properties otherwise abutting on a street.
SUBDIVIDER
Shall mean any person, corporation, trust or legal entity commencing proceedings under this article to effect a subdivision of land for himself or for another.
SUBDIVISION
Shall mean the division of a lot, tract or parcel of land into two (2) or more lots, tracts, parcels or other divisions of land for sale or development. The following shall not be considered "subdivisions" within the meaning of this article, if no new streets are created: divisions of land found by the Planning Board or Subdivision Committee thereof appointed by the Chairman to be for agricultural purposes where all resulting parcels are five (5) acres or larger in size; divisions of property by testamentary or intestate provisions; divisions of property upon court order, including but not limited to judgments of foreclosure; consolidation of existing lots by deed or other recorded instrument; and the conveyance of one (1) or more adjoining lots, tracts or parcels of land owned by the same person or persons and all of which are found and certified by the administrative officer to conform to the requirements of the municipal development regulations and are shown and designated as separate lots, tracts or parcels on the Tax Map or atlas of the Borough. The term "subdivision" shall also include the term "resubdivision."
SUBDIVISION APPLICATION
Shall mean the application for approval of a subdivision pursuant to the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., or an application for approval of a planned unit development pursuant to the Municipal Land Use Law N.J.S.A. 40:55D-1 et seq.
SUBDIVISION COMMITTEE
Shall mean a committee of at least three (3) Planning Board members appointed by the Chairman of the Board for the purpose of classifying subdivisions in accordance with the provisions of this article, and performing any other duties relating to land subdivision which may be conferred on this Committee by the Board.
TENTATIVE APPROVAL
Shall mean the official action taken on a preliminary plat by the Planning Board meeting in regular session which determines whether or not the map submitted is in proper form and meets the established standards adopted for design, layout and development of the subdivision. "Tentative approval" confers certain irrevocable rights upon a subdivider for a period of three (3) years on condition that the general terms and conditions specifically agreed upon will be fully met and, further, that the final plat be submitted for final approval within the three-year time period.
TRANSCRIPT
Shall mean a typed or printed verbatim record of the proceedings or reproduction thereof.
[1982 Code § 134-93A]
a. 
Any owner of land within the Borough shall, prior to the subdividing or resubdividing of land, submit to the Secretary of the Planning Board, at least two (2) weeks prior to the regular meeting of the Board, nine (9) sketch plats of the proposed subdivision for purposes of classification and preliminary discussion, together with a fee of twenty-five ($25.00) dollars payable to the Borough of Little Ferry.
b. 
If a preliminary subdivision application is found to be incomplete, the developer shall be notified in writing of the deficiencies therein by the Board or the Board's designee for the determination of completeness within forty-five (45) days of submission of such application or it shall be deemed to be property submitted.
c. 
If classified and approved as a minor subdivision by unanimous action of the Subdivision Committee, a notation to that effect will be made on the sketch plat. In the event that the Subdivision Committee is not unanimous in its action, then the sketch plat shall be immediately referred to the Planning Board as a whole for proper consideration and classification. Where County Planning Board approval is required, it will be forwarded to that Board for its consideration. The plat will then be forwarded to the Mayor and the Borough Clerk for their signatures and returned to the subdivider within one (1) week following the next regular meeting of the Mayor and Council. No further Governing Body approval shall be required.
d. 
Before the Clerk returns any approved sketch plat to the subdivider, he shall furnish one (1) copy to each of the following:
1. 
Borough Clerk.
2. 
Borough Engineer.
3. 
Construction Official or Zoning Officer.
4. 
Tax Assessor.
5. 
Secretary of the Planning Board.
6. 
County Planning Board.
7. 
Such other official as directed by the Planning Board.
e. 
Either a deed description or a plat map drawn in compliance with Chapter 358 of the Laws of 1953 shall be filed or recorded by the subdivider with the County Clerk within ninety (90) days from the date of return of the approved sketch plat.[1]
[1]
Editor's Note: Currently, see N.J.S.A. 46:23-9.9 et seq.
f. 
If the plat is classified as a major subdivision, a notation to that effect shall be made on the plat, which will be returned to the subdivider for compliance with the procedure in paragraphs b and c above.
[1982 Code § 134-93B]
a. 
At least ten (10) black-on-white prints of the preliminary plat, together with three (3) completed application forms for preliminary approval, shall be submitted to the Secretary of the Planning Board two (2) weeks prior to the Planning Board meeting at which consideration is desired. At the time of filing, a fee shall be paid to the Borough of Little Ferry in accordance with Article 400, Section 35-404.
b. 
The subdivider shall notify by mail, at least ten (10) days prior to the hearing, all property owners of lands adjoining and lands directly across the street or streets from the property involved. The notice shall state the time and place of hearing, a brief description of the subdivision and that a copy of the subdivision has been filed with the Clerk for public inspection. The subdivider shall also cause notice of the hearing to be published in the official newspaper or newspapers of general circulation in the Borough at least ten (10) days prior to the hearing. Proof of publication and mailing shall be filed with the Secretary of the Planning Board prior to the hearing.
c. 
Copies of the preliminary plat shall be forwarded by the Secretary of the Planning Board prior to the hearing to the following persons:
1. 
Borough Clerk.
2. 
County Planning Board.
3. 
Borough Engineer.
4. 
Board of Health.
5. 
Such other municipal, county or State officials as directed by the Planning Board.
d. 
The Planning Board shall act on the preliminary plat within ninety (90) days after submission to the Planning Board, but in no case before the expiration of the twenty-day period within which the County Planning Board may submit a report on the subdivision. In all cases the recommendations of the County Planning Board shall be given careful consideration in the final decision of the local Planning Board. If the County Planning Board has approval authority pursuant to N.J.S.A. 40:27-1 et seq., its action shall be noted on the plat, and if disapproved, two (2) copies of the reasons for disapproval shall be returned with the plat. If either the Planning Board or County Planning Board disapproves a plat, the reasons for disapproval shall be remedied prior to further consideration. The person submitting a plat shall be notified of the action of the Planning Board within ninety (90) days of its submission. If approval is required by any other officer or public body, the same procedure as applies to submission to and approval by the County Planning Board shall apply.
e. 
If the Board acts favorably on a preliminary plat, a notation to that effect shall be made on the plat and it shall be referred to the Mayor and Council for action. The Mayor and Council shall act within thirty (30) days. Its action shall be noted on the plat, signed by the Mayor, and it shall be returned to the subdivider for compliance with final approval requirements.
f. 
Preliminary approval shall confer upon the applicant the following rights for a three-year period from the date of approval:
1. 
That the general terms and conditions under which the preliminary approval was granted will not be changed.
2. 
That the applicant may submit for final approval, on or before the expiration date of preliminary approval, the whole or a section or sections of the preliminary subdivision plat.
[1982 Code § 134-93C]
a. 
Before consideration of a final subdivision plat, the subdivider will have installed the improvements required under Section 35-906, or the Planning Board shall require the posting of adequate performance guaranties satisfactory to the Board and Council to assure the installation of the required improvements.
b. 
No subdivision plat shall be considered for final approval unless and until the applicant shall first deposit with the Clerk a sum equal to three and one-half (3 1/2%) percent of the total cost of the improvements required under Section 35-906, the moneys to be used by the Borough to defray the cost of filing, inspection, supervising, engineering, legal and all other fees in connection with the approval of the plats, bonds, agreements, ordinances for the acceptance of the improvements, any and all services rendered for the approval and proper completion of the work thereunder. If the amount is insufficient to cover such costs, the subdivider shall be liable for the balance of such costs. The subdivider shall be obligated to pay the Borough for the reasonable engineering cost of designing, laying out and supervising the installation of all pavements, curbs, sidewalks, storm drains and other structures in the Borough and the preparation of all construction plans and profiles and the setting of grade stakes. The fees will be established with the consent of the Mayor and Council and, where determinable, shall be paid in advance of services.
[1982 Code § 134-93D]
a. 
The final plat shall be submitted to the Planning Board for final approval within three (3) years from the date of preliminary approval. The Board shall act upon the final plat within forty-five (45) days after the date of submission for final approval to the Secretary of the Board.
b. 
The original tracing, one (1) translucent tracing cloth copy, two (2) cloth prints, ten (10) black-on-white prints and three (3) copies of the application form for final approval shall be submitted to the Secretary at least three (3) weeks prior to the date of a regular Planning Board meeting. Unless the preliminary plat is approved without changes, the final plat shall have incorporated all changes or modifications required by the Board.
c. 
The final plat shall be accompanied by a statement by the Borough Engineer that he is in receipt of a map showing all utilities in exact location and elevation, identifying those portions already installed and those to be installed, and that the subdivider has complied with one (1) or both of the following:
1. 
Installed all improvements in accordance with requirements of these regulations.
2. 
Posted a performance guaranty with the Borough Clerk in a specific amount to assure the completion of certain itemized improvements.
d. 
Any plat which requires County Planning Board approval pursuant to N.J.S.A. 40:27-12 shall be forwarded to the County Planning Board for its action prior to final approval by the Mayor and Council.
e. 
If the Planning Board favorably refers a final plat to the Mayor and Council, it shall take action not later than the second regular meeting following the referral, noting its action on the plat and the Mayor affixing his signature thereto if the action is favorable.
f. 
Failure of the Mayor and Council to act within the allotted time or a mutually agreed upon extension shall be deemed to be favorable approval, and the Borough Clerk shall issue a certificate to that effect.
g. 
If any person shall be aggrieved by the action of the Planning Board, appeal in writing to the Mayor and Council may be taken within ten (10) days after the date of the action of the Planning Board. A hearing shall be had on notice to all parties in interest, who shall be afforded an opportunity to be heard. After the hearing, the Mayor and Council may affirm or reverse by a recorded vote of a majority of the total members. The findings and reasons for the disposition of the appeal shall be stated on the records of the Mayor and Council, and the applying party shall be given a copy.
h. 
On final approval, copies of the final plat shall be filed by the Planning Board with the following:
1. 
Borough Clerk.
2. 
Borough Engineer.
3. 
Construction Official.
4. 
Tax Assessor.
5. 
County Planning Board.
6. 
Official issuing certificates for approved lots.
i. 
The final plat, after final approval by the Mayor and Council, shall be filed by the Borough Engineer with the County Recording Officer.
j. 
No plat shall be accepted for filing by the County Recording Officer unless it has been duly approved by the Council and signed by the Mayor.
[1982 Code § 134-94A]
The sketch plat shall be based on Tax Map information or some other similarly accurate base at a scale [preferably not less than four hundred (400) feet to the inch] to enable the entire tract to be shown on one (1) sheet and shall show or include the following information:
a. 
The location of that portion which is to be subdivided in relation to the entire tract.
b. 
All existing structures and wooded areas within the portion to be subdivided in relation to the entire tract.
c. 
The name of the owner and of all adjoining property owners as disclosed by the most recent borough tax records.
d. 
The Tax Map sheet, block and lot numbers.
e. 
All streets or roads and streams within five hundred (500) feet of the subdivision.
[1982 Code § 134-94B]
The preliminary plat shall be clearly and legibly drawn or reproduced at a scale of not less than one (1) inch equals one hundred (100) feet. Preliminary plats shall be designed and drawn by a licensed New Jersey land surveyor or by a planner holding full or associate membership in the American Institute of Planners. The plat shall be designed in compliance with the provisions of Section 35-907 and shall show or be accompanied by the following information:
a. 
A key map showing the entire subdivision and its relation to the surrounding areas.
b. 
The tract name, Tax Map sheet, block and lot numbers, date, reference meridian, graphic scale and the following names and addresses:
1. 
Name and address of record owner or owners.
2. 
Name and address of the subdivider.
3. 
Name and address of the person who prepared map.
c. 
Acreage of tract to be subdivided, to nearest tenth of an acre.
d. 
Sufficient elevations or contours to determine the general slope and natural drainage of the land, the high and low points and tentative cross sections and center-line profiles for all proposed new streets, together with the proposed final elevations of all streets, sanitary sewers, storm sewers, sidewalks, curbs, individual lots, the first floor and garage floor, if any, of any building to be constructed thereon and any intermediate grades as may be required by the Borough Engineer.
e. 
The location of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, drainpipes and any natural features such as wooded areas and rock formations.
f. 
Plans of proposed utility layouts (sewers, storm drains, water, gas and electricity), showing feasible connections to existing or any proposed utility systems. When an individual water supply or sewage disposal system is proposed, the plan for the system must be approved by the appropriate local, county or State health agency. When a public sewage system is not available, the developer shall have percolation tests made and submit the results with the preliminary plat. Any subdivision or part thereof which does not meet with the established requirements of this article or other applicable regulations shall not be approved. Any remedy proposed to overcome such a situation shall first be approved by the appropriate local, county or State health agency.
g. 
A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat.
[1982 Code § 134-94C]
The final plat shall be drawn in ink on tracing cloth at a scale of not less than one (1) inch equals one hundred (100) feet and in compliance with all the provisions of N.J.S.A. 46:23-9.9 et seq. The final plat shall show or be accompanied by the following:
a. 
Date, name and location of subdivision, name of owner, graphic scale and reference meridian.
b. 
Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use, all lot lines and other site lines, with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves.
c. 
The purpose of any easement or land reserved or dedicated to public use shall be designated, and the proposed use of sites other than residential shall be noted.
d. 
Each block shall be numbered, and the lots within each block shall be numbered consecutively beginning with No. 1.
e. 
Minimum building setback line on all lots and other sites.
f. 
Locations and description of all monuments.
g. 
Names of owners of adjoining unsubdivided land.
h. 
Certification by engineer or surveyor as to accuracy of details of plat.
i. 
Certification that the applicant is agent or owner of the land or that the owner has given consent under an option agreement.
j. 
When approval of a plat is required by an officer or body of a municipality, county or State, approval shall be certified on the plat.
k. 
Cross sections and profiles of streets, approved by the Borough Engineer, shall be required to accompany the final plat.
l. 
Contours at five-foot intervals for slopes averaging ten (10%) percent or greater and at two-foot intervals for land of lesser slope.
m. 
Plans and profiles of storm and sanitary sewers and water mains.
n. 
Certificate from Tax Collector that all taxes are paid to date.
[1982 Code § 134-95]
a. 
Improvements. Prior to the granting of final approval, the subdivider shall have installed or shall have furnished performance guaranties for the ultimate installation of the following:
1. 
Streets.
2. 
Street signs.
3. 
Curbs or gutters.
4. 
Sidewalks.
5. 
Streetlighting.
6. 
Shade trees, to be located on the street line so as not to interfere with utilities or sidewalks.
7. 
No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least six (6) inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.
8. 
Monuments shall be of the size and shape required by N.J.S.A. 46:23-9.11, and shall be placed in accordance with the statute.
9. 
Water mains, culverts, storm sewers and sanitary sewers shall be properly connected with an approved system and shall be adequate to handle all present and probable future development.
b. 
All of the above-listed improvements shall be subject to inspection and approval by the Borough Engineer, who shall be notified by the developer at least twenty-four (24) hours prior to the start of construction. No underground installation shall be covered until inspected and approved.
c. 
Performance Guaranty. No final plat shall be approved by the Mayor and Council until the completion of all required improvements has been certified by the Borough Engineer and the Superintendent of Public Works, unless the subdivision owner shall have filed with the Borough a performance bond with sufficient surety conditioned upon the completion of the improvements to the satisfaction of and within the time designated by the Mayor and Council, and further conditioned upon the furnishing of a maintenance bond with sufficient surety, in an amount of one fourth (1/4) of the sum of the performance bond, to maintain the improvements against defective workmanship and material and inherent defects due to faulty workmanship or material for a period of eighteen (18) months from the date of the completion and acceptance of the improvements. The performance bond shall be in such amount as estimated by the Borough Engineer to cover the costs of the improvements and all expenses incidental thereto, plus twenty-five (25%) percent over and above the amount. In lieu of bonds, the applicant may deposit cash in sums equal to the amounts which would otherwise be secured by bonds. Upon failure of the applicant to complete or maintain the improvements to the satisfaction of the Borough, the Borough may complete or maintain the work, using the money so deposited or so much thereof as is necessary for such purpose, returning the balance of the deposit, if any, to the applicant. The performance guaranty shall run for a period to be fixed by the Mayor and Council but in no case for a term of more than three (3) years.
[1982 Code § 134-96]
The subdivider shall observe the following requirements and principles of land subdivision in the design of each subdivision or portion thereof:
a. 
General. The subdivision plat shall conform to design standards that will encourage good development patterns within the Borough. Where either or both an Official Map or Master Plan has or have been adopted, the subdivision shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks and playgrounds shown on an officially adopted Master Plan or Official Map shall be considered in approval of subdivision plats. Where no Master Plan or Official Map exists, streets and drainage rights-of-way shall be shown on the final plat in accordance with N.J.S.A. 40:55D-38 through 40:55D-41 and N.J.S.A. 40:55D-44 and shall be such as to lend themselves to the harmonious development of the Borough and enhance the public welfare in accordance with the following design standards.
b. 
Streets.
1. 
The arrangements of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets.
2. 
Minor streets shall be so designed as to discourage through traffic.
3. 
Subdivisions abutting arterial streets shall provide a marginal service road or reverse frontage with a buffer strip for planting, or some other means of separation of through and local traffic as the Council may determine appropriate.
4. 
The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:
(a) 
Arterial street, eighty (80) feet.
(b) 
Collector streets, sixty (60) feet.
(c) 
Minor streets, fifty (50) feet.
(d) 
Marginal access streets, forty (40) feet.
(e) 
The right-of-way width for internal roads and alleys in multifamily, commercial and industrial development shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.
5. 
No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been approved by the Council.
6. 
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements of this article shall dedicate additional width along either one (1) or both sides of the road. If the subdivision is along one (1) side only, one-half (1/2) of the required extra width shall be dedicated.
7. 
Grades of arterial and collector streets shall not exceed four (4%) percent. Grades on other streets shall not exceed ten (10%) percent. No street shall have a minimum grade of less than one-half of one (1/2 of 1%) percent unless the Borough Engineer determines a lesser grade to be necessary, in writing.
8. 
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than sixty (60°) degrees. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than twenty (20) feet.
9. 
Street jogs with center-line offsets of less than one hundred twenty-five (125) feet shall be prohibited.
10. 
A tangent at least fifty (50) feet long shall be introduced between reverse curves on arterial and collector streets.
11. 
When connecting street lines deflect from each other at any one point by more than ten (10°) degrees and not more than forty-five (45°) degrees, they shall be connected by a curve with a radius of not less than ten (10) feet for minor streets and three hundred (300) feet for arterial and collector streets.
12. 
All changes in grades shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
13. 
Dead-end streets (cul-de-sac) shall not be longer than six hundred (600) feet and shall provide a turnaround at the end with a radius of not less than fifty (50) feet and tangent whenever possible to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
14. 
No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.
c. 
Blocks.
1. 
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Article 100, Zoning, and to provide for convenient access, circulation control and safe street traffic.
2. 
In blocks over one thousand (1,000) feet long, pedestrian crosswalks may be required in locations deemed necessary by the Council. Such walkway shall be six (6) feet wide and be straight from street to street.
3. 
For commercial, group housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
d. 
Lots.
1. 
Lot dimensions and area shall not be less than the requirements of Article 100, Zoning.
2. 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
3. 
Each lot must front upon an improved street at least fifty (50) feet in width, except lots fronting on streets described in paragraph b,4(d) and (e) above.
4. 
Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra-width line and all setbacks shall be measured from such line.
5. 
Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions or similar circumstances, the Council may, after adequate investigation, withhold approval of such lots.
e. 
Public Use and Service Areas.
1. 
In large-scale development, easements along rear property lines or elsewhere for utility installations may be required. Easements shall be at least fifteen (15) feet wide and located in consultation with the companies or municipal departments concerned.
2. 
Where a subdivision is traversed by a watercourse, drainageway channel or street, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse, and such further width or construction, or both, as will be adequate for the purpose.
3. 
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
[1982 Code § 134-97; N.J.S.A. 40:55D-55]
a. 
Failure to Obtain Subdivision Approval. If, before final approval has been obtained, any person transfers or sells or agrees to sell, as owner or agent, any land which forms a part of a subdivision on which, by ordinance, the Council is required to act, he shall be subject to a fine not to exceed one thousand ($1,000.00) dollars, and each parcel, plot or lot so disposed of shall be deemed a separate violation. The Borough may also institute and maintain as provided for in N.J.S.A. 40:55D-55.
b. 
Other Violations.
1. 
If the streets in the subdivision are not such that a structure on the land in the subdivision would meet requirements for a building permit under N.J.S.A. 40:55D-32 et seq., the Borough may institute and maintain a civil action for injunctive relief to set aside and invalidate any conveyance made pursuant to a contract or sale if a certificate of compliance has not been issued in accordance with N.J.S.A. 40:55D-56.
2. 
In any such action the transferee, purchaser or grantee shall be entitled to a lien upon the portion of the land from which the subdivision was made that remains in the possession of the subdivider or his assigns or successors, to secure the return of any deposit made or purchase price paid, and also a reasonable search fee, survey expense and title-closing expense, if any. Any action must be brought within two (2) years after the date of the recording of the instrument of transfer, sale or conveyance of land, or within six (6) years if unrecorded.
[1982 Code § 134-98]
These rules, regulations and standards shall be considered the minimum requirements for the protection of the public health, safety and welfare of the citizens of the Borough of Little Ferry. Any action taken by the Planning Board and the Council under the terms of this article shall give primary consideration to the above-mentioned matters and to the welfare of the entire community. However, if the subdivider or his agent can clearly demonstrate that, because of peculiar conditions pertaining to his land, the literal enforcement of one (1) or more of these regulations is impracticable or will exact undue hardship, the Planning Board and the Council may permit such variance or variances as may be reasonable and within the general purpose and intent of the rules, regulations and standards established by this article.