In passing on the adequacy of subdivision plans, the Planning Board shall apply the standards contained in this section. If a subdivider can clearly demonstrate that because of peculiar conditions pertaining to his land the literal enforcement of these standards would cause undue hardship, the Board may permit such variations from their literal interpretation as may be reasonable and consistent with their general purpose and intent of this chapter.
A. 
Land. No land shall be subdivided for residential purposes unless on-site hazards to life, health or property from flood, fire, disease, smoke, excessive vibration, noise, odor and dangerously irregular terrain conditions shall have been eliminated or unless the plans for the subdivision provide adequate safeguard against such hazards.
B. 
Development. Proposed subdivisions shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
C. 
Utility lines. All telephone, telegraph, electrical utility lines, television cables and other utility lines which are applicable shall be placed below ground in residential subdivisions.
D. 
Open space requirements on all subdivisions creating five or more lots.
[Added 1-5-2004]
(1) 
In subdivisions that are intended to contain five or more dwelling units, the Planning Board shall consider the need for suitable open areas for recreation and shall make a recommendation thereon. Standards to be used by the Planning Board in determining space for recreation shall be as follows:
Dwelling Units
Minimum Playground and Neighborhood Park Acreage to be Recommended
5 to 10
0.5
11 to 20
1
21 to 30
1.5
31 to 40
2
41 to 50
2.5
51 to 70
3
For each additional 20 units
0.5
(2) 
The requirements of this subsection relating to the need for suitable open areas for recreation and the total percentage of open space required within a development may be modified and/or waived by the Planning Board, if requested by the developer, upon the Planning Board's determination that both the area local to the development and the Borough of Swedesboro's park and recreation needs would be better served by an agreed cash request to the designated parks and recreation budget, which sums shall be added to the current year municipal budget when received as a dedication by rider in accordance with the provisions of N.J.S.A. 40A:4-39.
(3) 
The amount of the contribution required pursuant hereto shall be determined by the estimated cost of the passive and active recreation facilities and equipment that would otherwise be required by the proposed development, which shall also take into consideration the value of the additional lots that the developer will have for sale, and shall be prorated over the total number of building lots, as shown on the preliminary plans submitted by the applicant and approved by the Planning Board, in order to determine a per-lot amount.
(4) 
Payment of the contribution required pursuant hereto shall be made prior to the signing of the final plans by the Planning Board Chairman, Planning Board Secretary and Borough Clerk, and shall be equal to the per-lot amount times the number of building lots shown on the final plans to be signed and filed and shall be made payable to the designated parks and recreation fund. For good cause shown, the Planning Board may enter into an agreement to provide that the payment or payments shall be made at some later time, subject to the posting of adequate performance guaranties in an amount of 120% of the agreed contribution subject, however, that the delayed period of time shall in no event be later than the issuance of the first certificate of occupancy.
(5) 
The cash bequest shall be used exclusively for park and recreation purposes and shall be placed in the current budget line item designated "parks and playgrounds, other expenses." The Borough of Swedesboro reserves the right to use said funds for proper purposes anywhere within the Borough of Swedesboro.
A. 
Block length. Blocks shall be not less than 500 feet long nor more than 1,300 feet long, except that blocks along major streets shall not be less than 800 feet long. Crosswalks up to 12 feet wide maybe required for blocks more than 1,000 feet long.
B. 
Block width. Blocks shall be wide enough for two tiers of lots and shall not be less than 200 feet wide.
C. 
Through lots. Double frontage lots are to be avoided and generally will not be permitted unless the lots are a minimum of 200 feet deep. Where the rear yards of double frontage lots abut major or secondary highways and the lots are entirely served by a separate residential service or neighborhood feeder street, their use may be required.
D. 
Grading. Blocks and lots shall be graded to secure proper drainage and to prevent the collection of stormwater in pools. Unless it is determined by the Municipal Engineer to be not feasible, all lots shall be graded so that they drain toward the street. Topsoil shall be redistributed on the surface as cover and shall be stabilized by seeding and planting.
E. 
Lot lines. Lot lines shall be at right angles to street lines or radial thereto wherever practicable.
F. 
House numbers. House numbers shall be assigned to each lot by the Building Inspector.
G. 
Residential parking. At least one off-street parking space back of the front line of the building and with access to a public street or alley shall be provided for each proposed dwelling unit. Where such access is to a major or secondary street, adequate turnaround space shall be provided on the lot.
H. 
Exceptions. Blocks in commercial and industrial districts may vary from the elements of design contained in this section if the nature of the use requires other treatment.
A. 
Integration. The proposed street pattern shall be integrated with the municipal plan of streets[1] and shall be related to topography so as to produce usable lots and reasonable street grades.
[1]
Editor's Note: As to streets generally, see Ch. 285, Streets and Sidewalks.
B. 
Design and purpose. Streets shall be designed according to their function and laid out to preserve the integrity of their design. Streets shall be classified by function as follows:
(1) 
Residential service streets. Streets providing direct access to residential structures and intended primarily to serve only the properties along them.
(2) 
Neighborhood feeder streets. Streets connecting residential service streets, providing access to community facilities and intercommunity streets and intended primarily for the use of neighborhood traffic. Standards assume medium flow and street parking on both sides.
(3) 
Intercommunity streets. Streets connecting places of relatively dense settlement with each other and with major traffic streets and intended primarily for interneighborhood and commuter traffic. Standards assume relatively heavy traffic flow at high speeds. Street parking may or may not be assumed.
(4) 
Industrial or commercial collectors. Streets located in areas of industrial or commercial developments which, by their location, will carry traffic of a generally heavy nature. Collector streets will generally carry vehicles loaded with industrial and commercial products or vehicles designed for industrial and commercial services. Standards for these streets assume high density, heavy traffic at low speeds over comparatively short distances.
(5) 
Major traffic streets. Streets serving large volumes of comparatively long distance, high speed traffic and intended primarily for intercity and commuter traffic.
C. 
Widths. Desirable minimum street widths are as follows, but no street shall have less than a fifty-foot right-of-way:
Type of Street
Right-of-Way Width
(feet)
Cartway Width
(feet)
Curb Reveal
(inches)
Residential service
50
30
6
Neighborhood feeder
60
36
8
Intercommunity
66 to 86
40
10
Industrial and commercial feeders
68
48
10
Major traffic
Standards of State Highway Department
D. 
Continuations. New streets shall be laid out to continue existing streets at no reduction in width, provided that such continuations are both reasonable and practicable. When development is proposed along existing streets of insufficient width, sufficient additional width to conform with the above standards shall be required.
E. 
Names. Continuations of existing streets shall be known by the same names. Names for new streets shall not duplicate or closely resemble names of existing streets.
F. 
Access. Street layout shall make provision for access to all lots in the subdivision and to adjacent undeveloped areas, whether on the same or an adjoining tract. The subdivider shall improve access streets to the limits of the subdivision.
G. 
Reserve strips. Reserve strips controlling access to the subdivision or to adjacent areas are prohibited unless control and disposal of them is vested in the municipality.
H. 
Half streets. Provision of half streets, except to complete existing half streets, is prohibited.
I. 
Highway frontage. If the subdivision abuts a present or proposed major or secondary street, the Planning Board may require the use of through lots, as described above, or the use of a marginal service street along the edge of the highway but separated from it by a raised strip at least five feet wide.
J. 
Railroad influence. When a subdivision abuts a railroad, streets crossing the railroad shall be kept to a minimum and shall be located to facilitate grade separation.
K. 
Dead-end streets. Dead-end streets are prohibited unless constructed as culs-de-sac, not exceeding 500 feet in length, with a turnaround having a minimum radius of 50 feet to the outside curbline. Drainage shall preferably be away from the turnaround or provided for by storm sewers.
L. 
Clear sight distance. Clear sight distance along the center lines of residential and neighborhood streets shall be maintained at not less than 200 feet, along intercommunity streets at not less than 300 feet and along major streets at not less than 500 feet.
M. 
Grades. There shall be a minimum center-line grade of 1/2 of 1% and a maximum center-line grade of 6% on major or intercommunity streets and a maximum grade of 10% on other streets for short distances where no gentle slope is possible.
N. 
Directional changes. Changes in street direction shall be made by horizontal curves with a minimum radius of 500 feet for major streets, 300 feet for secondary streets and 100 feet for residential and neighborhood feeder streets. These radii are to be measured from the inside curbline.
O. 
Vertical curves. Vertical curves are required for changes in grade. The rate of change of grade on vertical curves shall be no more than 4% per 100 feet of road, provided that the clear sight distance specified in these regulations is maintained at all points on the road.
P. 
Street cross section. The cross section of the paved surface of the crown on residential service and neighborhood feeder streets will be a parabolic curve and shall provide for the six-inch or eight-inch curb reveal.
Q. 
Side slopes. Street cuts and fills shall be provided with side slopes no steeper than two to one for grade differences more than five feet and four to one for grade differences less than five feet. Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gullying and erosion.
R. 
Sidewalks.[2] Installation of sidewalks shall be required unless specifically waived by the Planning Board. Sidewalk paving shall not be less than four feet in width, except that the Planning Board may require wider pavement in high density areas and in commercial areas. The location of sidewalks shall be one foot from the property line. The sidewalk shall be a minimum of four inches thick and a minimum of six inches thick adjacent to driveways, and the concrete shall have a minimum strength of 3,500 pounds per square inch in accordance with the Municipal Engineer's specifications.
[2]
Editor's Note: As to sidewalks generally, see Ch. 285, Streets and Sidewalks.
S. 
Shade trees. Not less than two new shade trees shall be installed or remain on each lot between the front setback line and the street right-of-way line and not closer than 25 feet from any existing or proposed streetlight or street intersections and installed so as not to interfere with utilities, roadways or sidewalks. Trees shall be nursery grown stock not less than two-inch caliper, measured one foot from the root system, and shall be planted and staked in an approved manner. Trees shall be of the following types: sugar maple, red maple, sophora, copper beech, silver linden, chestnut, london or oriental plane or Norway maple. All trees not surviving after one growing season shall be replaced by the developer. Other species may be proposed in writing to the Board for its approval. The Board may provide rules and regulations compelling the subdivider or developer, at his sole expense, to retain a qualified forester to report to the Engineer as to what can be done to save existing trees.
T. 
Material and construction standards. Material and construction standards for street improvements, curbs, sidewalks, storm drainage, sanitary sewer, water, etc., shall conform to specifications promulgated by the Municipal Engineer. All installations will be inspected by the Municipal Engineer, and bond releases will not be granted without inspection and approval of the Municipal Engineer. The developer is required to give the Municipal Engineer 48 hours' advance notice of any construction, provide access to all installations, provide the name and telephone number of the responsible person on site, supply delivery tickets for materials, provide equipment and manpower for testing procedures and provide as-built locations for all subsurface installations.
U. 
Street improvements. Installation of curbs, road paving and storm drainage systems is required. Curbs shall be six inches by eight inches by 18 inches, and the concrete shall have a minimum strength of 3,500 pounds per square inch in accordance with the Municipal Engineer's specifications. Road paving shall be two inches of FABC surface on four inches of bituminous stabilized base on four inches of gravel or stone subbase. Upon proper soils testing and paving design by the applicant's engineer and review and favorable recommendation by the Municipal Engineer, the Planning Board may change the road paving requirements. The top FABC paving course shall be installed not sooner than one year following the installation of the base course. Before placement of the top paving course, all flaws or defects in the base course shall be corrected to the satisfaction of the Municipal Engineer. The Municipal Engineer, in his discretion, may permit the top paving installation to be made within less than one year. During this one-year period, all appurtenances, such as manhole rims, valves, etc., shall not be more than two inches above the base paving and shall be tamped with bituminous material. No certificates of occupancy shall be issued prior to the installation of all utilities and street improvements up to and including the base course. Inspection of all construction is required.
V. 
Intersections. Street intersections shall be designed according to the following standards:
(1) 
No more than two streets shall cross at the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 70°, measured at the center lines of the streets, will not be permitted.
(2) 
Intersecting streets shall not enter into the same side of major traffic streets at intervals of less than 300 feet. Minor streets which enter a major traffic street from opposite sides should be directly opposite to each other or, if necessary, they may be separated by at least 200 feet between center lines measured along the center line of the major traffic street.
(3) 
Maximum grade within any intersection shall not exceed 1%, and approaches to any intersection shall follow a straight course within 100 feet of the intersection.
(4) 
Curb radii.
(a) 
Curb radii at intersections shall be according to the following schedule of minimum lengths:
[1] 
Twenty-five feet for residential service streets and alleys.
[2] 
Thirty feet for neighborhood and industrial and commercial feeders and community streets.
[3] 
Thirty-five feet for major streets.
(b) 
Where streets of different categories intersect, requirements for the more important one shall hold. The street right-of-way line shall be parallel to the curbline. In zones where buildings are permitted to abut the right-of-way line, a diagonal cutoff may be employed. Curbs at crosswalks shall be installed in accordance with the New Jersey Department of Transportation Design Standards for Curb Ramps for the Physically Handicapped.
(5) 
Except where buildings are permitted to front on property lines, a seventy-five-foot clear sight triangle shall be provided in which no permanent structures shall be placed except for light standards, street signs and fire hydrants.
W. 
Street signs and lights. Street signs and lights shall be installed at all intersections in accordance with municipal standards.
X. 
Storm drainage. Storm drainage collection systems shall be designed using the rational method or approved equal. The minimum design storm frequency shall be based on a storm recurrence of 10 years, and the minimum pipe size shall be 18 inches. In cases where no overland relief or safety swale is provided and flooding conditions will create a situation which dramatically affects the normal functioning of the area, the minimum design storm frequency shall be that which permits normal functioning but allows minor inconvenience. Large streams and recharge basins shall be designed on a minimum storm recurrence of 100 years. The applicant's engineer shall investigate the probability and extent of downstream damage that may be caused by the development to determine the need to detain peak drainage flows. Detention basins shall be designed on a minimum storm recurrence of 100 years on developed land with an outflow based on a ten-year undeveloped flow. Inspection of all construction is required. Detention basins, retention sedimentation basins and similar required facilities shall be installed prior to any on-site grading or land disturbance unless otherwise recommended by the Municipal Engineer and approved by the Planning Board.
A. 
Sewer and water facilities.[1] Sanitary sewer facilities and a public water supply system shall be required in all subdivisions. Before occupancy, the sanitary facilities of each building shall be ready for use and connected to a fully completed, approved and functioning sewer line, and the water system shall be connected to each dwelling. Materials shall be in accordance with the Municipal Engineer's specifications.
[1]
Editor's Note: As to sewer and water facilities generally, see Ch. 262, Sewers and Sewage Disposal, and Ch. 332, Water.
B. 
Installation. Installation of all sewer, water and other utilities shall be in strict accordance with the engineering standards and specifications of the Municipal Engineer or other public utility having jurisdiction. Inspection of all construction is required.
C. 
Manholes. Manholes for sanitary sewers shall be not more than 300 feet apart on straight runs, and there shall be a manhole at every point of substantial change in course or grade and at intersections of sewer lines. House service laterals are not permitted to be connected to a manhole.
D. 
Fire hydrants. Fire hydrants shall be located so that the distance from any building frontage to a fire hydrant is not more than 500 feet measured along the curb. The Planning Board, acting on the advice of the Fire Department, may require closer spacing of hydrants.
E. 
Easements. Where common utility lines are installed in or over undedicated land, a public easement of 7 1/2 feet on each side of the line shall be required.
F. 
Valves. Valves shall be installed on each leg of a tee or cross at intersections, and one shall be installed in front of every hydrant.