Borough of Quarryville, PA Design Standards

The standards and requirements contained in Articles VI and VII are intended as the minimum for the promotion of the public health, safety and general welfare, and shall be applied as such by the Borough Planning Commission in reviewing all subdivision plans.

Whenever other Borough regulations impose more restrictive standards and requirements than those contained therein, such other regulations shall be observed.

Land subject to hazards to life, health, or property, such as may arise from fire, floods, disease, or other causes, shall not be subdivided for building purposes unless such hazards have been eliminated or unless the subdivision plan shall show adequate safeguards against them, which shall be approved by the appropriate regulatory agencies.

Subdivision plans shall give due recognition to the "Comprehensive Plans" of the Borough and of the county or to such parts thereof as may have been adopted to statute.

The standards and requirements of these regulations may be modified in accordance with the law by the Borough Planning Commission in the case of plans for completed communities, neighborhood units or other large-scale developments which, in the judgment of the Borough Planning Commission, achieve substantially the objectives of these regulations and which are further protected by such covenants or other legal provisions as will assure conformity to and achievement of the subdivision plan.

§ 355-602 General standards for streets.

The location and width of all streets shall conform to the Comprehensive Plans and Official Map or to such parts thereof as may have been adopted by the Borough and/or the county. Whenever the provisions of any other laws, regulations or ordinances of this Borough or of any other governmental agency are more restrictive than those set forth herein, the most restrictive said laws, ordinances or regulations shall in all respects control and be observed.

The proposed street system shall extend existing or recorded streets at the same width, but in no case at less than required minimum width. The extension of existing streets which are presently constructed with a cartway different from the standards of this chapter shall be provided with a transition area, the design of which is subject to Council approval.

Where, in the opinion of the Borough Planning Commission, it is desirable to provide for street access to adjoining property, streets shall be extended by dedication to the boundary of such property.

New minor streets shall be so designed as to discourage through traffic, but the subdivider shall give adequate consideration to provision for the extension and continuation of major and collector streets into and from adjoining properties.

Private driveways, where provided, shall be located not less than 40 feet from the intersection corner of corner lots and shall provide access to the street of lower classification when a corner lot is bounded by streets of two different classifications as herein defined. This assurance shall be in written form and shall be noted on the plans.

Where a subdivision abuts an existing street of improper width or alignment, the Borough Planning Commission may require the dedication of land sufficient to widen the street or correct the alignment.

Private streets (streets not to be offered for dedication) are prohibited, unless they meet the design standards of these regulations.

§ 355-603 Partial and half streets.

New half or partial streets will not be permitted, except where essential to the reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be obtained. All said driveways shall be located and be in compliance with the various applicable provisions of Chapter 455, Zoning, as amended.

The subdivider shall provide the entire required right-of-way or as much thereof as is possible within his property, along all existing streets, which traverse or abut his property.

§ 355-604 Street widths.

Minimum street right-of-way and cartway (pavement) width shall be shown on the "official plans" or Comprehensive Plan, or if now shown on such plan shall be as follows (it being understood that the list of streets set forth in the subdefinition "current streets" in the definition of "streets" in § 355-202 hereof shall control as to the type of street for currently existing streets):

Street Type		Required Widths (in feet) Based on the Average Lot Frontage (Measured at the Building Setback Line) with Curbs
Minor Street
	Right-of-way	50
	Cartway	30
Collector Street
	Right-of-way	80
	Cartway	40
Major Street
	Right-of-way	100
	Cartway	60
Permanent Cul-de-sac Street
	Right-of-way	50
	Cartway	30
Marginal Access Street
	Right-of-way	40
	Cartway	24
Service Street
	Right-of-way	20
	Cartway	20

Additional right-of-way and cartway widths may be required by the Borough Planning Commission for the purpose of promoting the public safety and convenience, or to provide parking in commercial and industrial areas and in areas of high-density residential development.

§ 355-605 Street grades.

There shall be a minimum center-line grade of 3/4%.

Center line grades shall not exceed the following:

(1)

Minor street: 10%.

(2)

Collector street: 6%.

(3)

Major street: 6%.

(4)

Street intersection: 5%.

Grades up to 12% may be permitted on a through minor street where access to the street is possible over streets with grades of 10% or less.

§ 355-606 Horizontal curves.

Whenever street lines are deflected in excess of 5°, connection shall be made by horizontal curves.

To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:

(1)

Minor streets: 150 feet.

(2)

Collector streets: 300 feet.

(3)

Major streets: 500 feet.

A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and major streets.

§ 355-607 Vertical curves.

At all changes of street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distance:

Minor streets: 200 feet.

Collector streets: 300 feet.

Major streets: 400 feet.

§ 355-608 Intersections.

Streets shall intersect at right angles.

No more than two streets shall intersect at the same point.

Streets intersecting another street shall either intersect directly opposite to each other, or shall be separated by at least 200 feet between center lines, measured along the center line of the street being intersected.

Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 50 feet of the intersection of the nearest right-of-way lines.

Intersections with major streets shall be located not less than 1,000 feet apart, measured from center line to center line, along the center line of the major street.

Street curb intersection shall be rounded by a tangental arc with a minimum radius of:

(1)

Thirty feet for intersections involving only minor streets;

(2)

Fifty feet for all intersections involving a collector street;

(3)

Fifty feet for all intersections involving a major street.

Street right-of-way lines shall be parallel to (concentric with) curb arcs at intersections.

§ 355-609 Sight distance at intersections.

Clear sight triangles shall be provided at all street intersections. Within such triangles, no vision-obstructing object shall be permitted which obscures vision above the height of 30 inches and below 10 feet measured from the center-line grade of intersecting streets. Such triangles shall be established from a distance of:

(1)

One hundred feet from the point of intersection of the center lines; except that

(2)

Clear sight triangles of 150 feet shall be provided for all intersections with major streets.

Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building reserve (setback) line, such portion shall be shown on the final plan of the subdivision, and shall be considered a building setback (reserve) line.

Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections. The sight distance measured from the center line of the intersected street, four feet above grade, shall be a minimum of 300 feet. All site distances shall be measured according to the minimum safe stopping sight distance standards set forth in Appendix V.[1]

[1]

Editor's Note: Appendix V is on file in the Borough offices.

All streets intersecting a state route shall be subject to the approval of the Pennsylvania Department of Transportation.

§ 355-610 Restriction of access.

Whenever a subdivision abuts or contains an existing or proposed street with an ultimate right-of-way of 80 feet or more, the Borough Planning Commission may require restriction of access to the major street by:

(1)

Provision of reverse frontage lots;

(2)

Provision of service streets along the rear of the abutting lots, together with prohibition of private driveways intersecting the major streets; or

(3)

Provision of marginal access streets, provided that the reserve strips establishing such marginal access streets shall be definitely placed within the jurisdiction of the municipality under an agreement meeting the approval of the municipality.

Except as specified above, reserve strips shall be prohibited.

§ 355-611 Cul-de-sac streets.

Dead-end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties.

Any street dead-end for access to an adjoining property or because of authorized stage development shall be provided with a temporary all-weather turnaround within the subdivision, and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.

Cul-de-sac streets, permanently designed as such, shall not exceed 500 feet in length and shall not furnish access to more than 20 dwelling units.

Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.

All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with fully paved turnaround.

(1)

If parking will be prohibited on the turnaround, the minimum radius to the pavement edge or curbline shall be 40 feet and the minimum radius of the right-of-way line shall be 50 feet.

(2)

If parking will be permitted on the turnaround, the minimum radius to the pavement edge or curbline shall be 50 feet, and the minimum radius of the right-of-way line shall be 60 feet.

Drainage of cul-de-sac streets shall preferably be towards the open end.

The center line grade on a cul-de-sac street shall not exceed 10%, and the grade of the diameter of the turnaround shall not exceed 5%.

§ 355-612 Street names.

Proposed streets, which are obviously in alignment with others already existing and named, shall bear the names of the existing streets.

In no case shall the name of a proposed street duplicate an existing street name in the Borough and in the postal district, irrespective of the use of the suffix street, road, avenue, boulevard, drive, way, place, court, lane, etc.

All street names shall be subject to the approval of the Borough Council, the Borough Planning Commission and the local postmaster.

§ 355-613 Service streets (alleys).

Service streets are prohibited in subdivisions for single-family detached residences, except where required to avoid direct driveway access to major streets and provided these are not the primary means of access.

No part of any dwelling, garage or other structure shall be located within 16 feet of the center line of a service street.

Except where other adequate provision is made for off-street loading and parking consistent with the use proposed, service streets shall be required in commercial and industrial districts and shall have a minimum paved width of 22 feet.

Dead-end service streets shall be avoided, but where this proves impossible, dead-end service streets shall be terminated with a paved circular turnaround, or:

(1)

With a minimum radius to the outer pavement edge (curbline) of 40 feet if parking is prohibited on the turnaround; or

(2)

With a minimum radius to the outer pavement edge (curbline) of 50 feet if parking is permitted on the turnaround.

Service street intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be rounded or cut back sufficiently to permit safe vehicular circulation.

§ 355-614 Block layout.

The length, width and shape of blocks shall be determined with due regard to:

Provision of adequate sites for buildings of the type proposed.

Zoning requirements.

Topography and other natural features.

Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major streets.

§ 355-615 Block length.

Blocks shall have a minimum length of 500 feet.

In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.

Where practicable, blocks along major and collector streets shall not be less than 1,000 feet long.

§ 355-616 Crosswalks.

Crosswalks may be required wherever necessary to facilitate pedestrian circulation and to give access to community facilities as well as in blocks of over 1,000 in length.

Such crosswalks shall have a width of not less than 10 feet and a paved walk of not less than five feet.

§ 355-617 Block depth.

Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:

Where reverse frontage lots are required along a major traffic street; or

Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Borough Planning Commission may approve a single tier of lots.

§ 355-618 Multifamily developments.

Arrangements of buildings and facilities.

(1)

All of the elements of the site plan shall be harmoniously and efficiently organized in relation to topography, the size and shape of the plot, the character of the adjoining property, and the type and size of the buildings, in order to produce a livable and economical land use pattern.

(2)

Arrangement of buildings shall be in favorable relation to the natural topography, existing desirable trees, views within and beyond the site, and exposure to the sun and other buildings on the site.

Access and circulation.

(1)

Access to the dwellings and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the occupants.

(2)

Access and circulation for firefighting equipment; furniture moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience.

(3)

Walking distance from the main entrance of building to a street, driveway or parking area shall usually be less than 100 feet; exception to this standard should be reasonably justified by compensating advantages, such as desirable views and site preservation through adaptation to topography. In no case shall the distance exceed 250 feet.

Yards. Yards shall assure adequate privacy, desirable outlook, adequate natural light and ventilation, convenient access to and around the dwellings, and other essential uses.

Grading.

(1)

Grading shall be designed for buildings, lawns, paved areas and other facilities, to assure adequate surface drainage, safe and convenient access to and around the buildings and for the conservation of desirable existing vegetation and natural ground forms.

(2)

Grading around buildings shall be designed to be in harmony with natural topography, and to minimize earthwork and the need for deep footings.

(3)

Grading shall not be completed in such a way as to cause stormwater to run off of one property entirely onto a single neighboring property. Whenever and wherever possible, grading shall be completed to provide for the majority of all runoff onto detention basins, swales or other designated areas specifically built to accommodate stormwater runoff.

Streets.

(1)

Streets shall be provided on the site where necessary to furnish principal traffic ways for convenient access to the living units and other important facilities on the property.

(2)

Streets proposed to be dedicated for public use and maintenance shall conform to the design requirements and specifications of this chapter.

(3)

Notwithstanding Subsection E(2) above, the mere construction and offering of streets in conformance with Borough specifications shall impose no duty on the Borough to accept said streets for public purposes. All plans shall have noted thereon the following:

"All streets, upon full completion of Borough regulations, shall be offered to the Borough for dedication, but the Borough shall have no obligation to accept any streets under any circumstances whatsoever."

Driveways.

(1)

Paved driveways shall be provided on the site where necessary, for convenient access to the living units, garage compounds, parking areas, service entrances of buildings, collection of refuse and all other necessary services. Driveways shall enter public streets at safe locations.

(2)

Driveways shall be planned for convenient circulation suitable for traffic needs and safety.

Parking areas. Paved parking areas shall be provided to meet the needs of the residents and their guests without interference with normal traffic.

Sidewalks.

(1)

Streets, sidewalks and on-site walks shall be provided for convenience and safe access to all living units or industrial or commercial structures from streets, driveways, and parking areas or garages and for convenient circulation and access to all project facilities, construction of curbing and/or sidewalks shall be to Borough's specifications and requirements. Small offsets in the alignment shall be avoided.

(2)

The alignment and gradient of walks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the walk and to prevent the pocketing of surface water by walks.

Refuse collection.

(1)

Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.

(2)

Collection stations shall be located to avoid being offensive and shall be convenient for both collectors and tenants.

Planting. The appeal and character of the site shall be preserved and enhanced by retaining and protecting existing trees and other site features. Additional new plant materials shall be added for privacy, shade, beauty of building and grounds and to screen out objectionable features. The following additional specific criteria shall apply to all new developments constituting any new industrial, commercial or multifamily dwelling units, any addition to a currently existing industrial, commercial or multifamily dwelling unit involving 10,000 square feet of space or more or paving of any additional space involving 10,000 square feet of impervious paving surface or more.

(1)

Landscape screen for multifamily residential uses.

(a)

All dwellings of multifamily residential uses shall be screened from adjacent residential areas by a year-round landscape screen to be installed within the buffer.

(b)

The landscape screen shall be composed of a combination of trees and shrubs. Shrubs shall have minimum heights of three feet measured from ground level at the time of planting. Trees shall have a minimum height of six feet above finished ground level and a trunk caliper of 1 1/2 inches.

(c)

The plants selected for use in the landscape screen shall be suited for such plantings and be arranged in a manner as to provide an effective visual barrier within two years of planting.

(d)

In order for the Zoning Officer to determine compliance with the requirements of this section, a plan shall be submitted showing the proposed design of the landscape screen. Said plan shall include a plant schedule and sufficient information as required for the installation of the screen. The plan shall be sealed by a landscape architect licensed to practice in the Commonwealth of Pennsylvania.

(2)

Planting strip and landscape screen for commercial, industrial and nonresidential uses.

(a)

All commercial, industrial and nonresidential uses shall be separated from all side and rear property lines and all street right-of-way lines by a planting strip. Said planting strip shall be planted in grass, shrubbery, trees or other plant material, but in no case shall these areas be paved or covered by an impervious surface. Said planting strip shall only be broken by approved entrances and exits. Accessory buildings shall be permitted within a planting strip, provided they conform to the specific district requirements of this chapter. Said planting shall be a minimum width of 10 feet for all industrial uses.

(b)

(3)

No arbor vitae shall be used for screening.

(4)

All parking lots with more than 10 spaces shall be screened from all street rights-of-way by a planting strip.

(a)

The street screen shall be composed of a combination of shrubs, trees or earthen berms. Shrubs shall have a minimum height of three feet measured from ground level at the time of planting. Trees shall have a minimum height of six feet from finished ground level and trunk caliper of at least 1 1/2 inches. Deciduous trees, where allowed, shall have a height of at least 10 feet. Earthen berms shall have a minimum height of one foot.

(b)

The plants selected for use in the landscape screen shall be suited for such plantings and be arranged in such a manner as to provide an effective visual barrier within two years of planting. The Borough encourages naturalist planting designs that enhance the visual effect of the landscape along public streets. The landscape screen shall be broken at a point of vehicular or pedestrian access.

(c)

(5)

Interior parking lot landscaping.

(a)

All parking lots with 20 or more spaces shall be provided with interior landscape areas equal to 10 square feet for each parking space, excluding those spaces located directly along the perimeter of which landscape screens have been provided. The intent of this section is to require landscaping within parking lots; therefore, landscaping screens, planting strips and landscaping surrounding buildings shall not be considered as interior landscaping.

(b)

The interior landscaping shall be provided within curbed island planters having a minimum area of 50 square feet.

(c)

The interior parking lot landscaping shall be placed so as to delineate driving lanes, define rows of parking and generally mitigate the visual impact of parking lots.

(d)

The interior parking lot landscaping shall be composed of a combination of shrubs and trees. At least one shade or ornamental shall be required for each 20 parking spaces.

(e)

In order for the Zoning Officer to determine compliance with the requirements of this section, a plan shall be submitted showing the proposed design of the interior landscaping. Said plan shall include a plant schedule and sufficient information as required for the installation of the landscaping. The plan shall be sealed by a landscape architect licensed to practice in the Commonwealth of Pennsylvania.

(6)

Planting strip and landscape screen for commercial, industrial and nonresidential uses.

(a)

All commercial, industrial and nonresidential uses shall be screened from adjoining residential uses by a landscape screen to be installed within the planting strip. The landscape screen shall be composed of a combination of trees and shrubs. Shrubs shall have a minimum height of three feet measured from ground level at the time of planting. Trees shall have a minimum height of 10 feet above finished ground level and trunk caliper of 1 1/2 inches. The plants selected for use in the landscape screen shall be suited for such planting and be arranged in such a manner as to provide for year-round effective visual barrier within two years of planting.

(b)

§ 355-619 Nonresidential developments.

Plotting of individual lots for nonresidential purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes.

Additional width of streets adjacent to areas proposed for nonresidential uses shall be at least equal to that as may be imposed by PennDOT regulations to assure the free flow of through traffic from vehicles entering or leaving parking areas.

When adjacent lots proposed for nonresidential uses front on a collector or major street, the owner shall be required to provide a service road for ingress and egress or in lieu thereof, the owner shall be required to provide an area adjacent to the proposed lots for off-street parking purposes.

Dead-end alleys shall be avoided; where this proves impossible, they shall be terminated with a paved turnaround of adequate dimensions as identified in § 355-618D.

Streets carrying nonresidential traffic shall not be extended to the boundaries to the adjacent existing or potential residential areas or connected to streets intended for predominantly residential traffic.

Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level of the surround area. Grading to depress the parking area, raised berms, landscaping or fencing are satisfactory methods to create such seclusion.

All area, design and parking requirements shall conform to Chapter 420, Zoning.

§ 355-620 General standards for lots and parcels.

The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.

Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.

Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems.

The depth of residential lots shall be not less than one or more than 2 1/2 times their width.

Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.

If, after subdividing, there exists remnants of land, they shall be either:

(1)

Incorporated in existing or proposed lots;

(2)

Legally dedicated to public use, if acceptable to the municipality; or

(3)

Shall conform to the lot area and configuration requirements.

§ 355-621 Lot frontage.

All lots shall have direct access to a public street, or to a private street if it meets the requirements of these regulations.

Double-frontage lots are prohibited and reverse-frontage lots shall be avoided except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography or orientation. In all cases, vehicular access shall be permitted solely onto the street of less classification.

All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet, measured in the shortest distance from the proposed dwelling unit to the ultimate right-of-way, and shall, within such rear yard and immediately adjacent to the right-of-way, have a planting screen easement of at least 10 feet in width, across which there shall be no right of access.

§ 355-622 Driveways.

Driveways constructed within street rights-of-way shall be subject to the following requirements:

Private driveways on corner lots shall be located at least 25 feet from the point of intersection of the nearest street right-of-way lines.

In order to provide a safe and convenient means of access, grades on private driveways should not exceed 14%. In addition, driveways should be paved where grades exceed 7%.

In order to provide safe and convenient ingress and egress, private driveway entrances should be rounded at a minimum radius of five feet, or should have a flare constructed that is equivalent to this radius, at the point of intersection with the cartway edge (curbline).

§ 355-623 Sanitary sewage disposal.

All subdivisions shall have mains and laterals for connections from the lots to the Borough's sanitary sewer system, as shown on the preliminary and final plans, to be installed by the developer.

A copy of the approval of such system by the appropriate authorities shall be submitted with the final plan. Such approval shall indicate ability and willingness to provide the service and acceptance of the method of installation.

§ 355-624 Water supply.

All water mains, lines, and required fire hydrants as indicated on the approved preliminary and final plans shall be installed from each lot in the subdivision and connected to the municipal supply. Main sizes and fire hydrant locations shall meet the specifications of the Middle Department Association of Fire Underwriters. A copy of the approval of such system by the appropriate public agency or utility company shall be submitted with the final plan. Suitable agreements shall also be established for the ownership and maintenance of such distribution system.

Whenever a public water supply system is reasonably available from the Borough, said supply shall be used exclusively, and no one shall use any water from any private source (other than bottled water for cooking or drinking).

§ 355-625 Storm drainage.

All applications for land development or subdivision shall include stormwater management data in a form acceptable to Borough Council in conformance with the criteria for stormwater management as described in the Lancaster County Subdivision and Land Development Ordinance of 1991, as amended. In addition to the provisions of said ordinance, the following additional provisions shall apply:

Stormwater management facilities shall be provided so that the peak discharge of the calculated post-development runoff to an adjacent property does not exceed 50% of the peak discharge of the calculated predevelopment runoff, and so as to:

[Amended 12-7-1998 by Ord. No. 315]

(1)

Permit unimpeded flow of natural watercourses.

(2)

Ensure adequate drainage of all low points along the line of streets.

(3)

Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.

(4)

Provide positive drainage away from on-site sewage disposal facilities.

The calculated peak discharge for stormwater originating on the project site must meet the following conditions for all watersheds flowing from the project site:

[Amended 12-7-1998 by Ord. No. 315]

(1)

The two-year post-development peak discharge must be less than or equal to 50% of the two-year predevelopment peak discharge;

(2)

The ten-year post-development peak discharge must be less than or equal to 50% of the ten-year predevelopment peak discharge;

(3)

The twenty-five-year post-development peak discharge must be less than or equal to 50% of the twenty-five-year predevelopment peak discharge;

(4)

The fifty-year post-development peak discharge must be less than or equal to 50% of the fifty-year predevelopment peak discharge;

(5)

The one-hundred-year post-development peak discharge must be less than or equal to 50% of the one-hundred-year predevelopment peak discharge.

Storm sewers and related installations shall be required only when the runoff stormwater cannot be satisfactorily handled within the street cartway.

Where existing storm sewers are reasonably accessible, proposed subdivisions shall be required, if necessary, to connect therewith.

In the design of storm drainage facilities, special consideration shall be given to avoidance of problems that may arise from the concentration of stormwater runoff onto adjacent developed or undeveloped properties.

Storm drainage facilities should be designed not only to handle the anticipated peak discharge from the property being subdivided, but also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same watershed is fully developed.

Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, adequate to preserve the unimpeded flow of natural drainage, or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities. Any changes in the existing drainage way shall be subject to the approval of the Pennsylvania Water and Power Resources Board.

All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way.

The slope of the crown on proposed streets shall not be less than 1/8 inch per foot and not more than 1/3 inch per foot.

Adequate facilities shall be provided at low points along streets and where necessary to intercept runoff.

§ 355-626 Community assets.

Consideration shall be shown for all natural features, such as large trees, watercourses, historic areas and structures, and similar community assets that, if preserved, will add attractiveness and value to the remainder of the subdivision. Trees shall be preserved wherever possible.

§ 355-627 Utility easements.

Easements with a minimum width of 30 feet shall be provided for poles, wires, conduits, storm and sanitary sewers, gas, water and heat mains and/or other utility lines intended to service the abutting lots. No structures or trees shall be placed within such easements.

To the fullest extend possible, easements shall be centered on or adjacent to rear or side lot lines.

There shall be a minimum distance of 40 feet, measured in the shortest distance, between any proposed dwelling unit and any petroleum, petroleum products or natural gas transmission line that traverses the subdivision.

Subdividers are urged to avail themselves of the services provided by the various public utility companies in determining the proper location for utility line easements, and to determine compliance with legislation regarding the placement of utilities underground.