City of Easton, PA
Northampton County
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Table of Contents
Table of Contents
[Added 9-24-2008 by Ord. No. 5120]
[Amended 5-9-2018 by Ord. No. 5636]
A. 
Legislative intent.
(1) 
College Hill/Institutional 1 Transitional Zone District's purpose is to provide for a mix of residential and nonresidential uses and development that will enhance the transition from Lafayette College campus to College Hill community.
(2) 
Uses would allow students, staff, faculty, residents, and visitors to live, shop, dine and receive their wellness needs. The district encourages mixed-use buildings and alternative modes of transportation such as walking and biking, with an emphasis on promoting safe and attractive pedestrian-oriented landscapes as well as a reduction in the need for impervious surfaces for parking. The College shall provide the necessary resources to facilitate the use of its ancillary and accessory facilities located within INS-1 and AR Districts that are situated in more suitable and less intrusive locations to meet its current and future parking demands.
B. 
Requirements.
(1) 
Lot sizes and dimensions in this district are not required to conform to existing lot patterns or dimensions, but shall be suitable for development which transitions the building types from the Institutional 1 District to the College Hill District.
(2) 
In the event that a provision of this article is inconsistent or in conflict with a provision of §§ 595-178 and 595-179 and Article XXXV, provisions established for this district shall govern. The standards in Article XXXV shall not be applicable to this CH/INS-1 T District except as otherwise provided herein.
(3) 
The following context sensitive design standards shall apply, in place of those corresponding standards in Context Sensitive Design Standards, Article XXXV:
(a) 
Building location (build-to line). The build-to line shall be between zero feet and five feet except for the development of public plazas and/or common areas in the front or between buildings to allow and encourage these amenities.
(b) 
Building size and types. Buildings shall have a mass and scale that transition from the INS-1 District to the CH District as a means of creating a harmonious streetscape.
(c) 
Building height. Structures shall have a maximum height of 55 feet.
(d) 
Parking location. Parking shall comply with the § 595-65 design standards.
(e) 
Lot width and side yard setbacks. Lot widths shall be appropriate to the mass and scale of the building and sufficient to allow a minimum lot area of 12,000 square feet. Side yard setbacks shall be consistent with Attachment 3, "Dimensional Criteria for College Hill/Institutional 1 Transitional Zone (CH/INS-1T) District."[1]
[1]
Editor's Note: Said dimensional criteria are included as an attachment to this chapter.
(f) 
(Reserved)
(g) 
Uses. Uses may be a combination of permitted uses to provide for a mix of uses to enhance the transition between the Institutional-1 and College Hill Districts.
(h) 
Lot size. Lot size shall emulate the lot sizes of similar institutional structures, and shall be sufficient to accommodate the minimum lot area necessary for the type of structure, maintaining consistency with Attachment 3, "Dimensional Criteria for College Hill/Institutional 1 Transitional Zone (CH/INS-1T) District."
(i) 
Lot and building coverage. The maximum lot and building coverage shall comply with Attachment 3, "Dimensional Criteria for College Hill/Institutional 1 Transitional Zone (CH/INS-1T) District."
(j) 
Building ornamentation. Any new building that exceeds 40 feet in width shall comply with § 595-65A(2)(e).
(k) 
Fences, walls, and hedges. Section 595-229 shall apply except for along alleys, and the development of public plazas and/or common areas in the front or between buildings to allow and encourage these amenities.
(l) 
Buffers and buffer areas. Prior to issuance of a zoning permit, complete plans showing the location of all adjacent property lines and uses, all buffer areas, and the placement, species and size of all plant materials, fences or walls within those areas. The extent of buffering required shall be determined by the type of use proposed and the adjacent uses surrounding the proposed use and subject to the review and approval of the Zoning Administrator, City Engineer, and City Forester.
C. 
Permitted uses.
(1) 
J1 Timber activities (in accordance with Article XXXI, Supplemental Standards).
(2) 
J2 Timber harvesting operation (in accordance with Article XXXI, Supplemental Standards).
(3) 
Uses permitted by right in Block Class A:
(a) 
A1 Single-family detached dwelling.
(b) 
A2 Single-family semidetached dwelling.
(c) 
I3 Accessory structure.
(d) 
I4 Temporary structure.
(e) 
I5 Accessory storage.
(f) 
I6 Accessory parking area.
(g) 
I7 Accessory swimming pool.
(h) 
I11 No-impact home-based business.
(4) 
In addition to the uses in Subsection C(3), the following uses are permitted by right in Block Classes B and C:
(a) 
A3 Single-family attached dwelling.
(b) 
A4 Two-family detached dwelling.
(c) 
A5 Two-family semidetached dwelling.
(d) 
A6 Two-family attached dwelling.
(e) 
A15 Mixed-use/dormitory.
(f) 
C2 General bookstore/coffee shop.
[Amended 9-12-2018 by Ord. No. 5653]
(g) 
C5 Eating and drinking places.
[Amended 9-12-2018 by Ord. No. 5653]
(h) 
D15 Medical services.
[Amended 9-12-2018 by Ord. No. 5653]
(i) 
E1 Educational services. (Permitted uses are limited to libraries, tutoring, or adult learning open to the public, that does not require enrollment in a college or university.)
(j) 
I2 Accessory offices.
(k) 
I3 Accessory structure.
(l) 
I4 Temporary structure.
(m) 
I5 Accessory storage.
(n) 
I6 Accessory parking area.
(o) 
I7 Accessory swimming pool.
(p) 
I11 No-impact home-based business.
[Amended 4-26-2017 by Ord. No. 5590; 5-9-2018 by Ord. No. 5636]
A. 
A7 Multifamily dwelling.
B. 
A8 Residential lowrise.
C. 
A9 Residential midrise.
D. 
A12 Mixed residential/business.
E. 
B1 Cultural activities and exhibitions.
F. 
B2 Amusements.
G. 
B3 Parks.
H. 
B4 Private social clubs.[1]
[1]
Editor's Note: Former Subsection I, C2 Hardware, which immediately followed this subsection, was repealed 9-12-2018 by Ord. No. 5653. This ordinance also redesignated former Subsections J and K as Subsections I and J.
I. 
C3 General merchandise.
J. 
C4 Food establishments.[2]
[2]
Editor's Note: Former Subsection L, C6 Retail specialty establishments, and Subsection M, C7 Furniture and other furnishings, which immediately followed this subsection, were repealed 9-12-2018 by Ord. No. 5653. This ordinance also redesignated former Subsections N through CC as Subsections K through Z.
K. 
D1 Information and data.
L. 
D2 Finance, insurance and real estate.
M. 
D3 Personal services.
N. 
D4 Business services.
O. 
D5 Repair services.
P. 
D6 Professional services.
Q. 
D7 Administrative offices.
R. 
D9 Bed-and-breakfast.
S. 
E1 Educational services. (Except as permitted by-right in § 595-61C.)
T. 
E5 Religious worship services.
U. 
F10 Cottage industry.
V. 
H1 Passenger depot.
W. 
H3 Parking lot/structures.
X. 
H4 Utility service.
Y. 
H5 Communications facility.
Z. 
I9 Small family day-care home.
The Table of Dimensional Criteria for the College Hill/Institutional 1 Transitional Zone (CH/INS-1 T) District is located at the end of this chapter.
A. 
Shall not exceed 15 feet in height.
B. 
Shall be four feet from any and all side lot lines.
C. 
Shall be four feet from the rear lot line, where no vehicular access exists, and six feet otherwise.
D. 
Shall be located at least four feet from other structures.
A. 
In addition to other design standards of this article pertaining to lot area and width, build-to lines, side yards, building height, and impervious surface, the following shall apply:
[Amended 4-26-2017 by Ord. No. 5590; 5-9-2018 by Ord. No. 5636]
(1) 
One- and two-family, and multifamily dwellings:
(a) 
The context sensitive design standards of Article XXXV.
(b) 
Off-street parking shall be accessed via an alley, where such alley exists.
(c) 
No new attached garage may be front-loaded.
(d) 
Driveways accessed via a street, and not an alley, shall be no more than nine feet wide.
(2) 
Other than one- and two-family, and multifamily dwellings:
(a) 
Dwelling units and/or rooms within a mixed-use/dormitory located within the College Hill/Institutional 1 Transitional Zone District may have up to four unrelated persons per dwelling unit.
(b) 
Residents of dormitories are required to park in college or university parking areas.
(c) 
Within the College Hill/Institutional 1 Transitional Zone District, off-street parking for dormitory uses shall not be required on-site but shall be provided for in the amount specified in § 595-179 within college or university off-street parking areas within the INS-1 and AR Districts: § 595-188D shall not apply.
[1] 
Nonresidential business uses within a mixed-use/dormitory shall be calculated as 30% of one parking space per every 600 square feet. If, in the opinion of the Zoning Administrator, additional parking is necessary, a detailed parking study shall be required to determine if additional off-street parking is required. The study shall also provide a determination of the future percentage of pedestrian versus vehicle volumes. The study shall also provide documentation that the projected number of off-street parking spaces needed is sufficient to meet off-street parking standards set forth in this subsection. Joint-use parking shall comply with Article XXXII, § 595-186.
(d) 
Required parking spaces may be located within parking lots or parking structures within 600 feet of the lot on which the parking is required: § 595-188D shall not apply.
(e) 
When located directly beside any building under 40 feet in height or exceeds 40 feet in width, the applicant shall use one or more of the following design strategies:
[1] 
Incorporate transitions of appropriate height and scale;
[2] 
Step back the upper stories from the stories below;
[3] 
Tuck the upper stories inside a pitched roof; and/or
[4] 
Use pitched roofs with dormer windows for upper story rooms.
(f) 
Dwelling units within mixed-use/dormitories shall have minimum area of 150 square feet for one student and 100 square feet shall be added for each additional student.
(3) 
Drive-through facilities or services are not permitted in this district.
A. 
All requirements of § 595-251, Special exceptions, shall be met.
B. 
All supplemental standards of Article XXXI shall be met.
C. 
Communications facilities, including communications towers and communications antennas mounted on an existing public utility transmission tower, building or other structure and existing communications towers and communications equipment buildings, shall meet the requirements of Part 6, Communications Facility Regulations.