A.
Land whereon buildings are to be constructed shall be of such character
that it can be used for building purposes without danger to health
or peril from fire, flood or other hazard.
B.
Where any excavation or grading is proposed or where any existing trees, shrubs or other vegetative cover will be removed, the subdivider or land developer shall consult with the Northampton County Conservation District concerning plans for erosion and sediment control and the soil characteristics of the site. All recommendations of the Northampton County Conservation District shall be incorporated and submitted to the Planning Commission (see Article IV, Plan Requirements). In addition, the land suitability report shall contain information requested by the City (such as geologic studies, slope studies, flood studies, etc.) to support and justify the subdivider's or developer's proposal as to the type and degree of development the site may accommodate. The proposal's strict compliance with Chapter 298, Floodplain Management, regulations and requirements shall also be demonstrated by the report.
A.
Conformity with Official Map and plans. The arrangement, type, extent,
width, grade and location of all streets shall conform with the Official
Map, the Comprehensive General Plan, and any other official City,
county or state plan which has been prepared, adopted and/or filed
as prescribed by law.
B.
Street system location. Streets shall be located as to accommodate
the probable volume of traffic thereon, afford adequate light and
air, facilitate fire protection and provide access of firefighting
equipment to buildings.
C.
Continuance of streets. Provisions shall be made for continuing or
extending any adjoining existing or recorded streets or land where
such extension may be necessary for public service or convenience.
Opportunities shall be provided for extending streets beyond the boundaries
of any subdivision where such extension may be required for public
service or convenience.
D.
Relation to topography and proposed use. Streets shall be logically
related to the topography so as to produce usable lots and reasonable
grades. They shall be in appropriate relation to the proposed uses
of the land to be served by such streets.
E.
Minor street location. Minor streets shall be so laid out that their
use by through traffic shall be discouraged, but provisions for street
connections into and from adjacent tracts will be required.
F.
Future streets. If lots resulting from the original subdivision are
large enough to permit resubdivision or if a portion of the tract
is not subdivided, adequate street rights-of-way to permit further
subdivision shall be provided as necessary.
G.
Half or partial streets. New half or partial streets shall be prohibited,
except where essential to reasonable subdivision of land in conformity
with the other standards of this chapter and where, in addition, satisfactory
assurance for dedication of the remaining part of the street can be
secured. Wherever land to be subdivided borders an existing half or
partial street, the other part of the street shall be plotted within
such land.
H.
Dead-end streets and culs-de-sac. A dead-end street or cul-de-sac
shall be prohibited, except as a stub to permit future street extension
into adjoining tracts. Dead-end streets, designed to be so temporarily,
shall not be longer than one lot depth.
I.
Subdivision borders on a railroad or limited access highway. Where
a subdivision borders on or contains a railroad right-of-way or limited
access highway right-of-way, a street may be required approximately
parallel to and on each side of such right-of-way, at a distance suitable
for the appropriate use of the intervening land, as for park purposes
in residential districts or for business or industrial purposes in
appropriate districts. Such distances shall also be determined with
due regard for the requirements of approach grades and future grade
separations. All railroad crossings shall be subject to approval by
the Public Utility Commission and/or other regulating agency.
A.
Standard right-of-way, roadway, planting strip and sidewalk space
widths. These widths shall be as shown on any official plans or maps
and, where not shown, shall not be less than as follows:
B.
Insufficient widths. Where a subdivision abuts or contains an existing
street of insufficient width as required above, additional cross-section
widths in conformance with the above standards shall be required.
These additional widths shall be divided evenly between the abutting
lots on the opposite sides of the street.
C.
Additional widths. Additional cross-section widths may be required
in order to accommodate the probable volume of traffic thereon, afford
adequate light and air, facilitate fire protection and provide access
of firefighting equipment to buildings.
A.
Deflection. Wherever street lines are deflected in excess of 5°,
connection shall be made by use of a long radius curve.
B.
Minimum center-line radii. To ensure adequate sight distance, minimum
center-line radii for horizontal curves shall be as follows:
|
Street
|
Minimum Center-Line Radii
(feet)
|
|---|---|
|
Arterial
|
300
|
|
Collector
|
150
|
|
Minor
|
50
|
C.
Tangents on reversed curves. A tangent shall be required between
reversed curves on arterial and collector streets of at least 50 feet.
A.
Minimum grade. Center-line grade shall not be less than 1%.
B.
Maximum grade. Center-line grades shall not exceed the following:
|
Street
|
Maximum Grade
(percent)
|
|---|---|
|
Arterial or collector
|
7%
|
|
Minor
|
10%
|
C.
Adequate sight distances. Vertical curves shall be used at changes
of grade exceeding 1% and shall be designed in relation to the extent
of the grade change and to provide the following minimum sight distance:
|
Street
|
Minimum Sight Distance
(feet)
|
|---|---|
|
Arterial
|
400
|
|
Collector
|
275
|
|
Minor
|
200
|
A.
Range of intersections angle. Streets shall be laid out to intersect
as nearly as possible at right angles. No street shall intersect another
at an angle of less than 60°.
B.
Multiple intersections. Multiple intersections involving junction
of more than two streets shall be prohibited. Where this proves impossible,
such intersections shall be designed with extreme care for both pedestrian
and vehicular safety.
C.
Street jogs. Streets entering opposite sides of another street shall
be laid out either directly opposite one another or with a minimum
offset of 125 feet between their center lines.
D.
T-intersections. For purposes of traffic safety, T-intersections
shall be used in residential areas.
E.
Curb radii. Minimum curb radii at street intersections shall be 10
feet for intersections involving only minor streets, 25 feet for intersections
including other type streets, or such greater radius as is deemed
necessary by the Planning Commission. The Commission may permit comparable
cutoffs or chords in place of rounded corners.
A.
Continuation of existing block structure. Provisions shall be made
to create new blocks with a similar shape, length and perimeter as
existing blocks in the zoning district.
A.
Utility easements. Where utilities are to be installed or proposed
other than within a right-of-way, they shall be placed in an easement
having a minimum width of 20 feet.
B.
Drainage. Where a subdivision is traversed by a watercourse, there
shall be provided a drainage easement or right-of-way conforming substantially
with the line of such watercourse and of such width, a minimum of
20 feet, as shall be adequate to preserve natural drainage and provide
sufficient width for maintenance.
A.
Conformity with Official Map. All subdivisions shall conform with
the Official Map as to the reservation, location and size of parks
and playgrounds.
B.
New parks, playgrounds, and other community facilities. Due consideration shall be given to the allocation of suitable areas for schools, churches, parks, playgrounds and other community facilities to be dedicated for public use or reserved for the common use of all property owners within the proposed subdivision by covenants in the deeds. Subdivisions or land developments exceeding 10 acres, exclusive of streets, should set aside at least 5% of the area for recreational purposes or provide fee as described in § 520-29C.
C.
In order to further the principles and standards established in the
City's Park, Recreation and Open Space Plan, as amended, as herein
incorporated by reference in accordance with Section 503(11) of the
Pennsylvania Municipalities Planning Code, Act 247,[1] as amended, the following requirements shall apply to
all new residential and commercial subdivisions and land developments
within the City of Easton unless otherwise specified herein. Fees
shall be assessed.
(1)
Fees shall be paid in the following manner:
(a)
The total fee must be deposited by the applicant prior to final
plan review by the Easton Planning Commission. In the event the plan
is denied/rejected, the deposit shall be refunded. Upon approval of
the final plan, the fee shall be retained by the City regardless of
subdivision and/or land development implementation.
(2)
Method of contribution. The preferred method of allocation of the
contribution should be in accordance with the findings, standards
and principles contained in the City's Park, Recreation and Open Space
Plan, as amended from time to time.
(3)
Use of collected park, recreation and open space fees. In accordance
with Section 503(11) of the Pennsylvania Municipalities Planning Code,[2] all fees collected for use in the City of Easton's Park,
Recreation and Open Space System shall be deposited into an interest-bearing
park, recreation and open space trust fund. Interest earned on said
account shall become funds of that account, and said funds shall be
expended by the City of Easton within three years of their collection
for capital improvements, including, but not necessarily limited to,
the development, improvement, or construction of park, recreational
and/or open space facilities for which the fees were collected.
[2]
Editor's Note: See 53 P.S. § 10503(11).
[1]
Editor's Note: See 53 P.S. § 10503(11).
A.
Street trees and shade trees shall be added and/or replaced per the requirements of the City Forester as outlined in Chapter 554, Trees, Shade, for all subdivision and/or land development activities.
B.
All required landscaping shall be installed and maintained in accordance with a landscape plan approved by the City Engineer and City Forester, which shall be in compliance with this section, the tree replacement standards of § 520-31 and the buffering requirements of § 520-32. The landscape plan shall be signed and sealed by a certified design professional. The plan shall depict all proposed plantings required to complement, screen or accentuate buildings, streets, alleys, parking areas, sidewalks, walkways, sitting areas, courtyards, service or maintenance areas, and other site features.
C.
The landowner or developer shall protect trees to be retained from
damage during construction. The following procedures shall be followed
in order to protect such trees:
(1)
Trees of six-inch diameter or more at breast height (DBH) shall be
preserved to the greatest extent possible, and the City Forester may
require the landowner or developer to plant one tree of not less than
two inches in caliper for each tree of six inches in caliper or more
to be destroyed.
(2)
No more than six inches of soil shall be placed around the trunks
of trees which are to remain. For those trees which are to remain,
where more than six inches of soil are to be placed, tree wells shall
be constructed to preserve such trees.
(3)
Trees to remain shall be protected by temporary fencing placed at
the dripline of such trees.
(4)
No boards or other material shall be nailed to trees during construction,
and no trees shall be sprayed with paint.
(5)
Heavy equipment operators shall avoid damaging existing tree trunks
and roots. Feeder roots shall not be cut closer than 25 feet from
tree trunks.
(6)
Tree trunks and exposed roots damaged during construction shall be
protected from further damage by being pruned flush, and if trunks
are scarred, they shall be traced out for proper healing. All soil
shall be properly backfilled and tamped around such trunks and roots.
(7)
Tree limbs damaged during construction shall be pruned.
(8)
The operation of heavy equipment over root systems of trees shall
be minimized in order to prevent soil compaction.
(9)
Deciduous trees shall be given a heavy application of fertilizer
to aid in their recovery from possible damage caused by construction
operations.
(10)
Construction debris shall not be disposed of near or around
the bases of trees.
D.
All landscape plans shall be submitted at the time of preliminary
plan approval for any subdivision or land development. All landscape
plans shall be reviewed by the Planning Department, Zoning Administrator,
City Engineer and/or City Forester, as needed, to ensure compliance
with this chapter and other applicable provisions of the City of Easton
Code.
E.
Landscape plans shall be based on and reflect the following:
(1)
The functional, environmental, and aesthetic factors which relate
to the property and to the principal and accessory buildings and other
structures.
(2)
Enhancing views from and within the property.
(3)
Screening and complementing proposed buildings and other structures.
(4)
Creating visual interest for the users and/or residents of the proposed
development.
(5)
Using plant materials which are hardy and acclimated to the conditions
at the property and within the City of Easton.
F.
A landscape plan shall include notes, diagrams, sketches or other
depictions to present the consideration and analysis of the following:
(1)
An analysis of the site in terms of the existing views to and from
the areas which are proposed for development, existing topography
and vegetation conditions and other existing conditions which are
relevant to the site.
(2)
The consideration of locations where plantings and other landscaping
is needed to provide visual interest, define outdoor space, complement
the proposed architectural style, and achieve other functional and
aesthetic requirements for landscaped areas.
(3)
An analysis of proposed planting and other landscaping needs as related
to screening parking areas, screening storage areas, screening site
utilities, and other appropriate types of screening.
G.
Preliminary and final landscape plans shall reflect the following
detailed criteria:
(1)
Street trees shall be provided and/or replaced as required by the
City Forester.
(2)
The outer perimeter of all off-street parking areas shall be screened.
Effective screens shall be accomplished through the use of plant materials,
fencing or walls.
(3)
Other landscaping, including trees, shrubs and ground covers, shall
be provided along walkways, in courtyards, around sitting areas, at
the entrance to the site and in other highly visible locations, especially
on the outer side of any internal access roads which are visible from
a public street which may adjoin a property, at the entrance to buildings
and around structures used for service, storage or maintenance purposes.
(4)
Requirements and standards for landscaping, in addition to that specified
above, shall be as determined by the City Engineer and City Forester.
The City Engineer or City Forester may require plantings to reduce
glare; to abate other nuisances; to enhance the planting area in conjunction
with streets; and to fulfill screening, buffering and other functional
purposes.
(5)
The location, type, size, height and other characteristics of all
landscaping shall be subject to the review and approval of the City
Forester and City Engineer.
H.
The preliminary landscape plan shall be drawn at a scale of at least
one-inch equals 50 feet. It shall be totally coordinated with the
overall site plan in terms of its relationship to proposed buildings,
streets, parking areas, walks, fencing, benches, signs, lighting and
other structures. It shall contain the following:
(1)
A delineation of existing and proposed plant materials and ground
covers.
(2)
A delineation of other landscaping features, such as planting beds
to be used for herbaceous plants, and other elements of the proposed
improvements, such as fences, walls, retaining walls, lighting, benches,
signs, paving, walkways, stone, tree wells, and the like.
I.
A final landscape plan shall be submitted after the City has reviewed
the preliminary landscape plan and submitted comments on the plan
to the applicant. The final landscape plan shall be drawn at a scale
of one inch equals 50 feet. It shall be totally coordinated with the
overall site plan and shall contain the following:
(1)
A final version of all of the plan requirements stated above for
a preliminary landscape plan.
(2)
A plant schedule wherein the botanical and common name of proposed
plants are listed, along with the quantity, caliper, height, spread
and other dimensions and characteristics.
(3)
Details for the planting and staking of trees and the planting of
shrubs and any other details which depict other related installation
or protection, such as ground-cover spacing, tree fencing, tree grates
and guards, tree wells and the like.
(4)
Information regarding the continued maintenance of all plantings
and notes indicating that all plantings will be installed and maintained
and replaced if dead or diseased in locations as shown on the approved
landscape plan.
J.
Plant characteristics and maintenance. All landscape plans shall
contain the following notes:
(1)
All plants shall conform with the most recent edition of the American
Standard for Nursery Stock of the American Association of Nurserymen.
(2)
Trees and shrubs shall be typical of their species and variety; have
normal growth habits; and have well-developed, densely foliated branches
and vigorous, fibrous root systems.
(3)
Trees and shrubs shall be free from defects and injuries and certified
by appropriate federal and state authorities to be free from diseases
and insect infestations.
(4)
Trees and shrubs shall be freshly dug and nursery grown. They shall
have been grown under climatic conditions similar to those in the
City or properly acclimated to conditions of the City of Easton.
(5)
Any tree or shrub which dies shall be replaced by the landowner or
developer. Any tree or shrub which is deemed, in the opinion of the
City, not to have survived or grown in a manner characteristic of
its type shall be replaced. Substitutions for certain species of plants
may only be made when approved by the City Forester.
(6)
It shall be the responsibility of the landowners, tenants and/or
other occupants of the premises to adequately and properly maintain
the landscaped areas, which responsibility shall include watering,
cleaning of weeds and debris, pruning and trimming, replacement of
dead or diseased plantings, and fertilizing to maintain healthy growth.
(7)
All trees along the right-of-way of any property shall be kept trimmed
10 feet above any sidewalk and 12 feet above all streets, except those
subject to truck traffic. On those streets determined by the City
Engineer to be primary truck traffic streets, trees shall be trimmed
to 16 feet above the street. All trees shall be trimmed in accordance
with current arboricultural standards as determined by the City Forester.
(8)
All shrubs and growth abutting any sidewalks shall be kept cut back
three inches from the edge of the sidewalks.
(9)
Existing trees and shrubs at the corner of an intersection of streets
and/or driveways shall be cut to the height of 24 inches from point
of intersection of corner property lines back 50 feet to avoid blocking
sight distance to oncoming traffic, and shrubs or ground covers to
be planted shall be of the dwarf variety and shall not exceed 24 inches
in height at maturity.
K.
All final landscape plans shall be accompanied by a cost estimate
prepared by the landowner or developer. The cost estimate shall be
evaluated by the City and revised by the City if necessary. The cost
estimate shall serve as a basis of establishing an escrow account
related to landscaping.
A.
All trees of six-inch caliper or more shall be preserved to the maximum
extent possible, and the procedure outlined in this article shall
be followed for tree replacement. The landowner or developer shall
plant replacement trees as follows:
(1)
One tree of not less than 2 1/2 inches to three inches in caliper
for each tree of six inches up to 12 inches in caliper to be removed.
(2)
Two trees of not less than 2 1/2 inches to three inches in caliper
for each tree from 12 inches up to 24 inches in caliper to be removed.
(3)
Three trees of not less than 2 1/2 inches to three inches in
caliper for each tree of 24 inches or more in caliper to be removed.
B.
In the event such trees cannot be planted on the development site,
the City and the landowner or developer shall agree on one or more
of the following methods to comply with the tree replacement requirement:
(1)
The required trees shall be planted on other land the landowner or
developer owns and maintains within the City.
(2)
In the event the landowner or developer does not own other property
or the other property is insufficient in size to accommodate the trees,
then the required trees shall be planted on City-owned and -maintained
property.
(a)
If the trees are to be planted on City-owned and -maintained
property, the landowner or developer shall pay the cost of tree planting
and agreement shall be made on a fee paid for the cost of future maintenance.
A.
The purpose of the buffering standards are to create an acceptable
transition between potentially incompatible land uses and to reduce
conflicts between these uses:
(1)
Buffer areas required. In order to protect existing land uses from
proposed uses of an incompatible character, buffer areas are hereby
required as set forth below. A buffer area consists of a combination
of plantings and/or fencing which screens or blocks vision, noise,
pollutants or other negative by-products associated with incongruous
activities on adjacent properties. Required buffers shall be the responsibility
of the new or changed use. 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.
(2)
Existing vegetation. All existing deciduous and coniferous trees
larger than two inches in caliper and/or six feet in height may be
considered to contribute to the required buffer yard. Existing plant
material of the above caliper and/or height shall be preserved in
any required buffer area except where clearance is required to ensure
adequate sight distance at intersections and driveways.
(3)
Buffer area use and maintenance. Buffer areas may be included as
part of required front, side or rear yards. All buffer areas shall
be maintained and kept clean of all debris and rubbish.
(4)
Plant health and death. All plant material used in buffer areas shall
be alive and healthy and shall further meet all the requirements of
the American Association of Nurserymen. Any plant material that dies
shall be replaced immediately.
(5)
Applicability. In addition to the landscaping requirements of § 520-32, buffer areas shall be located between potentially conflicting uses. Visual screening, consisting of the indicated Class A, B, C or D buffer, shall be required between the following uses:
(a)
Any retail or office use adjacent to any single-family detached
or semidetached dwellings shall provide a Class A buffer.
(b)
Any industrial use, except as noted below, that adjoins any
residential use shall provide a Class B buffer.
(c)
Any industrial use with greater than 50,000 square feet of gross
floor area or industrial park adjacent to any residential use shall
provide a Class C buffer.
(d)
A salvage yard, landfill, recycling center, or transfer station
shall provide a Class D buffer between the required fence and the
street line or any edge of the property adjacent to a residential
use.
(e)
Other uses determined to be potentially conflicting shall provide
the buffer class specified by the City Engineer and City Forester.
(6)
Buffer class standards. After determining the required buffer class,
the applicant shall select an appropriate planting option listed below.
Plantings are not required to be aligned on property or right-of-way
boundaries but may be sited as necessary to achieve the optimal screening
level. Plant materials shall be selected from the plant materials
list included at the end of the chapter.
(a)
Class A: One deciduous/canopy tree of a minimum of two-inch
caliper per 40 feet of buffer length, plus one flowering tree of a
minimum of two-inch caliper per 60 feet of buffer length, plus one
evergreen of a minimum of four feet in height per 60 feet of boundary.
(b)
Class B: One evergreen of a minimum of four feet in height per
20 feet of buffer length and one flowering tree per 60 feet of boundary.
(c)
Class C:
[1]
One evergreen of a minimum of four feet in height per 25 feet
of buffer length, plus one berm four feet high; or
[2]
Six-foot-high fencing or walls, plus one flowering tree of a
minimum of two-inch caliper or evergreen tree of a minimum of four
feet in height, every 30 feet of buffer length.
[3]
Minimum width. The minimum buffer width shall be 20 feet.
(7)
Plant materials.
(a)
Each option listed in Subsection A(6) above may use any of the plant materials listed in the Plant Materials List contained in the Appendix included at the end of the chapter.[1] The City Forester may permit other planting types if they
are hardy to the area, are not subject to blight or disease and are
of the same general character and growth habit as those on the approved
list.
[1]
Editor's Note: The Plant Materials List is included as an attachment to this chapter.
(b)
Existing planting, topography or man-made structures can reduce
or eliminate the buffering requirements if they partially or completely
achieve the level of screening as the planting requirements outlined
in this article. This determination shall be made at the discretion
of the City Forester.
(8)
Fence, hedge and wall regulations.
(a)
Fences in residential districts shall be constructed of materials
which do not detract from the general neighborhood.
(b)
Fences, hedges or walls which are located on property lines
shall not exceed six feet in height. Fences, hedges or walls which
are set back from property lines may be increased in height at a ratio
of one foot additional height for every two feet of additional setback.
In no case shall any fence, wall or hedge exceed 10 feet in height.
(c)
Retaining walls which are used as landscaping features shall
be considered fences and shall be subject to the same height limitations.
(9)
General buffering requirements.
(a)
All buffering yards shall be maintained and kept clean of all
debris, rubbish, weeds and tall grass.
(b)
All planting in the buffer area shall be installed and thereafter
maintained by the property owner.
(c)
Plant materials required within the buffer area shall be assured
by a performance guaranty posted with the City in an amount equal
to the estimated cost of the plant materials. Such guaranty shall
be released only after the passage of the second growing season following
planting.
(d)
No manufacturing or processing activity or storage of materials
shall be permitted within the buffer area.
(e)
Plant materials and structures required within the buffer area
of a corner lot shall be planted and/or maintained at a height not
to exceed two feet within the required sight triangle.
(f)
No structures may be placed within the buffer area, except for
the following:
[1]
Berms, fences or walls, which aid in screening and do not conflict
with the character of adjoining properties nor block clear sight required
at intersections.
[2]
Structures relating to and used for landscaping, such as tree
wells, tree guards, tree grates and retaining walls, to preserve stands
or specimens or existing trees or used for other functional purposes.
[3]
Streets which provide direct ingress/egress for the lot, including
appurtenant structures within street rights-of-way, such as curbs,
sidewalks, signs, lighting standards, or benches.
[4]
Underground utilities.
(10)
Plan review. Prior to plan approval, 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 shall be reviewed by the City Planning
Commission, City Engineer, Zoning Administrator, Building Code Administrator
and/or City Forester to ensure compliance with the standards of this
article and other applicable City codes.
A developer may propose a development in stages and the City
may approve same if the following criteria are met:
A.
The application for tentative approval covers the entire development
and shows the location and time of construction for each stage, in
addition to other information required by this chapter.
B.
The second and subsequent stages are completed in strict accordance
with the tentatively approved plan and are of such size and location
that they constitute economically sound units of development.
C.
In no case shall work on the current stage area include stripping
or disturbance of woodland and soils set aside for later stages.
D.
Any plans, documents and other papers required by the City to depict
all of the foregoing and the limits thereof are submitted to and approved
by the City.
