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:
(1) 
Arterial street.
(a) 
Right-of-way: 80 feet.
(b) 
Roadway: 50 feet.
(2) 
Collector street.
(a) 
Right-of-way: 60 feet.
(b) 
Roadway: 36 feet.
(3) 
Minor street.
(a) 
Right-of-way: 50 feet.
(b) 
Roadway: 30 feet.
(4) 
Alley.
(a) 
Right-of-way: 20 feet.
[1] 
The right-of-way may be less than 20 feet where the use of the alley is not consistent with pedestrian travel and sidewalks or pedestrian paths are not constructed.
(b) 
Roadway: 14 feet.
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. 
Side lot lines. Side lot lines shall be approximately at right angles or radial to the street line on which the lot faces.
B. 
Access to public street. Every lot shall front on a public street, other than an alley, or an officially approved publicly owned cul-de-sac.
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.
(d) 
Class D:
[1] 
Six-foot-high fencing or walls, plus one canopy tree of a minimum of two-inch caliper at an average of one tree per 40 linear feet, plus one evergreen tree at an average of one tree per 20 linear feet of buffer.
[2] 
Minimum width. The minimum buffer width shall be 30 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.
(d) 
Fences and retaining walls shall be constructed of durable materials and shall be built in accordance with Chapter 245, Construction.
(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.