City of Easton - Definitions

ABANDONED or ABANDONMENT

The cessation of a use of property (land and/or structures) by the landowner for a period of one year, during which the landowner neither occupied, resumed the use or transferred the rights of the property to another person who used the property.

ABANDONED SIGN

A sign which has not identified or advertised a current business, service, owner, product, or activity for a period of at least 60 days, in the case of off-premises signs, or at least 30 days in the case of on-premises signs.

ACCESSIBLE

A site, building, facility, or portion thereof that incorporates design for persons with disabilities and is compliant with the Americans with Disabilities Act of 1990, as amended.

ACCESSORY BUILDING OR STRUCTURE

A building subordinate to the principal permitted building which is located on the same lot as the principal permitted building and used for purposes customarily incidental to those of the principal permitted building.

ACCESSORY USE

A use, other than the principal use, of land or of a building or portion thereof, customarily incidental and subordinate to the principal use of the land or building and located on the same lot with such principal use.

ADAPTIVE REUSE

The development of a new use for an older building or for a building originally designed for a special or specific purpose which it no longer serves.

ADDRESS SIGN

A sign that designates the street number and/or street name for identification purposes, as designated by the United States Postal Service. (Also known as a "nameplate sign.")

ADJOINING LOT

Any lot that shares a common boundary with, or that otherwise touches, the lot on which a solar energy system is installed.

ADVERSE IMPACTS

Results contributing to a harmful or degraded condition and/or producing harm or degradation. Adverse impacts may include harmful effects on surrounding land uses, such as the diminution of property values or the degradation of historical resources; land use which is contrary to the Comprehensive Plan and the intent of this chapter; effects which may create a threat to the public health, safety and general welfare; and effects on physical and biological resources which will destroy flora and fauna, degrade water and air quality or create excessive soil erosion or flooding.

ALLEY

A street which is used primarily for vehicular service access to the rear or side of lots which is 20 feet or less in right-of-way width.

ALTERATION

Any change or rearrangement in the supporting members of an existing building, such as bearing walls, columns, beams, girders or interior partitions, as well as any change in doors or windows, or any enlargement to or diminution of a building or structure, whether horizontally or vertically, or the moving of a building or structure from one location to another.

ALTERNATIVE MOUNTING STRUCTURE

A man-made tree, clock tower, church steeple, bell tower, utility pole, light standard, identification pylon, flagpole or similar structure designed to support and camouflage or conceal the presence of telecommunications antennas.

ALTERNATIVES

Choices between or among two or more plans, layouts, approaches, solutions and/or results.

ANIMATED SIGN

A sign depicting action, motion, or light or color changes through electrical or mechanical means.

ANTENNA

A structure or device for commercial use utilized to collect or radiate electromagnetic waves, including directional antennas, such as panels, wireless cable and satellite dishes, and omnidirectional antennas, such as whips, but not including satellite earth stations.

ANTENNA ARRAY

An arrangement of antennas and their supporting structure.

ANTENNA, DISH

A parabolic or bowl-shaped device that receives and/or transmits signals in a specific directional pattern.

ANTENNA, PANEL

An antenna which receives and/or transmits signals in a directional pattern.

ANTENNA, STEALTH

A telecommunications antenna that is effectively camouflaged or concealed from view.

ANTENNA, WHIP

An omnidirectional dipole antenna of cylindrical shape which is no more than six inches in diameter.

APPLICANT

A landowner or developer as hereinafter defined who has filed an application for development, including his heirs, successors and assigns.

APPLICANT

Any entity or person that applies for a communications facility building permit, Zoning approval and/or permission to use the public right-of-way, City-owned land, or other property.

APPLICATION

Every application, whether tentative, preliminary or final, required to be filed and approved prior to start of construction or development, including, but not limited to, an application for a building permit, for the approval of a subdivision plat or plan, or for the approval of a development plan and for a zoning permit.

ARCHITECTURALLY INTEGRATED DEVICE

A device that is integrated in, as distinguished from merely positioned on, the external surfaces of the shell of buildings or building structures.

AWNING

A cloth, plastic, or other nonstructural covering that projects from a wall for the purpose of shielding a doorway or window. An awning is either permanently attached to a building or can be raised or retracted to a position against the building when not in use.

AWNING SIGN

Any sign painted on, or applied to, an awning.

BANNER

Any cloth, bunting, plastic, paper, or similar nonrigid material attached to any structure, staff, pole, rope, wire, or framing which is anchored on two or more edges or at all four corners. Banners are temporary in nature and do not include flags.

BASEMENT

A space with less than 1/2 of its floor-to-ceiling height above the average finished grade of the adjoining ground or with a floor-to-ceiling height of less than 7.5 feet.

BENEFICIAL IMPACTS

Results contributing to an improvement in condition and/or producing favorable results, such as making a use more compatible with the intent of this chapter and the goals of the Comprehensive Plan, and promoting the public health, safety and general welfare.

BLOCK

A tract of land bounded by streets, public parks, railroad rights-of-way, and/or corporate boundary lines of the City.

BOARD

The Zoning Hearing Board of the City of Easton, Northampton County, Pennsylvania.

BUFFER

An area of required yard space not less in width than designated in this chapter which is landscaped for its full width with plantings such as evergreen and deciduous trees and shrubs and/or with fences or walls which are permanently maintained. Buffers shall consist of such enhancements as will create an effective screen of sufficient density to provide a continuous visual buffer and shall be of sufficient height to minimize visibility from abutting properties or districts or from a distinct area of a lot.

BUILDING

An enclosed structure or edifice built, erected and framed of component structural parts, designed for the shelter, support or enclosure of persons, animals or property of any kind. (See also, "structure.")

BUILDING FOOTPRINT

The area covered by a building's outermost wall at ground level (see Figure A).

BUILDING FRONTAGE

The maximum linear width of a building measured in a single straight line parallel, or essentially parallel, with the abutting public street or parking lot.

BUILDING HEIGHT

(See also, "story.") The vertical distance of a building or structure measured from the lowest elevation of the finished grade of the building to:

The highest point of the roof in the case of a flat roof.
The mean height between eaves and ridge in the case of a pitched roof (see Figure B).
Exclusive of chimneys, mechanical towers, steeples and similar fixtures.
The above shall apply except that, in the case of a sloped site where the slope is greater than 5%, the building height may be measured separately for each forty-foot segment as measured along the primary facade.

BUILDING OFFICIAL

The officer or other designated authority charged with the administration and enforcement of Chapter 245, Construction, the Municipal Building Code of the City of Easton, or a duly authorized representative.

BUILDING PERMIT

An official document issued by the Building Official that authorizes the construction, alteration, repair, demolition, location, maintenance or installation relating to a building, structure, elevator, or equipment under the Uniform Construction Code as adopted by the City of Easton.

BUILDING SETBACK LINE

The line bounding that portion of a lot not contained within the required front, side, and rear yards, and within which the principal building shall be located. For purposes of this chapter, a building setback line along any street, except an alley, shall be considered a build-to line (see Figure C).

BUILD-TO LINE

A line located parallel to, and measured from, the property line along the street or streets on which a building fronts, which defines the placement of the building and forms the street wall line (see Figure A). On a corner lot, the build-to line is located on each side of the lot abutting a street.

CALIPER

The diameter of a tree trunk measured at a point 4 1/2 feet from the ground surface at the center of the base of the tree for all existing trees. For all trees to be planted in accordance with the requirements of this title, the tree trunk shall be measured at a point six inches from the ground surface at the center of the base of the tree.

CANOPY

A structure other than an awning made of fabric, metal, or other material that is supported by columns or posts affixed to the ground and may also be connected to a building.

CANOPY SIGN

Any sign that is part of, or attached to a canopy.

CERTIFICATE OF USE AND OCCUPANCY

A statement based on an inspection by and signed by the Zoning Administrator setting forth that the use or structure conforms with the provisions of this chapter and may be lawfully employed for a specific use.

CITY

The City of Easton, Northampton County, Pennsylvania.

CLEARANCE

The distance above the walkway, or other surface if specified, to the bottom edge of a sign. This term can also refer to a horizontal distance between two objects.

CLEAR-CUTTING

The indiscriminate removal of all trees on a site or portion of a site.

CLEARNESS INDEX (KT)

A number from zero to one that describes the amount of solar radiation that passes through the atmosphere.

COLLEGE or UNIVERSITY

An institution of higher education and research authorized by the Commonwealth of Pennsylvania that provides associate, undergraduate, or higher degrees.

CO-LOCATION

The mounting of one or more communications antennas on an existing communications tower, or on any existing structure or any structure that has been approved by the City to support at least one communications antenna.

COMMISSION

The Planning Commission of the City of Easton, Northampton County, Pennsylvania.

COMMON OPEN SPACE

A parcel or parcels of land or an area of water, or a combination of land and water, within a development site and designed and intended for the use or enjoyment of residents of the development in which it is located, not including streets, off-street parking areas and areas set aside for public facilities.

COMMUNICATIONS ANTENNA

Any device used for the transmission or reception of radio, television, wireless telephone, pager, commercial mobile radio service or any other wireless communications signals, including without limitation omnidirectional or whip antennas and directional or panel antennas, owned or operated by any person or entity licensed by the Federal Communications Commission (FCC) to operate such device. This definition shall not include private residence mounted satellite dishes or television antennas or lightning rods or amateur radio equipment, including, without limitation, ham or citizen band radio antennas.

COMMUNICATIONS EQUIPMENT BUILDING

An unmanned building or cabinet containing communications equipment required for the operation of communications antennas and covering an area on the ground not greater than 375 square feet.

COMMUNICATIONS FACILITY

A group or single communications antenna, communications equipment building, and/or communications tower.

COMMUNICATIONS TOWER

A structure other than a building, such as a monopole, self-supporting or guyed tower, designed and used to support communications antennas.

COMPREHENSIVE PLAN

The adopted official plan of the City pertaining to the future development of the City of Easton.

CONDOMINIUM

A building or group of buildings in which dwelling units, offices or floor area are owned individually and the structure, common areas, and facilities are owned by all the owners on a proportional, undivided basis.

CONTROLLED ACCESS HIGHWAY

See "limited access highway."

COUNCIL

The Council of the City of Easton, Northampton County, Pennsylvania.

COUNTY

Northampton County, Pennsylvania.

DECK

An unroofed platform, either freestanding or attached to a building, that is commonly, but not necessarily, supported by pillars or posts.

DEMOGRAPHIC CHARACTERISTICS

Characteristics related to the distribution, density and vital statistics of populations.

DESIGN PROFESSIONAL

An architect, engineer, landscape architect, or land planner that, as required, is certified or licensed to practice their respective profession in the Commonwealth of Pennsylvania, and who prepares reports and/or plans which are described in this chapter according to specific requirements set forth herein and/or in Chapter 520, Subdivision and Land Development, of the Code of the City of Easton. The City will consider geologists, wetlands scientists, arborists, and other such experts to be certified design professionals for the purpose of conducting studies and preparing plans and reports respective to their area of expertise.

DEVELOPER

A landowner, agent of such landowner or tenant with the permission of such landowner who makes or causes to be made a subdivision of land or a land development.

DEVELOPMENT

Any man-made change to improved or unimproved real estate, including, but not limited to, buildings or structures, mining, dredging, filling, grading, paving, excavation or drilling operations, or timber harvesting operations. Land development, as defined within this section, shall be included in this definition.

(a) INFILL DEVELOPMENT — Any man-made change to unimproved vacant parcels, vacant parcels which have previously had buildings or structures, or surface parking lots, within built areas. These areas are already served by public infrastructure such as transportation, water, wastewater, and other utilities.

DEVELOPMENT OF REGIONAL SIGNIFICANCE AND IMPACT

Any land development that, because of its character, magnitude or location, will have a substantial effect upon the health, safety or welfare of citizens in more than one municipality.

DIGITAL DISPLAY

The portion of a sign message made up of internally illuminated components capable of changing the message periodically. Digital displays may include but are not limited to LCD, LED, or plasma displays. Digital displays shall only be permitted on off-premises signs in the Expressway Transitional Zone.

DIRECTIONAL SIGN

Signs designed to provide direction to pedestrian and vehicular traffic into and out of, or within a site.

DRIVE-IN

Any use which is designed in such a way that the goods or services offered can be received by the customer while remaining in his/her vehicle.

DRIVEWAY

A private access to a parking area, such as a garage, parking lot, parking pad, or similar.

DUMP

A lot or land or part thereof used primarily for disposal by abandonment, dumping, burial, burning, incineration or any other means for whatever purpose, of garbage, offal, sewage, trash, refuse, junk, discarded machinery, vehicles or parts thereof, or waste material of any kind.

DWELLING

A room or group of rooms providing complete independent living facilities exclusively for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.

DWELLING UNIT

Any room or group of rooms located within a building and forming a single, habitable unit with facilities used or intended to be used for living, sleeping, cooking and eating by one or more persons.

EASEMENT

A vested or acquired right, either in the public generally or in private entities of persons, to the use of a parcel of land for a special purpose, including the location of utilities, storm drains or access, which right may include the use of the surface, subsurface and/or the air space over such land.

ECONOMIC AND FISCAL CHARACTERISTICS

Characteristics related to the expenditures and revenues in conjunction with the management of income of a household, private business, community, association and/or government.

EIA-222

Electronics Industries Association Standard 222, "Structural Standards for Steel Antenna Towers and Antennas Support Structures."

ENCLOSED

Surrounded or closed off on all sides, by walls, windows, or the like. This shall not include insect screens, blinds, or other retractable or otherwise openable fixtures that are intended to restrict sunlight or insects but do not prohibit airflow when down or closed.

ENVIRONMENTALLY SENSITIVE LAND(S)

Any land that contains environmental resources reviewed or regulated under this chapter, including, but not limited to:

• Floodplains;
• Wetlands;
• Wetland buffers;
• Steep slopes;
• Specimen trees;
• Riparian buffers;
• Carbonate bedrock; and
• Surface waters.

FAMILY

• A single person occupying a dwelling unit and maintaining a single housekeeping unit, including not more than one guest;
• Two or more persons related by blood or marriage occupying a dwelling unit, living together and maintaining a single housekeeping unit, including not more than one guest; or
• Not more than three unrelated persons occupying a dwelling unit, living together and maintaining a single housekeeping unit. A single housekeeping unit shall be deemed to exist if all members thereof have access to living, sleeping, eating, cooking and sanitation areas of the dwelling unit.

FAST FOOD RESTAURANT

An establishment whose principal business is the sale of a limited variety of pre-prepared or rapidly prepared food and beverages directly to the consumer for consumption either on or off premises. Food is generally not served to the customers' tables, but is more often dispensed through a walk-up counter or drive-through or take-out window.

FCC

Federal Communications Commission.

FENESTRATION

Windows and other openings on a building facade.

FLAG

Any sign printed or painted on cloth, plastic, canvas, or other like material with distinctive colors, patterns, or symbols attached to a pole or staff and anchored along only one edge or supported or anchored at only two corners.

FLASHING SIGN

A sign whose artificial illumination is not kept constant in intensity at all times when in use and which exhibits changes in light, color, direction, or animation. This definition does not include electronic message centers signs or digital displays that meet the requirements set forth herein.

FLOOR AREA

The sum of the gross horizontal areas of all of the floors of a building or buildings, measured from the exterior faces of exterior walls or from the center lines of walls separating two attached buildings:

• In particular, floor area includes:

○ Basement space in residential buildings.
○ Elevator shafts or stairwells at each floor.
○ Floor space in penthouses.
○ Attic space (whether or not a floor has been laid) providing structural headroom of 7.5 feet or more.
○ Floor space in interior balconies or mezzanines.
○ Any other floor spaces used for dwelling purposes, no matter where located within a building.
○ Floor space in accessory buildings.
○ Any other floor space not specifically excluded.

• However, the floor area of a building shall not include:

○ Basement space in nonresidential buildings, except that basement space used for retailing shall be included for the purpose of calculating requirements for accessory off-street parking and loading.
○ Elevator or stair bulkheads, accessory water tanks or cooling towers.
○ Uncovered steps.
○ Floor space used for mechanical equipment.

FORESTRY

The management of forests and timberlands when practiced in accordance with accepted silvicultural principles, through developing, cultivating, harvesting, transporting and selling trees for commercial purposes, which does not involve any land development.

FREESTANDING SIGN

A sign supported by structures or supports that are placed on, or anchored in, the ground; and that is independent and detached from any other building or other structure. The following are subtypes of freestanding signs:

(1) GROUND SIGN — A sign permanently affixed to the ground at its base, supported entirely by a base structure, and not mounted on a pole or attached to any part of another building. (Also known as a "monument sign.")
(2) POLE SIGN — A freestanding sign that is permanently supported in a fixed location by a structure of one or more poles, posts, uprights, or braces from the ground and not supported by a building or a base structure.

FRONT-LOADED (GARAGE)

A garage designed with the garage doors facing the same street as the primary façade(s) of the dwelling to which the garage is attached.

FUNCTIONAL SIGN

A directional, informational, cautionary or public service sign providing a message regarding the location of public facilities, information related to mechanical or electrical equipment, hours of operation, public safety, entrances and exits, and related matters.

GAS STATION CANOPY

A freestanding, open-air structure constructed for the purpose of shielding service station islands from the elements.

GAS STATION CANOPY SIGN

Any sign that is part of, or attached to, the vertical sides of the gas station canopy roof structure. For the purposes of this chapter, gas station canopy signs shall be considered wall signs.

GOVERNING BODY

The Council of the City of Easton.

GOVERNMENT/REGULATORY SIGN

Any sign for the control of traffic or for identification purposes, street signs, warning signs, railroad crossing signs, and signs of public service companies indicating danger or construction, which are erected by or at the order of a public officer, employee or agent thereof, in the discharge of official duties.

GRADE

The degree of the descent of a sloping surface.

GRADE, FINISHED

The final elevation of the ground surface after development.

HEDGE

A boundary or fence formed by closely growing bushes, shrubs, or trees. Also referred to as a hedgerow.

HEIGHT OF A COMMUNICATIONS TOWER

The vertical distance measured from the ground level to the highest point on a communications tower, including antennas, hazard lighting and other appurtenances, if any, mounted on the tower.

HISTORIC RESOURCE(S)

Sites, areas, structures and districts which are valued due to their significance as examples and/or locations of events, customs, skills, and/or arts of the past as designated by the state, county and/or City.

HOLIDAY DECORATIONS

Signs or displays including lighting which are a non-permanent installation celebrating national, state, and local holidays, religious or cultural holidays, or other holiday seasons. (Also known as "seasonal decorations.")

IDENTIFICATION PYLON

A permanent ground-mounted sign consisting solely of a single monolithic structure used to identify a development.

ILLUMINATED SIGN

A sign with electrical equipment installed for illumination, either internally illuminated through its sign face by a light source contained inside the sign or externally illuminated by a light source aimed at its surface.

ILLUMINATION

A source of any artificial or reflected light, either directly from a source of light incorporated in, or indirectly from an artificial source.

(1) EXTERNAL ILLUMINATION — Artificial light, located away from the sign, which lights the sign, the source of which may or may not be visible to persons viewing the sign from any street, sidewalk, or adjacent property.
(2) INTERNAL ILLUMINATION — A light source that is concealed or contained within the sign and becomes visible in darkness through a translucent surface. Message center signs, digital displays, and signs incorporating neon lighting shall not be considered internal illumination for the purposes of this chapter.
(3) HALO ILLUMINATION — A sign using a three-dimensional message, logo, etc., which is lit in such a way as to produce a halo effect. (Also known as "back-lit illumination.")

IMPACT

The power of an event or condition to produce direct or indirect changes in other conditions. In the context of impact exerted on the environment, changes that affect existing conditions and/or quality of a natural resource are of greatest concern.

IMPACT ASSESSMENT AND MITIGATION REPORT

An assessment in accordance with § 595-35, which objectively describes, analyzes and documents the beneficial and adverse impacts of a proposed subdivision and/or land development, and the measures to be undertaken to mitigate adverse impacts.

IMPERVIOUS SURFACE

Any material which prevents absorption of stormwater into the ground, including, but not limited to, buildings, covered decks, patios, driveways, walkways, swimming pools and other similar ground cover.

IMPERVIOUS SURFACE RATIO

A percentage of total lot area covered by impervious surfaces.

INCIDENTAL SIGN

A sign that displays general site information, instructions, directives, or restrictions that are primarily oriented to pedestrians and motor vehicle operators who have entered a property from a public street. These signs shall not contain any commercial advertising.

INCIDENTAL WINDOW SIGN

Signs displayed in the window displaying information such as the business' hours of operation, credit institutions accepted, commercial and civic affiliations, and similar information. These signs shall be informational only and shall not contain a commercial message.

INFILL

The development of new housing or other uses on scattered vacant sites in a built-up area.

INFLATABLE SIGN

A sign that is an air-inflated object, which may be of various shapes, made of flexible fabric, resting on the ground or structure and that may be equipped with a portable blower motor that provides air into the device.

INTERACTIVE SIGN

An electronic or animated sign that reacts to the behavior or electronic signals of motor vehicle drivers.

JUNK

Any scrap, waste, reclaimable material or debris, whether or not stored or used in conjunction with dismantling, processing, salvage, storage, baling, disposal or other use or disposition, including, but not limited to, vehicles, tires, vehicle parts, equipment, paper, rags, metal, glass, building materials, household appliances, brush, wood and lumber.

JUNKYARD

Any area, lot, land, parcel, building or structure or part thereof used for the storage, collection, processing, purchase, sale or abandonment of wastepaper, rags, scrap metal or other scrap or discarded goods, materials, machinery or two or more unregistered, inoperable motor vehicles or other type of junk.

LAND DEVELOPMENT

• The improvement of one lot or two or more contiguous lots, tracts or parcels of land for any purpose involving:

○ A group of two or more residential or nonresidential buildings, whether proposed initially or cumulatively, or a single nonresidential building on a lot or lots regardless of the number of occupants or tenure; or
○ The division or allocation of land or space, whether initially or cumulatively, between or among two or more existing or prospective occupants by means of or for the purpose of streets, common areas, leaseholds, condominiums, building groups or other features.

• A subdivision of land.
• Provisions for the exclusion of certain land development from the definition of land development only when such land development involves:

○ The conversion of an existing single-family detached dwelling or single-family semidetached dwelling into not more than three residential units, unless such units are intended to be condominium units;
○ The addition of an accessory building, including farm buildings, on a lot or lots subordinate to an existing principal building; or
○ The addition or conversion of buildings or rides within the confines of an enterprise which would be considered an amusement park. For purposes of this section, an "amusement park" is defined as a tract or area used principally as a location for permanent amusement structures or rides. This exclusion shall not apply to newly acquired acreage by an amusement park until initial plans for the expanded area have been approved by proper authorities.

LAND DISTURBANCE

A construction or other human activity which disturbs the surface of the land, including, but not limited to, clearing and grubbing, grading, excavations, embankments, road maintenance, building construction and the moving, depositing, stockpiling or storing of soil, rock or earth materials.

LANDOWNER

The legal or beneficial owner or owners of land, including the holder of an option or contract to purchase, whether or not such option or contract is subject to any condition. A lessee, if he/she is authorized under the lease to exercise the rights of the landowner, or other persons having a proprietary interest in land shall be deemed to be a landowner for the purpose of this chapter.

LIMITED ACCESS HIGHWAY

A highway in respect to which owners or occupants of abutting lands and other persons have no legal right of access except at points and in the manner determined by the authority having jurisdiction over the highway. Within the municipal and jurisdictional limits of the City of Easton, this shall include, but is not necessarily limited to, all portions of US-22 and I-78.

LIMITED DURATION SIGN

A nonpermanent sign that is displayed on private property for more than 30 days, but not intended to be displayed for an indefinite period.

LOT

A designated parcel, tract or area of land established by plat, subdivision or otherwise and permitted by law to be used, developed or build upon as a unit. For the purpose of this chapter, a "lot" is further identified as:

• The total of all lands described in a legal deed or record; or
• The total of two or more contiguous parcels described in separate legal deeds of record owned by the same person.

LOT AREA

The total horizontal area of the lot lying within the lot lines, excluding any existing or designated future street rights-of-way.

LOT LINE

A property boundary line of any lot held in single and separate ownership. In the case of any lot abutting a street, the lot line for such portion of the lot as abuts such street shall be deemed to be the same as the street line.

LOT LINE, FRONT

The lot line abutting a street and coinciding with the street line. In the case of a corner lot, both lot lines abutting a street shall be deemed the front lot line.

LOT LINE, REAR

A lot line opposite and most distant from the front lot line. In a case of an unconventional or odd-shaped lot, the rear lot line shall be deemed to be a line wholly within the lot, 10 feet in length between side lot lines, and parallel to and at the maximum distance from the front lot line.

LOT LINE, SIDE

Any lot line that is not a front lot line or rear lot line.

LOT WIDTH

The horizontal distance between side lot lines as measured along the build-to line.

LOT, CORNER

A lot or parcel of land abutting upon two or more streets at their intersection or on two parts of the same street forming an interior angle of less than 135°.

LOT, ODD SHAPED

A lot with an irregular configuration and unconventional number of changes in direction (i.e., a lot that is not generally pie-shaped or rectangular, has small projections or acute angles, or has rear lines not generally parallel to street lines).

LOWEST FLOOR

The lowest floor of the lowest fully enclosed area (including basement). An unfinished, flood-resistant, partially enclosed area, used solely for parking of vehicles, building access, and incidental storage, in an area other than a basement area is not considered the lowest floor of a building, provided that such space is not designed and built so that the structure is in violation of the applicable nonelevation design requirements of this chapter.

MAJOR LOSS OF EFFICIENCY

Twenty percent loss of efficiency of solar energy system to nonsystem (outward) causes, such as shading of the solar access plane, based on NASA Clearness Index (KT) and NREL, "Typical Meteorological Year," TMY3 data, as well as Tilt and Orientation Factor (TOF) and Total Solar Resource Fraction (TSRF). Reports generated by "Solar Pathfinder™," "Solmetric Suneye™" or other devices that provide functionally equivalent reporting which utilize this data are acceptable.

MANUAL CHANGEABLE COPY SIGN

A sign or portion thereof on which the copy or symbols are changed manually through placement or drawing of letters or symbols on a sign face.

MANUFACTURED HOME

A structure which complies with local and state building codes and appropriate federal agencies and is certified by said agencies, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term includes park trailers, travel trailers, recreational and other similar vehicles which are placed on a site for more than 180 consecutive days.

MANUFACTURED HOME LOT

A parcel of land in a mobile home park improved with the necessary utility connections and other appurtenances necessary for the erections thereon of a single manufactured home.

MANUFACTURED HOME PARK

Any site, lot, field or tract of land, privately or publicly owned or operated, upon which two or more manufactured homes, used for living, eating or sleeping quarters by persons not related to the proprietor or his agent, are or are intended to be located, whether operated for or without compensation by whatsoever name or title they are colloquially or commercially termed.

MARQUEE

A permanent structure, other than a roof or canopy, attached to, supported by, and projecting from a building and providing protection from the elements.

MARQUEE SIGN

Any sign attached to a marquee for the purpose of identifying a use or product. If attached to a theater, performing arts center, cinema, or other similar use, it may also advertise films or productions.

MECHANICAL MOVEMENT SIGN

A sign having parts that physically move rather than merely appear to move as might be found in a digital display. The physical movement may be activated electronically or by another means, but shall not include wind-activated movement such as used for banners or flags. Mechanical movement signs do not include digital signs that have changeable, programmable displays.

MENU SIGN

A permanent sign for displaying the bill of fare available at a restaurant, or other use serving food, or beverages.

MESSAGE CENTER SIGN

A type of illuminated, changeable copy sign that consists of electronically changing alphanumeric text often used for gas price display signs and athletic scoreboards.

MESSAGE SEQUENCING

The spreading of one message across more than one sign structure.

MITIGATION

The act of precluding a potentially adverse impact and/or making a potentially adverse impact less severe through measures that will improve a condition and/or lessen the impact.

MIXED-USE DEVELOPMENT

A combination of two or more uses located within one building or on a lot and designed as an integrated building or development.

MOBILE HOME

See "manufactured home."

MONTH

A period of time between the same dates in successive calendar months, ranging between 28 and 31 days.

MURAL (OR MURAL SIGN)

A large picture/image (including, but not limited to, painted art) which is painted, constructed, or affixed directly onto a vertical building wall, which may or may not contain text, logos, and/or symbols.

NEON SIGN

A sign illuminated by a neon tube, or other visible light-emanating gas tube, that is bent to form letters, symbols, or other graphics.

NONCONFORMING SIGN

A sign that was legally erected and maintained at the effective date of this chapter, or amendment thereto, that does not currently comply with sign regulations of the district in which it is located.

NONRESIDENTIAL SOLAR ENERGY SYSTEM

A solar energy system that is an accessory use to lawful nonresidential use in any zoning district and mounted on the principal building on the lot.

OBSTRUCTION

Any dam, wall, wharf, embankment, levee, dike, pile, abutment, projection, excavation, channel rectification, bridge, conduit, culvert, building, wire, fence, rock, gravel, refuse, fill, structure or matter in, along, across or projecting into any channel, watercourse or regulatory floodway area which may impede, retard or change the direction of the flow of water, either in itself or by catching or collecting debris carried by such water, or that is placed where the flow of water might carry the same downstream to the damage of life or property.

OFFICIAL COMPREHENSIVE DEVELOPMENT PLAN

See "comprehensive plan."

OFF-PREMISES SIGN

An outdoor sign whose message directs attention to a specific business, product, service, event or activity, or other commercial or noncommercial activity, or contains a noncommercial message about something that is not sold, produced, manufactured, furnished, or conducted on the premises upon which the sign is located. (Also known as a "third-party sign," a "billboard," or "outdoor advertising.")

ON-PREMISES SIGN

A sign whose message and design relate to an individual business, profession, product, service, event, point of view, or other commercial or noncommercial activity sold, offered, or conducted on the same property where the sign is located.

OWNER

An individual, firm, association, syndicate, partnership or corporation.

PARKING AREA

Any public or private land area designed and used for parking motor vehicles, including parking lots, parking pads, parking decks, and garages.

PARKING LOT

An off-street ground-level area used for the temporary parking of more than four motor vehicles and available for use by the public whether for free, for compensation, or to accommodate employees, clients or customers, but not including private driveways.

PENNANT

A triangular or irregular piece of fabric or other material, commonly attached in strings or strands, or supported on small poles intended to flap in the wind.

PERSONAL EXPRESSION SIGN

An on-premises sign that expresses an opinion, interest, or position.

PLAT

The map or plan of a subdivision or land development, whether preliminary or final.

POLICE FACILITY

A building or portion thereof which serves to accommodate police officers and other members of Police Department staff. These buildings often contain offices and accommodation for personnel and vehicles, along with locker rooms, temporary holding cells and interview/interrogation rooms.

PORCH

A roofed-over structure projecting from the front, side or rear wall of a building.

PORTABLE SIGN

A sign designed to be transported or moved and not permanently attached to the ground, a building, or other structure.

(1) SANDWICH BOARD SIGN — A type of freestanding, portable, temporary sign consisting of two faces connected and hinged at the top and whose message is targeted to pedestrians. (Also known as an "A-frame sign.")
(2) VEHICULAR SIGN — A sign affixed to a vehicle in such a manner that the sign is used primarily as a stationary advertisement for the business on which the vehicle sits or is otherwise not incidental to the vehicle's primary purpose.

PRIMARY FAÇADE

The exterior wall or walls of that portion of a building that faces a street. For purposes of this definition, a wall facing an alley shall not be considered a primary façade.

PRINCIPAL BUILDING

A building in which is conducted the principal use of the lot on which it is situated, including all attached buildings such as garages, breezeways, carports, decks and porches.

PRINCIPAL USE

The primary or predominant use of any lot. In the case of mixed-use development or a college campus, there may be more than one principal use on a lot.

PROJECT

A subdivision, land development or any development involving the construction or alteration of buildings or structures or the grading or excavation of land to accommodate a building, structure or use.

PROJECTING SIGN

A building-mounted, double-sided sign with the two faces generally perpendicular to the building wall, not to include signs located on a canopy, awning, or marquee. (Also known as a "blade sign.")

PUBLIC

Relating to or affecting all people; accessible to or shared by all members of the community.

PUBLIC GROUNDS

Includes:

• Public open space, parks, playgrounds, trails, paths, and other recreational or public areas;
• Sites for community facilities, schools, sewerage treatment, refuse disposal and other publicly owned or operated facilities; and
• Publicly owned or operated scenic and historic sites.

PUBLIC NOTICE

A notice published once a week for two successive weeks prior to a Zoning Board hearing in a newspaper of general circulation in the City. Such notice shall state the time and place of a public hearing and the particular nature of the matter to be considered at the hearing.

PUBLIC OPEN SPACE

A parcel or parcels of land or an area of water, or a combination of land and water, designed and intended for the use and enjoyment of the general public, typically in the form of a park, plaza, playground, playfield, promenade, trail or other similar area.

PUBLIC SIGN

A sign erected or required by government agencies or utilities, including traffic, utility, safety, railroad crossing, and identification signs for public facilities.

PUBLIC UTILITY TRANSMISSION TOWER

A structure, owned and operated by a public utility electric company regulated by the Pennsylvania Public Utility Commission, designed and used to support overhead electricity transmission lines.

REFLECTIVE SIGN

A sign containing any material or device which has the effect of intensifying reflected light.

RELATED EQUIPMENT OR BASE STATION

Any structure or equipment at a fixed location, not including a tower, that enables FCC-licensed communications between a user and a wireless network.

RESIDENTIAL SOLAR ENERGY SYSTEM

A solar energy system that is an accessory use to a lawful residential use in any zoning district and mounted on the principal building on the lot.

REVOLVING SIGN

A sign which revolves in a circular motion; rather than remaining stationary on its supporting structure.

RIPARIAN BUFFER

A riparian buffer is an area typically vegetated with trees and other vegetation adjacent to a watercourse that forms a transition area between the aquatic and terrestrial environment. The riparian buffer is designed to intercept runoff from upland sources for the purpose of mitigating the effects of nutrients, sediment, organic matter, pesticides or other pollutants prior to entry into surface waters.

ROOF SIGN

A building-mounted sign erected upon, against, or over the roof of a building.

SECONDARY EFFECTS

The results of an indirect or nonimmediate influence of one entity or condition on another.

SELECTIVE CUTTING

The felling of certain, but not all, trees in an area for the purpose of removing dead, diseased, damaged, mature or marketable timber or for improving the quality of a tree stand. The removal of more than 35% of trees in an area shall be defined as timber harvesting, and the requirements for a timber harvesting operation shall apply.

SETBACK

The minimum horizontal distance between the front, rear or side lines of a lot and the respective front, rear or side lines of a building or a projection thereof.

SIGN

Any device, structure, fixture, painting, emblem, or visual that uses words, graphics, colors, illumination, symbols, numbers, or letters for the purpose of communicating a message. Sign includes the sign faces as well as any sign supporting structure.

SINGLE HOUSEKEEPING UNIT

Any household whose members are a nontransient interactive group of persons jointly occupying a dwelling unit, including joint access to and use of all common areas, including living, kitchen and eating areas within the dwelling unit, and sharing household activities and responsibilities such as meals, chores, expenses and maintenance, and whose makeup is determined by the members of the unit rather than by the landlord, property manager, or other third party. This does not include a boardinghouse or rooming house.

SLOPED LAND

A geographical area, whether natural or man-made, and whether on one or more lots, which has a ratio of vertical distance to horizontal distance of greater than or equal to 12%, based on two-foot contour interval, and occurs over three consecutive two-foot contour intervals. More specifically, this chapter defines or classifies sloped land as follows:

(a) MAN-MADE SLOPES — Lands that have been altered by development and can contain such features as cut slopes, fill slopes, rock slopes, retaining walls, and disturbed terrain features which include repairs to landslide scars or comprise a series of composite cut and/or fill slopes where the ground surface has been disturbed.
(b) NATURAL SLOPES — The natural deviation of the surface of the land, usually expressed in percent or degrees.
(c) STEEP SLOPE — Sloped land that has a ratio of vertical distance to horizontal distance of greater than or equal to 12%, but less than 25%, based on a two-foot contour interval.
(d) SEVERELY STEEP SLOPE — Sloped land that has a ratio of vertical distance to horizontal distance of greater than or equal to 35%, based on a two-foot contour interval.
(e) VERY STEEP SLOPE — Sloped land that has a ratio of vertical distance to horizontal distance of greater than 25%, but less than 35%, based on a two-foot contour interval.

SNIPE SIGN

A sign tacked, nailed, posted, pasted, glued, or otherwise attached to trees, poles, stakes, fences, public benches, streetlights, or other objects, or placed on any public property or in the public right-of-way or on any private property without the permission of the property owner. (Also known as a "bandit sign.")

SOLAR ACCESS

The access of a solar collector to direct sunlight.

SOLAR ACCESS PLANE

The area along a property line beginning a minimum of 12 feet above grade and bounded by the projections from the area of solar energy device perpendicular to the sun's rays between the hours of 10:00 a.m. and 3:00 p.m. on December 21.

SOLAR COLLECTOR

A solar photovoltaic cell, panel or array, or solar hot air or water collector device, that relies upon solar radiation as an energy source for the generation of electricity or transfer of stored heat.

SOLAR ENERGY

Radiant energy (direct, diffuse, and reflected) received from the sun at wavelengths suitable for conversion into thermal, chemical or electrical energy.

SOLAR ENERGY SYSTEM or SES

Any device or combination of devices or elements which converts solar energy to usable thermal, mechanical, chemical or electrical energy to meet all or part of a structure's energy requirements, including, but not limited to, any substance or device which collects sunlight for use in the heating or cooling of a structure or building, the heating or pumping of water, or the generation of electricity. A solar energy system may be used for purposes in addition to the collection of solar energy. These uses include, but are not limited to, serving as a structural member of part of the roof of a building or structure and serving as a window or wall. A solar energy system shall not be the primary use of the property.

STEALTH TECHNOLOGY

Camouflaging methods applied to communications facilities which render them more visually appealing or blend the proposed facility into the existing structure or visual backdrop in such a manner as to render it minimally visible to the casual observer. Such methods include, but are not limited to, alternative mounting structures, such as architecturally screened roof-mounted antennas, building-mounted antennas painted to match the existing structure and facilities constructed to resemble trees, shrubs, flagpoles, and light poles.

STORY

That portion of a building included between the surface of any floor and the ceiling or surface of the floor next above it, which ranges from 10 feet to 15 feet measured vertically.

STREAMERS

A display made of lightweight, flexible materials, consisting of long, narrow, wavy strips hung individually or in a series, with or without a logo or advertising message printed or painted on them and typically designed to move in the wind.

STREET

Includes the rights-of-way and cartways of a street, avenue, boulevard, road, roadway, highway, parkway, lane, alley, and any other ways used or intended to be used by vehicular traffic or pedestrians, whether public or private.

STREET LINES

The lines that form the boundary of the street right-of-way as shown on the official City right-of-way map, or as amended and on file in the office of the City Engineer.

STREET POLE BANNER

A banner suspended above a public sidewalk and attached to a single street pole.

STREET WALL

The wall formed by buildings or other elements, such as fences, walls, pillars and colonnades, located along a build-to line.

STREET, ARTERIAL

A street which is used primarily for large volumes of traffic and includes facilities classified as primary and secondary highways by the State Department of Transportation.

STRUCTURE

Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land.

STRUCTURE

Anything built, constructed or erected which requires location on the ground or attachment to something located on the ground.

SUBDIVISION

The division or redivision of a lot, tract or parcel of land by any means into two or more lots, tracts, parcels or other divisions of land, including changes in existing lot lines for the purpose, whether immediate or future, of lease, transfer of ownership or building or lot development; provided, however that the subdivision by lease of land for agricultural purposes into parcels of more than 10 acres not involving any new street or easement of access or residential dwellings shall be exempted.

SUBSTANTIAL DAMAGE

Damage from any cause sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50% or more of the market value of the structure before the damage occurred.

SUBSTANTIAL IMPROVEMENT

• Any repair, reconstruction, addition or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage or repetitive loss regardless of the actual repair work performed.
• For the purposes of this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include any alteration of a structure listed on the National Register of Historic Places.

SUBSTANTIALLY CHANGE or SUBSTANTIAL CHANGE

A modification to an existing communications facility that changes the physical dimensions of a communications tower or base station if it meets any of the following criteria:

(1) For a communications tower outside the public rights-of-way:

(a) It increases the height of the facility by more than 10%, or by the height of one additional antenna array with separation from the nearest existing antenna, not to exceed 20 feet, whichever is greater.
(b) It protrudes from the edge of the communications facility by more than 20 feet, or more than the width of the tower structures at the level of the appurtenance, whichever is greater.

(2) For a communications tower in the right-of-way:

(a) It increases the height of the facility by more than 10% or 10 feet, whichever is greater;
(b) It protrudes from the edge of the structure by more than six feet;
(c) It involves the installation of more than the standard number of new equipment cabinets for the technology involved, but not to exceed four cabinets;
(d) It entails any excavation of deployment outside the current site of the communications tower; or
(e) It does not comply with conditions associated with prior approval of construction or modification of the communications tower unless the noncompliance is due to an increase in height, increase in width, or addition of cabinets.

TELECOMMUNICATIONS

The transmission, between or among points specified by the user, of audio and/or visual information of the user's choosing, without change in the form or content of the information as sent and received.

TELECOMMUNICATIONS SERVICE

The offering of telecommunications for a fee directly to the public or to such classes of users as to be effectively available directly to the public, regardless of the facilities used.

TEMPORARY SIGN

A type of nonpermanent, sign that is located on private property that can be displayed for no more than 30 consecutive days at one time. These include, but are not limited to, a lawn sign promoting a particular candidate for an election, or advertising a sale or promotion at a retail establishment.

TILT AND ORIENTATION FACTOR or TOF

The solar insolation at the actual tilt and orientation divided by the insolation at the optimal fixed tilt and orientation, expressed in percent. Note that for one-axis and two-axis tracking. TOF may be greater than 100%, since insolation may be more than with the fixed panel.

TOP OF BANK

A point above the mean water surface of a watercourse which defines the maximum depth of channel flow in the watercourse. It is either determined visually or computed as an elevation using the peak rate of runoff from a two-year storm event.

TOTAL SOLAR RESOURCE FRACTION or TSRF

The ratio of insolation available accounting for both shading and the specific tilt and orientation of the surface, divided by the total insolation available assuming no shade and assuming the surface is at the optimal tilt and orientation. TRSF is expressed in percent, according to the following equation: TSRF = Solar Access x TOF. Note that with one-axis and two-axis tracking, TSRF may be greater than 100% because it is compared to a fixed panel.

TOWER, ELECTRIC TRANSMISSION

A self-supporting structure in excess of 50 feet (15 meters) in height designed to support high voltage electric lines. This does not include local utility or distribution poles (with or without transformers) designed to provide electric service to individual customers.

TOWER, GUYED

Any telecommunications tower supported in whole or in part by cables anchored to the ground.

TOWER, MONOPOLE

A self-supporting telecommunications tower which consists of a single vertical pole fixed into the ground and/or attached to a foundation.

TOWER, SELF-SUPPORTING LATTICE

A telecommunications tower which consists of an open network of metal braces forming a tower which is usually triangular or square in cross section.

TRADITIONAL NEIGHBORHOOD DEVELOPMENT

An area of land developed for a compatible mixture of residential units for various income levels and nonresidential commercial and workplace uses, including some structures that provide for a mix of uses within the same building. Residences, shops, offices, workplaces, public buildings, and parks are interwoven within the neighborhood so that all are within relatively close proximity to each other. Traditional neighborhood development is relatively compact, limited in size and oriented toward pedestrian activity. It has an identifiable center and a discernible edge. The center of the neighborhood is in the form of a public park, commons, plaza, square or prominent intersection of two or more major streets. Generally, there is a hierarchy of streets laid out in a rectilinear or grid pattern of interconnecting streets and blocks that provides multiple routes from origins to destinations and are appropriately designed to serve the needs of pedestrians and vehicles equally.

USE

The purpose for which a structure or tract of land may be designed, arranged, intended, maintained or occupied and any activity, occupation, business or operation carried on or intended to be carried on in a structure, building or on a lot.

VENDING MACHINE SIGN

A sign displayed on a vending machine indicating the name of the product being sold and/or the price of such product.

WALL SIGN

A building-mounted sign which is either attached to, displayed on, or painted on an exterior wall in a manner parallel with the wall surface. A sign installed on a false or mansard roof is also considered a wall sign. (Also known as a "fascia sign," a "parallel wall sign," or a "band sign.")

WBCA

Pennsylvania Wireless Broadband Collation Act (53 P.S. § 11702.1 et seq.).

WETLAND BUFFER

The transitional area extending from the outer limit of a wetland for a minimum width of 50 feet.

WETLANDS

All lands regulated as wetlands by the Pennsylvania Department of Environmental Protection or the U.S. Army Corps of Engineers. In the event there is a conflict between the definitions of these agencies, the more restrictive definition shall apply.

WINDOW SIGN

Any sign that is applied, painted, or affixed to a window, or placed inside a window, facing the outside of the building, and easily seen from the outside. Customary displays of merchandise or objects and material without lettering behind a store window are not considered signs.

WIRELESS SUPPORT STRUCTURE

A freestanding structure, such as a communications tower or any other support structure that could support the placement or installation of a wireless communications facility if approved by the City.

YARD

An open area on a lot extending along a lot line and inward from such line. The minimum dimension of a required yard, as defined for each district, shall measure as the shortest distance between the lot line and a line parallel to such line. (See "building setback line.")

YARD (FRONT, REAR, SIDE)

(a) FRONT YARD — The yard nearest the street extending across the full width of the lot between the front lot line and the building setback line. (See "build-to line.")
(b) REAR YARD — A yard extending the full width of the lot between the rear lot line and the building setback line.
(c) SIDE YARD(S) — A yard between the adjacent side lot lines extending from the front yard to the rear yard and the building setback line.

ZONING ADMINISTRATOR

The agent or official charged by law with the administration and enforcement of this chapter.

ZONING CODE

The Zoning Ordinance of the City of Easton and amendments thereto enacted under the provision of Act 247, 53 P.S. § 10101 et seq. by City Council.

ZONING PERMIT

An official document issued by the Zoning Administrator that authorizes the use or alteration of land, buildings, or structures for a specified purpose.

City of Easton, PA

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