City of Easton - General Requirements

Environmental controls and protection

A. Intent.

(1) The following environmental control and protection standards are established to protect the public health, safety and welfare by minimizing adverse environmental impacts and are specifically authorized by § 604 of the Pennsylvania Municipalities Code, 53 P.S. § 10604, as enacted and amended. These standards are intended to meet the following purposes:

(a) Promote and implement §§ 603(c)(7), 603(g)(2), and 604(1) of the Pennsylvania Municipalities Code, 53 P.S. §§ 10603(c)(7), 10603(g)(2) and 10604(1), providing for the protection and preservation of environmentally sensitive areas and natural resources through municipal zoning ordinances.
(b) Define and delineate selected environmental resources within the City and establish resource protection standards to assist the City in reducing the impact proposed uses will have on the environment.

B. Environmental controls.

(1) No use or activity shall endanger the critical features of the environment through pollutants and other degradation.
(2) All uses shall comply with City standards regarding land, noise, water and air quality.
(3) No use or activity established after the effective date of this chapter which transmits or receives electrical or electromagnetic waves or signals shall adversely affect the operation of any equipment beyond its lot lines.
(4) No use or activity established after the effective date of this chapter shall direct or reflect heat or glare, whether from lights or from high-temperature processing such as welding or otherwise, beyond its lot lines.
(5) No use or activity established after the effective date of this chapter shall produce any vibration which is discernible without the aid of instruments beyond its lot lines.
(6) No construction shall take place, fill added, soil removed, or any other activity take place as to alter the existing grade of a property, that will alter water runoff without review and approval by the City Engineer and Zoning Administrator.

C. Resource protection standards.

(1) Wetlands.

(a) Delineation. The applicant shall delineate the limits of wetlands on the site in accordance with the following:

[1] A full wetland delineation report conducted by a qualified wetland biologist, soil scientist, or environmental professional of demonstrated qualifications shall be submitted to the City. If there is a question as to the accuracy of the wetland delineation report, the City may hire a qualified consultant to review the delineation and recommend revisions, at the applicant's expense.
[2] Such a professional shall certify that the methods used correctly reflect the currently accepted technical concepts, including identification and analysis of wetland vegetation, hydric soils and hydrologic indicators. Methods used in the delineation report shall be acceptable to the City Engineer.
[3] The wetland report shall include a determination of whether wetlands are present or not present on the site and a full delineation, area measurement (in square feet), and description of any wetlands determined to be present.

(b) Resource protection standards.

[1] Any applicant proposing a use, activity or improvement which would entail the regrading or placement of fill in wetlands shall provide the City with proof that the Pennsylvania Department of Environmental Protection (Bureau of Dams and Waterway Safety and Bureau of Water Quality Management) and the U.S. Army Corps of Engineers have been contacted to determine the applicability of state and federal wetland regulations. The applicant shall concurrently provide to the City a copy of the application and any other wetlands information submitted to the Department of Environmental Protection and the U.S. Army Corps of Engineers.
[2] Wetlands shall not be regraded, filled, piped, diverted, channeled, built upon, or otherwise altered or disturbed except where state or federal permits have been obtained.
[3] Existing wetlands shall not be used for stormwater management except where the wetlands are highly degraded and a mitigation program is provided.

(2) Wetland buffer.

(a) Except as noted below, no more than 20% of a wetland buffer shall be regraded, filled, built upon, or otherwise altered or disturbed.
(b) The following uses or activities shall be permitted in the wetland buffer and shall not be counted towards the 20% disturbance allowance:

[1] Regulated activities permitted by the commonwealth.
[2] Provision for unpaved trail access.
[3] Selective removal of hazardous or invasive alien vegetative species.
[4] Vegetation management in accordance with an approved landscape plan.
[5] A soil or stream conservation project approved by the Northampton County Conservation District.

(3) Riparian buffers.

(a) Delineation. For purposes of this chapter, riparian buffers shall be divided into two zones:

[1] Zone 1: Inner Riparian Buffer. This zone begins at the top of each stream bank of an identified watercourse and occupies a margin of land with a minimum width of 35 feet measured horizontally on a line perpendicular to the edge of the water at the top of the defined bank, as reviewed and approved by the City Engineer. Where very steep slopes (25% and over) are located within 35 feet of a watercourse, Zone 1 shall extend the entire distance of this sloped area.
[2] Zone 2: Outer Riparian Buffer. This zone begins at the outer edge of Zone 1 and occupies a maximum width of 35 feet in addition to Zone 1.

[a] In cases where Zone 1 extends beyond 35 feet due to the presence of very steep slopes, the width of Zone 2 shall be adjusted so that the total riparian buffer width equals a total width of 70 feet.
[b] Where the entire width of the Zone 2 riparian buffer is not wooded, the outer edge, up to the maximum seventy-foot width, shall be maintained as a filter strip of dense grass or other features to provide sediment filtering, nutrient uptake, and convert concentrated flow to uniform, shallow sheet flow.

[3] Measurements for the Zone 1 boundary are to be made horizontally, perpendicular from the following reference points: edge of stream bank of perennial streams, center line of intermittent streams, and mean water level of lakes and ponds. Measurements for the Zone 2 boundary are to be made horizontally, perpendicular from the boundary of the environmentally sensitive lands (see Diagrams 5-1, 5-2).

Diagrams 5-1 and 5-2 Notice: Diagrams are for illustration purposes and are not to be construed as the operative language of the Zoning Ordinance. The obligations are governed only by the written standards set forth in this chapter.

(b) Resource protection (see Diagram 5-3).

[1] Zone 1 riparian buffer: Except as noted below, no land disturbance, shall be permitted within the Zone 1 riparian buffer.

[a] Regulated activities permitted by the commonwealth.
[b] Provision for trail access.
[c] Selective removal of hazardous or invasive alien vegetative species.
[d] Vegetation management in accordance with a landscape plan approved in accordance with §§ 520-32, 520-33, and 520-34.
[e] A soil or stream conservation project, including reforestation and stream bank stabilization, approved by the Northampton County Conservation District.

Diagrams 5-3 Notice: Diagrams are for illustration purposes and are not to be construed as the operative language of the Zoning Ordinance. The obligations are governed only by the written standards set forth in this chapter.

[2] Zone 2 riparian buffer. Except as noted below, no more than 35% of a Zone 2 riparian buffer shall be regraded, built upon or otherwise altered or disturbed.

[a] Those activities permitted in the Zone 1 riparian buffer shall be permitted in the Zone 2 riparian buffer and shall not count towards the 35% disturbance limit.

[3] Prohibited uses in a riparian buffer.

[a] Clear cutting of trees and other vegetation.
[b] Selective cutting of trees and other vegetation, except where such clearing is necessary to prepare and for an approved land development or subdivision application and where the effects of these actions are mitigated by revegetation.
[c] Removal or disturbance of vegetation that is inconsistent with erosion control.
[d] Storage of any hazardous or noxious materials.
[e] Use of fertilizers, pesticides, herbicides, and/or chemicals in excess of prescribed industry standards.

Flood hazard areas

Properties within the flood hazard area, as identified in City Code § 298-8, shall comply with Chapter 298, Floodplain Management and any other applicable regulations.

Landscaping requirements

All applications shall comply with City Code §§ 520-32, 520-33, and 520-34 of Ch. 520, Subdivision and Land Development.

Nonconformities

A. Nonconforming use. A use, whether of land or of structure, which does not comply with the applicable use provisions in this chapter or any amendment heretofore or hereafter enacted where such use was lawfully in existence prior to the enactment of this chapter or amendment or prior to the application of this chapter or amendment to its location by reasons of annexation.

B. Nonconforming structure or lot. A structure or lot or part thereof which does not comply with the applicable dimensional provisions in this chapter or amendment heretofore or hereafter enacted where such structure or lot lawfully existed prior to the enactment of such chapter or amendment.

C. Continuation. The lawful use of a building or structure or the lawful use of any land as existing and lawful at the time of the enactment of this chapter or, in the case of an amendment to this chapter, then at the time of such amendment may be continued except as hereinafter provided although such use does not conform to the provisions of this chapter or subsequent amendments.

D. Extension or alteration.

(1) Nonconforming structures may be altered, reconstructed or enlarged, provided that such alteration, reconstruction or enlargement does not increase the extent of the nonconformity existing on the effective date of this chapter.
(2) In the case of a nonconforming structure which contains a nonconforming use, such alteration, extension or enlargement, if permitted by special exception, does not increase the nonconforming use or nonconforming structure and shall be contained to the lot with which it is situated.
(3) Nonconforming lots may not be altered as to increase the extent of the nonconformity.
(4) Nonconforming uses of land shall not be extended, and structures used in connection with such uses shall not be reconstructed, extended or enlarged, except by special exception.

E. Reconstruction after damage. A nonconforming structure or any building containing a nonconforming use destroyed by fire, explosion, flood, or other phenomenon may be reconstructed upon the same building footprint and used for the same use, provided that reconstruction of the building shall be commenced within one year and completed within two years from the date the building was destroyed and the reconstruction or re-use does not increase the extent of the nonconformity.

F. Ownership. It is the intent of this section to ensure that the level of nonconformity is not increased when a nonconforming use is transferred or sold. Whenever a nonconforming use is transferred or sold to a new owner, the use may be continued status quo by the new owner. Any subsequent proposal to extend the nonconformance shall be subject to § 595-10D.

G. Abandonment. If a nonconforming use of a building or other structure or of land is abandoned for a continuous period of one year, subsequent use of such building, structure or land shall be in conformity with the provisions of this chapter. For the purposes of this chapter, abandonment shall commence when the nonconforming use ceases as determined by the Zoning Administrator.

H. Changes. Once changed to a conforming use, no structure or land shall be permitted to revert to a nonconforming use. A nonconforming use may be changed to another nonconforming use only by special exception by the Zoning Hearing Board, provided that:

(1) The requirements of § 595-40C, Special exceptions, are met;
(2) The applicant shall show that the nonconforming use cannot reasonably be changed to a permitted use; and
(3) The applicant shall show that the proposed change will be less objectionable in external effects than the existing nonconforming use with respect to:

(a) Traffic generation and congestion, including truck, passenger car and pedestrian traffic;
(b) Noise, pollutants, smoke, dust, fumes, vapors, gases, heat, odor, glare or vibration;
(c) Storage and waste disposal; and
(d) Appearance.

Off-street and on-street parking

A. Application of provisions. The off-street parking and loading provisions of this chapter shall apply as follows:

(1) For all buildings and structures erected and all uses of land established after the effective date of this chapter, accessory parking and loading facilities shall be provided as required in this section.
(2) When the intensity of use of any building, structure or premises shall be increased through addition of dwelling units, gross floor area, seating capacity or other units of measurement specified herein for required parking and loading facilities, parking and loading facilities shall be provided for such increase in intensity of use.
(3) Whenever the existing use of a building, structure or land shall hereafter be changed to a new use, parking and loading facilities shall be provided as required for such new use. However, if the existing use of land or structure was established prior to the effective date of this chapter, additional parking or loading facilities are mandatory only in the amount by which the requirements for the new use would exceed those for the existing use if the latter were subject to the parking and loading provisions of this chapter.
(4) Mixed use parking structures:
(a) Mixed use parking structures shall incorporate usable commercial space for retail, office or similar uses into its design when such structure is proposed on a lot containing frontage on a public street other than a twenty-foot-wide alley. The commercial space shall be permitted by right or as a special exception within the zoning district.
(b) The commercial area of a parking structure shall, except for incidental access drives, occupy the facade area abutting each street of the first floor for the entire length of the structure and shall provide direct pedestrian access from the sidewalk into the commercial area.

B. Minimum spaces required. - Refer to the table in § 595-33B.

C. Uses not listed. For uses not specifically listed, the same requirements shall apply as for the most similar use listed in § 595-33B, as determined by the Zoning Officer.

D. Mixed uses. For mixed uses, total requirements shall be the sum of the requirements of the component uses computed separately, except for the Downtown District (DD) and Business and Entertainment District (BE), where the total requirements may be reduced by 1/2.

E. Size of parking space.

(1) All off-street parking spaces shall be of a size no less than nine feet wide and 18 feet deep unless otherwise specified in § 595-33H, not including maneuvering space, whether inside or outside of a structure, for the purpose of long- or short-term standing of automotive vehicles, to be used exclusively as a parking stall for one automotive vehicle.
(2) All on-street parking spaces shall be no less than seven feet wide and 22 feet long.

F. Computation of spaces.

(1) In all districts, when the required parking area or number of parking spaces calculated as provided in § 595-33B results in the requirements of a fractional space, any fraction of 1/2 or greater shall be construed as requiring a full space.
(2) Parking Management Plan. A Parking Management Plan, prepared by a qualified professional or professional firm with experience in preparing parking management plans or parking master plans for institutions, may be accepted by the City to allow a reduction in the number of parking spaces otherwise required by this section. The plan shall be fully implemented, monitored, and maintained by the applicant, and the results of the parking management plan shall be reported to the City every year for five years. For any project amendment requiring City approval, the Parking Management Plan must be updated. The Parking Management Plan shall include the following:

(a) Summary of the parking inventory by facility, with regular and accessible spaces identified in a table.
(b) Vehicle occupancy counts of all facilities during the peak two-hour window of time on the day of the week with maximum class enrollment, as verified by the individual in charge of enrollment, and a table of occupancy by facility with the total spaces used and the spaces vacant.
(c) A general description of the allocation of spaces (spaces used by employees, resident students, commuter students, the institution, visitors, etc.).
(d) A description of any transportation system and the parking it serves.
(e) Any upcoming plans for parking displacement, replacement and/or construction.
(f) Calculation of future parking demand associated with any proposed facility or change in use of an existing facility.
(g) A description of how parking is managed, operated, and enforced.
(h) A statement of the adequacy of parking for a defined future period, and a contingency plan to provide adequate parking if it will not exist for the defined future period.

(3) The fee for review of the initial Parking Management Plan, and subsequent reviews, revisions, or other necessary documents for maintenance of the plan, shall be in accordance with § 285-31G.

G. Maneuvering area; space layout. For the purpose of determining the minimum maneuvering area required for any array of five or more off-street parking spaces, the parking schedule shown in this section shall be complied with (Refer to the Parking Schedule in § 285-31G.). When angles other than those listed are proposed, review and approval by the Planning Commission shall be required.

H. Provision for compact cars. In off-street parking areas in excess of 20 spaces, up to 25% of the total spaces may be designed and clearly designated for compact cars. In such areas the required stall width B shall be reduced by one foot and required stall-to-curb length C shall be reduced by two feet.

I. Joint use. The number of spaces in a common parking area required for two or more uses may be reduced below the required sum total for such uses through special exception procedure, if it can be demonstrated to the Planning Commission and Zoning Hearing Board that the hours or days of peak parking needed for the use are so different that a lesser total will provide adequately for all uses served by the facility, based on a publication entitled "Shared Parking," Second Edition, 2005, or the most recent version thereof, by the Urban Land Institute (ULI). Developers, owners or tenants of premises who seek to satisfy parking requirements pursuant to this section by utilization of a joint-use common parking area which they do not own shall enter into, provide for City review, and maintain a legally enforceable agreement for the use of the joint-use common parking area which is acceptable in form to the City Solicitor, and which shall continuously provide for the use of that number of parking spaces deemed adequate by the Planning Commission, Zoning Hearing Board or Zoning Administrator with jurisdiction over the application. This agreement shall remain valid and in full force and effect at all times during which satisfaction of parking requirements requires utilization of the joint-use common parking area. The City Zoning Administrator shall be notified by the property owner who requires the parking of the termination or any material changes or amendments to such agreement within 10 days of such change.

J. Off-street parking access and control.

(1) For the purpose of servicing any property held under single and separate ownership, entrance and exit drives shall be limited to two along the frontage of any single street. The location, sight distance and design of such drive shall be subject to the standards used by the Pennsylvania Department of Transportation, where appropriate, and otherwise subject to the review and approval of the City Engineer.
(2) In no case shall off-street parking areas for three or more vehicles be designed to require or encourage vehicles to back into a public street in order to leave the lot.
(3) Off-street parking spaces are not permitted in front of the minimum building setback line and shall be at least four feet from any side or rear lot line, except for the additional requirements in buffer yards.
(4) All off-street parking areas of over five spaces shall be separated from any public street or adjacent property line by a landscaped buffer area to protect adjacent areas, unless exempted in the specific zoning district. Required yard areas may be used for this purpose.
(5) No off-street parking shall be permitted in front of buildings, unless permitted in the specific zoning district.
(6) All off-street parking areas of over five spaces, including access drives, shall be provided with a bituminous, concrete or other permanent surface, and all stalls shall be clearly marked with stripe paint.
(7) All artificial lighting used to illuminate any off-street parking space or spaces shall be so arranged that no direct rays from such lighting shall fall upon any neighboring property or streets.
(8) Sight triangles shall be provided in accordance with § 595-28H, Required sight triangle.

K. Location of facilities.

(1) A substantial wall or landscaping enhancement, of enough strength and resilience, shall be placed near all lot lines to protect pedestrians and adjoining structures and property abutting any off-street parking or loading area containing five spaces or more.

(a) Other landscape enhancements should consist of fencing, sitting walls, brick pavers, and other attractive hardscape elements.

(2) No off-street parking spaces shall be located in the front yard area of the lot. Off-street parking areas shall be designed and configured so as to minimize the visibility of parking from any street or pedestrian sidewalk. For purposes of this subsection, the "front yard" of the lot shall be defined in § 595-04A, Word usage; terms and words defined.
(3) New driveways shall be accessible from an alley.
(4) All parking spaces required herein shall be located on the same lot as they are intended to serve; however, where, in the opinion of the Zoning Administrator, practical difficulties prevent such an arrangement, they may be established within 600 feet of the premises they are intended to serve.

L. Off-street loading requirements. In connection with any building or structure which is to be erected or substantially altered and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles, there shall be provided off-street loading berths not less than the minimum requirements specified below:

(1) Service vehicle areas. Areas provided for loading and unloading of delivery trucks and other vehicles and for the servicing of shops by refuel, collection, fuels and other service vehicles shall be so arranged that they may be used without:

(a) Blocking or interfering with the use of accessways, automobile parking facilities, or pedestrian ways; or
(b) Ingress and egress shall not require backing onto a street or lot.

(2) Location. All required loading berths shall be located on the same lot as the use to be served, and no portion of the vehicles shall project into any traffic lane.
(3) Size. A required off-street loading berth shall be at least 10 feet in width by at least 40 feet in length, exclusive of aisle and maneuvering space, and shall have vertical clearance of at least 14 feet.
(4) Access. All required off-street loading berths shall be designed with appropriate means of vehicular access to an interior drive in a manner which will least interfere with traffic movements and shall be subject to approval of the Office of the City Engineer. They shall have all-weather surfaces to provide safe and convenient access during all seasons. All access areas shall further be set back from street intersections as required by § 595-33K.
(5) Surfacing. All open off-street loading berths shall be paved.
(6) Repair and service. No storage of any kind or motor vehicle repair work of any kind, except emergency work, shall be permitted within any required loading berth.
(7) Space allowed. Space allowed to any off-street loading berth shall not, while so allocated, be used to satisfy the space requirements for any off-street parking facilities or portions thereof. Required off-street parking spaces shall not be used for loading and unloading purposes except during hours when business operations are suspended.

Loading Berth Schedule
Use	Floor Area (square feet)	Required Berths
Service	Under 10,000	0
	10,000 or more	1
	Each additional 50,000 or fraction thereof	1 additional
Retail	Under 5,000	0
	5,000 or more	1
	Each additional 20,000 or fraction thereof	1 additional
Industrial	Under 3,000	0
	3,000 or more	1
	Each additional 15,000 or fraction thereof	1 additional

(8) The above requirements for off-street loading may be modified upon review and approval by the City Engineer and the Easton Police Department. In no case shall a use that requires at least one off-street loading berth, as detailed above, have less than one off-street loading berth, subject to dimensional modification as approved by the City Engineer and/or Easton Police Department.
M. Additional design standards.

(1) All off-street parking areas of five or more spaces shall be illuminated such that public security and safety is maintained. All lighting shall be directed away from property so as to not cause glare or other nuisances to adjacent properties.
(2) Planting buffers shall be installed to screen off-street parking and be comprised of design to include 80% native and 20% nonnative plant material, designs shall be one of a multi-level nature, approved by the City Forester.
(3) In addition to required buffering along the perimeter of off-street parking areas, interior landscaping shall be provided in accordance with the following standards:

(a) No less than one canopy tree shall be provided for every five vehicles served by the facility.
(b) The location of shade trees shall be evenly distributed throughout the parking area to create maximum shade to parked vehicles and minimum disruption of pedestrian and vehicular traffic flow and visibility.
(c) Where possible, shade trees and other landscaping should be planted in otherwise unusable areas. However, no continuous row of parking stalls shall exceed 10 spaces without one separate planter equal in size to the adjacent stalls.
(d) Trees shall be provided to the extent that 20 years from the date of planting, tree canopies will provide a minimum of 50% coverage of the parking lot area. The area of the parking lot is the square foot area of the parking spaces and aisles and interior parking lot islands, excluding access drives that do not contain either parallel or perpendicular parking spaces. The extent of canopy at maturity shall be based on published reference texts, generally accepted by certified design professionals, nurserymen and arborists.

N. Bicycle and electric vehicle provisions.

(1) Provisions for adequate accommodations for bicycles supports many mixed-transportation initiatives. The minimum parking requirements for off-street parking areas for at least five spaces, may be reduced by one space when providing a bicycle rack or similar feature to accommodate the parking, storage, and securing of at least five bicycles. A maximum reduction of two spaces may occur when providing the aforementioned accommodations for at least 10 bicycles, when the minimum number of required off-street parking spaces is 10.
(2) Provisions to charge electric vehicles supports efforts to reduce carbon emissions. The minimum parking requirements for off-street parking areas for at least five spaces, may be reduced by one when providing a maintained electric vehicle charging station accessible to the public. A maximum reduction of two spaces may occur when providing two maintained electric vehicle charging station accessible to the public, when the minimum number of required off-street parking spaces is 10.
(3) When providing provisions for both bicycles and electric vehicles as specified in §§ 595-33N(1) and 595-33N(2), the reduction of required parking spaces shall not be stacked and must be calculated independently. A maximum of one space may be reduced for each off-street parking area required to have at least five off-street parking spaces, to a maximum reduction of four off-street parking spaces for an off-street parking area required to have at least 20 off-street parking spaces.

Steep slope conservation

A. Legislative intent; requirements.

(1) Legislative intent.

(a) The purpose of the steep slope conservation is to establish basic performance standards for development within steep slope areas to mitigate sedimentation and erosion. Steep slope conservation regulations do not apply to man-made slopes.

(2) Requirements.

(a) Sloped lands shall be categorized as steep (12% to less than 25%), very steep (25% to less than or equal to 35%) and severely steep (35% and over).

B. Intent. The intent of this section is as follows:

(1) To conserve and protect sloped land from inappropriate development, such as excessive grading and extensive vegetation removal.
(2) To avoid potential hazards to property and the disruption of ecological balance which may be caused by increased surface water runoff, flooding, soil erosion and sedimentation, blasting and ripping of rock, and landslides.
(3) To encourage the use of sloped land for conservation and other uses which are compatible with the preservation of natural resources and protection of the environment.
(4) To avoid loss of biodiversity and wildlife habitat and corridors.

C. Interpretation. Interpretation of steep slope areas:

(1) In any application where the lot includes areas of steep, very steep slopes and severely steep slopes, the applicant shall, using two-foot contours, delineate slopes from 12% to 25%; greater than 25% but less than 35%; and greater than or equal to 35%. The applicant shall use an actual field topographic survey as the source of contour information and the basis for depicting such slope categories.
(2) This section shall apply only to those steep, very steep, and severely steep slopes which exist for three consecutive two-foot contour intervals (six cumulative vertical feet of slope). All steep, very steep, and severely steep slope areas shall be shown for the purpose of City review and verification, but only those occurring over three consecutive two-foot contour intervals will invoke the standards of herein.
(3) Once delineated, the mapping provided by the applicant shall be reviewed by the City Engineer. The applicant shall be required to follow all regulations of this section for those areas which reflect steep and very steep slope conditions as determined in accordance with this section through the City Engineer's review.

D. Application procedures.

(1) Before a permit is issued for any construction or land disturbance on land within or affecting steep and very steep slope areas, the following material shall be submitted for review by the City Engineer:

(a) Plans drawn to a scale of at least one-inch equals 50 feet, sealed by a registered professional engineer, depicting the following:

[1] The location, dimensions and elevation of the property.
[2] Existing and proposed uses and development.
[3] An earthmoving plan of the property which indicates existing and proposed grades with contour lines at two-foot intervals within the area of any proposed activity, disturbance or construction. All areas of steep and very steep slope shall be graphically highlighted.
[4] A site plan indicating existing and proposed buildings, structures, other impervious surfaces, storm drainage facilities and retaining walls. The site plan shall also depict within areas of steep and very steep slopes existing vegetation, including woodlands, open areas and their ground cover type, as well as proposed landscaping material to be installed.
[5] Typical cross section and elevations of the property and proposed buildings and structures at intervals prescribed by the City Engineer, as well as architectural plans, building elevations, and site sections.
[6] Photographs showing existing uses, vegetation and topography within the steep and very steep slope areas.
[7] A statement signed and sealed by a registered architect or professional engineer explaining the building methods to be used in overcoming foundation and other structural problems created by slope alteration; the proposed techniques to preserve natural drainage and prevent soil erosion and sedimentation; and the methods proposed to avoid excessive surface water runoff to neighboring properties and/or streets.
[8] Plan, profile and typical cross sections of any proposed street, emergency access or driveway within areas of steep and very steep slopes, with the seal of a registered professional engineer thereon.

E. Standards and criteria for applications. In evaluating any application, the City Planning Commission shall determine consistency of the proposal with the following:

(1) In areas with a natural slope of 12% to 25%, no more than 30% of such areas shall be regraded, cleared, built upon or otherwise altered.
(2) In areas with natural slope of 25% to 35%, no more than 15% of such areas shall be altered, regraded, cleared, built upon or otherwise altered.
(3) Disturbances shall be minimized where the length or area of steep and very steep slope is extensive both on the site and on adjacent lands within 50 feet of the site.
(4) In areas where the natural slope is 35% or greater, no area shall be altered, regraded, cleared, built upon or otherwise altered. Exceptions include approved trail development or repair.
(5) The proposed development, any impervious cover and resultant disturbance to the land and existing vegetative cover will not cause stormwater runoff and/or related environmental problems off the site.
(6) Removal of or disturbance to existing vegetation in steep slope areas shall be minimized. The proposed impacts on existing vegetation shall be evaluated in terms of the potentially detrimental effects on slope stability, conveyance and recharge of stormwater, aesthetic characteristics of the landscape and existing drainage patterns. Further, it shall be demonstrated that any and all reasonable mitigation techniques and procedures will be utilized or have been considered in the preparation of the plan, such as revegetation measures, control of soil erosion and sedimentation, stormwater management, and the like. For purposes of such demonstration, the City may request additional information, including, but not limited to, an erosion and sedimentation plan.
(7) Important visual qualities of the site shall be retained to the maximum extent possible. In addition to vegetation, these may include hilltops/ridgelines, rock outcroppings, and the natural terrain and contours of the site.
(8) Road and driveway construction shall follow the natural topography to the maximum extent possible. Cuts, fills and grading shall be minimized.
(9) Innovative, imaginative building techniques that are well-suited to slope conditions shall be encouraged, consistent with other applicable codes and regulations.
(10) The stability of the slope, as characterized by the existing interrelationships among the soil, vegetation, and rock, shall be disturbed as little as possible.
(11) Proposed buildings and structures shall be of sound engineering design. Footings shall be designed in response to the site's slope, soil and bedrock characteristics. Footings shall extend to stable soil and/or bedrock.
(12) All disturbed areas shall be stabilized and seeded or planted, and notes to this effect shall appear on all plans.
(13) Finished slopes of all permitted cut and fill shall not exceed three to one or 33%, unless the applicant can demonstrate the method by which steeper slopes can be stabilized and maintained adequately.

City of Easton, PA

MapLink™ | General Requirements