Aspinwall City Zoning Code
PART 3
SCHEDULE OF DISTRICT REGULATIONS
§ 27-301 Establishment of District Classifications.
[Ord. 775, 6/15/1983, § 140-301; amended by Ord. 1060, 6/11/2014]
The Borough of Aspinwall is hereby divided into the following zoning districts:
AR-1 | Single-Family Residential |
AR-2 | Residential |
AR-3 | Single and Multiple Family Residential |
AR-4 | Multifamily Residential |
AR-S | Special Residential |
AC-1 | Community Business District |
AC-2 | General Commercial |
AL-1 | Limited Industrial |
A-CD | Conservation District |
ARO | Riverfront Overlay District |
§ 27-302 Zoning District Map and Boundaries.
[Ord. 775, 6/15/1983, § 140-302]
1.
The boundaries of the various zoning districts are hereby established on the map entitled "Official Zoning Map" on file in the office(s) of the Zoning Officer and the Borough Manager. This map with all explanatory matter thereon is hereby made a part of this chapter. The Official Zoning Map shall be dated and shall carry the signature of the President of the Borough Council and the Borough Manager certifying that it is the true map adopted by the Council, and the map shall be sealed with the official Borough Seal. All amendments shall be identified on the map and similarly certified.
2.
The boundaries between districts are, unless otherwise indicated, either the center line of streets or such lines extended, or parallel lines thereto, or property lines, or other physical boundaries, and delineations. Where streets, property lines, or other physical boundaries and delineations are not applicable, boundaries shall be determined by scale shown on the Official Zoning Map.
3.
Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning Map or in other circumstances not specifically covered above, the Zoning Hearing Board shall interpret the district boundaries.
4.
In the event that a street, alley or other way shown on the Zoning District Map is vacated, the property formerly in said street right-of-way shall be included within the zoning district of the adjoining property on either side of said vacated street or way. Where said street forms a zoning district boundary, the new district boundary shall be the new property line created by the former center line of said vacated street.
§ 27-303 AR-1 Single Family Residential Districts.
[Ord. 775, 6/15/1983, § 140-303; as amended by Ord. 854, 9/13/1989, § 2; by Ord. 887, 8/12/1992, § 303; by Ord. 908, 7/13/1995, § 140-303; by Ord. 938, 10/14/1998, § 3; by Ord. 939, 10/14/1998, § 1A; by Ord. 988, 11/13/2002, § 2]
1.
Purpose. An AR-1 District is intended to be principally single and two family homes on individual lots with customary residential accessory uses. Certain residentially-related uses will be permitted as conditional uses provided they meet the criteria contained in this chapter.
2.
3.
Conditional Uses. The following uses are subject to the conditions set forth in Part 4 of this chapter:
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
B.
Minimum Yard Requirements.
(2)
Side yard:
Single-family: two yards totaling eight feet, but none less than 2 1/2 feet.
Two family: two yards totaling 10 feet, but none less than three feet.
Corner Lot: on a corner lot for a single or two family dwelling, the minimum side yard abutting a public street shall be 10 feet.
Other uses: two side yards, each 15 feet, for any principal structure or use.
(3)
Rear yard: 15% of the total lot depth but not more than 25 feet.
C.
Maximum lot coverage: 40% for all uses.
D.
Maximum height: 35 feet or 2 1/2 stories above mean ground level, as defined by this chapter, for any principal structure and 15 feet for any accessory structure.
6.
Site plan Review. (Reserved)
§ 27-304 AR-2 Residential Districts.
[Ord. 775, 6/15/1983, § 140-304; as amended by Ord. 806, 6/11/1986; by Ord. 854, 9/13/1989, § 3; by Ord. 887, 8/12/1992, § 304.5; by Ord. 908, 7/13/1995, § 140-304; by Ord. 938, 10/14/1998, § 3; by Ord. 939, 10/14/1998, § 1B; by Ord. 988, 11/13/2002, § 4]
1.
Purpose. This district provides for single and two family residential units on smaller lots than AR-1 districts. Also, it includes, as conditional uses, multifamily dwellings and certain specialized housing types, such as group residences, where these can be developed compatibly with the existing neighborhood and adjacent residences.
2.
3.
Conditional Uses.
A.
Schools (excluding dormitories for students or faculty).
B.
Churches.
C.
Day care centers, as defined by this chapter; in-house day care facilities, providing care for three to six children and which comply with chapter's definition of "home occupation."
D.
Multifamily dwellings (three to six units) in new or converted structures.
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
B.
Minimum Yard Requirements.
(2)
Side yard:
Single and two family residences: two side yards totaling eight feet; provided, no side yard shall be less than 2 1/2 feet and that no principal structure may be closer than five feet of any adjacent structure. On a corner lot, the minimum side yard abutting a street shall be 10 feet.
Multifamily and other uses: 10 feet each side yard.
(3)
Rear Yard. 15% of the total lot depth but not more than 25 feet.
C.
Maximum lot coverage: 50% for all uses.
6.
(Reserved)
§ 27-305 AR-3 Single and Multiple Family Districts.
[Ord. 775, 6/15/1983, § 140-305; as amended by Ord. 806, 6/11/1986; by Ord. 854, 9/13/1989, § 4; by Ord. 887, 8/12/1992, § 305.5; by Ord. 908, 7/13/1995, § 305; by Ord. 938, 10/14/1998, § 3; by Ord. 939, 10/14/1998, § 1C; and by Ord. 988, 11/13/2002, § 5]
1.
Purpose. This district is similar to the AR-2 District except that residential uses are allowed at higher densities, consistent with the existing development pattern.
2.
3.
Conditional Uses.
A.
Schools (excluding dormitories for students or faculty).
B.
Churches.
C.
Day care centers, as defined by this chapter; in-house day care facilities, providing care for three to six children and which comply with this chapter's definition of home occupation.
D.
Recreational facilities or uses, including parks, available for use by the general public.
E.
Funeral home.
F.
Multifamily dwellings (three to six units) in new or converted structures.
G.
Bed-and-breakfast.
[Added by Ord. 1060, 6/11/2014]
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
B.
Minimum Yard Requirements.
(2)
Side yard:
Single-family and two family: two side yards totaling eight feet; provided, that no side yard shall be less than 2 1/2 feet and that no principal structure may be closer than five feet of any adjacent structure.
On a corner lot, the minimum side yard abutting a street shall be 10 feet.
Multifamily and other uses: five feet each side yard.
(3)
Rear yard: 15 feet for any use.
C.
Maximum lot coverage. 50% for all uses.
6.
(Reserved)
§ 27-306 AR-4 - Multifamily Residential Districts.
[Ord. 775, 6/15/1983, § 140-306; as amended by Ord. 854, 9/13/1989, § 5; by Ord. 887, 8/12/1992, § 306.5; by Ord. 908, 7/13/1995, § 306; by Ord. 938, 10/14/1998, § 3; by Ord. 939, 10/14/1998, § 1D; by Ord. 988, 11/13/2002, § 6]
1.
Purpose. This district denotes suitable areas for higher density multifamily dwellings, including mid-rise buildings. Dwellings in either new or converted buildings are permitted provided they meet the site standards contained in this chapter.
2.
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
B.
Minimum Yard Requirements.
(1)
Front yard, single-family and two family: 20 feet; multifamily and other uses: 30 feet.
(2)
Side yard:
Single-family and two family: two yards totaling eight feet; provided, that no principal structure is within five feet of any structure on an adjacent property.
Multifamily, other uses: 10 feet each side yard.
(3)
Rear yard:
Single-family and two family: 15% of lot depth but no more than 25 feet.
Multifamily: 25 feet.
C.
Maximum lot coverage: 50% for all uses.
6.
(Reserved)
§ 27-307 AR-S Special Residential District.
[Ord. 775, 6/15/1983, § 140-307; as amended by Ord. 887, 8/12/1992, § 307.5; by Ord. 908, 7/13/1995, § 307; by Ord. 938, 10/14/1998, § 3; by Ord. 988, 11/13/2002, § 7; by Ord. 995, 12/10/2003]
1.
Purpose. This district is designed to provide for unified residential developments which may include a variety of housing types constructed in accordance with an integrated plan for the site. The purpose of these developments is to encourage sound, creative design and site planning, to assure that land developments are compatible with the natural features of the site, and to preserve and protect open space and areas with natural environmental constraints (e.g., steep slopes, landslide-prone soils, stream valleys).
2.
Permitted Uses.
A.
Existing single-family and two family dwellings.
B.
New single and two family detached dwellings, as part of unified development.
C.
Townhouses, as part of unified development.
D.
Garden dwellings, as part of unified development.
E.
Manufactured (mobile) homes and parks, as part of unified development.
F.
Residential accessory uses, such as parking, private pools, recreation facilities to serve unified complex.
3.
Conditional uses: none.
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
B.
Minimum Yard Requirements.
(1)
Minimum yard or setback requirements are not specified for individual uses/structures within a unified development, except that no structure/use shall be located within 25 feet of the property boundaries. All yards and setbacks shall comply with those shown on the approved final site plan for the development.
(2)
Spacing between buildings or groups of buildings should be designed to preserve visual and auditory privacy, adequate light and air exposure, and accessibility by emergency vehicles.
C.
Maximum Site Coverage.
(1)
A maximum of 80% of the total site area may be devoted to residential uses including principal and accessory structures, streets, parking areas, and private open spaces abutting residences (e.g., patios, courts).
(2)
A minimum of 20% of the total site area must be devoted to open space and/or open-air recreation uses, which may include sensitive environmental areas (slopes, etc.) preserved as part of the development.
6.
(Reserved)
7.
Other Development Standards.
A.
Screening. Screens shall be provided along perimeter lines of the unified development site including public rights-of-way. Such screens shall be one, or a combination, of the following:
(1)
A continuous planted strip of at least four feet in width and not less than six feet in height, and of such species and size of plants so as to provide an effective year-round visual screen within three years of planting.
(2)
Natural or artificial land forms, including natural slopes and wooded areas, may be used to achieve visual screening, provided such areas are preserved from future development by easement, deed restriction, covenant or similar measure.
(3)
Decorative fencing may be used as a screen along public rights-of-way.
(4)
The maintenance plan for common open space and facilities in the development shall include provisions for the continuing maintenance of all planted screens and fencing. If any plant dies within the one year of planting, it shall be replaced.
(5)
Clear sight triangles, as specified by this chapter, shall be maintained.
(6)
Additional screening may be required during the site plan review where necessary to shield adjacent lots from on-site lighting, headlights and otherwise to reduce the visual encroachments of multiple dwellings.
B.
Street and Parking Areas.
(1)
Off-street parking areas shall be in accordance with the provisions of § 27-409 of this chapter.
(2)
The construction of roads, parking areas and pedestrian ways, whether or not they are to be dedicated to the Borough, shall conform to the provisions of Chapter 1 of this Code. However, the Planning Commission, during the site plan review, may waive or modify certain standards where it finds that such specifications are not consistent with the site or overall design and that such modifications are not inconsistent with the interests of the entire Borough.
C.
Stormwater Management and Erosion/Sedimentation Control. Controls to prevent erosion/sedimentation during and after construction and to provide safe stormwater management shall comply with Part 4 of this chapter.
D.
Common Open Space, Improvements and Facilities.
(1)
Common open space must be appropriate to the scale and character of the development considering its size, density, anticipated population, topography and types of dwelling unit and consistent with the minimum requirements of Subsection 7D(3) below.
(2)
It must be suitably improved for its intended use, but open space containing natural features worthy of preservation may be left unimproved. Any structures or improvements which are added shall conserve and enhance the amenities of the open spaces and be properly related to their topography and natural condition.
(3)
All common open space and recreation areas must be conveyed in one of the following ways, as approved by the Borough: (a) in part or totally to the Borough; or (b) in part or totally to an organization for ownership and maintenance according to applicable state statutes.
E.
Maintenance of Common Open Space and Facilities.
(1)
In cases where the Borough will not be accepting dedications of streets, sidewalks, utilities, drainage facilities, recreation areas or open spaces, or other common areas, the land owner shall provide for a homeowners organization, trust or another mechanism for ownership and continuing maintenance. The owner shall submit a plan describing the proposed method, its organization, its powers, rights, dues, responsibilities in regard to the ownership and continuing maintenance of common facilities and open space. This plan must be approved as part of the final site plan.
(2)
Whether common facilities and open spaces are to be owned privately or in trust, or dedicated to the Borough, the landowner shall be required to post financial security to guarantee the structural integrity and functioning of such common areas. Such financial security shall be in accordance with the Pennsylvania Municipalities Planning Code for guaranteeing improvements for subdivisions and land developments. The term for the security shall be 18 months from the date of acceptance of ownership and shall equal to 14% of the actual cost of installation of the improvements, facilities and open spaces.
8.
Manufactured (or Mobile) Home/Parks within Unified Development. Manufactured homes within park clusters may be included within a unified development, provided the total unified development includes a mix of other conventional housing types and manufactured units do not equal more than 30% of all dwelling units in the total unified development. Manufactured homes/parks shall comply with the following standards, in addition to other applicable provisions of this Part and other portions or this chapter.
A.
A manufactured home area shall have access from a street or highway capable of handling the individual mobile units without impairing the normal traffic operations of the street or highway.
B.
Area shall be set aside for common open space, including recreation areas, community buildings, storage facilities for residents, laundry facilities, management offices and storage of maintenance equipment.
C.
All roads and parking areas shall be improved with an all-weather, dust-free surface. Roads shall be designed to meet anticipated traffic loads and shall have a minimum cartway width of 28 feet.
D.
Planted and/or visual screening area shall be provided to separate it from other portions of the development and from abutting properties.
E.
Landscaping and planting shall be provided throughout the mobile home area at a ratio of at least two deciduous trees and four deciduous and/or evergreen shrubs per mobile home.
F.
No individual mobile home shall be closer than 15 feet to any street right-of-way or to any property line of the development. Nor shall any unit be located within a one-hundred-year floodplain as designated on the Zoning Map.
H.
An enclosure of compatible design and material shall be erected around the entire base of each mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure. The hitch which is employed for the normal movement of the unit shall be removed.
I.
No mobile home shall be erected on a mobile home lot except upon a mobile home pad. Each mobile home unit shall have its own separate pad.
(1)
Each mobile home pad shall be at least equal in length and width to the dimensions of the mobile home to be place on the pad.
(2)
The pad, at least six inches in thickness, shall be constructed from either concrete, asphalt concrete or other material adequate to support the mobile home and to prevent abnormal settling or heaving under the weight of the home. In order to prevent wind overturn and rocking, the corners of the mobile homes shall be secured with at least six tiedowns such as concrete "dead men," screw augers, arrowhead anchors, or other devices suitable to withstand a tension of at least 2,800 pounds.
(3)
Each mobile home shall be set level on sturdy and substantial supports.
J.
Two off-street parking spaces shall be provided for each mobile home lot. Parking areas shall comply with § 27-409 of this chapter.
K.
The design, installation and construction and maintenance of the storage and handling of liquefied petroleum gases shall conform to the Act of Pennsylvania Legislature 1951, December 27, P.L. 1793, as it may be amended, and to all applicable regulations of the Pennsylvania Department of Labor and Industry.
§ 27-308 AC-1 Community Business Districts.
[Ord. 775, 6/15/1983, § 140-308; as amended by Ord. 804, 3/12/1986, § 1; by Ord. 847, 4/12/1989, § 308.5; by Ord. 908, 7/13/1995, § 308; by Ord. 938, 10/14/1998, § 3; by Ord. 939, 10/14/1998, § 1E; and by Ord. 1001, 10/13/20041, § 2]
1.
Purpose. This district provides for a broad range of retail and service commercial uses and offices typical of a community's central business area. Businesses in this district should be compatible in terms of general market and operating characteristics.
2.
Permitted Uses.
A.
Shopper's convenience and general retail uses, such as food, drugs, bakery, apparel, hardware, appliances and furniture, jewelry, special shops.
B.
Personal services such as barber and beauty shops, laundry and cleaning (no processing on premises), shop repair.
C.
Business support services, including printing, copying, computer and data processing.
D.
Eating and drinking establishments.
E.
Funeral home.
F.
Private school or day care center for pre-primary age children.
G.
Private school for dancing, music or similar art or craft instruction.
H.
Private clubs and fraternal organizations.
I.
Recreation facilities or uses, including parks, available for use by the general public.
J.
Municipal office building and similar uses.
K.
Customary accessory uses, such as parking, enclosed storage, to permitted uses.
L.
Private stand-alone parking lot.
3.
Conditional Uses.
A.
Multifamily dwellings as accessory to a commercial structure.
B.
Commercial recreation uses, such as bowling, racquet sports, exercise clubs.
C.
Medical, dental offices or clinics.
D.
Business and professional offices.
E.
Financial institutions and services.
F.
Insurance and real estate offices.
G.
Essential services.
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
A.
Minimum lot area: 2,500 square feet.
B.
Minimum yard requirements - no required front or side yard. Rear yard shall be 10 feet. Provided, however, that in the block of Center Avenue bounded by Commercial Avenue and First Street, the minimum yard requirements for front yards shall be 20 feet.
C.
Maximum lot coverage: 70%.
D.
Maximum height: 40 feet or four stories above mean ground level, as defined by this chapter.
6.
(Reserved)
§ 27-309 AC-2 General Commercial Districts.
[Ord. 775, 6/15/1983, § 140-309; as amended by Ord. 847, 4/12/1989, § 309.5; by Ord. 908, 7/13/1995, § 309; by Ord. 938, 10/14/1998, § 3; and by Ord. 1001, 10/13/2004; § 3]
1.
Purpose. This district designates locations where, in addition to shopper's goods, personal and business services, other types of commercial uses, such as building supplies or vehicular sales, are also appropriate. Uses in this district usually require direct automobile access, customer parking and/or loading and frequently larger lots and buildings than uses in AC-1 District.
2.
Permitted Uses.
A.
Any permitted use in the AC-1 District, as listed in § 27-308, unless otherwise stated in this section.
B.
Commercial recreation uses, such as bowling, racquet sports, health or exercise clubs.
C.
Retail building materials, plumbing, heating and electrical sales and service.
D.
Medical supplies and equipment sales and service.
E.
Contractor's office (excluding exterior storage of materials and equipment).
3.
Conditional Uses.
A.
Multifamily dwellings as accessory to a commercial structure.
B.
Gasoline service stations, automotive repair and car washes; provided, that it is not located within 1,000 feet of a similar facility.
C.
Amusement arcades, as defined by this chapter.
D.
Veterinary office and animal hospital.
E.
Business, professional, medical/dental offices.
F.
Automobile, mobile home, marine equipment and supplies sales.
G.
Financial institutions and services.
H.
Insurance and real estate offices.
I.
Essential services.
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
6.
(Reserved)
§ 27-310 AI-1 Limited Industrial Districts.
[Ord. 775, 6/15/1983, § 140-310; as amended by Ord. 908, 7/13/1995, § 310; by Ord. 938, 10/14/1998, §§ 3,4; by Ord. 939, 10/14/1998, § 1F; by Ord. 949, 4/14/1999, § 2]
1.
Purpose. This district identifies suitable areas for new and expanded industrial uses which comply with the performance standards of this chapter, and which are consistent with the predominately residential development in Aspinwall Borough.
2.
Permitted Uses.
A.
Industrial uses, including production, processing, testing, repair or servicing of: apparel and other textile products, furniture and fixtures, paper and allied products, printing and publishing, rubber and plastics, leather and leather products, transportation equipment, instruments and related products, jewelry, musical instruments, toys and sporting goods, pencils, pens and art supplies, signs and advertising displays and burial caskets.
B.
Building supplies and equipment.
C.
Contractor's office and equipment storage.
D.
Wholesale and distribution including warehousing, parcel delivery, storage and beverage bottling.
E.
Vehicular repair establishment.
F.
Animal hospital and kennel.
G.
Railway facilities and terminals.
H.
Municipal uses, such as recreational facilities or uses, including parks, available for use by the general public, municipal water wells, municipal water and sewage treatment facilities, municipal storage of road and road treatment supplies and related equipment, municipal office buildings and other similar uses.
I.
Essential services as defined by this chapter.
J.
Customary accessory uses such as business offices, storage areas, snack bar or cafeteria.
3.
Conditional Uses. The following uses are permitted subject to conditions and performance standards contained in this chapter:
A.
Manufacturing, fabricating, processing, servicing of food and kindred products, stone, clay, glass and concrete products, fabricated metal products, machinery, electrical and electronic machinery, equipment and supplies and transportation equipment.
B.
Garages for storage of motor vehicles.
C.
Private stand-alone parking lot.
4.
6.
Other Standards.
A.
All operations, activities and storage shall be conducted wholly inside a building, or buildings, except that storage may be maintained outside a building in a side or rear yard if such storage area is separated from public streets or other property by screening (refer to § 27-407 for screening requirements).
B.
All premises shall be furnished with all-weather, hard-surface walks, parking and loading areas, and the grounds shall be planted and landscaped.
C.
No building shall be used for residential purposes, except that a watchman or custodian may reside on the premises.
§ 27-311 A-CD Conservation Districts.
[Ord. 775, 6/15/1983, § 140-311; as amended by Ord. 908, 7/13/1995, § 311; by Ord. 938, 10/14/1998, §§ 3,4; by Ord. 939, 10/14/1998, § 1G; by Ord. 1001, 10/13/2004, § 4; and by Ord. 1045, 1/12/2011, § 1]
1.
Purpose. The district includes natural and environmentally sensitive areas, such as floodplains or steep slopes, which require special regulations to assure their protection, preservation and/or safe use.
2.
Permitted Uses.
A.
Municipal uses, such as recreational facilities or uses, including parks, available for use by the general public, municipal water wells, municipal water and sewage treatment facilities, municipal storage of road and road treatment supplies and related equipment, municipal office buildings and other similar uses.
3.
Conditional Uses. The following uses are permitted subject to the conditions of this chapter, the Borough Floodplain Ordinance (Chapter 8 of this Code), or other applicable federal, state and local regulations:
A.
Public or private recreational uses and related facilities.
B.
River-oriented recreation and commercial uses adjacent to the Allegheny River, such as marinas; boat docks, storage and launching facilities; fishing piers or areas; observation areas; restaurants, specialty shops; and, similar uses.
C.
Farming, greenhouses, plant nursery and gardens.
D.
Accessory uses to a principal conditional use, including a residential unit for a security person or custodian.
E.
Nursing or convalescent homes, institutional facilities, as defined by this chapter.
F.
Group residences and family boarding homes as defined by this chapter.
4.
Area and Bulk Regulations; Permitted and Conditional Uses.
A.
Minimum lot area: 6,000 square feet.
B.
Minimum yard requirements: all yard and setback requirements will be established by Borough Council during the review of the conditional use application, based on the type of use proposed, site access, connection required to adjacent uses or properties, and similar conditions.
C.
Maximum lot coverage: total impervious surfaces shall not exceed 30% of lot area.
D.
Maximum height: 25 feet.
6.
(Reserved)
§ 27-312 Riverfront Overlay District.
[Added by Ord. 1060, 6/11/2014]
1.
Purpose. This district furthers the policy of the Borough to provide flexibility and promote ingenuity and creativity in the design and development of land along the Allegheny River due to its exceptional location. Land situated near or having access to the Allegheny River or its frontage should:
A.
Be developed in consistency with the Borough Comprehensive Plan;
B.
Utilize and enhance the amenities of the river and maintain, preserve and make these natural assets accessible to the public;
C.
Permit certain, limited commercial and residential development; and
D.
Be developed through planned projects where the developer provides public access to the riverfront and installs appropriate amenities and improvements, including, but not limited to, walkways, planting, benches, lights, landscaping, marinas, picnicking and sports areas, bicycle trails, fishing access, and promenades along the river.
2.
Location of Overlay. The Riverfront Overlay District is located and bounded as shown on the Official Zoning Map.[1]
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
3.
Permitted Uses.
5.
Area and Bulk Regulations; Permitted and Conditional Uses.
7.
Required Improvements.
A.
Implementation of Riverfront Overlay District Requirements. The required improvements set forth in this section shall be provided for the following activities within the Riverfront Overlay District:
(1)
Any construction, installation or modification of an improvement or structure that requires a building permit.
(2)
Any expansion, alteration, increase in density, or other change to a use or structure that alters the number of parking spaces required by this chapter.
(3)
Any change in use that requires a new occupancy permit.
B.
Required Improvements. The following improvements shall comply with any standards as may be specified and required in Chapter 22 of the Aspinwall Borough Code of Ordinances, Subdivision and Land Development, or other Borough federal, county or state law or regulation.
(2)
In addition to any applicable requirements in § 27-409 or § 27-410, parking lots having an area of 4,000 square feet or more shall be landscaped with trees, shrubs and other plantings, appropriate in hardiness to their location, in accordance with the following:
(a)
The lot's perimeter shall be bordered with a landscaped border not less than five feet in width, and the lot shall be screened from every adjacent residential use.
(b)
A landscaped island of not less than 100 square feet shall be installed to separate long rows of parking stalls into groups of 10 or fewer stalls. Each island shall contain at least two three-and-one-half-inch-caliper trees and shall be planted in grass or other groundcover.
(c)
Parking areas that abut a street, structure or open space shall provide a landscaped hedgerow, low wall, or similar landscaping device to screen parked cars from view of the street or adjacent use.
(5)
Storm sewers and drainage facilities shall be provided by the developer and shall be constructed in accordance with § 27-402, Subsection 7, of this chapter, Chapter 22 of the Aspinwall Borough Code of Ordinances. Subdivision and Land Development, and the Design Standards of Part 6[2] and the Borough Construction Standards [Part 9][3].
(6)
Pedestrian walks shall be required to assist circulation or provide access throughout the development and its open space, along the riverfront and to community facilities. Walkways shall either be provided between the river and any structure located beside the river or in a convenient and attractive location around the building. Walkways shall have a paved width of not less than four feet and shall be so improved as to assure accessibility to handicapped persons.
(7)
A multipurpose trail shall be provided along the riverfront. This trail shall connect with adjacent trails and form a continuous trail along the riverfront.
(8)
Bikeways, where provided, shall meet the requirements of the Pennsylvania Department of Transportation's Highway Design Manual (Publication 13M), Chapter 16.
(9)
Erosion and Sedimentation Control. When topsoil has been removed from the surface on a slope where erosion may cause a displacement of loose material, the area shall be seeded or otherwise treated as soon as possible to prevent damage to adjacent property or streets.
(10)
Utilities shall all be located underground.