The following describes the intent of the C2 Highway Commercial Zoning District within Ambridge. Allowable and conditional uses for the district are further explained in § 310-90, Table of use regulations.

Highway Commercial (C2). The purpose of this district is to capitalize on the high visibility and traffic volumes of Ohio River Boulevard and formulate a highway retail zone.

The letter "P" denotes a permitted use by right, subject to such requirements specified in § 310-95 and after a zoning permit has been issued.

The letter "C" denotes a use which is conditional, subject to such requirements specified in § 310-95 and provided the governing body grants the conditional use pursuant to Article XIII, Conditional Uses.

The letter "X" denotes a use that is not permitted.

No partial structure or temporary structure shall be erected or moved onto a lot and used for any dwelling purposes unless authorized by the issuance of a temporary zoning permit. Such permit shall clearly set forth that the structure proposed is intended for temporary dwelling purposes and that the authorized structure is to be vacated upon the expiration of a specified time limit, not to exceed one year. On receipt of the zoning permit, the applicant shall certify that such person has knowledge of the terms of the permit and the penalty that can be involved for violation.

Nonconforming temporary buildings or uses incidental to a building development and reasonably required for such development may be granted temporary zoning permits, according to § 310-95C(6).

Office uses. The following uses are permitted where indicated in § 310-90, subject to the district requirements and other applicable requirements of any other Borough ordinance.

Retail and consumer service uses. The following retail and consumer service uses are permitted where indicated in § 310-90, subject to the district requirements and any applicable requirements of any other Borough ordinance.

Accessory uses. The following accessory uses are permitted where indicated in § 310-90, subject to the district requirements and any other applicable requirements of any other Borough ordinance.

Front yards.

Side yards.

Rear yards.

Buffer yard requirements. Buffer yards are required for nonresidential development in a C2 Highway Commercial District where it adjoins an R Residential District and as conditions set forth in § 310-95.

Buffer yard definition. The buffer yard, measured from the district boundary line or from the near street right-of-way where the street serves as a district boundary line, shall be a minimum of 15 feet. No structures or uses, including but not limited to buildings, accessory structures, parking spaces, access drives and lighting devices, may be located in a buffer yard. The buffer yard may be within the required front, side or rear yards.

Buffer yard planting. The buffer yard shall contain at least one row of planting which shall be comprised of flowering trees (30%) and evergreen trees (70%). These trees shall be spaced 10 feet apart, measured from the center of the tree. In addition to the above-noted trees, a row of low evergreen shrubs or hedges shall be planted or earthen mounding shall be constructed in the buffer yard, which shall provide a year-around visual screen capable of acting as a barrier to light beams from headlights of passenger cars. These low shrubs, hedges or mounds shall be of such a height that a person facing a passenger car with the plantings or mound between such person and the car could observe the car's low-beam lights only as a result of the diffused or reflected light from the headlights.

Existing trees in the buffer yards. Any existing trees, foliage, grass or other natural growth shall be permitted and encouraged to remain in the buffer yard areas and, depending on the density of the vegetation, may fulfill the need for buffer yard planting, at the discretion of the Zoning Officer. Any existing trees within the required buffer yard which are a minimum of four-inch caliper shall be preserved and shall count as three required trees within the buffer yard.

Buffer yard conflicts. The buffer yard shall be within the required side or rear yard setbacks, and in case of conflict, the larger yard requirement shall apply. In instances where an existing structure, drive, parking or loading area is located within the required buffer yard, a buffer yard of the minimum distance from the existing structure to the lot line shall be required. This reduced buffer yard width shall apply only to the yard area upon which the existing structure encroaches. If the existing structure is located within the required buffer yard on one side of the structure, the required buffer yard determined in Subsection A shall apply on all other yard areas. All planting requirements shall remain in effect regardless of the buffer yard width.

Landscape setback area requirements. Landscape setback areas 20 feet in width shall be required in a C2 District when a parcel in that district fronts on Ohio River Boulevard. No structures or uses, including but not limited to buildings, accessory structures, parking spaces, access drives and lighting devices, may be located in a landscape setback area. If a parcel in that district does not front on Ohio River Boulevard, but sides or backs onto it, then the buffer yard requirements in this section apply.

Landscape setback area conflicts. In case of conflict between landscape setback area requirements and front yard setback requirements, the larger yard requirement shall apply. In instances where an existing structure, drive, parking or loading area is located within the required landscape setback area, a setback area of not less than the minimum distance from the existing structure, drive, parking or loading area to the lot line shall be required. All planting requirements shall be adhered to regardless of the landscape setback area conflicts.

Plant material size. All ornamental trees required to be planted within the buffer yard and landscape setback areas shall be a minimum of two-inch caliper, or two inches in diameter, at a point one foot above the ground, measured along the trunk of the planted tree. All trees, ornamental or evergreen, shall be a minimum of six feet in height at the time of planting, measured from the ground adjacent to the planted tree to the top of the tree. Plant material shall be planted in accordance with accepted landscaping standards.

Buffer yard and landscape setback area ground cover. All buffer yard and landscape setback areas not utilized for gardens, tree or shrub plantings, or similar uses shall be seeded, sodded or landscaped within two weeks after construction activities are completed, unless those activities are completed between November 1 and April 1. In such case, the required sodding, seeding or planting must occur by April 15.

Maintenance. All buffer yards and landscape setback areas shall be maintained and kept clean of all debris, rubbish, weeds and tall grass by the landowner. Dead plant material shall be replaced within one year. The screen plantings shall be placed and maintained so that, at maturity, the plant material will not overhang any street, public walk or property line.

Intersection sight triangle at buffer yards and landscape setback areas. A clear sight triangle shall be maintained at all street intersections.

Allowable use exceptions. No elements except plant material and vehicular and pedestrian access points shall be permitted in the buffer yard and landscape setback areas, except when decorative screen walls and fences have been approved by a Zoning Officer.

Buffer yard and landscape setback area approval. Prior to the issuance of any zoning permit, complete plans showing the arrangement of all buffer yard and landscape setback areas, the placement, species and size of all plant materials, and the placement, size and materials of all fences to be placed in such buffer yards shall be reviewed by the Zoning Officer to ascertain that the plans are in conformance with the terms of this chapter.