[Added 11-9-1993 by Ord. No. 1102]
In C2 Highway Commercial Districts, the following regulations shall apply.
A. 
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.
B. 
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.
Except as provided by law or in this article, no building, structure or land shall be used or occupied in C2 Highway Commercial Districts except for the purposes permitted in § 310-90.
[Amended 12-18-1995 by Ord. No. 1113; 12-8-2015 by Ord. No. 1283]
Legend:
P
Permitted Use
C
Conditional Use
X
Not Permitted Use
Use
In C-2 District
Residential
Single-family detached
X
Duplexes
X
Townhomes
X
Low-rise apartments
X
High-rise apartments
X
Mobile homes
X
Conversions
X
Dwelling in combination
X
Boardinghouse
X
Institutional and Recreational
Place of worship
X
School
X
Commercial school/college
X
Library
X
Community center
X
Day care
X
Group home
X
Group home for sheltered care
X
Halfway and/or three-quarter-way house[1]
C
Nursing home
X
Hospital
X
Cemetery
X
Recreational — public
X
Recreational — private
X
Private club
X
Emergency service and governmental facilities
X
Public parking lot/garage
X
Public utility building/storage yard
X
Office Use
Medical office
P
Business/professional office
P
Retail and Consumer Services
Retail store
P
Service business
P
Financial establishment
P
Convenience store
P
Restaurant
P
Drive-through restaurant
P
Repair shop
P
Upholsterer
P
Funeral home
P
Motel/hotel
P
Entertainment
P
Tavern
P
Lumberyard
P
Veterinary
P
Gasoline/service station
C
Automobile sales
C
Boat sales
C
Vehicle repair and accessories
C
Truck sales
C
Shopping center
P
Industrial
Light manufacturing
X
Industrial
X
Research and development
X
Wholesale
X
Printing
X
Contracting
X
Truck terminal
X
Crafts
X
Industrial park
X
Accessory Use
Home occupation
X
Residential accessory uses and structures
X
Swimming pools
X
Commercial accessory buildings
P
Commercial outdoor storage and display
P
Temporary structure
C
[1]
Editor's Note: See Ch. 156, Art. I, Halfway and Three-Quarter-Way Houses, for additional regulations.
[Amended 12-18-1995 by Ord. No. 1113]
A. 
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.
[Amended 5-22-2012 by Ord. No. 1247]
B. 
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.
C. 
The letter "X" denotes a use that is not permitted.
Uses permitted by right or conditional uses shall be subject, in addition to use regulations, to such regulations of yard lot size, lot width, building area, easements, provisions for off-street parking and loading, and to such other provisions as are specified in other sections hereof.
A. 
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.
B. 
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).
Uses similar to those set forth in § 310-95 shall be permitted when authorized by the Borough Council, following review and recommendation by the Planning Commission.
A. 
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.
(1) 
Office.
(a) 
Office or clinic other than home occupation, for medical or dental examination or treatment of persons as outpatients, including laboratories incidental thereto.
(b) 
Parking: six off-street parking spaces per doctor, plus one additional space per each employee.
(2) 
Business, professional office.
(a) 
Business, professional, real estate, government office or office park.
(b) 
Parking: one off-street parking space for each 300 square feet of gross floor area.
B. 
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.
(1) 
Retail shops and stores.
(a) 
Retail shops and stores selling apparel, books, confections, drugs, dry goods, flowers, foodstuffs, furniture, gifts, hardware, toys, household appliances, jewelry, notions, periodicals, shoes, stationery, tobacco, paint, records, cards, novelties, hobby and art supplies, music, luggage, sporting goods, pets, floor covering, garden supplies and fabrics, provided all products produced on the premises are sold on the premises at retail. Also included within this use shall be the sale of soft drinks, beer and alcoholic beverages in sealed containers not for consumption on premises.
(b) 
Parking: one off-street parking space for each 200 square feet of gross area used for servicing customers, plus one additional space for each full-time employee.
(2) 
Service business.
(a) 
Service business, including barber, beautician, laundry and dry cleaning, shoe repair, tailor, photographer and travel agency.
(b) 
Parking: one off-street parking space for each 200 square feet of gross area used or intended to be used for servicing customers, plus one additional space for each full-time employee. For barbershops and beauty shops, there shall be one off-street parking space per barber or beautician chair plus one per waiting chair.
(3) 
Financial establishment.
(a) 
Financial establishment, including bank, savings and loan association, credit union and other financial establishment.
(b) 
Parking: one off-street parking space for each 300 square feet of gross area used or intended to be used for servicing customers, plus one additional space for each full-time employee.
(4) 
Convenience store.
(a) 
A retail store selling foodstuffs and household supplies for the convenience of the neighboring population, provided that the following conditions are met:
[1] 
All products produced on the premises are sold on the premises at retail.
[2] 
Adequate and safe ingress and egress are provided.
(b) 
Parking: one off-street parking space for each 200 square feet of gross area used or intended to be used for servicing customers, plus one additional space for each full-time employee.
(5) 
Restaurant.
(a) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection B(5)(a), pertaining to eating establishments, was repealed 11-10-2015 by Ord. No. 1279. In lieu thereof, the Borough of Ambridge herewith authorizes outdoor dining in accordance with the attached outdoor dining regulations (see § 310-86.1), outdoor dining application and guidelines and affidavit (included as attachments to this chapter).
(b) 
Parking: one off-street parking space for each 50 square feet of floor area devoted to the dining area, plus one additional off-street parking space for each full-time employee.
(6) 
Drive-in restaurant.
(a) 
Eating place for the sale and consumption of food and nonalcoholic beverages with drive-in service. Lane length for customers awaiting service shall be sufficient to not encumber traffic flow off site.
(b) 
Parking: one off-street parking space for every two seats or one off-street parking space for every 100 square feet of gross floor area, whichever requires the greater number of off-street parking spaces, plus one additional space for each employee on the largest shift.
(7) 
Repair shop.
(a) 
Repair shop for appliances, small engines, outboard motors, go-carts, motorcycles, mopeds, bicycles, guns, locks and small business machines. Motorcycle and moped inspection shall be allowed. Other state-licensed motor vehicles shall not be permitted.
(b) 
Parking: one off-street parking space for each 300 square feet of gross floor area, plus one additional space for each full-time employee.
(8) 
Upholsterer or cabinetmaker.
(a) 
Retail store selling upholstery products and furniture and the business of making or repairing upholstery products or furniture.
(b) 
Parking: one off-street parking space for each 300 square feet of gross floor area, plus one additional space for each full-time employee.
(9) 
Funeral home or mortuary.
(a) 
Funeral home or mortuary. This use must meet the following requirements:
[1] 
Provide safe and adequate traffic flow.
[2] 
Provide adequately for safe assembly of funeral cortege.
(b) 
Parking: one off-street parking space for each four seats provided for patron use or at least one off-street parking space for each 50 square feet of gross area used or intended to be used in the operation of the establishment, whichever requires the greater number of off-street parking spaces, plus one additional space for each full-time employee.
(10) 
Motel/hotel.
(a) 
Motel, hotel or a building or group of buildings for the accommodation of transient guests, chiefly motorists, containing guest rooms for rent. The use must meet the following requirements:
[1] 
Provide safe and adequate traffic flow.
[2] 
Provide on-site capacity for loading and unloading.
(b) 
Parking: one off-street parking space for each rental room or suite, plus one additional off-street parking space for each full-time employee.
(11) 
Entertainment facility.
(a) 
Entertainment and recreation facilities operated for the entertainment, enjoyment or health of the people, such as motion-picture theaters and similar activities, primarily operated as revenue-producing enterprises. This use must meet the following requirements:
[1] 
Provide safe and adequate traffic flow.
[2] 
Provide on-site capacity for loading and unloading.
[3] 
Not conduct business between the hours of 2:00 a.m. and 6:00 a.m. at locations within 500 feet of residential district boundaries.
(b) 
Parking: one off-street parking space for each four seats provided for patron use or at least one off-street parking space for each 50 square feet of gross floor area used or intended to be used for service to customers, patrons, clients, guests or members, whichever requires the greater number of off-street parking spaces, plus one additional space for each full-time employee.
(12) 
Tavern.
(a) 
An establishment which serves alcoholic beverages for on-premises consumption and which is licensed by the Pennsylvania Liquor Control Board.
(b) 
Parking: one off-street parking space for each 50 square feet of total floor area, plus one additional off-street parking space for each full-time employee.
(13) 
Lumberyard including planing mill.
(a) 
Lumberyard, including planing mill.
(b) 
Parking:
[1] 
One off-street parking space for each employee on the two major shifts at maximum employment, but in no case less than one off-street parking space for every 1,000 square feet of gross floor area including storage sheds.
[2] 
For lumberyards which include retail sales, one off-street parking space for each 200 square feet of gross area used or intended to be used for servicing customers, plus one additional off-street parking space for each full-time employee.
(14) 
Veterinary facilities.
(a) 
Office of a veterinarian with accessory animal kennels. In no event shall animal kennels be allowed as a primary use. No kennels which are not fully enclosed shall be located within 200 feet of any lot line.
(b) 
Parking: three off-street parking spaces for each doctor, plus one space for each full-time employee.
(15) 
Service station.
(a) 
Gasoline service station, subject to the following provisions:
[1] 
All activities except those to be performed at the fuel pumps shall be performed within a completely enclosed building.
[2] 
Fuel pumps shall be at least 25 feet from any street right-of-way.
[3] 
All automobile parts and similar articles shall be stored within a building.
[4] 
Lubrication, oil changes, tire changes and repairs permitted if entirely within a building.
(b) 
Parking: one off-street parking space for every 300 square feet of gross floor area or two off-street parking spaces for each service bay, whichever is larger, plus one space for each full-time employee. Off-street parking spaces are not to be a part of nor interfere with the accessways to the pumps.
(16) 
Automobile sales.
(a) 
Sales of automobiles by a new car dealership, used car sales and car, truck, trailer and cycle rentals. All sales and rental merchandise which is not within an enclosed structure and additional equipment shall be located within building setback areas and buffer yard or landscape setback areas.
(b) 
Parking: five off-street parking spaces for each employee on the largest shift.
(17) 
Boat sales.
(a) 
Sales of boats and rental of boats. All sales and rental merchandise which is not within an enclosed structure and additional equipment shall be located within building setback areas and buffer yard or landscape setback areas.
(b) 
Parking: five off-street parking spaces for each employee on the largest shift.
(18) 
Vehicular repair inspection and accessories.
(a) 
Vehicular repair garage, including spraying and body and fender work or car-washing facility, provided that all repair and paint work is performed within an enclosed building. All new and scrap parts shall be within an enclosed structure. All vehicles waiting repair shall be stored inside a building overnight.
(b) 
Parking: one off-street parking space for each 300 square feet of gross floor area, plus one additional space for each full-time employee.
(19) 
Truck sales.
(a) 
Truck and heavy equipment repair and sales. All sales and rental merchandise which is not within an enclosed structure and additional equipment shall be located within building setback areas and buffer yard or landscape setback areas.
(b) 
Parking: five off-street parking spaces for each employee on the largest shift.
(20) 
Shopping center.
(a) 
A neighborhood or community shopping center which is preplanned and designed as a complex of related structures and circulation patterns, subject to the following additional criteria:
[1] 
Shopping centers shall have a minimum site area of five acres.
[2] 
Not more than 20% of the total lot area shall be occupied by buildings.
[3] 
Only the following uses shall be permitted, as identified more particularly under § 310-88 and in Subsections A(1) and (2), B(1) through (7), (10), (11) and (19) of this section.
[4] 
Any use of the same general character as any of the above permitted uses shall be permitted upon approval by the Borough Council.
[5] 
The proposed development shall be construed in accordance with an overall plan and shall be designed as a single architectural unit with appropriate landscaping.
[6] 
Outdoor storage and displays shall conform to the provisions of the use in Subsection C(5).
[7] 
The distance at the closest point between any two buildings or groups of units of attached buildings shall not be less than 20 feet.
[8] 
The proposed development shall be served by adequate water and public sewage disposal facilities, the adequacy of which shall be demonstrated and guaranteed.
[9] 
Lighting facilities shall be provided and arranged in a manner which will protect the highway and neighboring properties from any direct glare or hazardous interference of any kind.
[10] 
Vehicular access to a shopping center shall not be permitted through a residential area and must occur from a collector road, arterial street, or arterial highway in areas where shopping centers are a permitted use.
(b) 
Parking: one off-street parking space for each 200 square feet of gross floor area.
C. 
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.
(1) 
Home occupation. An activity for gain customarily carried on in a dwelling or in a building or structure accessory to a dwelling, clearly incidental and secondary to the use of the dwelling.
(a) 
Home occupation includes, but shall not be limited to, the following uses:
[1] 
Teaching of not more than four pupils simultaneously or, in the case of musical instruction, not more than two pupils at a time.
[2] 
Art studio.
[3] 
Seamstress, handicrafts or other like activity.
[4] 
Barbershop and beauty parlor limited to serving two patrons at a time.
[5] 
Greenhouse.
[6] 
Office of realtor, insurance salesman, physician, lawyer, clergyman, teacher or other like profession.
(b) 
A home occupation shall conform to the following regulations:
[1] 
The home occupation shall be carried on wholly indoors and within a dwelling or other structure accessory thereto. If carried on as an accessory structure, the minimum lot area shall be two acres.
[2] 
There shall be no use of show window or display or advertising visible outside the premises to attract customers or clients other than a home occupation announcement sign.
[3] 
There shall be no exterior storage of materials.
[4] 
No articles shall be sold or offered on premises for sale except such as may be produced on the premises.
[5] 
Frequent and repetitive servicing by commercial vehicles for supplies and material shall not be permitted.
[6] 
The floor area devoted to a home occupation shall not be more than 25% of the ground-floor area of the principal residential structure, excluding garage.
[7] 
In the case of an accessory office, not more than two employees, assistants or associates, in addition to the resident practitioner, shall be employed on the premises.
[8] 
No external alterations shall be made which involve construction features not customary to dwelling.
(c) 
Parking: two off-street parking spaces in addition to spaces otherwise required, plus one space for each employee, assistant or associate.
(2) 
Residential accessory building uses and structure.
(a) 
Residential accessory structure or use, including, but not limited to:
[1] 
Parking spaces for the parking of passenger automobiles and parking of commercial vehicles not exceeding three-fourths-ton loading capacity within a completely enclosed building.
[2] 
Structures such as fences and walls. Fences and walls shall not exceed four feet in height above grade, unless necessary for retaining earth in any yard setback areas, buffer yards or landscape setback areas.
[3] 
Facilities for domestic servants or caretakers employed on the premises and for occasional gratuitous guests.
[4] 
Recreational facilities such as tennis courts and paddle tennis platforms, provided that lighting for such facilities shall be such that glare is prohibited off site.
[5] 
Satellite receiving dishes in rear yard only.
[6] 
Accessory structures are not permitted in required front yards, nor on or attached to roofs. All such facilities will be situated within the required setback areas.
(3) 
Swimming pools.
(a) 
Private swimming pools shall be any pool, pond, lake, open tank or other container designed, installed or capable of containing water to a depth of 1 1/2 feet or more. No such swimming pool shall be allowed in any district except as an accessory use and shall comply with the following conditions and requirements:
[1] 
The pool is intended and is to be used solely for the health and enjoyment of the occupants of the principal use of the property on which it is located and their friends and guests.
[2] 
The pool shall not be operated nor used for a revenue-producing enterprise.
[3] 
The pool, including walks, paved areas, fences, bathhouse, pumphouse and similar structures shall not be located closer to any other lot line than those distances specified as minimum rear and side yard requirements listed for each respective district.
[4] 
No such swimming pool shall be constructed until a building and zoning permit for the same have been applied for and issued, the application for which shall be accompanied by plans in duplicate setting forth the following information and complying with the following requirements:
[a] 
Plot plan.
[b] 
Pool dimension, depth and volume in gallons.
[c] 
Type and size of filter system, filtration and backwash capacities.
[d] 
Pool piping layout with all pipe sizes shown and type of material.
[e] 
The pool pump capacity.
[f] 
Waste disposal system.
[g] 
A substantial fence or wall completely surrounding the pool, not less than four feet in height, which shall be so constructed as not to have openings, holes or gaps large than two inches in any dimension except for doors and gates. If such fence is a picket fence, then the horizontal opening dimension shall not exceed two inches. All gates or doors opening through such enclosure shall be equipped with a self-closing and self-latching device designed to keep and capable of keeping such door or gate securely closed at all times when not in actual use. In addition, such door or gate shall be equipped with a key or combination lock capable of preventing such door or gate from opening when such lock is fastened. The entrance gate shall be securely locked when pool is unattended.
[h] 
Lights used to illuminate any such pool or the deck thereof shall be so arranged and shaded as to reflect light away from adjoining premises and public streets.
(4) 
Commercial accessory building.
(a) 
Accessory buildings or structures, or uses customarily incidental to the uses permitted in all districts in connection with such uses, except outside storage.
(b) 
Parking shall conform to the requirements of the most closely related use in this section.
(5) 
Commercial outside storage or display.
(a) 
Outside storage or display, other than storage as a primary use of the land, necessary but incidental to the normal operation of a primary use. The outside storage or display shall be subject to the following additional provisions:
[1] 
No part of the street right-of-way, no sidewalks or other areas intended or designed for pedestrian use and no required parking areas shall be occupied by outside storage or display.
[2] 
Outside storage and display areas shall occupy an area of less than 1/2 of the existing building coverage.
[3] 
Outside storage and display areas shall be buffered from view from the public streets and adjacent lots.
(b) 
Uses requiring more substantial amounts of land area for storage or display may be exempt from the provisions of the subsections above when granted as a conditional use. Such use shall be subject to the following additional provisions:
[1] 
In particular, uses appropriate for consideration under this provision include, but are not limited to, nurseries, lumberyards, automotive sales, truck sales, and truck terminals.
[2] 
Among the uses that shall not be considered appropriate for inclusion under this provision are retail stores, repair shops, gasoline service stations, vehicle and inspection repairs, wholesale business and storage, contractor offices and shops, and crafts.
(c) 
Parking: none.
(6) 
Temporary structures.
(a) 
A temporary structure or use. A temporary permit may be issued for nonconforming structures or uses necessary during construction or other special circumstances of a nonrecurring nature, subject to the following additional provisions:
[1] 
The time period of the initial permit shall be six months. The permit may be renewed up to two times for up to two months each time.
[2] 
Temporary nonconforming structures or uses shall be subject to authorization by the Zoning Officer.
[3] 
Such structure or use shall be removed completely upon expiration of the permit without cost to the Borough.
(b) 
Parking: none.
A lot area of not less than 6,000 square feet shall be provided for every building hereafter erected.
The building area shall not exceed 70% of the lot area.
Maximum building height shall not exceed 3 1/2 stories and 40 feet.
There shall be front, side and rear yards, as follows:
A. 
Front yards.
(1) 
There shall be a front yard, the depth of which shall be at least 25 feet. In the case of a corner lot, the front yard shall be at least 25 feet on each roadway. The minimum depth shall be provided between the existing or proposed street line(s) and the nearest point of any building or structure, except as may be permitted hereafter.
(2) 
Exception. If the alignment of existing buildings on either side of a lot within a distance of 50 feet of the proposed building and fronting on the same side of the same street in the same block is nearer to the street than the required front yard depth, the average of such existing alignment within that distance shall be the required front yard.
(3) 
The provisions of Subsection A(1) shall not apply to front fences, hedges or walls less than four feet above the natural grade in the required front yard, nor to terraces or steps.
(4) 
Accessory buildings and structures shall not be permitted within the required front yards.
B. 
Side yards.
(1) 
There shall be two side yards, one on each side of the main building, the depth of each shall be at least 15 feet.
(2) 
The provisions of Subsection B(1) shall not apply to side fences, hedges or walls less than four feet above the natural grade in the required side yard, nor to terraces or steps.
(3) 
Accessory buildings and structures shall not be permitted within the required side yards.
C. 
Rear yards.
(1) 
There shall be a rear yard, the depth of which shall be at least 25 feet. The minimum depth shall be provided between the existing or proposed street line(s) and the nearest point of any building or structure, except as may be permitted hereafter.
(2) 
The provisions of Subsection C(1) shall not apply to rear fences, hedges or walls less than four feet above the natural grade in the required rear yard, nor to terraces or step.
(3) 
Accessory buildings and structures shall not be permitted within the required rear yards.
A. 
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.
B. 
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.
C. 
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.
D. 
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.
E. 
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.
F. 
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.
G. 
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.
H. 
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.
I. 
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.
J. 
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.
K. 
Intersection sight triangle at buffer yards and landscape setback areas. A clear sight triangle shall be maintained at all street intersections.
L. 
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.
M. 
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.