The submissions for approval as required under this chapter shall be closely coordinated with the submission of subdivision, land development and/or building permit applications, as deemed appropriate by the Township. Any application for subdivision or land development, which includes activities as described in § 104-8, shall not be considered complete unless accompanied by the appropriate submittals as outlined in this section. In no instance shall any site disturbance occur, except for testing and surveying, in connection with activities as outlined in § 104-8 prior to the Township approval of the final landscape plan.
A. 
A plan indicating existing site conditions, as prepared by a civil engineer or landscape architect is required as part of the submission of the landscape plan. This plan shall be entitled "Existing Conditions and Preservation Inventory" and shall include a preservation inventory indicating all special plants or other plants to be protected and salvaged on the site. These plants shall be noted on the plan and, in addition, keyed and listed in a columnar manner indicating the name and size of the tree or shrub. This plan shall indicate all plantings on the site by foliage lines or other graphic representation, noting which plants are to be salvaged and which plants are to be removed. It shall be the prerogative of the Township to visit the site of proposed development and to verify and/or determine which trees or other plants shall be considered as special plants which require protection and are to remain on the site. Trees over 24 inches in caliper shall not be removed unless authorized by the Township, in writing. If removal is authorized, two trees with a minimum caliper of three inches shall replace any trees removed for a property which are over 24 inches in diameter. The proposed tree species and variety and the proposed planting location shall be approved by the Township prior to planting.
B. 
Should the site be devoid of plantings of any significance, this drawing is not required,
A preliminary landscape plan may be prepared and submitted to the Township for review, or at the option of the applicant, a final landscape plan may be submitted in lieu of the preliminary landscape plan. If submitted for review, the preliminary landscape plan shall be drawn to scale, indicate all existing trees or other plants to either be removed or retained in addition to plants proposed as part of the landscape design. This plan may include notes, sketches or other graphics that the applicant feels are necessary to indicate the proposed landscape treatment.
A final landscape plan shall be prepared and sealed by a landscape architect. The final landscape plan shall be prepared in accordance with the following requirements and submitted to the Township for review and/or approval:
A. 
Plan requirements and graphics shall be as follows:
(1) 
Sheet size: 24 by 36 inches.
(2) 
Scale: one inch equals 20 feet or one inch equals 30 feet. (Other scales may be used if deemed appropriate by the Township.)
(3) 
North sign. Indicate direction of North on plans.
(4) 
Detail drawings. Details covering the proper method for the planting of trees and shrubs, including details for staking and/or guying of trees, shall be indicated on the final landscape plan. Details covering special landscape treatment such as tree wells, tree walls, use of landscape timber and any other construction related to landscape work shall be indicated on the final landscape plan.
(5) 
Exterior lighting. The location and type of all proposed exterior lighting fixtures shall be indicated on the final landscape plan to ensure that there is no conflict between the location of light standards and the location of trees and that trees will not adversely affect lighting patterns. Lighting fixture locations shall be indicated on the plan by symbol.
(6) 
Statement of plant standards. The following statement shall be included on the final landscape plan: "All sizes and grading standards for plant materials shall conform with the Latest Edition of American Standard of Nursery Stock as sponsored by the American Association of Nurserymen, Inc., and approved May 2, 1986, by the American National Standards Institute, Inc., or the latest revised edition of this standard."
(7) 
Planting schedule. A planting schedule or plant list shall be indicated on the final landscape plan and contain the following information presented in tabular form:
(a) 
Key/symbol, plants as indicated on plans.
(b) 
Botanical name of plant.
(c) 
Common name of plant.
(d) 
Quantity or number of each plant variety.
(e) 
Size of plant proposed.
(f) 
Pertinent remarks about proposed plant.
(8) 
Number of plants required and proposed. The final landscape plan shall include a compilation of the number of plants required by the various criteria and categories stated in the chapter, as indicated in the example below:
Plant Requirements
Type
Required
Proposed
Street trees
Deciduous trees
10
10
Evergreen trees
10
10
Parking areas
Deciduous trees
7
7
Building area
Deciduous/evergreen shrubs
36
87
Flowering/evergreen trees
8
8
Deciduous trees
4
4
Buffer area
Evergreen trees
40
40
Deciduous trees
0
0
Evergreen shrubs
0
0
Deciduous shrubs
0
0
(9) 
Statement of guaranty. The following statement shall be included on the final landscape plan: "All planting and related work shall be guaranteed for a period of one year from the date of acceptance by the Township. Dead plants shall be removed immediately and replacements made not later than during the next planting season."
A. 
Street trees. Within any land development or subdivision where new streets are to be constructed and where there are no existing trees along the street frontage, street trees shall be planted. Also, within any land development or subdivision fronting on an existing street or streets and where there are no existing trees, street trees shall be planted along the frontage of the developed area.
(1) 
Design criteria. The design for the planting of street trees may be of a formal or informal arrangement using large or medium deciduous trees, evergreen trees or a combination of these types. Large size deciduous trees are trees with a growth potential of over 50 feet in height. Medium size deciduous trees are trees with a growth potential of under 50 feet in height.
(2) 
Trees recommended for street tree planting.
(a) 
Large deciduous street trees.
Acer platanoides (Norway maple varieties/patents)
Acer rubrum (Red maple and varieties/patents)
Acer saccharum (Sugar maple varieties/patents)
Fraxinus americana (White ash varieties/patents)
Ginkgo biloba male (Male ginkgo varieties/patents)
Gleditsia triacanthos inermis (Thornless honey locust varieties/patents)
Liquidambar styraciflua (Sweetgum)
Platanus acerifolia (London plane tree)
Platanus occidentalis (American sycamore)
Quercus borealis (Northern red oak)
Quercus coccinea (Scarlet oak)
Quercus palustris (Pin oak)
Quercus phellos (Willow oak)
Tilia cordata (Littleleaf linden varieties/patents)
Ulmus americana (American elm varieties/patents)
Zelkova serrata (Japanese zelkova varieties/patents)
(b) 
Medium street trees.
Acer campestre (Hedge maple)
Acer ginnala (Amur maple)
Acer griseum (Paperbark maple)
Acer palmatum (Japanese maple)
Acer palmatum atropurpureum (Japanese red maple)
Celtis occidentalis (Hackberry)
Cercidiphyllum japonicum (Katsura-tree)
Chionanthus virginicus (White fringe tree)
Cornus florida (Flowering dogwood varieties/patents)
Cornus kousa (Kousa dogwood)
Crataegus lavallei treeform (Treeform Lavalle hawthorn)
Crataegus phaenopyrum treeform (Treeform Washington hawthorn)
Koelreuteria paniculata (Goldenrain tree)
Malus baccata (Siberian crab varieties/patents)
Malus eleyi (Eley flowering crab)
Malus hopa (Hopa red flowering crab)
Phellodendron amurense (Amur corktree)
Prunus Accolade (Accolade flowering cherry)
Prunus sargenti columnaris (Columnar Sargent cherry)
Prunus serrulata Kwanzan Treeform (Treeform Kwanzan cherry)
Prunus serrulata Amanogawa (Amanogawa cherry)
Pyrus calleryana (Callery pear varieties/patents)
Sophora japonica (Chinese scholartree varieties/patents)
Sorbus aucuparia (European mountain ash)
(c) 
Evergreen trees.
Abies concolor (White fir)
Cedrus atlantica (Atlas cedar varieties/patents)
Chamaecyparis pisifera filifera (False cypress)
Chamaecyparis pisifera veitchi (Blue false cypress)
Cryptomeria japonica lobbi (Lobb cryptomeria)
Cupressocyparis leylandi (Leyland cypress)
Ilex opaca, berried (Female American holly)
Ilex opaca male (Male American holly)
Juniperus virginiana (Eastern red cedar varieties/patents)
Picea excelsa (Norway spruce)
Picea omorica (Serbian spruce)
Picea pungens (Colorado spruce)
Picea pungens glauca (Colorado blue spruce)
Pinus nigra (Austrian pine)
Pinus strobus (White pine)
Pinus thunbergii (Japanese black pine)
Pseudotsuga taxifolia (Douglas fir)
Thuja occidentalis nigra (Dark American arbor vitae)
Tsuga canadensis (Canada hemlock)
(3) 
Street tree spacing.
(a) 
For street tree plantings where the proposed design is a formal arrangement, large street trees shall be planted at intervals of not more than 40 feet and medium street trees shall be planted at intervals of not more than 25 feet along the street frontage within the proposed subdivision or land development.
(b) 
If development occurs on both sides of new and/or existing streets, trees may be planted opposite each other or in an alternate spacing alignment. The pattern shall be consistent throughout the entire development. Should development occur only on one side of new or existing streets, street trees shall be planted on the developed side using the arrangement and spacing specified herein.
(c) 
Where there are some existing trees, the arrangement and spacing shall conform as close as is feasible to the requirements stipulated herein. The planting design covering the condition of both existing and new trees shall be coordinated to effect a pleasing visual effect.
(d) 
For street tree plantings where the proposed design is of an informal arrangement, trees may be planted in groups with regular or random spacing between the individual trees and between groups of trees. The number of trees required under the informal arrangement shall be based on the following criteria:
[1] 
One large deciduous street tree will be permitted for each 40 feet of street frontage.
[2] 
One medium deciduous street tree will be permitted for each 25 feet of street frontage.
[3] 
Evergreen trees may be used as part of the informal design arrangement, and if included in the design, two evergreen trees will be permitted for every 30 feet of street frontage.
[4] 
The ratio of evergreen trees to deciduous trees shall not be greater than one evergreen tree to three deciduous trees.
(e) 
Where the planting of new street trees is not feasible, the trees which would have been required for said area shall be allocated and used for planting in the median strip or any traffic islands adjacent to and within 300 feet of the property, as approved by the Township.
(4) 
Minimum sizes for trees for street tree plantings.
(a) 
Large street trees shall have a caliper of 2 1/2 inches to three inches and a minimum height of 12 feet.
(b) 
Medium street trees shall have a caliper of 2 1/2 inches to three inches and a minimum height of 10 feet.
(c) 
Evergreen trees shall have a minimum height of eight feet.
(5) 
Street tree planting locations. Street trees shall be planted outside the public right-of-way and within five feet of the right-of-way line. Where conditions exist that make such planting impractical, trees may be planted within the right-of-way or allocated for use in the median strips or other public areas, as approved by the Township.
B. 
Building area planting. The intent of these provisions is to establish minimum standards, not to dictate design criteria. The minimum plantings required around a new building or an addition to an existing building are based on the following criteria:
(1) 
Shrubs. For every 100 feet of building perimeter, 15 evergreen or deciduous shrubs shall be planted. The minimum size of plants, when size is designated by spread, shall be in the eighteen-to-twenty-four-inch-spread category. For plants with the size designation by height, the minimum size shall be 24 inches to 30 inches in height.
(2) 
Flowering or evergreen trees. For every 100 feet of building perimeter, two flowering or evergreen trees shall be planted. The minimum size of the flowering or evergreen trees shall be eight feet high.
(3) 
Deciduous trees. For every 100 feet of building perimeter, one large deciduous tree of 2 1/2 inches to three inches in caliper shall be planted.
(4) 
Location of plantings. Plantings around buildings shall be located adjacent to or within 20 feet of the building perimeter. These plantings are minimal requirements and are not intended to limit the plantings around buildings. Additional plantings may be used as necessary to obtain the desired effect. Should site conditions indicate that the twenty-foot requirement is insufficient or not feasible, the distance requirement may be expanded or waived by the Township.
(5) 
Accessory buildings. Landscape treatment is required around accessory buildings, exterior electrical transformers, air-conditioning units and dumpster enclosures. One evergreen shrub or tree shall be required for every five foot of perimeter of such structures. Minimum size of plants shall be six feet high.
C. 
Landscaping of parking areas. The landscaping of parking areas shall comply with § 172-135, Required green area. Off-street parking areas shall be landscaped to reduce wind and air turbulence, heat and noise, the glare of automobile lights and the level of carbon dioxide, to create shade and to provide a more aesthetic environment about paved areas.
(1) 
Tree planting requirements.
(a) 
For every four parking spaces, one shade tree of 2 1/2 inches to three inches in caliper shall be planted. Should there be any existing trees adjacent to the parking area which create an effective shade pattern, each such tree shall be counted to meet this requirement.
(b) 
Trees shall be planted within traffic islands, parking bay separators or about the perimeter area in such locations so as to create a shade pattern.
(2) 
Green area surface cover. All green areas within a parking lot shall have a surface cover of grass, ground cover plantings and/or dwarf-type shrubs. Also, stone mulch or shredded hardwood mulch may be used in conjunction with and to supplement grass, ground cover plantings and/or dwarf-type shrubs, but in no case are mulches to be used as the only cover or surfacing material of green areas within a parking lot.
(3) 
Screening to prevent headlight glare. For parking spaces where the front of the parking space faces a residentially zoned property and where automobile headlights may produce glare toward the residential property, a screen shall be installed to alleviate this condition. Effective screening shall be accomplished through the use of evergreen plant material, fences, walls and earthen berms, individually or in combination. The intent of this section is to create a solid screen with a minimum maintained height of three feet above the grade at the edge of the parking area. This type of screening shall be required even where a street may intervene between the parking area and the adjacent residentially zoned property.
D. 
Buffer areas.
(1) 
A primary buffer area is a buffer area located adjacent to any residential zoning district.
(2) 
A secondary buffer area is a buffer area located adjacent to any zoning district other than a residential zoning district.
(3) 
Special buffer. Should the Township determine that a more stringent or effective screening is necessary in the buffer area to mitigate an adverse visual impact resulting from development, the Board of Supervisors may require the installation of either of the following types of buffer screening:
(a) 
Wood screen-type fence. The height, type, design, finish and location of installation of a screen-type fence shall be approved by the Township. The height of the fence shall not exceed six feet.
(b) 
Evergreen screen with immediate effect.
[1] 
New buffer areas. Because of unique topographic or other physical considerations, it may be deemed necessary to require a screen planting that has a more immediate effect in order to comply with § 104-9, Mitigation of visual impacts. Should the Township require more immediate effect with the planting of Type A evergreen trees in the primary buffer area, starting with a height of eight feet at the time of planting, the table below, Size and Spacing of Evergreen Trees, shall be applicable. The Township shall select the height of the trees to be used and the length or portion of the buffer area to receive such treatment.
Size and Spacing of Evergreen Trees
Height
(feet)
Spacing on Centers
(feet)
8
5
10
6
12
7
14
8
[2] 
Established buffer areas. Should screen plantings in an established buffer area die, the dead plants shall be removed immediately. Replacements shall be made immediately or during the subsequent planting season and with plants in the category entitled "Evergreen Screen with Immediate Effect." The height of the replacement trees shall be the same as the height of the existing evergreen trees in the buffer area to a maximum of 14 feet in height.
(4) 
Storage areas and trash disposal units. The screening of storage areas, including trash disposal units, shall be constructed of masonry walls with a masonry cap or coping. The top of the cap or coping shall be at least one foot above the storage or trash disposal unit and the structure shall not be more than a total height of six feet. A solid wood face or solid metal face gate with a full height frame shall screen the opening. The applicant shall submit a drawing of the proposed storage unit, drawn to scale and with elevation views or a perspective sketch, for review and approval by the Township. In addition, the structure shall be landscaped as required for an accessory building.
(5) 
Existing plant material in buffer areas. In the preparation of the landscape plan, existing healthy plant material in the buffer area shall be indicated on the plan and may be included as part of the screening requirement, if acceptable to the Township. Photographs of such existing trees or shrubs shall be included as part of the plan submission.
(6) 
Required time schedule for planting of buffer area.
(a) 
Primary buffer areas. Plantings required in the primary buffer area shall be installed within 30 days from the beginning of construction. The Township may waive this requirement if special conditions warrant such action.
(b) 
Other buffer areas. Plantings required in other buffer areas may be installed at such time that other required plantings are installed.
(7) 
Plant material recommended for buffer areas shall be as follows:
(a) 
Type A evergreen trees.
Picea excelsa (Norway spruce)
Picea pungens (Colorado spruce)
Picea pungens glauca (Colorado blue spruce)
Pinus strobus (White pine)
Pinus thunbergii (Japanese black pine)
Pseudotsuga taxifolia (Douglas fir)
Tsuga canadensis (Canada hemlock)
(b) 
Type B evergreen trees.
Chamaecyparis pisifera filifera (False cypress)
Chamaecyparis pisifera veitchi (Blue false cypress)
Cupressocyparis leylandi (Leyland cypress)
Juniperus chinensis columnaris (Columnar Chinese juniper)
Juniperus virginiana (Eastern red cedar)
Taxus cuspidata capitata (Upright Japanese yew)
Thuja occidentalis nigra (Dark American arbor vitae)
(c) 
Type C plants for screen filler.
Cornus alba sibirica (Siberian dogwood)
Cornus racemosa (Gray dogwood)
Euonymus alatus (Winged euonymus)
Forsythia intermedia spectabilis (Showy border forsythia)
Hamamelis vernalis (Vernal witch hazel)
Hamamelis virginia (Common witch hazel)
Hamamelis mollis (Chinese witch hazel)
Ligustrum ovalifolium (California privet)
Lonicera fragrantissima (Winter honeysuckle)
Lonicera korolkowi (Blue-leaf honeysuckle)
Philadelphus virginalis (Virginial mock orange)
Spiraea vanhouttei (Vanhoutte spirea)
Syringa vulgaris (Common lilac)
Viburnum dentatum (Arrowwood)
Viburnum lentago (Nannyberry)
Viburnum rhytidophyllum (Leatherleaf viburnum)
Viburnum tomentosum (Doublefile viburnum)
(8) 
Buffer area planting arrangement requirements shall be as follows. For any linear distances under 100 feet, the requirements shall be prorated.
(a) 
Zoning Districts R-4, R-4A, R-5, A, A-O, and O.
[1] 
Primary buffer area. There shall be a primary buffer area along the district boundary line within R-4, R-4A, R-5, A, A-O and O Zoning Districts when adjacent to R-1, R-1A, R-2 and R-3 Zoning Districts, the depth of which shall be a minimum of 25 feet measured from the lot boundary line. The primary buffer area shall be planted with a combination of evergreen trees and deciduous scrubs based on the following criteria:
[a] 
Type A evergreen trees: buffering using Type A evergreen trees. For each 10 feet of buffer area along the district boundary line, one evergreen tree a minimum of eight feet in height and one deciduous shrub a minimum of four feet in height shall be planted. In addition, one evergreen tree a minimum of eight feet high shall be planted at the end of the row. The deciduous shrub is to serve as a temporary screen filler until the evergreen trees mature. Trees and shrubs shall be planted in the buffer area in a straight row or in a staggered arrangement with the evergreen trees being 10 feet on center and the deciduous shrubs planted in line with and centrally located between the evergreen trees.
[b] 
Type B evergreen trees: buffering using Type B evergreen trees. For each five feet of buffer area along the district boundary line, one evergreen tree a minimum of six feet in height shall be planted. The evergreen trees shall be planted in the buffer area in a straight row or in a staggered arrangement five feet on center, with an additional tree planted at the end of the row.
[2] 
Secondary buffer area.
[a] 
There shall be a secondary buffer area along the property line when adjacent to any zoning district other than R-1, R-1A, R-2 and R-3 residential zoning districts, the depth of which shall be a minimum of 25 feet measured from the property line. The secondary buffer area may be included in any front, side or rear yard area required under the provisions of this chapter.
[b] 
For every 100 linear feet of secondary buffer area along the property line within the buffer area, the following shall be planted:
[c] 
Two Evergreen trees with a minimum height of six feet.
[d] 
Two flowering trees with a minimum height of eight feet.
[e] 
Four evergreen shrubs having a minimum height of three feet.
[f] 
Four deciduous shrubs having a minimum height of three feet.
(b) 
Zoning Districts C-1, C-2, I, SU-1 and SU-2.
[1] 
Primary buffer area. There shall be a primary buffer area along the district boundary line within C-1, C-2, I, SU-1 and SU-2 Zoning Districts when adjacent to R-1, R-1A, R-2, R-3, R-4, R-4A and R-5 Residential Zoning Districts, the depths of which shall be a minimum of 50 feet measured from the lot boundary line. The primary buffer area shall be planted with a combination of evergreen trees and deciduous shrubs based on the following criteria:
[a] 
Type A evergreen trees: buffering using Type A evergreen trees. For each 10 feet of buffer area along the district boundary line, one evergreen tree a minimum of eight feet in height and one deciduous shrub a minimum of four feet in height shall be planted. In addition, one evergreen tree a minimum of eight feet high shall be planted at the end of the row. The deciduous shrub is to serve as a temporary screen filler until the evergreen trees mature. Trees and shrubs shall be planted in the buffer area in a straight row or in a staggered arrangement with the evergreen trees being 10 feet on center and the deciduous shrubs planted in line with and centrally located between the evergreen trees.
[b] 
Type B evergreen trees: buffering using Type B evergreen trees. For each five feet of buffer area along the district boundary line, one evergreen tree a minimum of six feet in height shall be planted. The evergreen trees shall be planted in the buffer area in a straight row or in a staggered arrangement five feet on center with an additional tree planted at the end of the row.
[2] 
Secondary buffer area.
[a] 
There shall be a secondary buffer area along the property line when adjacent to any zoning district other than residential districts, the depth of which shall be a minimum of 25 feet measured from the property line. The secondary buffer area may be included in any front, side or rear yard area required under the provisions of this chapter.
[b] 
For every 100 linear feet of secondary buffer area along the property line within the buffer area, the following shall be planted:
[c] 
Two evergreen trees with a minimum height of six feet.
[d] 
Two flowering trees with a minimum height of eight feet.
[e] 
Four evergreen shrubs having a minimum height of three feet.
[f] 
Four deciduous shrubs having a minimum height of three feet.
A. 
Permanent plantings. All plantings and related work in the buffer area shall be maintained and kept in a neat and healthy growing condition. All dead plants shall be removed and replacements shall be made immediately or during the subsequent planting season. The buffer shall be maintained indefinitely. Should any screening die and result in a visual opening in the buffer screen, new plantings shall be made in accordance with the requirements under § 104-14D(3)(b), Evergreen screen with immediate effect.
B. 
All landscape improvements and, in particular, plantings in the buffer area shall be maintained in a neat, healthy and sound condition as determined by the Township. Failed plantings, including ground cover, as shown on the final landscape plan shall be replaced.
Where unique physical conditions or other hardships exist which make meeting the requirements of this chapter impractical, the applicant may request a waiver of some of the requirements. For the Township to consider such a request, the applicant shall submit, in writing, the nature of the waiver request and the reasons for the request, along with a plan of the proposed alternative design for review and/or approval by the Township.