[Ord. 8-14-1995, § 2800; Ord. 03-04-02, 4/28/2003, § VII; Ord. 2015-09-06, 9/21/2015; Ord. No. 2025-01, 7/21/2025]
a. 
Buffer yards shall be required where a nonresidential zoning district (C-1, C-2, C-3, OP, IN, I, IO) adjoins a residential zoning district (CR, WS, SR-1, SR-2, RR, VR, MHP). The buffer yard shall be required for proposed development in either class (residential or nonresidential) of zoning district.
b. 
Specific uses described in this chapter require buffer yards for the use regardless of adjacent development. The requirements of this chapter are separate and distinct from the requirements of this Part. In the case of conflict, the more restrictive requirement shall apply.
c. 
Where a buffer yard exists on an adjacent property, an applicant may request by conditional use that the buffer yard requirements of this Part be waived or reduced.
d. 
Buffer yards may overlap the required front, side or rear yards. In the case of conflict, the larger yard requirement shall apply.
e. 
Buffer yards shall include a planting strip which creates a dense screen of closely planted trees or shrubs that obscures visibility, glare and noise in accordance with the spacing and composition as specified in the Township's Subdivision and Land Development Ordinance.[1]
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development.
[Ord. 8-14-1995, § 2801; as amended by Ord. 03-04-02, 4/28/2003, § VII]
The table below stipulates the minimum allowable widths for buffers placed in the following districts:
District
Minimum Width
(Feet)
CR
Conservation and Recreation District
25
WS
Watershed District
25
SR-1
Single-Family Residential District
25
SR-2
Single-Family Residential District
25
RR
Residential District
35
VR
Village Residential District
35
MHP-I
Manufactured Home Park District
45
C-1
Commercial District
45
C-2
Commercial District
45
C-3
Commercial District
45
OP
Office Park District
45
IN
Institutional District
45
I
Industrial District
75
IO
Industrial-Office District
65
[Ord. 8-14-1995, § 2802; Ord. 2007-04-01, 4/26/2007; Ord. 2015-09-06, 9/21/2015; Ord. No. 2020-11-04, 11/16/2020; Ord. No. 2025-01, 7/21/2025]
a. 
The following minimum spacing and composition are required for planting strips:
1. 
Each strip shall contain two staggered rows of evergreens or a combination of trees and shrubs listed below.
2. 
Where rows of evergreens are being planted, each row shall be no greater than 20 feet apart, and the plants in each row shall be planted at a density of one plant every nine linear feet.
3. 
Where a combination of trees and shrubs is being planted, this mixture of plants shall be chosen and planted in such a fashion and density as to provide the required screening of the neighboring properties. The table below indicates the minimum amount of plant material that is required per linear foot of buffer length. Unless required elsewhere in this chapter, plantings are not required to run parallel or be aligned on property or right-of-way boundaries. At the discretion of the Township, plant material may be sited on any portion of the property for buffer purposes and may be staggered or grouped, if a satisfactory buffer can be achieved in this fashion.
Buffer Width
Planting Options
Up to and including 25 feet
(a)
1 canopy tree per 60 feet and 1 flowering tree per 40 feet and 1 shrub per 20 feet
More than 25 feet and less than 45 feet
(b)
1 canopy tree per 60 feet and 1 flowering tree per 60 feet and 1 evergreen per 60 feet and 1 shrub per 20 feet
(c)
1 canopy tree per 60 feet and 1 hedge planted 1 to 5 feet inside the boundary line with plants 3 feet on center
(d)
1 canopy tree per 50 feet and 1 evergreen per 30 feet and 1 shrub per 20 feet
45 feet or greater
(e)
1 canopy tree per 50 feet and 1 flowering tree per 50 feet and 1 evergreen per 50 feet and 1 shrub per 15 feet
(f)
1 canopy tree per 100 feet and 1 evergreen per 30 feet and 1 hedge planted 1 to 5 feet inside the boundary line with plants 3 feet on center
(g)
1 evergreen per 25 feet and 1 shrub per 10 feet
(h)
A berm varying in height from 3 to 5 feet with maximum side slopes of all to be 4 horizontal to 1 vertical and 1 flowering or evergreen tree per 20 feet and 1 shrub per 10 feet
b. 
Plant Diversity. To promote diversity and minimize the impact of disease on tree, shrub, and plant populations, the following tables shall be followed to determine the number of different genera (plural of the taxonomic rank genus) to be planted:
1. 
Trees:
Number of Trees Proposed
Minimum Number of Tree Genera
Maximum Percentage of any One Genus*
1 to 10
1
100%
11 to 25
2
75%
26 to 50
3
50%
51 to 100
4
40%
101 to 200
6
30%
201+
8
20%
NOTES:
*
Pin oaks (Quercus palustris) and Red oaks (Quercus rubrus) shall constitute no more than 10% of the total number of trees proposed.
2. 
Shrubs and Hedge/Hedgerow Plants:
Number of Plants Proposed
Minimum Number of Plant Genera
Maximum Percentage of any One Genus
1 to 25
1
100%
26 to 50
2
75%
51 to 100
3
50%
101 to 200
4
40%
201 to 400
6
30%
400+
8
20%
c. 
Plant materials shall be selected from the list found in Attachment 4 of Chapter 22, Subdivision and Land Development, of this Code, Appendix D, Required Plant Material List.
[Ord. 8-14-1995, § 2803; Ord. No. 2018-10-04, 10/1/2018; Ord. No. 2020-11-04, 11/16/2020; Ord. No. 2025-01, 7/21/2025
a. 
Existing Buffer. At the discretion of the Board of Supervisors, existing deciduous and coniferous trees larger than two inches in caliper and/or six feet in height located within a proposed buffer yard may be considered to meet the requirements of this section. In all cases, existing plant material of the above diameter and height shall be preserved in any buffer yard except where clearance is required to ensure adequate sight distance or access. Any removal shall, where feasible, involve relocation or replacement, rather than clearing. Plants conforming to the applicable buffer yard regulations shall be installed to fill in any gaps within existing buffer plantings.
b. 
All buffer yards shall be maintained and kept clear of all debris, rubbish, weeds, and tall grass except for meadow or other landscaping that includes native herbaceous material for a naturalized planting scheme.
c. 
No structures, including but not limited to sheds, pools, hot tubs, pergolas, gazebos, or play equipment, shall be permitted in the buffer yard. No manufacturing, processing, or storage of materials, goods, or items shall be permitted in the buffer yard. Fences are permitted in accordance with the regulations of this chapter. Stormwater management facilities are permitted within the buffer yards provided the plantings proposed meet the buffer requirements of this section.
d. 
Plant Materials.
1. 
Minimum size at planting shall be in accordance with Attachment 4 of Chapter 22, Subdivision and Land Development, of this Code, Appendix D, Required Plant Material List.
2. 
Plant materials shall be permanently maintained; and any plant material which does not live shall be replaced within one year.
3. 
Planting design. It is encouraged that plant materials in buffer yards be planted in natural clusters that will give privacy but do not block views or vistas. The exception shall be commercial or industrial uses bordering residential uses. Here a dense, visual screen is required.
e. 
Every buffer yard shall be permanently protected by the placement of a conservation easement over it running with the land.
f. 
Prior to the issuance of any zoning permit, complete plans showing the arrangement of all buffer yards and the placement, species, and size of all plant materials to be placed in such buffer yard shall be reviewed by the Zoning Officer, to ascertain that the plans are in conformance with the terms of this chapter.
g. 
Buffers created and/or planted in conformance with Chapter 22 of this Code shall be maintained as originally designed and approved. Required buffer vegetation shall not be removed and shall be replaced by the owner of the buffer with like plants if dead, diseased, or severely damaged.