One of zoning's most important functions is the division of
land uses into districts which have similar character and contain
compatible uses. All uses permitted in any district have generally
similar nuisance characteristics. Bufferyards act to minimize the
negative impact of any future use on neighboring uses. Bufferyards
shall be required to separate different zoning districts from each
other and to separate uses within the same zoning district that may
have different impact characteristics in order to eliminate or minimize
potential nuisances such as dirt, litter, noise, glare of lights,
signs and unsightly buildings or parking areas or to provide spacing
to reduce adverse impacts of noise, odor or danger from fires or explosions.
Natural, native trees and vegetation are considered the best buffers
and should be used whenever possible.
Bufferyards shall be located on the outer perimeter of a lot
or parcel, extending to the lot or parcel boundary line.
To determine the type of bufferyard required on a parcel or
between two parcels or between a parcel and a street, the following
procedure shall be used:
1. Identify whether any portion or property line of the site constitutes
a zoning district boundary. If it does, determine the zoning on both
sides of the property and apply the required bufferyard from § 112-903.2.
2. Table 1: Bufferyards Between Adjacent Zoning Districts.
|
|
Adjacent Parcel Zoning District
|
---|
|
|
R-1
|
R-2
|
C
|
M
|
MUO
|
---|
|
R-1
|
Not required
|
Not required
|
A
|
B
|
A
|
Development parcel zoning district
|
R-2
|
Not required
|
Not required
|
A
|
B
|
A
|
C
|
A
|
A
|
Not required
|
A
|
Not required
|
M
|
B
|
B
|
A
|
Not required
|
Not required
|
MUO
|
A
|
A
|
Not required
|
Not required
|
Not required
|
3. Where a proposed nonresidential use abuts an existing residential use, bufferyard B (§
112-910) shall be installed, except where the nonresidential use is being proposed as a development in the Mixed Use Overlay.
4. In the event that the required bufferyard is determined by the Borough
Council to be impracticable, then an alternative bufferyard shall
be selected by the Borough Council.
5. Determine whether the proposed development is a use which has bufferyards
required to separate that use from certain uses or falls within a
district that applies specialized bufferyard requirements. These include:
b. Communication facilities.
d. Personal storage facilities.
6. In the event more than one bufferyard requirement applies to a parcel
boundary or portion thereof, the most stringent requirement shall
be applied.
The party developing the site shall bear responsibility for
installing the required bufferyard at the time of development.
A bufferyard may be used for passive recreation or stormwater
management. It may contain pedestrian, bike or equestrian trails,
provided that no plant material is eliminated, the total width of
the bufferyard is maintained and all other regulations of this chapter
are met. In no event, however, shall swimming pools, tennis courts
or other such impervious surfaces be permitted in bufferyards. In
no case shall this relieve the owner from the responsibility of providing
the required plantings.
Bufferyards may remain in the ownership of the original developer
(and assigns) of a land use or they may be subjected to deed restrictions
and subsequently be freely conveyed or they may be transferred to
any consenting grantees, such as adjoining landowners, a park or forest
preserve district, or an open space or conservation group, provided
that any such conveyance adequately guarantees the protection of the
bufferyards for the purposes of this chapter.
The following plant material substitutions shall satisfy the
requirements of this section.
1. In all bufferyards, evergreen canopy or evergreen understory trees
may be substituted as follows:
a. In the case of deciduous canopy trees, up to a maximum of 50% of
the total number of the deciduous canopy trees otherwise required.
b. In the case of deciduous understory, up to a maximum of 50% of the
total number of the deciduous understory trees otherwise required.
2. In all bufferyards, evergreen or conifer shrubs may be substituted
for deciduous shrubs without limitation.
3. If the development on the adjoining use is existing, planned or deed
restricted for solar access, understory trees may be substituted for
canopy trees where canopy trees would destroy solar access.
4. Any existing plant material which otherwise satisfies the requirements
of this section may be counted toward satisfying all such requirements.
5. The exact placement of required plants and structures shall be the
decision of each user except that the following requirements shall
be satisfied:
a. Evergreen (or conifer) plant materials shall be planted in clusters
rather than singly in order to maximize their chances of survival.
6. Plants shall not include any plants documented on the Pennsylvania
DCNR Invasive Plants in Pennsylvania List.