Article XXV: Buffer Areas and Landscaping

§ 135-185 Buffer area, and buffer planting strip standards.

Buffer Areas, as defined in Article II and required in various districts, shall be adjacent to a property boundary.

Buffer Areas shall be landscaped and maintained in accordance with § 135-186, with a Buffer Planting Strip that forms a Continuous Visual Buffer. In the event the Buffer Planting Strip does not provide a Continuous Visual Buffer due to Lot topography and visibility conditions, the required plantings shall be placed upon a Berm to enhance their effectiveness. Buffer Areas, Buffer Planting Strips, and Berms shall comply with the following:

District		Buffer Area Requirement	Buffer Planting Strip Requirement	Berm Requirement
(1)	R-1	—	—	—
(2)	R-2	—	—	—
(3)	R-MA	X 100 feet wide abutting R-1 or R-2 30 feet wide abutting all districts other than R-1 and R-2	30 feet wide abutting R-1 or R-2 15 feet wide abutting all districts other than R-1 and R-2	—
(4)	B	X 40 feet wide	X 30 feet wide	—
(5)	B-1	X 40 feet wide	X 30 feet wide	—
(6)	PBC	X 40 feet wide abutting residential 30 feet wide abutting nonresidential	X 30 feet wide abutting residential 20 feet wide abutting nonresidential	—
(7)	PBC-1	X 40 feet wide abutting residential 30 feet wide abutting nonresidential	X 30 feet wide abutting residential 20 feet wide abutting nonresidential	—
(8)	POC	X 40 feet wide abutting residential 30 feet wide abutting nonresidential	X 30 feet wide abutting residential 20 feet wide abutting nonresidential	—
(9)	LI	X 85 feet wide abutting residential 60 feet wide abutting nonresidential	X 75 feet wide abutting residential 50 feet wide abutting nonresidential	—
(10)	LI-1	X 85 feet wide abutting residential 60 feet wide abutting nonresidential	X 75 feet wide abutting residential 50 feet wide abutting nonresidential	—
(11)	CC	35 feet wide	25 feet wide
(12)	MC	X 35 feet wide	X 25 feet wide	—
(13)	Historic Overlay District	X 40 feet wide abutting residential 30 feet wide abutting nonresidential	X 30 feet wide abutting residential 20 feet wide abutting nonresidential	X 3 to 5 feet in height abutting residential and nonresidential
(14)	BP Overlay	X 40 feet wide abutting residential 30 feet wide abutting nonresidential	X 30 feet wide abutting residential 20 feet wide abutting nonresidential	—
(15)	Open Space Conservation Option	X 75 feet wide	X 25 feet wide

All plantings shall be installed and maintained for the full length and width required for the Buffer Planting Strip in a particular district. Only the following Structures may be located within the Buffer Area:

(1)

The required landscape treatment such as Berms, fences, or walls that aid in screening and do not conflict with the character of adjoining properties or block the Sight Distance required at intersections.

(2)

Appurtenant landscaping Structures, such as tree wells, tree guards and tree grates, and retaining walls used to preserve stands of existing trees or used for other functional purposes.

(3)

Roads and/or driveways that provide direct ingress/egress for the Lot, including appurtenant Structures within such Road Rights-of-Way such as curbs, sidewalks, and Signs, which shall be landscaped in accordance with the requirements of this chapter.

(4)

Underground utilities.

(5)

No Structures other than those set forth in this Subsection C shall be placed within a Buffer Area, and no parking of any kind shall be permitted within the required Buffer Area.

The intent is to preserve existing trees wherever possible. Areas in which trees are to be preserved shall remain at original grade level and in an undisturbed condition.

§ 135-186 Landscaping requirements.

All required landscaping shall be installed and maintained in accordance with a Landscape Plan Approved by the Board of Supervisors. A Landscape Plan shall depict all proposed plantings as required within Buffer Areas in the form of a Buffer Planting Strip, and in other Landscaped Areas that relate to, complement, screen or accentuate Buildings, Roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance Structures, courtyards, and other Lot features.

The Landscape Plan shall be submitted when all other required applications and/or Plans are submitted. It shall be based on and reflect the following:

(1)

The functional and aesthetic factors that relate to the property, and to the Principal and Accessory Building and other Structures.

(2)

Concealing views to the property.

(3)

Enhancing views from and within the property.

(4)

Screening and complementing proposed Buildings and other Structures.

(5)

Creating visual interest for the users and/or residents of the proposed project.

(6)

Using plant materials that are hardy and acclimated to the conditions of the property and within the Township.

The Landscape Plan shall include notes, diagrams, sketches, or other depictions to present the consideration and analysis of the following:

(1)

An analysis of the site in terms of the existing views to and from the areas that are proposed for Development, existing topography and Vegetation conditions, and other existing conditions that are relevant to the Lot.

(2)

An analysis of proposed planting and other landscaping needs as related to screening views of Buildings, storage areas, site utilities, parking areas and other areas where vehicles are parked, and other areas that would appropriately be screened.

(3)

The consideration of locations where plantings and other landscaping is needed to provide visual interest; define outdoor spaces; complement the proposed architectural style; and achieve other functional and aesthetic requirements for Buffer Areas, Buffer Planting Strips, and other Landscaped Areas.

(4)

The intent is to preserve existing trees wherever possible. The protection of trees 12 inches or more in DBH (measured at a height 4 1/2 feet above the original grade) shall be demonstrated as a factor for determining the location of Buildings, Open Space, Structures, underground utilities, walks, paved areas and other Structures. Areas in which trees are to be preserved shall remain at original grade level and in an undisturbed condition.

A preliminary and final Landscape Plan shall reflect the following detailed criteria, unless more specific criteria are provided for in other articles of this chapter:

(1)

Buffer Planting Strips shall be installed and maintained in the Buffer Areas at the width required in this chapter to form a Continuous Visual Buffer. The Buffer Planting Strip shall be located in the most advantageous position within the Buffer Area in order to provide maximum screening, and provide the most suitable growing conditions for the plants within the Buffer Planting Strip. A preinstallation inspection of the proposed location of the plantings within the Buffer Planting Strip shall be conducted by the Township in order to ensure the most suitable location for the plantings has been selected. In addition to ground covers, and evergreen shrubs at a minimum height of three feet at the time of planting in two alternating rows spaced on ten-foot centers, the Buffer Planting Strip shall include evergreen trees (such as spruce, pine or hemlock) that are a minimum of eight feet in height at the time of planting and shall be spaced in two alternating rows on ten-foot centers. The combined evergreen shrub and tree plantings shall constitute a continuous visual screen at the time of Occupancy of any Buildings, and/or at the time of initiation of any use. In the event such plantings do not provide a Continuous Visual Buffer, the plantings shall be placed upon a Berm at a height from three feet to five feet to enhance their effectiveness.

(2)

Shade trees shall be provided along all Streets and shall be located at least three feet beyond the Right-of-Way line. No fewer than one three-inch to 3 1/2-inch in Caliper shade tree shall be planted for each 30 feet of roadway length.

(a)

Such trees shall be planted in alternating rows whereby trees on one side of the Street are placed at intervals of 60 feet. However, such trees may be grouped in certain cases to achieve a particular design objective when Approved by the Board of Supervisors. Further, if there are any existing viable shade trees on either side of the Street that will be retained and protected, the location of these existing shade trees shall inform the placement of new shade trees to be provided along the Street.

(3)

The outer perimeter of all parking areas shall be screened.

(a)

Effective screens may be accomplished through the use of plant materials, fencing or walls and/or mounding through the use of earthen Berms.

(4)

Parking lots shall be landscaped as required in Article XXIV and Article XXV.

(5)

All Buildings in the B, B-1, POC, BPO, PBC, PBC-1, LI, LI-1, MC, R-MA, CC and PRD districts shall be landscaped in accordance with the following criteria:

(a)

A combination of evergreen and deciduous trees and shrubs shall be used as "foundation" plantings, i.e., plantings to be installed in reasonably close proximity to the Building perimeters.

(b)

At least one three-inch to 3 1/2-inch Caliper deciduous tree shall be planted for every fifty-foot length of Building perimeter measured from end to end of Buildings, without regard to indentations and the like in the Buildings, and excluding any enclosed walkway connectors and elevator cores. Such trees shall be planted in close proximity to the Building perimeter, and shall be a minimum of 11 feet to 13 feet in height at the time of planting; and one eight- to ten-foot evergreen tree shall be planted for every 50 feet of length of Building perimeter.

(c)

Five evergreen and/or deciduous shrubs at a minimum height of 30 inches shall be planted for every 20 feet of length of Building perimeter.

(d)

Evergreen trees and/or shrubs shall be planted to screen dumpsters, dumpster enclosures, ground-based HVAC equipment, cable boxes, and other mechanical equipment.

(e)

Trees and shrubs shall be grouped in accordance with specific needs and objectives.

(6)

Principal Buildings in the R-1, R-2, and CC Districts shall be screened when it is determined that Buffer plantings are needed to mitigate potential adverse visual impacts to existing abutting residential uses, and/or when Subdivisions of five or more Lots in the R-1 and R-2 districts abut existing residential uses. Buffer plantings shall be placed around the perimeter of the Lot or Lots of the Subdivision abutting existing uses or where otherwise needed to mitigate adverse visual impacts.

(7)

New Accessory Structures and new Accessory Buildings proposed to be within 100 feet of Lot Lines in the R-1 and R-2 Districts shall be screened with evergreen plantings and/or fences, depending on the shade canopy at the Lot Line.

(8)

Other landscaping, including trees, shrubs and ground covers, shall be provided along walkways, in courtyards, around sitting areas, at the entrance to the Lot and in other highly visible locations, especially on the outer side of any internal access Roads that are visible from a Public Street that may adjoin a Lot or Lots, at the entrance to Buildings, and around Structures used for service, storage or maintenance purposes.

(9)

The location, type, size, height and other characteristics of landscaping shall be subject to the review and approval of the Board of Supervisors.

(10)

Trees shall not be placed closer than three feet from the Right-of-Way and shall not be placed closer than six feet from any Side or Rear Lot Line. Shrubs shall not be placed closer than three feet from any Lot Line.

The Preliminary Landscape Plan shall be drawn at a scale of one inch being equal to 50 feet or less. It shall be totally coordinated with the overall Plan and shall contain the following:

(1)

A delineation of existing and proposed plant materials.

(2)

A plant list wherein the botanical and common names of proposed plants are tabulated, along with the quantity, Caliper, height, and other characteristics.

(3)

Details for the planting and staking of trees, the planting of shrubs, and any other details that depict other related installation.

(4)

Information in the form of notes or specifications concerning continuously mulched planting beds.

(5)

A delineation of other landscaping features such as Berms, planting beds to be used for herbaceous plants, areas to be devoted to lawns, seeding and sodding and other elements of the proposed improvements such as fences, walls, Berms, retaining walls, lighting, benches, Signs, pavers, paving, stone, tree wells and the like.

(6)

One Plan view color-rendering of the Preliminary Landscape Plan shall be submitted for review by the Township, in addition to the number of prints that are otherwise required. The color-rendering shall reflect total coordination with the overall site Plan in terms of its relationship to proposed Buildings, Roads, parking areas, walks, walls, fencing, benches, Signs, lighting and other like Structures.

(7)

A written narrative of the analysis and objectives for plantings as required under Subsection C above.

A Final Landscape Plan shall be submitted after the Township has reviewed the Preliminary Landscape Plan and submitted comments on the Plan to the Applicant. The Final Landscape Plan shall be drawn at a scale of one inch equals 30 feet or less. It shall be totally coordinated with the overall Plan and shall contain the following:

(1)

A final version of all of the Plan requirements stated in Subsections C, D, and E. above, for a Preliminary Plan.

(2)

A cost estimate for the landscaping installations shall be submitted with the Final Landscape Plan. The costs shall serve as the basis for establishing an escrow account for the landscaping improvements.

(3)

Information regarding the continued maintenance of all plantings, and notes indicating that all plantings will be installed, maintained, and replaced within six months if dead or diseased, in locations as shown on the Approved Landscape Plan.

Plant characteristics and maintenance.

(1)

All plants shall conform with the standards for nursery stock of the American Association of Nurserymen.

(2)

Trees and shrubs shall be typical of their species and variety and have normal growth habits; well developed, densely foliated branches; and vigorous, fibrous root systems.

(3)

Trees and shrubs shall be free from defects and injuries.

(4)

All plants, shrubs and trees shall be nursery grown. If not grown in containers, they shall be freshly dug. They shall have been grown under climatic conditions similar to those in the locality of the project or properly acclimated to conditions of the locality of the project.

(5)

Any tree or shrub that dies shall be replaced within six months. Any tree or shrub that is deemed, in the opinion of the Township, not to have survived or grown in a manner characteristic of its type shall be replaced. Substitutions for certain species of plants may only be made when Approved by the Board of Supervisors.

(6)

It shall be the responsibility of the Owners, Tenants and/or other Occupants of the Premises to adequately, and properly maintain the Landscaped Areas, which responsibility shall include watering, cleaning of weeds and debris, pruning and trimming, replacement of dead or diseased plantings, and fertilizing to maintain healthy growth.

(7)

The branches of all trees along the Right-of-Way of any property shall be kept trimmed seven feet above any sidewalk and 14 feet above all Streets.

(8)

All shrubs and other growth abutting sidewalks shall be kept cut back 12 inches from the edge of the sidewalks.

(9)

Existing trees and shrubs within 25 feet of an intersection and/or driveway shall be maintained at a height of 24 inches to avoid blocking Sight Distance, and shrubs or ground covers to be planted shall be of the dwarf variety and shall not exceed 24 inches in height at maturity.

The Landscape Plans shall be prepared by a Registered Landscape Architect.

If the Applicant cannot accommodate the required number of plants on a site, the Applicant may offer to plant an equivalent number of trees/plants on other nearby properties, or offer a monetary contribution to the Township Open Space Fund for tree planting, subject to the review and approval of the Board of Supervisors.