Township of North Brunswick, NJ Article XXVI Landscaping and Buffer Areas

[Amended 2-4-1985]

§ 205-106 General regulations.

A. Within a buffer area, a solid and continuous landscape screen shall be planted and maintained. Said landscaping shall consist of lawn, massed evergreen and deciduous trees and shrubs of such species and density as will provide, within two growing seasons, a solid and continuous screen throughout the full course of the year. The intense density of the buffer screen may be reduced by the Planning Board if it is found that the proposed use is visually attractive and not detrimental to the appearance of the neighboring uses.

B. The entire buffer area and all required yard areas not occupied by parking areas shall be graded and planted with grass seed or sod and such shrubbery or trees as may be desired by the Planning Board. The entire area shall be attractively maintained and kept free of all debris and rubbish. In the event that any of the plantings in accordance with this section do not live within the first year, they shall be immediately replaced.

C. The required height for a landscape screen shall be measured in relationship to the elevation of the land at the edge of the adjacent area or structure to be buffered. In such cases as when the ground elevation of the location at which the screen is to be planted is less than the elevation of the edge of adjacent area to be buffered, the required height of the screen shall be increased in an amount equal to the difference in elevation. In the event that the ground elevation of the location at which the screen is to be planted is greater than that at the edge of the adjacent area to be buffered, the required height may be reduced in an amount equal to said difference in elevation, provided that in no case shall the required height be reduced to less than three feet.

D. All nonpaved areas in commercial, industrial, public and semi-public buildings and use areas shall be suitably landscaped with grass, trees, shrubs and other landscaped materials.

E. When a parking area of four or more vehicles or a loading and unloading area adjoins an adjacent residential property area, a landscaped buffer screen shall be provided between the parking area and the adjoining property. The buffer screen shall be no less than six feet in height.

F. The buffer screen around parking lots and loading and unloading areas may be constructed of wood or other fence material, provided that not more than 25% of the fence is open on its vertical surface. In such cases, evergreen and deciduous trees and shrubs shall be planted along the fence to break up the monotony of the fence. Such landscaping may be omitted if it is the finding of the Planning Board that the type of fence to be erected is visually attractive and not detrimental to the appearance of surrounding areas.

G. If the Construction Official or Zoning Officer, upon inspection, determines that the landscape materials, buffer areas and screens are not being maintained in good condition, he shall notify the owner, in writing, of his findings and order that any negligent maintenance on the part of the owner be corrected within 30 days of the notice. In the event that any planting required by this chapter fails to live, it shall be replaced. If the owner fails to correct these conditions, after proper notification by the Construction Official or the Zoning Officer, the Mayor and Council may authorize correction of the condition by authorizing the appropriate legal action.

H. The certificate of occupancy for the use on the premises shall not be issued until such time as the landscaping requirements set forth in this section are installed in accordance with the plan approved by the Planning Board or until a performance bond is posted with the Township in an amount equal to the estimated cost of said landscaping installation. In any event, a performance bond shall be posted with the Township in an amount equal to 50% of the total estimated cost to ensure that the installed landscaping complies with the requirements set forth at the completion of the second growing season.

I. Prior to commencing construction of any buildings, structures, railroad tracks, driveways or parking areas, a permanent fence shall be constructed along the entire length of any side or rear lot line that abuts a residential zone or lot utilized for residential purposes in a commercial or industrial zone. Such fence shall be a solid fence six feet in height or an open fence eight feet in height and shall be of a type and material approved by the Planning Board.

J. Unless the delineated buffer area shall contain such existing trees either maintained at present grade or suitably welled so as to qualify to meet the standards above, such buffer area shall be landscaped with two rows of spruce trees or approved equal, with 10 feet between each row. The trees in each row shall be 20 feet on centers. Each tree in one row shall be 14 feet from any other tree in the other row so as to be staggered in appearance. Each tree shall be a minimum of five feet in height.