Within required buffer areas, a solid and continuous landscape screen shall be planted and maintained. Said landscaping shall consist of massed evergreen or a combination of evergreen and deciduous trees in two rows of at least six feet in height, so as to continually restrict a clear view beyond said buffer strip.

Within the twenty-five-foot buffer strip that falls where a commercial or industrial zone abuts a residential property, every tree shall be located and designated within that area indicating the estimated height [plus or minus one foot], width, foliage spread and type (i.e., coniferous or deciduous).

Except as provided in § 340-21C in the Pinelands Area, a pictorial view indicating the location of trees and shrubs to be used in the buffer zone shall be provided. The minimum required to satisfy this chapter will be one tree planted every six feet with a minimum of two rows with staggered centers.

The required height of the buffer strip shall be measured in relation to the elevation of the edge of the adjacent area to be screened. In such cases where 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, the required height of the screen shall be increased in an equal amount to said 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, the required height of the screen may be reduced in an amount equal to said difference in elevation, provided that in no case shall the required height be reduced more than two feet.

The entire buffer strip shall be at least 25 feet in width and shall be graded and planted with grass seed or sod and such other shrubbery or trees as may be desired by the owner. The entire area shall be attractively maintained and kept clean of all debris and rubbish.

In the event that any of the plantings in accordance with the above requirements do not live, they shall be replaced within one year.

The certificate of occupancy for the use of the premises shall not be issued until such time as the landscaping requirements, buffer strips and/or other approved dividers, as required by this chapter and as approved by the Planning Board, are either actually installed in full compliance herewith or, in the event that the season is not appropriate, a performance guaranty of 125% of the cost, as estimated by the Township Engineer, has been deposited with the Township Treasurer. Such guaranty shall be in the form of cash, and the depositor shall agree in making the deposit that if performance is not completed within the time specified by the Building Inspector on the receipt delivered to the depositor, the Township may complete the requirements charging the cost against the deposit; otherwise, the deposit shall be returned in full after the satisfactory completion of the work.

In required buffer areas where a natural buffer strip is considered by the Planning Board to be impracticable or inappropriate, an opaque fence may be substituted in whole or in part for a natural buffer, provided that its specifications are approved by the Planning Board.

Where a natural buffer already exists, the Planning Board shall have the option of either retaining the natural buffer or requiring it to be removed and the requirements of this article imposed.

No building line shall be permitted closer than 35 feet to a residential zone.