Greenwich Township City Zoning Code
§ 16-4.14
Landscape buffer requirements.
[Ord. No. 1997-22; Ord. No. 1999-1]
a.
General.
1.
Landscaped buffers are areas provided to create a year-round visual screen and minimize adverse impacts or nuisances on a site from adjacent properties and streets. Buffering may consist of evergreens, shade trees, ornamental trees, shrubs, berms, boulders, mounds or combinations thereof, as indicated to achieve the stated objectives.
2.
Where required, buffers shall be measured from property lines and street rights-of-way. Compliance shall be determined by the Land Use Board at the time of site plan and subdivision review.
[Amended by Ord. No. 2014-02]
3.
All planting materials shall meet the standards of the American Association of Nurserymen. A list of acceptable plant materials is provided in Subsection 16-4.14e. Substitutions may be made from these materials at the discretion of the Land Use Board.
[Amended by Ord. No. 2014-02]
b.
Transition buffers.
1.
Transition buffers shall be required when any nonresidential use abuts a residential zone or conforming residential use, side or rear yard and when any multifamily use abuts a single-family zone side or rear yard. The buffer shall be placed within the nonresidential and multifamily lot along the property line. The location may be altered if approved by the Land Use Board.
[Amended by Ord. No. 2014-02]
2.
A continuous landscape buffer space strip of not less than 35 feet in width shall be provided, except where such nonresidential use is of an industrial or manufacturing nature, in which case, the buffer strip shall be increased to 50 feet. For planned regional shopping centers, this buffer strip may be increased to 50 feet where found necessary by the Township to meet the objectives of Subsection 16-4.14A.1. Unless otherwise indicated, in the B-1 Zone the transition buffer shall be 25 feet. The transition buffer shall be used for no purpose other than landscaping and fencing. A fence or wall may be required within the transition buffer at the discretion of the Land Use Board. Said fence cannot exceed a six-foot height in the side and rear yard and not exceed a four-foot height in the front yard.
[Amended by Ord. No. 2014-02]
3.
The transition buffer shall be planted with dense masses and groupings of shade trees, ornamental trees, evergreen trees and shrubs. No less than 75% of the buffer length shall be evergreen trees installed at a minimum height of six feet. All plantings shall be installed according to accepted horticultural standards. Based upon the intensity of the nonresidential use, the Board may require additional evergreens installed at an increased height and/or fencing.
4.
The arrangement of plantings in buffers shall provide maximum protection to adjacent properties and avoid damage to existing plant material. Possible arrangements include planting in parallel, serpentine or broken rows. If planted berms are used, the minimum top width shall be four feet and the maximum side slope shall be 3:1.
5.
Unless otherwise approved by the Board, evergreens shall be spaced eight feet from the outside property line and eight feet apart in a row. A minimum of two parallel rows, spaced eight feet apart, of staggered plants shall be required between single-family residential and multifamily residential and between any residential and nonresidential use. More than one type of evergreen species shall be used. Where a fence is required, all plantings shall be placed along the outside perimeter of the fence but not closer than eight feet from the property line.
6.
At a minimum, one deciduous tree should be planted every 40 feet within the transition strip. All deciduous trees shall be a minimum three-inch to three-and-five-tenths-inch caliper measured six inches from grade.
7.
Existing vegetation within the transition buffer shall be preserved as desired by the Land Use Board and supplemented with shade-tolerant naturalistic massed plantings and/or fencing where deemed necessary by the Land Use Board to complete screening of adjoining land uses.
[Amended by Ord. No. 2014-02]
8.
No buildings, structures, accessory structures, trash enclosures, parking, driveways or storage of materials shall be permitted within the transition buffer. Buffer areas shall be maintained and kept free of all debris and rubbish.
9.
Transition buffer plantings may be waived by the Land Use Board where existing natural growth is found to be desirable by the Land Use Board and found to the satisfaction of the Land Use Board to be sufficient to provide a year-round screen of adjacent land uses or where the Board finds that fencing, in combination with a modified planting requirement, would be acceptable or advantageous under the particular development circumstances to provide a suitable buffer.
[Amended by Ord. No. 2014-02]
c.
Reverse frontage buffers for residential uses.
1.
Reverse frontage buffers shall be required where any residential structure and/or lots back onto any street. The buffer shall be situated adjacent to the right-of-way line. The following landscape treatments shall be provided unless otherwise approved by the Land Use Board.
[Amended by Ord. No. 2014-02]
2.
A continuous landscape open space strip of not less than 25 feet in width shall be provided. The reverse frontage buffer shall be used for no purpose other than landscaping and may include a wall or fence not to exceed four feet in height.
3.
The buffer shall be planted with masses and groupings of shade trees, ornamental trees, evergreen trees and shrubs in a free-form manner to provide contrast and create a more natural effect. No less than 50% of the buffer length shall be evergreen with a minimum installed height of six feet.
4.
Existing vegetation within the landscape buffer shall be preserved where desired by the Land Use Board and supplemented with shade-tolerant naturalistic massed plantings where necessary to complete screening of residences to the satisfaction of the Land Use Board. Meander any required sidewalks, as necessary, to preserve existing trees.
[Amended by Ord. No. 2014-02]
5.
Street trees shall be planted when required by ordinance.
6.
No buildings, structures, storage of materials or parking shall be permitted within the buffer area. Buffer areas shall be maintained and kept free of all debris and rubbish.
7.
Reverse frontage buffer plantings may be waived by the Land Use Board where existing natural growth is found to be desirable by the Land Use Board and found to the satisfaction of the Land Use Board to be sufficient to provide a year-round screen of adjacent land uses.
[Amended by Ord. No. 2014-02]
d.
Frontage buffers and commercial landscape treatments. In all nonresidential zones, there shall be maintained along the street frontage of all collector or arterial roads a frontage buffer or commercial landscape treatment as required and defined in this section.
1.
Frontage buffer.
(a)
A frontage buffer shall be provided in the ROM and RO Zones along all collector or arterial roads where the frontage of the ROM or RO site in question faces a residential district. No frontage buffer is required in those instances where the nonresidential property is separated from the residential property by Route 78.
(b)
The required buffer shall be not less than 50 feet wide and shall be located in the required front yard setback area and adjacent to the road right-of-way. Frontage buffers shall be shown on the landscape plan submitted with the application for development and planted with grasses, deciduous trees or evergreens or constructed of berms, engineered walls or mounds, or combinations, and as approved by the Land Use Board which will enhance the appearance of the site and screen the use from facing residentially zoned properties. The frontage buffer shall be used for no purpose other than required landscaping except for permitted signage and/or permitted access. Additional material such as fencing may be required within the frontage buffer where it is determined by the Board that such material is necessary to mitigate the view from the public right-of-way of uses within the ROM or RO Zone.
[Amended by Ord. No. 2014-02]
(c)
Plantings that shall be required in the frontage buffer shall be those required in Subsection 16-4.14b(3) through (7).
(d)
Frontage buffer plantings shall not be required along internal access roads in nonresidential zones or where existing natural growth is found by the Land Use Board to be sufficient to meet the objectives of this section along collector or arterial roadways. No buildings structures, accessory structures, parking, driveways, loading areas or storage of materials shall be permitted in the frontage buffer. Driveways, utilities, fences and security structures may be permitted by the Land Use Board in accordance with an approved site plan.
[Amended by Ord. No. 2014-02]
2.
Commercial landscape treatment.
(a)
Commercial landscape treatment in the ROM and RO Zones.
(1)
A landscape treatment area shall be provided in the ROM and RO Zones along all collector or arterial roads where the frontage of the site in question faces any other nonresidential district, except where the nonresidential property is separated from the residential property by Route 78.
(2)
This landscape treatment area shall be 40 feet wide and be located adjacent and parallel to the public road frontage as required. The landscape area shall contain two rows of trees. Each row shall be spaced 40 feet on center, parallel to the roadway and 30 feet apart, perpendicular to the roadway. Each row shall be five feet from the outside edge of the landscape area. Centered within the landscape area shall be a five-foot-wide pathway/sidewalk of asphalt, concrete or other hard surface which may be approved by the Township Engineer, and which shall also meet all ADA requirements. An illustration of this landscape treatment is provided in Figure 16-4.14d.2(a). (See Figure at end of this chapter)
(3)
In order to provide some level of consistency while providing a variety of tree types, at least two different tree types in substantially equal proportions from the following list of similarly shaped and canopied trees shall be provided within each section of the landscape. Trees within the landscape area shall be planted at a caliper of not less than three inches.
Commercial Landscape Treatment Tree Types |
|---|
Acer rubrum (October Glory) - October glory red maple |
Acer rubrum (Red Sunset) - Red sunset red maple |
Acer saccharum (Bonfire) - Bonfire sugar maple |
Acer saccharum (Green Mountain) - Green Mountain sugar maple |
Quercus phellos - Willow oak |
Quercus rubra - Red oak |
Zelkova Serrata (Green Vase) - Green vase zelkoya |
(b)
Commercial Landscape Treatment in the B-2, B-I and MXD Zones.
(1)
A landscape treatment area shall be provided in conjunction with any nonresidential development in the B-2, B-I and MXD Zones along all collector or arterial roads. This landscaped area shall be provided whether the site in question is facing another nonresidential zone or a residential zone.
(2)
The landscape treatment area provided shall be the same as the landscape treatment required in the ROM and RO Zones.
(c)
Commercial Landscape Treatment in the B-1 Zone.
(1)
A landscape treatment area shall be provided in conjunction with any nonresidential development in the B-1 Zone along any collector or arterial road. This landscaped area shall be provided whether the site in question is facing another nonresidential zone or a residential zone.
(2)
This landscape treatment area shall be 20 feet wide and be located adjacent and parallel to the public road frontage as required. The landscape area shall contain one row of trees, spaced 40 feet on center, parallel to the right-of-way and five feet from the edge of the right-of-way. A five-foot-wide pathway/sidewalk shall be placed in the landscape treatment area beginning 10 feet from the right-of-way. The pathway/sidewalk shall be constructed of asphalt, concrete or other hard surface which may be approved by the Township Engineer, and which shall also meet all ADA requirements. An illustration of this landscape treatment is provided in Figure 16-4.14d.2(b). (See Figure at end of this chapter)
(3)
In order to provide some level of consistency while providing a variety of tree types, a mix of at least two different tree types in substantially equal proportions from the list of trees approved for the ROM/RO landscape treatment area shall be provided. Trees within the landscape treatment area shall be planted at a caliper of not less than three inches.
(4)
The twenty-foot landscape treatment area as described herein shall not be required for B-1 areas located within the Village of Stewartsville.
(d)
Buffer yard plant materials.
(1)
Acceptable buffer yard plant materials are listed below by type:
Canopy Trees (minimum three-inch to three-and-one-half-inch caliper at planting) |
|---|
Acer ginnala - Amur maple |
Acer rubrum - Red maple |
Acer saccharum - Sugar maple |
Betula alba - European white birch |
Betula papyrifera - Paper birch |
Fagus grandifolia - American beech |
Fagus sylvatica - European beech |
Fraxinus americana - White ash |
Fraxinus pennsylvanica - Green ash |
Ginkgo biloba - Ginkgo (male only) |
Gleditsia triacanthos inermis - Thornless honey locust |
Liquidamber styraciflua - Sweet gum |
Liriodendron tulipifera - Tulip tree |
Phellodendron amurense - Amur corktree |
Plantanus acerifolia - London planetree |
Quercus alba - White oak |
Querous coccinea - Scarlet oak |
Quercus palustris - Pin oak |
Quercus phellos - Willow oak |
Quercus rubra - Red oak |
Robina pseudosacacia inermis - Thornless black locust |
Sophora japonica - Japanese pagodatree |
Tilia - Linden (all species hardy to the area) |
Ulmus Parvifolia - Chinese elm |
Zelkova serrata - Japanese zelkova |
Flower Trees (minimum six-foot height at planting) |
|---|
Amelanchier canadensis - Shadblow serviceberry |
Cornus florida - Flowering dogwood |
Cornus kousa - Kousa dogwood |
Cornus mas - Cornelian cherry |
Koelreuteria paniculata - Golden raintree |
Laburnum vossi - Goldenochain |
Magnolia soulangina - Saucer magnolia |
Malus baccata - Siberian crab |
Malus floribunda - Japanese flowering crab |
Malus hopa - Hopa red-flowering crab |
Pyrus calleryana Aristocrat - Aristocrat pear |
Prunus serrulata kwanzan - Kwanzan cherry |
Prunus x yedoensis - Yoshino cherry |
Evergreens (Minimum six-foot height at planting) |
|---|
Narrow/Columnar: |
Juniperus chinensis Spartan - Spartan juniper |
Juniperus virginiana Emerals Sentinel - Emerald Sentinel juniper |
Thuja occidentalis Smaragd (Emerald Green) - Emerald green arborvitae |
Full Size: |
Flex opaca - American holly |
Picea abies - Norway spruce |
Picea pungens - Colorada spruce |
Pinus nigra - Austrian pine |
Pinus strobus - Eastern white pine |
Pseudotsuga menziesii - Douglas fir |
Tsuga canadensis - Canada hemlock |
Under 3 feet in height (Minimum fifteen-inch height at planting): |
Berberis x gladwynensis William Penn - William Penn barberry |
Berberis thunbergi atropurpurea Crimson Pygmy - Crimson Pygmy red barberry |
Fothergilla gardenii - Dwarf fothergilla |
Ilex crenata Helleri - Dwarf Japanese holly |
Juniperus chinensis Sargentii - Sargent juniper |
Kalmia latifolia Elf - Elf mountain laurel |
Leucothoe axilaris - Coast luecothoe |
Pyracantha coccinea Rutgers - Rutgers firethorn |
Spiraea x bumalda Anthony Waterer - Anthony Waterer spiraea |
Taxus baccata Repandens - Spreading English yew |
Over 3 feet in height (minimum twenty-four-inch height at planting): |
Aronia arbutifolia - Chokeberry |
Clethra alnifolia - Summersweet clethra |
Eonymus alatus Compactus - Compact burning bush |
Fothergilla major - Large fothergilla |
Hamamellis mollis - Chinese witchhazel |
Hydrangea quercifolia - Oakleaf hydrangea |
Ilex glabra - Inkberry holly |
Illex x meservae China Girl - China Girl holly |
Juniperus chinenis Pfitzeriana Compacta - Compact Pfitzer juniper |
Juniperus chinensis Sea Green - Sea Green juniper |
Kalmia latifolia - Mountain laurel |
Myrica pensylvanica - Northern bayberry |
Pieris japonica - Japanese pieris |
Rhododendron carolinianum - Carolina rhododendron |
Rhododendron catawbiense - Catawba rhododendron |
Spiraea nipponica Snowmound - Snowmound spiraea |
Viburnum carlesii - Koreanspice viburnum |
Viburnum dentatum - Arrowwood viburnum |