Rockaway Township City Zoning Code
§ 54-29.19
Landscaping and buffers.
[Ord. No. 95-24 § 54-96]
A.
General. Landscaping for site plans and subdivisions shall be designed to:
(1)
Preserve and enhance the visual identity of the site, neighborhood and Township as a whole;
(2)
Mitigate the potentially harmful effects of soil and vegetative disturbance, lighting, and noise;
(3)
Buffer incompatible uses;
(4)
Screen various improvements, including buildings, parking and loading areas, utilities and drainage structures, storage areas, etc. from streets and adjacent properties;
(5)
Not conflict with traffic safety, light fixtures, electric and telephone lines or other utilities.
B.
General site landscaping.
(1)
Any part or portion of the site which is not used for buildings, accessory structures, loading or parking spaces or aisles, sidewalks and designated storage areas, and which does not contain existing vegetation to remain, shall be landscaped in accordance with an overall landscape planting plan, as approved by the Planning Board.
(2)
Natural wooded areas shall be preserved to the greatest extent possible. Existing vegetation that is to be retained shall be shown on the plan.
(3)
All landscaped portions of the site shall be maintained adequately throughout the year.
C.
Protection of existing vegetation.
(1)
Existing vegetation shall be preserved to the maximum extent practicable. Existing vegetation to be preserved shall be shown on the plans submitted to the Board for any development approval.
(2)
Snow fence or silt fence shall be installed at the limits of disturbance as shown on the approved development plans, which shall be at a sufficient distance to prevent disturbance of the root systems or branches of the vegetation to be preserved.
(3)
Cut or fill near existing trees to be preserved shall require the installation of tree wells or retaining walls, as appropriate, to maintain the existing grade above the roots of the tree.
D.
Buffers. A buffer in the form of landscaping, fences, berms and/or walls shall be provided by the developer of any nonresidential use which abuts a property used or zoned for use as a residence, and by the developer of any multifamily residential use which abuts a property used or zoned for use as a single-family or two-family residence. Any buffer provided between properties shall be sufficient to provide visual separation during all seasons and to minimize the effects of headlights from vehicles, light from structures, noise and the movements of people and vehicles. The following provisions shall apply:
(1)
When topographical conditions, existing vegetation or other conditions provide a sufficient buffer as determined by the Board, no additional buffer shall be required.
(2)
Buffer widths shall be sufficient to accommodate the ultimate growth of any plantings in the buffer, but in any case no less than 10 feet in width.
(3)
Trees and shrubs used in a buffer shall be at least six feet high at the time of planting, and shall be maintained at above six feet in height. If plantings are combined with a berm, the combined height of plantings and berm must be at least six feet at the time of planting. Any fence or wall used for buffer screening must be six feet high.
(4)
Trees and shrubs used in a buffer shall be spaced to accommodate normal plant growth without overcrowding, and to provide a complete visual screen within three years of planting. If necessary to achieve the above intent, double or triple staggered rows of plantings shall be provided.
(5)
The choice of plant materials to be used in a buffer shall consider the ultimate growth characteristics of the plantings. Hardy, low-maintenance plants which are normally free from insect or disease problems shall be used. Plants which tend to lose their lower branches as they mature shall not be used, or they shall be supplemented with other plants to provide a sufficient screen.
(6)
Landscaping, fences, berms and/or walls used for a buffer shall not cast excessive shade on adjacent properties, interfere with existing vegetation, cause drainage problems or interfere with adequate sight distance at driveways or street intersections.
(7)
Buffers shall be protected from impact by motor vehicles, and from the negative effects of road salt and snow plowing.
E.
Landscaping of parking and loading areas.
(1)
Properties with more than 50 spaces shall provide at least one shade tree within the perimeter of the parking area for every 25 parking spaces.
(2)
Parking areas shall be separated by curbed, landscaped islands at least 10 feet in width between every six rows (i.e., three double bays) of parking spaces.
(3)
Parking areas with at least five spaces shall be screened from the street with landscaping, fencing or a wall.
(4)
Widths of islands and planting areas shall be sufficient to accommodate the ultimate growth of any plantings in parking and loading areas, but in any case no less than five feet in width.
(5)
Plantings shall be protected from impact by motor vehicles, and from the negative effects of road salt and snow plowing.
(6)
The choice of plant materials to be used in parking and loading areas shall consider the ultimate growth characteristics of the plantings. Hardy, low-maintenance plants which are normally free from destructive insect or disease problems shall be used.
(7)
Landscaping shall not cast excessive shade on adjacent properties, interfere with existing vegetation, interfere with light fixtures or interfere with adequate sight distance for vehicles or pedestrians.