The width of a buffer area required in a zone shall be measured from the property line when the same coincides with the zone boundary. In the instance where a zone boundary does not coincide with a property line, width of the buffer shall be measured from the zone boundary line.

The buffer area shall consist of existing natural vegetation, fencing, earth berming and new landscaping material or any combination of the foregoing, at the reviewing board's reasonable discretion. The buffer shall establish a permanent visual screen to separate the different uses as contained in the two zones which meet at the buffered area.