(a) In any zoning district other than residential, C-1 and C-4, land within 100 feet of the boundary of a residential or mixed-use district shall be known as a buffer area. In the C-1 district, land within 30 feet of the boundary of a residential or mixed-use district shall be known as a buffer area which shall include a berm a minimum of five feet in height plus landscaping sufficient to screen all nonresidential activities. In the C-2, OR, OP, I-2 and I-3 Districts, land within 200 feet of the boundary of a residential or mixed use district shall be known as a "buffer area," which shall include a berm a minimum of ten feet in height plus landscaping sufficient to screen all nonresidential activities. The berm should be undulating and its geometric form (e.g., sloped sides) should be varied to provide for a less rigid and more natural appearance, but in no instance shall the slope of the berm exceed a 3:1 (width to height) ratio.
(b) No driveways, parking areas, loading areas, storage areas, buildings or structures shall be located within the buffer areas. Stormwater management facilities shall not be located within 50 feet of the boundary of a residential or mixed-use district. Nothing in this section shall be construed to prohibit direct driveway access from a street. The buffer areas shall be comprised of existing vegetation and/or shall be landscaped in such a manner so as to provide an effective visual screen between uses.
(c) For new residential subdivisions and residential site plan applications, lands within 200 feet of property containing an active railroad line shall be required to meet the 200 foot "buffer area" requirement. For railroad buffers, top of berm must have four rows of staggered evergreen plantings. If existing trees compromise disturbance, areas may be supplemented by evergreen plantings at the discretion of the board. Fencing may also be required at the discretion of the board.
All required buffer widths set forth in this section may be increased at the discretion of the board, where environmental noise studies indicate existing or estimated future sound levels that warrant an increase of the required buffer width for protection of the public health, quality of life, and general welfare of the township. (Code 1988, § 175-129; Ord. No. 19-00, § 175-129, 4-18-2000)
(a) Screen planting at least 20 feet wide shall be required to obscure activity in a commercial district. Screen planting at least 40 feet wide shall be required to obscure activity in an industrial district. Where the buffer area is increased to at least 200 feet, the screen planting may be reduced to a 20-foot width. Where the buffer area is increased to at least 300 feet, the screen planting may be further reduced by the municipal agency.
(b) Screen planting shall consist of staggered rows of evergreen trees at least seven feet high and planted not more than ten feet on center. Trees shall be planted and maintained so as to obscure nonresidential activity from the residential district. In dense naturally wooded areas, the screen planting requirements may be modified by the municipal agency requiring supplemental plantings of evergreen trees to ensure an appropriate four-season screen.
(c) Screen planting shall be located across the entire property parallel to the district boundary, as near as possible to existing residences, and may be within a residential or mixed-use district. However, evergreen plantings should not be allowed within the rear property lines of residential subdivisions where two rear lot lines abut, to allow for residents to install privacy fences. (Code 1988, § 175-130; Ord. No. 19-00, § 175-130, 4-18-2000)
