1. General Landscaping.

A. The amount, density and type of planting shall be based upon physio- graphic features, the proximity of existing dwellings, the compatibility of adjacent uses and natural views. Where adjacent property has been developed in such a manner that privacy is desirable, the planting strip adjacent thereto shall be of sufficient density and contain sufficient plant material to effectively screen the portions of the development from which privacy is desired for all seasons. In areas where the environmental features and existing vegetation provide an attractive setting, the planting strip may be left in its natural state or enhanced with additional plant material of lesser density than a full screen.

B. No plantings shall be placed with their center closer than 5 feet from a property line of the tract.

C. Plantings shall be permanently maintained and replaced in the event of death of the shrub or plant, if necessary, to maintain an effective screen in accordance with the management of open space. [Ord. 5-1998]

D. Planting and protection of landscape material shall be in accordance with a plan and schedule subject to Township approval, and shall be completed within 6 months of initial occupancy of each stage of development. Maintenance specifications for all plant material shall be submitted as part of the preliminary approval stage.

2. Buffers. Buffering serves to soften the outline of the buildings, to screen glare and noise and to create a visual and/or physical barrier between conflicting land uses. The extent of buffering is determined by the type of use in each adjacent area or street surrounding the proposed development. The impact of the proposed use on adjoining properties is the basis for establishing buffering and planting strip standards.

A. In all residential zones, 50 feet of buffer shall be required where none exists, around the tracts perimeter where it abuts other occupied land uses.

B. To determine the required buffer area treatment, a three step procedure shall be followed:

(1) Step 1. Site analysis and determination of buffer area class.

(2) Step 2. Selection of the planting option for the buffer class.

(3) Step 3. Selection of the plant materials from the plant materials list.

C. Step 1. Site Analysis and Determination of Buffer Area Class.

(1) For each property boundary, the applicant shall identify the adjacent land use or road classification. The land use should be determined by the Township Zoning map, onsite survey and the highway classification section in the Township Comprehensive Plan. Table 1, following, specifies the buffer area class for each boundary.

(2) The applicant shall match his proposed land use with the corresponding adjacent land use or road classification for each property boundary as outlined in Table 1. The letter indicates the buffer area class.

D. Step 2. Selection of the Planting Option for the Buffer Class.

(1) After determining the buffer class, the applicant shall select a planting option from Table 2. For each buffer class, several planting options are available, one of which the applicant shall select to meet the buffer area requirement for each boundary.

E. Step 3. Selection of Plant Materials from the Plant Materials List.

(1) Each planting option may utilize any of the plant materials outlined in Table 3.

(2) Minimum plant size, given either in height or in caliper, is indicated on this Table. The Board of Supervisors may permit other planting types if they are hardy to the area, are not subject to blight or disease and are of the same general character and growth habit as those listed in Table 3. All planting material shall meet the standards of the American Association of Nurserymen.

(3) The applicant may not be required to provide additional buffering or a planting strip should existing plantings, topography or manmade structures be deemed acceptable for screening purposes by the Board of Supervisors.