A.         Each approved application for land development shall provide a minimum visual buffer between the right-of-way lane of the subject roadway and all proposed structures and parking areas.  The purpose of the minimum visual buffer is to soften the appearance of structures and parking lots from the road, to screen vehicular headlight glare on and off site and to lessen spillover light from on-site lighting.  The buffer shall be continuous, except as set forth below, and be no less than fifty (50) feet average and thirty (30) feet minimum depth. Depth shall be measured from the edge of the buffer facing the structure or parking lot to the existing right-of-way lane or to the new right-of-way lane should the application under consideration be required to or voluntarily provide a dedication of land or easement for proposed roadway improvement or widening purposes.

B.         Bufferyard D is required along Arterials, Major Collectors, and Interstates (See Appendix A).  The thirty (30) feet minimum depth shall not occur at the high activity areas of a project.  These areas include but are not limited to building entrances, drop off areas, drive-throughs and parking lots.  To determine the average depth of the minimum visual buffer, measurements shall be taken at intervals not greater than ten (10) feet perpendicular to the right-of-way line.  Where drainage swales and other natural features occur in the minimum visual buffer and should remain undisturbed because of natural land forms or drainage patterns, additional buffer depth and vegetation shall be required to augment the screening effect.

C.         The intent of the minimum visual buffer is to leave the naturally occurring buffer vegetation intact for its softening effect.  This buffer shall be enhanced or created where such vegetation is insufficient or nonexistent with trees and shrubs of a variety of species described in the Guide for Landscaping (see Appendix B).  If the minimum visual buffer already has trees or masses of native shrubs, their preservation with minimum disturbance is strongly encouraged.   While complete screening of a project is not required, sufficient plant material shall be installed to accomplish the softening effect required.  In order to maintain the screening effect, existing vegetation shall not be limbed-up from the ground more than six (6) feet to the lowest branches.  However, if understory planting is planned, existing vegetation may, with the approval of the Board of Supervisors, be limbed-up to a height that will provide adequate sunlight to those plants. 

D.         Minimum height and caliper of new trees and shrubs in the minimum visual buffer shall be as follows:

 

Type	Height	Caliper
Canopy Tree	8 feet	3 inches
Understory Tree	6 feet	2 inches
Shrub	3 feet	N/A
Evergreen/Conifer	6 feet	N/A

 

Last Updated on September 29, 2008
This Visual Interactive Code is intended to assist property owners, developers and residents in understanding and applying the Township's land development ordinances; However, the VIC; does not contain the Township's official land use ordinances in the exact form in which they were adopted, and may not contain the most recent versions of these ordinances. Official copies of the Township's land use ordinances may be obtained by visiting Township offices during regular business hours, 8 am to 4 pm, Mondays through Fridays, or by contacting Township staff at 724-935-3090, extension no. 109.