The following plant material substitutions shall satisfy the requirements of this section.

1.   In Bufferyards C, D and E, evergreen canopy or evergreen understory trees may be substituted for deciduous canopy forest trees without limitation.

2.   In Bufferyards A and B, evergreen canopy or evergreen understory trees may be substituted as follows:

A.   In the case of deciduous canopy forest trees, up to a maximum of fifty percent (50%) of the total number of the deciduous canopy trees otherwise required.

B.   In the case of deciduous understory, with limitation.

3.   In all bufferyards, evergreen or conifer shrubs may be substituted for deciduous shrubs without limitation.

4.   In all bufferyards required of public service uses, the public service use may substitute evergreen canopy or evergreen understory plant materials for canopy forest trees and understory plant materials, without limitation.

5.   If the development on the adjoining use is existing, planned or deed restricted for solar access, understory trees may be substituted for canopy trees where canopy trees would destroy solar access.

6.   Any existing plant material which otherwise satisfies the requirements of the Appendix may be counted toward satisfying all such requirements.

7.   The exact placement of required plants and structures shall be the decision of each user except that the following requirements shall be satisfied:

a.   Evergreen (or conifer) Class III and IV plant materials shall be planted in clusters rather than singly in order to maximize their chances of survival.

b.   Berms with masonry walls (BW₁, BW₂ and BW₃) required of Bufferyard D and E options are intended to buffer more significant nuisances from adjacent uses and, additionally, to break up and absorb noise, which is achieved by the varied heights of plant materials between the masonry wall and noise source.

1.         When berms with walls are required, the masonry wall shall be closer than the berm to the higher intensity use.

2.         With a bufferyard, a planting area at least five (5) feet wide containing fifteen percent (15%) of the total plant requirements (based on the multiplier =1) shall be located between the masonry wall and the higher intensity class use.  These plants shall be chosen to provide species and sizes to reduce noise in conjunction with the wall.  All bufferyard areas shall be seeded with lawn unless ground cover is already established.

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.