Within any zone where a nonresidential development
abuts a residential zone or where off-street parking and loading for
six or more vehicles abuts a street, the following buffer area and
landscaping requirements shall apply.
A.
A strip of land 20% of the average width or depth
of the property, but not less than 10 feet, when a nonresidential
use abuts a residential zone on the side or rear, shall be designated
as a buffer area and so indicated on the plat. Buffer areas will be
contiguous with residential property lines and shall be of uniform
width. In no case should the width of the buffer exceed 50 feet. If
the buffer is less than 20 feet wide, the applicant may be required
to erect and landscape a six-foot-high stockade fence within the buffer
area parallel to the lot line of the abutting residential lot and
set back a distance appropriate for the landscaping treatment in the
buffer area. Buffer areas between parking and loading areas and streets
shall be at least 10 feet wide.
B.
Buffer areas shall be maintained and kept clean of
all debris, rubbish, weeds and tall grass. Any screen planting shall
be maintained permanently and any plant material which does not live
shall be replaced within one year or one growing season.
C.
No structure, activity, storage of materials or parking
of vehicles shall be permitted in the buffer area, except access drives
from public streets, one unlighted directional sign per each direction
of traffic per access drive and permitted signs as specified in the
district regulations.
A.
A solid and continuous landscaped screen shall be
planted and maintained to conceal parking and loading areas, eliminate
the glare of vehicle lights throughout the year and camouflage the
building from the abutting residential areas. The landscape screen
shall consist of evergreen trees, such as Hemlock, Douglas fir, Norway
spruce, and other types of appropriate evergreen trees. Trees shall
be planted in an area five feet to 20 feet from the residential line
in a zigzag pattern and not more than six feet apart, except where
otherwise authorized by the approving authority. Evergreen trees shall
not be less than six feet high when planted, and the lowest branches
shall be not more than one foot above the ground. In the event existing
evergreens do not provide an adequate buffer, supplemental plantings
may be required.
B.
In addition to the landscaped screen, shade trees,
such as Sugar maples, Scarlet oaks, Pin oaks, Willow oaks, Norway
maples, Sweet gum, Ash, etc., shall be planted by the applicant at
a distance of not more than 30 feet from each other.
C.
The height of the landscaped screen shall be measured
in relation to the elevation of the edge of the parking and loading
area. Where the landscaped screen is lower than the elevation of the
parking or loading area, either the required height of the screen
shall be increased equal to the difference in elevation or the parking
or loading area shall be moved to allow the plantings to be located
in an area with a similar elevation as the parking or loading area.
D.
If the buffer area includes existing growth of evergreen
and deciduous trees and shrubbery but not enough to provide a suitable
screen as required above, existing trees and shrubbery may remain
and shall be supplemented by additional evergreen plantings to provide
the required landscape screen. In the event the approving authority
finds that further planting of evergreens will not grow satisfactorily
in said buffer areas, stockade fence(s) six feet high shall be erected
in the buffer area. No applicant shall be required to erect more than
one six-foot-high stockade fence in any one buffer area.
E.
The approving authority shall have the power to waive
some of the buffer requirements if it determines an adequate buffer
can be provided in less than 10 feet while maintaining the purposes
of this section. The approving authority shall review the proposed
plat and the standards and purposes for buffers, considering the location
of buildings, parking areas, outdoor illumination and topographic
features of the area and existing features such as trees, streams,
the efficiency, adequacy and safety of the proposed layout of driveways,
streets, sidewalks and paths, the adequacy and location of existing
green areas and buffer areas, the adequacy and location of screening
and parking areas, structures and uses, and similar features.
F.
The area encompassed in the buffer zone may be utilized
for the purpose of computing lot coverage, improved lot coverage and
required yard setbacks.
A.
All fences erected in the Village must be erected so as to have the finished side facing the neighboring lot. No fence shall be erected higher than six feet in height when located behind the required front lot line of the principal structure. No fence shall be erected higher than four feet in height when located in the required front yard, as defined in § 96-2.2. Notwithstanding anything contained in this subsection, the fencing of private tennis courts shall comply with the provisions of § 96-7.6.
B.
Fencing on corner lots shall meet the requirements
set forth herein.
C.
No fence can be erected within the sight triangle
of an intersection as provided herein.
D.
Any enclosed use required by this chapter to be landscaped
shall be provided with a fence or a visual screen designed to produce
a dense cover consisting of evergreen or evergreen-type hedges or
shrubs, spaced at intervals of not more than six feet, located and
maintained in good condition within 10 feet of the property line or
as shall be determined by the Planning Board. The Planning Board,
in the alternative, may require a landscaped earthen berm not less
than five feet in height.
E.
Unenclosed uses. Any use which is not conducted within
a completely enclosed building, such as required off-street parking,
shall be entirely enclosed by a solid or closely woven fence or by
evergreen hedges or shrubs spaced at intervals of not more than six
feet, located and maintained in good condition, within 10 feet of
the property line or the zone district boundary line, or as shall
be determined by the Planning Board.
F.
Maintenance.
(1)
Any fence or landscaping installed in accordance with
this section shall be maintained in good order to achieve the objectives
of this chapter. Failure to maintain fencing or to replace dead or
diseased landscaping or any refuse which may collect therein shall
be considered a violation of this chapter.
(2)
Whenever a buffer or landscaping requirement is imposed,
and to the extent that same is in fulfillment of the requirements
of this chapter or any other Village ordinance, a guaranty in the
form of a surety bond, cash or security deposit shall be required.
(3)
Temporary fences (including but not limited to snow
fences, construction fences, safety fences and filter fences) are
not permitted in the Village of Ridgefield Park for periods in excess
of 30 days except when such fences are being actually used in connection
with immediate or current construction activity or safety protection
on the site.
