Borough of Buena, NJ Article X Buffer Screening; Shade Trees; Landscaping Standards

§ 150-85 Purpose.

Buffer strips, screening, shade trees and landscaping shall be used to achieve the following:

A. The maximum harmony possible between land uses and land users.

B. The reduction of glare, noise and pollution levels.

C. The reduction of the volume of stormwater runoff required to be carried away from the site.

D. A safer means of controlling access to and from public streets.

E. A safer functional pattern for on-site traffic circulation and circulation between connected but separate uses.

F. Improved protection of privacy and property rights.

G. Improved protection of the quality of the environment.

H. The provision of areas of shade which reduce temperature and energy costs during hot weather.

I. The provision for natural wind screens which protect from exposure and reduce energy costs during cold weather.

J. The creation of a more visually pleasing site which contributes to the maintenance of an attractive community in which to live and work.

K. The preservation of some land in a natural state to offset the monotony of continuous pavement and to improve the quality of the urban scene.

L. The protection of environmentally sensitive areas.

M. A means to conceal service and trash collection areas from public view.

N. A means to generally preserve the amenities within public areas which provide some relief from the adverse affects of stress engendered by ever-increasing urbanization.

§ 150-86 General provisions.

A. The dimension standards set forth in this section are part of the area, yard and bulk requirements of the zoning schedules, as set forth herein under Article XVI.[1] An exception or change may be permitted after public hearing, upon a clearly demonstrated need based on the specific conditions or constraints of the particular site.

[1] Editor's Note: See the Schedule of Area, Yard, Height and Parking Requirements at the end of this chapter.

B. These standards shall not be applied to an existing site development approved prior to the adoption of this chapter unless such site development is enlarged or expanded, in which case the standards of this chapter shall apply to the areas of enlargement or expansion. However, these standards shall apply in all cases where the existing conditions are found to be hazardous to pedestrian or vehicular traffic or where a specific parking or drainage problem can be relieved by their application. In such case, the Board shall require that revisions be made, but only to the extent necessary to alleviate the problem, as a condition for approval of the enlargement or expansion of the use.

C. A buffer strip area shall be an integral part of a development plan or an expansion, shall be permanently maintained and shall not be encroached upon or reduced in any way.

D. Natural features, such as drainage swales, scenic views, trees and such indigenous vegetation, shall be made part of the development to the fullest possible extent. Such features shall be properly maintained, as well as such newly planted vegetation as may be required for screening purposes.

E. The cost of providing, planting and maintaining the required shade trees and screening materials shall be placed under surety, including any fences, walls or berms which may be part of the screening requirement.

F. It shall be the responsibility of the owner and/or lessee to carry out a care and maintenance program which assures that the required shade trees and screening materials are kept in good condition and that such plantings as do not survive are replaced as soon as possible.

G. In the Pinelands Area of the borough, the landscaping and vegetation standards set forth in Article XVIII, § 150-172, shall apply.

[Added 9-8-1992 by Ord. No. 404]

§ 150-87 Buffer areas.

A. Side and rear buffer strips required in commercial and industrial zones shall be a minimum of five feet in width, except as modified below, and shall be provided for all developments which require site plan approval. No parking shall be permitted therein, nor shall such buffers be paved except at locations which provide for access across.

B. Side and rear line buffer strips which abut a residential use or residential zone shall be a minimum of 15 feet in width for all developments which require a site plan approval, except as modified below in the R-1 and B-1 Zones, and shall be provided with screening to create a visual barrier.

C. In lieu of side and rear line buffer strips, solid fences or walls at least six feet high may be erected behind the minimum front yard building line in the R-1 and B-1 Zones to screen commercial or industrial activities which abut a residential use or residential zone.

D. Front buffer strips, at least 10 feet wide, shall be provided along street frontages for all developments which require site plan approval. No parking or paving shall be permitted within the front buffer strip.

E. Ground cover such as grass, ivy or decorative stone landscaping, shall be provided on all the areas of a site which are not used for buildings, walkways, service areas, access drives and parking; and such ground cover shall be maintained continuously.

F. Parking areas which provide 200 or more parking spaces shall use at least 5% of the land within said areas for divider strips or islands in order to alleviate an otherwise barren expanse of paved, open space and to provide locations for the required on-site shade trees.

G. Divider strips located between rows of parking spaces shall be at least 7 1/2 feet wide in order to accommodate car overhang and to allow passage between bumpers.

H. Island spaces placed at the end of parking rows shall be a minimum of 10 feet wide. The height of landscaping materials placed within such islands shall not interfere with visibility necessary for safe traffic circulation.

§ 150-88 Screening.

A. Screening shall be required on all on-site developments which abut residential uses or residential zones. In cases where development is limited to a portion of a lot, the Board may limit screening to that portion plus such reasonable extension as will protect the adjacent residents from lights, noise, nuisance or other intrusions of privacy.

B. Screening may consist of evergreen trees planted in two staggered rows, massed evergreens or a wall or solid fence with some shrubbery to break up the monotony of the wall or fence. The method, materials and arrangements shall create an effective visual barrier at least six feet high within two years of planting.

C. The height of screening located within a front buffer strip, if screening is required therein, or any front landscaping shall not rise above four feet nor obstruct visibility at points of access. If a wall or fence is used, it may be solid only up to 30 inches above grade, shall be at least 70% open in the remaining 18 inches and shall be placed 10 feet back from the front property line.

D. Service areas and refuse stations shall be completely screened from streets and adjacent properties by means of a wood fence or a wall enclosure or by evergreen plantings.

§ 150-89 Shade trees.

A. All development which requires site plan approval shall provide one shade tree for each 50 feet of street frontage, planted within the front buffer zone. Trees shall not be planted where roots or branches can interfere with drainage facilities or utility lines.

B. Within the parking area of a commercial or industrial site, one shade tree for each 25 parking spaces shall be provided.

C. Existing shade trees may be counted to meet the above if their location, size and condition substantially comply.

D. Trees having widespreading roots, such as sycamores or willows, shall not be planted where they can disrupt paving or underground facilities.

E. Trees which are resistant to motor exhausts, such as the London plane, are recommended.

F. Trees which resist salt and de-icing compounds, such as locusts and oaks are recommended, particularly along public thoroughfares.

G. Trees which are particularly susceptible to insects and disease, such as the American elm, shall be avoided.

H. Trees shall be of such type, selection and size as will have the best chance to survive. Those indigenous to the southern New Jersey area, such as maples and oaks, are recommended.

I. Tree planting specifications are fairly standard, being balled, burlapped and properly staked. To assure survival, new trees should be thoroughly watered biweekly for at least two years during spring, summer and fall months.

J. Though forest or wild trees do not do well when their habitat is drastically altered, as many existing trees as possible should be retained. Survival depends on finished grade variations which do not vary more than six to 12 inches (unless wells are used); on careful pruning of roots and limbs (over a two- to three-year period); and on the erection of protective fences, particularly during site construction. Such trees survive better in groupings. Very old or disease-prone trees should not be retained. Under most circumstances, nursery grown stock has the best chance for survival and growth.

K. Deciduous trees shall have at least 1 3/4 inches caliper at the time of planting.

§ 150-90 Landscaping.

A. Places appropriate for landscaping may include raised walkways, sidewalks and building walls, the ends of parking bays or in islands created within a parking area, as well as around sign pylons, sign walls and entranceways and along fences.

B. Landscaping in narrow places shall utilize low-lying shrubs.

C. Where landscaping materials are used to screen, hemlocks, white pines, cedars and yews are recommended.

D. Shrubs shall have a minimum height of two feet and a minimum width of 18 inches at the time of planting.

E. Decorative natural materials such as woodchips or stones shall not be used between curbs and sidewalks.

§ 150-91 Enforcement.

The continued maintenance of all site improvements shall be enforced by the Zoning Officer, who shall notify the property owner that a violation exists and that 60 days is given to correct the violation.