§ 10.3 BUFFER STRIP LOCATION AND DESIGN REQUIREMENTS.

   10.3.1   Location of buffer strips.

   (A)   Buffer strips shall be located on the outer perimeter of a lot or parcel, extending to the lot or parcel boundary line, with the following exceptions.

      (1)   On adjacent property. All or part of the buffer strip may be located on adjacent property within a permanent easement dedicated for such purpose.

      (2)   Portion of parcel proposed for development. If only a portion of a parcel is proposed for development, the required buffer strip may be located at the limit of construction perimeter.

      (3)   Topographic irregularities. Where topographic irregularities require a different location to meet the intent of this article, the location of the buffer strip may be varied with approval of the Ordinance Administrator.

      (4)   Slope ratios. Required buffer strip plantings shall not be installed on cut or fill slopes with slope ratios greater than two to one (2:1).

   (B)   Cut slope. Where buffer strips include any part of a cut slope greater than ten feet in height, grading for such cut slope shall not encroach closer than ten feet to the property line.

   (C)   Streets and rights-of-way. Buffer strips shall not be located on any portion of an existing, dedicated, or proposed right-of-way, or a private street.

   (D)   Buffer strip plantings within easements. The following regulations shall apply where utility, access, or other easements that may affect required plantings are located within buffer strips:

      (1)   Where required plantings are located in easements, the property owner shall be responsible for replacement of such required vegetation if maintenance activities or other utility requirements cause their removal.

      (2)   No required tree or primary evergreen plant shall be planted in a wet retention pond, drainage maintenance easement, or any utility easement.

      (3)   Required shrubs may be planted within easements provided that they are limited to the outer three feet of the easement.

   10.3.2   Design requirements.

   (A)   Size of plant material.

      (1)   Only trees which have mature heights exceeding 25 feet may be used for required buffer strip plantings.

      (2)   All trees must be a minimum of eight feet in height at installation and shall be at least two inches in diameter, as measured six inches above ground level.

      (3)   All primary evergreen plants shall be a minimum of six feet in height at time of installation unless combined with an approved earthen berm, and shall be not less than ten feet in height at maturity.

      (4)   All supplemental evergreen shrubs shall be a minimum of 18 inches in height at installation, and shall attain a minimum height of 36 inches three years after installation.

   (B)   Spacing of plant material. All plant material required by this article shall be installed in such a manner that the spacing between plantings achieves the intent of the required buffer type. While a design that appears to be the most natural is desired, the spacing of plant material must be sufficiently distributed throughout the buffer strip to achieve the intent of this article and provide both visual and physical separation between uses.

   (C)   Maintenance. Any fence, earthen berm, or plant material used for buffer strip screening shall be maintained in sound condition by the buffer strip provider. Proper maintenance of plant material includes regular mulching, watering, and pruning as well as the replacement of any required plantings which are damaged and/or dying.