(A) Buffer design standards.
(1) Where the area and bulk standards for the applicable zoning district require buffers, such buffers shall be shown on all site plans and subdivision plans for development in such zoning districts.
(2) The composition of buffers, including, but not limited to, landscaping and fencing, shall be applied as design standards, not zoning criteria, and are for the primary purposes of eliminating views, and reducing noise perception beyond the lot.
(3) No buildings, structures other than fences, storage of materials, parking areas, roads or drive aisles or any other improvements shall be permitted within the buffer areas; buffer areas shall be maintained and kept free of all debris, rubbish, weeds, and tall grass.
(4) Buffer widths shall be measured horizontally. The design of buffers shall consider the use being buffered, the distance between the use and the property line, differences in elevation, the types of buffers and screens such as dense planting, existing woods, buffer height and width and other combinations of man-made and natural features. The buffer shall be designed, planted, graded, landscaped and developed with the general guideline that the closer a use or activity is to the property line or the more intense the use, the more effective the buffer area must be in obscuring light and vision and reducing noise beyond the lot. The typical 25-foot wide buffer shall be comprised of three rows of trees and/or shrubs as specified planted five feet on center. The typical 50-foot wide buffer shall be a doubling of the 25-foot wide buffer. The use of berms are encouraged as appropriate, and may be required.
(5) All buffer and other landscaping areas shall be planted and maintained with either grass or ground cover, together with trees and shrubs, and the following criteria shall be used as a guideline:
(a) Shrubs shall be at least three feet in height when planted and be of such density as will obscure, throughout the course of the year, the glare of headlights. Deciduous trees shall have a minimum caliper of two and one half to three inches. Evergreen trees shall be at least five feet in height when planted.
(b) Any plant material which does not live shall be replaced within 1 growing season.
(c) Buffer plantings and landscaping shall open at points of vehicular and pedestrian access to assure a clear sight triangle.
(6) Notwithstanding anything else contained in Title 15, if the area required for any setback, including all buffer areas, adjacent to a residentially zoned property contains pre- existing natural vegetation, trees, shrubs or other buffer-type materials, the entire required setback area adjacent to the residentially zoned property shall be maintained, as much as possible, in its natural, pre- existing state with the allowance of a fence to be installed on a residentially zoned property within the buffer contained on that lot. Any disturbance of such area required during construction must be restored with the planting of additional, similar trees and shrubs in accordance with this § 154.006(A).
(7) The reviewing board may grant a variance from the required minimum buffer width set forth in Chapter 152 if, based upon the exceptional narrowness, topography or other natural features of the land or conditions and circumstances beyond the reasonable control of the applicant or the property owner, strict conformance with such requirement would severely limit the reasonable use and development of such property. Such variance may be granted only if other improvements (such as fencing or berms) or additional landscaping is provided in the finally approved buffer area so as to satisfy the purpose and intent of the buffer requirement.
(8) Where large-scale non-residential development is proposed adjacent to existing residential development (or residentially zoned development), and where at least a minimum 50 foot wide buffer is required, the following buffer design standards shall apply. For purposes of this section, large-scale, non-residential development shall be considered any project with a proposed aggregate gross floor area of 50,000 square feet or more.
(a) Every 100 linear feet or buffer (or prorated portion thereof) shall contain each of the following elements:
1. A minimum of 18 evergreen trees to be planted as follows:
a. Minimum planting height of seven feet.
b. Planted in clustered groups with a maximum plant spacing of ten feet (on center).
c. Planted in a configuration that provides a continuous screen along the length of the buffer.
2. A minimum of 40 shrubs to be planted as follows:
a. Planted in several masses with individual groupings containing eight or more shrubs per mass.
b. The layout of the shrubs is to be utilized for both visual interest and screening, and shall have a minimum planting height of 30 inches.
c. A minimum of 50% of shrub plantings shall be evergreen species.
3. A minimum of three ornamental trees to be planted as follows:
a. Minimum planting height of eight feet.
4. A minimum of two shade trees to be planted as follows:
a. Minimum caliper of 2½ to 3 inches at time of planting.
5. A continuous earthen berm constructed to a minimum height of six feet above the final design elevation of the adjoining proposed non-residential or the adjoining residential property, whichever is higher in elevation. The minimum berm height of six feet shall be maintained along the entire length of the buffer area unless it is determined by the Board that a discontinuation or break in the berm design can be accommodated without impacting the effectiveness of the intended screen to the adjacent residential use.
6. A continuous six feet high decorative solid wood or vinyl fence shall be provided along the top of the berm. Proposed plantings shall be located on the residential side of the fence. The fencing shall also be constructed such that the decorative side of the fence faces the residential properties.
(b) The above noted plantings shall generally be located on the upper elevations of the berm and planted on a continuous four inch deep shredded hardwood mulch bed. Refer to detail for visual reference.
(c) In situations where existing vegetation can be preserved within the 50 foot buffer,the screening quality of the vegetation and its ability to provide an effective year-round buffer shall be evaluated by the Board prior to recommending a reduction in the required buffer design standard. As a minimum, existing vegetation shall be supplemented with evergreen trees at a rate of 10 trees per 100 feet or buffer and a continuous six foot high decorative solid wood or vinyl fence. The Board may require that supplemental screening for existing vegetative buffers be provided outside of the 50 foot buffer area to avoid disturbance to established trees.
(d) All required buffer plantings shall be irrigated. The plans shall indicate what means will be used to provide irrigation to the buffer plantings.
(B) Landscaping.
(1) Landscaping shall be provided as approved by the reviewing board to provide shade, designate entrances, screen parking from roads, buffer utility areas and provide aesthetic interest throughout the year. Along Route 73, a berm and plantings are required to screen parking from the road. The minimum tree size along Route 73 shall be three and one half to 4 inches in caliper, either 50 feet on center or equivalent.
(2) Protection of existing plantings. Maximum effort shall be made to save existing plantings (because of size or relative rarity). No material or temporary soil deposits shall be placed within four feet of shrubs or 10 feet of tree designated to be retained. Protective barriers or tree wells shall be installed around each plant and/or group of plants that are to remain on the site. Snow fences and silt fences are examples of acceptable barriers.
(3) Slope plantings. Landscaping in the area of all cuts and fills and/or terraces shall be sufficient to prevent erosion, and all roadway slopes steeper than one foot vertically to three feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability, and environment.
(4) Additional landscaping. In nonresidential developments, all areas of the site not occupied by buildings and improvements shall be landscaped by the planting of grass or other ground cover, shrubs, and trees as part of a site plan approved.
(5) Only nursery-grown plant materials shall be acceptable; and all trees, shrubs, and ground covers shall be planted according to accepted horticultural standards.
(6) Plant species. The plant species selected should be hardy for the climatic zone and appropriate in terms of function and size.
(7) Maintenance. Plantings shall be watered regularly and in a manner appropriate for the specific plant species through the first growing season, and dead or dying plants shall be replaced by the applicant during the next planting season.
(8) Parking lot landscaping. In parking lots, at least 5% of the interior parking area shall be landscaped with plantings, and one tree for each 10 spaces shall be installed. Parking lot street frontage screening and perimeter screening shall be a minimum of five feet wide. Planting required within the parking lot is exclusive of other planting requirements.
(C) Topsoil protection. No topsoil shall be removed from any site or used as subsoil. Topsoil removed during the course of construction shall be redistributed so as to provide at least six inches of cover to all areas and shall be stabilized by seeding or planting. Under no circumstances shall any soil or earth be sold or otherwise removed, unless pursuant to the approval by the reviewing.
(D) Refuse and recycling area screening.
(1) Trash and recycling areas shall be enclosed on three sides by masonry walls not less than six feet nor more than eight feet in height and must be compatible with the architectural scheme of the development.
(2) The enclosure gates shall be constructed of solid welded steel panels.
(3) Landscaping consisting of six foot high evergreen trees shall be installed to screen the perimeter of the masonry walls.
(4) Trash and recycling pickup shall only be permitted between the hours of 7:00 a.m. and 10:00 p.m.
(E) Compensatory planting.
(1) Removal of trees having a caliper of five inches or greater as measured 36 inches above ground from any lot is prohibited in the process of grading or installing improvements. Where, in the judgment of the reviewing board, such removal is unavoidable and constraints incident to the land itself (including, without limitation, extreme topography, unsuitable soils, rock outcrops and existing uninterrupted dense canopy) render it impractical to locate on the lot the required number of compensatory trees, then, at the election of the reviewing board, the applicant shall either install a portion of the required compensatory trees on other public lands within the Township or make a contribution in lieu thereof in accordance with division (E)(4) of this section, said contribution to be based upon the estimated cost of those trees which cannot practically be installed on the property as determined by the reviewing engineer.
(2) Notwithstanding the five inch caliper limitation set forth above, no substantial area of smaller trees or shrub cover shall be removed without the provision of comparable replacement as approved by the reviewing board. The site plan or subdivision plan approval applications shall include a tree removal and replacement plan and statement indicating the trees and/or material to be removed and the plan for compensatory replacement pursuant to this § 154.006(E).
(3) The following shall be exempt from the requirements of this § 154.006(E):
(a) Managed woodlands and agricultural uses.
(b) Trees removed during normal homeowner maintenance and not exceeding an area of disturbance of more than 500 square feet. Examples of normal homeowner maintenance would include trees removed due to storm damage or disease and those removed to prevent damage to roofs, swimming pools, utilities, driveways and landscaping.
(c) Trees removed due to clearing for the following:
1. Road, utility and pedestrian right-of-ways;
2. Areas within the foundation lines of a proposed building; or
3. Areas within front yard areas required for the installation of utility service lines, entry walks and driveways.
(4) Any money deposited or paid to the Township pursuant to division (E)(1) above, or previously paid to the Township for compensatory plantings consistent with the Voorhees Township Code, shall be paid into the Township Open Space Fund.
(F) Route 73 landscape design standards. These standards apply to all properties fronting on New Jersey Route 73 regardless of the zone district. They shall apply specifically to the area within 50 feet of the Route 73 right-of-way line. All subdivision and site plan applications involving such properties shall provide a landscaping plan that demonstrates compliance with these standards. If unique site-specific circumstances, such as wetlands or existing vegetation, preclude the installation of any of the prescribed landscaping elements, the applicant shall provide an alternative plan that incorporates as many elements as is feasible. In all cases, however, provisions must be made for continuing the sidewalk and multi-purpose path elements. No drainage basins or facilities shall be located in the 50-foot landscaping area covered by these standards.
(1) General corridor plan. The following diagrams depict the overall design concept to be achieved along the Route 73 corridor. Diagram 1 includes a multi-purpose path, which shall be applied to properties on both sides of Route 73.
(2) Planting details (general). Plant selection should conform to the following general design principles:
(a) All landscape plants shall be typical full specimens conforming to the American Association of Nurserymen Standards (ANA) for quality and installation.
(b) Local soil conditions and water availability shall be considered in the plant selection. All plants shall be tolerant of specific site conditions. The use of indigenous species may be appropriate.
(c) Landscaping shall not inhibit access by emergency vehicles or inhibit visibility within required vehicular sight triangles.
(d) Irrigation systems are to be provided for all new plantings.
(e) An appropriate variety of tree species shall be provided to avoid die-out due to species-specific diseases.
(3) Street tree details. Street trees shall be provided in accordance with the following:
(a) The placement of street trees shall conform to diagrams 1 and 2.
(b) The number of street trees shall average one for every 35 linear feet of property frontage.
(c) Spacing between trees shall be determined based upon species selection. In general, trees should be between 30 and 50 feet on center.
(d) Trees should be a minimum of three and one-half to four inches caliper, based on ANA standards.
(e) Trees are to be disease resistant and tolerant of road salts and air pollution.
(f) On properties with more than one tree species, species shall not be alternated one-by-one; instead a single species shall be grouped together to create a canopy effect.
(g) Branching height shall bear a relationship to the size and species of tree but shall have a minimum clearance height of seven feet above grade before branching begins.
(h) All trees to be installed shall be balled and burlapped in accordance with ANA standards.
(i) All trees shall be mulched to a depth of three inches in a minimum six-foot diameter ring around the base of each tree.
(j) Acceptable street tree species shall be chosen from the following list of street trees, unless the applicant proves to the Township Engineer or Landscape Architect that another species will meet the above criteria:
* Acer campestre - Hedge campestre
* Acer rubrum - Red Maple
* Fraxinus pennsylvanica - Green Ash
* Pyrus calleryana - Callery Pear
* Quercus acutissima - Sawtooth Oak
* Quercus coccinea - Scarlet Oak
* Quercus phellos - Willow Oak
* Tilia cordata - Littleleaf Linden
* Tilia tomentosa - Silver Linden
* Zelkova serrata - Japanese Zelkova
-Unacceptable trees include:
* Gleditsia triacanthos - Honeylocust: provides too little shade.
* Acer platanoides - Norway Maple: roots grow near surface and can uproot sidewalks.
* Acer saccharinum - Silver Maple: tree has weak branches and is susceptible to various insects and diseases.
* Platanus occidentalis - American Sycamore
* Liquidambar - Sweetgum
(4) Buffer details. A landscaped buffer shall be provided in the last ten feet of the setback area in accordance with the following:
(a) A shrub mass of deciduous and/or evergreen species shall be planted within the required buffer area to provide for a visual and physical screen along the entire frontage. Shrubs within the buffer shall primarily include evergreen species, although deciduous plants may be used provided that their use does not result in significant visual openings during the winter season. This landscape mass shall be interspersed with the required ornamental and evergreen trees to provide for a natural, random and visually interesting plant scheme. The purpose of the buffer plantings is to define the corridor visually as a pedestrian way by providing scale and to lessen the impact of a harsh edge due to development.
(b) The location, placement and spacing of plant material shall conform to diagrams 1, 1a and 2.
(c) The selection of plants species shall provide for a variety and mixture of landscaping. Varieties shall consider susceptibility to disease, shapes, seasonal display, textures, flowers, and foliage.
(d) The plant quantities constituting the buffer shall include:
*Shrubs averaging 25 per 100 linear feet of frontage.
*Ornamental trees averaging two per 100 linear feet of frontage.
*Evergreen trees averaging two per 100 linear feet of frontage.
*Lawn or groundcover to complete the required 10-foot wide landscape buffer outside of the required shrub/tree planted area.
(e) The planting mass of the mix of shrubs/trees shall be mulched to a depth of three inches in a continuous bed.
(f) Required plantings in the buffer area shall meet the minimum size requirements as follows:
*Shrubs: planted size is to be a minimum of 24 inches to 36 inches in height.
*Ornamental trees: planted size is to be a minimum of five feet to six feet in height.
*Evergreen trees: planted size is to be a minimum of five feet to six feet in height.
(5) Flower pocket details. Flower pockets shall be provided in accordance with the following:
(a) The location and placement of flower pockets shall conform to diagrams 1, 2 and 3.
(b) A minimum of 200 square feet of wildflowers and/or perennials constitutes one pocket. One pocket shall be provided per 100 linear feet of frontage with additional pockets provided at driveway crossings.
(c) Wildflowers, if used, are to be hardy and native regional mixtures. Mixture selection shall provide for a blend of species in approximate equal amounts. Mixtures shall include a variety of colors. The selection of mixtures should consider the existing soil conditions. The specific blend is subject to the approval of the Township Engineer or Landscape Architect. Wildflower pockets shall be mowed once a year. Mowing shall occur in the late fall while the wildflowers are dormant.
(d) Perennials shall be hardy and include either a mix of colors or single stands of one color. Perennials shall be approved by the Township Engineer or Landscape Architect.
(6) Grass berm details. Grass berms shall be provided in accordance with the following:
(a) Berms shall be limited to the areas indicated in diagrams 1, 1a and 2.
(b) Berms are to be both vertically and horizontally meandering to achieve a naturalistic landscape by de-emphasizing the linearity of the Route 73 corridor. Requirements for berm design are noted in diagrams 1 and 2. Berms are not to be continuous for the entire length of the frontage but shall allow for breaks as indicated in diagrams 1 and 2. Berms are not to be terminated abruptly at the ends of the lot lines but are to transition to existing grade in a naturalistic fashion.
(c) Berm design shall not adversely affect natural drainage.
(d) Berms at driveway openings should conform to diagram 2.
(7) Multi-purpose path details. A continuous sidewalk or multi-purpose path shall be provided in accordance with the following:
(a) A bituminous multi-purpose path shall be provided along both sides of Route 73.
(b) The location and placement of a multi-purpose path shall conform to diagrams 1,1a and 2.
(c) Standard Township construction details for the multi-purpose path shall be utilized and shall be approved by the Township Engineer.
(8) Driveway crossing details. The following elements and standards apply to all driveway crossings. Driveway crossing treatment is necessary to warn both pedestrians and motorists of each other's presence. Certain elements contained herein will provide visual cues to motorists that pedestrian crossing zones are nearby. The arrangement of the design elements is depicted in diagram 2. Additional elements and standards specific to the driveway crossings are set forth below:
(a) Painted crosswalks shall be in provided in accordance with the following:
1. The location and placement of painted crosswalks shall conform to diagram 2.
2. Standard Township construction details for such striping shall be utilized and shall be approved by the Township Engineer. In the event that the Township has not adopted such standards, then generally accepted engineering standards, as set forth in engineering and construction manuals shall be used as approved by the Township Engineer.
3. Painted crosswalks shall be skid-resistant.
(b) Handicapped ramps shall be provided in accordance with the following:
1. The location and placement of handicapped ramps shall conform to diagram 2.
2. All multi-purpose paths shall taper down to meet grade at the intersection with a driveway. Ramps shall be provided in these areas to allow for full accessibility as per Americans with Disabilities Act (ADA) guidelines. Standard Township construction details for such ramps shall be utilized and approved by the Township Engineer. In the event that the Township has not adopted such standards, then generally accepted engineering standards, as set forth in engineering and construction manuals shall be used as approved by the Township Engineer.
(c) A raised median shall be provided if the driveway opening into the developed property exceeds two lanes and shall conform to the following:
1. A median shall be placed at the centerline of all new driveways and extend from the intersection with the Route 73 right-of-way to the 50 foot minimum setback line required for parking and/or interior drives into new developments.
2. The median shall be a four-foot wide brick paver island edged by a six-inch vertical granite block curb.
3. Brick shall be a four-inch by eight-inch rectangular shape and placed in a herringbone pattern. Brick color shall be a red/charcoal blend.
4. The median shall allow for an opening at the crosswalk locations. Location and placement of crosswalks shall conform to diagram 2.
(d) Bollards shall be provided wherever a multi-purpose path engages a driveway in accordance with diagram 2 and the following:
1. An eight-inch square wood timber bollard with chamfered top and an approximate height of 36 inches, shall be located and placed in accordance with diagram 2. The bollards shall be placed at the centerline of the multi-purpose path to preclude entry of vehicles for the purposes of pedestrian safety.
2. A bollard shall be a treated wood bollard of a type that visually is consistent with the overall corridor aesthetic and image.
3. Lighted bollards shall be located and placed in accordance with diagram 2. The purpose of the bollards is to warn both pedestrians and motorists of each other's presence at the crosswalks. Lighted bollards will provide visual cues to motorists.
4. Lighted bollards shall be a minimum 36 inches in height with a 100-watt metal halide or high-pressure sodium lamp. Bollards should provide a minimum maintained level of 0.5 footcandles in the crosswalk area.
(9) Corner treatment details. The following elements are required to be implemented at intersecting roadways. The purpose of the corner treatment is to create visually pleasing focal points and to provide uninterrupted transitions from the sidewalks and multi-purpose paths to the intersection crossings. The arrangement of the design elements is depicted in diagram 3.
(a) Decorative paving shall be in accordance with the following:
1. The location and placement of decorative paving shall conform to diagram 3.
2. Decorative paving shall be colored stamped concrete. Color of concrete is to be a tan/beige blend. Pattern is to be as noted in the body of diagram 3.
3. An eight-inch wide brick paver band shall delineate the changes in paving pattern. Brick pavers shall be a four-inch by eight-inch rectangular shape and placed in a soldier course pattern. Brick color shall be a red/charcoal blend.
(b) An ornamental banner pole and banner shall conform to the following:
1. The location and placement of banner pole shall conform to diagram 3.
2. The banner pole shall be 15 feet high. Banner pole and banner type is to be selected by the Township.
(c) Placement of shrubs shall be in accordance with the following:
1. The location and placement of shrubs shall conform to diagram 3. Shrubs are to help define the shape of the pedestrian space and to add interest.
2. Shrubs are to be selected for their ornamental characteristics such as flowers, bark and fall color to hi-light and provide a backdrop for the paved pedestrian space.
3. Selection of shrubs should take into consideration tolerance to pollution, and dry, sunny conditions at the intersections. Shrub selection is to be approved by the Township Engineer or Landscape Architect.
4. The planting mass of the shrubs shall be mulched to a depth of three inches in a continuous bed.
5. Shrubs are to be planted at a minimum 24 inches to 36 inches in height.
(d) Placement of groundcover/ perennial plantings shall be in accordance with the following:
1. The location and placement of groundcover/perennials shall conform to diagram 3.
2. Either groundcover or perennials, or a combination of both, may be used on the ground plane in the defined area.
3. Groundcover/ perennials shall be hardy. Perennials may include a mix of colors or single stands of one color. Groundcover/perennials shall be approved by the Township Engineer or Landscape Architect.
(e) Handicapped ramps shall be in accordance with the following:
1. The location and placement of ramps shall conform to diagram 3.
2. Ramps shall be provided in the crosswalk areas to allow for full accessibility per Americans with Disabilities Act (ADA) guidelines. Standard Township construction details for such ramps shall be utilized and shall be approved by the Township Engineer. In the event that the Township has not adopted such standards, then generally accepted engineering standards, as set forth in engineering and construction manuals shall be used as approved by the Township Engineer.
(10) The terms and provisions of this subsection shall apply to all subdivision and site plan applications filed after October 22, 2001.
(G) Parking reduction option.
(1) Where large scale retail development is proposed adjacent to existing residential development or properties zoned for residential use and where at least a minimum 100-foot rear yard setback is required, strict compliance with the parking regulations set forth in § 152.187(A) may be waived by the reviewing Board as set forth below. For purposes of this section, large scale retail development shall be considered any development with a proposed aggregate gross floor area of 50,000 square feet or more. It being the purpose of this section to provide an incentive to increase the rear yard setback from adjoining residential properties by providing for a waiver of strict compliance with the number of parking spaces as would otherwise be required.
(a) For the first additional 50 feet of rear yard setback, the number of parking spaces may be reduced by five percent of what is otherwise required in the parking regulations set forth in § 152.187(A).
(b) For the next additional 25 feet of rear yard setback, the number of parking spaces may be reduced an additional five percent of what is required in the parking regulations set forth in § 152.187(A) .
(c) For the next additional 25 feet of rear yard setback, the required number of parking spaces may be reduced an additional five percent of what is required in the parking regulations set forth in § 152.187(A) .
(2) In no event shall the number of parking spaces be reduced more than 15% from what is required under the parking regulations set forth in § 152.187(A) .
(3) The applicant shall submit a parking analysis and a comparison of parking counts from other similar uses which demonstrate that any parking space reduction as provided for in this subsection is adequate to support the proposed retail use.
(4) Nothing contained herein shall alter or alleviate the obligation of the applicant to comply with any other zoning, setback or buffer requirements in the ULDO.
(Ord. 945-99, passed 9-13-99; Am. Ord. 19-01, passed 10-9-01; Am. Ord. 20-01, passed 10-9-01; Am. Ord. 22-01, passed 10-22-01; Am. Ord. 85-06, passed 4-24-06; Am. Ord. 266-15, passed 5-11-15; Am. Ord. 391-21, passed 10-12-21)