Section 609.1  Commercial and Industrial Landscaping

A.                 A completely planted visual barrier or vegetative screen, designed to reach a density acceptable to the Board of Supervisors within five (5) years, shall be provided between any commercial or industrial use and any contiguous properties which are residentially zoned or which are used for residential purposes.

1.                  The width of the area containing the vegetative screen shall be a minimum of twenty (20) feet.

2.                  This vegetative screen shall be comprised of plants and trees arranged to form both a low level and a high level screen in accordance with the Landscaping Requirements of the Township Zoning Ordinance.

3.                  The Board may waive the screening requirements where, in the sole opinion of the Township, the applicant has demonstrated that an adequate natural or man-made physical barrier exists that would provide similar or better results.

B.                 Any portion of the commercial or industrial tract which is not used for buildings, structures, parking, etc. shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.

C.                 The perimeter of all commercial and industrial parking areas and all mechanical equipment that is not enclosed shall be screened.

Section 609.2  Residential Landscaping

A.                 A landscape barrier designed in accordance with the requirements of Section 609.1.A shall be provided between residential projects that propose a density that is different from existing adjoining residential uses.

B.                 Any portion of any residential tract which is not used for buildings, structures, parking, etc. shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.

Section 609.3  Fencing

A.                 The Township may permit the use of fencing, in lieu of screen plantings under the following conditions:

1.                  The fencing material shall be approved by the Township.

2.                  The fencing shall be installed along the tract boundary within a ten (10) foot easement located on the developed property and shall be permanently maintained by the property owner.

3.                  Notation indicating maintenance responsibilities shall be placed on the final plan and included in all deeds for lots that contain the easement.

Section 609.4  Existing Wooded Areas

A.                 Existing wooded areas shall be protected to prevent unnecessary destruction.

B.                 At least fifty (50) percent of the number of trees within any wooded area that exist at the time of plan submission shall be maintained or replaced immediately following construction.

C.                 Replacement trees shall be a minimum trunk caliper of two (2) inches at a height of six (6) inches above finished grade and located within unbuildable sections of the site (i.e. steeper-sloped and setback areas).

Section 609.5  Street Trees

A.                 Within an Urban Growth Boundary or a Village Growth Boundary, Street trees shall be required by the Township with the following standards:

1.                  The trees shall be nursery grown in a climate sim­ilar to that of the locality of the project.  Varieties of trees shall be subject to the approval of the Township.

2.                  All trees shall have a normal habit of growth and shall be sound, healthy and vigorous; they shall be free from disease, insects, insect eggs, and larvae.

3.                  The caliper of the trunk, measured at a height of six (6) inches above finished grade, shall be a minimum of two (2) inches.

4.                  Trees shall be planted between the street right-of-way line and the building setback line except where the Township has authorized placement of trees within the street right-of-way.  The tree growth shall not interfere with the street cartway, sidewalk or utility line.

5.                  All planting shall be performed in conformance with good nursery and landscape practice including proper guying and staking.

6.                  Requirements for the measurements, branching, grading, quality, balling, and burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ6O, 1-1973, as amended.

7.                  One (1) street tree shall be provided for each building containing two (2) or less dwelling units and two (2) trees for buildings containing three (3) of more dwelling units.

8.                  A minimum of one (1) street tree shall be provided for each residential lot, and spaced not less than forty (40) feet nor more than sixty (60) feet apart along the entire length of each existing or proposed street.  In commercial and industrial zoning districts, street trees shall be provided with each land development plan and spaced not less than forty (40) feet nor more than sixty (60) feet apart along each street frontage.

9.                  Street trees shall be selected from the following species:

Section 609.6  Refuse Collection Stations

A.                 Refuse collection stations shall be located and screened in accordance with the requirements of the Township Zoning Ordinance.

B.                 Outdoor refuse collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.

C.                 Refuse collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be screened and landscaped adequately.

D.                 Refuse collection stations shall be so constructed as to prevent the escape of refuse by wind, water or other natural elements and prevent animals, rodents, etc. from entering.