§ 150-8. Alternative compliance and landscape credit.

A. 

The Planning Commission may reduce or modify the location of the landscape requirements for development plan reviews under its jurisdiction based upon a determination that the landscaping required will not be necessary or effective in meeting the intent of this chapter. In making such a determination, the following shall be considered:

(1) 

Topographic features or other unique features of the site create conditions such that strict application of the landscape regulations would result in a less effective screen than an alternative landscape design.

(2) 

Parking, vehicular circulation, or existing or planned land use are such that required landscaping would not enhance the site or result in the desired screening effect.

(3) 

The public benefit intended by the landscape regulations could be better achieved with a plan that varies from the strict requirements of the chapter.

(4) 

The intent to comply with the standards has been demonstrated by the applicant with alternatives considered by the applicant prior to the Planning Commission consideration of modification to requirements.

B. 

The following regulations shall apply to existing plant material:

(1) 

Utilization of existing elements in the landscape design. In instances where healthy plant material exists on a site prior to its development, the Planning Commission may permit substitution of such plant material in place of the requirements set forth previously in this section, provided such substitution is in keeping with the spirit and intent of the chapter. Existing hedges, berms, walls, or other landscape elements may be used to satisfy the requirements set forth previously, provided that such existing elements are in conformance with the requirements of this section.

(2) 

Preservation of existing plant material. Site plans shall show all existing trees which are located in the portions of the site that will be built upon or otherwise altered, and are six inches or greater in diameter at breast height (dbh). Trees shall be labeled "To Be Removed" or "To Be Saved" on the site plan. Removal of trees shall be undertaken in compliance with Chapter 282, Woodland and Tree Preservation. If existing plant material is labeled "To Be Saved" on the site plan, the protective measures outlined in Chapter 282 shall be complied with.

C. 

In the event that healthy plant materials which are intended to meet the requirements of this chapter are cut down, damaged, or destroyed during construction or modification, said plant material shall be replaced in accordance with the requirements of Chapter 282. An occupancy permit shall not be issued until the applicant has documented compliance with this requirement.