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10 <br /> the type of buffer required between a proposed development and <br /> adjacent streets, land uses or zoning designations shell be as <br /> specified in Subsection 6.12.6, Schedule of Required Buffers. Where <br /> the proposed development site and the adjacent land are both located <br /> within either Town Center District, no buffer shall be required. <br /> Width and screening specifications for each buffer type shall be <br /> detailed and illustrated in the Design Manual. Screening required <br /> within buffers is intended to provide separation of spaces without <br /> necessarily eliminating visual contact between the spaces, and may <br /> consist of existing vegetation, planted vegetation, a landscaped earth <br /> berm, a decorative wall, a wood fence, or a combination of the above. <br /> Any of the options specified in the Design Manual for the required <br /> buffer type shall satisfy the buffer requirements of this section. <br /> 6.12.3 Location of Buffers <br /> Required buffers shall be located along the interior or street lot <br /> lines nearest the adjacent streets, land uses, or zoning designations <br /> except where such lot lines are intersected by crossing accessways or <br /> utility easements, or by a joint parking area. Buffers shall not be <br /> located on any portion of an existing or proposed street right-of-way <br /> or easement. <br /> 6.12.4 Use of Buffer <br /> Provided the required buffer width and screening is maintained, a <br /> buffer may contain utilities, pedestrian and bicycle paths, and other <br /> minor or passive uses compatible with the general separation of land <br /> uses. <br /> 6.12.5 Responsibility for Buffer <br /> Where vacant zoning lots are adjacent, the first zoning lot to be <br /> developed shall provide the buffer required next to vacant land. At <br /> the time it is developed, the second zoning lot shall provide all <br /> additional screening and/or land necessary to provide the total buffer <br /> required between the developed land uses. <br /> Where a buffer meeting the requirements of this section is provided on <br /> an adjacent zoning lot, the screening and/or land within that buffer <br /> may be counted as contributing to the total buffer required between <br /> the adjacent existing land use and the proposed land use. <br /> 6-12 DOTA 85-10 ADOPTED APRIL 1, 1985 <br /> I ' <br />