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Article 6: Development Standards 277 Section 6.8: Landscaping, Buffers&Tree Protection (G) The plan has changed substantially On its impacts, or (d) A basis fordenial for reasons set forth_n Section 2.5 or Article 5 demonstrated by clear and convincing evidence 135 (4)(3) A site plan shall not be accepted by staff for review until the MPD-SZ-CD Master Plan has been approved. ��l ) Th� �(5eEtDFsholl have the diSGFet require o m.,rlifiGa+i. R to the nn�v--Master O�rl'aR should the submittedsite nlon . „Io+o n +ho Dlanning Qiror•tor'o GPOROOR, the provisions set forth in Coo+ion F 7 5(D)(3) above SECTION 6.8: LANDSCAPING, BUFFERS & TREE PROTECTION 6.8.1 Purpose and Intent The standards of this section provide for the preservation of existing vegetation and for the installation and maintenance of new vegetation and other landscape architectural features. The purpose of these standards is to: (A) Protect, preserve, and enhance the visual appeal, character, and value of Orange County; (B) Enhance the beauty of the built environment; (C) Enhance the privacy and welfare of citizens by separating incompatible land uses; (D) Allow for the ecological benefits provided by plant materials including: protection of land from erosion and storm water runoff; minimize noise, water, light and air pollution; mitigation of the heat island effect; recharging of aquifers; and protection and enhancement of wildlife habitats; and (E) Preservation of natural forested tree areas. 6.8.2 Applicability The landscaping and buffering standards of this section shall apply to all proposed land development for which a site plan, special use permit, MPD-GZ-CD Master Plan, preliminary plat in the case of major subdivisions or a final plat in the case of minor subdivisions, is required. 6.8.3 Variations (A) In some cases the strict adherence to this section of the Ordinance would serve no useful purpose, in which case the Planning Director, may modify the buffer and landscape standards of this Section where: (1) The topography of a site and/or the size of a proposed lot are sufficient to serve the purpose of a buffer; (2) Existing structures, utilities, gardens or active farmland are located in the buffer or setback areas; (3) Existing vegetation is damaged, unhealthy, or poses a safety threat; or (4) An existing residence or structure with established lawn areas and/or plant beds is contained within a proposed subdivision lot. (B) The Planning Director may require alternative buffers or landscaping, including locations other than those typically required, when a modification to the requirements of this section is warranted in order to meet the intent of the specified standards. (C) When a proposed lot includes one or more of the conditions listed above, the Planning Director is empowered to waive the requirements for screening or additional 135 The language in (3)is no longer necessary since review/approval would be via a Conditional District rather than an SUP. Orange County, North Carolina—Unified Development Ordinance Page 6-37