HomeMy Public PortalAboutOrdinances-2017-395 DocuSign Envelope ID: 53682AF3-A95F-4C69-BA22-3AC8A11C1007
CITY OF TIFFIN ORDINANCE NO. 2017-395
AN ORDINANCE CREATING SECTION 17, SCREENING AND BUFFERING
STANDARDS, OF THE CITY OF TIFFIN ZONING ORDINANCE
BE IT ENACTED by the City Council of the City of Tiffin,Iowa:
Section L Purpose: The purpose of this ordinance is to create a new Section 17
regarding screening requirements.
Section II. Amendment: Section 17, Screening and Buffering Standards, of the Tiffin
Zoning Ordinance hereby states as follows:
SECTION 17
SCREENING AND BUFFERING STANDARDS
17.01 PURPOSE
The screening and buffering standards are intended to improve the appearance of Tiffin
streetscapes for the benefit of its citizens; to create aesthetically pleasing and functional living
environments; to protect and enhance property values; and to provide for transitions between
dissimilar uses. This section contains a menu of screening tools collectively referred to as "S-
series standards". These standards are applied in situations where uses, activities,materials, or
equipment must be separated from or screened from view of public ways, other zones, or
adjacent properties.
17.02 APPLICABILITY
The screening and buffering standards will be applied throughout the zoning ordinance, when
this Section is specifically referenced, where they will be referenced with the numbers S 1, S2,
S3, etc. The regulations in this section address materials, placement, layout, and timing of
installation. The standards in this section are expressed as minimum standards; additional
landscaping and screening materials may be used as long as they do not conflict with the
provisions of this section.
17.03 GENERAL REQUIREMENTS
A. Permitted Plant Species: Table 17-2, located at the end of section 17.06 of this section,
lists the various plant species that are allowed to be used to satisfy screening and
buffering requirements. These plants were chosen because of characteristics, such as
hardiness, growth rate, type and density of foliage, and mature height. Deviations from
the listed plants are allowed if the replacement shrubs are similar in form or hardiness to
a permitted variety and are approved by the City.
DocuSign Envelope ID: 53682AF3-A95F-4C69-BA22-3AC8A11C1007
B. Landscape Plans Required: When provisions of this section are applicable, a landscaping
plan must be submitted with the request for a building permit, which, in addition to the
information normally required, must indicate the following:
1. The size and location of required planting areas.
2. The estimated mature height of required plantings, both preserved and proposed.
3. The common and scientific names of any required shrubs, including any shrubs
preserved in lieu of new plantings.
4. On the plan,preserved shrubs must be distinguished from new shrubs.
17.04 PLANTING REQUIREMENTS
A. Plantings Required Prior To Occupancy:
1. All plantings required by this section must be installed prior to occupancy or
commencement of a use, except as allowed in subsection A2 of this section.
2. If the plantings cannot be installed prior to occupancy or commencement of a use
due to seasonal conditions that may reduce survivability, the building official may
issue a temporary certificate of occupancy and grant a delay of installation until
the seasonal calendar dates of June 1 or November 1,whichever occurs first, and
the property owner must place in an escrow account, established with the City, an
amount which will cover one hundred ten percent(110%) of the estimated cost of
plants and installation.
B. Plant Materials Specifications:
1. The minimum planting height of shrubs is eighteen (18) to thirty six inches (36"),
depending on species or as noted in the S-series requirements.
2. The use of mulch must be confined to the areas around plantings. Lawn grass or
other living ground cover, such as low growing shrubs and/or creeping plants
should be used for exposed areas. Decorative landscaping gravel, cobbles or small
stones may be used as a mulch alternative.
C. Planting Area Specifications:
1. The minimum width of a planting area will be specified in the base zone
requirements,use regulations, or development standards for the use or
development being screened or buffered. If not specified in any of the above listed
provisions, the minimum width of a planting area is five feet(5'). However, a
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wider planting area may be needed to accommodate the number and types of
plants proposed and the spacing requirements listed in table 17-1, located at the
end of this section, and table 17-2, located at the end of section 17.06 of this
section.
2. Screening and buffering requirements will often coincide with required trees. (See
Section 16, "Landscaping and Tree Standards", of the zoning code.) In such a
case, the landscaping design and the size and width of the planting area must
accommodate both trees and shrubs.
D. Siting Requirements:
1. Plantings may not be located in violation of the provisions of Intersection
Visibility requirements in the City Design Standards.
2. At the time of planting, trees and plantings must be separated from other
structures and features on a site in order to minimize conflicts as plants mature.
Table 17-1 below lists the minimum spacing between plants and between plants
and other features and structures on a site. However, the minimum distances
between trees,between trees and shrubs, and between shrubs may be reduced by
twenty five percent(25%) to permit design flexibility or to create denser
screening where desired. Distances are measured to the center of a tree or the
approximate center of individual shrubs.
Table 17-1: Minimum Spacing Between
Plantings and Other Features (In Feet)
Large Tree Small Tree Shrub
Large tree 30 24 4
Small tree 24 16 3
Shrub 4 3 See spacing requirements in table 17-
2, located at the end of subsection
17.06 of this section
Building 14 8 2
Sidewalk 4 4 3
Curb/pavement 4 4 2
Note to table OPD.08-1:
1. The minimum distance between plantings and sidewalks or pavement also applies
to the anticipated location of a future sidewalk or paved surface.
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17.05 PROTECTION AND MAINTENANCE
A. The provisions of this section apply to all plantings required by the zoning ordinance,
whether newly planted or preserved.
B. Required planting areas must be separated from abutting vehicular use areas, including
parking spaces, drives, aisles, alleys,vehicle display and loading areas, etc.,by an
unmountable curb or barrier that is a minimum of five inches (5") in height. The curb or
barrier must be constructed in such a manner that salt water runoff will not damage trees
or plantings.
C. The property owner must keep all plantings properly maintained, pruned as needed, and
free from trash and litter. It is the responsibility of the property owner to maintain and
replace trees and plantings required by the zoning ordinance. Required landscaping must
be continuously maintained in a healthy manner. Plants that die must be replaced.
Improper maintenance, pruning, or removal of plantings may be subject to municipal
infraction proceedings, up to and including environmental infraction proceedings.
D. Any trees that overhang the public right of way must be maintained in accordance with
the provisions of 16.09, "Trees and Plant Materials", of this code.
E. To prevent interference with pedestrian traffic,plantings must be located appropriately
and maintained so that foliage does not grow any closer than one foot(1') to the edge of a
sidewalk or pedestrian trail. This one foot(1') setback must be maintained for at least the
first nine feet(9') of plant height.
F. Maintenance of trees within street rights of way is the responsibility of the City.
17.06 SCREENING STANDARDS (S-SERIES)
The screening and buffering standards listed below will be applied throughout the zoning
ordinance,where they will be referenced with the numbers S 1, S2, S3, etc. The plant varieties
listed in table 17-2, located at the end of this section, are to be used to satisfy the requirements of
these various standards. Deviations from the listed plants are allowed if the replacement shrubs
are similar in form or hardiness to a permitted variety and are approved by the City.
A. General Buffering, S 1:
1. Intent: The S 1 standard is a basic transitional buffering standard, where planting
areas separate uses from the public right of way, define edges and separate
vehicular use areas from pedestrians, yet allow views to easily penetrate, as for
outdoor sales display lots and for general landscaping on commercial properties.
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2. Requirements: A grass lawn must be maintained within the landscaped area,with
groupings of low growing shrubs and ground plants. Approximately half the
landscaping plants must be of an evergreen variety to provide texture and color
throughout the year. Plantings should be arranged to achieve the desired buffering
effect, but there is no established minimum or maximum height.
3. Figure 17-1 - General Buffering, S1:
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B. Variable Height Screen, S2:
1. Intent: The S2 standard is a buffering treatment that uses distance and low level
screening to separate uses from the public right of way, from other zones, to
define edges and separate vehicular use areas from pedestrians. The standard is
applied where moderate screening is necessary to soften the impact of uses or
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paved areas,but where some visibility between areas is more desirable than a total
visual screen.
2. Required Materials: The S2 standard requires enough shrubs to form a landscape
screen ranging between two feet(2') and four feet (T) in height. At least a third of
the shrubs must grow to no less than four feet(T) in height.
i. Alternative Materials (Option A): Low berms or planters may be used to
elevate shrubs as long as the overall height of the screening ranges from
two feet(2') to four feet(T). At least one-third(1/3) of the shrubs must
grow to no less than four feet(4') in height.
ii. Alternative Materials (Option B): A continuous or semi continuous two
(2)to three foot(3')high masonry wall. Breaks in the wall are permitted
for sidewalk access and to accommodate required street trees. One shrub
per ten(10) linear feet of wall, on average, is required. Shrubs may be
grouped, but long stretches without any shrubs should be avoided. At least
one-third(1/3) of the shrubs must grow to no less than four feet(4') in
height.
3. Figure 17-2 - Variable Height Screen, S2:
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DocuSign Envelope ID: 53682AF3-A95F-4C69-BA22-3AC8A11C1007
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C. High Screen, S3:
1. Intent: The S3 standard is a buffering treatment that uses dense landscape
screening to provide a visual and physical separation between uses and zones. It is
commonly applied between residential uses and commercial and industrial uses
and to screen outdoor work or storage areas.
2. Required Materials: Enough shrubs and small evergreens to form a continuous
screen or hedge at least five feet(5') to six feet(6) in height and more than fifty
percent (50%) solid year round. Screening materials must be at least three feet(3')
high when planted. At least one-half(1/2) the shrubs must be evergreen varieties.
i. Alternative Materials (Option A): A berm may be used in conjunction
with a hedge to achieve an overall height of six feet(6).
ii. Alternative Materials (Option B): A continuous or semi continuous five
(5)to six foot(6') high masonry wall or solid fence. Breaks in the wall or
fence are permitted for access and to accommodate required street trees.
One shrub per ten (10) linear feet of wall, on average, is required. Shrubs
may be grouped,but long stretches without any shrubs should be avoided.
At least one-third(1/3) of the shrubs must grow to no less than five feet
(5) in height.
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DocuSign Envelope ID: 53682AF3-A95F-4C69-BA22-3AC8A11C1007
3. Figure 17-3 - High Screen, S3:
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D. Open Pattern Fence Or Wall, S4:
L Intent: The S4 standard provides a tall, semi opaque visual separation. The
standard is applied where separation is required, but where visibility between
areas is more desirable than a total visual screen. This standard provides for
instances where security may be an issue and where landscaping is not a practical
option.
2. Required Materials: A four(4) to six foot (6')high fence of fifty percent(50%) or
greater opacity constructed of wood, brick,metal, masonry or other permanent
materials.
E. Opaque Fence or Wall, S5:
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DocuSign Envelope ID: 53682AF3-A95F-4C69-BA22-3AC8A11C1007
1. Intent: The S5 standard provides a complete visual separation. The standard is
applied in instances where complete screening is needed to protect abutting uses.
This standard provides for instances where security may be an issue and where
landscaping is not a practical option.
2. Required Materials: A four(4) to eight foot (8')high fence, completely opaque,
constructed of wood, brick,metal, masonry or other permanent materials. When
used for dumpster or utility enclosures, the material must match the primary
building material or be complementary to it. The height of the fence or wall will
be determined based on the activity,materials, or equipment being screened. In
general, the fence or wall should be of sufficient height to screen the activity,
materials, or equipment from public view.
Table 17-2: Permitted Plants for Screening and Buffering 1
Plant Name/ Spacing
Variety Mature Height,Form, Color
General
Buffering Dwarf Summer Blooming Spirea(Spirea japonica or x bumalda)
S1
Daphne spirea 1 foot, mounding, pink flowers 3 feet on
center
Lime mound spirea 2 feet, mounding, yellow/green leaves 3.5 feet on
center
Japanese white 2 feet,mounding, white flowers 3.5 feet on
spirea center
Magic carpet spirea 2 feet,mounding, pink flowers 3.5 feet on
center
Spreading Juniper(Juniper horizontalis or Juniperus chinensis)
Evergreen
Andorra 1 to 1.5 feet, spreading, gray-green 4.5 feet on
foliage, turns to plum in fall center
Blue chip 1 foot, spreading, bright silvery blue 4.5 feet on
foliage, dense center
Buffalo 1 to 1.5 feet, spreading, feathery green 4.5 feet on
branches center
Sargent, blue 1 foot, spreading, blue-gray foliage all 4.5 feet on
year center
Japanese Barberry (Berberis thunbergi)
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Crimson pygmy 1 foot, spiny mound, red leaves in 3.5 feet on
summer,red berries in winter center
Kobold 1 foot, spiny mound, green leaves, red 3.5 feet on
berries in winter center
Variable
Height Dwarf Summer Blooming Spirea(Spirea japonica or x bumalda)
Screen S2
Anthony waterer 2 to 3 feet, mounding, rosepink flowers, 4 feet on
spirea red fall color center
Goldflame spirea 2 to 3 feet, mounding, red leaves in 4 feet on
spring, yellow in summer,red in fall; pink center
flowers
Little princess 2 to 3 feet, mounding, covered with pink 4 feet on
spirea flowers throughout summer center
Magic carpet spirea 2 feet, mounding,pink flowers 3.5 feet on
center
Neon flash spirea 2 to 3 feet, upright, dense; abundant with 3.5 feet on
bright red flowers in summer center
Dwarf Korean Lilac 4 to 5 feet, dense shrub, small foliage with 4.5 feet on
(Syringa meyeri very fragrant blooms center
"Palibin")
American Arborvitae (Thuja occidentalis) Evergreen
Emerald 10 to 15 feet, narrow, bright green year 3.5 feet on
round center
Holmstrup 3 to 5 feet, dense, slow growing 3 feet on
center
Globe 3 to 5 feet, globular, dark green 3.5 feet on
center
Taunton Spreading 2 to 3 feet, 4 to 5 feet width, dense; soft, 4 feet on
Yew Evergreen dark green needles center
High
Screen American Arborvitae (Thuja occidentalis) Evergreen
S3
Emerald 10 to 15 feet, narrow, bright green year 3.5 feet on
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round center
Techny 15 to 30 feet,wide pyramidal, 4 feet on
dark green center
Compact Burning 5 to 6 feet, dense shrub, brilliant purple- 3.5 feet on
Bush (Euonymus red fall color (Note: potentially invasive center
alatus compacta") near woodlands and pasture)
Hatfield Yew 10 feet,pyramidal, dense 3.5 feet on
(Taxus media) center
Evergreen
Note to table 17-2:
1. Deviations from the listed plants are allowed if the replacement shrubs are similar
in form or hardiness to a permitted variety and are approved by the City.
Section III. Repealer. All ordinances or parts of ordinance in conflict with the provisions
of this Ordinance are hereby repealed. However, all current screening regulations in the City of
Tiffin zoning ordinance shall remain in full force and effect.
Section IV. Severability Clause. If any section, provision or part of this ordinance shall
be adjudged invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision or part thereof not adjudged invalid or
unconstitutional.
Section V. When Effective. This ordinance shall be in effect after its final passage,
approval, and posting as provided by law.
On the 17th day of January 2017, at a regular/special meeting of the Tiffin City Council, Tiffin,
Iowa, Councilperson Ryan introduced Ordinance No. 2017-395, and moved that it be given its
first reading. The motion was seconded by Councilperson Bartels.
Ayes: Upton, Bartels, Havens, Ryan,Kahler.
Nays: None.
Five members of the Council being present and having voted "Aye",Mayor Steve Berner
declared the motion carried, and Ordinance No. 2017-395, was read the first time, discussed, and
placed on record.
On the 7th day of February 2017, at a regular/special meeting of the Tiffin City Council, Tiffin,
Iowa, Councilperson Ryan introduced Ordinance No. 2017-395, and moved that it be given its
second reading. The motion was seconded by Councilperson Kahler.
Ayes: Upton, Havens, Ryan, Kahler
Nayes: None
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DocuSign Envelope ID: 53682AF3-A95F-4C69-BA22-3AC8A11C1007
Four members of the Council being present and having voted "Aye",Mayor Steve Berner
declared the motion carried, and Ordinance No. 2017-395, was read the second time and
discussed and placed on record.
On the 21St day of February 2017, at a regular meeting of the Tiffin City Council, Tiffin, Iowa,
Councilperson Ryan introduced Ordinance No. 2017-395, and moved that it be given its third
and last reading. The motion was seconded by Councilperson Upton.
Ayes: Upton, Bartels, Havens, Ryan,Kahler.
Nayes: None.
Five members of the Council being present and having voted "Aye",Mayor Steve Berner
declared the motion carried, and the ordinance was passed and adopted.
Whereupon the Mayor declared that Ordinance No. 2017-395 be adopted and signified his
approval of same by fixing his signature thereto. Passed by the Council on the 21St day of
February 2017 and approved by the Mayor on the 22nd day of February 2017.
CITY OF TIFFIN, IOWA:
By_ S&Vi- btXia t-V`
STEVE BERNER, Mayor
ATTEST:
DOUG BOLDT, City Administrator/Clerk
I, Doug Boldt, City Administrator/Clerk of the City of Tiffin, Iowa, state that an ordinance
entitled AN ORDINANCE CREATING SECTION 17, SCREENING AND BUFFERING
STANDARDS, OF THE CITY OF TIFFIN ZONING ORDINANCE and known as No. 2016
-395 was duly passed by the Council on the 21St day of February 2017, and signed by the Mayor
on the 22nd day of February 2017, and published on the 22nd day of February 2017, by posting
copies thereof in three public places within the limits of the City of Tiffin, Iowa. That I posted
copies of Ordinance No. 2017-395 in the following places:
The Depot, Tiffin, Iowa
Casey's, Tiffin, Iowa
Solon State Bank, Tiffin, Iowa
Doug Boldt, City Administrator/Clerk
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Certificate Of Completion
Envelope Id: 53682AF3A95F4C69BA223AC8A11C1007Status: Completed
Subject: Please DocuSign: ORD 2017-395 - Screening and Buffering Standards.docx
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