Zoning Ordinance, Section 17

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.

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 S1, 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.

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.

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.

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 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)

<table> <tr> <th></th> <th>Large Tree</th> <th>Small Tree</th> <th>Shrub</th> </tr> <tr> <td>Large tree</td> <td>30</td> <td>24</td> <td>4</td> </tr> <tr> <td>Small tree</td> <td>24</td> <td>16</td> <td>3</td> </tr> <tr> <td>Shrub</td> <td>4</td> <td>3</td> <td>See spacing requirements in table 17-2, located at the end of subsection 17.06 of this section</td> </tr> <tr> <td>Building</td> <td>14</td> <td>8</td> <td>2</td> </tr> <tr> <td>Sidewalk</td> <td>4¹</td> <td>4¹</td> <td>3¹</td> </tr> <tr> <td>Curb/pavement</td> <td>4¹</td> <td>4¹</td> <td>2¹</td> </tr> </table>

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.

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.

The screening and buffering standards listed below will be applied throughout the zoning ordinance, where they will be referenced with the numbers S1, 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, S1:

1. Intent: The S1 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.

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:

General Buffering, S1


Elevation

Various uses such as outdoor sales display

Plan View Lawn Public R.O.W.

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 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 (4') in height. At least a third of the shrubs must grow to no less than four feet (4') 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 (4'). 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: Variable Height Screen, S2

Elevation

Plan View

Variable Height Screen Alternative, S2

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.

3. Figure 17-3 - High Screen, S3:

High Screen, S3

Elevation

Commercial/Industrial Use

Plan View Industrial Use Residential Zone

D. Open Pattern Fence Or Wall, S4:

1. 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:

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 Buffering¹

<table> <tr> <th>Plant Name/ Variety</th> <th>Mature Height, Form, Color</th> <th>Spacing</th> </tr> <tr> <td colspan="3">General Buffering S1</td> </tr> <tr> <td>Dwarf Summer Blooming Spirea (Spirea japonica or x bumalda)</td> <td></td> <td></td> </tr> <tr> <td>Daphne spirea</td> <td>1 foot, mounding, pink flowers</td> <td>3 feet on center</td> </tr> <tr> <td>Lime mound spirea</td> <td>2 feet, mounding, yellow/green leaves</td> <td>3.5 feet on center</td> </tr> <tr> <td>Japanese white spirea</td> <td>2 feet, mounding, white flowers</td> <td>3.5 feet on center</td> </tr> <tr> <td>Magic carpet spirea</td> <td>2 feet, mounding, pink flowers</td> <td>3.5 feet on center</td> </tr> <tr> <td colspan="3">Spreading Juniper (Juniper horizontalis or Juniperus chinensis)<br><b>Evergreen</b></td> </tr> <tr> <td>Andorra</td> <td>1 to 1.5 feet, spreading, gray-green foliage, turns to plum in fall</td> <td>4.5 feet on center</td> </tr> <tr> <td>Blue chip</td> <td>1 foot, spreading, bright silvery blue foliage, dense</td> <td>4.5 feet on center</td> </tr> <tr> <td>Buffalo</td> <td>1 to 1.5 feet, spreading, feathery green branches</td> <td>4.5 feet on center</td> </tr> <tr> <td>Sargent, blue</td> <td>1 foot, spreading, blue-gray foliage all year</td> <td>4.5 feet on center</td> </tr> <tr> <td colspan="3">Japanese Barberry (Berberis thunbergi)</td> </tr> </table> <table> <tr> <th></th> <th></th> <th></th> <th></th> </tr> <tr> <td>Crimson pygmy</td> <td>1 foot, spiny mound, red leaves in summer, red berries in winter</td> <td>3.5 feet on center</td> </tr> <tr> <td>Kobold</td> <td>1 foot, spiny mound, green leaves, red berries in winter</td> <td>3.5 feet on center</td> </tr> <tr> <th colspan="4">Variable Height Screen S2</th> </tr> <tr> <td colspan="4">Dwarf Summer Blooming Spirea (Spirea japonica or x bumalda)</td> </tr> <tr> <td>Anthony waterer spirea</td> <td>2 to 3 feet, mounding, rosepink flowers, red fall color</td> <td>4 feet on center</td> </tr> <tr> <td>Goldflame spirea</td> <td>2 to 3 feet, mounding, red leaves in spring, yellow in summer, red in fall; pink flowers</td> <td>4 feet on center</td> </tr> <tr> <td>Little princess spirea</td> <td>2 to 3 feet, mounding, covered with pink flowers throughout summer</td> <td>4 feet on center</td> </tr> <tr> <td>Magic carpet spirea</td> <td>2 feet, mounding, pink flowers</td> <td>3.5 feet on center</td> </tr> <tr> <td>Neon flash spirea</td> <td>2 to 3 feet, upright, dense; abundant with bright red flowers in summer</td> <td>3.5 feet on center</td> </tr> <tr> <td>Dwarf Korean Lilac (Syringa meyeri "Palibin")</td> <td>4 to 5 feet, dense shrub, small foliage with very fragrant blooms</td> <td>4.5 feet on center</td> </tr> <tr> <th colspan="4">American Arborvitae (Thuja occidentalis) Evergreen</th> </tr> <tr> <td>Emerald</td> <td>10 to 15 feet, narrow, bright green year round</td> <td>3.5 feet on center</td> </tr> <tr> <td>Holmstrup</td> <td>3 to 5 feet, dense, slow growing</td> <td>3 feet on center</td> </tr> <tr> <td>Globe</td> <td>3 to 5 feet, globular, dark green</td> <td>3.5 feet on center</td> </tr> <tr> <td>Taunton Spreading Yew Evergreen</td> <td>2 to 3 feet, 4 to 5 feet width, dense; soft, dark green needles</td> <td>4 feet on center</td> </tr> <tr> <th colspan="4">High Screen S3</th> </tr> <tr> <th colspan="4">American Arborvitae (Thuja occidentalis) Evergreen</th> </tr> <tr> <td>Emerald</td> <td>10 to 15 feet, narrow, bright green year</td> <td>3.5 feet on</td> </tr> </table> <table> <tr> <th></th> <th>round</th> <th>center</th> </tr> <tr> <td>Techny</td> <td>15 to 30 feet, wide pyramidal, dark green</td> <td>4 feet on center</td> </tr> <tr> <td>Compact Burning Bush (Euonymus alatus compacta")</td> <td>5 to 6 feet, dense shrub, brilliant purple-red fall color (Note: potentially invasive near woodlands and pasture)</td> <td>3.5 feet on center</td> </tr> <tr> <td>Hatfield Yew (Taxus media) <b>Evergreen</b></td> <td>10 feet, pyramidal, dense</td> <td>3.5 feet on center</td> </tr> </table>

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.