a.

"C-4" Planned Commercial District.

i.

Purpose. The purpose of this district is to provide for modern, attractive, and efficient retail, personal, and professional commercial facilities with access needs which demand location along major arterial roadways. Uses permitted in this district are frequently automobile- oriented, and, as such, this district is most appropriately located along or at intersections of urban arterial or collector roadways, as identified on the General Development Plan (2007). Also, since these corridors are major entryways and focal points in the City, landscape and buffer standards are instituted to provide commercial development which is more compatible and visually pleasing with adjacent residential areas. A preliminary site plan for the development of the entire area is required, but the development may occur in stages.

ii.

Permitted Uses. No specific uses are specified for C-4 Planned Commercial Zone. The applicant for a planned commercial district shall submit a list of uses which will be permitted. The planning commission may delete certain requested uses where it has been determined that the proposed use will not be compatible with surrounding area or will be in conflict with the General Development Plan of the City of Hernando.

iii.

Prohibited Uses: Uses specifically prohibited in the C-4 Planned Commercial District shall be as follows:

(1)

Adult Entertainment.

(2)

Night Clubs, Bars and Taverns.

(3)

Salvage Yards.

(4)

Outside Storage.

iv.

Preliminary Site Plan Required.

The "C-4" Planned Commercial District shall be established only upon application, after public hearing as specified in the amendatory procedures of Article XVIII, and shall require an approved plan as provided below in order to provide for modern commercial centers of integrated design.

(1)

Site Plan Information. A preliminary site plan shall be prepared and submitted to the Planning Commission. The preliminary site plan shall be drawn to a scale of not less than 200 feet to the inch and shall include the following information:

(a)

Property boundary lines and dimensions, topography (5' contour intervals), location map.

(b)

Arrangement and size of buildings and the general use of the property.

(c)

Areas to be developed for parking, unloading, drives, walkways, recreation, or other uses.

(d)

A general grading and landscape plan including the location of major existing growth that is to be retained. The landscape plan shall include specific information pertaining to bufferyards and required landscaped areas.

(e)

General locations and types of utilities and easements including storm drainage as well as general details of all surfaced areas.

(f)

Estimates of traffic volumes and movements to and from the completed project from the boundary streets.

(g)

A preliminary time schedule for completion of the entire project.

(h)

A statement regarding the proposed method of operating and maintaining the project.

(i)

A statement of financial responsibility to assure construction of the planned district within the proposed time schedule.

(j)

The site for the location of all cluster mailboxes, including design of the site, access, parking, and the location and architectural design of all structures conforming to the requirements of Article V, "Subdivision Design Standards," Section "I.," Cluster Mailbox Units (CBUs)," of the City of Hernando Subdivision Regulations.

v.

Site Development Regulations: The following minimum development standards shall be observed in the "C-4" Planned Commercial District:

 NOTE: Minimum distance between any two buildings within a site, 50 feet

vi.

Landscaped Bufferyard Requirements. In addition to the requirements of Article XI, of this chapter, the following landscape bufferyards shall be provided in the C-4 District, provided, however, that if the provisions of Article XI differ from these requirements, the more restrictive requirement shall apply.

* NOTE: Landscaped area shall be defined as an area consisting of grass, shrubs, trees, flowers, ground cover, or other organic plant materials in the minimum percentage as noted. A sidewalk/bike path is only other permitted material within a landscaped area.

vii.

Additional Landscaping Requirements—In addition to the landscape material requirements provided in Article XI, and this Section, the following landscaping materials shall be required of all developments in the "C-4" district:

(1)

For lots equal to twenty thousand (20,000) square feet or less in area, a minimum of one thousand (1,000) square feet of permanently landscaped area shall be provided on a lot (exclusive of the required bufferyards).

(2)

For lots of greater than twenty thousand (20,000) square feet in area, a minimum of five (5) percent of the lot area shall be permanently maintained landscaped area (exclusive of the required bufferyards).

(3)

For every five hundred (500) square feet of landscaped area on a lot/site, a minimum of one medium deciduous or ornamental tree shall be provided (exclusive of the required bufferyard landscape requirements).

viii.

Visibility Areas at Entrances/Intersections—The design and placement of the landscaping materials within the parking areas and front lot line and side lot line bufferyards will be at the discretion of the Owner, provided, however, the landscaping shall not obstruct the view between access drives and public streets. When an access drive intersects a public street, all landscaping within the areas described below shall provide unobstructed cross-visibility at a level between thirty (30) inches and seven feet above existing street grade. The sight visibility area is defined as the area formed from the intersection point of the proposed access drive and the public right- of-way for a distance of thirty-five (35) feet in all directions from said intersection point.

ix.

Traffic Access Control Standards—In order to promote the safety of the motorist and pedestrian and to minimize traffic congestion and conflict by reducing the points of contact, the following regulations shall apply.

(1)

Maximum Width of Driveway Opening at Property Line: 35 feet.

(2)

Minimum Throat Length of Driveway (measured from property line to first parking aisle): 50 feet for access to "Urban Arterial," 30 feet for all other public rights-of-way.

(3)

Location of Driveways: Driveways shall be so located that vehicles entering or leaving the establishment will not interfere with the free movement of traffic or create a hazard on the public right-of-way. Where feasible, they shall be located where there are not sharp curves and steep grades and where sight distance is adequate for safe traffic operation. Driveways should not be located within intersections, interchanges, or on highways immediately approaching them. They shall be so located that they will not interfere with the placement of signs, signals, or other devices that affect traffic operation.

(4)

All proposed developments shall utilize the guidelines for "Access Control Requirements," Exhibit XXI, published in Chapter Five of the City of Hernando General Development Plan (1992) in the preparation of a site plan in the "C-4" district. The city engineer shall approve all driveway locations for proposed developments.

(5)

Review and Approval.

(a)

The Planning Commission shall study the preliminary plan and supporting data and may make suggestions for changes and adjustments. Upon receipt of the approved preliminary plan, the Owner may proceed with final plans and specifications for all or for any portion of the project that is agreed upon. The final plans and specifications shall be reviewed and approved by the Commission. No building permit shall be issued until a final plat of the proposed development, or portion thereof, is approved, filed, and recorded.

(b)

Modification of Site Plan: The Planning Commission may require modification of a site plan as a prerequisite for approval. Required modifications may be more restrictive than district regulations and may include, but not be limited to, provision for additional bufferyards, landscaping and screening, installation of erosion control measures, improvement to access and circulation systems, rearrangement of structures or uses within the site, and location and character of signs and other modifications deemed necessary to ensure compatibility with the surrounding environment and to protect public health, safety, and welfare.

(c)

Lapse of Approval: A site plan approval shall become void two (2) years after the date on which the approval became effective unless the applicant receives a building permit and diligently carries out construction prior to expiration of that period, or a specific time extension is requested of and approved. A site plan approval may establish a longer effective period as a specific condition of the application. The Planning Commission may grant one (1) year extension of a site plan approval, provided that the applicant files a written request for an extension stating the reasons for the request prior to the date of expiration of the approval.

(d)

Modification of Site Plan Approval: The Planning Commission may approve an application for modification of a previous site plan approval if it is determined that the modification does not affect findings relating to the criteria described herein, leading to the original approval.

(e)

New Applications Following Denial or Revocation: No application for approval of the same or substantially the same site may be filed within one (1) year of the date of denial of a site plan review by the Planning Commission.

(f)

Approval to Run with the Land: A site plan approval pursuant to these provisions shall run with the land and shall continue to be valid upon change of ownership of the site or structure that was the subject of the application.

(g)

Site Plans Approved Under Prior Regulations: Any site plan approved administratively or approved by ordinance under regulations in effect before the effective date of this regulation shall be considered on approved site plan subject to any conditions imposed at the time of original approval. A pre-existing site plan approval shall be subject to the provisions of this section regarding lapse of approval, modification, or revocation.

b.

"P-B" Planned Business District.

i.

The purpose of the Planned Business zoning district is to foster stability and growth in light industry, research and development, and similar industries that are enhanced by access to transportation networks and that provide desirable employment opportunities for the general welfare of the community. The Planned Business Park District areas target relatively large, contiguous land areas that can be developed according to a unified plan in a high-quality, campus-like setting rather than on a lot-by-lot basis. The uses and standards in this district are intended to promote flexibility and innovation in site design and enhance the environmental quality and attractiveness of business parks in the community, enhance the natural or scenic qualities of the environment and protect the public health and safety.

ii.

Appropriate uses in the Planned Business Park are intended for the following general categories of uses: light industrial, warehousing, showroom/distribution, office uses, research and development, and related personal and professional services primarily intended to serve the employees and visitors of the PBP area. This land use classification is envisioned as a planned development area incorporating light industrial, research and development, and similar industries in a campus-like setting. Quick and effective access to major transportation networks is a pre-requisite for siting these planned areas. Overall floor are ratios for sites in this land use category should not exceed 0.50 (0.50 square feet of building floor area for every one foot of site area).

iii

Permitted Uses.

(1)

Auditorium or lecture hall, recreation facilities primarily for employees in the district.

(2)

Banks, drive-in or otherwise and other financial.

(3)

Generally, those light manufacturing uses which do not create any more danger to health and safety in surrounding areas and which do not create any more or offensive noise, vibration, smoke, dust, lint, odor, heat, or glare than that which is generally associated with light industries.

(4)

Merchandise showrooms, indoor.

(5)

Photographic processing or blueprinting.

(6)

Printing or publishing.

(7)

Public service facilities.

(8)

Research laboratories, but not outdoor testing.

(9)

Utility Substations.

(10)

Warehouses, not including dead vehicle storage, trucking companies and moving storage companies. Mini-storage warehouses are prohibited.

(11)

Wholesale distribution center.

iv.

Conditional Uses.

(1)

Any of the following accessory uses within a building in a planned business park, and primarily intended to serve employees and visitors of the park:

(2)

Banks or similar financial institutions.

(3)

Cafeterias or restaurants, but not drive-in restaurants.

(4)

Commercial retail establishments, not exceeding 5,000 square feet.

(5)

Day care centers, subject to the following additional standards:

(a)

The property is located on a collector street, major road, minor street, or private drive that serves only nonresidential uses or zoning districts, or on a minor street within 100 feet of an intersection with a major street.

(b)

Screening of the play and parking areas from adjacent properties may be required.

(c)

The maximum number of children to be accommodated on a site shall be specified and approved.

(d)

The following minimum areas shall be provided for per child: 30 square feet of indoor play area, exclusive of restrooms, hallways, kitchen or office space; 30 square feet of indoor rest area; and, 50 square feet of usable outdoor play area.

(e)

State and local health, education, and/or fire regulations may reduce but shall not increase the number of students permitted to be enrolled.

(f)

Living quarters for custodian, caretaker, or watchman.

(g)

Professional and personal service establishments, including health and fitness centers, primarily intended to serve occupants or business and research uses allowed in the Planned Business Park district.

(h)

Expansion of non-conforming.

(i)

Hotel, motel.

(j)

Radio or television studio.

v.

Development Standards: All development proposed within the Planned Business District shall comply with the following specific standards:

vi.

Outdoor Storage of machinery, supplies, equipment and raw materials is prohibited unless the storage areas are completely screened from abutting parcels.

vii.

Screening requirements.

(1)

Refuse containers, dumpsters, rooftop and outdoor HAVOC equipment shall be screened with vegetation, fencing or berms so they are not visible from any street or adjacent property. Buildings or structures abutting a residential zone or use shall also be appropriately screened via perimeter landscaping, as cited in bufferyard requirements.

(2)

The required landscaping along major roads shall be supplemented with additional evergreen trees as needed to screen truck loading docks from the roads. This applies only where truck docks face the major roads on the final site plan.

(3)

Landscaping requirement and bufferyard requirements will meet or exceed those specified for the Goodman Road Corridor.

(4)

Fencing: No chain link fencing will be allowed along major roads. Wrought iron is preferred for areas visible from major roads. Wooden and tin fences are prohibited.

viii.

Lighting requirements:

(1)

Lighting shall be provided in accordance with a plan designed by the appropriate utility company.

(2)

Lighting for safety shall be provided at intersection, along walkways, at entryways, between buildings, and in parking areas.

(3)

Lighting shall be directed downward or shielded to avoid hazards to drivers or glare on abutting residential uses or highways.

(4)

Light standard shall not exceed 40' in height.

ix.

Undergrounding of utility lines: All utility lines such as electric, telephone, cable television, or other similar lines must be installed underground. This requirement applies to lines serving individual sites as well as to security and street lighting within the park. However, distribution lines which service the entire site may be located above ground. All utility boxes, transformers, meters, and similar structures must be screened from public view.

x.

Access and traffic considerations.

(1)

Site must have access to roads on Major Road Plan; number and location of access points will be determined with preliminary approval, subject to approval by the City Engineer.

(2)

Planned office parks shall be accessible from the existing or proposed street network in the vicinity. At least one distinctive main gateway entrance to the park shall be provided. Access to the park shall be designed to discourage outside through traffic.

(3)

Curb cuts providing access to major streets shall be spaced a minimum of 400 feet from any other curb cut.

(4)

Traffic generated by occupants and users from the park shall not exceed traffic capacity standards established for the adjacent road network. A traffic impact study may be required to determine whether road improvements will be required.

(5)

Circulation system requirements: Internal circulation patterns will be provided.

xi.

Sign Regulations: Sign regulations shall be in accordance with the "M" zoning district designation, as described in Article XII, except that off-premise commercial & industrial signs/billboards will not be permitted, nor will portable or temporary signs be allowed.

xii.

Architectural design guidelines.

(1)

All buildings will be constructed of masonry, concrete tilt-up, glazed, or porcelainized materials. They should be of uniform architectural style. Metal "shed" type warehouse buildings are prohibited.

(2)

The entrance or entrances to a park should receive special emphasis in design and construction. It should set the tone for the development within and should create in identity for the project at the project street frontage. Special attention should be paid to signage, landscaping, street configuration, future transit potential and traffic circulation. At a minimum, a divided street entrance must be used at the principal entrance to the site.

xiii.

Preliminary and final site plan review in proposed P-B District—An application for rezoning to the P-B District shall be accompanied by a preliminary site plan and text presenting the following information:

(1)

Information required under subsections (1-14) above;

(2)

A site plan, drawn to a scale of not less than two hundred (200) feet to the inch, including the following information;

(3)

Property boundary lines and dimensions, topography and location map;

(4)

Natural conditions, including the general location and extent of tree covers; location and extent of water courses, marshes and flood plains on or within 100 feet of the subject property; existing natural drainage patterns and soil conditions;

(5)

A general grading and landscape plan including the location of major existing trees and vegetation that is to be retained;

(6)

The general location and maximum amount of area to be devoted to common open space and to be conveyed, dedicated or reserved for parks, playgrounds, public buildings, and other common use areas;

(7)

General locations and types of utilities and easements including storm drainage as well as general details of all surfaced areas;

(8)

The approximate location and general description of type of landscaping, planting or fencing and other treatment to provide buffers to surrounding property;

(9)

A tabulation of maximum floor area to be constructed and the proposed maximum floor area ratio;

(10)

The maximum height of any building or structure;

(11)

A general traffic analysis, estimating the traffic volumes and movements to and from the completed project from the boundary streets;

(12)

The site for the location of all cluster mailboxes, including design of the site, access, parking, and the location and architectural design of all structures conforming to the requirements of Article V, "Subdivision Design Standards," Section "I.," Cluster Mailbox Units (CBUs)," of the City of Hernando Subdivision Regulations.

xiv.

A written statement generally describing the relationship of the proposed planned business park to the General Development plan and how the proposed park is to be designed, arranged and operated to minimize adverse impact on the neighboring properties;

xv.

A preliminary time schedule for completion of the entire project. If the planned business park is proposed to be constructed in stages or units during a period extending beyond a single construction season, a development schedule indication:

(1)

The approximate date when construction is expected to begin;

(2)

The order in which the phases of the project will be built;

(3)

The minimum area and the approximate location of common open space and public improvements that will be required;

(4)

A statement of financial responsibility describing what bond, credit, escrow or other assurance the applicant proposed in order to ensure the proper completion of the planned district within the proposed time schedule and required open space and improvements;

(5)

A statement describing the proposed means of assuring the continued maintenance of common space or other common elements and governing the use and continued protection of the planned business park.

The P-B district shall be established only upon application, after public hearing as specified in the amendatory procedures of Article XVIII, and shall require an approved preliminary site plan according to the procedures of this subsection. The planning commission shall study the preliminary site plan and supporting data and may make suggestions for changes and adjustments.

xvi.

Effect of site plan approval: Approval of a site plan under subsection (15), above shall permit the applicant to apply for any other permits and approvals including, but not limited to, building permits, certificates of occupancy, and other permits and approvals required under the Subdivision Regulations and the Building Code.

xvii.

Period of validity: If construction of the planned business park is not started within two (2) years of the date of the final site plan approval, the City of Hernando may consider rezoning the site to its previous classification. The applicant, by showing good cause why he cannot adhere to the approved timetable (described in subsection (15) d, above) may seek an extension of not more than one (1) year at a time. A request for extension shall be submitted in writing to the planning commission.

xviii.

Amendment to approved site plan: A site plan may be amended in accordance with the procedures and standards which governed its approval.

c.

"P-O" Planned Corporate Office District.

i.

The purpose of the P-O Planned Office District is to permit offices and associated administrative, executive, professional uses, and limited commercial retail and personal service uses in a high-quality, campus-like setting, according to a unified plan, rather than on a lot-by-lot basis. The uses and standard in this district are intended to promote flexibility and innovation in site design and enhance the environmental quality and attractiveness of office parks in the community, and assure the compatibility of the office park with adjacent land uses.

ii.

Permitted Uses.

(1)

A planned office park, occupied by any combination of the following uses.

(2)

Offices, but not single use developments which can be located in other zoning classifications.

(3)

Public buildings.

(4)

Radio or TV studios, including communication towers, subject to FCC regulations.

(5)

Utility structures providing services within the park, including telephone switching centers, electric transmission lines, gas piping, water pumping stations, and other necessary structures.

(6)

Any permitted use listed in subsection 1, above to be located in an individual building or lot within an existing planned office park.

(7)

Any of the following accessory uses within building in a planned office park, and primarily intended to serve employees and visitors of the park:

(a)

Cafeterias.

(b)

Commercial retail establishments, not exceeding 5,000 square feet.

(c)

Banks or similar financial institutions.

(d)

Day Care Centers, subject to the following additional standards:

(i)

The property is located on a collector street, major road, minor street or private drive that serves only nonresidential uses or zoning districts, or on a minor street within 100 feet of an intersection major street.

(ii)

Screening of the play and parking areas from adjacent properties may be required.

(iii)

The maximum number of children to be accommodated on a site shall be specified.

(iv)

The following minimum areas shall be provided per child: 30 square feet of indoor play area, exclusive of restrooms, hallways, kitchen or office space; 30 square feet of indoor rest area; and 50 square feet of usable outdoor play area.

(v)

State and local health, education, and/or fire regulations may reduce but shall not increase the number of students permitted to be enrolled.

(vi)

Living quarters custodian, caretaker or watchman.

(vii)

Personal service establishments, including health and fitness centers, primarily intended to serve occupants or business and research uses allowed in the P-O District.

(viii)

Restaurants, but not drive-in restaurants.

(8)

Development Standards—All development proposed within the Planned Office District shall comply with the following specific standards:

(a)

Minimum yard requirements—Except for allowable accessory uses (see Article X, paragraph 6) no building or structure shall be located within the following minimum yards:

(i)

Minimum front yard abutting driveway right-of-way 40 feet.

(ii)

Minimum front yard abutting driveway or internal street: 25 feet.

(iii)

Minimum side and rear yard abutting property zoned or used for residential purpose: 40 feet.

(iv)

Minimum side and rear yard abutting property zoned or used for nonresidential purpose: 25 feet.

(v)

Minimum frontage on public right-of-way for P-O District: 200 feet.

(b)

Height.

(i)

Except as provided in subsection b of this Section: 45.

(ii)

The maximum height limitations in subsection a of this Section shall not apply to heating and ventilation equipment, communication towers or utility structures, except that no structure exceeding 45 feet shall be located within 200 feet of any property zoned or used for residential purposes.

(iii)

Maximum floor area ratio (FAR): The total FAR of all buildings with a P-O District shall not exceed: 0.05.

(c)

Common open space requirements.

(i)

A minimum of 20 percent of the gross land area within a P-O District shall be set aside as common open space to provide for the recreational needs of employees and visitors of the office park.

(ii)

"Gross land area" shall not include parking areas, driveways, or other impervious surfaces that are not usable for the activities described in subsection c, below.

(iii)

Required open space shall be usable for active recreational activities, such as jogging, golf or tennis, or passive recreation uses, such as sitting, scenic viewing or lunch breaks. Open space areas shall be attractively landscaped and may contain water features, park benches, gardens, planting strips, trails, tennis courts or other recreational or landscaping amenities.

(d)

Ownership and maintenance of common elements.

(i)

Common elements, such as undedicated streets or drives recreational and parking facilities, open space and sanitary and storm sewers, shall be either:

(ii)

Maintained by the owners of the planned business park, pursuant to a maintenance agreement approved by the City Attorney;

(iii)

Conveyed to and maintained by a common owner or property owners association, pursuant to covenants or a maintenance agreement approved by City Attorney;

(iv)

Conveyed to a public body if such public body agrees to accept conveyance and to maintain the open space and any buildings, structures or improvements located within it;

(v)

If common elements are to be maintained by a property owners association, the developer shall establish restrictive covenants for the entire project area. The restrictive covenants must be submitted to show compliance with these district regulations, but will not be reviewed as to form, legality or methods of enforcement. Those covenants must, at a minimum:

1)

Create a property owners association;

2)

Provide for the maintenance of individual sites, common open spaces and private streets;

3)

Provide for minimum development and operational standards for each site which require adherence to local ordinances and establish uniform landscaping, signage, site design, parking and loading standards (the covenants may include additional restrictions or requirements at the discretion of the developer);

4)

Off-street parking and loading space requirements.

(vi)

Minimum number of spaces. Off-street parking facilities must conform to city standards set out in Chapter XV of this Zoning Ordinance, or in lieu of such standards, to requirements established by the City of Hernando.

(e)

Location of parking areas. Off-street parking areas shall be conveniently accessible to uses within a planned business park. Parking areas are strongly discouraged within front yards or setbacks adjacent to major streets.

(f)

Landscaping. Parking areas shall be landscaped according to the provisions of subsection 10.

(g)

Outdoor Storage areas may be permitted as an accessory use on an individual lot with a planned office park, provided that such storage is completely screened from adjoining uses within and outside the park as well as from public rights-of-way. The screening must be effective at the time it is installed, even if plant materials are used for all or part of the screening. Access through the screening for vehicles is permitted, but is limited to one 30-foot wide location per street frontage. No outside storage areas shall be permitted within any required setback or yard. In no event may the amount of land devoted to outside storage exceed 20 percent of an individual lot area.

(h)

Screening requirements: Refuse containers, dumpsters, rooftop and outdoor HAVOC equipment shall be screened with vegetation, fencing or berms so they are not visible from any street or adjacent property. Buildings or structures abutting a residential zone or use shall also be appropriately screened via perimeter landscaping, as provided in subsection 10, below.

(i)

Landscaping requirements.

(i)

Street trees. Street trees shall be planted along all public and private streets within and adjoining any planned business park, as illustrated in "Place C" in the appendix to the Zoning Ordinance.

(ii)

Perimeter landscaping. Planting strips shall be provided along lot lines abutting any property zoned or used for single-family residential purposes, as illustrated in "Plate A" in the appendix to the Zoning Ordinance.

(iii)

Parking lot landscaping. All parking lots designed for 20 or more vehicles shall be landscaped, as illustrated in "Plate B" in the appendix to the Zoning Ordinance.

(j)

Lighting requirements.

(i)

Lighting shall be provided in accordance with a plan designed by the appropriate utility company.

(ii)

Lighting for safety shall be provided at intersection, along walkways, at entryways, between buildings, and in parking areas.

(iii)

Lighting shall be directed downward or shielded to avoid hazards to drivers or glare on abutting residential uses.

(k)

Undergrounding of utility lines: All utility lines such as electric, telephone, cable television, or other similar lines must be installed underground. This requirement applies to lines serving individual sites as well as to security and street lighting within the park. However, distribution lines which service the entire site may be located above ground. All utility boxes, transformers, meters, and similar structures must be screened from public view.

(l)

Access and traffic considerations.

(i)

Planned office parks shall be accessible from the existing or proposed street network in the vicinity. At least one distinctive main gateway entrance to the park shall be provided. Access to the park shall be designed to discourage outside through traffic.

(ii)

Curb cuts providing access to major streets shall be spaced a minimum of 400 feet from any other curb cut.

(iii)

Traffic generated by occupants and users from the park shall not exceed traffic capacity standards established for the adjacent road network. A traffic impact study may be required to determine whether road improvements will be required.

(m)

Circulation system requirements: Separate circulation systems shall be provided for pedestrians, automobiles and delivery trucks.

(i)

Pedestrian circulation. Sidewalks shall be provided along any roadways that are served by bus or vanpool service, and between buildings or to parking areas or transit stops. The pedestrian circulation system and its related walkways shall be separated, whenever feasible, from the vehicular street system in order to protect the public safety and provide safe and convenient pedestrian routes. Except where topography makes it impracticable, sidewalks shall be appropriately designed, graded, constructed and surfaced to be readily usable by individuals in wheelchairs. Curb ramps.

(ii)

Automobile circulation. The street circulation system serving a planned office park shall be internally oriented.

(iii)

Delivery truck circulation. Truck traffic and its related circulation system shall be separated, whenever feasible from automobile and pedestrian circulation system. Separate delivery entrances and circulation routes shall be clearly identified with appropriate signage.

(iv)

Emergency vehicles. The street circulation system within a planned business park should be designed to ensure easy access for and maneuvering of emergency vehicles.

(n)

Sign Regulations.

(i)

The general sign regulations of Article XII of this ordinance shall apply in P-O Districts, in addition to the following special standards.

(ii)

All signs within the P-O District shall be either wall signs or ground signs, not exceeding 6 feet in height and landscaped with at least two.

(iii)

Evergreen shrubs for each sign face. (See illustration below.)

(iv)

Maximum number: 1 ground sign at each entrance to the park, 1 wall sign or ground sign for individual uses within the park, and any number of signs needed to provide directions, identity parking areas or aid in the safe and efficient traffic circulation within the park.

(v)

Maximum gross surface area of entrance sign: (48) square feet. Individual 2 x 4.

(vi)

The following sign types shall be prohibited within a P-O District: permanent off-premise signs, pole signs, portable signs, roof signs, flashing signs, banners, streamers and other attention-getting devices.

(vii)

A uniform sign plan shall be submitted and approved for each planned office park. The uniform sign plan shall specify consistent sizes, materials and colors of signs to be used throughout the property, or shall establish a hierarchy of different types of signs, consistent for all signs in each category. The design, colors and materials used for signs shall be compatible with the buildings which the signs serve.

(o)

Architectural design guidelines.

(i)

Buildings within a P-O District should conform to a uniform architectural style.

(ii)

Metal "shed" type warehouse buildings prohibited. Exteriors of natural materials, such as concrete, brick, granite, or wood, are more compatible with the purposes and character of the P-O District.

(iii)

The entrance or entrances to a park should receive special emphasis in design and construction. It should set the tone for the development within and should create in identity for the project at the project street frontage. Special attention should be paid to signage, landscaping, street configuration, future transit potential and traffic circulation. At a minimum, a divided street entrance must be used at the principal entrance to the site.

iii.

Administrative site plan review in existing P-O District.

(1)

An application for approval of any use listed as a permitted use in the P-O District shall be accompanied by an application form and an administrative site plan presenting the following information;

(2)

The name, address and telephone number of the applicant;

(3)

If different from the applicant, the name, address, and telephone number of the owner or other persons having a contractual interest in the property for which site plan approval is requested;

(4)

The street address and legal description of the property;

(5)

The zoning classification for the property;

(6)

The proposed use of the property;

(7)

A site plan drawn at the scale specified on the application form, including the following information:

(a)

The survey showing the property boundary lines and dimension; the gross land area of the site; available utilities; easements, roadway, rail lines and public right-of-way crossing and adjacent to the subject property.

(b)

The location, size and arrangement of proposed buildings and existing buildings which will remain if any, including height in stories and feet, total floor area and floor area ratio.

(c)

The proposed use of buildings.

(d)

Yard dimensions.

(e)

The location, dimensions and number of all circulation elements, including streets, roadways, driveways, entrances, curbs, curb cuts, parking stalls, loading spaces and access aisles, sidewalks, walkways, including slopes and gradient of streets and driveways.

(f)

Any proposed major regrading of the site and the general location of any significant topographical or physical features of the site, including at least water courses.

(g)

The location of all existing and proposed surface and subsurface drainage facilities.

(h)

The location, size and arrangement of all outdoor signs and lighting.

(i)

The location and height of fences or screen planting and the type or kind of building materials or plantings to be used for fencing or screening.

(j)

The location and total area of common open space and proposed uses of such open space.

(k)

All certificates, seals and signatures required for the recordation of documents;

(l)

If easements, dedications or other property rights are conveyed thereon, then in addition, the signatures of any mortgages.

(m)

The site for the location of all cluster mailboxes, including design of the site, access, parking, and the location and architectural design of all structures conforming to the requirements of Article V, "Subdivision Design Standards," Section "I.," Cluster Mailbox Units (CBUs)," of the City of Hernando Subdivision Regulations.

iv.

The building official shall approve site plans required under subsection a, above if he finds them to be in compliance with city ordinances or resolutions. Approval by the Building Official shall not waive or modify any provisions of the Zoning Ordinance. The Building Official shall obtain a written report from the [language missing].

v.

An applicant may appeal the Building Official's decision or the conditions imposed by the Building Official to the Mayor and Board Aldermen by filing as provided in Article XVI of the Zoning Ordinance.

vi.

Preliminary and final site plan review in proposed P-O District—An application for rezoning to the P-O District shall be accompanied by a preliminary site plan and text presenting the following information:

(1)

Information required under subsection C 1, above;

(2)

A site plan, drawn to a scale of not less than two hundred (200) feet to the inch, including the following information:

(a)

Property boundary lines and dimensions, topography and location map;

(b)

Natural conditions, including the general location and extent of tree covers; location and extent of water courses, marshes and flood plains on or within 100 feet of the subject property; existing natural drainage patterns and soil conditions;

(c)

A general grading and landscape plan including the location of major existing trees and vegetation that is to be retained;

(d)

The general location and maximum amount of area to be devoted to common open space and to be conveyed, dedicated or reserved for parks, playgrounds, public buildings, and other common use areas;

(e)

General locations and types of utilities and easements including storm drainage as well as general details of all surfaced areas;

(f)

The approximate location and general description of type of landscaping, planting or fencing and other treatment to provide buffers to surrounding property;

(g)

A tabulation of maximum floor area to be constructed and the proposed maximum floor area ratio;

(h)

The maximum height of any building or structure;

(i)

A general traffic analysis, estimating the traffic volumes and movements to and from the completed project from the boundary streets;

(j)

A written statement generally describing the relationship of the proposed planned business park to the General Development plan and how the proposed park is to be designed, arranged and operated to minimize adverse impact on the neighboring properties;

(k)

A preliminary time schedule for completion of the entire project. If the planned business park is proposed to be constructed in stages or units during a period extending beyond a single construction season, a development schedule indication:

(i)

The approximate date when construction is expected to begin;

(ii)

The order in which the phases of the project will be built; and.

(l)

The minimum area and the approximate location of common open space and public improvements that will be required.

(m)

A statement of financial responsibility describing what bond, credit, escrow or other assurance the applicant proposed in order to ensure the proper completion of the planned district within the proposed time schedule and required open space and improvements;

(n)

A statement describing the proposed means of assuring the continued maintenance of common space or other common elements and governing the use and continued protection of the planned business park;

(o)

Plans submitted in accordance with paragraph (3) 15 & 16.

(p)

The site for the location of all cluster mailboxes, including design of the site, access, parking, and the location and architectural design of all structures conforming to the requirements of Article V, "Subdivision Design Standards," Section "I.," Cluster Mailbox Units (CBUs)," of the City of Hernando Subdivision Regulations.

The P-O district shall be established only upon application, after public hearing as specified in the amendatory procedures of Article XVIII, and shall require an approved preliminary site plan according to the procedures of this subsection.

The planning commission shall study the preliminary site plan and supporting data and may make suggestions for changes and adjustments.

vii.

Effect of site plan approval: Approval of a site plan under subsections above shall permit the applicant to apply for any other permits and approvals including, but not limited to, building permits, certificates of occupancy, and other permits and approvals required under the Subdivision Regulations and the Building Code.

viii.

Period of validity: If construction of the planned office park is not started within two (2) years of the date of the final site plan approval, the City of Hernando may consider rezoning the site to its previous classification. The applicant, by showing good cause why he cannot adhere to the approved timetable (described in subsection above) may seek an extension of not more than one (1) year at a time. A request for extension shall be submitted in writing to the planning commission.

ix.

Amendment to approved site plan: A site plan shall be amended in accordance with the procedures and standards which governed its approval, except for minor deviations, including, but not limited to:

(1)

A less than 5 percent increase in the floor area;

(2)

A less than 10 percent decrease in required parking spaces or common open space;

(3)

The relocation of any structure, dedicated street, easement or landscape screen in any direction from the location shown on the site plan for:

(a)

Less than 25 feet for site plans of less than 2 acres;

(b)

Less than 50 feet for site plans of 2-8 acres;

(c)

Less than 100 feet for site plans of 8-20 acres;

(d)

Less than 150 feet for site plans of more than 20 acres; or

(4)

The correction of drafting errors on the approved site plan.

d.

The "PUD" Planned Unit Development District.

i.

The purpose of the Planned Unit Development District is to provide for the development of planned total communities that provide a full range of residential types as well as certain commercial, office or light industrial uses designed to serve the inhabitants of the districts consistent with the General Development Plan. For purposes of this ordinance a Planned Unit.

ii.

Development shall be a tract of land, under single, corporation, firm, partnership or association ownership, planned and developed as an integrated unit, in a single development operation or a programmed series of development operations and according to an approved Preliminary Site Plan.

iii.

Preliminary Site Plan Required—The "PUD" District shall be established only upon application, after public hearing as specified in the amendatory procedures of Article XVIII and shall require an approved Preliminary Site Plan which when zoning is granted will govern the development of the land and all development plans thereof.

iv.

Permitted Uses—A list of permitted uses within each Planned Unit Development must be submitted with the application for establishment of the District and the preliminary site plan and must be approved by the Planning Commission upon application by the owner of the property.

v.

Procedures—An application for rezoning to "PUD" District shall be accompanied by a Preliminary Site Plan and text presenting the following information:

(1)

Proposed land uses and population densities.

(2)

Proposed primary circulation pattern.

(3)

Proposed parks and playgrounds.

(4)

Delineation of the units or phases to be constructed together with a proposed timetable.

(5)

Proposed means of dedication of common open space areas and organizational arrangements for the ownership, maintenance and preservation of common open space.

(6)

Relation to the City General Development Plan, land uses in the surrounding area and to the general plan of the PUD.

Rezoning procedures shall be in accordance with Article XVIII of this ordinance. Following the initial rezoning procedure, the proposed development shall follow all applicable procedures and requirements governing the subdivision of land. No building permit shall be issued until a final plat of the proposed development, or portion thereof, is approved, filed and recorded. No building designed or intended to be used, in whole or in part, for commercial purposes shall be constructed prior to the construction of less than 25 percent of the dwelling units proposed in the plan, or construction of 100 dwelling units, whichever is smaller. If construction of the "PUD" District is not started within two years of the date of approval, the Mayor and Board Aldermen may consider rezoning the site to its previous classification.

The applicant, by showing good cause why he cannot adhere to the proposed timetable described in d (4), may seek an extension of not more than one (1) year at a time. A request for extension shall be submitted in writing to the Planning Commission.

vi.

Review Standards: The site plan must provide for and conform entirely to the following standards and requirements:

(1)

In order to encourage ingenuity, imagination, and high quality design, regulations on residential areas will not specify minimum lot area per dwelling unit but will limit density in residential areas to 5 families per acre in single-family dwellings or 20 families per acre in multifamily dwellings, subject to the appropriate provision of municipal services. This will allow clustering of dwellings to provide maximum open space.

(2)

Street widths and improvements, thereof, as well as off street parking facilities must conform to city standards or in lieu of such standards, to requirements established by the City of Hernando.

(3)

Provisions for water supply, sanitary sewers, storm water drainage, and connections shall be made to the satisfaction and requirements of the City of Hernando and the appropriate State authority.

(4)

All improvements are to be installed and maintained by the developer unless other arrangements approved by the City of Hernando are made.

(5)

The City of Hernando may require other special improvements as they are required if they are deemed reasonable and essential, and may require that appropriate deed restrictions to be filed enforceable by the City of Hernando for 20 years.

(6)

A minimum total area of 10 percent of the gross residential area shall be set aside as parks and playgrounds. Of this 10 percent, a maximum of one half may be covered with water. A maximum of 5 percent of the area designated to be parks and playgrounds may be covered with structures to be used in the recreational use of the area. Parks and playgrounds must be suitably improved for its intended use but parks and playgrounds containing natural features clearly worthy of preservation may be left unimproved.

(7)

The developer shall also submit sketches of the plat-for the entire project showing the relationship of uses, street patterns, open space and the general character of the proposed development, including a schematic drawing illustrating a typical segment of the development.

(8)

The site for the location of all cluster mailboxes, including design of the site, access, parking, and the location and architectural design of all structures conforming to the requirements of Article V, "Subdivision Design Standards," Section "I.," Cluster Mailbox Units (CBUs)," of the City of Hernando Subdivision Regulations.

e.

The "EO" Environmental Overlay District.

i.

The purpose of this district is to permit certain non-intensive uses in areas which are subject to periodic flooding and to protect such areas from other types of development except where adequate assurance is given that the development will be protected from flooding. The City of Hernando Flood Plain Management Ordinance shall apply to the properties located in this district. The regulations hereinafter set forth in this section shall apply to the property located in this district. District boundaries will be delineated by the Administrator of the Federal Flood Insurance Program on the Flood Hazard Boundary Map or where applicable from the Corps of Engineers Study along with water surface elevations for the one hundred (100) year flood which will be used to determine to what level structures will be elevated or flood proofed. The Flood Control District shall overlay other districts on land located in the flood plains as shown on the Zoning District Map which is a part of this ordinance. Such regulations qualify or supplement, as the case may be, the regulations of the "A," "R," "0," "C," or "M" Districts in which such property is located.

f.

The "H-1" Historic Overlay Zoning District.

i.

Purpose and Intent.

It is the intent of this district to preserve the historic sites and structures of the City of Hernando. The requirements of the district are designed to protect and preserve historic and/or architectural value; create an aesthetic atmosphere, strengthen the economy, protect and enhance the city's attractions to tourists and visitors and the support and stimulus to business and industry thereby provided; and to promote education and patriotic heritage of the present and future citizens of the community.

ii.

Permitted Uses.

(1)

Any use permitted by the existing zoning classification is also permitted by the H-1 Historic District.

iii.

Conditional Uses.

(1)

Any use listed as a conditional use by the existing zoning classification is also permitted by the H-1 Historic District.

iv.

Yard and Bulk Requirements.

(1)

Each Site in the City of Hernando Historic District shall be subject to such bulk requirements are listed in the existing zoning classification.

v.

Additional Regulations.

(1)

Any designated Historic Overlay Zone shall demonstrate a quality of significance in American history, architecture, archeology and culture and shall possess integrity of location, design, setting, materials, workmanship, feeling and association. Further, areas eligible for Historic Overlay District designation shall demonstrate all or some of the following characteristics:

(a)

Association with events that have made a significant contribution to the broad patterns of our history; or.

(b)

Association with the lives of persons significant in our past; or.

(c)

Embodiment of distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity who's components may lack individual distinction; or.

(d)

Potential for yielding archaeological information.

(2)

Historic District Commission Recommendation.

(a)

No Historic Overlay District shall be implemented without the recommendation of the Hernando Preservation Commission in accordance with the terms of the Hernando Preservation Ordinance as adopted on March 17, 1997.

(3)

Exterior Building Appearance and Quality.

(a)

When there is construction, alteration or repair of any structure within the H-1 Historic Overlay Zone, the same shall be subject to review by the Hernando Preservation Commission in accordance with the duties, responsibilities, and procedures as set forth in the Hernando Preservation Ordinance.

(4)

Design Guidelines.

(a)

The following Design Guidelines shall be observed when designing any new construction, alteration or repair of any structure within the H-1 Historic Overlay Zone. Design guidelines are criteria and standards which the Hernando Historic Zoning Commission must considered in determining the appropriateness of proposed work within a historic district.

vi.

General Guidelines for Rehabilitation of Existing Structure.

(1)

Every reasonable effort shall be made to provide a compatible use for property which requires minimal alteration of the building, structure or site and its environment, or to use a property for its originally intended purpose.

(2)

The distinguishing original qualities or character of a building, structure or its site and its environment shall not be destroyed. The removal or alternation of any historic material or distinctive architectural feature should be avoided when possible.

(3)

All buildings, structures and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.

(4)

Changes which may have taken place in the course of time are evidence of the history and development of a building, structure or site and its environment. These changes may have acquired significance in their own right and this significance shall be encouraged.

(5)

Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be treated with sensitivity.

(6)

Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.

(7)

The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.

(8)

Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to any project.

(9)

New design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material and such design is compatible with the size, scale, color, material and character of the property, neighborhood or environment.

(10)

Where possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.

(11)

The use of aluminum or vinyl siding or other such trim work is not expressly prohibited, but is discouraged. The use of such, however, should utilize materials which meet the character of the era in which said structure was originally constructed in terms of color and other characteristics.

vii.

Alterations to Existing Buildings and Property.

(1)

Definition - A change in building material; the addition or elimination of any architectural feature of a structure; a repair that reconstructs any part of an existing building; an addition that extends or increases floor area or height of any building; or construction of an appurtenance.

(2)

General Principles - These guidelines shall apply only to the exteriors of buildings and to areas of lots visible from public rights-of-way.

(a)

Proposals for exterior work to be done on public facades - front and street related elevations shall be more carefully reviewed than that the level of review given other facades.

(b)

Every reasonable effort shall be made to provide a compatible use for a property, requiring minimal alteration of the building, structure or site and its environment, or to use a property for its originally intended purpose.

(c)

The distinguishing original qualities or character of a building structure or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural feature should be avoided.

(d)

All buildings, structures and sites shall be recognized as products of their own time. Alterations that have historical basis and which seek to create an earlier appearance shall be discouraged.

(e)

Changes which may have taken place in the course of time are evidence of the history and development of a building, structure or site and its environment. These changes may have acquired significance in their own right and this significance shall be recognized and respected.

(f)

Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be treated with sensitivity.

(g)

Deteriorated architectural features shall be repaired rather than replaced whenever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplication of features, substantiated by historic physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. When no physical or pictorial evidence is available, design of features may be based on conjecture.

(h)

The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that damage historic building materials shall not be undertaken.

(i)

Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to any project.

(j)

New design for alterations and additions to existing properties shall not be discouraged when such alterations or additions do not destroy significant historical, architectural, size, scale, color, material and character of the property, neighborhood or environment.

(k)

Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.

(3)

Additions.

(a)

Additions are areas that increase the living or working space of a structure. This does not include the addition of architectural elements.

(b)

Generally, an addition should be situated at the rear of the building in such a way it does not disturb either front or side public facades.

(c)

Additions should follow the guidelines for new conditions.

(4)

Roofs.

(a)

Original roof pitch and configuration should be maintained.

(b)

The original size and shape of dormers should be maintained. Dormers generally should not be introduced where none existed originally.

(c)

Original roof materials and color should be retained. If replacement is necessary, original materials should be used. Asphalt shingles may be substituted for original roofing when it is not economically feasible to replace or repair with original materials or when the original roof is beyond repair. The color and texture of asphalt shingles should be appropriate to the architectural style and period of the structure.

(5)

Porches.

(a)

Original details and shape—outline roof height and roof pitch— should be retained.

(b)

Original porch materials and architectural details should be maintained. If different materials are substituted, they should be appropriate to the architectural style and period of the house.

(c)

The enclosing of front porches is inappropriate.

(d)

The enclosing of side porches may be considered appropriate if the visual openness and character of the original porch is maintained.

(6)

Windows.

(a)

The original size and shape of windows should be maintained.

(b)

The original number and arrangement of panes should be maintained.

(c)

The characteristic window shape in the area is vertically rectangular higher than it is wide. Horizontal windows and picture windows are generally not appropriate.

(d)

New window openings should not be introduced unless they match the existing window configuration and their placement harmonizes with the existing rhythm of openings.

(e)

Original windows should not be filled in.

(7)

Doors.

(a)

The original size and shape of door openings should be maintained.

(b)

Original transoms, side lights and doors should be maintained.

(c)

Replacement doors should be compatible with original doors in terms of style and material. Flush doors are generally inappropriate.

(d)

Generally, new door openings should not be introduced on facades visible from the street.

(e)

Original door openings should not be filled in.

(8)

Architectural Details.

(a)

Original details should not be removed.

(b)

The replacement of irreparable details should be close visual approximations of originals.

(c)

The replacement of missing original details should be based on accurate duplication, or should be close visual approximations of the originals, based on historic, physical or pictorial documentation.

(d)

Architectural details of any period or style not original to the building shall not be introduced.

(e)

Changes that have taken place in the course of time which are evidence of the history and development of a building and its environment may have acquired significance in their own right; their significance should be recognized and respected.

(9)

Materials.

(a)

Original building materials include wood, brick, stone, terra cotta and stucco. Original roof materials include slate, metal and on twentieth century buildings, asphalt shingles.

(b)

Original building and roofing materials should be retained. If replacement is necessary, it should be with original material appropriate to the architectural style and period of the house.

(10)

Masonry.

(a)

Masonry repointing should be done with care to match the original mortar color. The use of portland cement should be avoided when repointing old brick.

(b)

Original tooling configuration and joint width should be maintained.

(c)

Cleaning should be done with the gentlest means possible. Since sandblasting causes severe damage to brick and mortar, its use should be avoided.

(d)

The painting of brick is inappropriate unless it is mismatched or so deteriorated that it cannot withstand weather. If painting is necessary, original natural color should be used.

(e)

Painting of stone is inappropriate.

(11)

Wood.

(a)

Wood siding should be retained if possible. Original siding should not be covered or replaced with a material or texture not original and not aesthetically compatible.

(b)

Replacement wood siding should be consistent with the original in size, direction and lap dimension.

(c)

Original wall shingles should be maintained.

(12)

Color.

(a)

The Hernando Preservation Commission shall approve appropriate historic paint colors in conjunction with requests for certificates of appropriateness.

(13)

Appurtenances.

(a)

Appurtenances related to a building (fence, walls, street lamps, steps, paving, sidewalks and signs) should be visibly compatible with the environment to which they are related.

(14)

Fences.

(a)

Low retaining walls in front yards should be kept where they exist. Introduction of retaining walls where none existed should be avoided.

(b)

New or reclaimed iron fencing may be appropriate for properties with pre-1900 houses. Iron fencing is generally not appropriate for later houses.

(c)

Wood picket fences are appropriate in front and/or rear yard of houses.

(d)

Board fences, usually taller, with wider boards set close together, are appropriate only around rear yards.

(e)

Chain link or woven fences are generally inappropriate for front or visible side yards. They may be used in rear yards. If a portion of a rear fence is visible from the street, it should be camouflaged.

(15)

Signs.

(a)

The appearance, size, position, method of attachment, texture of materials, color and design of signs shall be in keeping with the collective characteristics of the structure surrounding the property on which the sign will be located.

(b)

Off-site signs shall not be permitted.

(c)

Business signs shall comply with the Hernando Sign Ordinance except as modified as follows:

(i)

Buildings and signs may be illuminated by remote light sources, provided that these light sources are shielded to protect adjacent properties.

(ii)

Signs attached to the structure shall not cover any architectural detail.

(16)

Landscaping.

(a)

All aspects of site development should be sympathetic to the character of landscape development, type of plans and spatial treatment of adjacent properties.

(b)

Wherever possible, healthy existing trees should be retained, as they are amenity requiring many years to replace. Grading and construction should avoid disturbance to such trees.

(c)

To provide a consistent effect in residential areas, the preferred street trees are 2—2 1/2" caliper oak, planted on average 50' on center.

(d)

To provide a more immediate effect in commercial areas and offset the larger scale structures, the preferred street trees are 3—3 1/2" caliper oak, planted no further apart than 50' on center.

(e)

Evergreen species are desirable for screening views, such as views into parking or service areas.

(f)

As an extension of the surrounding natural landscape, plant species should be native or well-adapted to the region.

(g)

Suggested shade tree species include: Willow Oak, Pin Oak, Scarlet Oak, Bald Cypress, Tulip Tree, Honey locust and Red Maple.

(h)

Suggested flowering tree species include: Magnolia, Crape Myrtle, Washington Hawthorne, Goldenrain Tree, Red Bud, Japanese Cherry, Crabapple.

(i)

Suggested shrub species at 24"—36" height include: Wax Leaf Ligustrum, Florida Jasmine, Variegated Privet, Elaeagnus, Golden Euonymus, Gold Spot Euonymus, Manhattan Euonymus, Japanese Cleyera, Burford Holly and Azalea.

(j)

Suggested shrub species at 18"— 24" height include: Andorra Juniper, Pfizer Juniper, Mugho Pine, Dwarf Japanese Holly, Dwarf Chinese Holly, Variegated Privet, Manhattan Euonymus and Florida Jasmine.

(k)

Suggested screening plants include: Lob Lolly Pine, White Pine, Virginia Pine, Savannah Holly, Foster Holly and Red Leaf Photinia.

(l)

On site areas adjacent to streets, lawn areas must be established or be sodded prior to occupancy of the project.

(m)

Planting plans approved by the Commission must be maintained as originally designed. Any diseased, dying or dead plants should be treated or removed by the property owner. Appropriate, durable plants should be installed.

(n)

Where needed, irrigation must be provided to ensure robust planting areas.

(o)

To prevent accidents, irrigation systems must be installed below ground, with spray heads flush with the ground surface.

viii.

New Construction.

(1)

Definition - The construction of any freestanding structure on any lot.

(2)

General Principles.

(a)

These guidelines shall apply only to the exteriors of buildings and to areas of lots visible from public rights-of-way.

(b)

The public facades - front and street related elevations - of proposals for new buildings shall be more carefully reviewed than other facades.

(c)

Since construction in a historic district has usually taken place continuously from the late nineteenth and early twentieth centuries, a variety of building types and styles result which demonstrate the changes in building tastes and technology over the years. New buildings should continue this tradition while complementing and being compatible with other buildings in the area.

(d)

Reconstruction may be appropriate when it reproduces facades of a building which no longer exists and which was located in the historic district if: the building would have contributed to the historical and architectural character of the area; if it will be compatible in terms of style, height, scale, massing and material with the buildings immediately surrounding the lot on which the reproduction will be built; and if it is accurately based on pictorial documentation.

(e)

Because new buildings usually relate to an established pattern and rhythm of existing buildings, other on the same and opposite sides of a street, the dominance of that pattern and rhythm must be respected and not disrupted.

(f)

New construction should be consistent with existing buildings along a street in terms of height, scale, setback and rhythm; relationship of materials, textures, details, color, roof shape, orientation and proportion and rhythm of openings.

(3)

Height.

(a)

New buildings shall be constructed to a height which is compatible with the height of adjacent buildings.

(b)

Scale.

(c)

The size of a new building; it mass in relation to open spaces; and its windows, doors, openings and porches should be visually compatible with the surrounding buildings.

(4)

Setback and Rhythm of Spacing.

(a)

The setback from front and side yard property lines established by adjacent buildings must be maintained. When a definite rhythm along a street is established by uniform lot and building width, infill new buildings should maintain the rhythm.

(b)

All setbacks and yard requirements must have approval of the Hernando Zoning Appeals Board, if different form the current requirements of the Hernando Zoning Ordinance.

(5)

Relationship of Materials, Texture, Details and Material Color.

(a)

The relationship and use of materials, texture, details and material color of a new building's public facades shall be visually compatible with and similar to those of adjacent buildings, or shall not contrast conspicuously.

(6)

Roof Shape.

(a)

The roofs of new buildings shall be visually compatible, by not contrasting greatly with the roof shape and orientation of surrounding buildings.

(7)

Orientation.

(a)

The site orientation of new buildings shall be consistent with that of adjacent buildings and shall be visually compatible. Directional expression shall be compatible with the surrounding building, whether that expression is vertical, horizontal or non-directional.

(8)

Proportion and Rhythm of Openings.

(a)

The relationship of width to height of windows and doors and the rhythm of solids to voids in new buildings shall be visually compatible with the surrounding buildings.

(9)

Additions to Existing Buildings.

(a)

New additions to existing buildings should be kept to minimum and should be compatible in scale, materials and texture; additions should not be visually jarring or contrasting.

(b)

Addition should not be made to the public facades of existing buildings. Additions may be located to the rear of existing buildings in ways which do not disturb the public facades.

(c)

The creation of an addition through enclosure of a front facade porch is inappropriate and should be avoided.

(10)

Outbuildings.

(a)

Garages and storage buildings should reflect the character of the existing house and surrounding buildings and should be compatible in terms of height, scale, roof shape, materials, texture and details.

(b)

The location and design of outbuildings should not be visually disruptive to the character of the surrounding buildings.

(11)

Appurtenances.

(a)

Appurtenances related to new buildings, including driveways, sidewalks, lighting, fences and walls, shall be visually compatible with the environment of the existing buildings and sites to which they relate.

(12)

Sidewalks.

(a)

Sidewalk additions and repair must be compatible with any existing sidewalk design and material.

ix.

Demolition.

(1)

Definition - The tearing down of a building.

(2)

General Principles - Since the purpose of historic zoning is to protect historic properties, the demolition of a building which contributes historically or architecturally to the character and significance of the district is inappropriate and should be avoided.

(3)

Guidelines.

(a)

Demolition is inappropriate:

(i)

If a building is of such architectural or historical interest and value that its removal would be detrimental to the public interest;

(ii)

If a building is of such old or unusual or uncommon design and materials that it could not be reproduced or be reproduced without great difficulty and expense; or

(iii)

If it proposed replacement would make a less positive visual contribution to the district, would disrupt the character of the district or would be visually incompatible.

(b)

Demolition is appropriate:

(i)

If a building has lost its architectural and historical integrity and importance and its removal will not result in a more negative, less appropriate visual effect on the district;

(ii)

If a building does not contribute to the historical or architectural character and importance of the district and its removal will result in a more positive, appropriate visual effect on the district; or.

(iii)

If the denial of the demolition will result in an economic hardship on the applicant as determined by the Hernando Preservation Commission.

x.

Relocation.

(1)

Definition - The moving of a building in a district from one site to another.

xi.

General Principles.

(1)

The moving of an existing building which retains architectural and historical integrity and which contributes to the architectural and historical character of the district should be avoided.

(2)

The moving out of the district of a building which does not contribute to the historical and architectural integrity of the district or which has lost architectural integrity due to deterioration and neglect shall be appropriate if its removal or the proposal for its replacement will result in a more positive appropriate visual effect on the district.

xii.

Guidelines for Relocation.

(1)

Relocated buildings must be carefully rebuilt to retain and maintain original architectural details and materials.

(2)

A building may be moved into the district if it maintains a sense of architectural unity in terms of style, height, scale, massing, materials, texture and setback with existing buildings along the street.

(3)

A building may be moved from one site to another in the district if:

(a)

The integrity of location and setting the building in its original location has been lost or is seriously threatened;

(b)

The new location will be similar in setting and siting;

(c)

The building will be compatible with the buildings adjacent to the new location in style, height, scale, materials and setbacks; and.

(d)

The relocation of the building will not result in a negative visual effect on the site and surrounding building from which it will be removed.

xiii.

Exceptions.

When the strict application of these design guidelines would result in severe hardship or injustice, the preservation commission may vary these guidelines so that a rehabilitation project may be conducted in a reasonable manner, but so that at the same time general intent and spirit of the design guidelines is preserved.

g.

The "TND" Traditional Neighborhood Development District.

i.

General Provisions.

(1)

Purpose. The purpose of this Article is to allow the optional development and redevelopment of land in Hernando consistent with the design principles of traditional neighborhoods. A traditional neighborhood generally:

(a)

Is compact;

(b)

Is designed for the human scale;

(c)

Provides a mix of uses, including residential, commercial, civic, and open space uses in close proximity to one another within the neighborhood;

(d)

Provides a mix of housing styles, types, and sizes to accommodate households of all ages, sizes, and incomes;

(e)

Incorporates a system of relatively narrow, interconnected streets with sidewalks, bikeways, and transit that offer multiple routes for motorists, pedestrians, and bicyclists and provides for the connections of those streets to existing and future developments;

(f)

Retains existing buildings with historical features or architectural features that enhance the visual character of the community;

(g)

Incorporates significant environmental features into the design;

(h)

Is consistent with Hernando's General Development plan.

(2)

Applicability. The traditional neighborhood development ordinance is an alternative set of standards for development within Hernando for new development of 15 acres or more contiguous to existing development, redevelopment or infill development of 10 acres or more.

(3)

Fees. The Mayor and Board of Aldermen may, by resolution, establish fees for the administration of this ordinance.

ii.

Definitions.

(1)

The following definitions shall be observed and applied, except when the context clearly indicates otherwise. Words used in the present tense shall include the future tense. Words used in the singular form shall include the plural form. Words used in the plural form shall include the singular. The word "shall" is mandatory and the word "may" is permissive.

(a)

Accessory Building - a detached subordinate structure, the use of which is incidental to that of the principal structure and located on the same lot.

(b)

ADT - average daily traffic volumes of vehicles on a street.

(c)

Affordable housing - housing in which mortgage, amortization, taxes, insurance, and condominium and association fees, if any, constitute no more than 28 percent of gross household income for a household of the size which may occupy the unit. In the case of dwelling units for rent, housing that is affordable means housing for which the rent and utilities constitute no more than 30 percent of gross annual household income for a household of the size that may occupy the unit.

(d)

Alley - a public or private way permanently reserved as a secondary means of access to abutting property.

(e)

Arterial - a major street for carrying a large volume of through traffic in the area, normally controlled by traffic signs and signals.

(f)

Block - a unit of land bounded by streets or by a combination of streets and public land, railroad rights-of-way, waterways, or any other barrier to the continuity of development.

(g)

Building Height - the limit to the vertical extent of a building. The building height may be prescribed as a maximum number of stories or as a dimension from sidewalk grade to the eave. The height limit shall not apply to attics, raised basements, chimneys, machine rooms, or similar structures.

(h)

Building Scale - the relationship between the mass of a building and its surroundings, including the width of street, open space, and mass of surrounding buildings. Mass is determined by the three-dimensional bulk of a structure: height, width, and depth.

(i)

Building Setback, Front - the distance from the street right-of-way line to the closest point of the foundation of a building or projection thereof.

(j)

Collector - a street designed to carry moderate volumes of traffic from local streets to arterial streets or from arterial to arterial.

(k)

Common Open Space - squares, greens, neighborhood parks, Hernando parks, and linear environmental corridors owned and maintained by Hernando.

(l)

Curb Radius - the curved edge of streets at an intersection measured at the outer edge of the street curb or of the parking lane.

(m)

Lot - a parcel of land occupied or intended for occupancy by a use permitted in this ordinance, including one main building, together with any accessory buildings, open spaces, and parking spaces required by this ordinance and having its principal frontage upon a street or upon an officially approved place.

(n)

Lot Line - the property lines bounding the lot.

(o)

Lot Width - the horizontal distance between side lot lines measured at the front setback.

(p)

Net acre - an acre of land excluding street rights-of-way and other publicly-dedicated improvements such as parks, open space, and stormwater detention and retention facilities.

(q)

Principal Building - a building in which the primary use of the lot on which the building is located is conducted.

(r)

Queuing - the use of one travel lane on local streets with parking (usually an intermittent parking pattern) on both sides.

(s)

Secondary Dwelling Unit - An additional dwelling unit located within the principal dwelling on the lot, in a freestanding building or above a residential garage.

(t)

Story - a space in a building between the surface of any floor and the surface of the next floor above, or if there is no such floor above, then the space between such floor and the ceiling or roof above.

(u)

Street - a strip of land, including the entire right-of-way, publicly or privately owned, serving as a means of vehicular travel, and furnishing access to abutting properties, which may also be used to provide space for sewers, public utilities, shade trees, and sidewalks.

(v)

Traditional Neighborhood - a compact, mixed use neighborhood where residential, commercial and civic buildings are within close proximity to each other.

iii.

Application Procedure and Approval Process.

(1)

Prior to the issuance of any permits for development within a Traditional Neighborhood Development, the following steps shall be completed according to the procedures outlined in this section:

(a)

The applicant shall have had an initial conference;

(b)

A General Implementation Plan and a zoning map amendment to a Traditional Neighborhood Development District shall be approved by the Mayor and Board of Aldermen;

(c)

A Specific Implementation Plan shall be approved by the Mayor and Board of Aldermen;

(2)

Initial conference. Before submitting an application for a Traditional Neighborhood Development project, the applicant shall schedule an appointment and meet with the planner to discuss the procedure for approval of a Traditional Neighborhood Development project, including submittal requirements and design standards.

iv.

General Implementation Plan.

(1)

General Implementation Plan Process. Following the initial conference, the applicant shall submit a general implementation plan to the Hernando planning staff together with an application for a zoning map amendment to a Traditional Neighborhood Development District.

(a)

General Implementation Plan Submittal Requirements. The purpose of the general implementation plan is to establish the intent, density, and intensity for a proposed development. The General Implementation Plan shall include the following:

(i)

A general location map of suitable scale, but no less than one inch = 200 feet, which shows the location of the property within the community and adjacent parcels including locations of any public streets, railroads, major streams or rivers and other major features within 1,000 feet of the site.

(ii)

A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained," soils with bedrock at or within 42 inches of the surface, utility easements for high-tension electrical transmission lines (>69KV), steep slopes greater than 15 percent, and brownfields.

(iii)

A conceptual site plan, at a scale of no less than one inch = 100 feet, which indicates topography in two foot contours for sites with 15 feet or more of local relief, or one foot contours for local sites with less than 15 feet of local relief, consisting of a map with proposed features and existing site features and uses that will remain. These features should include building outlines, location of streets, transit stops, drives and parking areas, pedestrian and bicycle paths, service access areas for receiving material and trash removal, and other impervious surfaces. The location of proposed and existing to remain trees and shrubs should also be included, along with any other significant features.

(iv)

A conceptual storm water management plan identifying the proposed patterns of major stormwater runoff, locations of stormwater infiltration areas, and other significant stormwater best management practices.

(v)

Identification of the architectural style(s) of the Traditional Neighborhood Development and the accompanying site design style(s). The design style of the Traditional Neighborhood Development shall be conveyed with drawings or computer simulations of typical proposed building elevations (including dimensions of building height and width, and facade treatment).

(vi)

A written report that provides general information about the covenants, conservation easements, or agreements which will influence the use and maintenance of the proposed development. The report shall also describe the site conditions and the development objectives.

(vii)

Any other information deemed necessary by Hernando in order to evaluate plans.

(viii)

Ten copies of the above information shall be submitted plus one reduced set no larger than 8-1/2 inches by 11 inches.

(ix)

The site for the location of all cluster mailboxes, including design of the site, access, parking, and the location and architectural design of all structures conforming to the requirements of Article V, "Subdivision Design Standards," Section "I.," Cluster Mailbox Units (CBUs)," of the City of Hernando Subdivision Regulations.

(2)

Specific Implementation Plan. The purpose of the Specific Implementation Plan is to establish a detailed development proposal. The Specific Implementation Plan can be proposed, reviewed, and acted upon as whole or in part or phases.

(a)

Specific Implementation Plan Process. Following approval of the General Implementation Plan, the applicant shall submit a Specific Implementation Plan to the planning staff.

(i)

Within 30 days following receipt of the Specific Implementation Plan, the Planning Commission shall receive a report from the planning department recommending approval, disapproval or approval with specified modifications. The Planning Commission shall determine that the proposed Specific Implementation Plan is in substantial conformance with the approved General Implementation Plan. Upon due consideration, the Planning Commission shall recommend that the Mayor and Board of Aldermen either:

1)

Approve the Specific Implementation Plan as being in substantial conformance with the General Implementation Plan;

2)

Approve the Specific Implementation Plan as being in substantial conformance with the General Implementation Plan with specified modifications; or.

3)

Deny the Specific Implementation Plan.

(ii)

Following Planning Commission recommendation, the Mayor and Board of Aldermen shall receive the recommendation from the Planning Commission and the report from the planning staff. Upon due consideration, the Mayor and Board of Aldermen shall either:

1)

Approve the Specific Implementation Plan as being in substantial conformance with the General Implementation Plan;

2)

Approve the Specific Implementation Plan as being in substantial conformance with the General Implementation Plan with specified modifications; or.

3)

Deny the Specific Implementation Plan.

(b)

Specific Implementation Plan Submittal Requirements. The applicant shall submit a series of plans, maps, and written materials which include the following information:

(i)

A general location map of suitable scale which shows the boundaries and dimensions of the property within the context of Hernando and adjacent parcels, including locations of any public streets, railroads, major streams or rivers and other major features within 1,000 feet of the site, along with a legal description of the property (names of property owners).

(ii)

A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained," soils with bedrock at or within 42 inches of the surface, utility easements for high-tension electrical transmission lines (>69KV), slopes greater than 15 percent, and brownfields.

(iii)

A site plan, including proposed topographic contours at one foot intervals, with the following information.

1)

The location of proposed structures and existing structures that will remain, with height and gross floor area noted;

2)

Pedestrian lighting, including lamp intensity and height;

3)

The location of proposed open space;

4)

The circulation system indicating pedestrian, bicycle, and motor vehicle movement systems, including existing and proposed public streets or rights-of-way; transit stops; easements or other reservations of land on the site; the location and dimensions of existing and proposed curb cuts, off-street parking and loading spaces, including service access for receiving and trash removal; sidewalks and other walkways.

5)

Location of all trees, shrubs, and ground cover (proposed or existing) to remain on the site.

(iv)

A stormwater management plan for the site. The grading plan shall show existing and proposed ground elevations with contours (one-foot contour interval) and spot elevations at significant high points, low points, and transition points. The grading plan shall also note the finished ground floor elevations of all buildings. The plan shall also show the locations of all storm drainage sewers and structures, and infiltration or detention/retention structures; and all wetlands on the site, using the Federal Manual For Identifying and Delineating Jurisdictional Wetlands, and copies of documents completed in making the wetlands identification.

(v)

Detailed elevations of all proposed commercial buildings and typical elevations of residential buildings. Scaled elevations should identify all signs, building materials and percentage of ground floor commercial facade in windows; the location, height and material for screening walls and fences, including outdoor trash storage areas, electrical, mechanical and gas metering equipment, storage areas for trash and recyclable materials, and rooftop equipment. Commercial areas shall also be subject to the city's Design Standards.

(vi)

A utilities plan showing underground and above ground lines and structures for sanitary sewers, electricity, gas, telecommunications, etc.

(vii)

A written report which completely describes the proposal and indicates covenants or agreements that will influence the use and maintenance of the proposed development. The report also shall describe the analysis of site conditions and the development objectives.

(viii)

Phasing plans, where applicable.

(ix)

Any other information deemed necessary by the Mayor and Board of Aldermen in order to evaluate plans.

(x)

Five copies of the above information shall be submitted, plus one reduced set no larger than 8½ inches by 11 inches.

(xi)

The site for the location of all cluster mailboxes, including design of the site, access, parking, and the location and architectural design of all structures conforming to the requirements of Article V, "Subdivision Design Standards," Section "I.," Cluster Mailbox Units (CBUs)," of the City of Hernando Subdivision Regulations.

(3)

Amendments to the Specific Implementation Plan. Minor changes to the Specific.

(a)

Implementation Plan adopted by the Mayor and Board of Aldermen may be approved by the Planning Department, provided that the changes do not involve:

(i)

Increases or decreases of less than 10 percent in floor area of structures or number of dwelling units.

(ii)

Change in exterior building material.

(iii)

Alteration of any conditions attached or modification to the Specific Implementation Plan made by the Board.

(b)

A major change to a Specific Implementation Plan which is less restrictive than any conditions of approval for the initial Specific Implementation Plan, shall require approval by a majority vote of all members of the Mayor and Board of Aldermen.

(4)

Subdivision of Land. If the Traditional Neighborhood Development involves the subdivision of land as defined in Hernando's subdivision ordinance, the applicant shall submit all required land division documents in accordance with the requirements of the subdivision ordinance. If there is a conflict between the design standards of the subdivision ordinance and the design guidelines of this ordinance, the provisions of this ordinance shall apply.

(5)

Ownership and Maintenance of Public Space. Provision shall be made for the ownership and maintenance of streets, squares, parks, open space, and other public spaces in a Traditional Neighborhood Development by dedication to Hernando.

(6)

Recording of Documents. The Traditional Neighborhood Development must follow the city's Subdivision Regulations including platting and recording requirements.

v.

Traditional Neighborhood Development Design Standards.

(1)

Neighborhood Uses. In order to achieve the proximity necessary to make neighborhoods walkable, it is important to mix land uses. A traditional neighborhood development should consist of a mix of residential uses, a mixed-use area, and open space as provided below.

(a)

A mix of residential uses of the following types can occur anywhere in the traditional neighborhood development. For infill development, the mix of residential uses may be satisfied by existing residential uses adjacent to the Traditional Neighborhood Development.

(i)

Single-family detached dwellings.

(ii)

Single-family attached dwellings, including duplexes, townhouses, row houses.

(iii)

Multifamily dwellings, including senior housing;

(iv)

Secondary dwelling units (A granny flats).

(v)

A Special needs housing, such as community living arrangements and assisted living facilities.

(b)

Mixed use area, of commercial, residential, civic or institutional, and open space uses as identified below. All residents should be within approximately¼ mile or a 5 minute walk from existing or proposed commercial, civic, and open space areas. Individual businesses should not exceed 6000 square feet in size.

(i)

Commercial uses.

1)

Food services (neighborhood grocery stores; butcher shops; bakeries; restaurants, not including drive-throughs; cafes; coffee shops; neighborhood bars or pubs);

2)

Retail uses (florists or nurseries; hardware stores; stationery stores; book stores; studios and shops of artists and artisans);

3)

Services (day care centers; music, dance or exercise studios; offices, including professional and medical offices; barber; hair salon; dry cleaning);

4)

Accommodations (bed and breakfast establishments, small hotels or inns).

(ii)

Residential uses.

1)

Single-family attached dwellings, including duplexes, townhouses, row houses;

2)

Multifamily dwellings, including senior housing;

3)

Residential units located on upper floors above commercial uses or to the rear of storefronts;

4)

"Live/work" units that combine a residence and the resident's workplace;

5)

"Special needs" housing, such as community living arrangements and assisted living facilities.

(iii)

Civic or institutional uses.

1)

Municipal offices, fire stations, libraries, museums, community meeting facilities, and post offices;

2)

Transit shelters;

3)

Places of worship;

4)

Educational facilities;

5)

Open space uses;

6)

Central square;

7)

Neighborhood park;

8)

Playground.

(iv)

Open space uses identified below should be incorporated in the traditional neighborhood development as appropriate. Large outdoor recreation areas should be located at the periphery of neighborhoods rather than central locations.

1)

Environmental corridors;

2)

Protected natural areas;

3)

Community parks;

4)

Streams, ponds, and other water bodies;

5)

Stormwater detention/retention facilities.

(2)

Development units. The number of residential dwelling units and the amount of nonresidential development (excluding open spaces) shall be determined as follows:

(a)

In areas devoted to mixed residential uses:

(i)

The number of single-family attached and detached units permitted shall be 3—8 dwelling units per net acre;

(ii)

The number of multi-family units shall be 12—20 dwelling units per net acre.

(iii)

Secondary dwelling units shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of secondary dwelling units shall not be more than 10 percent of the total number of single-family attached and detached units.

(b)

In mixed use areas:

(i)

The number of single-family and multi-family dwelling units permitted shall be calculated the same as above plus an additional number of units not to exceed 10 percent of the amount permitted above.

(ii)

All dwelling units constructed above commercial uses shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of dwelling units shall not be increased by more than 10 dwelling units or 10 percent, whichever is greater.

(iii)

The total ground floor area of nonresidential development uses, including off-street parking areas, shall not exceed 25 percent of the traditional neighborhood development.

(c)

Open Space. At least 20 percent of the gross acreage of the Traditional Neighborhood Development must be open space. Open space may include undevelopable areas such as steep slopes and wetlands, and stormwater detention and retention basins. At least 25 percent of the open space must be common open space dedicated to the public for parkland. Ninety percent of the lots within the areas devoted to mixed residential uses shall be within a¼ mile or a 5-minute walk from common open space.

(d)

Stormwater Management. The design and development of the traditional neighborhood development should minimize off-site stormwater runoff, promote on-site filtration, and minimize the discharge of pollutants to ground and surface water. Natural topography and existing land cover should be maintained/protected to the maximum extent practicable. New development and redevelopment shall meet the following requirements:

(i)

Untreated, direct stormwater discharges to wetlands or surface waters are not allowed.

(ii)

Post development peak discharge rates should not exceed pre-development peak rates.

(iii)

Erosion and sediment controls must be implemented to remove 80 percent of the average annual load of total suspended solids.

(iv)

Redevelopment stormwater management systems should improve existing conditions and meet standards to the extent practicable.

(v)

All treatment systems or BMPs must have operation and maintenance plans to ensure that systems function as designed.

(e)

Lot and Block Standards.

(i)

Block and lot size diversity. Street layouts should provide for perimeter blocks that are generally in the range of 200—400 feet deep by 400—800 feet long. A variety of lot sizes should be provided to facilitate housing diversity and choice and meet the projected requirements of people with different housing needs.

(ii)

Lot Widths. Lot widths should create a relatively symmetrical street cross section that reinforces the public space of the street as a simple, unified public space.

(iii)

Building Setback, Front - Mixed Use Area. Structures in the mixed-use area have no minimum setback. Commercial and civic or institutional buildings should abut the sidewalks in the mixed-use area. (May have a build to line).

(iv)

Building Setback, Front - Areas of Mixed Residential Uses. Single-family detached residences shall have a building setback in the front between 0 and 25 feet. Single-family attached residences and multifamily residences shall have a building setback in the front between 0 and 15 feet. (May have a build to line.)

(v)

Building Setback, Rear - Areas of Mixed Residential Uses. The principal building on lots devoted to single-family detached residences shall be setback no less than 30 feet from the rear lot line.

(vi)

Side Setbacks. Provision for zero lot-line single-family dwellings should be made, provided that a reciprocal access easement is recorded for both lots and townhouses or other attached dwellings, and provided that all dwellings have pedestrian access to the rear yard through means other than the principal structure.

(f)

Circulation Standards. The circulation system shall allow for different modes of transportation. The circulation system shall provide functional and visual links within the residential areas, mixed use area, and open space of the traditional neighborhood development and shall be connected to existing and proposed external development. The circulation system shall provide adequate traffic capacity, provide connected pedestrian and bicycle routes (especially off street bicycle or multi-use paths or bicycle lanes on the streets), control through traffic, limit lot access to streets of lower traffic volumes, and promote safe and efficient mobility through the traditional neighborhood development.

(i)

Pedestrian Circulation. Convenient pedestrian circulation systems that minimize pedestrian-motor vehicle conflicts shall be provided continuously throughout the Traditional Neighborhood Development. Where feasible, any existing pedestrian routes through the site shall be preserved and enhanced. All streets, except for alleys, shall be bordered by sidewalks on both sides in accordance with the specifications listed in the city's subdivision regulations.

(ii)

The following provisions also apply:

1)

Sidewalks in residential areas. Clear and well-lighted sidewalks, 3—5 feet in width, depending on projected pedestrian traffic, shall connect all dwelling entrances to the adjacent public sidewalk.

2)

Sidewalks in mixed use areas. Clear and well-lighted walkways shall connect building entrances to the adjacent public sidewalk and to associated parking areas. Such walkways shall be a minimum of 5 feet in width.

3)

Disabled Accessibility. Sidewalks shall comply with the applicable requirements of the Americans with Disabilities Act.

(iii)

Crosswalks. Intersections of sidewalks with streets shall be designed with clearly defined edges. Crosswalks shall be well lit and clearly marked with contrasting paving materials at the edges or with striping.

(iv)

Bicycle Circulation. Bicycle circulation shall be accommodated on streets and/or on dedicated bicycle paths. Where feasible, any existing or planned bicycle routes or greenways through the site shall be preserved and enhanced. Facilities for bicycle travel may include off-street bicycle paths (generally shared with pedestrians and other non-motorized users) and separate, striped, 4-foot bicycle lanes on streets. If a bicycle lane is combined with a lane for parking, the combined width should be 14 feet.

(v)

Public Transit Access. Where public transit service is available or planned, convenient access to transit stops shall be provided. Where transit shelters are provided, they shall be placed in highly visible locations that promote security through surveillance, and shall be well-lighted.

(vi)

Motor Vehicle Circulation. Motor vehicle circulation shall be designed to minimize conflicts with pedestrians and bicycles. Traffic calming features such as "queuing streets," curb extensions, traffic circles, and medians may be used to encourage slow traffic speeds.

1)

Street Hierarchy. Each street within a traditional neighborhood development shall be classified according to the following (arterial streets should not bisect a traditional neighborhood development):

a)

Collector. This street provides access to commercial or mixed-use buildings, but it is also part of Hernando's major street network. On-street parking, whether diagonal or parallel, helps to slow traffic. Additional parking is provided in lots to the side or rear of buildings.

b)

Subcollector. This street provides primary access to individual residential properties and connects streets of lower and higher function. Design speed is 25 mph.

c)

Local Street. This street provides primary access to individual residential properties. Traffic volumes are relatively low, with a design speed of 20 mph.

d)

Alley. These streets provide secondary access to residential properties where street frontages are narrow, where the street is designed with a narrow width to provide limited on-street parking, or where alley access development is desired to increase residential densities. Alleys may also provide delivery access or alternate parking access to commercial properties.

2)

Street Layout. The traditional neighborhood development should maintain the existing street grid, where present, and restore any disrupted street grid where feasible. In addition:

a)

Intersections shall be at right angles whenever possible, but in no case less than 75 degrees. Low volume streets may form three-way intersections creating an inherent right-of-way assignment (the through street receives precedence) which significantly reduces accidents without the use of traffic controls.

b)

Corner radii. The roadway edge at street intersections shall be rounded by a tangential arc with a maximum radius of 15 feet for local streets and 20 feet for intersections involving collector or arterial streets. The intersection of a local street and an access lane or alley shall be rounded by a tangential arc with a maximum radius of 10 feet.

c)

Curb cuts for driveways to individual residential lots shall be prohibited along arterial streets. Curb cuts shall be limited to intersections with other streets or access drives to parking areas for commercial, civic or multifamily residential uses. Clear sight triangles shall be maintained at intersections, as specified below, unless controlled by traffic signal devices:

d)

The orientation of streets should enhance the visual impact of common open spaces and prominent buildings, create lots that facilitate passive solar design, and minimize street gradients. All streets shall terminate at other streets or at public land, except local streets may terminate in stub streets when such streets act as connections to future phases of the development. Local streets may terminate other than at other streets or public land when there is a connection to the pedestrian and bicycle path network at the terminus.

3)

Parking requirements. Parking areas for shared or community use should be encouraged. In addition:

a)

In the mixed-use area, any parking lot shall be located at the rear or side of a building. If located at the side, screening shall be provided as specified in section 4.8.

b)

A parking lot or garage may not be adjacent to or opposite a street intersection.

c)

In the mixed-use area, a commercial use must provide one parking space for every 500 square feet of gross building area.

d)

Parking lots or garages must provide not less than one bicycle parking space for every 10 motor vehicle parking spaces.

e)

Adjacent on-street parking may apply toward the minimum parking requirements.

f)

In the mixed residential areas, parking may be provided on-site. One off-street parking space with unrestricted ingress and egress shall be provided for each secondary dwelling unit.

g)

Multifamily uses must provide one parking space for every dwelling unit and 0.5 parking space for each additional bedroom.

4)

Service access. Access for service vehicles should provide a direct route to service and loading dock areas, while avoiding movement through parking areas. e. Paving. Reduction of impervious surfaces through the use of interlocking pavers Is strongly encouraged for areas such as remote parking lots and parking areas for periodic uses.

(g)

Architectural Standards. A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character.

(i)

Guidelines for Existing.

1)

Existing structures, if determined to be historic or architecturally significant, shall be protected from demolition or encroachment by incompatible structures or landscape development.

2)

The U.S. Secretary of the Interior's Standards for Rehabilitation of Historic Properties shall be used as the criteria for renovating historic or architecturally significant structures.

(ii)

Guidelines for New Structures.

1)

Height. New structures within a Traditional Neighborhood Development shall be no more than 3 stories for single-family residential, or 5 stories for commercial, multifamily residential, or mixed use.

2)

Entries and Facades.

a)

The architectural features, materials, and the articulation of a facade of a building shall be continued on all sides visible from a public street.

b)

The front facade of the principal building on any lot in a Traditional Neighborhood Development shall face onto a public street.

c)

The front facade shall not be oriented to face directly toward a parking lot.

d)

Porches, pent roofs, roof overhangs, hooded front doors or other similar architectural elements shall define the front entrance to all residences.

e)

For commercial buildings, a minimum of 50 percent of the front facade on the ground floor shall be transparent, consisting of window or door openings allowing views into and out of the interior.

f)

New structures on opposite sides of the same street should follow similar design guidelines. This provision shall not apply to buildings bordering civic uses.

3)

Guidelines for garages and secondary dwelling units. Garages and secondary dwelling units may be placed on a single-family detached residential lot within the principal building or an accessory building provided that the secondary dwelling unit shall not exceed 800 square feet.

4)

Guidelines for exterior signage. A comprehensive sign program is required for the entire Traditional Neighborhood Development which establishes a uniform sign theme. Signs shall share a common style (e.g., size, shape, material). In the mixed-use area, all signs shall be wall signs or cantilever signs. Cantilever signs shall be mounted perpendicular to the building face and shall not exceed 8 square feet.

5)

Guidelines for lighting.

a)

Street lighting shall be provided along all streets. Generally, more smaller lights, as opposed to fewer, high-intensity lights, should be used. Street lights shall be installed on both sides of the street at intervals of no greater than 75 feet. Street lighting design shall meet the minimum standards developed by the Illumination Engineering Society.

b)

Exterior lighting shall be directed downward in order to reduce glare onto adjacent properties.

(h)

Landscaping and Screening Standards. Overall composition and location of landscaping shall complement the scale of the development and its surroundings. In general, larger, well-placed contiguous planting areas shall be preferred to smaller, disconnected areas. Where screening is required by this ordinance, it shall be at least 3 feet in height, unless otherwise specified. Required screening shall be at least 50 percent opaque throughout the year. Required screening shall be satisfied by one or some combination of: a decorative fence not less than 50 percent opaque behind a continuous landscaped area, a masonry wall, or a hedge.

(i)

Street trees. A minimum of one deciduous canopy tree per 40 feet of street frontage, or fraction thereof, shall be required. Trees can be clustered and do not need to be evenly spaced. Trees should preferably be located between the sidewalk and the curb, within the landscaped area of a boulevard, or in tree wells installed in pavement or concrete. If placement of street trees within the right-of-way will interfere with utility lines, trees may be planted within the front yard setback adjacent to the sidewalk.

(ii)

Parking area landscaping and screening.

1)

All parking and loading areas fronting public streets or sidewalks, and all parking and loading areas abutting residential districts or uses, shall provide:

a)

A landscaped area at least 5 feet wide along the public street or sidewalk.

b)

Screening at least 3 feet in height and not less than 50 percent opaque.

c)

One tree for each 25 linear feet of parking lot frontage.

2)

Parking area interior landscaping. The corners of parking lots, "islands," and all other areas not used for parking or vehicular circulation shall be landscaped. Vegetation can include turf grass, native grasses or other perennial flowering plants vines, shrubs or trees. Such spaces may include architectural features such as benches, kiosks or bicycle parking.

3)

In large parking lots containing more than 200 spaces, an additional landscaped area of at least 300 square feet shall be provided for each 25 spaces or fraction thereof, containing one canopy tree. The remainder shall be covered with turf grass, native grasses or other perennial flowering plants, vines or shrubs.

(iii)

Installation and Maintenance of Landscaping Materials.

1)

All landscape materials shall be installed to current industry standards.

2)

Maintenance and replacement of landscape materials shall be the responsibility of the property owner. Landscape maintenance should incorporate environmentally sound management practices, including the use of water- and energy-efficient irrigation systems such as drip irrigation, and pruning primarily for plant health and public safety, replacing dead materials annually.

(iv)

Materials. All plant materials must meet the minimum standards set by the American National Standards Institute in ANSI Z60.1 American Standard for Nursery Stock. Landscape species shall be indigenous or proven adaptable to the climate, but shall not be invasive species. Plant materials shall comply with the following standards.

(v)

Minimum plant size shall be as specified as follows (for the purpose of determining tree trunk size, the diameter shall be measured 6 inches above ground level):

1)

Plant Type Minimum Size.

a)

Evergreen tree 6 feet in height.

b)

Deciduous canopy tree 22 inches caliper at dbh*.

c)

Small deciduous tree 12 inches caliper at dbh*.

d)

Evergreen or deciduous shrubs 18—24 inches in height

^* dbh = diameter at breast height.

2)

Landscape materials shall be tolerant of specific site conditions, including but not limited to heat, drought and salt.

3)

Existing healthy plant material may be utilized to satisfy landscaping requirements, provided it meets the minimum plant size specified above.

4)

Landscape materials that are used for screening shall be of a size that allows growth to the desired height and opacity within 2 years.

(Ord. of 11-16-2021, §§ 1—5, 8, 9(Exh. B))