Ord 2017-040/Whisper Zoning Change

Home Browse Search

ARTICLE 3: SUBDIVISION DESIGN DIVISION 1: BLOCK PERIMETER A. Block perimeter is measured along the edge of the property adjoining the public right-of-way. B. Residential blocks must have sufficient width to provide for two tiers of residential lots, except where across from a public park or open space, to allow for unusual topographical conditions, or when adjacent to the outer perimeter of a subdivision. C. An internal drive may be used to satisfy the maximum block perimeter. D. The maximum block perimeter may be extended by fifty (50%) percent where the block includes a pedestrian passage or alley which connects the streets on opposing block faces. E. A block may be broken by a civic building or open lot, provided the lot is at least 50 feet wide and deep and provides a pedestrian passage directly connecting the two streets on each block face. F. Within a single phase of the development, individual block perimeters may exceed the maximum by twenty-five (25%) percent provided that the average of all block perimeters in the phase does not exceed the maximum. G. To provide for the continuation of a block structure for the development, a street must be provided at least every 1,200 feet from the nearest intersection*. H. The following table establishes the maximum block perimeter and maximum dead-end street length. Classification Type 4 2,800 Ft. 300 Ft. Classification Type 5 3,000 Ft. Not Allowed Employment Center 5,000 Ft.* 400 Ft. * For Industrially used buildings which exceed 200,000 sq ft. the 1,200 ft block break standard may be waived and a larger block perimeter may be permitted, but the block perimeter shall not exceed the area required to meet parking and landscaping provisions for the individual structure. DIVISION 2: DEAD END / STUB STREETS A. Dead end streets and cul-de-sacs are measured from intersecting centerlines or from the centerline of the street to the center of the turnaround. B. The following alternatives maybe approved: 1. Eyebrow: a rounded expansion of a street beyond the normal curb line which must have a landscaped area. 2. Loop Lane. a two-way street, no portion of which may be more than two hundred and fifty (250') feet in length. The interior landscaped area must have an average width of at least seventy five (75') feet. C. Where the development adjoins unsubdivided land, stub streets within the new subdivision shall be extended to meet maximum block perimeter standards, except: 1. For the Character Type 4 area, which will be developed as single family residential, in the Mixed Use base zoning district only one connection will be required to the adjacent unsubdivided property. D. The stub streets must be extended to the boundary of the abutting property to the point where the connection to the anticipated street is expected. E. Stub streets must be located so that the portion of the block perimeter located on the subject property does not exceed 50% of the applicable block perimeter maximum. F. If a stub streets exists on an abutting property, the street system of any new subdivision must connect to the stub street to form a through street. G. Where a stub street is provided, a barricade must be constructed at the end of the stub street, pending the extension of the street into the abutting property. H. The Engineering Director may waive provisions of Article 3, Divisions 1 and 2 when steep slopes in excess of twenty-five (25%) percent exist and / or where freeways, preexisting development, tree conservation areas, open space or easements would make the provision of a complete block infeasible or a high intensity nonresidential use is located adjacent to a proposed residential subdivision. An applicant may appeal a decision of the Engineering Director to the