Morgan County Unincorporated
City Zoning Code
City Zoning Code
TOWN CENTER
DESIGN STANDARDS
§ 155.265 PURPOSE.
The purpose of the town center design standards as set forth in this subchapter is to enhance the economic viability and aesthetic value of the county’s town center areas as an essential core for the county. These design standards will also establish a unified mien of the rural recreational nature for which the county is known.
(Prior Code, § 8-5K-1) (Ord. 18-06, passed 8-7-2018)
§ 155.266 SCOPE.
Any lot or parcel located within the Town Center Zoning District(s), shall be subject to the standards and regulations of this subchapter. Such standards and regulations are intended to be in addition to existing standards and regulations for subdivision of property and other applicable regulations of this chapter.
(A) Design standards and guidelines. This subchapter establishes the following kinds of design criteria: Design standards and design guidelines.
(1) Design standards are required in addition to other standards set forth in this chapter and are indicated by the verb “shall.” In the event of conflict between this subchapter and other applicable provisions of this chapter, the more restrictive provision shall apply.
(2) Design guidelines indicate additional actions that may be taken to enhance development design and achieve greater compatibility with adjacent land uses. Guidelines thus use the verb “should” (rather than “shall”) signifying that the guidelines are desirable objectives to be achieved but are not mandatory requirements.
(B) Development agreement. A development agreement shall be required to enumerate the standards and specific requirements for a development to offer minor variations and more clearly define standards for individual projects.
(1) A conceptual plan and narrative discussing the proposing development (including density ranges) shall be required to be submitted as part of the rezoning application.
(2) The development agreement shall be submitted prior to or in conjunction with a land use application in the Town Center Zoning District.
(3) The development agreement shall include, at a minimum:
(a) Proposed development standards, including the following:
1. Approved permitted uses from the table in § 155.132 of this code and use standards establishing a mix of land use types, location and density;
2. Lot standards establishing requirements for lot area and dimensions;
3. Building setback standards for front, side and rear yards;
4. Design standards addressing building height, building orientation, common and private open space, natural resource protection and architectural design;
5. Landscaping and buffering standards;
6. Signage standards; and
7. Parking standards.
(b) A conceptual land use plan which shows the following:
1. Location of proposed uses; and
2. Location, arrangement and configuration of open space.
(C) Mixed-use developments. Mixed-use developments shall have at least 35% of the development area designated for commercial uses.
(Prior Code, § 8-5K-2) (Ord. 18-06, passed 8-7-2018; Ord. 19-07, passed 12-3-2019; Ord. 23-15, passed 10-3-2023)
§ 155.267 NONRESIDENTIAL AND MIXED-USE DESIGN STANDARDS.
These standards are intended to improve the aesthetics and functionality of nonresidential and mixed-use projects which help make the Town Center Zone a more desirable place to live, conduct business and visit.
(A) Purpose. The specific purposes of this section include:
(1) Creating a sense of place and identification by forming a built environment that exudes quality and superior design;
(2) Prioritizing pedestrian travel with improved walkability and safety while still accommodating automobiles through site design standards;
(3) Improving the aesthetics of nonresidential and mixed-use buildings with durable materials and design variations through architectural design standards;
(4) Conserve the use of water with xeriscaped areas that utilize drought-tolerant trees and plant species through landscape standards; and
(5) Creating vibrant, healthy and sustainable nonresidential areas for the citizens of the county.
(B) Provisions. To meet the intent of this section, the following provisions shall be applied to all new nonresidential and mixed-use developments and exterior remodels within the Town Center Zone. For exterior remodels, these standards shall be applied on a case-by-case basis as applicable.
(1) Architectural standards. The design of a building shall be considered on all sides of the building, with each facade being required to meet the terms of this section. The following architectural standards shall apply to new development and exterior remodels of nonresidential properties within the Town Center Zone.
(a) General design concepts. New development shall be designed for its specific context with a design unique to the Town Center Zone. Developments containing two or more buildings shall possess a similar design theme, and the site shall be designed such that the overall development is cohesive. Materials should be complementary to building type, style, scale and finish. Colors that conform to natural scenic beauty should be used to maintain the scenic nature of the current community.
(b) Entrances. Street front entrances shall be developed on all new buildings including sidewalk connections to the public sidewalk unless otherwise approved by the Zoning Administrator. If approved differently by the Zoning Administrator, an unobstructed sidewalk connection from the door location must be provided to connect to the public sidewalk. Areas between building entrances shall utilize sidewalks, awnings, windows or other similar pedestrian friendly architectural features (see Figure 155.267-1 below).
Figure 155.267-1 |
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(c) Street facades. The facade that faces the street is the most prominent in any nonresidential building. Buildings shall be designed with large panes of glass on the main level oriented to the sidewalk (see Figure 155.267-2 below). The use of clear glass on the main level oriented to the street in which the property is accessed is strongly encouraged for retail uses. The use of faux windows may be allowed if the use does not allow for windows on all sides of the building. Unoccupied utility buildings shall not be required to have large panes of glass facing the street.
Figure 155.267-2 |
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(d) Variation. Nonresidential buildings shall be designed with architectural wall variations spaced at intervals of 30 feet to 50 feet in linear width, depending on the size of the project (see Figure 155.267-3 below). The following architectural features shall be incorporated into the design of each facade of the building:
1. Change in building materials;
2. Building projections measuring at least 18 inches to three feet in depth based on the scale of the proposed building;
3. Roof line variations measuring at least three feet in height; and
4. Awnings and lighting, or another architectural variation approved on a case-by-case basis that creates visual interest.
Figure 155.267-3 |
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(e) Vertical separation. Buildings in excess of two stories in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories (see Figure 155.267-4 below). This may be accomplished by a mid-facade cornice or trim, a change in material, style or color, a facade step-back or roof pitch with dormer windows or other methods.
Figure 155.267-4 |
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(f) Building materials.
1. The majority of each facade (51% or more of the wall area excluding windows and doors) shall be constructed of the following hard surface building materials: Brick, stone, treated or split face decorative block (CMU), fiber cement siding and panels, wood, concrete or other durable building material as approved by the Planning Commission.
2. Stucco, EIFS or untreated concrete block (CMU) may be allowed by the Planning Commission as an accent or secondary material only (see Figure 155.267-5 below).
3. The Planning Commission may approve metal as an exterior building material on a case-by-case basis if an applicant can show that the type of metal is of a high grade and provides architectural quality to a building (see Figure 155.267-6 below).
4. Vinyl siding and standing seam metal (see Figure 155.267-7 below) are prohibited for use as exterior wall building materials.
(g) Screening. Mechanical equipment shall be located or screened so as not to be visible from public and private streets. Screens shall be aesthetically incorporated into the design of the building, whether located on the ground or the roof, and may include such treatments as balustrades, parapet walls or landscaping. Screening materials shall be compatible with those of the building.
(h) Building architectural orientation. Buildings shall have their architectural orientation towards the front of the property. The front of the property shall be defined as the street frontage from which the building is accessed. Buildings on corner lot sites shall have an architectural orientation towards each right-of-way.
(2) Site design standards. The following standards address building orientation and pedestrian circulation for the commercial areas of the Town Center Zone, including its streets, parking areas, sidewalks, plazas and other outdoor places.
(a) Orientation. Buildings shall be oriented to the right-of-way in order to create a “street wall” along the street edge with a ten-foot front yard setback to allow for some minor landscaped areas, courtyards or plazas.
(b) Office parks. Office parks with two or more office buildings with a combined total of 100,000 square feet or more may be oriented to an internal street or common plaza of at least one-half acre in size in order to promote walkability and functionality within the development. As part of the consideration, a concept plan will be required to ensure the overall development is cohesive and proper vehicular and pedestrian circulation is provided. When this development option is utilized, a minimum of 50% of the street frontage shall have buildings up to the street.
(c) Location. In the case a project is located adjacent to a state road or major arterial, a minimum 15-foot setback shall be required as measured from the edge of right-of-way. Landscaping, courtyards and plazas are allowed within the required setback; however, a drive-thru lane may not be allowed within the required setback due to site impacts from potential street widening.
(d) Institutional uses. The requirements of divisions (B)(2)(a) and (B)(2)(c) above may be waived by the Planning Commission for institutional uses such as hospitals, maintenance facilities, fire stations, public utility buildings, transit stations, public schools or other institutional uses as determined by the Planning Commission. To allow institutional uses that require access on all sides of the building flexibility to be designed in a manner that promotes safety.
(e) Pedestrian circulation and street crossings. Nonresidential projects shall provide a circulation plan and show the following site improvements to improve pedestrian circulation and safety:
1. Pedestrian walkways that interconnect the adjacent street(s), open spaces, parking areas, building entries and adjacent sites. Walkways shall be hard-surfaced with concrete or asphalt;
2. Crosswalks where pedestrian walkways cross streets and internal roads shall be constructed of concrete or asphalt;
3. Raised central median strips, bulb-outs and other traffic calming elements as required by the County Engineer on a case-by-case basis; and
4. Master-planned trail connections where a project is located adjacent to a master-planned development or county trail, the trail connection shall be a minimum six feet in width and must be constructed of asphalt or concrete.
(f) Paving and surface materials. Sidewalks and walkways shall be constructed of concrete and include accents areas with similar materials. Color tones should be medium to dark in order to create a uniform setting for the surrounding building materials and colors.
(g) Fences and walls. In general, fences and walls shall be limited to the rear and sides of buildings, helping to reinforce the feeling of the rural county as a small urban area. Fence and wall design shall conform to the provisions set forth in § 155.345 of this code. Where possible, openings shall be provided in fences and walls to provide pedestrian access to other neighboring nonresidential uses.
(3) Landscape treatments and embellishments. Landscaping shall be installed in such a way that it enhances the built environment and creates an aesthetically pleasing site. The following standards shall apply to new development and renovations of commercial properties within the Town Center Zone.
(a) Street trees and landscape elements. Installing trees in addition to the standards set forth in the Town Center Zone design standards and public improvements specifications is encouraged. Small ornamental trees should be avoided and drought-tolerant species that will be large at maturity encouraged.
(b) Xeriscape landscape. Xeriscape landscaping areas with the use of native and drought-tolerant plant species provides improved aesthetics in Town Center Zone. A minimum of 25% of the required open space area that is improved must be xeriscaped.
(c) Street furnishings. Street furnishings should reflect the character of the architectural and thematic style of the Town Center Zone. Furnishings should be placed in safe, comfortable places and should take advantage of key notes, plazas and views into and out of the site.
(4) Conflicts. In the event that these provisions conflict with another section of this chapter or General Plan, the more restrictive provision shall apply.
(Prior Code, § 8-5K-3) (Ord. 18-06, passed 8-7-2018)
§ 155.268 MULTI-FAMILY RESIDENTIAL DESIGN STANDARDS.
These standards are intended to create multi-family developments that will establish permanent neighborhoods and provide a sense of community. To meet the intent of this section, the following provisions shall be applied to all new multi-family residential and mixed-use developments, unless otherwise modified by the Planning Commission. For exterior remodels, these standards shall be required.
(A) Architectural standards.
(1) General design concepts.
(a) New development shall be designed for its specific context with a design unique to Town Center Zone.
(b) Developments containing two or more buildings shall possess a similar design theme, and the site shall be designed such that the overall development is cohesive.
(c) Building architecture, exterior materials and colors shall coordinate.
(2) Side and rear facades. These design standards shall be applicable to all sides of a building, with each facade being required to meet the terms of this section.
(3) Building materials.
(a) The majority of each facade (51% or more of the wall area excluding windows and doors) shall be constructed of the following hard surface building materials: Brick; stone; treated or split face decorative block (CMU); fiber cement siding; wood; concrete; or other durable building material as approved by the Planning Commission.
(b) Stucco, EIFS or untreated concrete block (CMU) may be allowed by the Planning Commission as an accents or secondary material only.
(c) The Planning Commission may approve metal as an exterior building material and as a primary material on a case-by-case basis if an applicant can show that the type of metal is of a high grade and provides architectural quality to a building.
(d) Vinyl siding and standing seam metal are prohibited for use as exterior building materials.
(4) Vertical separation.
(a) Buildings in excess of two stories in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories.
(b) This may be accomplished by a mid-facade cornice or trim, a change in material, style or color, a facade stepback or roof pitch with dormer windows or other methods.
(5) Building entrances. Building entrances shall be oriented towards the street or a common courtyard area and provide connecting pedestrian access between the street or courtyard areas (see Figure 155.268-1 below).
Figure 155.268-1 |
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(6) Appearance. Two-family, three-family and four-family dwellings shall maintain a single-family detached appearance to the greatest extent possible (see Figure 155.268-2 below). Instead of each unit mirroring the other, the dwellings shall be designed so that they have the appearance of a large single-family unit. This can be accomplished by separating the entrance of one unit from the entrance to the adjacent unit, or by utilizing grade changes and roof line variety.
Figure 155.268-2 |
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(7) Variation. Multi-family dwellings greater than four units shall be designed with architectural wall variations spaced at intervals of 30 feet to 50 feet in linear width, depending on the size of the project (see Figure 155.268-3 below). The following architectural features shall be incorporated into the design of the building:
(a) Change in building materials;
(b) Building projections measuring at least 18 inches to three feet in depth based on the scale of the proposed building;
(c) Roof line variations measuring at least three feet in height; and
(d) Awnings and lighting, or another architectural variation as approved on a case-by-case basis that creates visual interest.
(B) Site design standards.
(1) Garages.
(a) Townhomes shall be designed oriented toward public roads with rear-loading garages accessed by a paved parking area or alley way (see Figure 155.268-4 below).
(b) Rear-loading garages are highly encouraged for townhomes located on interior project roads with units oriented toward a road or common courtyard area.
(c) Multiple unit structures shall have garages incorporated into the primary structure with a minimum of 30% of the lower-level gross floor area utilized as garage areas; additional garages may be detached from the principal structure. A carport structure may be allowed in lieu of the 30% garage requirement.
(2) Natural features. Townhome and multiple unit projects shall respect and maintain natural features such as existing trees, hills, drainages, wetlands, bodies of water or other natural features.
(3) Development plans. Development plans shall include a landscaping plan for the front yards, which shall be installed by the developer. For projects with more than ten units, the landscaping plan shall include at least one tree for every two dwelling units, half of which shall be coniferous evergreen trees and one shrub of five-gallon size for each two dwelling units. The coniferous trees shall be at least six feet in height and the deciduous trees shall be at least two inches in caliper.
(4) Streets. Interior project streets shall include on-street parking, curb extensions, sidewalk furniture and crosswalks.
(5) Fencing. Each multi-family dwelling project shall provide fencing along interior property lines where incompatible or less intensive uses exist. The required fencing must be a six-foot, sight-obscuring fence. Fences over four feet tall or sight-obscuring fencing shall not be located between the buildings and the street. Where there is fencing located along the street, openings in the fence shall be required to allow sidewalk access from each building to the public sidewalk.
(6) Amenities.
(a) Each multi-family project with ten units or more shall include amenities for the residents of the project. Because each project will be different in nature, the amenities are likely to be different.
(b) The number of amenities required shall be in proportion to the proposed number of units in the development.
(c) Amenities shall be provided according to project size or comparable equivalent amenities as required or recommended by the Planning Commission and, if County Commission approval is required, as approved by the County Commission.
(d) Amenities included are:
1. Picnic areas. Picnic areas shall consist of a barbeque and two tables on a concrete pad with a cover;
2. Sports court. Sports courts shall be at least 500 square feet and constructed with concrete or equivalent hard surface area;
3. Playground. Playgrounds shall be constructed of commercial grade materials and include equipment for younger children and older children;
4. Club house. A club house shall be used for gatherings of residents and be at least 750 square feet in size complete with restrooms;
5. Pool. Pools shall be subsurface and be no less than 20 feet by 40 feet in size;
6. Tennis courts. Tennis courts shall be professional regulation size and be constructed of concrete or equivalent hard surface area; and
7. Splash pad. Splash pads shall be at least 300 square feet in size, include a minimum of three vertical spray features, and be constructed of concrete.
(7) Street wall and parking.
(a) Buildings shall be oriented to the right-of-way in order to create a “street wall” along the street edge with no front yard setback except to allow for some minor landscaped areas, courtyards or plazas.
(b) Parking shall not be located between the street and buildings and shall be placed at the interior portion of the property (see Figure 155.268-5 below).
Figure 155.268-5 |
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(8) Xeriscaped. A minimum of 25% of the total landscape area must be xeriscaped. Xeriscaping is strongly encouraged in passive open space areas with turf grass used in a central active open space area.
(9) Pedestrian circulation. Multi-family residential projects shall provide a circulation plan and show the following improvements to improve pedestrian circulation and safety:
(a) Pedestrian walkways that interconnect the adjacent street(s), open spaces, parking areas, building entries, adjacent sites and adjacent master-planned trails where applicable. Each building located along a public road must provide a sidewalk connection from the building entrance to the public sidewalk;
(b) Walkways shall be hard-surfaced with concrete or asphalt; and
(c) Crosswalks shall be placed where pedestrian walkways cross streets and internal roads and shall be painted or made of concrete or asphalt.
(Prior Code, § 8-5K-4) (Ord. 18-06, passed 8-7-2018)
§ 155.269 CONNECTIVITY STANDARDS.
These standards are intended to create a connected transportation system between neighborhoods and commercial areas within the county.
(A) Purpose. The specific purposes of this section include:
(1) Promoting walkability through additional connections and shorter block lengths;
(2) Improving emergency response time;
(3) Increasing effectiveness of delivery access;
(4) Providing better routes to schools and parks;
(5) Reducing impacts of development on master-planned arterial and collector roads by providing alternative routes; and
(6) Preventing isolated developments that increase dependency on automobiles.
(B) Provisions. To meet the intent of this section, the following provisions shall be applied to all new nonresidential developments within the Town Center Zone.
(1) Definitions. For the purpose of this section, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
BLOCK LENGTH. The distance along any given road frontage between two intersections with three or more connecting links (see Figure 155.269-1 below). Links that connect into a cul-de-sac shall not be considered the termination point of a BLOCK LENGTH.
Figure 155.269-1 |
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CHICANE. An extension of a curb typically on a local street to provide an element of traffic calming.
CONNECTIVITY INDEX. A ratio of roadway links and nodes that serves as a metric for measuring the level of connectivity.
CUL-DE-SAC LENGTH. The distance from the street intersection to the throat of the cul-de-sac bulb (see Figure 155.269-2 below).
Figure 155.269-2 |
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CURB EXTENSION. An extension of a curb in a roadway to narrow the road at pedestrian crossings to provide additional safety for pedestrians and serves as a traffic calming measure.
LINKS. Streets that connect to nodes or external streets not included in the proposed development.
NODE. Street intersection or cul-de-sac located within a proposed development. A street intersection exists where two or more named roads intersect.
(2) Circulation plan. A circulation plan shall be provided as part of a preliminary subdivision plat application.
(a) The circulation plan must address street connectivity, pedestrian circulation, emergency access and parking movements. In cases where cut-through traffic is likely, traffic calming measures such as curb extensions, chicanes, raised crossings or other features may be required.
(b) The circulation plan shall show the connectivity index, block length dimensions, cul-de-sac length dimensions, pedestrian facilities and any proposed traffic calming features.
(c) The circulation plan must take into account access and connectivity on adjacent parcels. On a case-by-case basis the Planning Director and County Engineer may require changes to stub road locations if it will increase the connectivity within an adjacent property.
(d) A circulation plan will be required for proposed developments with more than one acre in project size or with more than ten units. The Planning Director and County Engineer may waive the requirement for a circulation plan on a case-by-case basis.
(3) Connectivity index calculation. The required connectivity index is calculated by dividing the total number of links by the total number of nodes (see Figure 155.269-3 below).
Figure 155.269-3 |
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(a) For the purposes of calculating the number of total links, one link beyond each node shall be included in the connectivity index calculation.
(b) Street stubs that provide future access to adjacent properties or streets that connect to existing streets are considered links.
(c) An additional one-half link shall be included in the connectivity index calculation for each of the following:
1. Hard surface pedestrian connection through a cul-de-sac with a minimum width of ten feet including an additional two-foot soft shoulder on each side (see Figure 155.269-4 below);
Figure 155.269-4 |
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2. Hard surface master-planned trail connection with a minimum width of ten feet including an additional two-foot soft shoulder on each side (see Figure 155.269-5 below);
Figure 155.269-5 |
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3. Internal hard surface trail segment connecting two roads with a minimum width of ten feet including an additional two-foot soft shoulder on each side (see Figure 155.269-6 below).
Figure 155.269-6 |
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(c) An additional one-fourth link shall be included in the connectivity index calculation for each roadway segment where homes face an amenitized open space, park or natural area (see Figure 155.269-7 below). The roadway segment shall have a minimum 300 feet of frontage along the said open space.
Figure 155.269-7 |
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(4) Residential connectivity standards. All new residential subdivisions with ten or more units or more than one acre shall meet the following connectivity index, block length and cul-de-sac length standards for public roads. Private roads shall be reviewed on a case-by-case basis; however, a public road may be required to prevent a private road in a subdivision from stubbing into a future or existing public road.
(a) Required connectivity index. The minimum required connectivity index shall be required based on the project density as identified in the following table of minimum connectivity index scores:
Density | Minimum Index Score |
0 - 2.5 DU/AC | 1.5 |
2.6 - 4 DU/AC | 1.6 |
4.1+ DU/AC | 1.75 |
1. Reduction in required connectivity index: The required connectivity index may be reduced if the applicant provides clear and convincing evidence that it is impossible or impracticable to achieve due to the following limitations:
a. Topography;
b. Natural features including lakes, rivers and designated wetlands;
c. Existing adjacent development;
d. Rail corridors; and
e. Limited access roadways.
2. Reductions in the required connectivity index will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the County Commission.
3. The total allowed reduction to the required connectivity index will be based on an analysis of existing conditions that prevent connections. As part of the analysis, county staff will ensure the internal connectivity of the subdivision meets the required connectivity index and that connectivity is provided to adjacent properties where possible.
(b) Maximum block lengths.
1. Maximum block lengths allowed shall be required based on the project density as identified on the following table:
Density | Maximum Block Length |
0 - 2.5 DU/AC | 1,000 feet |
2.6 - 4 DU/AC | 800 feet |
4.1+ DU/AC | 600 feet |
2. Increase in block length: The maximum allowed block length may be increased if the applicant provides clear and convincing evidence that it is impossible or impracticable to achieve due to the following limitations:
a. Topography;
b. Natural features including lakes, rivers and designated wetlands;
c. Existing adjacent development;
d. Rail corridors; and
e. Limited access roadways: Increases in block length will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the County Commission.
(c) Cul-de-sac length standards.
1. Maximum cul-de-sac lengths allowed shall be required based on the project density as identified on the following table:
Density | Maximum Cul-de-sac Length |
0 - 2.5 DU/AC | 400 feet |
2.6+ DU/AC | 250 feet |
2. Cul-de-sacs shall not be allowed in the RM-15 or RM-7 Zones unless the applicant provides clear and convincing evidence that a cul-de-sac is necessary to develop the entire parcel due to the following limitations:
a. Topography;
b. Natural features including lakes, rivers and designated wetlands;
c. Existing adjacent development;
d. Rail corridors; and
e. Limited access roadways: Requests for cul-de-sac within the RM-15 or RM-7 Zones will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the County Commission.
(5) External street connectivity standards. In addition to the internal street connectivity standards, external connectivity shall be maintained.
(a) Cul-de-sacs. In cases where cul-de-sacs have one or two rows of lots between the end of the cul-de-sac and an external road, a hard surface pedestrian connection with a minimum width of ten feet including an additional two-foot soft shoulder on each side shall be utilized to connect to the external street (see Figure 155.269-8 below).
Figure 155.269-8 |
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(b) Pedestrian connections. Pedestrian connections shall be utilized to connect proposed developments to master-planned trails and adjacent existing or future developments where applicable. Connections shall be of a hard surface with a minimum width of ten feet including an additional two-foot soft shoulder on each side.
(6) Nonresidential connectivity standards. All new nonresidential subdivisions containing the dedication of public roads shall meet the following connectivity index and block length standards. Private roads shall be reviewed on a case-by-case basis; however, a public road may be required to prevent a private road in a subdivision from stubbing into a future or existing public road.
(a) Required connectivity index.
1. The minimum required connectivity index score shall be one and one-half for nonresidential developments.
2. Reduction in required connectivity index: The required connectivity index may be reduced if the applicant provides clear and convincing evidence that it is impossible or impracticable to achieve due to the following limitations:
a. Topography;
b. Natural features including lakes, rivers and designated wetlands;
c. Existing adjacent development;
d. Rail corridors; and
e. Limited access roadways: Reductions in the required connectivity index will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the County Commission. The total allowed reduction to the required connectivity index will be based on an analysis of existing conditions that prevent connections. As part of the analysis, county staff will ensure the internal connectivity of the subdivision meets the required connectivity index and that connectivity is provided to adjacent properties where possible.
(b) Maximum block lengths. Maximum block lengths allowed shall be 500 feet for nonresidential subdivisions.
1. Increase in block length: The maximum allowed block length may be increased if the applicant provides clear and convincing evidence that it is impossible or impracticable to achieve due to the following limitations:
a. Topography;
b. Natural features including lakes, rivers and designated wetlands;
c. Existing adjacent development;
d. Rail corridors; and
e. Limited access roadways: Increases in block length will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the County Commission.
2. Cul-de-sac standards: Cul-de-sacs shall not be allowed in any nonresidential zone unless the applicant provides clear and convincing evidence that a cul-de-sac is necessary to develop the entire parcel due to the following limitations:
a. Topography;
b. Natural features including lakes, rivers and designated wetlands;
c. Existing adjacent development;
d. Rail corridors; and
e. Limited access roadways: Requests for cul-de-sacs within nonresidential zones will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the County Commission.
3. Cross-access: It is highly encouraged for nonresidential site plans to provide cross-access to adjacent developments to allow auto and pedestrian trips to occur between developments without the need of using the street (see Figure 155.269-9 below).
Figure 155.269-9 |
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(Prior Code, § 8-5K-5) (Ord. 18-06, passed 8-7-2018)
§ 155.270 OPEN SPACE CORRIDOR PRESERVATION.
These standards are intended to create a connected open space corridor system between neighborhoods and commercial areas within the county.
(A) Purpose. The specific purposes of this section include:
(1) Promoting walkability through additional open space corridors;
(2) Preserve areas which allow for pedestrian access to the surrounding area;
(3) Provide a buffer between residential and commercial uses; and
(4) Providing better pedestrian routes to schools, parks and commercial areas.
Figure 155.270-1: Town Center Open Space Corridor Plan |
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(B) Open space plan. An open space plan shall be provided as part of a preliminary subdivision plat application. The open space plan must address landscaping and pedestrian circulation in the open space areas identified in the town center open space corridor plan (see Figure 155.270-1 above) and shall meet the following requirements.
(1) Trails.
(a) Trails shall be placed in open space corridors to provide pedestrian access to schools, parks, residential and commercial areas as part of the overall pedestrian network.
(b) Trails shall be maintained by private owners’ associations.
(2) Landscaping; landscape treatments and embellishments. Landscaping shall be installed in such a way that it enhances the built environment and creates an aesthetically pleasing open area.
(a) Street trees and landscape elements. Drought-tolerant species that will be large at maturity shall be installed at least every 200 feet along the open space corridors.
(b) Street furnishings.
1. Street furnishings such as benches, small play or exercise apparatus shall be installed in the open space corridor.
2. Furnishings should be placed in safe, comfortable places and should take advantage of key notes, plazas and views into and out of the site.
(c) Xeriscape landscape. Xeriscape landscaping areas with the use of native and drought-tolerant plant species provides improved aesthetics in Town Center Zone. A minimum of 25% of the required open space area that is improved must be xeriscaped.
(d) Alternatives. Requests for alternative open space corridor standards will be reviewed on a case-by-case basis and must require recommendations from the reviewing departments and Planning Commission and approval by the County Commission.
(Prior Code, § 8-5K-6) (Ord. 18-06, passed 8-7-2018)