Section 15-217-58 - Large lots(a) Purpose. This section establishes the standards for developing large lots, dividing them into smaller pedestrian-oriented blocks, and achieving an interconnected block network with walkable block lengths. The standards for large lot projects ensure that these projects promote walkability, pedestrian-orientation, and sustainability of urban and built form. Buildings should include massing and articulation that reflects a human scale, rather than large, monolithic, and repetitive building fabric.(b) Applicability. Each building within a large lot project shall comply with the applicable requirements in the development standards by zone and all other relevant standards in the rules. The following standards shall apply to large lot projects (i.e., larger than 140,000 square feet).(c) Thoroughfare network: (1) Large lots shall be divided to create pedestrian-oriented blocks;(2) New thoroughfares shall connect with existing thoroughfares;(3) New passageways that are introduced shall be a minimum of fifteen feet wide between building elevations;(4) New passageways that are introduced shall be un-gated and shall be publically-accessible;(5) Architectural encroachments into passageways are allowed two feet from the building face, subject to Figure 1.13-C (encroachments), dated September 2011, made a part of this chapter, and attached at the end of this chapter;(6) Each new block shall have an alley for service and parking access; and(7) Cul-de-sacs and dead-end streets are not permitted, unless they allow for future connections.(d) New buildings: (1) New buildings are permitted as indicated by the building types allocated to each zone;(2) New buildings shall have their principle entrance off of a new or existing thoroughfare or passageway;(3) New buildings with civic or institutional uses shall be located in central locations, and be recognizable and accessible to the public;(4) Buildings that occupy a large lot shall incorporate mid-block pedestrian passageways and courtyards at least every three hundred feet. Where passageways are utilized, they shall connect through the block, across existing alleys if necessary, to other passageways, to mid-block crossings, or thoroughfares for greater street grid connectivity;(5) When a building includes a courtyard, the courtyard shall have a minimum dimension of forty feet deep and thirty-five feet wide along the street side;(6) The required mid-block pedestrian passageway or courtyard shall not abut an alley; and(7) For large lots that abut other parcels not subject to a permit application, an alley of at least twenty-six feet in width must be provided at the edge of the lot that is adjacent to the other parcels to ensure access by vehicles and access to light and air of the other parcels. An alternative proposal may be considered as long as it meets the intent of providing light, room, and air to neighboring parcels.[Eff NOV 11 2011 ] (Auth: HRS §§ 206E-4, 206E-5, 206E-7) (Imp: HRS §§ 206E-4, 206E-5, 206E-7)