(A) Lot improvement. The lot arrangements shall be such that there will be no foreseeable difficulties for reasons of topography, grading, or other conditions in securing site plan approval and building permits to build on all lots in a manner which is compliant with these regulations and the zoning code, and which provides reasonable driveway access to buildings from an approved right-of-way. Where topographic and soils constraints are present on a lot or area, subdivision design shall be suitable for development and will not create unstable slopes and/or the potential for chronic soil erosion problems.
(B) Lot dimensions.
(1) Lots shall comply with the minimum dimensional standards of the Zoning Code.
(a) Dimensions of corner lots shall be large enough to allow for erection of buildings observing the minimum yard requirements from both streets as specified in the Zoning Code. Lots shall be large enough to minimize grading, stormwater runoff, and soil erosion problems.
(b) Lots in residential districts that are adjacent to railroad right-of-way shall include an additional 25 foot easement on that portion of the lot adjacent to the right-of-way which shall be used as a buffer strip. This buffer area shall be shown on the preliminary plat and attached as a separate document and diagram with the final plat: "This easement is reserved for buffering and screening. The placement of buildings hereon is prohibited."
(2) Where lots are more than double the minimum required area specified for the applicable zoning district, the City Council may require that such lots be arranged and sized so as to allow further subdivision and the opening of future streets where they would be necessary to serve such potential lots.
(3) All remnants of lots below minimum size left over after subdividing a larger tract must be added to adjacent lots, dedicated to the public, owned with specified restrictions by a homeowner association or comparable association, or dedicated as an outlot with specific restrictions.
(4) Irregular shaped lots are discouraged. Where such lots are proposed, the development shall demonstrate to the city an ability to properly place principal buildings and accessory structures on the site in a manner which is compatible in size and character to the surrounding area.
(5) In general, side lot lines shall be at right angles to street lines or radial to curving street lines unless a variation from the rule will give a better street or lot plan, or unless topographic conditions necessitate a different arrangement.
(C) Frontage.
(1) No subdivision shall be approved unless the area to be subdivided shall have frontage on and access from an existing street right-of-way, a street that is an existing state, county, or township highway, or a street not yet constructed but shown upon a plat approved by the City Council and recorded in the County Recorder Office. Such street shall be suitably improved to allow year-round safe access by residents of the area and all safety vehicles.
(2) Every lot shall abut on a public street to provide access for fire protection, utilities and other services unless a subdivision has received approval from the City Council for a private street or access easement.
(3) Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from arterials or higher level streets or to overcome specific disadvantages of topography and orientation.
(D) Access to arterial streets.
(1) Arterial streets are considered to be controlled access streets. Therefore, where possible, lots shall not derive access exclusively from an arterial street.
(2) Where a subdivision borders on or contains an existing or proposed arterial street, the City Council may limit access to such streets by one of the following means:
(a) The subdivision of lots shall be designed so that all lots to back onto the arterial and front onto a parallel local street. No access shall be provided from the arterial, and screening shall be provided in a strip of land along the rear property line of such lots.
(b) A series of cul-de-sacs, U-shaped streets or short loop streets entered from and designed generally at right angles to a street parallel to the arterial street, with the rear lines of their terminal lots backing onto the arterial when there are preexisting obstacles/conditions beyond the applicant's/city's control, i.e., gas lines, railroad tracks, water/sewer mains, etc.
(c) Where driveway access to and from an arterial street may be necessary for several adjoining lots, such lots may be required to be served by a combined access drive in order to limit possible traffic hazards.
(d) Where possible, driveways should be designed and arranged so as to avoid requiring vehicles to back onto arterial streets.
(Ord. 2023-02, passed 5-9-23)