(A) Blocks.
(1) Blocks shall have sufficient width to provide for two tiers of lots of appropriate depth pursuant to Table 8.B. Summary of Residential Bulk Requirements (see Table 5, § 159.106), Table 8.C. Summary of Commercial Bulk Requirements (see Table 6, § 159.107), Table 8.D. Summary of Industrial Bulk Standards (see Table 7, § 159.108), Table 8.E.4. Bulk Requirement for Corporate Campus Non-Residential Subdistricts (see § 159.107) and Table 8.F.4. Bulk Requirements for Federal Hill Subdistricts (see § 159.109). Exceptions to this prescribed block width may be permitted in blocks adjacent to major transportation facilities, water courses, and industrial and commercial areas.
(2) The length, width, and shape of blocks shall be appropriate for the location and the type of development contemplated, but shall follow the restrictions and guidelines below:
(a) Blocks, on local streets, in residential areas shall not be more than 1,000 feet nor less than 400 feet in length.
(b) Wherever practical, blocks along major arterials and collector streets should be a minimum of 1,000 feet in length.
(c) Blocks designed for industrial uses shall be of such length and width as may be determined suitable by the Planning Commission for the prospective use.
(3) In long blocks, the Plan Commission may require an easement through the block to accommodate utilities, drainage facilities or pedestrian walkways where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, or other community facilities.
(4) Where blocks are developed along arterial streets and/or highways that shall contain alleys, those alleys shall run parallel to said arterial and not perpendicular or radial to it so as to create an intersection between the arterial and alley.
(B) Lots.
(1) Lot Arrangement. The lot arrangements shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the zoning ordinance and other regulations, in providing safe driveway access to buildings on such lots from an approved street, or in providing service to public sanitary sewer or approved sanitary disposal facilities.
(2) Lot Dimensions.
(a) The areas of all lots shall not be less than the standards for the zoning district in which they are located.
(b) Corner lots shall be a minimum of 50% larger than the minimum lot area indicated for the zoning district in which it is located.
(c) Depth and width of properties reserved or laid out for business, commercial, or industrial purposes shall be adequate to provide for the off street parking and loading facilities required for the type of use and development contemplated, as established in the Zoning Ordinance.
(d) Adequate depth shall be allotted to new blocks and lots to accommodate landscape buffers, where required.
(e) Where individual septic tanks have been authorized, sufficient area shall be provided for a replacement sewage disposal system.
(3) Lot Lines.
(a) The lot line common to the street right-of-way shall be the front line. All lots shall face the front line and a similar line across the street. Wherever feasible, lots shall be arranged so that the rear line does not abut the side line of an adjacent lot.
(b) In general, side lot lines shall be at right angles to street lines (or radial to curving street lines) unless a variation from this rule will give a better street or lot plan.
(c) Building setback lines shall be established on all lots, and the minimum building set back line shall be appropriate for the location of the development and for type of development and use contemplated, provided, however, that they shall not be less than the standards established by the zoning ordinance of the City of Noblesville.
(4) Lot Shape. Double frontage and reversed frontage lots shall be discouraged except where necessary to provide separation of residential development from arterial streets or to overcome specific disadvantages of topography and orientation. Flag lots shall be prohibited.
(5) Access to Lots. Single- and two-family lots shall not derive access from an arterial or major collector. Multi-family and Nonresidential lots should not generally derive access exclusively from an arterial or major collector street. Where driveway access from an arterial or major collector street may be necessary for several adjoining lots, the Plan Commission may require that such lots be served by a common and combined driveway in order to limit possible traffic hazards on such street. Driveways shall be designed and arranged so as to avoid requiring vehicles to back into traffic on arterials and major collectors.
(6) Waterbodies and Watercourses. If a tract being subdivided contains a private water body, or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots. The Planning Commission may approve an alternative plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a local government responsibility. No more than 25% of the minimum area of a lot required under this chapter may be satisfied by land that is under water. Where a watercourse separates the buildable area of a lot from the street by which it has access, provisions shall be made for installation of a culvert or other structure, of design approved by the City or County Engineer, as applicable.
(7) Utility Easements. Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least 15 feet wide. Easements for streetlights shall be located as approved by the Board of Public Works and Safety.
(8) Drainage. Lots shall be laid out to provide positive drainage away from all buildings. Individual lot drainage shall be coordinated with the general storm drainage pattern for the area.
(Ord. 62-12-95, passed 1-22-96; Am. Ord. 55-12-02, passed 1-14-03; Am. Ord. 29-9-11, passed 10-11-11; Am. Ord. 10-03-13, passed 4-9-13)