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9 curved, such as on a cul-de-sac, the lot width is measured along a line parallel to a tangent to the front lot line. RIGHT-OF-WAY. A strip of land occupied or intended to be occupied by a street, railroad, road, electric transmission line, oil or gas pipeline, water main, sanitary or storm sewer main, or for another special use. The usage of the term RIGHT-OF-WAY for land platting purposes shall mean that every RIGHT-OF-WAY hereafter established and shown on a final plat is to be separate and distinct from the lots or parcels adjoining the RIGHT-OF-WAY and not included within the dimensions or areas of the lots or parcels. RIGHT-OF-WAY intended for streets, water mains, sanitary sewers, storm drains or any other use involving maintenance by a public agency shall be dedicated to public use by the recording of the plat on which the RIGHT-OF-WAY is established. Section 1001.098 Lots: (4) Width. Every lot must have the minimum width measured at the minimum front yard setback and at the setback from the OHWL of an abutting lake or stream and extending to the location of the principal building. (5) Lot frontage. All lots shall have frontage on an improved public street that provides the required lot width at the minimum front yard setback, except multi-family or planned unit developments that provide access via private roads or drives. Flag lots are prohibited. A 60 foot wide Highway Easement (shown on the preliminary plat as Road Easement Per Book 269, Page 189) was conveyed to Anoka County for roadway purposes in 1952. This easement exists along the south and west boundary of the subject property and also continues south along Baldwin Lake Road. It should be noted there is a 10 foot gap between the road easement and property line along the south boundary. Per definition, the lot width is measured at the front building setback line and parallel to the front lot line. The front lot line separates the lot from the street right-of-way. In this case, the street right-of-way is the 60 foot Highway Easement; therefore the lot width is measured from the Highway Easement. Lot 1 is a corner lot and requires a minimum 115 feet of lot width along the south Highway Easement. The proposed lot width is 185 feet. Lot 2 is an interior lot and requires a minimum 90 feet of lot width along the south Highway Easement. The proposed lot width is 100 feet. Both lots meet lot width requirements. Section 1001.098(5) requires all lots to have frontage on an improved public street that provides the required lot width at the minimum front yard setback. The existing R, Rural zoned parcel is a substandard lot because it is less than 10 acres and it technically does not have frontage on an improved street. The required lot width for an R, Rural parcel is 330 feet and that lot width and frontage is only met along the west lot line not the south lot line. The west lot line; however, does not have frontage on an improved street.