106-2-4.010 Lot Standards Generally

1. Lot configuration. The Lot arrangement and design shall provide satisfactory and desirable sites for buildings, and be properly related to topography and to existing and probable future development conditions. The applicant shall demonstrate that each Lot intended for a building or other site improvements is buildable. 2. Lot size and exceptions. Unless specifically allowed otherwise in this Land Use Code or a development agreement, all Lots shown on the subdivision plat must conform to the minimum area and width requirements of the Land Use Code for the zone in which the subdivision is located, as provided in the applicable zone pursuant to Title 104 of the Land Use Code. 3. Lot frontage. Each Lot shall have frontage on a street or shared private lane that meets City standards, unless specifically provided otherwise in this Land Use Code. A Lot having double frontage is prohibited unless the rear of the Lot is abutting a Collector Street or Arterial Street, or a street planned to become a Collector Street or Arterial Street, or extreme topography makes other design inappropriate, as determined by the City Engineer. If allowed, the rear Lot Line of a Double Frontage Lot shall be labeled as "no access allowed." 4. Side Lot Lines. Side lines of Lots shall be approximately at right angles, or radial to the street line, from the street line to at least the minimum required building setback. 5. Flag Lot. A Flag Lot shall comply with the following provisions: 1. Area. Regardless of any other alternative Lot Area provision of this Land Use Code, the area of the Lot shall be no less than twice the minimum Lot Area required by the zone, as specified in Title 104, but need not exceed three acres in a zone that has a minimum Lot Area less than three acres. A Flag Lot in a zone that has a minimum Lot Area of three acres or greater shall comply with the minimum Lot Area of the zone, as specified in Title 104. 2. Avoiding street requirement not allowed. Unless otherwise allowed in this Land Use Code, a Flag Lot shall not be allowed if it avoids the installation of a street contemplated by this Land Use Code, an adopted general plan, master transportation plan, development agreement, or other adopted document intended to govern the placement, connectivity, or creation of a street or Street-Block. 3. Access. 1. No access strip shall exceed 800 feet in length. 2. A maximum of two Flag Lot access strips may be located adjacent to each other. 3. The minimum width of a Flag Lot access strip shall be 24’, or as approved by the Local Fire District, unless said access can be reasonably aligned with an approved or planned transportation route, as determined by the City Engineer, shall be a minimum of 30’ in width. 4. When the access strip aligns with, or, as determined by the City Engineer, can reasonably be shifted on the property to better align with an adopted/planned future transport route, it shall be configured in a manner that has the ability to support a future street. if one is ever needed. The access strip shall be no less than 30 feet wide and extend from the street or shared private lane to the furthest extent of the Lot. The future street easement shall not be required in the following circumstances: 1. The adjacent area to which a future street could otherwise be extended is built-out such that no reasonable street connection can be made thereto; 2. The adjacent area to which a future street could otherwise be extended has characteristics that significantly reduce the likelihood the Street-Block will be needed, as determined by the Land Use Authority. These characteristics include, but are not limited to, sensitive lands such as geologic hazards, riverways, floodplains, wetlands, and slopes on which no reasonable street configuration can be created that complies with allowed street grades; or 3. The adjacent area to which a future street could otherwise be extended has culturally or locally important lands that can, are, or will be permanently preserved in a manner that benefits the general public. The Land Use Authority may require the applicant to secure the permanent preservation in a manner satisfactory to the Land Use Authority. 5. The access strip shall be denoted on the plat as the access strip to the Flag Lot, and the Lot’s front shall be determined as facing this access strip. The front setback shall be measured from the access strip. 6. Remnant Parcel. A subdivision of land shall not exclude from its boundary any part or remainder of a Parcel affected by the subdivision unless the remnant Parcel is exempt from the definition of a subdivision under state and city code, or is exempt from platting requirements by state code. 4. Remnant Parcel size. An allowed remnant Parcel shall be no smaller than five acres, and be recorded with the agricultural notice specified in UCA § 1727a-605. 5. Retroactive compliance. Any Parcel that was created as the result of being a remainder from a platted subdivision, including those that do not comply with the recorded notice provisions of UCA § 17-27a-605, that is later used for any use other than agriculture is no longer exempt from the requirements of this Title and shall retroactively be made to comply with this Title and applicable state code. 6. Multiple ownership. Where the land covered by a subdivision includes two or more Parcels in separate ownership and the Lot arrangement is such that a property ownership line divides one or more proposed Lots, the land in each Lot so divided shall be properly executed to correctly vest title to the owner or owners prior to recording the plat. 7. Easements. 1. Lot frontage public utility easements. Each Lot shall have a ten-foot public utility easement abutting a street right-of-way and spanning the Lot width. This ten-foot easement is not required in a zone that allows a zero front setback. 2. Other public utility easements. Other public utility easements shall be provided if, and only if, authorized or required by the City Engineer or Land Use Authority, who shall specify the easement’s location and width, with a minimum width no less than five feet. 3. Surface water drainage easements. If the applicant cannot demonstrate that surface water runoff onto other property will not exceed historic runoff rates, a land drain easement and drainage infrastructure shall be provided by the applicant in a manner that protects other properties in the area and public infrastructure. The land drain shall be installed as part of the subdivision improvements. 4. Agricultural water drainage easements. When a subdivision is proposed on land to which irrigation water runoff has historically and lawfully drained from other property, a land drain easement and drainage infrastructure shall be provided by the applicant in a manner that protects the new Lots, public infrastructure, and historic irrigation flows from and to other property. The land drain shall be installed as part of the subdivision improvements. 8. Taxing district annexation. Parcels that are split by a taxing district shall have the entire Parcel annexed into that taxing district prior to the recording of the subdivision. Exceptions will be made for bond obligations by the taxing district. 9. Hillside development. A Lot that has an average percent of slope, as defined in Title 101, Chapter 2 of this Land Use Code, that is greater than 25-percent shall provide for the following: 1. Buildable area. If a Lot has a Buildable Area, as defined in Title 101, Chapter 2, a hillside development review is not required. The buildable area shall be delineated on the final plat by short dashed lines. 2. Restricted Lot. Each Lot shall be configured, designed, and constructed in a manner that mitigates detrimental effects to future owners or the surrounding area. Each Lot shall provide a Buildable Area that can reasonably contain buildings typical for the zone. Each Lot that has area that has not been adequately studied and mitigated to prove buildability shall have the area clearly delineated and denoted on the final plat as “restricted area.” A Lot that has a restricted area may be amended to reduce or eliminate the restriction after appropriate studies and mitigation measures have been completed, as provided elsewhere in this Land Use Code. A note shall be placed on the final plat pursuant to Section 106-1-8.020. 10. Sensitive lands restrictions. A Lot subject to development restrictions found in Title 104, Chapter 28 of this Land Use Code shall show the restrictions on the final plat. This shall include but may not be limited to wildlife habitat areas, ridgelines, slopes, and stream corridor setbacks.