4.
City Council Combined Special Meeting/Work Session
- Meeting Date:
- 09/27/2016
- From:
- Dan Folke, Planning Director
- Department:
- Planning & Development Services
Co-Submitter:
TITLE:
Review and Discussion of Title 11.20.100 Land Splits and Combinations.
DESIRED OUTCOME:
Staff will present information on the rules for processing land splits and combinations. The item has been placed on the agenda through a City Councilmember request.
EXECUTIVE SUMMARY:
The process and requirements for land splits and combinations are found in the City Code Title 11, Section 11-20.100. Land split and combination requests are processed as an administrative application that is reviewed by staff. The review is to ensure the new lots meet all of the dimensional requirements of the zoning district in which they are located. Each conventional zone district has lot standards that identify minimum lot area, lot width and lot depth. The Planning Director or his/her designee approve or deny applications for land splits and combinations. The subdivider or applicant may appeal the decision of the Planning Director to the Planning and Zoning Commission. The City processed 33 land split applications during fiscal year 2016.
Staff believes this is an item of interest primarily because of a land split that was processed on Silver Spruce. A portion of a lot with an existing home was split off to create a new vacant lot. The resulting lot, while meeting the minimum area of 6000 square feet, depth of 100 feet and minimum width of 60 feet (measured at the front setback), has an irregular configuration due to the location of the existing home. The parent lot was 16,459 square feet with 151 feet of width. The irregular shape wraps the new lot lines around the existing house and results in two lots: Lot 1 is 10,634 square feet and Lot 2 is 6001 square feet. Lot 2 is 61 feet wide measured at the 15 front setback line, but then narrows to 40 feet through the middle portion of the lot.
Jurisdictions measure lot width at varying locations using varying methods. The Flagstaff code measures lot width at the front setback. Other codes measure at the street frontage. Some have a complicated methodology which measures from the midpoint of each side setback. Measuring lot width gets more difficult with irregular shaped lots where the side lot lines are not parallel.
Attached to this report is City Code Section 11-20.100 and the residential zone lot requirements. Also attached is a City Council report prepared in May 2016 which provides information on the land split process and an application at 401 Silver Spruce. Finally, staff has provided the resulting land split on Silver Spruce. It should be noted that the applicant of the Silver Spruce land split filed a correction to the side setback from 5 feet to the required 8 feet as shown on the attached Silver Spruce exhibit.
Staff believes this is an item of interest primarily because of a land split that was processed on Silver Spruce. A portion of a lot with an existing home was split off to create a new vacant lot. The resulting lot, while meeting the minimum area of 6000 square feet, depth of 100 feet and minimum width of 60 feet (measured at the front setback), has an irregular configuration due to the location of the existing home. The parent lot was 16,459 square feet with 151 feet of width. The irregular shape wraps the new lot lines around the existing house and results in two lots: Lot 1 is 10,634 square feet and Lot 2 is 6001 square feet. Lot 2 is 61 feet wide measured at the 15 front setback line, but then narrows to 40 feet through the middle portion of the lot.
Jurisdictions measure lot width at varying locations using varying methods. The Flagstaff code measures lot width at the front setback. Other codes measure at the street frontage. Some have a complicated methodology which measures from the midpoint of each side setback. Measuring lot width gets more difficult with irregular shaped lots where the side lot lines are not parallel.
Attached to this report is City Code Section 11-20.100 and the residential zone lot requirements. Also attached is a City Council report prepared in May 2016 which provides information on the land split process and an application at 401 Silver Spruce. Finally, staff has provided the resulting land split on Silver Spruce. It should be noted that the applicant of the Silver Spruce land split filed a correction to the side setback from 5 feet to the required 8 feet as shown on the attached Silver Spruce exhibit.
INFORMATION:
COUNCIL GOALS:
5) Explore and adopt policies to lower the costs associated with housing to the end user
7) Continue to implement the Flagstaff Regional Plan and focus efforts on specific plans
8) Improve effectiveness of notification, communication, and engagement with residents, neighborhoods and businesses and about City services, programs, policies, projects and developments
10) Support and assist the most vulnerable
5) Explore and adopt policies to lower the costs associated with housing to the end user
7) Continue to implement the Flagstaff Regional Plan and focus efforts on specific plans
8) Improve effectiveness of notification, communication, and engagement with residents, neighborhoods and businesses and about City services, programs, policies, projects and developments
10) Support and assist the most vulnerable