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The following requirements pertaining to subdivisions, condominiums or other developments shall be incorporated into project design and implemented by the developer:
A. Size And Shape: Each lot or parcel shall be of adequate shape and size to accommodate area, yard, frontage, width, parking, access, landscaping, building and all other requirements of the zone in which the lot or parcel is proposed and to accommodate reasonable use of the property.
B. Lot Constraints: Existing topography, easements, vegetation, waterways and other natural or historic features of the property shall be accommodated in the design of lots or parcels.
C. Lot Remnants: Every portion of a parcel being subdivided or recorded as a condominium shall be included in a lot or lots in the proposed subdivision plat or as common, limited common or private ownership in a condominium except for public rights-of- way, parks or other areas dedicated for public use. Nonbuildable parcels shall be so identified with clarifying information to indicate their purpose. (Ord. 2013-01, 4-16-2013)
D. Flag Or Panhandle Lots: Flag or panhandle lots may be approved by the Planning Commission in residential and agricultural zones after receiving a positive recommendation from the City Engineer and Fire Code official in compliance with the requirements listed below.
1. There is no feasible or practical way to subdivide the parcel or gain direct access to a public street or future street system. It is not the intent of this chapter to allow the proliferation of multiple flag lots along a given street within a subdivision, or to change the zoning or character of a subdivision. The creation of flag or panhandle lots is prohibited on lots located in a recorded subdivision, except on a lot that:
a. Has a lot area that is at least twice the area of the average lot area of the original recorded subdivision plat; and
b. Can be subdivided without causing the subdivision it is amending to violate any requirement of this Code, including the applicable lot density requirements of the underlying zone.
2. Approved flag or panhandle lots and the remainder lot of the original parcel must comply with the applicable lot density and minimum lot area requirements of the underlying zone.
3. The configuration of the flag portion of the lot allows a home to be suitably built on the lot in compliance with minimum setbacks of the underlying zone. Unless otherwise determined by the Planning Director, the side of the home where the main entrance is located is considered the front of the lot for building setback purposes.
4. The driveway access design for both the flag and staff portions of the lot comply with Fire Code standards.
5. Access and cross easements may be required to accommodate similar future development on an adjacent lot. To minimize the number of driveways, parcels may be required to combine or share driveway access, based upon public street access, driveway separation, and public safety.
6. A flag lot access may only be approved for:
a. A maximum of two (2) additional building lots created from the original parcel; or
b. A maximum of two (2) additional building lots, one created from the original parcel and another created from an adjacent parcel that also meets all requirements for flag or panhandle lots.
7. The applicant understands and acknowledges in writing that irrespective of any City approval, there may be covenants, conditions, and restrictions on the parcel that the City does not review and cannot enforce that may preclude flag lot development. (Ord. 2018-04, 1-16-2018)
E. Double Frontage Lots: These parcels may only be allowed where lots back onto collector or arterial streets. However, the Planning Commission may, on a case by case basis, approve double frontage lots elsewhere due to property constraints, traffic considerations or other special circumstances. Double frontage lots shall have the following restrictions:
1. A minimum six foot (6') decorative masonry or decorative precast concrete wall shall be required along the rear lot lines of the double frontage lots that are part of a new subdivision. However, if the double frontage lot that is created is part of an existing lot or subdivision and the owner(s) of a lot do not consent to the wall being installed on the existing lot line, the wall shall not be required.
2. Double frontage lots may not be accessed from the street which is established along the rear of said lots, unless otherwise approved by the City Engineer. (Ord. 2018-23, 11-20-2018)
F. City And Zoning Boundaries: Individual lots or parcels shall not be created which would be divided by a City boundary. Individual lots or parcels that cross a zone boundary shall be avoided.
G. Side Property Lines: Said lot lines in a subdivision shall be approximately radial or perpendicular to the street right-of-way line. Side property lines shall be straight lines except where physical constraints of the property require that the side lot lines bend or in order to facilitate more efficient use and function.
H. Rear Lot Lines: Said lot lines shall be parallel or approximately parallel to the front lot line except where physical constraints of the property require otherwise or in order to facilitate more efficient use and function. (Ord. 2013-01, 4-16-2013)
I. Property Line Adjustments: Consenting owners of adjoining properties that comply with this subsection may apply for a property line adjustment. The adjoining properties may be any combination of lots in recorded subdivisions and/or parcels described by metes and bounds, regardless of subdivision boundaries. (Ord. 2017-22, 7-18-2017)
1. Property line adjustments are subject to review by the Land Use Authority, except that parcel boundary adjustments to resolve disputed property lines between adjoining properties, while subject to Utah Code, are exempt from review. The City Engineer is the designated Land Use Authority for property line adjustments. (Ord. 2017-22, 7-18-2017; amd. Ord. 2018-07, 5-15-2018)
2. Applications shall:
a. Be filed jointly by the owners of all subject properties.
b. Include the legal description of each original property.
c. Include the proposed adjusted legal description of each property as proposed. Legal descriptions shall be prepared by a certified surveyor or engineer.
d. Include no more than three (3) properties. (Ord. 2017-22, 7-18-2017)
3. The City Engineer shall hold a public meeting following proper notice to all owners of property adjacent to the subject properties and according to Utah Code and other applicable sections of this Code.
4. The City Engineer shall approve and provide a notice of approval to the applicants for applications that comply with the following requirements: (Ord. 2017-22, 7-18-2017; amd. Ord. 2018-07, 5-15-2018)
a. The property line adjustment will not result in a new parcel or remnant land of any kind.
b. The properties as proposed will comply with this Code.
5. The property owners that are a party to the application shall record with the Salt Lake County Recorder's Office within thirty (30) days of the issuance of the notice of approval the notice of approval and a valid document of conveyance that results in the property boundaries described by the legal descriptions submitted with the property line adjustment application. (Ord. 2017-22, 7-18-2017)