11-20.100
Land Splits and Combinations
Sections:
11-20.100.010 Purpose and Intent
11-20.100.020 Land Split Procedures and Requirements
11-20.100.030 Pre-Application Conference
11-20.100.040 Land Split or Combination Applications
11-20.100.050 Lot Splits for Secondary Single-Family Dwellings
11-20.100.010 Purpose and Intent
The purpose of these regulations is:
A. To provide for the partitioning of land into two or three lots, tracts or parcels of land or the combination of lots, tracts or parcels through a process that is more expeditious than the subdivision process;
B. To assure that the proposed parcels are in conformance with the City’s development standards;
C. To obtain accurate surveying and permanent public record of the separate interests created and conveyed by the division of lands; and,
D. To assure adequate access and to provide a coordinated street system.
11-20.100.020 Land Split or Combination Procedures and Requirements
The preparation, submittal, review, and approval of all land splits or combinations located within the City limits shall proceed through the following progressive stages, except as otherwise provided in this chapter:
A. Optional pre-application conference with the Director.
B. Submittal by the subdivider, and review and approval of the land split or combination application and map by the Director.
C. Recordation of the approved land split or combination map and associated legal description with the Coconino County Recorder’s office.
11-20.100.030 Pre-Application Conference
A. The pre-application conference stage of land split or combination review is an optional investigatory period preceding the preparation and submittal of the land split or combination application by the subdivider. The subdivider shall initially present the land split or combination proposal to the Director who shall advise the subdivider of specific public objectives, standards, and regulations related to the property and the procedure for land split or combination review.
B. An application for land split or combination approval shall include a sketch plan of the proposed land split or combination so that the Director can determine whether the approval process authorized by this Division can and should be utilized. The Director may require the applicant to submit whatever information is necessary to make this determination, including, but not limited to, a copy of the Coconino County Assessor’s Map showing the land being divided and all lots or parcels previously divided from that tract of land and all contiguous land under the same ownership 15 years prior to December 16, 2010, the effective date of these regulations.
11-20.100.040 Land Split and Combination Applications
A. Application Submittal:
1. All land split or combination applications shall include the following materials:
a. The required number of copies of the land split or combination map reproduced in the form of blue or black line prints on a white background, or suitable copies showing the proposed Land split or combination, existing conditions including the location of all structures, and anticipated setbacks from existing and proposed property lines;
b. Any information required as part of the land split or combination submittal shall be shown graphically, or by note, or by letter, or in combination on the plans, and may if necessary comprise several sheets showing various elements of the required data. All mapped data for the same map shall be drawn at the same engineering scale, said scale not to be greater than 100 feet to an inch;
c. A completed land split or combination application form;
d. Legal description in a form approved by the Coconino County Recorder’s office;
e. A non-refundable land split or combination application fee (See City Code, Title 10, Zoning Code, Appendix 2, Planning Fee Schedule), available as a separate document from the Planning Section); and,
f. Complete contact information for the subdivider.
2. All submittals shall be checked by the Director for completeness. If the application is determined to be incomplete, the submittal may be rejected and returned to the applicant for revision and resubmittal.
B. Application Approval Standards:
1. All land split or combination applications shall be designed to comply with the requirements of the specific zoning district within which it is located, including minimum lot area, lot depth, lot width and minimum access requirements.
2. No lot or parcel shall be divided in such a way that any division contains more dwelling units than are permitted by the zoning regulations in the district in which the lot or parcel is situated.
C. Process for Approval.
1. The subdivider shall submit all of the documents, information, data, and other requirements for approval of a land split or combination to the Director. The subdivider shall also furnish to the Director any additional information and materials relevant to the application that are reasonably believed to be necessary in order for the Director to evaluate, analyze, or understand the subject matter of the application, and to ensure compliance with the requirements of this division. Compliance shall be determined by the Director.
2. The procedures for approval, modification, or denial of land split or combination applications shall be as follows:
a. The Director shall approve or disapprove applications for land splits or combinations pursuant to the provisions of this Division and shall ensure compliance with any applicable conditions of approval.
b. A subdivider may appeal a final action of the Director to the Planning Commission in accordance with Division 11-20.180, Appeals, of this Chapter.
11-20.100.050 Lot Splits for Secondary Single-Family Dwellings
A. Applicability. This section applies to existing detached residential units (except for accessory dwelling units) established prior to November 5, 2002 on lots located in the MR and HR Zones not subject to the Resource Protection Overlay. Where two existing detached residences are located on a lot, following the procedures established in Division 11-20.90, Modified Subdivision Process, or Division 11-20.100, Land Splits and Combinations, two new lots may be created subject to the standards provided below.
B. Standards. If the lot with two existing detached residential units is proposed to be divided pursuant to this section, each resulting lot shall have frontage on, and/or legal access to, a public street or alley. The following standards in Table 11-20.100.050.A, Secondary Single-Family Dwelling, shall also be met.
1. Existing residential units shall maintain building separation requirements of applicable Sections for the R1N, MR and HR Zones, to the maximum extent feasible.
2. Lots proposed to be divided: the new property line shall be drawn in such a manner as to divide this distance approximately equally between the two new lots, but in no case shall a new property line be drawn between existing structures that would be inconsistent with applicable City Building Code separation requirements.
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Building Placement Requirements |
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Existing residential units shall maintain building separation requirements of applicable sections for the MR and HR Zones. |
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Lots proposed to be divided: the new property line shall be drawn in such a manner as to divide this distance approximately equally between the two new lots, but in no case shall a new property line be drawn between existing structures that would be inconsistent with applicable City Building Code separation requirements. |
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Lot Requirements |
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Lot Size (min.) |
5,000 sf in MR and HR Zones |
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If the lot is proposed to be divided: the smaller of the two remaining lots shall be at least 40% of the original lot or 2,000 sf, whichever is larger |
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Lot Width (min.) |
50' |
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If the lot is proposed to be divided, the smaller of the two remaining lots shall have a lot width of at least 40' |
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Lot Depth (min.) |
75' |
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If the lot is proposed to be divided, the smaller of the two remaining lots shall have a lot depth of at least 40' |
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Building Form Requirements |
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Lot Coverage (max.) |
40% |
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If the lot is proposed to be divided, each remaining lot shall have maximum coverage of 40% |
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Utilities |
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If the lot is proposed to be divided, each residential unit shall be provided with separate utility services in approved locations, subject to the provision of utility easements as necessary. |
C. Parcel Division. If two residential units exist on a lot in conformance with subsection (A) of this section, such lot may be divided, upon application through the modified subdivision process set forth in Division 11-20.10, Title and Authority, or land split procedure outlined in Division 11-20.100, Land Splits and Combinations, into two separate lots, one for each residential unit, if the following requirements are met:
1. The lot line created between the two residential units shall be substantially perpendicular to the side lot lines if the buildings are located in the front and rear portions of the original lot, or to the front and rear lot lines if the buildings are located side by side;
2. The division complies with the Land Split requirements of Chapter 11-20, Subdivision and Land Split Regulations, except as modified by this Section for development standards in the MR and HR Zones not subject to the resource protection overlay;
3. If the proposed property division is a land split and the lot boundaries are set by a recorded plat and all public improvements exist along the entire frontage of the property prior to splitting, then the division may be processed as a land split in compliance with Division 11.20.10, Title and Authority; and
4. If the City Engineer determines that as a result of the proposed property division public improvements are required in compliance with Section 10-30.50.060, Minimum Requirements, then the property division shall follow the modified subdivision process as defined in Division 11-20.90, Modified Subdivision Process. (Ord. 2016-07, Amended, 02/16/2007. Formerly 10-40.60.300)