§ 19.23.040. Lots—Determination and regulation of size.

A.

Zoning District Requirements, if Applicable. Lots shall conform to the minimum requirements of the established zoning district in which they are located, if located within the city's corporate limits.

B.

Lot Frontage. All lots shall have at least one boundary abutting either a private or public street.

1.

Each residential lot in the subdivision shall have a minimum frontage on a public or private street as required by the applicable zoning unless other provisions have been authorized through planned development approval.

2.

Each nonresidential lot shall have a minimum frontage on a public or private street as required by the applicable zoning unless other provisions have been authorized through planned development approval.

3.

No residential lot frontage shall be allowed on arterial streets, except in accordance with Section 19.15.060(F).

C.

Flag or Panhandle Lots. Panhandle lots shall be discouraged in residential areas except when, due to unique parcel configuration it is the only way to develop the property, and it shall be considered an exception. It may be allowed as an alternative subdivision design in accordance with this title. It shall also be discouraged in commercial areas except when it is part of a master planned commercial center or commercial unit development with cross access easements allowing additional access. The maximum length of a commercial panhandle shall be one hundred feet. The city plan commission must authorize an exception allowing the flag or panhandle lots in accordance with Chapter 19.48 at the time of preliminary plat approval. Such lots shall otherwise conform to the development standards for construction, and shall be based on the following design requirements.

1.

All lots and structures shall be arranged so the structures and their addresses are visible from the public street from which the lot takes access.

2.

Residential Uses. The maximum length of the panhandle shall be one hundred feet. The minimum width of the panhandle shall be twelve feet to serve one dwelling unit. A maximum of two dwelling units may jointly use a panhandle, provided that the minimum cumulative width of the panhandle is twenty-four feet. Maintenance of the common driveway, in cases of joint use, shall be ensured by deed restrictions and a note of such deed restrictions shall be placed on the face of the plat. In the event that a property cannot be developed whatsoever without an exception being granted by the city plan commission to allow a panhandle exceeding one hundred feet, any buildings served by such panhandle will be required by the fire marshall to be sprinklered and have a hard wired alarm system. A note shall be added to the recording plat and the subdivision improvement plans indicating whether buildings are required to be sprinklered within the subdivision, and which lot numbers have such requirement.

D.

Lot Depth. The minimum depth of each lot shall conform to requirements of the zoning district in which the lot is located, if applicable.

E.

General Shape and Layout. The size, width, depth, shape and orientation of lots, and the minimum building setback lines shall conform to standards set forth herein or within the appropriate zoning district, as applicable. Lots shall be designed to assure the adequate provision of public facilities and the purpose of these subdivision regulations, taking into consideration the location and size of the subdivision and the nature of the proposed uses.

F.

Irregularly-Shaped Lots. Irregularly-shaped lots shall have sufficient width and depth in accordance with the zoning ordinance to provide a reasonable building pad without encroachment into the required front, side or rear yard setbacks and to provide access including a driveway.

G.

Side Lot Line Configuration. The subdivider shall make every effort to design the lots so that side lot lines are ninety degree angles or radial to street right-of-way lines.

H.

Double Frontage Lots.

1.

Single-family or duplex double frontage lots shall be prohibit, except where they may be essential to provide separation of single-family or duplex residential development from arterial streets, or to overcome a specific disadvantage or hardship imposed by topography or other factors. Such double frontage lots allowed within the city limits shall provide hardscape improvements to the parkway as set forth in the DSC, to be maintained by the city.

2.

Where lots have double frontage, are not screened, and/or are provided access directly onto an arterial street, building setback lines shall be established for each street side.

3.

Lots in single-family or duplex residential subdivisions and lots measuring less than one hundred feet wide and located within multifamily residential subdivisions may abut a street on both the front and rear boundaries, but only under the following conditions:

a.

One lot boundary must abut an arterial street or freeway;

b.

A reservation or easement at least ten feet wide, across which there shall be no right of access, shall be designated beside the abutting arterial street or freeway;

c.

The city plan commission may require that a parkway at the rear of a double frontage lot be landscaped or other aesthetic treatment be provided by the subdivider, subject to the approval of the city plan commission to provide a visual and physical separation between the development and the street.

Figure 19.17-1: Types of Lots

I.

Lots Adjacent to or in Floodplains. Subdivision of property in a designated floodplain must meet the requirements for floodplain management in the city's adopted flood hazard prevention ordinance and/or chapter of the city code, as applicable.

J.

Remnants. No remnants of land shall be allowed in the subdivision which does not conform to the lot requirements of the El Paso Zoning Ordinance, except where proposed easements, rights-of-way or open space areas are approved by the city plan commission.

K.

A lot shall not be divided by the corporate limits boundary, state line, or by another lot, street or alley or any other property.

(Ord. 16882 § 2 (part), 2008)

(Ord. No. 17251, § 12, 12-15-2009)