Commission rejects panhandle (flag) lot split for Roosevelt Commons parcel; lacks unique hardship and direct street access

The Planning Commission denied a proposed minor subdivision that would split a parcel on Roosevelt Boulevard to create a panhandle (flag) lot for a 24‑unit apartment building.

Staff said panhandle lots are discouraged and may be approved only where unique topography or special physical conditions necessitate them. The applicant told staff the motivation was to ease insurance coverage for a 24‑unit building by separating units into two 12‑unit parcels; staff said the surveyor confirmed the split was for different ownership of the new parcels rather than to avoid constructing a street.

Planning staff measured the proposed panhandle width at approximately 18.75 feet — below the city’s 20‑foot minimum for panhandle access — and noted the proposed lot would not have direct frontage on Roosevelt Boulevard. Staff recommended either increasing the panhandle width to at least 20 feet or ensuring direct access to the street; the commission found neither condition had been met and voted to deny.

The commission discussed practical concerns: the proposed lot line would run through existing building/parking areas, and no physical constraint, grading issue or environmental barrier was identified that would justify a flag lot under the code. Commissioners concluded the request appeared strictly financial (insurance) rather than driven by topography or design necessity.

The applicant may revise the plat — for example by ensuring a 20‑foot panhandle width and a formal access route to Roosevelt Boulevard — and return to the commission. The administrative record includes staff direction that panhandle widths be 20–40 feet and that minor subdivisions provide frontage and access to an existing street.