Attempting to flag lot property

[Adam Webb]

I have a duplex on an acre lot in Springville. I’m trying to make a flag lot and build another house. Any recommendations on surveyors or engineers? Any advise or things to watch for? This is my first time doing any development or changing of lots!

[William Hochstedler]

Hi Adam,

I did a flag lot up in Logan a while back.  Flag lots have all the challenges of a subdivision development with none of the financial benefits of volume.  Make sure that you talk to all the city departments that will have any say over the project and understand how much these things cost.  I think I spent about $40K without picking up a shovel or hammer (and that was 15 years ago).  Here's where some of those costs came from:

• Planning & Zoning: Get a comprehensive list of all the things that they will require from a new subdivision including requirements for garbage collection, curb-and-gutter, setbacks etc. Do the lot dimensions and frontage support a dedicated driveway or will it be shared?
• Building Department: How much will the permit cost for the project and for the new construction? Will there be impact fees? What other requirements will they have that may pose challenges on a flag lot?
• Engineering: Will you be able to implement all the city engineering requirements or will they require a bond for things that you can't do?
• Fire Department: Are there adequate hydrants to get to the building? Will they require a fire truck turn-around? Will you have to sprinkle the house?
• Utilities: What are the costs of physically installing new utilities including new water meter vaults, right-of-way permits, etc. Will the depth of the municipal sewer line support a gravity fed sewer or will you need to pump it?
• Driveway:  Will they require hard surface and what will be the minimum width?  This could give you sticker shock.

So my take on flag lots is that they're about the hardest way to make a buck, but it's great experience for understanding the whole process of doing a subdivision and understanding what developers do.

Good luck and let me know if you have any specific questions.