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Item No. PC: 10-4-90 MS-91-14 Page 4 Access• Access to Parcels 1 and 2 is by State Route 12 . Parcel 1 is a flag lot with a 25-foot-wide strip of land joining it to State Route 12 . The Department of Public Works has required improvements of the strip to Code standards and has also required an irrevocable offer of dedication. A gravel roadway already exists along the 25-foot-wide strip. Section 9-9380 requires that parcels being created, developed, or modified shall be provided with access by frontage on a public roadway, subject to three exceptions. This subdivision attempts to comply with the following exception: " (c) Parcels of land created by Minor Subdivision which because of existing improvements, physical conditions, or other unique circumstances cannot have frontage, may be created; provided, however, that each lot so created is provided with a twenty- five (25) foot wide strip of land joined to the parcel it serves and further provided that the design is such that said access strips may be combined into fifty (50) foot wide roadways when required by future development. " When maps are approved under Section 9-9380, the approving body shall make appropriate findings to justify the necessity for the access method used. For this project, the appropriate finding cannot be made. There are no existing improvements, physical conditions, or other unique circumstances which would prevent Parcel 1 from being created with frontage on State Route 12 . The minimum lot width in the AG-40 zone is 100 feet. The subject property has 474 . 1 feet of frontage. Since the south end of the property is level and vacant, a 1-1/2 to 3-acre parcel could easily be created with the required frontage and with a reasonable width-to-length ratio. AREA/NEIGHBORHOOD COMPATIBILITY: On the east side of the property is a church. Southern Pacific Railroad runs along the north end of the site. On the west and south are small agricultural lots. The project site is vacant except for a pole barn at the northern end. If approved, this subdivision would allow the building of one more residence, which would not conflict with the railroad, the church, or surrounding agricultural lands. Therefore, the project does not pose any significant land use issues.