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Item No. PC: 1-16-86 VR-86-2 Page 3 STAFF ANALYSIS The project site consists of one legal parcel but is physically bisected by a public road. The northerly portion contains approximately 1. 8 acres and is in a GA-40 zone. The area to the south, containing approximately 10.66 gross acres, is in a GA-10 zone. Granting of the Variance as requested will create three separate building sites. The applicant correctly states that similar Variances have been granted in the neighborhood. One Variance was granted by the Board of Supervisors after a denial by the Board of Zoning Adjustment. POLICY CONSIDERATIONS: Gener4l Plan: An Agricultural Principle of the Land Use/Circulation Element of the General Plan states: "5. Further fragmentation of agricultural land outside of areas designated for urban expansion will be permitted only in areas designated for rural residential development. " The portion north of Morse Road is already physically fragmented from the remainder of the property by the public road and would not be inconsistent with that Principle. The request to divide the southerly portion into two parcels is inconsistent with the Principle. AREA/NEIGHBORHOOD COMPATIBILITY: Land Use: The project site is surrounded by agricultural uses on all sides except for the area east of Pearson Road and the Southern Pacific Railroad right-of-way. Generally, the area west of Pearson Road is largely undivided except for the original lots of Morse Colony Subdivision and most are consistent with the zoning. FACILITIES/SERVICES: Water, Sewer and Storm Drainage: No public services exist in the area. Any new development would be serviced by individual wells and septic tanks. Drainage would have to conform to Department of Public Works standards.