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FINDINGS FOR VARIANCE PA-2400223 AND MAJOR SUBDIVISION NO. PA-2300266 PATRICK ESTES I JOSH ELSON Variance No.PA-2400223 1. Because of the special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the regulation deprives the property of privileges enjoyed by other property in the vicinity and under identical zoning classification. 1. • This finding can be made because special circumstances applicable to the subject property— including its shape,width,and surrounding development pattern—limit its capacity for productive agricultural use and distinguish it from other properties in the vicinity under the same zoning classification.The subject site's elongated and narrow configuration restricts the ability to perform traditional large-scale agricultural operations.The applicant has identified how the geometry of the parcel impedes standard farming practices,such as equipment maneuverability,crop rotation,and contiguous field planning.These limitations hinder the property's suitability for sustained agricultural productivity,thereby depriving the property of agricultural privileges typically enjoyed by conforming parcels in the AG-40 zone. Furthermore,approximately 80%of the surrounding parcels within a'/4-mile radius are rural residential in character,with 70%of those parcels less than 2 acres in size.This includes a 41-unit mobile home park directly across the street.The prevalence of these non-conforming residential parcels and the associated domestic water demands have introduced development pressures and groundwater constraints inconsistent with traditional agricultural operations.These adjacent land uses also create practical challenges for active farming due to the increased potential for land use conflicts,such as drift from pesticide application, dust,and noise. Given the combination of physical site constraints and the degree of residential encroachment in the immediate vicinity,strict application of the AG-40 development standards would deprive the subject parcel of reasonable use and development opportunities consistent with the prevailing land use pattern in the area.Accordingly,the property's unique characteristics support the conclusion that this finding can be made. 2. The Variance will not be detrimental or injurious to property or improvements in the vicinity of the subject property, or the public health, safety or general welfare. 1. • This finding can be made because the proposed subdivision will not be detrimental or injurious to surrounding properties,existing improvements,or to public health,safety,or general welfare.The site is currently not utilized for crop production and is surrounded predominantly by rural residential uses, many of which are on substandard lots relative to the AG-40 zoning designation.The transition of the site from agricultural use to a limited residential subdivision aligns with the existing development pattern and is unlikely to introduce any new impacts that would be considered incompatible with neighboring uses. Additionally,the subdivision does not propose any immediate structural development,and any future development on the new parcels would be subject to the County's standard permitting and environmental review processes. Each parcel would be permitted one single-family residence and one accessory dwelling unit,which is consistent with allowances in the AG-40 zone. PA-2400223 and Major Subdivision No. PA-2300266— Findings 1