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5. A minimum of one observation well per 15 lots is required in each subdivision and at least one observation well is required for each phase of a subdivision. Monitoring shall begin at the start of development of Phase 1 of an approved subdivision. A report that includes an analysis of data collected to date shall be submitted to the county for peer review prior to approval of the next phase of development. This standard is not required as there are only 7 lots being developed. 6. Evidence of water level declines shall require preparation of a hydrogeology study prior to the release of the next phase for development if the county determines that the available data suggests that groundwater supplies may not be sufficient for additional development. There are no phases for this development and as such this standard does not apply. 7. Access easements that allow county and OWRD personnel to measure water levels shall be recorded with deeds for lots containing an observation well as a condition of approval of the subdivision. This shall be a condition of approval. Staff has considered MCC 17.181.140 and does not recommend any conditions from that section of code as the size and nature of this development do not warrant it. 12. Variance: Standards for this section are found in MCC 17.122.020 and include: 1. There are unnecessary, unreasonable hardships or practical difficulties which can be relieved only by modifying the literal requirements of this title; and The applicants propose a variance to MCC 17.110.800 (Dwellings and all other buildings to be accessible to public street) which limits the number of dwellings served by a private road to four (without frontage on a public right-of-way) unless they were created prior to May 1st, 1977. The subject property has 60-feet of frontage on a public right-of-way. The configuration of this parcel predates the current owner and constrains the way in which a road may be constructed off Peter Road SE to access the proposed parcels Adherence to the four dwelling/parcel limitation would decrease the amount of parcels that could be created within this 24.6-acre property that could be fully developed if not for the constrained access. The applicant argues that the value of each of the lots will be approximately $250,000, that adherence to MCC 17.110.800 would present an opportunity cost of approximately $750,000, and that this estimated sum constitutes an unreasonable financial hardship. The purpose of the acreage residential zone is to implement the rural residential designation for exception lands which are intended as areas to provide housing for the segment of the population desiring a rural homesite. The subject parcel could not be developed to its full potential within the AR-3 zoning without modification to requirements of MCC 17.110.800. This is a practical difficulty which can be relieved by granting this variance. The criterion is met. 2. There are unusual circumstances or conditions applying to the land, buildings, or use referred to in the application, which circumstances or conditions do not apply generally to land, buildings, or uses in the same zone; however, nonconforming land uses or structures in the vicinity or violations of land use regulations or standards on the subject property shall not in themselves constitute such circumstances or conditions; and The unusual circumstance that applies to the subject property is the way it has been configured. The parcel is a rectangular 24.6-acre parcel, with a small, curved portion extending from the northeast corner which terminates at the right -of-way for Peter Road. The bulk of the property is separated from the right-of-way by other rural residential properties along Peter Road. It is unusual for such a large AR parcel to have such little frontage on the right-of-way. The criterion is met. 3. The degree of variance from the standard is the minimum necessary to permit development of the property for the proposed use; and The property is in the AR-3 zone, where the minimum parcel size is 3-acres. The applicant proposes a subdivision to create 7-parcels. The property could technically be partitioned into 8-parcels, but the southernmost area has particularly wet soils which are being consolidated into a 5.99-acre parcel. The proposed degree of variance to allow for 2 additional parcels and dwellings accessed off the proposed private road (without frontage on a public right -of-way) is the minimum degree of variance required to permit the subdivision. The criterion is met.