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HomeMy WebLinkAbout92-06392-41'99 BEFORE THE BOARD OF COUNTY COMMISSIONERS•OF DESCHUTES R--V^IENAif-ED V>4,vi ,UL 1:.!. U 1. 0119-1921 An Ordinance Amending PL -20, the Deschutes County Year 2000 Plan, as Amended, to Adopt Text Concerning Agricultural Lands for the Comprehensive Plan Resource Element and * �o Declaring an �mersency. (P w ORDINANCE NO. 92-063 -` -1 C WHEREAS, Deschutes County has an acknowledged ComprehiAive Plan; and WHEREAS, pursuant to the requirements of the Oregon Department of Land Conservation and Development (LCDC) the County has been required to review and update its County Comprehensive Land Use Plan and implementing ordinances, including for agricultural lands, to assure continuing compliance with Statewide Land Use Planning Goals; WHEREAS, it is necessary to amend certain portions of Ordinance No. PL -20, the Deschutes County Year 2000 Plan, in order to complete periodic review; and WHEREAS, public hearings have been held in furtherance of this objective in conformance with state law before the Deschutes County Planning Commission and the Board of County Commissioners for Deschutes County; and WHEREAS, the Board of County Commissioners has considered the recommendations of the Planning Commission and the public; now, therefore, THE BOARD OF COUNTY COMMISSIONERS OF DESCHUTES COUNTY, OREGON ORDAINS AS FOLLOWS: Section 1. REPEAL OF EXISTING RESOURCE ELEMENT. The existing Agricultural Lands Resource Element, including associated maps, found at pages 89-101 of the Resource Element of the Comprehensive Plan, is hereby repealed. Section 2. ADOPTION OF AGRICULTURAL LANDS RESOURCE ELEMENT. Ordinance No. PL -20, the Deschutes County Year 2000 Comprehensive Plan, as amended, (hereafter referred to as "the Plan") is further amended by adoption as part of the Resource Element of the Plan a new Agricultural Lands discussion attached hereto as Exhibit "A" and incorporated herein by reference. Section 3. FINDINGS. The Board of County Commissioners adopts as its findings in support of the amendments set forth herein the text 1 - ORDINANCE NO. 92-063 (11-25-92) KE' UCH D :. 1992 01.191922 adopted by this ordinance and the Findings attached to Ordinance 92-062 as Exhibit "C," signed on this day and by this reference incorporated herein. Section 4. SEVERABILITY. The provisions of this Ordinance are severable. If any section, sentence, clause, or phrase of this Ordinance or any Exhibit thereto is adjudged to be invalid by a court of competent jurisdiction, that decision shall not affect the validity of the remaining portions of this Ordinance or any Exhibit thereto. Section 5. EMERGENCY AND EFFECTIVE DATE. This Ordinance being necessary for the immediate preservation of the public peace, health and safety, an emergency is declared to exist, and this Ordinance takes effect on December 7, 1992. DATED this 25th day of November, 1992. BOARD OFPOUNTY COMMISSIONERS OF DESCHPTES COUNTY, OREGON , rt--�ni s s C4PANGEN, Commiss CK MAUDL1'R, " Cxfairman 2 - ORDINANCE NO. 92-063 (11-25-92) EXHIBIT A 0119,1923 COMPREHENSIVE PLAN RESOURCE ELEMENT AGRICULTURAL LANDS Introduction The protection of farmland is a public policy goal of the federal government (USDA, Secretary's Memo 11828, Revised, Oct. 30, 1978), most states in the United States, and many other countries. In Oregon, the 1975 Planning Goals set statewide standards which must be met by local governments. For farmlands, ORS 217 and 197 and OAR 660, Division 5 set forth the criteria for compliance. The principal concept is that standards in Exclusive Farm Use zones must provide protection for the continuation of commercial -scale agriculture in the county, including farm operations, marketing outlets, and the agricultural support system. In 1979 Deschutes County adopted the Resource Element of the Year 2000 Comprehensive Plan which contained a chapter on Agricultural Lands in the Natural Resources section. The chapter provided an overview of characteristics of farming within the County. In 1992 Deschutes County was required as part of periodic review to comply with the state-wide planning Goal 3 administrative rule OAR 660-05 and to update the inventory information in the 1979 Agricultural Lands chapter. The information in this chapter replaces the Agricultural Lands Chapter in the 1979 Comprehensive Plan Resource Element, satisfies the requirements of periodic review and is the data source for the amended policies in the comprehensive plan and the implementing zoning ordinance. Data on Agriculture in Deschutes County On January 1, 1992 Deschutes County Commissioners contracted with OSU Extension Service, Department of Geosciences, to provide assistance to the County in documentation of the standards for the Exclusive Farm Use (EFU) zones. The primary charge for OSU was to develop appropriate databases and prepare options on criteria, administrative models, procedures, and standards for consideration by an advisory committee appointed by the Board of County commissioners to make recommendations to the planning commission. OSU produced a report entitled Completion Report on Operating Principles, Databases, Criteria, and Proposed Standards for the Exclusive Farm Use Zones, hereafter referred to as the Agricultural Resource Lands Project Report (June 1992). The report describes the process of determining the appropriate minimum lot size to maintain the commercial agriculture in the county, identifies the data sources and Comprehensive Plan Resource Element - Agricultural Lands Page 1 0119-1924 methodology used to analyze the county agriculture and makes recommendations on the appropriate criteria and model for complying with the requirements of OAR 660-05. The OSU study conducted four principal steps in the documentation process for determining appropriate minimum lot size to maintain the commercial agriculture of the county. 1.) Identify the types and sizes of farm operations comprising the county's commercial agricultural enterprise. 2.) Determine whether there are areas or subareas of the county with a distinct agricultural enterprise in terms of types and/or sizes. 3.) Determine the farm unit size(s) appropriate to maintain each area's commercial agricultural enterprise. 4.) Balance the relevant information to determine the parcel size appropriate to maintain the area's commercial agricultural enterprise as a whole. To document the commercial agricultural requirements in state law and administrative rules, Oregon State University and the County examined the following available data: The data sources used in the OSU Agricultural Resource Lands Project include: * 1987 Census of Agriculture. Appendix C of the Agricultural Resource Lands Project Report (June 1992) summarize the Census of Agriculture data. * Special tabulation of the 1982 Census of Agriculture conducted by the OSU Extension Service under a grant from the Oregon Land Conservation and Development Commission (LCDC). * Extension Commodity Harvest, Yield, and Sales Estimates complied annually by county Extension agents and economists. * USDA Agricultural Stabilization and Conservation Service (ASCS) has records for approximately 500 farms and ranches in Deschutes County. * Land Sales Data for the years 1981 to 1991 from the county Assessor's office. See results in Appendix C of the Agricultural Resource Lands Proiect Completion Report (June 1992). * Deschutes County Assessor Data. The database includes size of tracts, number or irrigated acres, Comprehensive Plan Resource Element - Agricultural Lands Page 2 soil classes, land values, presence of de61-19-21925 s, and rent values. In addition to the data sources identified in the Agricultural Resource Lands Project Completion Report (June 1992) the county reviewed the following data: * Special Tabulation of the 1987 Census of Agriculture Supplement to Completion Report for Deschutes County Agricultural Resource Lands Project; James Pease, OSU Extension Service, Department of Geosciences; August 12, 1992. * Public Opinion Survey of Agricultural Operations in Deschutes County, Oregon; Western Attitudes, Lake osweao. Oreaon: June 1992. Profile of Agriculture in Deschutes County Commercial agriculture in Deschutes County consists primarily of field crops (alfalfa, other hay, some peppermint, potatoes, and seed crops) and livestock operations. The high elevation (2700-3500 feet) and low rainfall make difficult conditions for crop farming. A short growing season and the risk of crop damage from frost or mid -summer hail storms must be factored into agriculture investment planning. Irrigation is essential for crops and is used extensively for irrigated pastures. Table 1, Deschutes County Census of Agriculture, provides an overview of irrigated and non -irrigated lands in the county. As the table indicates, of the County's 152,152 acres in agriculture, approximately 20% is irrigated. Roughly half the irrigated lands is used for crops and the other half for pasture. The three principal areas growing alfalfa and other field crops are Lower Bridge, Cloverdale, and Alfalfa. Table 2 shows the distribution of irrigated acres by farm size class. Comprehensive Plan Resource Element - Agricultural Lands Page 3 Table 1. Deschutes County, 1987 Census of Agriculture Total Land in Farms (152,152 acres) 1000 Non -Irrigated Irrigated (121,883 acres) (30,269 acres) 80% 20% 0119-1926 Other Woodlands, Rangeland, and Others (110,858) Comprehensive Plan Resource Element - Agricultural Lands Page 4 54% Pasture and Harvested Pasture and Harvested Other Crops Cropland Other Crops Cropland (10,222) (803) (13,863) (16,406) Other Woodlands, Rangeland, and Others (110,858) Comprehensive Plan Resource Element - Agricultural Lands Page 4 0119-192'7 Table 2. Deschutes County, Number of Acres According to Size Class, All Farms. Class 1978 1982 % 1987 (acres) Total Irrigated Irr Total Irrigated Irr 1-9 Not 774 430 56 767 382 50 10-49 Available 10706 6173 58 10316 6061 59 50-69 2933 1741 59 3688 2019 55 70-99 5847 3079 53 6179 2886 48 100-139 5669 2728 49 4912 2326 47 140-179 4878 2147 44 6076 3058 50 180-219 3010 1495 50 2758 1229 45 220-259 2815 1381 49 3750 1873 50 260-499 14132 7172 51 10706 4373 41 500-999 13151 2561 20 10046 2533 25 > 1000 92495 3050 3 92954 3532 4 TOTALS 31527 29890 Comprehensive Plan Resource Element - Agricultural Lands Page 5 0119-1928 Using the 1982 Census of Agriculture Special Tabulations, the dominance by Standard Industrial Classification (SIC) Type is given in the following table. Table 3. Dominance by SIC Type of Farm for Farms > $2,500 in Gross Sales Value of Median Median Leased/ Source: 1982 Special Tabulations of the Census of Agriculture Livestock (cattle) and field crops (mostly alfalfa and other hay) are clearly the major types of agriculture by number of farms and number of acres. By value of products, as Figure 1 indicates, llamas are the most valuable product, followed by horses (specialty breeding operations). Comprehensive Plan Resource Element - Agricultural Lands Page 6 # of # of Sales Farm Gross Rented Farm Tyne Farms Acres ($1,000) Size Sales Acres Livestock/ Grazing 271 95,107 7,125 48 $ 7,000 24% Field Crops (87% hay) 88 13,189 2,084 102 10,000 18% Grains 19 4,400 500 160 19,000 38% Dairy 22 1,984 2,984 80 127,000 2% Intens. Anim. Husbandry 35 2,943 361 31 6,000 8% Source: 1982 Special Tabulations of the Census of Agriculture Livestock (cattle) and field crops (mostly alfalfa and other hay) are clearly the major types of agriculture by number of farms and number of acres. By value of products, as Figure 1 indicates, llamas are the most valuable product, followed by horses (specialty breeding operations). Comprehensive Plan Resource Element - Agricultural Lands Page 6 Figure 1 0119-1929 AGRICULTURAL COMMODITY SALES DESCHUTES COQ, 1991p Hay & Forage •y".x x 9°� ::_�,."�.>..•� Field Crops Llamas •. h 5% Other Crops .r 30°/' 3% X. SSS 201. I Cattle &Calves 26% Horses �5% Dairy Products AN Crops 17% AN Livestock 83% Mist. Animals 1991 p Sales by Commodity Agricultural Sales by Year $ 000 Hay & Forage $ 3,413,000 Feld Crops 1.972,000 Y I Crops Uyestock Total Other Crops 901,000 1989 7,425 30,238 37,663 ALL CROPS $ 6,286,000 1990 6,233 31,835 38,068 1991 p 6,286 30,811 37,097 Cattle & Calves $ 7,465,000 Dairy Products 1,944,000 Misc. Animals 652,000 Horses 9,500,000 Llamas 11,250,000 - ALL LIVESTOCK $ 30,811,000 ALL CROPS & LIVESTOCK $ 37,097,000 Comprehensive Plan Resource Element Page 7 6R6OGON STATE UNNERSITY EXTENSION SERVICE Source: Economic. Information Office Oregon State University November 20, 1991 0119--1930 Figure 1, Agricultural Commodity Sales, Deschutes County, 1991, indicates the significance of specialty animal breeding in the gross sales volume. Much of the $21.3 million gross sales in specialty animals occurs on a few ranches, often on small (20-40) acreages. The 1991 Extension Commodity Report estimated $37 million in agricultural gross sales. All crops (hay and forage, field crops and other crops) accounted for $6.2 million (17%), all livestock for $30.8 (83%), horses and llamas for $20.7 million. The 1987 Census of Agriculture indicates $14.8 million in agricultural gross sales and 884 Census farms with 199 grossing over $10,000 (Table 16, Vol. 1, Part 37, Oregon, Census of Agriculture) and 198 showing a positive net return after expenses. The Census figures indicate 127 of the farms grossing over $10,000 included harvested cropland, with an average (mean) gross sales for all crops of $34,138. For hay, silage, and field seed farms, the mean size of harvested acreage was 83 acres and the mean gross sales was $17,909. For cattle and calves, the mean gross sales was $29,115. For specialty livestock (excluding sheep, hogs, poultry, and dairy), the mean gross sales was $90,233. The 1982 Special Tabulations of the Census of Agriculture report that 40 field crop farms grossed over $10,000. The mean of harvested acreage for farms listed as Standard Industrial Classification (SIC) field crop farms, and adjusting for rented/leased lands, was 112 acres. For farms in the $10,000-$25,00 gross sales range (38%), the mean was 55 acres. For farms in the $20,000-$40,000 gross sales range (43%) the mean was 93 acres. Field crop farms grossing less than $40,000 accounted for 45% of gross sales and 94% of farms. Page 38 of the Special Tabulations shows that 38 of the 40 field crop farms grossing over $10,000 produced hay and silage, with an mean owned size of 188 acres. Three field crop farms reported producing seed crops for a 61 -acre average (mean) of owned acreage. Thirty-two of the 38 farms grossing over $10,000 grossed less than $40,000. Nine reported growing grains, with a mean owned size of 28 acres. For livestock grazing 89 ranches grossed over $10,000. Forty-one (46%) grossed $10,000-$20,000 and 24 (27%) grossed $20,000-$40,000. Another 17 (19%) grossed $40,000-$100,000. Overall, 92% grossed less than $100,000. Of the 522 total ranches, 490 (94%) were less than 320 acres in size. Of the 32 ranches larger than 320 acres, 11 grossed less than $10,000, leaving 21 ranches over 320 acres in size grossing more than $10,000 (on page 70 of Special Tabulations). The median gross sales for these ranches was $40,000-$60,000. Six ranches over 320 acres grossed more that $100,000. Nine (43%) grossed less than $40,000. Comprehensive Plan Resource Element - Agricultural Lands Page 8 Table 4. Deschutes County, All Farms 1978 Land in Farms (acres) 146,247 Average Size Farm 237 According to Land Use: 0119-1931 1982 1987 156,310 152,152 178 172 Total Cropland 37,826 49,125 41,294 Harvested Cropland 19,033 20,103 17,209 Cropland -Pasture or Grazing 14,581 17,777 20,430 Other Cropland 4,212 2,245 3,655 Data Source: 1987 Census of Agriculture, Vol. 1, Geographic Area Series, Part 51 United States Summary and State Data, US Department of Commerce Bureau of the Census, US Government Printing Office, Washington, DC, 1989. Comprehensive Plan Resource Element - Agricultural Lands Page 9 0119-1932 As Table 4 indicates, the land base for agriculture has remained relatively stable at +/- 150,000 acres between 1978 and 1987. The number of acres per size group has remained stable between 1982 and 1987, as well as the irrigated acres (Table 2). Between 1978 and average farm size decreased from 237 acres to Total cropland increased slightly from 37,826 acres acres. The largest shift during this period wa increase in cropland being used as pasture. Stable products are: Hay & Forage Field Crops Cattle Fluctuating products are: Sheep & Lambs Hogs & Pigs Llamas 1986-1989 rapid growth 1989 peak 1989-1991 some decline number of 1987, the 172 acres. to 41,294 s the 40% Growth products are: - Horses * Ponies, increased by 50%, 1978-1987 - Llamas, 1986-1989 - Peppermint for oil, 1986-1991 - Pasture grazing land, growth of 40$ 1978-1987 Declining products are: - Wheat, decreased 38%, 1978-1987 Potatoes, decreased 1980-1987, now stable Harvested acreage, 1978-1987 Number of farms increased 20% - Number of acres decreased 10$ (Sources: 1978, 1982, 1987 Census of Agriculture; 1980-1991 Extension Commodity Reports) Additional data, tables and graphs on trends are included in Appendix C of the Agricultural Resource Lands Project Completion Report (June 1992). Agricultural Limitations Certain limitations on agriculture are important in gaining an overall perspective of agriculture in the county. The following itemization of limitations is from the Agricultural Resource Lands Project Completion Report (June 1992) . Elevation is 3000-3300 feet for most of the Comprehensive Plan Resource Element - Agricultural Lands Page 10 093 Sisters-Bend- Redmond-Alfalfa area; Lower Bridget§ea . 2700-3000 feet. The growing season averages 88-100 days, with wide annual variations. Frost has occurred at Bend as late as July 29 and as early at August 14. Even in the lower elevation Lower Bridge area, frost has occurred in June and August. The short growing season, frost potential, and occasional hail storms create serious limitations and risk potential for crops. Precipitation averages 12 inches per year in Bend and eight inches in Redmond. Irrigation is essential for crop or hay production. Approximately 20% of the county's 152,000 Census acres of farmland is irrigated, 10% in crops and 10% in irrigated pasture. All irrigation rights are appropriated. A limited market in irrigation rights exists; however, prices of $500-$2000 per acre of irrigation water plus the cost of irrigation setup make it unlikely that substantial new irrigated acres will be brought into production. According to the 1987 Census of Agriculture, net farm income averaged $551. Approximately 198 of the 884 Census farms have a positive net return. The median gross sales for farms grossing over $10,000 was approximately $20,000, according to the 1987 Census of Agriculture. The median potential gross sales of the commercial farm pool was approximately $14,000, based on Assessor data. Soils quality is limited in the county. According to Assessor soils classifications, 30,000 acres (25%) of 121,000 EFU tax deferred "commercial" acres are Soils Group A, which corresponds roughly to SCS Capability Class III. There is no soils capability class 1 or 2 in the county, according to the 1992 Soils Survey. Much of the soils used for irrigated crop land and pasture in the Redmond-Tumalo corridor and Terrebonne area have been historically parcelized into tracts too small for commercial scale farming. Most of the larger tracts contain predominantly soils used predominately for irrigated pasture and rangeland. Agricultural markets in Oregon have changed substantially over the past 50 years. Potatoes have been the principal cash crop since the railroads provided transportation to San Francisco markets. However, because of the county's agricultural limitations, other areas have taken over those markets. Potatoes are very limited in the county today. Alfalfa, other hay, a few specialty seed crops, some mint, cereal rotation crops, and clover are now the principal crops. Specialty livestock are a significant part of the Comprehensive Plan Resource Element - Agricultural Lands Page 11 0119-1934 agricultural economy. For example, horses accounted for $9.5 million in farm sales in the 1991 Extension Commodity Report. Exotic animals are the most recent innovation in the county. Llamas rank first, accounting for $11.2 million in sales in the 1991 Extension Commodity Estimates. The county appears to be becoming a mecca for breeders of other exotic animals, such as pot-bellied pigs, buffalo, elk, emu, and most recently, camels. The market for these animals is uncertain and largely speculative, since most animals are sold to other breeders. Given the marginal climatic and soil conditions, the limitations on irrigation expansion, and the competitive markets for agricultural products, traditional commercial agriculture in the county is today a risky business, operating on the margins of profitability. Even in the Lower Bridge area, only three farmers have operated longer than three years during the last decade, according to local experts. The 1987 tax reform law may have had an effect on the financial feasibility of farm investment, especially for limited partnerships and other investment arrangements. Without the tax benefits of farm losses, the loss of these types of farm financing arrangements may make certain farms economically infeasible. Analysis of land sales data was done for the period 1981- to 1991 with 164 observations. The data indicate the per acre price (approximately $1500) begins to level out at about 40 acres for irrigated tracts. However, large variations in per acre values for different size tracts indicate that homesite value for views or river proximity may be important for both small and large tracts and may be more important than a linear relationship between tract size and per acre value. In other words, because of the county's land market situation, this type of analysis may be less important for Deschutes County than other counties. The graphs displaying this relationship are in Appendix C of the Agricultural Resource Lands Protect Completion Report (June 1992). Discussions with the Deschutes County Agricultural Resource Lands Project advisory committee members and interviews with several other county farmers and agricultural experts provided several observations as follows. Agriculture in Deschutes County is severely limited as a commercial scale business investment. Approximately 40-50 farmers and ranchers in the county are able to make enough in farming to support a family on a sustained basis. While more than 50 large farms and ranches do exist and are in production, the financial viability of these operations on a sustainable Comprehensive Plan Resource Element - Agricultural Lands Page 12 01-19-1935 basis is uncertain and risky. A few individuals expressed the view that, while limitations must be taken into account, farming and ranching can be done profitably with good management and a willingness to be flexible. These individuals expressed the concern that large landowners often wish to partition their lands because of the strong demand for rural homesites. Others expressed concerns that some wished to close off opportunities for rural homesites under the guise of commercial farmland protection while the real objective was preserving the rural landscape for those already living in rural areas. - Some advisory committee members asserted that much of the non -irrigated lands in some subzones (e.g., Lower Bridge) have no value for commercial agriculture. The lands are not used and could not be used as part of a commercial farm operation. They proposed that the non -irrigated lands should qualify as a non-farm homesite on a large acreage, such as 80 acres, after evaluation by an independent range specialist that the land is non-productive. Non-productive could be determined by an AUM threshold to be established. The remaining part of the tract must not be diminished in its commercial viability. Opinions are a valuable part of any land planning projects. However, under Oregon's land use program, data and analysis must provide the foundation for zones and standards. If commercial agriculture is characterized as: the ability to make a profit; to sustain a family income by working as a farmer on a day-to-day basis, without subsidies from other income sources; being able to obtain farm operating and investment loans on the basis of farming feasibility; and the principal value of the property being in the land and farm buildings rather than farm residence, then very few farms in Deschutes County qualify as commercial farms on the basis of data analyzed and presented in this study. Agriculture in the county is characterized largely as subsidized by the farmer from other income sources, especially so in the Tumalo-Bend-Redmond- Sisters subzone, but also true in the Terrebonne, Alfalfa, and Cloverdale subzones. Administrative Model To administer the zoning ordinance, the advisory committee considered several alternatives. It was decided that an administrative model with three tiers would provide maximum flexibility and be easiest to administer for both county staff and the applicant. The first tier provides a simplified process to obtain permits for land divisions and farm -related dwellings. For land divisions or divisions on existing parcels, the Comprehensive Plan Resource Element - Agricultural Lands Page 13 0119-1936 second tier compares the applicant's parcel to the surrounding agricultural characteristics in the area within one-half to 2 miles of the applicant's parcel. The third tier is reserved for proposed dwellings on existing parcels only. Tier three establishes a procedure to ensure that the parcel will make a substantial contribution to the agriculture sector and that the dwelling will not create a conflict with surrounding farms. Figure 2 outlines the general concept of the model. Figure 2 Three -Tier Administrative Model Tier 1 Minimum Parcel Size of Subzone Yes --------------------- > "Outright" permit with staff review of farm dwelling requirements No Tier 2 Surrounding Commercial Agriculture Test Yes --------------------- > Permit with staff review of surrounding test and farm dwelling requirements No Tier 3 Performance Test--------> Public hearing with farm management plan and county review committee Comprehensive Plan Resource Element - Agricultural Lands Page 14 0119-193'7 The following summarizes the process used by the Agricultural Resource Lands Project to develop the data and the administrative model for Deschutes County. Refer to the Agricultural Resource Lands Project Completion Report (June 1992) for a complete discussion of the process. * Types and sizes of farms were determined from analysis of Census of Agriculture, Extension Commodity Reports, Assessor data, aerial photo interpretation, and local experts. * Eight agriculture subzones with similar types and scales of agriculture were determined: Lower Bridge Terrebonne Sisters -Cloverdale Alfalfa Tumalo-Redmond-Bend LaPine Horse Ridge East * Three tiers were proposed to make administration easier. Tier 1 establishes minimum tract size standards for an "outright" permit. Tier 2 applies the same criteria to the area around the applicant's parcel. Tier 3 provides a rigorous review process for commercial farm proposals that do not fit the norms established in Tiers 1 and 2. * Database sources: County Assessor data, 1978, 1982 and 1987 Census of Agriculture; Extension Commodity Reports; Extension Enterprise Data Sheets; County USDA staff; original county survey; and special tabulations of the 1987 Census of Agriculture. * Commercial agriculture threshold for "commercial" farm pool: 10% of assessed farmland value. Tax deferred EFU tracts were arrayed from lowest value to highest value. The lower 10% (775 tracts) were dropped from the "commercial" pool. This threshold is roughly equivalent to $7,200 in gross sales, or the lower 10% in gross sales for the county. * Using the "commercial" pool of contiguously owned tracts, the medians of irrigated acres in each subzone were used to "determine the farm unit size(s) appropriate to maintain each area's commercial agricultural enterprise." (See Legal Context in Appendix B of the Agricultural Resource Lands Project Completion Report (June 1992).) These figures are supported by analysis of Census data, Extension commodity reports, and land sales data, all contained in this report, and provide a reasonable balance of large and small farms and ranches in each subzone. * Farm value to gross sales estimates: Comprehensive Plan Resource Element - Agricultural Lands Page 15 0119-1938 Deferred farmland value was multiplied by a multiplier between .94 and 1.65 to obtain a potential gross sales figure. Example: Deschutes County farm value for best soil with irrigation is $245 per acre. Estimated gross sales would be approximately $405/acre using a 1.65 multiplier. In the Lower Bridge subzone, the typical rotation of field crops yields about $405/acre. * Buffer/Setback standards. A conflict reduction process is proposed to reduce the potential for conflict between residences and farm practices. Using Assessor land values, an estimate of gross sales potential can be made by determining the estimated percentage of gross sales represented by the land rent value. Since land rent is adjusted for each parcel by soil type, gross sales derived by a multiplier of land rent is automatically adjusted by soil quality. In other words, the best soil would have higher gross sales estimates than poorer soils. In deriving land value, the County Assessor multiplies the adjusted land rent by a capitalization factor. Since the capitalization factor is a constant, it is a straightforward process to obtain a multiplier for land value of a parcel. From Assessor lease files, we determined that 6% of gross sales on irrigated lands represented a reasonable estimate of the land rent figure for Deschutes County. Using this figure, the best -quality irrigated soil in Deschutes County is assessed at $245/acre, which would give an estimate of gross sales of $405/acre, using a land value multiplier of 1.65 (derived from the 6% land rent to gross sales discussed earlier). If a rotation of alfalfa and higher value crops or potatoes is used as an indicator rotation, for the best irrigated soil, the gross sales average is about $400-$600, based on Extension commodity figures and the opinions of Extension staff and farmers on the advisory committee. With this background, the OSU Agricultural Resource Lands Project asked the county farmland appraiser to supply us with a multiplier for each of the Assessor subzones. These multipliers were used to obtain potential gross sales estimates. In the Aaricultural Resource Lands Proiect Completion Report (June 1992), the gross sales estimates from Assessor data are used in various tables. For Assessor work sheets and the multipliers of land value used to estimate potential gross sales for each subzone, see Appendix C of the Completion Report. A comparison between Census of Agriculture data and Assessor estimates for gross sales is shown in Table 5. Comprehensive Plan Resource Element - Agricultural Lands Page 16 Table 5. Comparison of 1992 Assessor and 1982/19012sut59x Agriculture Date Number of Farms Corrected for Census rent/lease farms (211) and Assessor farms less than 5% of total land value (570) Number of Acres Number of Irrigated Acres Total Value of Products Sold Average (Mean) Value of Products Sold 1992 1982 1987 Assessor Acr Census Ag Census 1581 876 884 1011 1087 1095 159414 156310 152152 41346 31957 30269 $13,885,773 $14.4 Million $14.8 million (Potential (Extension Gross Sales Commodity Using average Reports - $37 multiplier of million; less 1.44 X land llamas - $26 value) million; less horses = $16.3 million $13,735 $17,000 $16,805 Comprehensive Plan Resource Element - Agricultural Lands Page 17 0119-1940 The Assessor database provided the basic data set to determine a minimum lot size appropriate for the continuation of commercial agriculture in the county. To screen for commercial parcels, three options were developed, two based on potential gross sales thresholds and a third on a percentage (10%) of the land values. The county chose to use the 10% threshold because it represents a relative contribution to total market sales instead of an arbitrary gross sales figure. The lower 10% (775 tracts of a total 1,581 tracts) of land values (and by inference, gross sales) was dropped from the database as "non-commercial" tracts. These "non- commercial" tracts may be large or small but have low value, i.e., less than the 10% threshold. The threshold corresponds roughly to $7,200 in gross sales, i.e., no tracts in the "commercial" pool had a potential gross sales of less than $7,200. The Assessor data indicates 205,000 acres of EFU zoned lands, of which 46,000 acres do not qualify for tax deferral. Another 37,102 acres were dropped as "non- commercial" tracts, leaving 121,799 acres in the Assessor database. Subzones and Standards The following pages provide a profile of each subzone and the standards for the tiers. Table 6 provides guidelines to staff for reviewing farm management plans for dwellings under Tier 3. The yields and market prices are estimates based on the best available information. All farm management plans will be reviewed by a technical committee. Comprehensive Plan Resource Element - Agricultural Lands Page 18 011971941 - Table 6. Guidelines for Use by County Staff for Reviewing Farm Management Plans Under Tier 3 Source: Agriculture Commodity Sales, Oregon, 1987-1991, Economic Information Office, Oregon State University, Corvallis, OR 97331-3601; derived from county tables --yields and prices are averaged over the 5 -year period 1987-1991. (See Appendix C.) Other Sources: t Interview with Gary Tillman and correspondence with Bitl Boyer, both Deschutes County llama farmers. # Mary Young, retired Deschutes County Extension Agent (estimates), Spike Biggers, Manager, Farm credit Services; Stan Mites, Extension Economist; 1987 Census of Agriculture NOTE: Livestock on irrigated pasture my be supported partly by purchased feed, which will reduce the number of acres needed to support one head. The figures for livestock are especially difficult to standardize and would need to take into account each applicantfs proposal. for exampte, llamas are usually raised on 10-20 acre irrigated pasture for 10 animals. Pasture is rotated. Requires 10 -acre minimum irrigated pasture. Prices can be grouped into three categories. On the tow end, geldings sell for $500, females for $3,000. In the middle range, mates sell for 58,000, females for $12,000. On the upper end, mates sell for 530,000 and females for $30,000-5100,000. Cow -calf market price was figured for 450 lb calf x .90 (setting price) = S405. The 1987 Census of Agriculture gives a figure of 5443 for average price of cow -calf units sold. The Extension Economist estimated 5400. The farm Credit services Manager uses a formula that derived $350. Atthough not alt calves are sold each year, some of the cows are. The $400 approximates the average setting value for a cow -calf unit. Comprehensive Plan Resource Element - Agricultural Lands Page 19 Market Number of Number of Ntmber'of Number Product Yietd/Acre Price/ S Value/ Acres to Acres to Acres•to of Acres Unit/ Acre Produce Produce Produce- to - Year 510,000 $20,000 530,000 . Produce 540,000 Wheat (irrig) 86 bu S 3.30 280 36 71 107- 143 Barley (irrig) 87 bu S 2.30 201 50 100 149 200 Potatoes (irrig) 19 torts S 126 2,400 ' 4 8 12 - 17 Rotation (4 ) Peppermint (irrig) 59 tbs S 15 885 11 23 34 45 (stays in 5 yrs) Atfalfs/Orchard Grass 3 tons S 80 240 42 83 125 167 (irrig) Alfalfa (irrig) 4.25 tons S 92 390 26 51 77 103 Other May (irrig) 2.6 tons S 70 182 55 110 165 220 lower Bridge (irrig) 400-600 17-25 33-50 50-75 67-100 Rotation Average # Cow -Calf Range 80 ac/AUM Unimproved # (6 mos suppt feed) S 400 .83 12,048 24,096 36,145 48,193 480 ac/cow-calf Cow-Catf Range 14 ac/AUM # S 400 2.4 4,167 8,333 12,500 16,66 - Improved # 168 ac/cow-calf Irrigated Pasture 2-5 Al1M/ac # S 400 67-167 60-149 120-299 180-448 240-597 Cow/Calf # 6 ac/cow-catf Specialty Horses 1 AUN/ac # S 2,500- 208-416 24-G8 48-96 72-144 96-192 Irrigated Pasture # 12 ec/horse $5,000 llamas 8 AUM/ac ` S3,000- 2,000- 40,000 80,000 120,000 160,000 Irrigated Pasture # 1.5 ac/llama S10,000 6,667 6-20 12-40 18-60 24-80 Llamas 1 Awac S3,000- 250-833 40,000 80,000 120,000 160,000 Ory Pasture 12 ac/llama 510,000 48-160 96-320 144-480 192-640 Source: Agriculture Commodity Sales, Oregon, 1987-1991, Economic Information Office, Oregon State University, Corvallis, OR 97331-3601; derived from county tables --yields and prices are averaged over the 5 -year period 1987-1991. (See Appendix C.) Other Sources: t Interview with Gary Tillman and correspondence with Bitl Boyer, both Deschutes County llama farmers. # Mary Young, retired Deschutes County Extension Agent (estimates), Spike Biggers, Manager, Farm credit Services; Stan Mites, Extension Economist; 1987 Census of Agriculture NOTE: Livestock on irrigated pasture my be supported partly by purchased feed, which will reduce the number of acres needed to support one head. The figures for livestock are especially difficult to standardize and would need to take into account each applicantfs proposal. for exampte, llamas are usually raised on 10-20 acre irrigated pasture for 10 animals. Pasture is rotated. Requires 10 -acre minimum irrigated pasture. Prices can be grouped into three categories. On the tow end, geldings sell for $500, females for $3,000. In the middle range, mates sell for 58,000, females for $12,000. On the upper end, mates sell for 530,000 and females for $30,000-5100,000. Cow -calf market price was figured for 450 lb calf x .90 (setting price) = S405. The 1987 Census of Agriculture gives a figure of 5443 for average price of cow -calf units sold. The Extension Economist estimated 5400. The farm Credit services Manager uses a formula that derived $350. Atthough not alt calves are sold each year, some of the cows are. The $400 approximates the average setting value for a cow -calf unit. Comprehensive Plan Resource Element - Agricultural Lands Page 19 '"d n ow o Q 'd 5 ;t. rn [t;T 22 s (D ... 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See Agricultural Resource Lands Project Completion Report (June 1992) NOTE: "Commercial" farms are defined in this study as those tracts in the upper 90% of tax deferred land values, when the values are arrayed from smallest value to greatest value. The lower 10% (775 tracts) dropped out of the "commercial" pool. The threshold corresponds roughly to $7,200 in gross sales or the 10% level of gross sales. The Assessor data indicates 205,000 acres of EFU zoned land, of which 46,000 acres do not qualify for tax deferral. Another 37,201 acres were dropped as "non-commercial" tracts. Comprehensive Plan Resource Element - Agricultural Lands Page 21 Deschutes County Agricultural Resource Lands Project 0119-1945' � 11 �_���� AGRICULTURAL PROFILE Lower Bridge Subzone Irrigated field crops, hay and pasture Large scale commercial agriculture 48% of tracts gross more than $80,000 74% of tracts gross more than $40,000 - 79% of acreage on tracts grossing more than $80,000 93% of acreage on tracts grossing more than $40,000 80% of potential gross sales on tracts grossing more than $80,000 95% of potential gross sales on tracts grossing more than $40,000 Number of contiguous ownership tracts = 23 - Median tract size = 296 acres - Median assessed irrigated acres = 130 Median assessed farm use land value = $32,083 Assessed farm use value = $245/acre of best irrigated soils Rotation average = 4.5 tons/acre of hay @ $90/ton = $405. Multiplier = 1. 65 (Rotation average/Assessed farm use value) Median potential gross sales = $52,650 (rotation average X median irrigated acres) Assessor Soil Group Percent of Total A (Irrigated cropland & pasture) 41% B (Irrigated pasture) 9% C (Rangeland) 4% D (Rangeland) 46% NOTE: According to the project advisory committee, much of the non -irrigated soil in this subzone are generally non-productive. The figures are based on Assessor data tables in Appendix C of the Agricultural Resource Lands Project Completion Report (June 1992). Comprehensive Plan Resource Element - Agricultural Lands Page 22 0119-1946 Irrigated Crops, Alfalfa, Hay, Pasture TIER 1 Land Division/Farm Dwellings on Existing Tracts Median Irrigated acres 130 Equivalent Assessed farm use value $32,083 TIER 2 Land Division/Farm Dwellings on Existing Tracts Median irrigated acreages of commercial farms or the equivalent assessed farm use value within a 2 mile area as measured from tract perimeter. New pacels must contain at least 48 irrigated acres. TIER 3 Farm Dwellings on Existing Tracts Gross sales of $52,650 per tract can be produced; or Findings that the tract is part of a farm operation made up on non-contiguous tracts that all together can meet criteria of Tier 1. The burden of proof is on the applicant to show in a farm management plan that: * Soils and irrigation suitable for proposal * Markets exist * Improvements installed before permit granted * The plan is appropriate to area (i.e., conflict with the existing agriculture type will not result) * Setback/buffer standards are met * No significant impact to fish and wildlife habitats will result Report of a county technical review committee is favorable. Comprehensive Plan Resource Element - Agricultural Lands Page 23 Deschutes county 0119-194"7 Agricultural Resource Lands Project 0119-1947 PROFILE Sisters/Cloverdale Subzone Irrigated alfalfa, hay and pasture, some field crops, dry wooded grazing Median scale commercial agriculture with large number of less productive tracts 38% of tracts gross more than $40,000 42% of tracts gross less than $20,000 66% of acreage on tracts grossing more than $40,000 10% of acreage on tracts grossing less than $20,000 75% of potential gross sales on tracts grossing more than $40,000 10% of potential gross sales on tracts grossing less than $20,000 - Number of contiguous ownership tracts = 78 - Median tract size = 88 acres Median irrigated acres = 63 Median assessed farm use land value = $12,640 Assessed farm use value = $237/acre of best irrigated soils - Rotation average = 4.0 tons/acre of hay @ $90/ton = $360. Multiplier = 1.52 (Rotation average/Assessed farm use value) Median potential gross sales = $22,680 (rotation average X median irrigated acres) Assessor Soil Group Percent of Total A (Irrigated cropland & pasture) 42% B (Irrigated pasture) 9% C (Rangeland) 5% D (Rangeland) 44% Comprehensive Plan Resource Element - Agricultural Lands Page 24 SISTERS/CLOVERDALE SUBZONE 0119-1948 Irrigated Alfalfa, Hay, Pasture TIER 1 Land Division/Farm Dwellings on Existing Tracts Median Irrigated acres 63 Equivalent Assessed farm use value $12,640 TIER 2 Land Division/Farm Dwellings on Existing Tracts Median of irrigated acreages of commercial farms or the equivalent assessed farm use value within a one mile area as measured from tract perimeter. New parcels must contain at least 23 irrigated acres. TIER 3 Farm Dwellings on Existing Tracts Gross sales of $22,680 per tract can be produced; or Findings that the tract is part of a farm operation made up on non-contiguous tracts that all together can meet criteria of Tier 1. The burden of proof is on the applicant to show in a farm management plan that: * Soils and irrigation suitable for proposal * Markets exist * Improvements installed before permit granted * The plan is appropriate to area (i.e., conflict with the existing agriculture type will not result) * Setback/buffer standards are met * No significant impact to fish and wildlife habitats will result Report of a county technical review committee is favorable. Comprehensive Plan Resource Element - Agricultural Lands Page 25 Deschutes County 0119 1949 Agricultural Resource Lands Project AGRICULTURAL PROFILE Terrebonne Subzone Irrigated hay and pasture Medium scale market agriculture Subsidized; part-time 78% of tracts gross less than $40,000 55% of tracts gross less than $20,000 58% of acreage on tracts grossing less than $40,000 34% of acreage on tracts grossing less than $20,000 - 52% of potential gross sales on tracts grossing less than $40,000 27% of potential gross sales on tracts grossing less than $20,000 Number of contiguous ownership tracts = 121 Median tract size = 55 acres Median irrigated acres = 35 Median assessed farm use land value = $8,182 Assessed farm use value = $239/acre of best irrigated soils Rotation average = 4.0 tons/acre of hay @ $90/ton = $360 Multiplier = 1.51 (Rotation average/Assessed farm use value) Median potential gross sales = $12,600 (rotation average X median irrigated acres) Assessor Soil Group Percent of Total A (Irrigated cropland & pasture) 49% B (Irrigated pasture) 12% C (Rangeland) 3% D (Rangeland) 36% Comprehensive Plan Resource Element - Agricultural Lands Page 26 0119-1950 TIER 1 Land Division/Farm Dwellings on Existing Tracts Median Irrigated acres 35 Equivalent Assessed Farm Use Value $ 8,182 ($239/ac x 35 ac) TIER 2 Land Division/Farm Dwellings on Existing Tracts Median of irrigated acreages of commercial farms or the equivalent assessed farm use value within a .50 mile area as measured from tract perimeter. New parcels must contain at least 23 irrigated acres. TIER 3 Farm Dwellings on Existing Tracts Gross sales of $12,600 per tract can be produced; or Findings that the tract is part of a farm operation made up on non-contiguous tracts that all together can meet criteria of Tier 1. The burden of proof is on the applicant to show in a farm management plan that: * Soils and irrigation suitable for proposal * Markets exist * Improvements installed before permit granted * The plan is appropriate to area (i.e., conflict with the existing agriculture type will not result) * Setback/buffer standards are met * No significant impact to fish and wildlife habitats will result Report of a county technical review committee is favorable. Comprehensive Plan Resource Element - Agricultural Lands Page 27 Deschutes County �,� Agricultural Resource Lands Project ll��' 19roi AGRICULTURAL PROFILE Tumalo/Redmond/Bend Subzone - Irrigated pasture and some hay Small scale, part-time, subsidized non-commercial agricultural; some commercial llamas and horse breeding on small tracts 81% of tracts gross less than $20,000 36% of tracts gross less than $10,000 56% of acreage on tracts grossing less than $20,000 17% of acreage on tracts grossing less than $10,000 55% of potential gross sales on tracts grossing less than $20,000 18% of potential gross sales on tracts grossing less than $10,000 Number of contiguous ownership tracts = 440 Median tract size = 37 acres Median irrigated acres = 23 Median assessed farm use land value = $ 5,430 - Assessed farm use value = $237/acre of best irrigated soils Rotation average = 4.0 tons/acre of hay @ $90/ton = $360. Multiplier = 1.51 (Rotation average/Assessed farm use value) Assessor Soil Grou A (Irrigated cropland & pasture) B (Irrigated pasture) C (Rangeland) D (Rangeland) Percent of Total 54% 11% 4% 31% Comprehensive Plan Resource Element - Agricultural Lands Page 28 TUMALO/REDMOND/BEND SUBZONE 0119-1952 Irrigated Hay, Alfalfa, Pasture TIER 1 Land Division/Farm Dwellings on Existing Tracts Median Irrigated acres 23 Equivalent Assessed Farm Use Value $ 5,430 ($237/ac x 23 ac) TIER 2 Land Division/Farm Dwellings on Existing Tracts Median of irrigated acreages of commercial farms or the equivalent assessed farm use value within a .50 mile area as measured from tract perimeter. New parcels must contain at least 18 irrigated acres. TIER 3 Farm Dwellings on Existing Tracts Gross sales of $ 8,280 per tract can be produced; or Findings that the tract is part of a farm operation made up on non-contiguous tracts that all together can meet criteria of Tier 1. The burden of proof is on the applicant to show in a farm management plan that: * Soils and irrigation suitable for proposal * Markets exist * Improvements installed before permit granted * The plan is appropriate to area (i.e., conflict with the existing agriculture type will not result) * Setback/buffer standards are met * No significant impact to fish and wildlife habitats will result Report of a county technical review committee is favorable. Comprehensive Plan Resource Element - Agricultural Lands Page 29 Deschutes County Agricultural Resource Lands Project 0119-1953 AGRICULTURAL PROFILE Alfalfa Subzone Irrigated hay and pasture Medium scale market agriculture Subsidized; part time - 85% of tracts gross less than $40,000 65% of tracts gross less than $20,000 53% of acreage on tracts grossing less than $40,000 32% of acreage on tracts grossing less than $20,000 69% of potential gross sales on tracts grossing less than $40,000 31% of potential gross sales on tracts grossing less than $20,000 Number of contiguous ownership tracts = 100 Median tract size = 39 acres Median irrigated acres = 36 acres Median assessed farm use land value = $ 8,500 Assessed farm use value = $240/acre of best irrigated soils Rotation average = 4.0 tons/acre of hay @ $90/ton = $360 Multiplier = 1.50 (Rotation average/Assessed farm use value) - Median potential gross sales = $12,960 (rotation average X median irrigated acres) Assessor Soil Group Percent of Total A (Irrigated cropland & pasture) 55% B (Irrigated pasture) 10% C (Rangeland) 4% D (Rangeland) 31% Comprehensive Plan Resource Element - Agricultural Lands Page 30 0119-1954 ALFALFA SUBZONE Irrigated Hay, Alfalfa, Pasture TIER 1 Land Division/Farm Dwellings on Existing Tracts Median Irrigated acres 36 Equivalent Assessed Farm Use Value $8,500 ($240/ac x 36 ac) TIER 2 Land Division/Farm Dwellings on Existing Tracts Median of irrigated acreages of commercial farms or the equivalent assessed farm use value within a .50 mile area as measured from tract perimeter. New parcels must contain at least 19 irrigated acres. TIER 3 Farm Dwellings on Existing Tracts Gross sales of $12,960 per tract can be produced; or Findings that the tract is part of a farm operation made up on non-contiguous tracts that all together can meet criteria of Tier 1. The burden of proof is on the applicant to show in a farm management plan that: * Soils and irrigation suitable for proposal * Markets exist * Improvements installed before permit granted * The plan is appropriate to area (i.e., conflict with the existing agriculture type will not result) * Setback/buffer standards are met * No significant impact to fish and wildlife habitats will result Report of a county technical review committee is favorable. Comprehensive Plan Resource Element - Agricultural Lands Page 31 Deschutes County Agricultural Resource Lands Project AGRICULTURAL PROFILE LaPine Subzone Riparian meadows; grazing, some meadow hay 0119-1955 - Medium scale grazing operations, with some large ranches. Public lands grazing are not reflected in this profile, which could affect the numbers shown. Ranches typically include dry rangeland and irrigated meadows. - 65% of tracts gross less than $40,000 50% of tracts gross less than $20,000 82% of acreage on tracts grossing more than $40,000 12% of acreage on tracts grossing less than $20,000 79% of potential gross sales on tracts grossing more than $40,000 12% of potential gross sales on tracts grossing less than $20,000 Number of contiguous ownership tracts = 17 Median tract size = 154 acres - Median irrigated acres = 37 Median assessed farm use land value = $11,570 Assessed farm use value = $175/acre of best irrigated soils Rotation average = 2.5 tons/acre of hay @ $90/ton = $175. - Multiplier = .94 (Rotation average/Assessed farm use value) Potential Gross Sales = {(37 ac x $187) x (.94)1 + {55.8 ac x $87)} + {(61.2 ac x $4)} _ $10,710 Comprehensive Plan Resource Element - Agricultural Lands Page 32 LaPine Subzone - continued Potential gross sales following assumptions: 0119-1956 threshold is based on the Median farm size of 154 acres with 37 sub -irrigated acres with @187/ac assessed value; 55.8 acres of wet meadow @ $87/acre assessed value; 61.2 if dry grazing land @ $4/acre assessed value. Assessor Soil Group Percent of Total A (Irrigated cropland & pasture) 3% B (Irrigated pasture) 17% C (Rangeland) 6% D (Rangeland) 74% Comprehensive Plan Resource Element - Agricultural Lands Page 33 0119-1957 LA PINE SUBZONE TIER 1 Land Division/Farm Dwellings on Existing Tracts Median Irrigated acres 37 Median Assessed Farm Value $11,570 TIER 3 Farm Dwellings on Existing Tracts Gross sales of $10,710 per tract can be produced; or Findings that the tract is part of a farm operation made up on non-contiguous tracts that all together can meet criteria of Tier 1. The burden of proof is on the applicant to show in a farm management plan that: * Soils and irrigation suitable for proposal * Markets exist * Improvements installed before permit granted * The plan is appropriate to area (i.e., conflict with the existing agriculture type will not result) * Setback/buffer standards are met * No significant impact to fish and wildlife habitats will result Report of a county technical review committee is favorable. NOTE: The current zoning for this subzone is 80 acres. Much of the irrigation is riparian sub -irrigated meadows. Although the median tract size is considerably larger than 80 acres, 65% of the tracts have potential gross sales of less than $40,000 and 50% less than $20,000. Comprehensive Plan Resource Element - Agricultural Lands Page 34 Deschutes County 0119-1958 Agricultural Resource Lands Project ells_ _WIRTX• • . Horse Ridge Est Subzone High desert sagebrush and juniper; severe climate and water limitations rangeland grazing operations. According to Assessor data, only one of the 20 ranches in this subzone has irrigated hay lands. Large scale ranches with public lands grazing permits. These data do not include public lands data. Soils are nearly all SCS Capability Classes VI and VII Because grazing permits on federal lands are not part of the Assessor database, potential gross sales were not calculated for this subzone. Number of continuous ownerships tracts = 20 Median tract size = 2100 acres - Median irrigated size = 0 (one ranch has 206 acres of irrigated land) Assessor Soil Group Percent of Total A (Irrigated cropland & pasture) 0% B (Irrigated pasture) 4% C (Rangeland) 2% D (Rangeland) 94% Comprehensive Plan Resource Element - Agricultural Lands Page 35 0119-1959 HORSE RIDGE EAST SUBZONE TIER 1 Land Division/Farm Dwellings on Existing Tracts Parcel Size 320 acres NOTE: This subzone contains 20 ownership tracts, averaging (median) 2,100 acres in size. Since there is virtually no demand for land partitions or dwelling units in this subzone, it would achieve the overall objectives of the farmland plan to leave the minimum parcel size at the current 320 -acre size. 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ONAON A 00 N 00000+0 O m + 010 P V P O W 00 W P O V sO V OVVab�DOOgCAO�D000�D�D W - WV W O N0 W 0 Vt O P41 P01 A0 A0 i+� A0 Co O0 _ N0 PO AO tl gN AO p-. 0 0OVO Q00041 V -4046 NWW WO0N0p -0VOO co1G000.06gONANO 00 N0000 ONO 0000+OM Oa D a N a H+PW+A tl+WOAW N y 40 44 V � ANNA N NN 10 NNAo i+oP wqA0 CL O +OA +NPAA tlAW W + A IA i00 O V A Pq 40 A C 14,41 iP0mC• ca og 00 4MV,0000gog0qCR0M(A 11 ooa0N Comprehensive Plan Resource Element - Agricultural Lands Page 71 0 O 0 rt G (D CL 0119-1995 Comprehensive Plan Resource Element - Agricultural Lands Page 72 H a r M I.- 4 -1 0 O 0 rt W C N a O + O O O O O N O -+ O N O N O N 9990 -+ 0 + 0 N+ 0 0 i 0 i 0 N 0 N 0 N 00000 N 0 N 0 N 0 N 0 A N 0 O 0 N N 0 N O 0 N 0 000 N 0 N 0 N 0 0 N 0 0 N 0 0 N 0 0 N 0 0 N+ 0 90 0 WNW"""" 0 0 0 00 0 0 0 0 0 0 0+ 0 g 0 0 m V O O O O O O O O O o 0 0 0 0 0 0 0 0 0 A A V_ 1 A A g V P P A A A A A A A A A j A A A A A O V A V q V_ _V V A A A A V_ V_ _V P A_ i A i i w i N _P N N N N NN N N N N + i+ i i N A 0 + V O o+ O O A O A N A W A WO q N q N A N OD W g i N N q N q N A N tb N OD N ODA N N AAP N 0+ b N W 0 0 0 0 0+ 0 i++++— W W W W W W N 0 i 0 i 0 i N N N A N A W 0 0 0 000002,0000000000000000000000000000000000000000 0 0 0 0 0 0 0 01010101010 0 0 0 0 0 0 0 0 0 0 C 0 0 0 0 0 0 00000 0 0 0 0 0 0 0 401010 0 0 0 010101 o_000000_0_00000000_000000_000000000000000000000000 + o+ O O+ 0 0 0 0 0 O N N N b+ O O O b O+ N O+ W b i b b 0 '99098800000a 0 0 0 0 0 0+ i 0 A 0 q 0 P 0 A 0 W 0 N b N 0 V O b+ b 0 0 0 0 0 W 0 O 0 V 0 N 0 i 0 b 0 W 0 A 0 V 0 N 0 O 00 i b 0 b 0 i 0 00 0 0 i 0 000 0 0 0 i 0 O N Cn N+ N b 0 O W N i N 0+ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 g O N 0 N i i i i V i V i V V _ A A A W V V V ;;1;; A A Ot V A A A P A A A A A A A A A j A A A A j O W A V m A A V A g N N N N N N A W N i ow ... 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