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The most common agricultural use in the study area appears to be for the purpose of harvesting Christmas trees. The largest Christmas tree operation in the area is only partially within the study area. The entire operation consists of approximately 60-acres of Christmas trees planted across 3-parcels which total over 200-acres. This operation is on the southernmost edge of this 2000-acre study, and less than half of the total operation is within the study area. The largest single parcel in agricultural use is also on the southernmost edge of the 2000-acre study. This parcel is almost 200-acres and has 127-acres devoted to grass seed or hay production, and 20-acres devoted to Christmas trees. It is worth noting that a few acres of the Christmas tree lot falls outside of the study area. The other two large parcels in agricultural use are both on the northernmost edge of the 2000- acre study area. These parcels are contiguous and along the Willamette River north of Illahe. One is 97- acres, and the other is 182-acres, both appear in use for row crops. The northernmost parts of the 182-acre parcel falls outside of the study area. A total of 137 parcels were included in the study area. Of these included parcels, 124 are zoned SA and 13 are zoned EFU. Only five parcels in the study area are larger than the minimum 80-acres for SA and EFU zoned parcels. 60% of the parcels are under 10-acres in size. Of the parcels included in the study area, 92 have at least one dwelling and there are a total of 101 dwellings on these 92 parcels. 84 of those parcels had a dwelling prior to 1993. A total of 8 parcels have been developed with homesites in the last 30 years. Since 1993, four non -farm dwellings have been approved within the study area. Three of these were approved in the 90s, and the fourth in 2004. Also, since 1993, three lot of record dwellings were approved, and three replacement dwellings were approved. While not permanent, four hardship dwellings have been approved in the study area since 1993. Staff found seven parcels within the study area that have neither a dwelling nor predominantly high value soils. These parcels would therefore potentially be able to qualify for additional non -farm dwellings. However, five of these parcels were involved in Measure 37/49 claims. As a result, these parcels would develop single family dwellings as a result of their Measure 49 decisions, and not through application for non -farm dwellings. A total of seven dwellings may result from these Measure 49 orders. The remaining two parcels that could potentially qualify for non -farm dwellings are both of relatively large sizes and in timber use. The applicant contends that the most common use of parcels within the study area is for rural residential purposes, and that allowing development of a single-family dwelling on the subject parcel would not destabilize the less common farm and timber uses in the area. The commercial agricultural uses within the study area are restricted to the northern and southern most parcels, all three of these operations are 0.7-0.9 miles from the subject parcel on the other side of rural residential clusters. The proposed dwelling would be consistent with the development pattern that has occurred on the SA and EFU parcels surrounding the subject parcel. (c) Determine whether approval of the proposed non farm dwellings together with existing non farm dwellings will materially alter the stability of the land use pattern. The stability of the land use pattern will be materially altered if the cumulative effect of existing andpotential non farm dwellings hill make it more diffcultfor the existing types offarnrs in the area to continue operation due to diminished opportunities to expand, purchase, or lease farmland, or acquire waste rights or diminish the number of tracts or acreage in farm use in a manner that will destabilize the overall character of the study area. Approval of this application would bring the total number of post-1993 non -farm dwellings within the study area to five. The subject parcel is 5.97-acres and would fit within the current land use pattern of small acreage homesites scattered through the area. The subject parcel has never had a dwelling not been involved in agricultural use.