CU24-043 HO Decision - Laserfiche WebLink

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mixture of grasses and grain. Using available imagery from 2021 and 2023, staff also identified hazelnut orchards and nursery stock as the other major farm uses within the study area. Within the study area there were a total of 112 whole and partial tax lots. All 112 lots included in the study area are zoned EFU. A significant majority of the lots within the study area are below 60-acres in size, with only 10 of the 112 tax lots containing more than 60-acres. The largest parcel within the study area is 243.33-acres and is predominantly planted in hops, however most of this parcel is located outside the study area and is on the other (west) side of the Pudding River from the subject parcel. In the findings of the 2000-acre study, Applicant found that out of the 112 full and partial tax lots 79 already contained a dwelling, leaving 33 vacant tax lots. 27 of the 33 vacant lots either contained high value soils or were in contiguous ownership with other parcels that already had dwellings, meaning that such parcels would not qualify for a non -farm dwelling. Of the remaining 6 vacant tax lots, 4 contained a majority high value soils and would not qualify for a lot -of -record due to the date of ownership transfer. This leaves one additional parcel within the study area that could be developed with a non -farm dwelling. In its analysis, Applicant addresses the fact that one of the study area parcels was under review for a Lot -of -Record dwelling (case AR24-019) and since a decision had not been made at the time of their analysis, it was inventoried as not having a dwelling. In addition to describing the land use within the full study area, Applicant narrows down the focus and describes the immediate local land use pattern as a combination of the typical row crop farms and 3 smaller lots with dwellings that aren't acting as primary farm dwellings. (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 and potential non farm dwellings will make it more difficult for the existing types of farms 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. Applicant contends that due to the drainage way bisecting the subject parcel, the soil reclassification report finding that the subject parcel is predominantly non -high value farm soils, and the size of the parcel (8.4-acres) all coalesce to limit the viability of the parcel to be commercially farmed. Additionally, they assert that permitting a non -farm dwelling on the subject parcel would be compatible with the smaller parcels containing dwellings located across Union School Rd to the west and adjacent to the south. These elements, in combination with aerial imagery dating back to the 1950's showing failed attempts to farm the southern 6- acres of the parcel, sufficiently demonstrate the unsuitability of the parcel for commercial agriculture on its own. Applicant has shown that a non -farm dwelling in the immediate local area is consistent with the existing land use pattern, as there are three neighboring parcels with dwellings not serving as primary farm dwellings, all predating the adoption of land use ordinances. CU 24-043 — ORDER MKI CONSTRUCTION, LLC Page 11