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The subject parcel does not currently have a dwelling and is undeveloped. Staff has determined that the parcel was legally created and has existed in its current configuration since at least 1979. The parcel has no history of partitions or property line adjustments and has remained in the present configuration since before November 4, 1993. The criteria are met . 3. The dwelling will not materially alter the stability of the overall land use pattern of the area. In making this determination the cumulative impact of possible new non-farm dwellings on other lots or parcels in the area similarly situated shall be considered. To address this standard, the following information shall be provided: a. Identify a study area for the cumulative impact analysis. The study area shall include at least 2,000 acres or a smaller area not less than 1,000 acres, if the smaller area is a distinct agricultural area based on topography, soil types, land use pattern, or the type of farm or ranch operations or practices that distinguish it from other, adjacent agricultural areas. Findings shall describe the study area, its boundaries, the location of the subject parcel within this area, why the selected area is representative of the land use pattern surrounding the subject parcel and is adequate to conduct the analysis required by this standard. Lands zoned for rural residential or other urban or non-resource uses shall not be included in the study area; b. Identify within the study area the broad types of farm uses (irrigated or non -irrigated crops, pasture or grazing lands), the number, location and type of existing dwellings (farm, non-farm, hardship, etc.), and the dwelling development trends since 1993. Determine the potential number of non-farm dwellings that could be approved under MCC 17.136.050(A), including identification of predominant soil classifications and parcels created prior to January 1, 1993. The findings shall describe the existing land use pattern of the study area including the distribution and arrangement of existing uses and the land use pattern that could result from approval of the possible non-farm dwellings under this provision; 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. The applicants were provided a map and data required for a 2,000 acre study. The results were provided as part of the application materials. Because the study area overlaps with the urban growth boundary of the City of Salem and due to the proximity to the city, there are many areas that were not required to be studied. Significant portions designated as AR, P, and P-LU have been excluded from the analysis as stated in MCC 17.137.060(A)(1). These areas are Salem’s eastern neighborhoods along Condon Road and other areas that are zoned for residential uses, industrial uses, and public zoned areas. These general patterns were discussed in section 8.1 above. The applicants representative study area were the contiguous areas of EFU and SA zoned lands. EFU zoned properties extend east along State Street, while SA zoned lands stretch south to Macleay Rd SE, north to Fruitland Rd, and west to Cordon Rd SE. Within the study area, there are 320 parcels zoned EFU or SA. This includes 126 parcels zoned EFU and 194 parcels zoned SA. The sizes of these parcels range between 0.2 acres and 150.27 acres. The analysis concludes that 73% of the parcels in the study area or 249 parcels are 10 aces or less. While 34 of the parcels in the study area are between 10 and 20 acres. Another 33 parcels are between 20 and 40 acres. Only 4 parcels are 40 acres or more, with only 2 of these parcels being larger than the 80 acres minimum parcel size for newly created parcels in SA or EFU zones. In the study area there are 193 parcels with dwellings dated pre-January 1, 1993. Fifty-three of these parcels have dwellings constructed after January 1, 1993; these include newly established dwellings, replacement dwellings, hardship dwellings along with a non-farm dwelling. This leaves 75 parcels with no dwellings and out of that, there are 66 parcels that are not developable. The applicant’s representative categorized twenty-four of those 75 as “Rural Restrictive.” These 24 tax lots are mainly SA or EFU zoned land that are under 80 acres and have no dwellings or buildings. Others have accessory