________________________________________Discussion on the EFUDiscussion on the EFU--10, EFU10, EFU--20 and EFU20 and EFU--40 40 Zoning Designations.Zoning Designations.

This discussion was given before the County Planning This discussion was given before the County Planning Commission, September 23, 2010.Commission, September 23, 2010.

EFUEFU--10, 20, and 40 Zones minimum 10, 20, and 40 Zones minimum parcel sizes are not recognized.parcel sizes are not recognized.

The Oregon State Legislature in 1993 modified state law in order to provide guidance in the EFU Zone.

ORS 215.780 required that any EFU Zone must have a minimum parcel size of at least 80 acres. Umatilla County complied with the law and discontinued recognizing the smaller minimum parcel sizes. However, the County never changed the zoning map to reflect the ORS mandate.

The zoning maps still

show “EFU-10”

The Milton-Freewater

Area has both EFU-10 and

EFU-20 zoning.

EFU-10 Zone

Orchards District

EFU-20 Zone

Special Ag

The Hermiston -Umatilla Areahas both EFU-20 and EFU-40

zoning.

EFU-40 Zone

West County Irrigation District

EFU-20 Zone

Special Ag

The Pendleton –Pilot Rock

Area has EFU-20 zoning.

EFU-20 Zone

Special Ag

Current Parcel Size AnalysisCurrent Parcel Size Analysis

EFU-10Orchards District

1,237 parcels

– 59 parcels (5%) are 20 acres or larger. Only these 59 parcels could be divided if the minimum parcel size were to be 10 acres.

5920 + acres

1,1781 - 19 acres

Number of

Parcels

Parcel Sizes

EFU-20Special Agriculture

286 parcels

– 31 parcels (11%) are 40 acres or larger. Only these 31 parcels could be divided if the minimum parcel size were to be 20 acres.

3140 + acres

2251 - 39 acres

Number of ParcelsParcel Sizes

EFU-40West County Irrigation

District

518 parcels

– 37 parcels (7%) are 80 acres or larger. Only these 37 parcels could be divided if the minimum parcel size were to be 40 acres.

4811 – 79 acres

3780 + acres

Number of ParcelsParcel Sizes

Survey Results Survey Results

Earlier this year a survey was mailed to each property owner in the EFU-10, EFU-20 and EFU-40 Zone areas.

The main question was “Should the County proceed with re-establishing the parcel sizes in the EFU-10, EFU-20 and EFU-40 Zones?”

Proceed With Proceed With a Goa Go--Below?Below?

Continue This Process?

128

96

Yes

No

1,315 surveys were mailed224 surveys were returned A return rate of 17.03%

57% said YES they wanted the County to continue the process to re-establish the smaller parcel sizes.

57%

43%

The table below outlines certain land use actions that may or may not be possible if the minimum parcel size for the EFU-10, EFU-20 and EFU-40 Zones were to be re-established.

Boundary Line Adjustments - The flexibility of boundary line adjustments will be affected between parcels in these zones. For example, a parcel in the EFU-10 zone could not be adjusted below 10 acres in size.

Dwellings - New dwellings are not automatically allowed on new parcels created. Certain levels of gross farm income would be required to establish a home on a small parcel.

Parcels zoned EFU-10 – A parcel 20 acres or larger can be divided into 10 acre parcels.Parcels zoned EFU-20 – A parcel 40 acres or larger can be divided into 20 acre parcels.Parcels zoned EFU-40 – A parcel 80 acres or larger can be divided into 40 acre parcels.

What Would NOT be Possible if Re-establishing the minimum parcel size for the EFU-10, EFU-20 and

EFU-40 Zones

What Would be Possible if Re-establishing the minimum parcel size for the EFU-10, EFU-20 and

EFU-40 Zones

GoGo--Below ApplicationBelow Application

What size of parcel is necessary to create a successful commercial ag operation?

Review existing commercial ag operations.

The Go-Below process allows an area to have a lower minimum parcel size than what is required by ORS 215.780 (80+ acres). The criteria in OAR 660-033-0100 must be met.

Go-below application must meet OAR requirements; cannot rely simply on historical pattern and designation

OAR 660-033-0100 (5):

To determine the nature of the existing commercial agricultural enterprise

1.Type and size of farms and ranches, 2.Size of fields or other parts, 3.Acreage devoted to principal crops, 4.The relative contribution of the different

types and sizes of farms and ranches to the county's gross farm sales, and their contribution to local processors and established farm markets.

“Minimum Parcel Size for Viable Adaptive Farms in Umatilla County: An

Economic Analysis”

Bruce Sorte findings – 30 acre threshold to meet median income level. Impact to EFU 10 and 20 go below success.

The Next Step?The Next Step?Option 1

Prepare a go below application. If approved by the state, to be followed with a zone map, plan map and comprehensive plan amendment.

Option 2Prepare a zone map, plan map and comprehensive plan amendment to remove the EFU-10, EFU-20 and EFU-40 Zone designations.

• Option 3

ConsiderationsConsiderations

Weigh the costs versus the benefits