Cannon Ranch

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Cannon Ranch

Location:

This ranch is located along and near Highway 395 approximately one to seven miles north of Long Creek, Oregon. The home site is along Highway 395 approximately one mile north of Long Creek. The property is made up of irrigated land, dry crop land, and grazing land.

Acreage:

The total acreage for this sale is comprised of 5177.67 acres based on Grant County assessor records. There are approximately 154 acres of irrigated land,  230 acres of dryland crop, and the balance is grazing land. There are several ponds and springs. Long Creek runs for approximately 2.5 miles through the main portion of the ranch. Pine Creek runs through the main part of the northern parcels.

Description:

The legal description is included in this report. The property can also be identified by Grant County assessor’s maps as follows:

TWP 8S - Rng 30E Code 1700 T.L. 3100, TWP 95 – Rng 30E Code 1700 T.L. 500, 700, 1400, 1901, 1402, 801 TWP 9S – Rng29E Code 1700 T.L. 401 TWP 10 S – Rng 30E Code 1700 T.L. 600.

Regional Description:

The subject is located in northern Grant County. Grant County lies in the northeastern portion of the State of Oregon. US Highways 20 and 395 serve as the major transportation routes for Grant County. Umatilla and Morrow Counties border Grant County to the north. It is bordered on the west by Wheeler and Crook counties, on the northeast by Union County, on the east by Baker County, on the southeast by Malheur County, and on the south by Harney County. Long Creek (pop. 220) is located about 25 miles northwest of John Day. John Day (pop. 1,840) is the major economic center in the county and is located near the center of Grant County. Pendleton (pop. 16,000) is the regional center of northeastern Oregon approximately 90 miles to the northwest and Boise, Idaho, approximately 160 miles to the east.

Geography:

Grant County is a geographically interesting county including canyon lands, the forested Blue Mountains, valleys with farmland and large amounts of grassy rangeland. The county has an area of 4,528 square miles (2,897,920 acres.) There are nine incorporated communities located in Grant County: Seneca in the southern portion; Granite in the northeast portion; Mt. Vernon, John Day, Prairie City, and Canyon City in the central portion and of the county and Dayville in the western portion of the county and Monument in the northwestern portion of the county. John Day is the largest community in the county. Canyon City serves as the county seat. Prairie City is the second largest community in the county.

Population:

Grant County has a current population estimate of 7,750 for July 1, 2004. The figure for the 2000 census was 7,935. This compares to 7,853 in the 1990 census. Both the incorporated cities and the unincorporated areas of the county have maintained fairly stable populations over the past 15 years.

History:

Gold was discovered in present day Grant County in 1862 and the first homestead in the county was also filed that year. Grant County was formed in 1864 from parts of Umatilla and Wasco counties. After the mining boom died out in the 1870s, the area grew slowly with farming, ranching, and logging being the economic mainstays. In the 1940s, forest products became the primary industry in Grant County, and is still important today. Later in the 1980s and 1990s, environmental restrictions reduced logging U.S. government-owned lands and tourism and recreation became more important in Grant County.

Economy:

The economy is based primarily on forest products, agriculture, livestock, tourism, and recreation. Various levels of government employment are also a major source of jobs in the county. According to the Oregon State Employment Division, the civilian labor force declined over the period from 1993-2001. The unemployment rate is typical for the region and time of year. The rate varies due to hiring for seasonal labor needs. The non-agricultural wage and salary sectors have remained fairly stable. The economic makeup of Grant County is typical of other counties in Eastern Oregon and no changes in the economic character of the county are expected.

Transportation Access:

Two major highways serve Grant County. U.S. Highway 26 is the east-west highway through the county that connects with Interstate 84 to the east at the Oregon-Idaho border. U.S. 395 is the north-south highway through the county; it connects with I-84 in Pendleton. John Day has an airport, but has no commercial carriers.

John Day Airport, at an elevation of 369 feet, has two paved runways, 4500 feet long and 3436 feet long. The John Day Airport is 40 miles from the property. For more information, call the airport at (541) 575-1151.

Lifestyle:

Grant County offers access to a wide range of recreational activities both summer and winter. The dry climate of the region is also attractive.

Ranch Area Description:

The ranch area is broadly described as the agricultural areas located in northern Grant County. The ranch is located in the north-central portion of the neighborhood. The immediate neighborhood lies south of the Middle Fork of the John Day and south to the Fox Valley. This ranch is comprised of rolling to steep range ground with some portions of tillable dryland farm ground and some irrigated areas along creek bottoms. Tillable ground is used primarily for forage and some small grains. The area is accessed by various county roads that connect to U.S. Highway 395 and the Kimberly-Long Creek Highway.

Fences:

The ranch has over 35 miles of fenced and cross-fenced pastures. Interior fencing and perimeter fencing are not always accurately on the boundary lines, because of topography and convenience issues. The fences have been minimally maintained.

Improvements:

Home:

The ranch home is located on T.L. 600 TWP 10S-Rng 30E. It was built circa 1930. It has had several additions over the years. It is an average-quality two-story farm house with approximately 2100 sq. ft. and a cellar-type basement of approximately 900 sq. ft. with an outside entrance and a dirt floor. The basement is used for storage. The two porches are both enclosed. The front porch is 10’ x 24.5’ and is finished with no heat. It is not included in the living area. The side porch is 10’ x 27’ and is used as an entry, mudroom and storage area. The interior is older and dated. The main floor is carpet and tile. The upstairs has soft wood floorings. Heat is provided by an oil furnace and wood stove.

Water:

A spring and pump provide water for the home. The spring, in the past, has provided water for normal use.

Shop:

The shop is a metal-clad pole building. It has a shed roof with a concrete floor. It has a power roll-up door. It has a 15’ x 40’ attached lean to.

Hayshed:

Pole-frame construction 40’ x 96’ with a dirt floor and metal roof.

Barn:

The barn is an older wood structure with a concrete foundation and pole construction, 40’ x 52’’. It has part wood and part concrete floors. It is wired for electricity.

Livestock Barn:

The livestock barn is 24’ x 48’ with a wood frame foundation, pole construction, and wood flooring.

Other:

There are a number of older buildings that have minimal value. There is a corral and chute adjacent to the barn and livestock shed.

Additional Home Site:

TWP 9S – Rng 30E T.L. 1400. There is a home site with a manufactured home that has nominal value. It has a well with a pump and motor. The condition of the  well’s motor and pumps and the well’s capacity are unknown.

Barn:

TWP 9S – Rng 30E T.L. 1901. There is an older barn on this tax lot 56’ x 65’ in poor condition that is used for miscellaneous storage. There is an old homesite and well of unknown condition and capacity.

Water Rights:

The irrigated fields are supplied by Long Creek and Paul Creek, a tributary of the North Fork of the John Day River. The fields are flood irrigated and used for forage production and grazing. The water rights of 141.2 acres from the Grant County Water Master with additional 52 acres of Pine Creek water, which has not been utilized for 25+ years. Oregon water law requires that water rights be used beneficially for a minimum of one year out of every five to maintain the water right in good standing. It behooves anyone interested in this ranch to check with the Grant County Watermaster to their own satisfaction as to the validity of the water rights, acres, use, and amount of water that can be used. There are two exempt reservoirs for livestock use as follows:

               1.  R 9S – R 30E Sec. 29  SE ¼ NW ¼ T.L. 1400

                   Pulley Creek Pond, 8-21-83

                   Pulley C reek flows into Long Creek.

        2.48 acre-feet stock water

2.  T 10S – R 30E Sec. 3 NW ¼ NW ¼ T.L. 600

Frog Pond, 8-7-51

Run-off flows into Long Creek

Stock water 2.23 acre-feet.

Crop Land:   

CAVERHILL PLACE           

T.L.   500 T9S - R30E

T.L. 3100 T8S - R30E

The Caverhill Place, presently in grass, is being used as grazing land. It consists of 36.5 acres. There is an old water right that has not been beneficially used.

Approximately 154 acres used for forage and grazing have water rights, but have not been irrigated steadily. There is some subbing.

The remaining dryland acres consist of approximately 230 acres that have been planted to a forage mix fare for hay with some of the fields not used but retained for next year’s crop as summer fallow. All of the lands except the summer fallow are used for fall pasture.

Taxes:

The Grant County real estate tax for 2006 was $5,637.53

Mineral Rights:

The owner does not warrant that there are any mineral rights available. However, any mineral or geothermal rights owned by the seller are included as part of the property being offered for sale.

Zoning:

ZONING: The subject is zoned MUR (Multiple Use – Range.) Agriculture, farming and related uses are allowed outright and the minimum lot size is 160 acres or 320 acres. A small portion of Tax Lot 600 near the highway is zoned EFU (Exclusive Farm Use.)

ARTICLE 66 – MULTIPLE USE RANGE ZONE, MUR-160(320)

66.010 – PURPOSE

The MUR-160(320) Zone is applied to those agricultural and agricultural/low or nonproductive forest lands of the county dominated by and managed primarily for range and grazing uses, and to establish criteria and standards for applicable farm and/or forest uses and related and supportive uses deemed appropriate and necessary.

The MUR Zone is intended to guarantee the right to conduct normal farm practices and to facilitate and encourage resource management activity. Normal resource management practices shall not be considered a nuisance condition in an MUR Zone or bordering zones. Nothing in this regulation is intended to interfere with normal resource management practices that might result in conditions such as noise, dust or odor. Residents of this zone should recognize that the intent of the zone is to protect resource activities and that in the event of a conflict between residential use and resource practices, this code will be interpreted in favor of the resource practice.

66.020 – OUTRIGHT USES

The following uses shall be allowed outright:

A. Agriculture, farming, and related farm use including indoor animal husbandry and the boarding and breeding of horses; (no permit)

       B. The propagation or harvesting of a forest product; (no permit)

               C. The creation of, restoration of, or enhancement of wetlands.

 ARTICLE 64 – EXCLUSIVE FARM USE ZONE

64.010 – PURPOSE

The purposes of the EFU-80(160) Zone are to preserve agricultural land most appropriate for farm use and to provide beneficial uses of unfarmable land without creating conflicts between suburban expansion and farm use. The uses established by this zone are authorized by the Oregon Revised Statutes, Chapter 215, and are designated in compliance with the Statewide Planning Goal on Agricultural Land for lands which are potentially productive for farm use.

The Exclusive Farm Use Zone is intended to guarantee the right to conduct normal farm practices and to facilitate and encourage resource management activity. Normal resource management practices shall not be considered a nuisance condition in an Exclusive Farm Use Zone or bordering zones. Nothing in this regulation is intended to interfere with normal resource management practices that might result in conditions such as noise, dust or odor. Residents of tis zone should recognize that the intent of the zone is to protect resource activities and that in the event of a conflict between residential use and resource practices, this code will be interpreted in favor of the resource practice.

64.020 – OUTRIGHT USES           

The following uses shall be allowed outright:

A. Agriculture, farming, and related farm use including indoor animal husbandry and the boarding and breeding of horses; (no permit)

                B. The propagation or harvesting of a forest product; (no permit)

                C. The creation of, restoration or, or enhancement of wetlands.

 Elevation- Rainfall:

The elevation runs from 3000 feet to more than 3884 feet. The average warmest months are July and August with temperatures in and around 80+ degrees. December and January are generally the coolest months. The average rainfall varies between 12- and 18-inches. The typical growing season is April through October.

The land in the area is characterized by two primary forms of agricultural utilization. The areas with better quality soils and moisture are primarily in forage and small grain crops production. The areas with lower quality soils and/or less moisture are primarily utilized as range. The average rainfall in the area is 12-18 inches depending on location and elevation.

The rangeland soil is typically an Ateron Series very stony loam or similar soil. The tillable soil is typically a Cortron series loam or similar soil. The Ateron Series are shallow, well-drained soils that formed in colluvium and residuum; derived from basalt, tuff, andesite, and greenstone on hills and mountains. The slopes are from 2 to 90 percent. The Cortron Series are very deep, well-drained soils that formed in colluvium from basalt, slope alluvium and loess mixed with volcanic ash on the surface. Slopes are from 30 to 70 percent. Soil descriptions for these soils are found in the addendum of this report.

Terrain:

The topography is mostly rolling terrain with some nearly level bottomland along Long Creek. There are some steep canyon slopes at the north end of the property. Long Creek runs approximately 3.5 miles through the main portion of the property. A smaller creek runs through a portion of the property located at TWP 8-9S-Rng30E Sec 4 and 33, known as the Caverhill Property. Paul Creek runs for about ½ mile through the main ranch property.

Recreation:

The ranch is noted for good elk and deer hunting. The elk hunting can be very good at times as large herds move back and forth during hunting season. See last year’s buck taken during deer hunting season. There are huns, some chukars, and turkeys. The fishing in Long Creek is fair with rainbow trout. The ranch is located close to the north fork of the John Day River, the Middle Fork of the John Day River, and the John Day River for extended fishing.

Leasing:

The ranch is presently leased to a livestock producer through 2008. The lessee has a first right of refusal to purchase this property.

Easements:

The ranch is accessed from Highway 395 by unimproved farm roads. There are three parcels that must be accessed through the neighbors’ property and do not have easements: Farm roads cross various portions of the property to provide access to these parcels.

Education:

Long Creek has a school system for grades K through 12. Long Creek has a bus system in place to transport students within the district.

Price:

$5,000,000