Long Creek Cannon Ranch at Bullock Gulch

Location:

This ranch is located about three miles northwest of Long Creek, Oregon. The land is made up of dryland crop and grazing land.

Acreage:

The total acreage for the sale is comprised of 3068.02 acres based on Grant County assessor records. There are approximately 74 acres of dryland crop and the balance is grazing land. There are springs and a pond for livestock water.

Description:

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

Township 9 South Range 29 East, Tax Lot 200

Township 9 South Range 30 East, Tax Lot 800

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 15 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 and some have not been maintained, but are fenced in with the main Cannon Ranch.

Taxes:

The Grant County real estate tax for2005-2006 was $1,805.00.

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 3200 feet to about 4000 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 farm land. There are some steep canyon slopes at the north end of the property. Long Creek runs approximately 2 ¼ miles through a portion of the property and is an all-season creek for livestock water. Bullock Gulch runs about two miles through the property and has all-season water for livestock.

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 402 by unimproved farm roads.

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:

$1,600,000 cash

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