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3 of 3 Premium Clicks used this month SUBSCRIBE Print + Online Subscriber Activation | Register x Forgot Password | Need an Account? subscribe | newsletter | deals Home News Latest Stories Rogue Valley musicians shine in OLLI’s spring class schedule Work your body to save your braaaaains Ashland robotics team fares well at Oregon City Ashland Independent Film Festival announces this year's lineup ASHLAND: High school principal receives national award Education Rogue Valley musicians shine in OLLI’s spring class schedule Work your body to save your braaaaains Ashland robotics team fares well at Oregon City ASHLAND: High school principal receives national award Willow Wind students raise money for water Environment Mt. Ashland Ski Area: Low snow closes 'bunny hill' chairlift for beginning skiers With pre-season conditions worst in 25 years, catastrophic wildfires expected in region this summer Legislature might be divided on clean fuels bill, but these Ashlanders weren't Ashland Rowing Club members put their backs into Emigrant Lake clean-up The birdman of Bellview Business Ride & Drive: 2015 Honda Civic sedan Silvio Calabi: Mercedes-Benz ML250 raises the diesel 4×4 stakes Ride & Drive: 2015 Chrysler 300 Silvio Calabi: Volvo XC60 is sexy safety in an SUV Ride & Drive: 2015 Audi R8 Politics and elections Mark L. Hopkins: Looking for a political straight shooter Oregon's governor appoints new secretary of state Ballots on Jackson County marijuana tax go out today Kate Brown sworn in as Oregon's 38th governor Gov. Kitzhaber steps down, federal investigation begins State News Oregon's governor appoints new secretary of state Kate Brown sworn in as Oregon's 38th governor Federal investigation of Kitzhaber to focus on potential financial crimes Gov. Kitzhaber announces resignation Read Gov. John Kitzhaber's statement on his resignation Nation - World Leonard Nimoy, famous as Mr. Spock on 'Star Trek,' dies Obituaries William F. Christofferson Death Notices Death Notices Death Notices Ramona G. (Austin) Fletcher Shareable Bank of America is predicting a massive Tesla collapse Mars One attracts science fiction geeks and people who hate society This $1 million Mercedes is like an armored private jet for the road Sports Latest Stories Dynamic offenses square off in SOU-Midland first-round matchup SOU women end first-round slump, crush Robert Morris by 25 Grizz snowboard team heads to state with repeat potential No. 10 SOU women brace for national tourney breakfast bracket ASHLAND: Oak Knoll to host free FootGolf event High school Grizz snowboard team heads to state with repeat potential Grizzlies let second-half lead slip away in season-ending loss to CV Williams named first-team all-star Owls stun No. 8 Raiders Norvell goes from newbie to state favorite Southern Oregon University Dynamic offenses square off in SOU-Midland first-round matchup SOU women end first-round slump, crush Robert Morris by 25 No. 10 SOU women brace for national tourney breakfast bracket Raiders tied for third, Gutches two wins from four-peat at NAIA nationals SOU's Maguin advances to 400 final Voices Latest Stories Kent Bush: The Internet is governed by people who have never sent an email Guest Opinion: It's Groundwater Awareness Week; test your well Letters to the Editor, March 11 Landgren cartoon: Farewell to circus elephants Landgren cartoon: Potholes Editorial Our View: No need for blame in Hannah Thomas-Garner case Our view: Ashland tackles school attendance areas the right way Our View: Spelling out safety Our View: Our View: A growing concern Letters Letters to the Editor, March 11 Letters to the Editor, March 9 Letters to the Editor, March 7 Letters to the Editor, March 5 Letters to the Editor, March 4 Guest opinions Guest Opinion: It's Groundwater Awareness Week; test your well Guest Opinion: Ashland schools failed to protect my son from bullying Guest Opinion: There is nothing uniform about the Uniform Crime Report Guest Opinion: Growth carries risks Guest Opinion: Legal poisons in our waters Columns Guest Opinion: It's Groundwater Awareness Week; test your well Kent Bush: Things will never change unless we change them Guest Opinion: Ashland schools failed to protect my son from bullying Council Corner: Solar power in Ashland's future Mark L. Hopkins: Looking for a political straight shooter Chris Honore Council Corner Editor's Notes Jeffrey Gillespie Herb Rothschild Revels Latest Stories Community blog: Take a peek at poet Scott Wozniak Community blog: Memorize poems with your whole body Alice DiMicele plays Unitarian Fellowship Listings for Varsity Theatre and Ashland Street Cinemas Ashland's First Friday Art Walk showcases new exhiits by regional artists Theater Ticket Availability Ticket Availability Ticket Availability 'She Stoops' rises on SOU stage Review: OSF keeps the comedy afloat in 'Much Ado' Music Alice DiMicele plays Unitarian Fellowship The Farr Side: Another career highlight for Kelly Clarkson Music on the Mountain: Ski area launching concert series Victor D. Infante: Just in time for Valentine’s Day, some favorite breakup songs The Farr Side: Smith dominates, Beck surprises at Grammys Visual Art Ashland's First Friday Art Walk showcases new exhiits by regional artists Movies Ashland Independent Film Festival announces this year's lineup AGING HAPPENS: Ashland synagogue hosts screening of Chopra film Laid-back Liam Neeson and Ed Harris get vicious in ‘Run All Night’ Pop Culture Notebook: ‘Community,’ ‘Avengers’ and ‘The Man From U.N.C.L.E.’ on the horizon Antionette Kerr: Nimoy’s legacy lives on in ‘Star Trek’ Food and Drink Sammich does it Chicago-style Cruelest Month: Poetry Blog Lifestyle Latest Stories American Association of University Women Ashland American Association of University Women Ashland Derek Kelly: Putting the pieces back together Page H. Onorato: The 10 commandments for the Southern cook Page H. 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Dear Monty: Successful rezoning property requires a plan By Richard Montgomery More Content Now DailyTidings.com By Richard Montgomery More Content Now Posted Mar. 11, 2015 @ 12:01 am By Richard Montgomery More Content Now Posted Mar. 11, 2015 @ 12:01 am » Social News p bs:newslist StartDate="20121121" EndDate="p bs:datecalc Months="3"" DateSort="1" UseObjects="1" ObjectClass="81" Taxonomywords="2324,665" ExactTaxonomyMatch="1" Image="1" Count="4" --> Reader question: I own a parcel of vacant residential land. I believe it would be more valuable rezoned to multifamily or commercial. What should I do, and not do, in the rezoning process? John K. Monty’s answer: The first step is to confirm that rezoning creates additional value. While rezoning can bring additional value, research is required to confirm this assumption before proceeding. The size of the parcel, public access, real estate activity and various demographics will be important. Engage a competent appraiser. Appraisers train for different levels of expertise. There are multiple appraisal organizations that document appraiser education and award designations for successful completion. Contact several MAI, SREA or SRA designated appraisers. Engage one to evaluate the property “as is,” and “as rezoned” for a more intensive use. This exercise will provide you with an early viability indicator. The central question is the highest and best use for the property. Appraisers consider this question in their work, but because it is your money, when they finish, drill down further. What does the neighborhood need that it doesn’t already have? Will reasonable people support a higher purpose? Can you back your case up with facts? What to do next 1. Go to the city planner to introduce yourself. Ask them for their vision for the neighborhood. They may have ideas you hadn’t considered. You may discover some new information about a master plan, unannounced projects and most importantly, what they would support with different zoning. You may also garner a few leads on developers who are working on projects nearby. Additional work in the same neighborhood can be a plus for a developer 2. Learn how the municipality thinks. In larger cities, an actual “project” is highly desirable, if not a condition of a rezoning request. Because rezoning often involves considerable work and potential opposition, some municipal departments shy away from speculative workloads. Elected officials are reluctant to become a political target for a rezoning without an actual project. If a project creates jobs and adds to the tax base, it may be worth fighting for a zoning change. There are always national and regional businesses expanding that will not consider property not currently zoned for their enterprise. 3. Work the municipality into your corner. To be able to demonstrate significant tax revenue increases and job creation, will help your cause. Blight elimination, esthetic visual improvement and creating community pride are other community hot buttons. Once you are familiar with the municipality’s views, ask yourself this question; Will the future use you envision fit into the neighborhood? As an example, condominium use may bring few objections, but a laundromat would be more difficult if the majority of properties are single family owner occupied homes. Why? Most every homeowner already has a washer and dryer. 4. The best project should become evident. A visual representation sells. Consider a “work for hire” designer or architect to create a rough visual, full-color, three-dimensional rendering of the finished product. Designing the most likely commercial uses into the property depends on neighborhood demographics and needs. Be prepared to make concessions on the commercial uses like laundromats, billiard rooms and pawnshops. Also, is the neighborhood a walking neighborhood or a driving neighborhood? If it is driving, most retail business realizes they need parking to survive. 5. Do not be glued to the plan. There is a likelihood the plan will change over a real objection a neighbor. Compromise to allow a reasonable change toward a different viewpoint may be necessary to move the project forward. What not to do 1. Speak cautiously about the rezoning. It is important to qualify your conversations with words like “exploratory” or “potentially,” to avoid making any assumptive statements. 2. Don’t shout from the rooftops. It is not helpful when affected parties learn of the project through the media. When you are clear about the entire process and have completed your due diligence, including preliminary discussions with interested parties, it is time to talk with the media. Affected neighbors and elected officials (an alderman or ward captain) can perceive an early announcement as assumptive and underhanded. Other considerations - Mixed-use is often viewed positively because it remains residential with added neighborhood services. - When you do not have title to the property, allow enough time in your option/offer to submit the site for rezoning multiple times. Sometimes, it takes two or three “tweaking rounds” for all interested parties to reach agreement. Richard Montgomery gives no-nonsense real estate advice to readers’ most pressing questions. He is a real estate industry veteran who has championed industry reform for over a quarter century. Send him questions at DearMonty.com. By Richard Montgomery More Content Now DailyTidings.com By Richard Montgomery More Content Now Posted Mar. 11, 2015 @ 12:01 am » Comment or view comments /* $( document ).ready(function() { // Jquery mobile is trying to style the button and leaving a blank gry button on top of a white button $("#viafouracoms .vf-comment-controls li.vf-right").html(' Submit '); });*/ » STAY INFORMED Email NewsLetter Sign Up Today Sign up for our newsletter and have the top headlines from your community delivered right to your inbox. calendar Connect with DailyTidings.com Facebook Twitter RSS Back to top Reader Services Reader Services home Subscriptions Subscriber controls Contact us Submissions Photos Events Letters to the editor Corrections Alerts Email alerts RSS feeds Text Alerts Advertise Media Kit Home Products and services Ad rates Advertising contacts Mail Tribune Daily Tidings The Nickel Shop Our Valley Blogs Stay Informed Email newsletter Sign Up Today Sign up for our newsletter and have the top headlines from your community delivered right to your inbox. 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