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Where do we grow from here? Across the valley, expansion comes with hard choices By MELISSA MARTIN Mail Tribune Laz Ayala had an orchard with bosc pears, Granny Smith and Fuji apples and a row of Alberta peaches. But surrounded on three sides by subdivisions, the 25-acre plot fell prey to four-wheeling vandals who damaged trees and stole parts from wind machines. Residents give planning views About 18 people wrote letters or made comments about the regional growth plan during an October open house held at the Medford City Hall annex. Several landowners asked to be included in the future growth map. Daralene and Allen Hansen graze horses and cattle on 97 acres on the slopes of Roxy Ann Peak near the intersection of Hillcrest and Prescott Park roads. "This property is more conducive to use for view home sites than any kind of farming," Daralene Hansen wrote. "Rain water is the only available source of water as wells are sparse, at best, so water is not available for any kind of crop." Another letter writer, William and Alice Gettling of Myers Lane off of Stewart Avenue, asked to be left out of the growth plan. "We live in a country atmosphere and we don't want to be put in the city." Lynda and Gary Stevenson of North Phoenix Road wrote, opposing the map's inclusion of a non-productive orchard on the corner of South Stage Road and Kings Highway. And Lloyd Thompson of Foothill Road asked that his grazing lands and orchard be included in the growth map. "I plan to remove the old-growth trees within the next two years," Thompson wrote. "With growth coming from both sides, it is my belief that a neighborhood would be the highest and best use of the property." Ayala took the orchard out this past year and hopes to eventually turn the acreage into something that better suits the neighborhood - more houses. "I have no plans to continue to farm the property," said Ayala, a Medford real estate broker. "It's too small a parcel to farm. It borders the city limits on two sides and has subdivisions on three sides. "When you get into issues with spraying chemicals and add the condition of the pear industry and the pear market, it's not feasible from any angle you look at it." Ayala is an example of a property owner who wants his land included in the 50-year growth boundary that regional planners are drawing for the Rogue Valley. The Medford City Council and Planning Commission last week examined the "Greater Bear Creek Valley Regional Problem Solving: Phase One Status Report." The proposed 50-year growth map was created by planners from Ashland, Central Point, Eagle Point, Jacksonville, Medford, Phoenix, Talent, White City, Jackson County and the Rogue Valley Council of Governments. Medford's population of 63,154 is expected to grow to 111,068 by 2050. Those new residents will need almost 20,000 new homes or apartments. The proposed map sets aside 2,869 acres for that growth. "We have more space than we need," said Mark Gallagher, Medford senior planner. "We have a choice where we're going to grow. So if we have a choice, why should we grow next to an orchard?" Planners should refine their definition of a working orchard, according to David Culbertson, owner of Crystal Springs Packing Company. He has gone from 1,200 to 300 acres of operating orchards to pay for debt caused by years of economic troubles in the fruit industry. "There's a difference in agriculture land and star thistle land," Culbertson said. "If a land has no irrigation, its soil classification drops to four or five, meaning you can't grow crops on it." He asks several questions about the 50-year plan: Does it create orchard "islands" causing subdivision encroachment on farm practices; could it cause future water wars between agricultural and municipal users; does it follow natural boundaries such as roads or streams or use fences and property lines, which can cause friction between landowners; and does it plan for road extensions to deal with the increased traffic accompanying the growth? Planners will consider traffic and roads in Phase Two, which will begin soon, and maps will be reworked throughout the process, said Eric Zweber, assistant planner with the city of Medford. There will be more opportunities for public comment in the second planning phase. State funding for the regional planning effort expires July 1; after that, participating agencies will have to kick in funding to keep the work going. For Ayala, his concern is that whether property is included in the growth map may be up to planners' discretion, not the land's best use. His orchard on South Stage Road, left off the growth map, has similar urban encroachment issues as an orchard at Highway 62 and Coker Butte Road that's on the map. "There's a lot of questions being raised in the farming community about the whole process," Ayala said. Everything on this map could change, according to Zweber, Medford assistant planner. "We want public input throughout this process instead of waiting until the end and then asking what's best for the public interest," he said. Reach reporter Melissa Martin at 776-4497, or e-mail [email protected] Mail Tribune Home | Ottaway Newspapers, Inc. | Dow Jones & Co., Inc. | Privacy | Contact Us Copyright � 2001 Mail Tribune, Inc.