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3 of 3 Premium Clicks used this month SUBSCRIBE Print + Online Subscriber Activation | Register x Forgot Password | Need an Account? e-edition | subscribe | newsletter | deals Home News Latest Stories Matthew T. Mangino: Leniency or smart punishment strategy 10 things to know for Friday Emergency services, March 13 Blooms coming too early for Rogue Valley's bees App Finder: Best outdoors apps Crime, Courts and Emergency Services Matthew T. Mangino: Leniency or smart punishment strategy Emergency services, March 13 Medford Little Feet Children's Shoes burglarized in downtown Emergency services: March 12 Drug search warrant leads to two Medford arrests Politics and Elections Arthur I. Cyr: South Korea represents long-term triumph – for them and for US Special election: Jackson County voters OK marijuana tax Ex-Merkley aide chosen as Oregon secretary of state Ashland: Budget increase, swimming pool funding discussion on council agenda Judge upholds Phoenix's moratorium on medical marijuana dispensaries Education Medford School District calls foul on teachers union Supporters rally to back beleaguered principal St. Mary's reaches out to China Work your body to save your braaaaains Inert grenade spurred White Mountain Middle School evacuation Environment Blooms coming too early for Rogue Valley's bees Low snow closes Mt. Ashland bunny hill chairlift DEQ issues fines over illegal White City dumping site Catastrophic wildfires expected in Southern Oregon this summer The new normal under climate change? State News Lebanon High School sharpshooters aim for national titles Man languishes in Oregon jail, hasn't commit a crime Judge sides with Oregon, sends Oracle case to state court Strippers make case to Oregon legislators for work improvements Brown ends contract with Kitzhaber adviser-business owner Nation - World Obituaries Shiela Marie Death Notices Death Notices Norma Catherine Morgan Marlene Milliron (Smock) Weather Photo Galleries Since You Asked Videos Web Cams Mail Tribune 100 Shareable Bank of America is predicting a massive Tesla collapse Mars One attracts science fiction geeks and people who hate society Sports Latest Stories South Medford girls continue to struggle at state tourney Tabor upsets No. 10 Raiders in NAIA tourney La Salle ends Crater's championship hopes North Medford topples Klamath Falls for title Duke cruises past N.C. State, 77-53 Varsity 541 College Sports Tabor upsets No. 10 Raiders in NAIA tourney Duke cruises past N.C. State, 77-53 Ducks get defensive, roll into semifinals West's last-second score gives SOU upset Beavers fall to Buffaloes at Pac-12 tourney Pro Sports Irving erupts for 57 in Cavs' triumph Ferrell bats, fields, coaches in Arizona Allred tied for second with opening 65 Mariota draws scrutiny at Ducks' pro day Eagles land All-Pro running back Murray Community Sports Business Latest Stories East McAndrews Road sees a resurgence in commercial projects Alaska, United Express boost Medford airport to record February Jackson County jobless rate falls to 7.7 percent Blog: Manufacturing leads Oregon's export expansion Disruptive forces: Coming to a business near you Real Estate News East McAndrews Road sees a resurgence in commercial projects Business briefs: March 7 New construction prices jump 18.2 percent in Jackson County People In Business People in Business: Feb. 28 People in Business Transportation Alaska, United Express boost Medford airport to record February CEO Rieder leaving Erickson March 31 Lodging gains bode well for travel industries Agriculture Harry & David announces new president Warm winter has fruit growers poised for action Briefcase: Business briefs for Feb. 21 Opinion Latest Matthew T. Mangino: Leniency or smart punishment strategy Our View: Daylight saving bill another waste of time Letters to the Editor, March 13 Arthur I. Cyr: South Korea represents long-term triumph – for them and for US Our View: Medford native Dave Frohnmayer leaves legacy of distinguished service Editorials Our View: Daylight saving bill another waste of time Our View: Medford native Dave Frohnmayer leaves legacy of distinguished service Our View: Medford council shouldn't over-regulate backyard pot gardens Our View: Atkins a safe choice for secretary of state Our View: Driving voter turnout is no sure thing for Oregon Letters to the Editor Letters to the Editor, March 13 Letters to the Editor, March 12 Letters to the Editor, March 11 Letters to the Editor, March 10 Letters to the Editor, March 9 Columns Arthur I. Cyr: South Korea represents long-term triumph – for them and for US George Will: The Export-Import Bank's tenacious grip Dana Milbank: Republicans set up a breakaway nation Kathleen Parker: Adolescent senators dunking the president Kent Bush: Things will never change unless we change them Guest Opinions Guest Opinion: There is nothing uniform about the Uniform Crime Report GUEST OPINION: Police, community should work to prevent profiling Guest Opinion: Don't overregulate Oregon's hemp industry Guest Opinion: Predatory banking practices bilk citizens Guest Opinion: Is less education the answer? Lifestyle Latest stories Community blog: Denial is Not a River in Egypt Life Lessons and Loves: The year of the stamps — and their many values Religion briefs: Friday, March 13 Fishing Report: Friday, March 13 Looking Up: Amazing age of discovery Food Community blog: Fewer and fewer of us eschew brilliant beets Season Stepp: Celebrate St. Patrick’s Day with authentic Irish recipes Page H. Onorato: The 10 commandments for the Southern cook Page H. Onorato: Try out this hot stuff in your kitchen on a cold night Serra storms Seattle Home and Garden Using universal design Dear Monty: Successful rezoning property requires a plan Garden Cameos: Time to give your garden a new look Carol Link: Eradicate weeds completely, use edgers to help keep thrift on slope Paul Rogers: Daylight Saving, full moon hopeful signs for spring Health Community blog: Denial is Not a River in Egypt Health Watch: Living smart to protect your heart Community blog: Can Twentysomething Depression Be�Healed? Dr. Murray Feingold: What’s your excuse for being late? Community blog: The Future is Now Hiking Biking Faith Religion briefs: Friday, March 13 More religion events in the Rogue Valley Religion Briefs Religion briefs, Feb. 27 Religion briefs: Friday, Feb. 20 Milestones and Achievements Exercise helps special-needs kids adjust to airport procedures Engagement: Workman-Wright Anniversary: Hofer Columnist for a Day Rogue Healthy Aging Tempo Latest stories Agave offers gourmet tacos, tamales, ensaladas and more Kites & Crows, Ryan Marchand and Mercy Duo face-off this weekend at Rising Stars music competition in Jacksonville Randall Theatre presents playwright Bernard Slade's comedy Nitty Gritty Dirt Band co-founder John McEuen performs at the Unitarian Fellowship in Ashland Warren G. performs at the Historic Ashland Armory Theater Randall Theatre presents playwright Bernard Slade's comedy Thanks for the Memories presents 'Anastasia' TMTO's 'Bye Bye Birdie' takes flight Brava! Opera presents classic Mozart and Poulenc Review: 'Fingersmith' a twisting thriller with love Music Kites & Crows, Ryan Marchand and Mercy Duo face-off this weekend at Rising Stars music competition in Jacksonville Nitty Gritty Dirt Band co-founder John McEuen performs at the Unitarian Fellowship in Ashland The Farr Side: Madonna — ever the trendsetter Warren G. performs at the Historic Ashland Armory Zepdrix! 'Shook, Rattled and Rolled' Community Events Ashland Independent Film Festival announces this year's lineup OSF Hip-Hop Poetry Open Mic Ashland's First Friday Art Walk showcases new exhibits by regional artists Jesse Lawson and Joe Moxley host 'Barkeeper' Third Fridays showcases local artists Dining Agave offers gourmet tacos, tamales, ensaladas and more Serra storms Seattle Sakura Japanese Sushi Restaurant opens in new location Restaurant Inspections: Sunday, March 1 Great Outdoor Grill offers healthful options Tempo Videos Classifieds Jobs Autos Real Estate FEATURED » Obits Blogs TV Listings Movie Listings Oregon Outdoors Oregon Healthy Living Magazines/Special Sections Business Services NEWS NOW South Medford girls continue to struggle at state tourney ... Tabor upsets No. 10 Raiders in NAIA tourney ... Our View: Daylight saving bill another waste of time ... South Medford girls continue to struggle at state tourney ... Tabor upsets No. 10 Raiders in NAIA tourney ... Our View: Daylight saving bill another waste of time ... MEDFORD Developers clash over Medford urban growth boundary expansion City proposes adding 2,000 acres By Damian Mann Mail Tribune MailTribune.com By Damian Mann Mail Tribune Posted Mar. 3, 2015 @ 2:48 pm Updated Mar 8, 2015 at 12:56 AM By Damian Mann Mail Tribune Posted Mar. 3, 2015 @ 2:48 pm Updated Mar 8, 2015 at 12:56 AM Measurements for success --> The following criteria were used by city planners to score properties under consideration to expand Medford’s boundaries: Transportation: Distance to employment centers, impacts on exi... » Read more X Measurements for success The following criteria were used by city planners to score properties under consideration to expand Medford’s boundaries: Transportation: Distance to employment centers, impacts on existing roads and how reliant residents would be on vehicles. Affordability: Median household income and home prices. Environmental: Slopes, riparian areas or agricultural land. Infrastructure: How easily a property could tie into existing city sewers, water and roads. Required density: Whether the proposed area meets the city's plans for creating minimum housing densities. Neighborhood integration: Whether the property will fit into existing neighborhoods and whether it will require rights of way to tie into city boundaries. Housing diversity: How well the property can accommodate a variety of housing types and incomes, given land constraints, infrastructure and transportation issues.   » Social News p bs:newslist StartDate="20121121" EndDate="p bs:datecalc Months="3"" DateSort="1" UseObjects="1" ObjectClass="81" Taxonomywords="2325,665" ExactTaxonomyMatch="1" Image="1" Count="4" --> Battle lines are being drawn as well-connected developers scramble to be part of Medford’s major growth spurt that will determine development over the next 20 years. Out of 4,400 acres of possible growth areas surrounding the city, about 38 percent — 1,669 acres — has been recommended by city planning staff for new construction, leaving developers who've been left out fuming. “We’re taking a lot of heat,” said Bianca Petrou, assistant planning director. “They are very upset that they are not included.”  The city is undergoing a complicated process that requires approval from the City Council, Jackson County commissioners and the Oregon Land Conservation and Development Commission to accommodate growth for the next 20 years. Basically, the city has to justify why and where that growth should occur. The city proposes bringing in 2,069 acres total into its urban growth boundary, but 400 acres are unbuildable because of steep slopes, riparian areas or other concerns. That leaves 1,032 acres for residential construction and 637 acres for commercial and light industrial construction, considered employment areas. A public hearing on the planning staff's recommendations will be held before the Medford Planning Commission at 5:30 p.m. Thursday, March 12, at City Hall, 411 W. Eighth St. Most of the land proposed for Medford's growth is to the northeast and southeast. There are parcels north of East Vilas Road; land east of North Phoenix Road; Hillcrest Orchards, where RoxyAnn Winery sits; and the Centennial Golf Club, owned by the Rogue Valley Manor. Smaller parcels are proposed south of Garfield Street and west of town. With multimillion-dollar projects on the line, developers left out will fight back by arguing against the planning recommendation or appealing to members of the Medford Planning Commission and the City Council. Smaller developers are worried the bigger developers will sway city officials, prompting some to describe the lobbying efforts as the “Hunger Games." The stakes are high for city officials as well, because they will have to justify why some areas are included and other areas are left out. Petrou said the amount of acreage city staff has recommended be brought into the urban growth boundary could be more than Oregon land-use officials deem appropriate. “We’ve justified the absolute maximum amount of land,” she said. Planning staff have relied on analysis of existing infrastructure from water and sewer providers as well as other utilities in the valley to help rate the properties on whether they're good candidates for growth areas. City planners have recommended excluding a large tract of land in the southeast controlled by Mahar Homes because it received low marks for proximity to existing city services such as water, sewer and transportation as well as other issues. The area in question has been identified as MD-5 on planning maps. “It was more than disappointing to see that the northeastern portion of MD-5 was left out of the staff’s recommendations,” Randy Jones, a partner with Mahar Homes, stated in an email response. The portion that is being left out amounts to close to 400 acres, according to Jackson County records. The Mahar property is to the west of 165-acre Chrissy Park and south of 1,711-acre Prescott Park, both of which the city wants to bring into its borders. Jones said information used by planning staff to exclude his property didn’t sufficiently analyze all the background information, but he's confident further review will show flaws in the technical analysis. Jones said the area is critical to the continued development of the Southeast Plan, which has been discussed for more than 20 years. “The exclusion of the northeast portion of MD-5 will delay this plan another 20-plus years,” Jones said. The Mahar land is crucial to completing the Larson Creek Greenway, a long-range project that eventually will connect the Bear Creek Greenway to Prescott Park. The Mahar land also is needed to run a sewer line to about 50 properties along Cherry Lane that were previously annexed to the city. The properties amount to 244 acres. “We already know that many are as shocked as we are that they may have to wait an additional 20-plus years for zoning to allow these properties to develop,” Jones said. Mahar has proposed creating a high-tech industrial center south of the Rogue Valley Manor. City planning staff has recommended including the industrial center as part of the 1,669 acres, but Mahar wants to provide housing to the high-tech workers on the property to the east that has been excluded. Pacific Retirement Services, parent company of the Rogue Valley Manor, is planning to build up to 1,200 residences around Centennial Golf Club, and 120 acres of fairways have been designated for open space. The PRS land is included in the planning staff recommendation. "We've sort of had this teed up for seven to eight years," said Brian McLemore, president of PRS. He said the planning staff negotiated a difficult process and made a good case for the properties proposed for inclusion, distributing the growth as evenly as possible. He said he understands the reasons for excluding the Mahar property, adding, "That property is way out there." McLemore said it doesn't make sense to him to pull out Hillcrest Orchards, as some have suggested, in order to bring the Mahar property in because Hillcrest already is surrounded by the city. He suggested that Mahar could agree to take out its proposed employment center area south of the Manor to help justify bringing in the other property to the east. For every acre Mahar wants in, another acre is going to have to come out, McLemore said. "And, now the jockeying begins," he said. "If it gets to be an overly political process, it's going to be hard to justify to the state." Greg Holmes, of 1000 Friends of Oregon, praised the planning staff for spreading growth around the city and keeping it as close as possible to existing services. Holmes was heavily involved in Regional Problem Solving, a state-mandated effort that defined how the valley would develop over the next 50 years. Medford was allocated 4,400 acres total. City planners have determined 1,669 acres are needed for the first 20 years. “From what I’ve seen so far, they are probably not going to be able to justify taking any more land than in the current proposal," Holmes said. “They may not be able to take all the land they have in the current proposal.” Developers will be required to set aside open space, create employment areas and designate trail systems to encourage more pedestrians and cyclists. Many of the developments have set aside areas for schools. Holmes said a lot of these requirements were worked out in the RPS process. To keep the growth spread evenly to other parts of the community, Holmes said he could see a case being made to exclude Hillcrest Orchards or the Centennial property if Mahar’s land is brought in. “Those make the most sense,” he said. Politics likely will drive decisions about where the growth should occur. But Holmes said politics can go only so far without running afoul of state goals of well-regulated growth. “It will work as long as the politics keep in mind the legal and technical requirements,” he said. Megan LaNier, of Richard Stevens and Associates Inc., said she thought Medford planning staff did a good job scoring areas based on objective criteria. “The problem is that they can’t make everybody happy,” she said. “Everybody has their own pitch for each of the areas.” LaNier represents Coker Butte Development property owners on 223 acres south of Vilas Road, designated as MD-2. Whatever the city ends up doing will be challenging, LaNier said. “If land comes in, other land has to come out,” she said. “It will be something that has to be justified with the state.” Laz Ayala, a developer who owns two properties in southwest Medford and one in the northwest, said he thinks the planning department recommendation carefully and equitably chose properties around the city. “I think they’ve objectively looked at the properties and have used appropriate criteria to justify their selections,” he said. City Councilor Daniel Bunn said the staff recommendations are just a starting point in discussions that will continue with the Planning Commission and the City Council. Even though some properties are far from existing services, he said that won’t be the only criteria the city looks at before it makes a decision. “The cost to extend services is not an exact science,” he said. Other considerations include Medford’s long-range plans for a pedestrian trail system and providing services to existing city lands that don’t already have them. Bunn said the council will weigh the political considerations in determining which properties are brought in and which are left out. Some of the issues, including the Mahar property, will be difficult for the council to navigate and could require considerable analysis before a decision is made, he said. “It is one of the biggest votes you can take in your entire career,” Bunn said. “We want to get it right.” Reach reporter Damian Mann at 541-776-4476 or [email protected] . Follow him on Twitter at www.twitter.com/reporterdm . By Damian Mann Mail Tribune MailTribune.com By Damian Mann Mail Tribune Posted Mar. 3, 2015 @ 2:48 pm Updated Mar 8, 2015 at 12:56 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 MailTribune.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 Announcements Obituaries Story ideas Since you asked 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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