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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 Emergency services, May 11 Special election: Jackson County voters OK marijuana tax Frohnmayer, 74, dies; tributes pour in What you'll find at the growers markets this week St. Mary's reaches out to China Crime, Courts and Emergency Services Emergency services, May 11 Police reports Medford police use anti-overdose nasal spray to revive heroin victim Emergency Services, March 10 Medford man arrested for growing marijuana Politics and Elections 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 Ballots on Jackson County marijuana tax go out Friday Brown's inauguration brings hope to local lawmakers Education St. Mary's reaches out to China Work your body to save your braaaaains Inert grenade spurred White Mountain Middle School evacuation Willow Wind students raise money for water District considers options to keep school tracks open, safe Environment 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? Lost Creek Lake algae bloom subsides State News Oregon lawmakers grapple over daylight saving time Japan releases Oregonian held for 18 days over prescription Feds ban new commercial fishing for forage fish Firefighting plan aims to protect Western habitat Wyoming Legislature aims to support Northwest coal terminals with $1 billion in bonds Nation - World Obituaries Norma Catherine Morgan Marlene Milliron (Smock) Monica Louise Revel William F. Christofferson Death Notices 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 This $1 million Mercedes is like an armored private jet for the road Sports Latest Stories North Medford downs Klamath Argentina probes copter wreck as France mourns Gonzaga trips BYU for 14th WCC title James fuels Cavs in rout of Mavs Blair plays four tours to earn PGA card Varsity 541 College Sports Gonzaga trips BYU for 14th WCC title Beaver QB race down to three players Ducks prep for multiple foes Raiders out to end drought in NAIA tourney SOU lands tough draw in opener at nationals Pro Sports James fuels Cavs in rout of Mavs Blair plays four tours to earn PGA card Race safety measures become hot topic Wheeler-dealer Kelly trades Foles for Bradford Trades steal spotlight from free agents Community Sports Business Latest Stories Jackson County jobless rate falls to 7.7 percent Blog: Manufacturing leads Oregon's export expansion Disruptive forces: Coming to a business near you Four Rogue Valley companies make business magazine's top-100 list Blog: Cash deals for homes remains in decline Real Estate News 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 CEO Rieder leaving Erickson March 31 Lodging gains bode well for travel industries Medford airport flies past January record Agriculture Harry & David announces new president Warm winter has fruit growers poised for action Briefcase: Business briefs for Feb. 21 Opinion Latest Our View: Medford council shouldn't over-regulate backyard pot gardens Letters to the Editor, March 11 Kathleen Parker: Adolescent senators dunking the president Landgren cartoon: Farewell to circus elephants Landgren cartoon: Potholes Editorials Our View: Atkins a safe choice for secretary of state Our View: Driving voter turnout is no sure thing for Oregon Our View: Cheers and Jeers Our View: Take it slow on legal marijuana Our View: Small climate steps add up to big ones Letters to the Editor Our View: Medford council shouldn't over-regulate backyard pot gardens Letters to the Editor, March 11 Letters to the Editor, March 10 Letters to the Editor, March 9 Letters to the Editor, March 8 Columns Kathleen Parker: Adolescent senators dunking the president Kent Bush: Things will never change unless we change them Michael Gerson: Viewing Ferguson from Selma — and fixing it Guest Opinion: There is nothing uniform about the Uniform Crime Report Kathleen Parker: 'Just look at him' 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 5 Things to Do This Weekend (March 13-15) Dear Monty: Successful rezoning property requires a plan Lost in Suburbia: Fifty shades of dirty dog Dave Ramsey: The problem with being impulsive Can't beet cold-weather crops Food Serra storms Seattle Food for Thought: Spice up dinner with shrimp Community blog: Chocolate festival winners came from near and far Prudence Hilburn: Cookbook compiler finds best of the best in Southern recipes Gail Ciampa: Garlicky mushrooms star in fresh layered sandwich Home and Garden 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 Home Help: 4 ways to redefine your outdoor space Health Community blog: The Future is Now Dr. Murray Feingold: Cognitive-behavioral therapy shown to help hoarders Dr. Jeff Hersh: Gallstones affect 25 percent of American women Health Watch: Get prepped for spring break HealthStyle: Marriage care and maintenance Hiking Biking Faith More religion events in the Rogue Valley Religion Briefs Religion briefs, Feb. 27 Religion briefs: Friday, Feb. 20 Religion News: Pope makes surprise shantytown visit 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 OSF Hip-Hop Poetry Open Mic Zepdrix! 'Shook, Rattled and Rolled' Ashland's First Friday Art Walk showcases new exhibits by regional artists Live Music in Local Clubs Darrin Wayne steps to the plate at Rising Stars Theater TMTO's 'Bye Bye Birdie' takes flight Brava! Opera presents classic Mozart and Poulenc Review: 'Fingersmith' a twisting thriller with love TMTO presents 'Bye Bye Birdie' 'Guys and Dolls' a sure bet for dazzling entertainment Music Zepdrix! 'Shook, Rattled and Rolled' ZEPDRIX! at the Historic Ashland Armory The Bee Eaters play Headwaters Ladysmith Black Mambazo plays the Craterian Theater Live Music in Local Clubs Community Events 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 Southern Oregon Rod and Custom Show Dining Serra storms Seattle Sakura Japanese Sushi Restaurant opens in new location Restaurant Inspections: Sunday, March 1 Great Outdoor Grill offers healthful options Restaurant Inspections: Sunday, Feb. 22, 2015 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 Our View: Medford council shouldn't over-regulate backyard pot gardens ... Special election: Jackson County voters OK marijuana tax ... Frohnmayer, 74, dies; tributes pour in ... Our View: Medford council shouldn't over-regulate backyard pot gardens ... Special election: Jackson County voters OK marijuana tax ... Frohnmayer, 74, dies; tributes pour in ... Dear Monty: Successful rezoning property requires a plan By Richard Montgomery More Content Now MailTribune.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="2325,665" 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 MailTribune.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 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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