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LAND-USE LAWS Proposed 200-room hotel on former Box R Ranch sidesteps the rules, state says By Tony Boom for the Mail Tribune MailTribune.com By Tony Boom for the Mail Tribune Posted Jul. 27, 2016 @ 12:01 am By Tony Boom for the Mail Tribune Posted Jul. 27, 2016 @ 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" --> PINEHURST — The potential development of a 200-room hotel on former Box R Ranch land in the Greensprings has been kicked back to Jackson County because land-use procedures were "sidestepped," a state agency ruled. In 2013, the county entered into an agreement with Box R Ranch founders Donald and Jean Rowlett allowing the development of the hotel "in a manner that entirely sidestepped land use proceedings,” the Oregon Land Use Board of Appeals said in its ruling, issued July 14. LUBA also noted a lack of public hearings for the development. The county's agreement with Box R was appealed by environmental group Rogue Advocates and adjacent landowners. “We just want folks to follow land-use laws in Jackson County,” said Steve Rouse, president of Rogue Advocates. The county agreement with the Rowletts covered how future development could occur at the 1,500-acre working cattle and guest ranch, known for its country fairs and grass-fed beef. In December 2015, the Rowletts sold about 960 acres — including the guest accommodations — to Divine Paradigm Properties LLC for $3.9 million, according to the ranch's website and Jackson County property records. This part of the property is now being operated as New Frontier Ranch, managed by Thomas Armstrong, according to state records. Kelly Madding, Jackson County Development Services director, said because agreements between the ranch and the county were made in earlier decades and had a 2007 deadline for development, new applications would be required for any new development. “If the owner of that property wants to do anything that was in the original or the 1987 stipulation that they didn’t do before Jan. 1, 2007, they would need to go through a land-use process,” Madding said. “At a minimum, the county must review the proposal to determine if it continues an alteration of the vested right/nonconforming use, and if so whether that alteration can be approved under the applicable standards,” LUBA wrote. Ranch neighbors Jeff and Jeannie Gilmore joined with Rogue Advocates after an online website for New Paradigm Ranch showed that a 200-unit hotel might be developed. The Gilmores became aware of the proposal in late 2015. Websites list the same address and phone number for New Paradigm Ranch and New Frontier Ranch. The Gilmores say they will be adversely affected by traffic because they share the same access road as the ranch, as well as by other impacts. Jackson County and the Rowletts have entered into several agreements since the 1970s. The Rowletts purchased the property in the late 1960s to develop a guest ranch. In 1973, Jackson County applied zoning to the land that required a conditional use permit, which the county subsequently denied. On appeal, Jackson County Circuit Court determined there was a right to develop a campground, store, chapel, lodge with bunkhouse, six log guest houses and other structures. “The 'lodge with bunkhouse' originally proposed in 1976 has become a proposal for a 200-unit hotel,” LUBA noted. The original decree was amended in 1987 and added additional uses and the right to develop further nonconforming uses through a stipulated agreement that expired Jan. 1, 2007. In December 2013, the county and the Rowletts entered into a second stipulation after the Board of Commissioners decreed that stated development was in accordance with previous documents and that there was no expiration of development rights. LUBA's ruling said the stipulation “revived a development right that otherwise had expired.” The board also noted the agreement changed boundaries of the first stipulation. “The county appears to have verified or approved the alteration of a vested right/nonconforming use without applying any of the statutory and (land development ordinances) that must govern such a decision,” LUBA wrote. Messages left on the New Frontier Ranch voicemail system were not immediately returned. Lawyer H.M. Zamudio of Huycke O’Connor Jarvis, who represented the Rowletts, said she could not comment on the decision at this time. Tony Boom is an Ashland freelance writer. Reach him at [email protected]. By Tony Boom for the Mail Tribune MailTribune.com By Tony Boom for the Mail Tribune Posted Jul. 27, 2016 @ 12:01 am » Comment or view comments Terms of Service /* $( 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 Propel Marketing Mail Tribune Daily Tidings The Nickel Shop Our Valley Blogs Mobile Site 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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