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Big X ripe for growth
Pulver & Leever signs are up on the property surrounding the new intersection of Highway 238 and North Central Avenue west of the Big Y. Recently annexed into the city, the land most likely will feature light industrial and some commercial development. The area's owner hopes for a mix of uses that will require a change in zoning By JOHN DARLING The sellers of the old Medco land surrounding the new Big X intersection envision it will be developed as light industry with some commercial, office park and retail uses - but not as heavy industry, for which it is now zoned. The 91 acres, west of the restructured Big Y (the intersection of highways 99, 62 and 238) went on the market last week as four parcels priced at a total $6.5 million. It's roughly bounded by McAndrews Road, Highway 99 and the railroad tracks and is bisected by the Highway 238 extension and West Table Rock Road and North Central Avenue. The lots, owned by the nearly defunct Medite Corp., retain their old general industrial zoning (used for heavy industry) from the county; however, they were recently annexed to Medford, where the eventual buyers likely would be restricted to such uses as light industry, office park, retail and commercial, said Frank Pulver of Pulver & Leever Real Estate, the property's Medford listing agent. Medite and its parent company, Valhi Inc. of Dallas, Texas, seek to liquidate the land in the near term and have priced it as heavy industrial, with the understanding that buyers would take it through the rezoning process, eventually making it more useable and valuable, he said. The parcels are 22.9 acres at $1 million, 17.4 acres at $1.9 million, 40.3 acres at $2.7 million and 10.5 acres at $900,000. The parcels, listed Feb. 21, have attracted "a lot of interest" from Rogue Valley investors and developers, as well as some in major cities of the Northwest and Northern California, Pulver said, but no offers have yet been made. "It's one of the most prominent properties we've ever listed," he said, "mainly because of the great location at the entrance to our city. It's visible and accessible. We're seeking someone who is a developer and has creative ideas that meet the needs of our community and, of course, their own needs." The development of "smokestack industries" is extremely unlikely inside the city under modern planning goals and environmental regulations, said Jim Kruze, Valhi's real estate manager. "If someone wants to buy it, it's up to them how they'll use it. We do hope to add something positive that benefits the citizens of the area." "There absolutely should be some industry there," said Bill Hoke, Medford's economic development director. "It's the last big piece of industrial land in the city. But it would be light industry, as heavy industry couldn't meet the required air quality and traffic trip count standards." For buyers, the only limitation is the land use process they'll have to go through - and Medite isn't willing to make any sales contingent on that process, Pulver said. The price, location and services, including close access to air, rail and freeway transportation, should make all or some of it sell this year, he added. The new roads slicing through the land were designed for light industrial and not commercial use, said Monte Grove, area manager for the Oregon Department of Transportation. Medford city planner Mark Gallagher agreed, noting that it would be "an uphill battle" to secure commercial zoning. If buyers opt for a planned-unit development approach, that would allow a small portion, up to 18 acres, to be zoned commercially, likely near the Court Street corner adjacent to Rogue Valley Mall, said Bill Leever of Pulver & Leever. "That's the beauty of these parcels - superb access to all transportation hubs and lots of flexibility. I think there's a good chance the smaller parcels will draw local interest." To make the parcels more attractive to cleaner light industries and make them easier to market, the sellers, city officials and Southern Oregon Regional Economic Development Inc. are working to include it in the city's enterprise zones, which come with significant tax credits, said Gordon Safley, SOREDI director. The tax break is aimed at "call centers" and other clean businesses such as software support centers and medical claims offices. John Darling is a free-lance writer living in Ashland. E-mail him at jdarling@jeffnet.org |
