[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6493773,"mediaKeyId","5448102-58e86e34684134a9b690128f526063d2","parentId",5448102,"title","McMinnville council approves multiple measures, calls November bond election; adopts building fee update","audioSeconds",1448,"startMs",4924000,"endMs",6372000,"viewUrl","/Search/View?dp=1&key=5448102-58e86e34684134a9b690128f526063d2&start=4924&end=6372","thumbnailUrl","https://assets.pipeline.soar.com/5448102-58e86e34684134a9b690128f526063d2/thumbnail_4924000.jpg","articleUrl","/articles/6493773/McMinnVille/Yamhill-County/Oregon/McMinnville-council-approves-multiple-measures-calls-November-bond-election-adopts-building-fee-update","mediaUrl","https://secure.pipeline.soar.com/6493773-78e2090ca35ec24533089b675c9c0071/orig.mp4?Expires=1771159378&Signature=k~qvjlXn~s57PxWNziaEqHSqOG-~4HeFwXyTxsCXjd51LhlCKHXJ3I2F7WArERqcdrZzadVd54UhkspqggdbK09-RH5BEmAn~T2URTzSghzoLf6nuEadVV~0SuOhHMPVc6q4-6wVGTK55r68qMO~T~l-0wPPfrQsXdKZQLBrv9wh4vCX-F5TrjYDHnTWU1TL3apn0VFy5Stc9SOgzq0S7H1pNG57Qcs8LwIGjfM1RvHv6iKkDjuGMy8OxnxpOE6jKiDYUS-D5gcNN733NH1P0-adVpqnHXkVz99DLlmoqAWQCvt6ugVf1~jiuQGcmmMMnv4wjBKjT8GhZ65I43aiiA__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of McMinnville, OR","date","2025-07-23T04:27:14.58Z","article","The McMinnville City Council at its meeting approved several resolutions and actions that advance administrative operations and put a proposed $98.5 million capital bond for recreation, parks, the senior center and library before voters in November.

Key votes at a glance

- Resolution 2025-20: Adopted the building fee schedule (CPI-based update of 2.9% with a goal to maintain a 12-month reserve for the building fund). Motion by Councilor Gary, second by Councilor Cunningham. Vote: unanimous (6–0).

- Resolution 2025-40: Authorized staff to submit two technical assistance grant applications to the Oregon Department of Land Conservation and Development (DLCD) for implementation of the Housing Production Strategy and code/process work to respond to recent state housing statutes. Motion by Councilor Cunningham; second by Councilor Tokolsky. Vote: unanimous (6–0).

- Resolution 2025-41 (consent agenda): Authorized sole-source purchase process award for a 2024 Ford F550 chassis and upfit for a public works vehicle to Newberg Ford at $104,489.07 (low bid). Motion by Councilor Gary; second by Councilor Payne. Vote: unanimous (6–0).

- Resolution 2025-42: Authorized a sole-source procurement of kenneling services with Homeward Bound Pets under ORS 279B.075, including a guaranteed two kennels per day and overage provisions; police told the council the vendor accepts dogs without vaccination records and handles redemptions, which other shelters would not in many cases. Motion by Councilor Payne; second by Councilor Chenoweth. Vote: unanimous (6–0).

- Resolution 2025-43: Authorized staff (city attorney and HR) to negotiate terms of employment for an interim city manager (selected candidate: Adam Garvin). Motion by Councilor Payne; second by Councilor Cunningham. Vote: unanimous (6–0).

- Resolution 2025-44: Council voted to place a general-obligation bond measure on the November ballot to fund a new recreation and aquatic center, upgrades to the senior center and library, and park repairs and improvements; total principal amount authorized: $98,500,000. Motion by Councilor Gary; second by Councilor Cunningham. Vote: unanimous (6–0).

What the council said and next steps

Community Development Director Heather Richards and staff described the building fee update as a routine CPI index-based adjustment that must be posted with the Oregon Building Codes Division and implemented on Aug. 1; the council heard comments from several members about the effects of fees and code changes on housing affordability but approved the update.

Planning staff explained the DLCD technical-assistance grant applications would fund consultant support to implement the recently adopted Housing Production Strategy and to perform a code audit and development-process improvements to meet multiple recent state housing laws; staff said the planning division must accomplish this work whether or not the grants are awarded and proposed staff time as an in-kind match.

Police Captain Tim Simons described why the city sought a sole-source contract with Homeward Bound Pets: the organization accepts dogs without vaccination records, provides on-site redemption services and maintains two guaranteed kennels per day for McMinnville; councilors asked about kennel capacity during overflow events and the contract includes overage charges when additional kennels are used.

The city announced interim city-manager selection and authorized HR and the city attorney to negotiate an employment agreement; the selected candidate will be named in the contract. The council also approved a consent purchase of a public-works truck and related upfit.

The council’s vote to call the bond measure sends a finalized ballot question and explanatory summary to voters; staff made a few minor edits to the measure text and summary before adoption. The council and staff said they plan outreach and public information in the run-up to the election.

Ending

All resolutions passed unanimously 6–0. The city will proceed to implement the building fee schedule on Aug. 1, submit the DLCD grant applications by the August deadline, and place the bond measure on the November ballot.","mediaType","Video","parentTitle","McMinnville City Council Regular Meeting and Work Session 7/22/2025","oneSentenceSummary","The McMinnville City Council unanimously approved several administrative and policy resolutions and voted to place a $98.5 million capital bond proposal for a recreation and aquatic center, senior center and library upgrades, and parks repairs on the November ballot.","taxTitle","McMinnVille, Yamhill County, Oregon","taxId",51161,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6493778,"Yamhill County assessor explains Measure 50, change property ratio and how redevelopment can shift McMinnville tax rolls",3621,243000,3864000,"/Search/View?dp=1&key=5448102-58e86e34684134a9b690128f526063d2&start=243&end=3864","https://assets.pipeline.soar.com/5448102-58e86e34684134a9b690128f526063d2/thumbnail_243000.jpg","/articles/6493778/McMinnVille/Yamhill-County/Oregon/Yamhill-County-assessor-explains-Measure-50-change-property-ratio-and-how-redevelopment-can-shift-McMinnville-tax-rolls","https://secure.pipeline.soar.com/6493778-101f577a14e3d382a4635e29af723cee/orig.mp4?Expires=1771159378&Signature=I9L53L731qRalOWO7RJX~nhs1V86RBFaf6P-UbQuu9EP5oHbNlyqMoW8D795RpJTipYzlC5S837PWUrXLs-KfAjo1IlBVDT7ky1pMmdu8XbLyz311UIbCCFgqNMlpVLrSn1nyxi04IUBuH-YxiXWBxp4k9-Nq76O28-AGNbCEPGQwok7C2rb3RyhvRq0a9-WpDM-ZWzAHM06CriFkvc2Qz1gu2FvxdMpyY0QHxpbl4UVGYhiWXoo69uOf-VDDH~Cm8QkoabJxlsJKRHXp6DCd4uQYOOBAIUMKKh3QzQpJ4UILPDTtz-~~K-3HQGqORMH~HVDLK~7fp07oKH1wyYutA__&Key-Pair-Id=KUT5TJCACFTXG","Derek Wharf, Yamhill County assessor, told the McMinnville City Council at a work session that Oregon’s property-tax rules created by Measure 50 and the annual change property ratio (CPR) drive how new construction and redevelopment are added to the tax rolls.

Wharf said three values — real market value (RMV), maximum assessed value (MAV) set under Measure 50 in 1997, and the assessed value (the lower of RMV and MAV) — determine what is taxable. He explained that the CPR is calculated from the gap between RMV and MAV on existing properties by property type; that percentage is then applied to new construction in a given year to set the MAV for that new construction.

The assessor used examples and a $15 million multifamily case to show how phased construction is added to the roll and how different CPRs produce very different taxable values: “If in 2024 the CPR for multifamily was 0.5 and we put on $9,000,000 then $4,500,000 would go on the MAV line,” Wharf said. He noted multifamily CPRs had fallen sharply in recent years — he cited multifamily CPRs down to about 0.35 in 2024–25 and single-family CPRs in the 0.5–0.6 range, from highs near 0.85–0.9 earlier in the decade.

Why it matters

Wharf told councilors that exception events — new construction, loss of a tax exemption, a change in use or zoning, or a major remodel — trigger recalculation of MAVs using the CPR in the year the event occurs. That can create winners and losers depending on market timing: a property converting from an exempt use to taxable use could see a sharp increase or decrease in assessed value depending on current CPRs and RMV.

Councilors asked several questions about specific local projects. Wharf said public acquisition in an urban renewal area removes both the incremental increase above the frozen base and the underlying frozen value from the taxable roll while the property is publicly owned and exempt. He gave the example that the county’s recent purchase of the OMI property produced a fully burdened tax bill for the prior year but will not be taxable for tax year 2025–26 because it is now publicly owned. He said the same July 1 timing rules apply generally: an exempt status on July 1 remains for the tax year; an acquisition after July 1 is not exempt until the next tax year.

Northwest Rubber, redevelopment and affordable housing

Councilors pressed on how redevelopment at sites such as Northwest Rubber would be treated. Wharf said redevelopment is an exception event that will be CPRed in the year it occurs; if the city or a nonprofit retains ownership and the use is exempt, the taxable portion can be reduced or eliminated. If private developers build and occupy, the new construction will be valued and taxed according to that year’s CPR and MAV calculations. Wharf noted specific affordable-housing programs can produce different tax outcomes: some local programs require city adoption and local application processes and can produce exemptions or different taxable treatments; others are statewide or federal programs with separate rules.

CPR mechanics and construction-in-progress

Wharf explained how the assessor treats construction in progress for large projects: the office estimates percent complete on January 1, applies that portion of the project’s RMV through that year’s CPR to establish MAV increments, and repeats the process each January 1 until the project reaches completion. He said some large commercial projects may qualify for a two-year construction-in-progress exemption under statewide statute (he did not cite a code section), and industrial exemptions such as enterprise zone or strategic investment programs are handled differently and may require local approval.

Councilor questions and local numbers

Councilor Cunningham asked specific CPR figures. Wharf said single-family CPRs were “running at 0.5, almost 0.6” and multifamily CPRs had “dropped to 0.35 in 2024–25,” citing the rapid rise of RMV for multifamily (driven by rising rents and the income approach to valuation) as a key cause. Councilor Chenoweth asked whether affordable-housing components built by private developers would automatically be tax-exempt; Wharf answered that qualifying for local exemption programs requires local adoption and an application process, and some low-income housing program assessments use separate taxable formulas rather than full exemption.

What the council heard

Councilors and staff used the session to clarify how tax outcomes would change if the city acquired property inside urban renewal, sold public land, or moved forward with redevelopment that included a mix of taxable and exempt uses. Wharf recommended that the council and staff coordinate closely with the assessor’s office early in redevelopment planning to understand the tax consequences of ownership, use, and phasing.

Ending

The council thanked Wharf and said staff would follow up with additional questions about specific projects. Wharf offered to provide more detailed, project-level calculations if the city supplied development scenarios and timelines.","At a July work session, Yamhill County Assessor Derek Wharf outlined how Oregon’s Measure 50, change property ratios and exception events determine assessed values, and how public ownership or redevelopment in urban renewal areas (including the Northwest Rubber site) affects which values are taxable.","actionData","errors"]

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McMinnville council approves multiple measures, calls November bond election; adopts building fee update

Yamhill County assessor explains Measure 50, change property ratio and how redevelopment can shift McMinnville tax rolls