[{"_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",6473596,"mediaKeyId","5744777-43a7dce3044e018b68c528073f578ed9","parentId",5744777,"title","McMinnVille staff say land-use efficiency measures meet housing and industrial needs; commercial shortfall remains","audioSeconds",3763,"startMs",0,"endMs",3763000,"viewUrl","/Search/View?dp=1&key=5744777-43a7dce3044e018b68c528073f578ed9&start=0&end=3763","thumbnailUrl","https://assets.pipeline.soar.com/5744777-43a7dce3044e018b68c528073f578ed9/thumbnail_0.jpg","articleUrl","/articles/6473596/McMinnVille/Yamhill-County/Oregon/McMinnVille-staff-say-land-use-efficiency-measures-meet-housing-and-industrial-needs-commercial-shortfall-remains","mediaUrl","https://secure.pipeline.soar.com/6473596-4f9a257761e0410a80721accf1cd80b0/orig.mp4?Expires=1771140774&Signature=KLJIJdpvGYB6biZ9ebN77Et5NnkQ9~hJ~LTo75rLetOsvEAZAOqYpfRDoDh2brJNQ3~PggyZPu-wwEBoQM2PmsuUq4hyvCRqaUFf3hW0loV7nTHEsH3gdDF1wvJoMJCWIOn9fS1qhbRrvyy4Ok1RVLOd2wOy9uzLNnFItX-VWUMQ9wgmBUjgwUlS7g0~wEDkdUSzNDv7cR0qW0oTAhxGQrrbgiUaONTU7LLLazjiOtdxc7q162xSsxFAdE1-HPoXjXScE343sbGuEQGZiGKDMHRF~NZmCtaODHBcUFeHMq-NB9VdGTNjdo1shI1HQKJE890Oea4Ar9G-kY3Y~I0mOg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of McMinnville, OR","date","2025-09-09T22:21:15Z","article","City staff and outside consultants told the McMinnVille City Council in a work session that proposed land‑use efficiency measures would meet the city’s residential and industrial land needs inside the existing urban growth boundary (UGB), but would leave a remaining 71‑acre shortfall for commercial land.

Beth Goodman of Echo Northwest and Elizabeth Decker of JET Planning presented results of the city’s sequential UGB work plan, which staff said responds to State Department of Land Conservation and Development (DLCD) requirements. Goodman summarized the underlying analyses: the housing needs analysis identified a 202‑acre residential deficit, an Economic Opportunities Analysis identified a 29‑acre industrial deficit and a 159‑acre commercial deficit. Goodman said the recommended efficiency measures would add capacity equivalent to roughly 1,396 dwelling units and would bring residential and industrial land into balance inside the UGB; commercial efficiencies would cover a little more than half of the previously identified commercial deficit, leaving about 71 acres still unmet.

The consulting team outlined the specific measures that create additional capacity: framework‑plan reassignments after the 2024 parks plan reduced parkland demand; rezoning and upzoning actions already adopted since the housing analysis; an expected reclassification of about 33 acres on Linfield’s campus to higher‑density residential (R‑4) and Linfield’s interest in reserving about 44 acres for commercial uses that would be added back into the buildable lands inventory if the university sends a formal letter; and a planned update to the McMinnVille Airport master plan that would bring roughly 30 acres into the industrial land supply.

Goodman said, “The result of land use efficiencies … is the land needs are met inside the UGB” for residential uses, and that industrial land needs can be met through the airport plan changes. On commercial land, Goodman and staff argued that redevelopment opportunities along existing commercial corridors and upcoming projects (including portions of McMinnVille Landing and potential Linfield site changes) reduce the urgency of pursuing a UGB expansion solely for commercial uses.

Councilors pressed staff for clarifications. Councilor Chenoweth and others asked whether some commercial acreage (for example land near the airport and the innovation campus) had already been counted in the buildable lands inventory; staff agreed to review the tables and noted that the city’s previous UGB amendment had included a 40‑acre policy statement for an innovation campus but that the acreage had not been counted in the current economic inventory because the map color had not been changed. Council discussion also focused on the timing and longevity of the underlying data: staff and consultants noted that DLCD and other reviewers may require updated analyses if the city later relies on older data for a future UGB amendment.

Staff recommendation and Planning Commission position

Heather Richards, Community Development Director, and Evan Hepdes, Associate Housing Planner, said the staff recommendation — consistent with the Planning Commission’s motion — is to: (1) pursue the non‑map actions needed to implement the land‑use efficiency measures (framework plan amendments, adoption of the airport master plan, securing a letter from Linfield indicating willingness to reclassify portions of campus land, and recording recent rezonings), and (2) defer a UGB amendment for commercial land at this time and instead revisit commercial need when the city prepares its next housing capacity analysis (HCA) and a corresponding Economic Opportunities Analysis (EOA), expected around 2030–2032.

Council direction and next steps

Council members did not take a formal vote during the work session. Instead the council gave staff direction to: confirm accounting in the existing buildable lands inventory (to resolve the double‑counting question raised by council), consult with legal counsel and with DLCD about whether a commercial UGB amendment could be pursued after the March 1 DLCD deadline using the current analysis or whether a refreshed EOA would be required, and return to council with options and timelines. Several councilors said they were open to waiting to see how redevelopment and projects such as McMinnVille Landing and Linfield’s master planning progress before committing to a UGB expansion for commercial uses. Staff said they expect to assemble the package of framework‑plan amendments, the airport master plan adoption, and the Linfield letter for council action in the November–December timeframe.

Why this matters

Under Oregon’s sequential UGB process required by DLCD, cities must first identify land‑use efficiency measures inside the UGB and, only if unmet residential need remains, proceed to amend the UGB. How the city addresses commercial land needs affects longer‑term economic development and redevelopment pressure on existing commercial corridors. Council members asked staff to balance the risk of under‑allocating commercial land with the objective of encouraging reinvestment in underused commercial corridors.

What comes next

Staff will bring back follow‑up information on exact inventory accounting, legal options and DLCD guidance about whether and how a commercial UGB amendment could be submitted after the current March 1 deliverable, and a potential timeline to pursue a commercial UGB amendment if council chooses to do so. The Planning Commission’s recommendation to adopt the non‑map land‑use efficiency measures and to revisit commercial need with the next HCA remains the formal advisory position on the record.

","mediaType","Video","parentTitle","McMinnville City Council Regular Meeting and Work Session 9/9/2025","oneSentenceSummary","City staff and outside consultants told the McMinnVille City Council in a work session that proposed land‑use efficiency measures would meet the city’s residential and industrial land needs inside the existing urban growth boundary, but would leave a remaining 71‑acre shortfall for commercial land.","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},6473590,"McMinnVille Water & Light reports BPA price shock, transformer purchases and facility plans",1017,5554000,6571000,"/Search/View?dp=1&key=5744777-43a7dce3044e018b68c528073f578ed9&start=5554&end=6571","https://assets.pipeline.soar.com/5744777-43a7dce3044e018b68c528073f578ed9/thumbnail_5554000.jpg","/articles/6473590/McMinnVille/Yamhill-County/Oregon/McMinnVille-Water-Light-reports-BPA-price-shock-transformer-purchases-and-facility-plans","https://secure.pipeline.soar.com/6473590-6be12c93bc47da046aca507e6036e37b/orig.mp4?Expires=1771140774&Signature=T5ZccIw~jHkAT612NLXnq-KbAdZwEoSjUDmPDJNvJYxkZ9v8UBIqvm2oh65Rq6j~jN7SQmgAG1DPnRyyjMduS-rnNxx~8M1qxIlrly7R15K~FXzbc8VtF3sEKq5seenBifjV8naIwlj2MmOl8WdgbpfgY7awBcSf0jyqh2DryxJokliSPahJBIOOgcvysCSHCbQHg-eG~LiWVRi-Nl8We89u~N9X8dglK1ZL47y40mV-1AbwX~mPFGorq7i8l9Y-7j53f8bvgQmPzgN6uQ~GAiSbYEGsieo5flHKcMV~-HItkkaM-YbYnozUSQgnY~BHE8CKOWHhWeVpKAZdqa-mOg__&Key-Pair-Id=KUT5TJCACFTXG","McMinnVille Water & Light General Manager John Dietz briefed the council on capital and operational work, saying the utility faces higher power and transmission costs from the Bonneville Power Administration (BPA), is buying three replacement substation transformers, and is advancing a new operations facility while continuing water‑main replacements and transmission pole upgrades.

Dietz told the council that BPA’s upcoming rate change will raise power costs by about 8 percent and transmission costs by about 18 percent starting Oct. 1; Water & Light staff estimate this will increase the utility’s wholesale power bill by roughly $3 million to $4 million annually. Dietz said BPA purchases represent about 70 percent of the electric system’s supply cost and that total BPA‑related expenditures are approximately $32–$34 million of a roughly $46 million total supply cost figure discussed in the presentation.

To respond to equipment aging and resilience needs, the utility commission approved purchases of three substation transformers for just under $5 million total. Dietz said the transformers ordered are replacements for the system’s oldest units and have long manufacturer lead times (about 52 months), and staff are working with suppliers to shorten delivery toward a 2027 in‑service target. Two of the transformers are allocated to the Windeshire substation to support Cascade Steel service banks 3 and 4.

Dietz also described a planned new operations and warehouse facility. The project has completed schematic design and is in the design phase; staff expect a rough order‑of‑magnitude estimate to arrive soon and are using a construction manager/general contractor (CMGC) procurement approach. Dietz said the utility is exploring mass‑plywood construction using a portion of the utility’s sustainable watershed timber yield for panels and noted local manufacturer interest.

On distribution and transmission work, Dietz said the utility is replacing older 115 kV transmission line poles along a corridor between Baker Creek and Bertano Lane and expects to complete multi‑year pole replacements by about 2028–2029. The replacement program includes using self‑supporting steel corner structures for increased resiliency.

Water operations updates and other items

Dietz reported water main replacement work on 7th Street to replace ductile iron pipe and said crew planning targets additional cast‑iron replacements (after a cluster of four full‑circle breaks) for next year. He said the utility conducts an annual watershed tour and has held a second tour for legislators to show the steel mill and electric infrastructure.

Rate and contract timing

Commissioners decided to hold customer rate increases below 5 percent in the near term by phasing the BPA‑related cost pressure across the remaining three years of the current rate period. Dietz said the utility will enter a new BPA provider‑of‑choice contract that begins Oct. 1, 2028; the commission expects to sign the local contract in October or November and BPA will complete its signature in December. Dietz also said the utility is targeting a new rate period and continuing to manage transformer lead times and supply pressures driven by global material indices.

What the council was told about timing and next steps

Dietz said the new operations facility could begin construction as early as next summer if budget and procurement proceed on schedule; using an off‑site temporary location during construction could shorten construction duration from about 18 months to roughly 11 months. The transformer delivery schedule and BPA contract negotiations will affect longer‑term rate planning. Dietz also described workforce and resiliency actions including increased vegetation trimming, a second brush crew, storm stock materials and mutual‑aid participation planning for winter storms.

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McMinnVille staff say land-use efficiency measures meet housing and industrial needs; commercial shortfall remains

McMinnVille Water & Light reports BPA price shock, transformer purchases and facility plans