Molalla planning update outlines southern exception lands; council questions Goal 14 constraints

Senior planner Dan Zinder and consultant Violet Brown of 3J Consulting presented the Goal 14 analysis and parcel prioritization for a proposed urban growth boundary (UGB) amendment. Brown said the analysis follows the state'required location factors and noted exception land to the south (approximately 580 acres) as the city''s first recourse under Goal 14. She told council that wetlands, hydric soils and parcelization constrain developable acreage in many subareas.

Brown ran through subarea assessments: Subarea 2 has 74 gross acres but only 27 developable acres (about 97 units potential); Subarea 3 could yield about 313 units over 20 years on roughly 100 acres; Subarea 4 is highly parcelized and could yield about 337 units if developed; subareas 6 and 7 have large parcels contiguous with the UGB but would likely need water and sewer upgrades, including lift stations.

Councilors questioned how Goal 14 (exhausting urbanized/exception land first) aligns with the governor's affordable housing priorities and with local infrastructure costs. One councilor asked whether building to the south would require multiple sewage lift stations and said the cost could be "10 times" the per'unit cost of alternatives. Staff and council reported they have sought guidance from the governor's office and are exploring legislative or interpretive remedies; staff said the work plan extends through March 2026 and that parcel'level decisions will follow the current analysis.

Public commenter Corwin Demayo Ediger earlier urged the council to consider updated population forecasts that reduce projected housing need. Brown acknowledged population estimator variability and noted the HNA relied on earlier data. Staff said the presentation and supporting tables will be refined and brought back as a draft report for further council direction.