Zone Change (ZC 2-24) and Subdivision Tentative Plan (S 2-24) - 1465 & 1525 SW Cypress Ln.

This is an application for concurrent review of a zone change (ZC 2-24) and a subdivision tentative plan (S 2-24). 

The property includes two tax lots, R4430AD 100 and 201, totaling 2.7 acres.  Tax Lot 100 (0.9 acres) is within the UGB but outside City limits, with County EF-80 zoning.  Tax Lot 201 (1.8 acres) is within the UGB and within City limits, with R-1 zoning. 

The applicant has previously applied for annexation, ANX 1-24.  An annexation agreement was authorized by City Council and approved by the City Manager.  Final annexation approval is subject to completion of the land use decisions. The decisions would become effective upon annexation of Tax Lot 100 into the City. 

• ZC 2-24. Rezone of Tax Lot 100 from EF-80 to R-3, and rezone of Tax Lot 201 from R-1 to R-3, so both properties will be zoned R-3. 

• S 2-24.  Tentative plan for a 2-phase subdivision to subdivide Tax Lots 100 and 201 into 9 lots (4 lots in Phase 1 and 5 lots in Phase 2).  Note:  The tentative plan application also indicates a future development plan that would result in a future “middle housing land divisions” of Lots 2 and 5 each into two lots, and a future division of Lot 7 into 2 lots.

Applicant: Bruce Cook

Site Location: 1465 & 1525 SW Cypress Ln.
Map & Tax Lot: R4430AD 100 & 201
Current Zone: Tax Lot 100 (0.9 acres) is within the UGB but outside City limits, with County EF-80 zoning.  Tax Lot 201 (1.8 acres) is within the UGB and within City limits, with R-1 zoning. 
Proposed Zone: Rezone of Tax Lot 100 from EF-80 to R-3, and rezone of Tax Lot 201 from R-1 to R-3, so both properties will be zoned R-3. 

Application: See attached below.

ZC 2-24 & S 2-24 Application Submittal
Attachment 1.  Submitted 6-8-2024.  Original application submittal for all applications. 
Attachment 2.  Submitted 11-6-2025.  E-mail and HOA and CCRs outline. 
Attachment 3.  Submitted 11-7-2025.  E-mail and memo. 
Attachment 4.  Submitted 11-7-2025.  7-page tentative plan revised 11-7-2025.  
Attachment 5.  Submitted 1-28-2026.  New Supplemental Sheets 5.1 (Utilities Phase 1) and 5.2 (Utilities Phase 2) added to previous (11-7-2025) 7-page tentative plan submittal.
Attachment 6.  Submitted 1-28-2026.  1-25-2026 Letter from Applicant’s Engineer re: Sanitary and Storm
Attachment 7.  Provided by Staff.  Approved Annexation Agreement is attached for reference.

Notes for Submittals and Attachments
Please note that the attached application narrative provided as Attachment 1 included findings for all applications.  For the subdivision, there was a series of submittals necessary to deem the application complete.  Some of the earlier submittals have been replaced by later submittals, and the earlier obsolete submittals that have been replaced are not attached.

See Attachment 1 for Original 6-8-2024 Submittal (ANX 1-24, ZC 2-4, S 2-24):
Sections I-IV are common to all applications (pdf p. 5-12)
Section V is for the annexation application (pdf p. 13-33)
Section VI is for the zone change application (pdf p. 34-53) and the subdivision application (pdf p. 54-124). 
Section VII is common to all application (pdf p. 125)
Section VIII Attachments:

• Tentative Plan (pdf p. 126) (see revised as discussed below)
• Neighborhood Meeting Documentation (pdf p. 127-151)
• Subdivision/Partition Title Report (pdf p. 152-158)

Zone Change Application (ZC 2-24)

• See Attachment 1.  The Zone Change application includes the respective narrative sections and attachments of the original 6-8-2024 submittal noted above.  (See page numbers provided above).

Subdivision Application (S 2-24)

• See Attachment 1.  The application includes the respective narrative and attachment sections of the original 6-8-2024 submittal.  (See page numbers provided above).  For this application, there were also subsequent submittals that replace or supplement earlier submittals, and obsolete items are not attached.  Please note the Tentative plan on pdf p. 126 of original application has been revised and is no longer current.  See revised below.
• Note:  10-29-2025 revised submittal.   Please note the 7-page revised tentative plan submitted on 10-29-2025 has been revised and is no longer current.  It is not attached. See revised below.
• Note:  11-6-2025 submittal.  Please note the 7-page revised tentative plan submitted on 11-6-2025 has been revised and is no longer current.  It is not attached. See revised below.  See Attachment 2 for e-mail and HOA and CCRs outline submitted on 11-6-2025. 
• Note:  11-7-2025 submittal.  Please note the 7-page revised tentative plan submitted on 11-6-2025 has been revised and is no longer current. See Attachment 3 for 11-7-2025 e-mail and memo.   See Attachment 4 for 7-page tentative plan revised 11-7-2025. 
• Note:  1-28-2026 submittal.  Attachment 5 provides two additional pages that supplement the 11-7-2025 revised tentative plan.  Attachment 6 is a supplemental 1-25-2026 letter from the applicant’s engineer re: sanitary and storm facilities. 

Additional Attachment

Note:  The annexation agreement is submitted by staff and is attached as Attachment 7.   Applications SC 2-24 and S 2-24 were deemed submitted for processing upon approval of the annexation agreement.  The application was initially deemed incomplete on May 15, 2025.  The application was deemed complete on November 7, 2025.  The applicant requested a 60-day extension on November 21, 2025.  The applicant requested an additional 80-day extension on January 13, 2026.  The applicant submitted additional engineering information on January 28, 2026.

Upcoming Public Hearing 

Planning Commission:  March 19, 2026, 6:30pm

Kent Taylor Civic Hall, 200 NE 2^nd Street, McMinnville, OR 97128

Zoom Online Meeting: https://mcminnvilleoregon.zoom.us/j/83120905124?pwd=TEUuGCfaHhyVKVvm2UtsbZ79aGrpU1.1

Meeting ID: 831 2090 5124   |  Passcode: 288880 |  Join Zoom Meeting by Phone:  +1 253 215 8782