With commercial squeezing out residential in the city of McMinnville, consideration is being given to expanding mixed use buildings into the C-2 District.

“Only 7 percent of the vacant land in the city is residential so we are squished on where we can allow residential development,” said city planner Katie Kemezis. “We know that from the Warren County Comprehensive Plan that was done in 2018.”

Kemezis suggested to members of the McMinnville Regional Planning Commission that they consider recommending an amendment to the city’s zoning code that would expand mixed use buildings into the C-2 District. 

“There’s not the possibility for an actual apartment as part of a commercial building in C-2 specifically,” she said. “We’ve also been approached about a mixed use type structure in commercial. It’s possible in C-1, but not in C-2.”

Zoning Code currently allows single-family detached dwellings in C-1. Permitted uses on appeal – which require approval by McMinnville Board of Zoning Appeals – allow for multi-family apartments and commercial/ multi-family mixed use building. 

Multi-family apartments are allowed in C-2, but a mixed use building is not.

“We wanted to bring this to the Planning Commission for discussion and review and to determine what types of amendments to the zoning code could satisfy this need,” said Kemezis. “We also know that there is a great need for affordable and public housing. There’s a great deal of demand and supply is limited.”

She suggested that allowing apartments within commercial buildings would also provide a “walkable solution” to someone who doesn’t own a vehicle. 

“They could have an apartment in a commercial area where it would be easy for them to walk to different retail/ grocery areas,” said Kemezis. “We do know that apartment buildings in Bybee Branch accumulate shopping carts like mad because they walk from Bybee Branch down to Walmart and then back. We do know there’s a need for living that’s a little closer and that’s affordable in commercial areas.”

Planning Commission members voiced initial approval for the idea.

“I think there are times when this would be extremely helpful in C-2,” said Jerry Williamson. 

David Marttala added, “I agree with you, Jerry. I think this could be something that’s very useful at times. Especially, as Katie pointed out, we are getting shorter and shorter on residential areas. We may have to look at C-2 as a possible for mixed use.” 

Limitations were suggested. Kemezis stated that mixed use buildings would be commercial on the bottom and residential restricted to the second floor, but Williamson suggest that residential be allowed on the main floor as well.

McMinnville’s Regional Planning Commission is an advisory board to McMinnville’s Board of Mayor and Aldermen. If commission members agree to change city zoning, board consideration and approval will be required.