Mixed Use Zones
To learn more about the background of the Project and staff recommendations, including an interactive map, please CLICK HERE.
The City’s Strategic Operational Plan includes a project to review and amend the mixed-use zones in the City’s Land Development Code. Known as the Mixed Use Zones Project, this effort was initiated in July 2019, and in August of 2019 a Mixed Use Departmental Advisory Committee (MUDAC) was formed to help guide the final recommendations.
As described in the storymap (linked above), the Mixed Use Zones Project is being implemented in three phases:
- Phase 1: Reform policy and regulatory approach to mixed use development
- Phase 2: Apply new mixed use zones
- Phase 3: Clean-up
Progress on the phases is outlined below. If you would like to provide written testimony in advance of a public hearing, please submit it to planning@corvallisoregon.gov.
What is a mixed-use zone?
A mixed-use zone is a zoning district that allows both residential and non-residential uses. These uses can be arranged either vertically within the same building (sometimes called “stacked mixed-use”), or horizontally among different buildings on the same development site.
Many mixed-use zones in Corvallis have the term “mixed-use” in the name. However, some do not – for example, the Central Business, Central Business Fringe, and Riverfront Zones, which govern development downtown. Overall, Corvallis has 11 zoning designations that either have “mixed-use” in the name or are functionally mixed-use zones. Combined, these zones comprise approximately 593 acres, or nearly 8% of all zoned land in Corvallis.
What are the objectives of the mixed-use zone project?
This project responds to interest expressed in at least three documents that have been recently adopted by City Council:
- On October 17, 2016, City Council adopted Tools and Policies to Expand Housing Development in Corvallis, developed by the Housing Development Task Force. This document includes a medium term strategy (Concept M5) to “examine mixed use zones that allow residential development to determine why so little interest has been shown in that type of development.”
- The Corvallis Climate Action Plan, developed following a two-year research and development period by the Climate Action Task Force, includes a recommendation to “increase transit-oriented, walkable, node-oriented, mixed-use development that includes housing and services.” City Council adopted this plan in December 2016.
- The Corvallis Transportation System Plan, effective January 1, 2019, recommends three planning strategies for future consideration in order to encourage a greater mode shift away from automobiles to transit and bicycling, including “creating compact, mixed-use development closer to the city core and on corridors with convenient access to high-quality, multimodal transportation facilities”.
- Throughout 2016, the Imagine Corvallis Steering Committee guided the development of Imagine Corvallis 2040: Our Community Vision in Action. Adopted by City Council on November 21, 2016, this document includes the following vision statements:
- Mixed Use Development: Corvallis plans and implements higher-density, mixed-use development in targeted areas of the city, blending residential, commercial, and retail uses, and dining and entertainment options, focused on the downtown area and major commercial centers. (Plan & Change)
- Vibrant Downtown with Employment, Retail & Housing: Corvallis supports its economy and local businesses with a vibrant downtown that combines employment, professional services, retail, housing, and entertainment to form an attractive, business-friendly district. (Innovate & Prosper)
In addition to these adopted documents, on February 1, 2017, the Planning Commission included an item on its Unresolved Planning Issues list to “review all mixed use zones for condensing and consolidating.”
| Phase | Meeting | Date | Staff Report | Presentation | Decision(s) |
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PHASE 1: Reform policy & regulatory approach to mixed use development - COMPLETE (All documents online here) |
Planning Commission Public Hearing (LDC and Comp Plan text amendments) | 12/15/21 |
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| City Council Public Hearing (LDC and Comp Plan text amendments) | 2/7/22 |
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| City Council Deliberations (LDC text amendment) | 3/7/22 |
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PHASE 2: Apply new mixed use zones - COMPLETE (All documents online here) |
Planning Commission Work Session | 4/6/22 |
N/A - discussion only |
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| Planning Commission Work Session | 5/18/22 |
N/A - discussion only |
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| Open House @ Corvallis Community Center | 5/25/22 | N/A - public outreach event | |||
| Planning Commission Public Hearing (LDC Text Amendments and Legislative Zone Change) | 6/15/22 |
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| Planning Commission Deliberations | 7/6/22 |
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| City Council Public Hearing (LDC Text Amendments and Legislative Zone Change) | 8/1/22 |
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| City Council Deliberations |
9/6/22 |
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PHASE 3: Clean-up - COMPLETE (All documents online here) |
Planning Commission Public Hearing (LDC Text Amendments) | 11/16/22 |
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| City Council Public Hearing (LDC Text Amendments) | 1/17/23 |
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Presentations prior to Phase 1 public hearings
- August 2020 Update Video
- February 3, 2021 - Planning Commission
- August 26, 2021 - Climate Action Advisory Board
- September 14, 2021 - League of Women Voters / Sustainability Coalition Forum
- September 23, 2021 - City Council
- October 12, 2021 - Historic Resources Commission
- November 3, 2021 - Planning Commission
Contact
If you have any questions or comments about the mixed-use zone project, please contact Rian Amiton, Senior Planner, at rian.amiton@corvallisoregon.gov or (541) 766-6573.
