City of Corvallis Community Development Department
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Comprehensive Plan
Comprehensive
Plan
The City's Comprehensive Plan, completed as part of the City's Periodic
Review and adopted by the City Council in December 1998, was approved by
the State of Oregon's Land Conservation and Development Commission on
June 21, 2000. Since July 1, 2000, the new Comprehensive Plan policies
have been utilized as part of the appropriate review criteria for the following
discretionary land use applications:
l Annexations
l Comprehensive Plan Amendments
l Zoning District Changes
l Planned Developments
l Conditional Developments (including Willamette River Greenway
permits)
l Lot Development Options
l Extensions of Services
l Appeals of Land Use Decisions
l Vacations
Section 51.5 of the 1998 Comprehensive Plan describes in some more detail
how the new Comprehensive Plan and Map is being implemented until the
corresponding Land Development Code and Zoning Map amendments are
adopted to implement the new Plan. On December 18, 2000, the City Council
approved new Land Development Code zoning regulations to implement the
policy direction of the new Comprehensive Plan. The new Land Development
Code has been acknowledged by the State Department of Land Conservation
and Development; however, implementation of the new Code is not yet in
effect due to a legal challenge. Further information about Land Development
Code Update effort and implementation of new zoning regulations.
If you have any questions about the implementation of the new
Comprehensive Plan, please contact the Planning Division at (541) 766-6908.
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AVAILABLE DOCUMENTS
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New Corvallis Comprehensive Plan - applies to applications
received on or after July 1, 2000:
Table of Contents
Comprehensive Plan Ordinance
Comprehensive Plan-Articles 1-8
Comprehensive Plan-Articles 9-14, 40, 50, 51, 99 & 100
Corvallis Comprehensive Plan Maps
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City of Corvallis Community Development Department
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Community Development Department
City Home | About Corvallis | Find It A-Z | Departments | City Services | Calendar | Contact
l Plan Implementation
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Comprehensive Plan Plan Implementation
Section 51.5 of
the 1998
Comprehensive
Plan
NOTE: This Section of the 1998 Comprehensive Plan was amended on December 18,
2000 by the City Council. Ordinance for Comprehensive Plan Amendment regarding Land
Development Code Update. The amended text is as follows:
51.5 Land Development Code Update
Following the adoption of this Comprehensive Plan Revision, the City will update various
implementing ordinances, including amendments to the Land Development Code. During
the period of time between adoption of this Revised Comprehensive Plan and adoption of
Land Development Code amendments implementing this Plan, and acknowledgment of the
Land Development Code amendments by the Land Conservation and Development
Commission and implementation of the Land Development Code amendments by a final
order of the City Council, along with the resolution of any appeals of that acknowledgment
and that final City Council order, conflicts between the policies of the adopted
Comprehensive Plan and the existing Land Development Code shall be resolved in the
following fashion:
51.5.a Discretionary Land Use Decisions.
Policies from this Comprehensive Plan shall be used in evaluating Comprehensive Plan
Amendments, Zone Changes, and Annexation requests filed after the date the City
Recorder has received written acknowledgment of the revised Comprehensive Plan by the
Land Conservation and Development Commission. Where the current Land Development
Code refers to Comprehensive Plan policies as review criteria for land use applications,
whether by general reference to the Comprehensive Plan or by a reference to a specific
policy, the appropriate hearing authority shall use applicable policies from this
Comprehensive Plan. In the case of a specific reference to a policy within an earlier
Comprehensive Plan, the appropriate hearing authority shall determine what policies from
this Comprehensive Plan address the same policy issues as the referenced policy from an
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earlier Comprehensive Plan. Specifically, policies from this Comprehensive Plan shall be
used as part of the appropriate review criteria for Planned Development, Conditional
Development, Lot Development Option, Extension of Service, Appeals, and Vacation
applications. Once the Land Development Code is revised to implement this
Comprehensive Plan and is acknowledged by the Land Conservation and Development
Commission and implemented via a final order by the City Council, this policy will no longer
be in effect.
51.5.b Maps.
Until such time as the Land Development Code Development Zoning map is revised to
implement the Comprehensive Plan map, the existing development zones shall apply.
Once the Land Development Code Development Zoning map is revised to implement this
Comprehensive Plan and is acknowledged by the Land Conservation and Development
Commission and implemented via a final order by the City Council, this policy will no longer
be in effect.
51.5.c Non-Discretionary Decisions.
Non-discretionary land use decisions shall be made using applicable existing Land
Development Code Provisions. Where the standards of a specific existing Land
Development Code provision conflict with an updated Comprehensive Plan Policy, the
specific Land Development Code provision will prevail until the relevant section of the Land
Development Code is revised or amendedand acknowledged by the Land Conservation
and Development Commission and implemented via a final order by the City Council. Once
the Land Development Code is amended or revised to implement this Comprehensive
Plan, this policy will no longer be in effect.
51.5.d Repealer.
Once the Land Development Code is amended to implement this Comprehensive Plan, and
acknowledged by the Land Conservation and Development Commission and implemented
via a final order by the City Council, this policy will no longer be in effect.
If you have any questions about the implementation of the new Comprehensive Plan,
please contact the Planning Division at (541) 766-6908.
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CORVALLIS
COMPREHENSIVE
PLAN MAPS
On December 21, 1998, the City Council adopted a new Corvallis
Comprehensive Plan and Comprehensive Plan Map. This was
approved by the State on June 21, 2000. The Comprehensive Plan
Map identifies land use designations within the Corvallis Urban
Growth Boundary which are implemented through the City's zoning
districts and regulations. The Comprehensive Plan Map and an
advisory natural resources 'Constraints' Map are available on-line
(see below) as Adobe Acrobat "PDF" files. Adobe Acrobat
Reader is needed to view the PDF version of the maps. Get
ACROBAT READER Free!
The Constraints Map and the Comprehensive Plan Map are
available from the Planning Division in the 18" X 31" size for $7.50
each. These maps are also available in the 36" X 62" size for $18.00 each. To obtain a
copy, stop by the Planning Division office in City Hall (intersection of 5th & Madison), or
send a check made out to the "City of Corvallis" to the following address: City of Corvallis,
Planning Division, P.O. Box 1083, Corvallis, OR 97339. Please indicate which map(s) you
are ordering.
NOTES: These maps are generated from digital information available to the
City of Corvallis. Some errors may appear on the maps due to discrepancies
in this information. Please alert the Planning Division of any errors you are
aware of.
The map files are large (particularly the Constraints Map) and may take
several minutes to download completely. Once you are viewing the file in
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Adobe Acrobat, you can use the magnification function to zoom in on any
portion of the map.
AVAILABLE MAPS:
Comprehensive Plan Map
This map was adopted by the City Council in December 1998 and approved by the State
on June 21, 2000. The map also incorporates land use changes from the West Corvallis
and South Corvallis Plans.
Advisory Constraints Map
The Advisory Constraints Map is intended to accompany the Comprehensive Plan Map.
This map shows natural resource constraints that may impact future development in the
Urban Growth Boundary, including probable wetlands and the 100-year flood plain. The
map is to be used for informational purposes only. It is expected that additional field
verification or study will be needed to confirm actual development constraints.
For further information on the Comprehensive Plan or Advisory Constraints Map, contact
Associate Planners Kathy Seeburger or Fred Towne at (541) 766-6908, or send an e-mail.
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City of Corvallis Community Development Department
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Comprehensive Plan Plan Text Table of Contents
CORVALLIS
COMPREHENSIVE
PLAN
Table of Contents
Article 1. Introduction and General Policies:
l 1.0 - Background - State Planning Context
l 1.1 - Local Planning Context
l 1.2 - Local Planning Process
l 1.3 - Supporting Documents
l 1.4 - Advisory Boards
l 1.5 - Mandated Reports / Plans / Inventories
Article 2. Citizen Involvement:
l 2.0 - Background
l 2.1 - Relevant Vision Statement Elements
l 2.2 - Citizen Participation
l 2.3 - Supporting Documents
l 2.4 - Advisory Boards
l 2.5 - Mandated Reports / Plans / Inventories
Article 3. Land Use Guidelines:
l 3.0 - Background
l 3.1 - Relevant Vision Statement Elements
l 3.2 - General Land Use
l 3.3 - Supporting Documents
l 3.4 - Advisory Boards
l 3.5 - Mandated Reports / Plans / Inventories
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Article 4. Natural Features, Land, and Water Resources:
l 4.0 - Background
l 4.1 - Relevant Vision Statement Elements
l 4.2 - General Natural Features, Land, and Water Resources
l 4.3 - Agricultural and Forestry Resource Lands
l 4.4 - Aggregate, Gas, and Oil Resources
l 4.5 - Density Transfer and Transfer of Development Rights (TDR)
l 4.6 - Hillsides
l 4.7 - Natural Hazards
l 4.8 - Flood Plains and Flood Hazards
l 4.9 - Water Resources
l 4.10 - Urban Streams and Other Drainageways
l 4.11 - Wetlands
l 4.12 - Ground Water
l 4.13 - Plant, Wildlife, and Fishery Resources
l 4.14 - Supporting Documents
l 4.15 - Advisory Boards
l 4.16 - Mandated Reports / Plans / Inventories
Article 5. Urban Amenities:
l 5.0 - Background
l 5.1 - Relevant Vision Statement Elements
l 5.2 - Community Character
l 5.3 - Urban Trees
l 5.4 - Historic and Cultural Resources
l 5.5 - Open Space
l 5.6 - Parks and Recreation
l 5.7 - Supporting Documents
l 5.8 - Advisory Boards
l 5.9 - Mandated Reports / Plans / Inventories
Article 6. Willamette River Greenway:
l 6.0 - Background
l 6.1 - Relevant Vision Statement Elements
l 6.2 - Willamette River Greenway
l 6.3 - Supporting Documents
l 6.4 - Advisory Boards
l 6.5 - Mandated Reports / Plans / Inventories
Article 7. Environmental Quality:
l 7.0 - Background
l 7.1 - Relevant Vision Statement Elements
l 7.2 - General
l 7.3 - Air
l 7.4 - Noise
l 7.5 - Water
l 7.6 - Solid and Hazardous Waste
l 7.7 - Other Environmental Concerns
l 7.8 - Supporting Documents
l 7.9 - Advisory Boards
l 7.10 - Mandated Reports / Plans / Inventories
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Article 8. Economy:
l 8.0 - Background
l 8.1 - Relevant Vision Statement Elements
l 8.2 - Employment and Economic Development
l 8.3 - Labor Market
l 8.4 - Education
l 8.5 - Government Services
l 8.6 - Visitor and Conference Activities
l 8.7 - Health Services
l 8.8 - Child Care Facilities and Services
l 8.9 - Industrial Land Development and Land Use
l 8.10 - Commercial and Office Land Development and Land Use
l 8.11 - Downtown Area
l 8.12 - North 9th Street Area
l 8.13 - South 3rd Street Area
l 8.14 - Highway 20/34
l 8.15 - Supporting Documents
l 8.16 - Advisory Boards
l 8.17 - Mandated Reports / Plans / Inventories
Article 9. Housing:
l 9.0 - Background
l 9.1 - Relevant Vision Statement Elements
l 9.2 - Neighborhood-Oriented Development
l 9.3 - Residential Land Development and Land Use
l 9.4 - Housing Needs
l 9.5 - Housing Affordability
l 9.6 - Downtown Residential Neighborhood
l 9.7 - Oregon State University Housing
l 9.8 - Supporting Documents
l 9.9 - Advisory Boards
l 9.10 - Mandated Reports / Plans / Inventories
Article 10. Public Utilities, Facilities, and Services:
l 10.0 - Background
l 10.1 - Relevant Vision Statement Elements
l 10.2 - General Public Utilities and Facilities
l 10.3 - Water, Wastewater, and Storm Water
l 10.4 - Franchise Utilities
l 10.5 - Public School Facilities
l 10.6 - Library Public Facilities
l 10.7 - Fire and Emergency Public Services
l 10.8 - Police Protection
l 10.9 - Supporting Documents
l 10.10 - Advisory Boards
l 10.11 - Mandated Reports / Plans / Inventories
Article 11. Transportation:
l 11.0 - Background
l 11.1 - Relevant Vision Statement Elements
l 11.2 - Transportation System Planning
l 11.3 - Auto Traffic and Circulation
l 11.4 - Auto Parking
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l 11.5 - Bicycle
l 11.6 - Pedestrian
l 11.7 - Transit
l 11.8 - Rail
l 11.9 - Air
l 11.10 - Water
l 11.11 - Central City Transportation Issues
l 11.12 - Oregon State University Transportation Issues
l 11.13 - South 3rd Street Transportation Issues
l 11.14 - West Corvallis Transportation Issues
l 11.15 - Supporting Documents
l 11.16 - Advisory Boards
l 11.17 - Mandated Reports / Plans / Inventories
Article 12. Energy:
l 12.0 - Background
l 12.1 - Relevant Vision Statement Elements
l 12.2 - Energy
l 12.3 - Supporting Documents
l 12.4 - Advisory Boards
l 12.5 - Mandated Reports / Plans / Inventories
Article 13. Special Areas of Concern:
l 13.0 - Background
l 13.1 - Relevant Vision Statement Elements
l 13.2 - Oregon State University
l 13.3 - Oregon State University Transportation Issues
l 13.4 - Oregon State University Open Space and Resource Lands
l 13.5 - Central City
l 13.6 - Madison Avenue
l 13.7 - Downtown Transportation Issues
l 13.8 - Local Government and Cultural Facilities
l 13.9 - Downtown Residential
l 13.10 - Downtown Industrial
l 13.11 - South Corvallis Area
l 13.12 - West Corvallis Area
l 13.13 - North Corvallis Area
l 13.14 - Supporting Documents
l 13.15 - Advisory Boards
l 13.16 - Mandated Reports / Plans / Inventories
Article 14. Urbanization / Annexation:
l 14.0 - Background
l 14.1 - Relevant Vision Statement Elements
l 14.2 - Growth Management
l 14.3 - Urban Fringe Development
l 14.4 - Other Urbanization Issues
l 14.5 - Supporting Documents
l 14.6 - Advisory Boards
l 14.7 - Mandated Reports / Plans / Inventories
Article 40. Comprehensive Plan Map Legend:
l 40.1 - Residential Use Designations
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l 40.2 - Commercial Use Designations
l 40.3 - Industrial Use Designations
l 40.4 - Other Use Designations
Article 50. Definitions
Article 51. Legal Framework:
l 51.0 - Rules of Construction
l 51.1 - Severability and Constitutionality
l 51.3 - Descriptive Headings
l 51.4 - Calculation of Time
l 51.5 - Land Development Code Update
Article 99. Repealer
Article 100. Effective Date
If you have any questions about the Comprehensive Plan, please contact the
Planning Division at (541) 766-6908. Please e-mail your comments.
This document was last updated December 21, 2000.
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ORDINANCE 98 - 53
AN ORDINANCE RELATING TO LAND USE, ADOPTING A COMPREHENSIVE
PLAN AND COMPREHENSIVE PLAN MAP FOR THE CITY OF CORVALLIS,
ESTABLISHING PROCEDURES, POLICIES, AND FINDINGS, REPEALING
ORDINANCE 90-52 , AS AMENDED, AND STATING AN EFFECTIVE DATE.
WHEREAS, a two year community planning process was initiated in January, 1996 and continued until December 1998 that focused on revising the
Corvallis Comprehensive Plan as mandated by the State of Oregon Department of Land Conservation and Development in a process known as Periodic Review; and
WHEREAS, said revised Comprehensive Plan must conform to the Statewide Planning Goals and Guidelines promulgated by the Land Conservation and
Development Commission; and
WHEREAS, the Department of Land Conservation and Development approved the City of Corvallis' periodic review work program but requests that
the City amend the work plan to include consideration of additional information that results from the Linn-Benton study of regional housing needs that specifically
addresses affordable housing information and opportunities to foster a desired balance between jobs and housing.
WHEREAS, a community vision statement, the Corvallis 2020 Vision Statement that has provided policy direction to this plan update effort, was
prepared and adopted by the Corvallis City Council; and
WHEREAS, other planning documents have been prepared and by reference are included as supporting documents to the Corvallis Comprehensive Plan.
These documents shall continue to be utilized, until such time as they are amended or revised. They are the Corvallis Water Distribution System Facility Plan, 1998;
Taylor Water Treatment Plant Facility Plan, 1993; Wastewater Utility Master Plan, 1998; Corvallis Transportation Plan, 1996; and Corvallis Drainage Master Plan,
1981; and
WHEREAS, other City initiated planning efforts which include the West Corvallis - North Philomath Area Plan, the South Corvallis Area Plan, and the
Transportation Alternatives Analysis Plan have been incorporated into the Comprehensive Plan through this periodic review update effort; and
WHEREAS, a number of citizens working in groups related to various subject areas were appointed by the Mayor and City Council. These work groups
reviewed policy issues, documents, maps, other information sources, conducted research, solicited community input, and recommended policy and map changes to the
Planning Commission; and
WHEREAS, the Planning Commission conducted, after proper legal notice, a public hearing on September 1, 1998 (joint public hearing with the Benton
County Planning Commission), and hearings on September 15, and September 22, 1998 concerning the proposed changes to the Comprehensive Plan and associated
maps and interested persons and the general public were given an opportunity to be heard. The Planning Commission has reviewed all matters presented and has
provided its recommendations to the City Council; and
WHEREAS, the City Council conducted, after proper legal notice, a public hearing on November 10, 1998 (joint public hearing with Benton County
Board of Commissioners), November 19, and November 30, 1998 concerning the proposed changes to the Comprehensive Plan and associated maps and interested
persons and the general public were given an opportunity to be heard. The City Council has reviewed all matters presented and has reviewed the recommendations of
the Planning Commission; and
WHEREAS, the Comprehensive Plan upon approval and adoption by the City Council must be acknowledged by the Land Conservation and
Development Commission before it may be effective.
THE CITY OF CORVALLIS ORDAINS AS FOLLOWS:
Section 1. Exhibit A, containing the revised Comprehensive Plan document that includes the maps, findings of fact and policies, which by reference is
hereby incorporated in and made a part of this ordinance, is hereby adopted as the Comprehensive Plan for the City of Corvallis.
Section 2. The following planning documents have been incorporated into the Comprehensive Plan and are hereby adopted by reference: the West
Corvallis - North Philomath Area Plan; South Corvallis Area Plan; Transportation Alternatives Analysis Plan, Corvallis Water Distribution System Facility Plan, 1998;
Taylor Water Treatment Plant Facility Plan, 1993; Wastewater Utility Master Plan, 1998; Corvallis Transportation Plan, 1996; and Corvallis Drainage Master Plan,
1981.
Section 3. Ordinance 90-52 as amended is hereby repealed.
Section 4. The general welfare of the public will be promoted if this ordinance takes effect upon receipt by the City of acknowledgment of the revised
Comprehensive Plan by the Land Conservation and Development Commission, and the expiration of any lawful appeal period or appeals of the body's decision.
Therefore, implementation of the revised Comprehensive Plan and this ordinance shall take effect upon receipt by the City Recorder of written acknowledgment of
the revised Comprehensive Plan by the Land Conservation and Development Commission, the expiration of any appeal period or the resolution of appeals pursuant to
ORS 197.
PASSED by the Council this 21st day of December, 1998. APPROVED by the Mayor this 21st day of
December, 1998.
Effective upon receipt by the City Recorder of written acknowledgment by the Land Conservation and Development
Commission.
ATTEST
City Recorder Mayor
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Corvallis Comprehensive Plan Format
The Comprehensive Plan is divided into Articles
that generally correspond to the topic areas of
the Statewide Planning Goals and Guidelines.
It should be noted that the policies in the
various articles are interrelated and together
create the City's policy framework for land use
and development.
A background section introduces each Article
and is followed by the findings and policies
related to that topic area. At the end of each
Article are three tables. The first table lists
the documents that provide supporting
information for the topics addressed by the
Article. The second table lists the boards,
committees, commissions, and other bodies
that are responsible for the implementation of
the policies. The third table lists reports,
plans, and inventories that are mandated by
the policies of the Article. As used in this
Comprehensive Plan:
C A finding is a statement of fact or a
conclusion reached after the examination
or investigation of the facts.
C A policy is a decision making guideline for
actions to be taken in achieving goals and
the community's vision.
C The Comprehensive Plan Map provides a
graphic plan of all land in the Urban Growth
Boundary and identifies the corresponding
Comprehensive Plan land use designations.
C The Land Development Code is a set of
ordinances and regulations that implements
the policies contained in the Comprehensive
Plan.
Article 1. Introduction
and General Policies
1.0 Background - State Planning
Context
The Comprehensive Plan of the City
of Corvallis is the primary document
that guides and controls land use
within the City Limits and the Urban
Growth Boundary. The Corvallis
Comprehensive Plan is intended to
reflect the community's current
thoughts on land use planning and to
be responsive to the needs and desires
of citizens.
The 1980 Corvallis Comprehensive
Plan was the City's first and was the
result of more than seven years of
work by citizens of the community,
the Planning Commission, and the
City Council. The Plan was updated
in 1990 and 1998. The Corvallis
Comprehensive Plan is required to
address Oregon's Statewide Planning
Goals and Guidelines, as summarized
here:
Goal 1 - Citizen Involvement - Calls
for "the opportunity for citizens to be
involved in all phases of the planning
process." It requires each City and
County to have a citizen involvement
program with six components
specified in the goal. It also requires
local governments to have a
Committee for Citizen Involvement
(CCI) to monitor and encourage
public participation in planning.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Goal 2 - Land Use Planning - Outlines the basic procedures of Oregon's Statewide
Planning Program. It says that land use decisions are to be made in accordance with a
Comprehensive Plan, and that suitable "implementation ordinances" to put the Plan's
policies into effect must be adopted. It requires that plans be based on "factual
information"; that local plans and ordinances be coordinated with those of other
jurisdictions and agencies; and that plans be reviewed periodically and amended as
needed. Goal 2 also contains standards for taking exceptions to Statewide Planning Goals
and Guidelines. An exception may be taken when a Statewide Planning Goal cannot or
should not be applied to a particular area or situation.
Goal 3 - Agricultural Lands - Defines "agricultural lands." It then requires counties to
inventory such lands and to "preserve and maintain" them through exclusive farm use
(EFU) zoning (per Oregon Revised Statutes Chapter 215).
Goal 4 - Forest Lands - Defines "forest lands" and requires counties to inventory them
and adopt policies and ordinances that will "conserve forest lands for forest uses."
Goal 5 - Open Spaces, Scenic, and Historic Areas, and Natural Resources -
Encompasses 12 different types of resources, including wildlife habitats, mineral
resources, wetlands, and waterways. It establishes a process through which resources
must be inventoried and evaluated. If a resource or site is found to be important, the local
government has three policy choices: to preserve the resource, to allow the proposed uses
that conflict with it, or to establish some sort of a balance between the resource and those
uses that would conflict with it.
Goal 6 - Air, Water, and Land Resources Quality - Requires local Comprehensive
Plans and implementing measures to be consistent with State and Federal regulations on
matters such as ground water pollution.
Goal 7 - Areas Subject to Natural Disasters and Hazards - Addresses development in
places subject to natural hazards such as floods or landslides. It requires that jurisdictions
apply "appropriate safeguards" (flood plain zoning, for example) when planning for
development there.
Goal 8 - Recreation Needs - Calls for each community to evaluate its areas and facilities
for recreation and develop plans to address the projected demand for them. It also sets
forth detailed standards for expedited siting of destination resorts.
Goal 9 - Economy of the State - Calls for diversification and improvement of the
economy. It asks communities to inventory commercial and industrial lands, project
future needs for such lands, and plan and zone enough land to meet those needs.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Goal 10 - Housing - Specifies that each City must plan for and accommodate needed
housing types (typically, multi-family and manufactured housing). It requires each City
to inventory its buildable residential lands, project future needs for such lands, and plan
and zone enough buildable land to meet those needs. It also prohibits local plans from
discriminating against needed housing types.
Goal 11 - Public Facilities and Services - Calls for efficient planning of public services
such as sewers, water, law enforcement, and fire protection. The Goal's central concept is
that public services should to be planned in accordance with a community's needs and
capacities rather than be forced to respond to development as it occurs.
Goal 12 - Transportation - Aims to provide "a safe, convenient and economic
transportation system." It asks for communities to address the needs of the
"transportation disadvantaged."
Goal 13 - Energy - Declares that "land and uses developed on the land shall be managed
and controlled so as to maximize the conservation of all forms of energy, based upon
sound economic principles."
Goal 14 - Urbanization - Requires all cities to estimate future growth and needs for land
and then plan and zone enough land to meet those needs. It calls for each City to
establish an "Urban Growth Boundary" (UGB) to "identify and separate urbanizable land
from rural land." It specifies seven factors that must be considered in drawing up a UGB.
It also lists four criteria to be applied when undeveloped land within a UGB is to be
converted to urban uses.
Goal 15 - Willamette Greenway - Sets forth procedures for administering the 300 miles
of greenway that protect the Willamette River.
Goal 16 - Estuarine Resources, Goal 17 - Coastal Shorelands, Goal 18 - Beaches and
Dunes, and Goal 19 - Ocean Resources - Address resources not found in the Corvallis
Urban Growth Boundary; therefore, this Comprehensive Plan does not address these
Goals.
More detailed information on the Statewide Planning Goals and Guidelines is available
from the Corvallis Planning Division and the Oregon Department of Land Conservation
and Development.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
A History of the Corvallis
Comprehensive Plan
Corvallis adopted its first Comprehensive Plan
in 1980. It was extensively revised in 1990 and
1998 as part of the Periodic Review Process.
On both occasions, planning assumptions were
determined through broad public involvement in
development of vision statements.
To some extent, these assumptions reflected
the influence upon Corvallis of nationwide
trends. The first Corvallis Comprehensive Plan
was written during the late 1970's, an era of
rising energy prices and stagnating
employment. These concerns were reflected in
policies emphasizing energy conservation and
the creation of industrial parks.
By the first Periodic Review at the end of the
1980's, Americans were enjoying price and
employment stability but were increasingly
concerned about the impacts of
industrialization upon lifestyle values and the
environment. Corvallis citizens shared these
concerns. The 1990 revisions contained
increasing emphasis upon policies to preserve
community livability and the City's natural
environment. These objectives were
accompanied by a growing concern for housing
affordability. By the 1990's, housing prices,
nationwide, were soaring. Policy makers were
challenged to find ways to provide affordable
housing and to ensure that lands annexed for
development were actually developed. By 1998,
an additional concern arose regarding
collaboration with County decision makers to
guide land use in the Urban Growth Boundary in
directions that would leave maximum flexibility
for the evolution of Corvallis in the next
century.
Findings
1.0.a Goal 2 of Oregon's Statewide
Planning Goals and Guidelines
requires each City to establish a land
use planning process and policy
framework to be used as a basis for all
decisions and actions related to the
use of land, and to assure an
adequate factual basis for such
decisions and actions. Such plans
and actions related to land use shall
be consistent with the adopted
Corvallis Comprehensive Plan.
1.0.b The State of Oregon mandates a
"Periodic Review" of Comprehensive
Plans and associated land use
regulations at an interval ranging
from seven to ten years. The purpose
of Periodic Review is to ensure that
the Comprehensive Plan and land use
regulations are achieving the
Statewide Planning Goals and
Guidelines, consistent with State
policy, and are responsive to major
changes in other factors affecting
how the City evolves.
Policies
1.0.1 Periodic Review of the Comprehensive
Plan and land use regulations shall be
undertaken by the City of Corvallis as
mandated by the State of Oregon
when:
A. There has been a
substantial change in
circumstances,
including but not
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
limited to the conditions, findings or assumptions upon which the
Comprehensive Plan or land use regulations were based, so that the
Comprehensive Plan or land use regulations do not comply with the
Statewide Planning Goals and Guidelines; or,
B. Implementation decisions, or the effects of implementation decisions,
including the application of Plan and land use regulation provisions, are
inconsistent with the Statewide Planning Goals and Guidelines; or,
C. There are issues of regional or statewide significance, intergovernmental
coordination, or State agency plans or programs affecting land use, that
must be addressed to bring the Comprehensive Plan and land use
regulations into compliance with the provisions of the Statewide Planning
Goals and Guidelines.
1.0.2 Periodic Review shall include an examination of the Comprehensive Plan's basic
assumptions, data, findings, and policies.
1.1 Local Planning Context
Background
The Corvallis Comprehensive Plan is the document through which the citizens of
Corvallis have made the basic choices on how land development and redevelopment
should occur and how it will be managed. Consistent with Statewide Planning Goals and
Guidelines, and the Corvallis 2020 Vision Statement, the Plan is intended to maintain and
improve the existing quality of life for all residents within the Urban Growth Boundary.
The following specific objectives, with minor modifications, have been in the
Comprehensive Plan since 1980:
C Encourage only development that maintains and/or improves the existing quality
of life of residents.
C Identify and protect resource lands from encroachment by urban development.
C Protect individuals from the negative impact of developing lands that have natural
hazards or which are subject to natural disasters.
C Provide for the retention of natural and cultural resources that contribute to the
livability of the community.
C Provide adequate land to meet anticipated future demands for urban development
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
The Corvallis 2020 Vision Statement
In April and May of 1997, a specially appointed Vision Committee
conducted public meetings throughout the City, in which citizens were
encouraged to help update the previous Vision 2010 and develop a
vision for the current planning period. Citizens' views were
consolidated into a formal statement, Corvallis 2020. This statement
was approved by the City Council on June 9th, 1997, as one of the
pieces for identifying community values. The Corvallis 2020 Vision
Statement contains the following summary:
"We envision that in 2020 Corvallis will be...
C a compact, medium-sized City (population range 57,500 to
63,500) nestled in a beautiful natural setting;
C the historic, civic, cultural, and commercial heart of Benton
County;
C an economically strong and well-integrated City, fostering local
businesses, regional cooperation, and clean industry;
C a university town, a regional medical center, a riverfront City;
C an environmentally-aware community with distinctive open space
and natural features, protected habitats, parks, and outdoor
recreation;
C rich in the arts and recreational opportunities, celebrating the
talents and culture of the people who live here;
C a community that values and supports quality education
throughout the age continuum;
C known for its comprehensive health and human services, and for
its services for the elderly and disabled;
C a hub in a regional transportation system that connects Linn and
Benton counties and provides a link to the north - south highspeed
rail system;
C a highly livable City which employs local benchmarks to measure
its progress in areas such as housing, economic vitality,
educational quality, environmental quality, and overall quality of
life;
C blessed with an involved citizenry that actively participates in
public policy and decision making;
C committed in its support for children and families;
C a community that honors diversity and is free of prejudice,
bigotry, and hate;
C home... a good place for all kinds of people to live and to lead
healthy, happy, and productive lives."
in a logical and orderly
manner.
C Encourage flexibility and
innovation in development
techniques to permit
diversity within the
community and to slow the
increase in development
costs.
C Reduce the uncertainty of
the development process.
C Contribute to a healthy,
stable, and diversified
economy in Corvallis.
C Provide for an orderly and
timely arrangement and
provision of public facilities
and services to function as
the framework for urban
development.
C Facilitate citizen participation
in all phases of the planning
process.
Findings
1.1.a Oregon's Statewide Planning Goals
and Guidelines emphasize rational,
data-based planning. A key element
of these Goals is a forecast of the
City's population growth over the
planning period. The forecast is
used, for example, in determining
the necessary size of the Urban
Growth Boundary.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
1.1.b The State Office of Economic Analysis produces a population forecast for each County,
which facilitates coordination among individual cities' forecasts. As part of this
process, Corvallis develops a forecast of the City's population growth over the
planning period.
1.1.c The 1997 Council-approved population forecast, coordinated with the State forecast
for Benton County, was for 58,461 City residents in 2020. Following Council approval
of this population forecast, the Benton County Board of Commissioners approved a
Corvallis population forecast of 61,029 City residents in 2020.
1.1.d According to the 1997 Land Development Information Report, the City of Corvallis
represented a total land area of 8,522 acres (13.31 square miles) in 1997. Of this,
1,925 acres remained undeveloped - two thirds of which are dedicated to residential
development. The entire Urban Growth Boundary contains 28.21 square miles.
1.1.e Oregon Revised Statutes require cities, as part of their Periodic Review, to: (a)
inventory the supply of buildable lands within the Urban Growth Boundary; (b)
determine the actual density and the actual average mix of housing types of residential
development that have occurred within the Urban Growth Boundary since the last
periodic review or five years, whichever is greater; and (c) conduct an analysis of
housing need by type and density range to determine the amount of land needed for
each needed housing type for the next 20 years.
Policies
1.1.1 The Corvallis 2020 Vision Statement shall be regarded as the framework for
Comprehensive Planning.
1.1.2 The City shall publish an updated 20-year population forecast as needed based on
changing conditions, reflecting the trend observed in all of at least 20 years' prior
historical data and considering other significant factors.
1.1.3 The City's population trend forecast shall be based upon an accepted standard
methodology incorporating the population numbers from each of the past twenty years.
The methodology shall be clearly described and publicized and will include assumptions
and the confidence interval.
1.1.4 The Council-approved population forecast shall be used as one of the factors for
estimating land requirements to accommodate expected City population and employment
growth over the 20-year planning period.
1.1.5 The City shall conduct, as part of Periodic Review, a thorough inventory of buildable
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
lands and analysis of all types of land requirements in accordance with, but not limited to,
Oregon Revised Statutes.
1.1.6 The Comprehensive Plan Map shall be modified, as necessary, to accommodate shortfalls
in any identifiable land use designation.
1.1.7 The City shall develop and monitor livability indicators, publishing an assessment at least
every three years.
1.1.8 City adopted indicators of livability shall be considered in making land use decisions.
1.1.9 The City shall work to develop community benchmarks that measure progress in
achieving its vision.
1.2 Local Planning Process
The policies and land use designations of the Comprehensive Plan establish the limits
within which land development and public investment that affect the physical character of
the community will occur. They provide the framework for more detailed plans and other
implementation tools that also will guide and direct public and private investments (see
Figure 1.1).
Implementation Responsibilities:
The Corvallis Comprehensive Plan is established to guide land use within the
Corvallis Urban Growth Boundary. The Urban Growth Boundary area consists of
land within the City Limits and land located outside the Corvallis City Limits but
inside the Urban Growth Boundary line (this latter area is referred to as the Urban
Fringe - see Article 50 definitions). It is anticipated that the Urban Fringe will
eventually be urbanized and, therefore, the findings, policies, and maps contained
in the Comprehensive Plan address future development within the Urban Growth
Boundary consistent with the community vision.
In some cases, Comprehensive Plan policies specifically reference the City Limits,
Urban Growth Boundary, or the Urban Fringe. Other policies do not include a
specific geographic reference. If there is no specific geographic reference or the
policy language does not readily identify the area of applicability, it is assumed
that the policy generally applies to the entire Urban Growth Boundary.
Many Comprehensive Plan policies assign responsibility for action on that
particular policy. Others do not specifically identify the entity(ies) responsible for
implementation. Furthermore, Benton County and the City of Corvallis have
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
executed an intergovernmental agreement (Corvallis Urban Fringe Management
Agreement) which identifies a joint management process for planning and land
use application review in the Urban Fringe.
To clarify responsibilities, Benton County and the City of Corvallis have
established the following guiding principles:
C Provisions of the Corvallis Urban Fringe Management Agreement will be
the primary mechanisms for coordinating planning and review of land use
applications in the Urban Fringe.
C Some Comprehensive Plan policies assign responsibility to the City for
action. In other cases, a policy may state that the City will work with other
jurisdictions, including Benton County, in accomplishing the intent of the
policy. In these situations, it is acknowledged that coordination with and
cooperation of other entities is required.
C Other policies do not identify the entity responsible for implementation or
are very broad policy statements. In these cases, the City will be
responsible for applying such policies in land use planning activities or
pursuing other actions for which it has jurisdiction. For those
implementing actions for which the City does not have sole jurisdiction, it
is recognized that the County may not have the programs, resources, or
regulations necessary to accomplish the policy.
C Several Comprehensive Plan policies refer to urbanization and urban
densities, uses, utilities, etc. It is acknowledged by the City and County
that although there may be development in the Urban Fringe that has
urban densities or intensity (e.g., clustering of lots in a small portion of a
larger parcel) prior to annexation to the City of Corvallis, there are
constraints to providing a full range of urban services or to completely
meeting urban development standards before annexation occurs.
Therefore, the application of urbanization policies to development in the
Urban Fringe should consider these factors.
C The City will use the Comprehensive Plan as policy direction for
interaction with Benton County regarding actions that relate to the Plan.
This will include the City comments on specific items such as the review
of land use applications or land use regulations that impact the Urban
Fringe. Benton County acknowledges that the Corvallis Comprehensive
Plan policies should be used to help guide future County decisions that
affect areas within the Corvallis Urban Growth Boundary.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Implementation Tools:
The Comprehensive Plan is implemented through the variety of mechanisms
mentioned below:
C Plans are officially adopted documents used to focus long-range planning
for either specific areas or the entirety of the Urban Growth Boundary.
Examples of plans include the Comprehensive Plan, facility plans, master
plans, and specific area plans.
C Regulations include the standards and procedures (see Figure 1.2 -
Typical Development Review Process) contained in the Land
Development Code and other ordinances. These apply to all land use
requests such as land divisions, re-zoning of land, and site development.
C The Land Development Code (LDC) is a set of regulations that ensures
development is of the proper type, design, and location, and is served by a
proper range of public facilities and services. The LDC also ensures that
development is in all respects consistent with the goals and policies of the
Corvallis Comprehensive Plan.
C The City Charter and City policies not contained in the Comprehensive
Plan, but which affect land development, are other important means by
which the Comprehensive Plan is implemented. An example is the City
Charter provision that provides for voter approval of annexations.
C Other Initiatives, such as agreements between the City of Corvallis and
other entities, also implement the Comprehensive Plan. An example is the
Urban Fringe Management Agreement between the City and Benton
County that establishes the framework for management of land
development within the Urban Fringe. Resource inventories, such as
inventories of wetlands, buildable lands, and historic resources, are tools
for ensuring that development within the City is consistent with the
policies of the Comprehensive Plan.
The Comprehensive Plan is implemented through the primary mechanisms such
as those mentioned above. The Planning Commission, City Council, Land
Development Hearings Board, and Community Development Director are the
parties responsible for making land use decisions. The Committee for Citizen
Involvement (CCI) advises the City Council on matters related to ensuring
appropriate public involvement in the City's overall planning process. The CCI is
further discussed in Article 2. The roles of the parties mentioned above in
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
reviewing applications are specified in the Land Development Code.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Figure 1.2 Typical Development Review Process
Preapplicat ion Conference
(recommended)
Applicat ion Submit ted
(last Monday of mont h)
Applicat ion routed t o other
departments and agencies
Propert y posted
with hearing not ice
Applicat ion det ermined
complet e
Deadline for revisions
Legal not ice published in
Gazet t e-Times
(10 days prior to hearing)
St aff report complet ed
(7 days prior t o hearing)
Public hearing by Planning Commission
(t ypically first Wednesday of each month)
Decision becomes final
(unless appealed)
First level of appeal is Cit y Council
Council conduct s public hearing
Not ice mailed to
affect ed propert y owners
Prenot ificat ion sent to
neighborhood organizat ions
and cit izens on file
Applicant holds
neighborhhood meet ing
(recommended)
Approximate
Elapsed t ime since
applicat ion submit ted
(calendar days)
14 days
9 days
7-14 days (depends on number of days in month)
7 days
10 days
30-40 days
Second level of appeal is to
St at e Land Use Board of Appeals (LUBA)
...0 days
... 7 days
...21 days
...30 days
...37 days
...44-51 days
...65-72 days
Ongoing coordinat ion wit h applicant t o
address incomplete or erroneous
informat ion
Final decision by 120 days,
unless an applicant -
requested extension is
grant ed.
30 days aft er
applicat ion
20 days before
public hearing
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Comprehensive Plan Amendments:
The Comprehensive Plan is completely examined and updated a minimum of
every ten years in a process called Periodic Review (see Section 1.0) to ensure that
the policies remain consistent with changes in State policy and major changes in
other factors that profoundly affect the City. However, land use planning is a
continual process, and timely amendments must be considered to address new
information or specific issues that emerge. The Comprehensive Plan Amendment
process must allow a flexible response to emerging issues, maintain the integrity
of the Plan, and honor cooperative agreements for lands outside the City Limits.
Amendments of the Comprehensive Plan (which includes Periodic Review) shall
include public hearings before the Planning Commission and City Council, as
required, for the adoption of the Plan. The Planning Commission holds a public
hearing and forwards a recommendation to the City Council. The Council also
holds a public hearing to consider the recommendation of the Planning
Commission before taking action on any Comprehensive Plan Amendments.
Amendments to the Comprehensive Plan are adopted as ordinances.
Findings:
1.2.a All Comprehensive Plan policies must comply with current State land use laws,
Statewide Planning Goals and Guidelines, and State policies.
1.2.b Appropriate tools must be available to implement the Comprehensive Plan.
1.2.c The policies of the Comprehensive Plan are influenced by many factors, including
economics, social need, and the community's vision.
1.2.d At any particular moment the planning staff, elected officials, and citizens of Corvallis
are evaluating many potential changes to the Comprehensive Plan and associated
documents. These potential changes differ greatly in scope, priority, and time frame.
1.2.e The Comprehensive Plan must be responsive to the changing needs of the community.
1.2.f Planning Commission hearings outside the Periodic Review process are usually
focused on the issues surrounding specific proposals and do not serve as a good venue
for the public to address planning issues of a broader scope.
1.2.g A public hearing regarding specific land development proposals is not an appropriate
place for discussing changes to Comprehensive Plan Policies, other than those
proposed as part of a specific development proposal.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
1.2.h City utility systems require detailed functional plans that document current and future
utility needs. These utilities include but are not limited to water, sanitary sewer,
transportation, parks and recreation, and storm water drainage.
1.2.i Specific area plans have been used to develop concepts for future development patterns.
1.2.j According to State law, the City is to specify applicable ordinances and plans in all
land use decisions.
Policies:
1.2.1 The City of Corvallis shall develop and adopt appropriate implementation mechanisms to
carry out the policies of the Comprehensive Plan.
1.2.2 All Comprehensive Plan Policy changes shall be reviewed by both the Planning
Commission and the City Council in public hearings prior to adoption.
1.2.3 Amendments to the Comprehensive Plan can only be approved where the following
findings are made:
A. There is a demonstrated public need for the change.
B. The advantages to the community resulting from the change shall
outweigh the disadvantages.
C. The change proposed is a desirable means of meeting the public need.
1.2.4 Those portions of the Comprehensive Plan that apply to areas outside the City Limits
shall be amended in accordance with procedures set forth in the Corvallis Urban Fringe
Management Agreement.
1.2.5 The City shall coordinate revisions of the Comprehensive Plan with regional, State, and
Federal agencies.
1.2.6 The City shall maintain a formal Unresolved Planning Issues list to be used as a guide to
planning issues that require further study and investigation by City staff and the Planning
Commission.
1.2.7 The Planning Commission shall schedule at least one public meeting each year to take
input, receive a staff report on progress, and make decisions about the contents and
relative priority of items on the Unresolved Planning Issues list.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
1.2.8 Procedures for public notification, including timing, shall be contained in the Land
Development Code.
1.2.9 The applicable criteria in all land use decisions shall be derived from the Comprehensive
Plan and other regulatory tools that implement the Plan.
1.3 Supporting Documents
Item Date Location of Document
Statewide Planning Goals and Guidelines 1995 Corvallis - Benton County Public
Library
Oregon Administrative Rules (OAR 660) 1997 OSU Valley Library
State Office of Economic Analysis Population
Forecast
1997 Dept. of Administrative Services
Office of Economic Analysis
Land Development Information Report annual Corvallis - Benton County Public
Library
Corvallis Land Development Code 1993 Corvallis - Benton County Public
Library
City Charter 1995 Corvallis - Benton County Public
Library
Corvallis Urban Fringe Management
Agreement
1990 Corvallis - Benton County Public
Library
Oregon Revised Statutes (ORS) 1997 OSU Valley Library
Corvallis 2020 Vision Statement 1998 Corvallis - Benton County Public
Library
1.4 Advisory Boards
Planning Commission
City Council
Committee for Citizen Involvement
Land Development Hearings Board
Citizen Advisory Committees
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
1.5 Mandated Reports / Plans / Inventories
Buildable Lands Inventory
Update of 20-Year Population Forecast
Unresolved Planning Issues List
Comprehensive Plan Update
Capital Improvement Program
Land Development Information Report
Livability Indicators Report / Benchmarks
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Article 2. Citizen Involvement
2.0 Background
This Article addresses Statewide Planning Goal 1: "To develop a citizen involvement
program that ensures the opportunity for citizens to be involved in all phases of the
planning process."
Corvallis is well known for its active citizen participation program. Throughout the
preparation, drafting, adoption, and Periodic Review of the Comprehensive Plan,
numerous Corvallis citizens have contributed their time and energy to assist the
community's decision makers in developing a Plan that truly reflects community desires.
Citizens have participated in hundreds of meetings starting in 1973 with the Goals
Steering Committee and the Corvallis Citizen Involvement Advisory Committee, in the
"Charting A Course for Corvallis" process and subsequent meetings regarding the 1990
update of the Corvallis Comprehensive Plan, and in visioning, and Periodic Review
efforts of 1998.
Comprehensive Plan policies have been prepared to preserve the continuity of Corvallis'
active citizen involvement program. They ensure that citizens will continue to have access
to information that enables them to identify, understand, and have input in the planning
issues related to the implementation of the Comprehensive Plan.
2.1 Relevant Vision Statement Elements
"Corvallis in 2020 fosters citizen participation in all aspects of community decisions.
Neighborhood organizations are vigorous, and their meetings and ward meetings
provide opportunities for formal and informal discussions of community issues. Most
citizens vote and regularly discuss issues with their neighbors, Councilors, and the
mayor. Citizens are confident that their elected representatives will carefully consider
their ideas and opinions."
2.2 Citizen Participation
Findings
2.2.a Goal 1 of Oregon's Statewide Planning Goals and Guidelines requires each City to
create an officially recognized Committee for Citizen Involvement (CCI) that is broadly
representative of geographic areas and interests related to land use and land use
decisions. Committee members are to be selected by an open, well-publicized process.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
2.2.b Statewide Planning Goal 1 also requires that the CCI be responsible for: (a) assisting
the governing body with the development of a program that promotes and enhances
citizen involvement in land use planning; (b) assisting in the implementation of the
citizen involvement program; and (c) evaluating the process being used for citizen
involvement.
2.2.c According to the December 1997 Citizen Attitude Survey, a majority (53.7%) of persons
who had used the City's land use planning services rated the quality of those services
as excellent or good.
2.2.d Education on land use planning issues, although recognized in previous
Comprehensive Plans as an important method to promote and cultivate interest in
citizen participation, has not been a priority for funding or staff time.
2.2.e Corvallis is characterized by a very high level of public interest in land use planning
and other community issues, as evidenced by its many boards, commissions, and task
forces.
2.2.f During the last five years, the City has undertaken several collaborative, public
participation processes for addressing land use planning issues. Examples include the
South Corvallis Area Plan and the West Corvallis - North Philomath Plan.
2.2.g Over the last decade several grassroots committees, some independent of City
government, have been initiated to discuss planning issues and land use decisions, to
monitor planning-related work, and to study and report on land use issues to citizens
and the City.
2.2.h Prior to the 1998 Periodic Review, Corvallis assigned to the Planning Commission the
function of being the Corvallis Committee for Citizen Involvement. Cities choosing
this option are obliged to justify the action in a letter to the Land Conservation and
Development Commission. Although Statewide Planning Goal 1 permits this
arrangement, it is not the preferred arrangement if it is possible to find a sufficient
number of interested citizens to comprise a separate CCI.
2.2.i Because of the Planning Commission's quasi-judicial role in land-use decisions,
Planning Commissioners are discouraged by their role to discuss land use issues
associated with a particular development proposal when citizen interest is greatest.
2.2.j City staff's involvement with specific projects may inhibit some citizens from seeking
staff assistance.
2.2.k The City has encouraged and facilitated the formation of neighborhood organizations.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Policies
2.2.1 The City shall appoint a Committee for Citizen Involvement that is independent from all
other boards and commissions, and whose function is to educate and facilitate citizen
involvement in all phases of land use planning and decision making. The Committee will
review the effectiveness of all citizen involvement efforts and make recommendations to
the City Council.
2.2.2 Appointments to the Committee for Citizen Involvement shall be made to provide
opportunities for citizens to advise on processes by which land use decisions are made.
2.2.3 The Committee for Citizen Involvement shall develop an annual work plan that includes
an evaluation of the effectiveness of the City's citizen involvement efforts for the
preceding year and goals for the upcoming year.
2.2.4 The City shall conduct a citizen attitude survey annually and report the results.
2.2.5 The City shall strive to ensure that all public information on land use planning issues is
available in an understandable form, is accurate and complete, and is made available to all
citizens as soon as possible after receipt of an application. The City shall continue to take
advantage of the best available technology for dissemination of this information.
2.2.6 City staff shall provide information to citizens and other interested parties concerning all
aspects of the City's land use planning program.
2.2.7 The City shall encourage dialogue between developers and citizens in the review of
developments, and promote discussions to resolve development issues.
2.2.8 The City shall continue to work with neighborhood organizations and other neighborhood
and community groups to facilitate dissemination of land use information and review of
neighborhood issues.
2.2.9 The City shall seek participation from citizens within the entire Urban Growth Boundary
in all land use planning.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
2.3 Supporting Documents
Item Date Location of Document
Recommendations from the Mayor's
Neighborhood Conference, "Citizen
Involvement, Neighborhoods and Our Future"
1992 Corvallis - Benton County
Public Library
Putting the People in Planning 1992 Corvallis - Benton County
Public Library
Oregon Statewide Planning Goals and
Guidelines - Goal 1 Citizen Involvement
1995 Corvallis - Benton County
Public Library
Corvallis Municipal Code Section 1.16 Boards
and Commissions
1996 Corvallis - Benton County
Public Library
2.4 Advisory Boards
Planning Commission
City Council
Land Development Hearings Board
Committee for Citizen Involvement
2.5 Mandated Reports / Plans / Inventories
Committee for Citizen Involvement Annual Report to City Council
Citizen Attitude Survey
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Article 3. Land Use Guidelines
3.0 Background
The Comprehensive Plan's general findings and policies establish the community's
overriding desire to maintain its unique quality of life and develop land use regulations
which are innovative, promote well designed urban development, encourage energy
efficiency, and are appropriate in meeting the needs of the local population.
3.1 Relevant Vision Statement Elements
"In 1997 (The Corvallis 2020 Vision Statement), Corvallis citizens envisioned their
future City as:
C Compact and medium sized (57,500 - 63,500);
C Environmentally-aware with distinctive open space and natural features,
protected habitats, parks, and outdoor recreation;
C A hub in a regional transportation system; and
C A highly livable City which employs local benchmarks to measure its
progress."
3.2 General Land Use
Findings
3.2.a In the 1996 Benton County Needs Assessment Report, 92% of the Benton County
residents rated Benton County as an excellent or very good place to live.
3.2.b The Corvallis Urban Growth Boundary encompasses a diverse and complex
environment. The land within it ranges from an urban environment to woodlands and
agricultural research lands, and from the flood plains of the Willamette and Marys
Rivers to elevations in excess of 800 feet.
3.2.c Continued cooperation among Corvallis, Benton County, Linn County, and Oregon
State University is important in the review of development. This should help to ensure
compatibility between uses on private and public lands.
3.2.d Land within the Urban Fringe may have one or more limitations for urban development
or be considered to be high quality resource land for agricultural or forest purposes.
Urbanization must consider the trade-offs and costs of developing resource lands and
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
lands with severe limitations for urban development.
3.2.e Community acceptance of compact, mixed use development requires compatibility
between buildings regarding privacy, safety, and visual consistency. Similar massing
of buildings; orientation of buildings to the street; the placement of windows, doors,
porches, and other architectural elements; and effective use of landscaping all
contribute to successful compatibility between diverse building types, and the creation
of pleasant places.
3.2.f Attention to design elements is critical to creating the type of City described in the
Corvallis 2020 Vision Statement.
3.2.g Where conflicting land uses abut, negative impacts may occur which can be mitigated
by appropriate development techniques.
3.2.h Where adjoining developments have potential compatibility conflicts, the City has
historically required buffering. This practice is now changing to address compatibility
conflicts through the use of design and other transitional elements, as well as buffers.
3.2.i Land within the Urban Fringe contains large contiguous Oregon State University
agricultural and forestry land areas. The ability of these areas in support of
instruction / research and extension activities requires that these large areas must be
maintained free from division into small land parcels.
3.2.j Public entities are major land owners within both the existing City Limits and the
Urban Growth Boundary.
3.2.k City land use ordinances are applicable to public property (Oregon Revised Statutes
227.286).
3.2.l State land use law requires that the burden of proof for any land use action is borne by
the proponent of the change or development. In the case of amendments to the
Comprehensive Plan, the applicant or proponent bears the burden of justifying a
change in land use policies and designations.
3.2.m The community can face unpredictability and lack of recourse regarding potential land
uses when development does not occur as proposed following a change of land use
designation.
Policies
3.2.1 The desired land use pattern within the Corvallis Urban Growth Boundary will emphasize:
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
A. Preservation of significant open space and natural features;
B. Efficient use of land;
C. Efficient use of energy and other resources;
D. Compact urban form;
E. Efficient provision of transportation and other public services; and
F. Neighborhoods with a mix of uses, diversity of housing types, pedestrian
scale, a defined center, and shared public areas.
3.2.2 Within a land use district, primary uses and accessory uses permitted outright shall be
considered compatible with each other when conforming to all standards of the district.
3.2.3 The City shall address compatibility conflicts through design and other transitional
elements, as well as landscaping, building separation, and buffering.
3.2.4 In the case of compatibility conflicts, requirements will be imposed on both sides of a
given property line, in the following manner:
A. Where both lots are undeveloped, each will be required to provide
transitional elements when it develops.
B. The development in the more intensive development district shall provide
the bulk of the transitional elements but shall not be required to provide
the full amount unless the property in the less intensive district is already
developed.
3.2.5 The City shall implement a process to develop more specific development standards or
design guidelines that closely represent the vision of Corvallis as expressed by its citizens.
These standards or guidelines may address such items as: the effective use of building
mass; orientation to the street; landscaping; and the placement of windows, doors,
porches, and other architectural elements. Upon completion, the City shall revise the
Land Development Code to ensure conformance with the new development standards or
design guidelines.
3.2.6 The plans and actions of special districts, County, State, and Federal agencies shall be
consistent with the Comprehensive Plan.
3.2.7 All special developments, lot development options, intensifications, changes or
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
modifications of nonconforming uses, Comprehensive Plan changes, and district changes
shall be reviewed to assure compatibility with less intensive uses and potential uses on
surrounding lands. Impacts of the following factors shall be considered:
A. Basic site design (i.e., the organization of uses on a site and its relationship
to neighboring properties);
B. Visual elements (i.e., scale, structural design and form, materials, etc.);
C. Noise attenuation;
D. Odors and emissions;
E. Lighting;
F. Signage;
G. Landscaping for buffering and screening;
H. Transportation facilities; and
I. Traffic and off-site parking impacts.
3.2.8 The City shall explore adoption of new zoning tools, such as 'contract zoning' that would
permit flexibility and ensure predictability of land use changes.
3.3 Supporting Documents
Item Date Location of Document
Corvallis 2020 Vision Statement 1998 Corvallis - Benton County
Public Library
Corvallis Land Development Code 1993 Corvallis - Benton County
Public Library
Benton County Needs Assessment 1996 Corvallis - Benton County
Public Library
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
3.4 Advisory Boards
Corvallis Planning Commission
Corvallis City Council
Corvallis Land Development Hearings Board
3.5 Mandated Reports / Plans / Inventories
City to conduct process to develop design guidelines & new development standards
Exploration of new zoning tools such as "contract zoning"
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 26 Article 4 Amended 4/18/02 & 11/28/02
Article 4. Natural Features, Land, and Water Resources
Article 4 Amended April 18, 2002 and November 28, 2002
4.0 Background
This Article, as well as the following two Articles, Urban Amenities and Willamette River Greenway,
address a broad range of topics, all having to do with the resources within and adjacent to the
Corvallis Urban Growth Boundary. These Articles reflect the concerns expressed in several of the
Statewide Planning Goals including: Goal 3 - Agricultural Lands; Goal 4 - Forest Lands; Goal 5 -
Open Spaces; Goal 7 - Natural Hazards; Goal 8 - Recreational Needs; and Goal 15 - Willamette
Greenway.
The Corvallis Urban Growth Boundary includes a number of diverse environmental communities,
ranging from the Willamette River corridor to the forested foothills of the Coast Range; from
urbanized valley flatlands to large tracts of land used for agricultural and commercial forestry
purposes. Each diverse environmental community offers opportunities and limitations for future
urban expansion and redevelopment.
The natural environments included within the Urban Growth Boundary all have their own respective
limitations with regard to urbanization. Development pressure upon lands with such limitations can
have profound effects on a given ecosystem. Erosion of steep slopes caused by inappropriate
development, for instance, does not occur as an isolated incident. Soil type, permeability, vegetation,
and drainage all play major roles in and are affected by such occurrences. Likewise, the effects of
inappropriate development located within prime agricultural resource lands do not stop at the edge of
such development. The social, cultural, and economic values of such resource lands could be reduced
by the effects of urban development nearby. The limitations of the various environments should be
considered in reviewing new development within the Urban Growth Boundary.
The natural environments within the Urban Growth Boundary offer many opportunities for unique
and healthy urban development. Those environments, when viewed as a series of systems rather than
isolated features, will provide Corvallis with those things necessary for a healthy place in which to
live, work, and play. Urban streams and other drainageways, for example, can provide the
community with an excellent system of open space links between neighborhoods and services, in
addition to providing a system for storm water runoff.
It is to the community's benefit that consideration be given to both the opportunities and the
limitations of the various environments within the Urban Growth Boundary.
The recognition of the natural environment in the Corvallis Urban Growth Boundary and the
development of findings and policies which address the characteristics of the environment are
extremely important elements in the Comprehensive Plan. The purpose of this Article is to define the
parameters of the various natural environments in the Urban Growth Boundary and to identify the
limitations and opportunities inherent in those environments. The purpose of this Article is also to
outline the community's role in ensuring that future development is harmonious with its natural
environment.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 27 Article 4 Amended 4/18/02 & 11/28/02
4.1 Relevant Vision Statement Elements
"Corvallis in 2020 has successfully integrated its economic and population growth with the
preservation of its scenic natural environment, open spaces, clean air and water, wildlife habitat areas,
and recreational opportunities."
"We value the beauty of our surroundings: the hills, valleys, forests, streams, rivers, and clean air.
We value living in a City that is in harmony with these natural beauties, and seek to build for the
future with this in mind. Corvallis recognizes the connection between development patterns and
impacts on the environment. More efficient land-use through higher densities and compact
development reduces the amount of land required for development and the negative impacts of an
extended infrastructure. Careful design ensures that development minimizes impacts on plant
communities, wildlife habitat, and scenic areas, as well as enhances the sense of place and community
character. In order to protect the environment, our growth rate has not exceeded necessary
infrastructure."
4.2 General Natural Features, Land, and Water Resources
Findings
4.2.a Natural features are an important asset to the visual and environmental characteristics
of the community.
4.2.b The Willamette and Marys Rivers are vital open space and recreation features.
4.2.c When natural systems are altered, they may not recover or return to their original state
and ecological function. We do not yet fully understand the complex interactions
between natural systems, or the cumulative impacts of changes on such systems.
4.2.d Planning for specific areas of the community is being used to supplement and
coordinate efforts to maintain and enhance natural features within the community and
between communities.
4.2.e The Land Conservation and Development Commission Periodic Review Order No. 001-
223 directs the City to adopt a Comprehensive Plan policy "for completing inventories
for riparian corridors and wetland resources, including schedules, budgets and
enforceable provisions."
Policies
4.2.1 Significant natural features within the Urban Growth Boundary shall be identified
and inventoried by the City or through the development process. These shall
include:
A. Seasonal and perennial streams and other natural drainageways, wetlands, and flood
plains;
B. Lands abutting the Willamette and Marys Rivers;
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 28 Article 4 Amended 4/18/02 & 11/28/02
C. Land with significant native vegetation as defined in the Oregon Natural Heritage
Plan (1998), which may include certain woodlands, grasslands, wetlands, riparian
vegetation, and plant species;
D. Ecologically and scientifically significant natural areas;
E. Significant hillsides;
F. Outstanding scenic views and sites; and
G. Lands that provide community identity and act as gateways and buffers.
4.2.2 Natural features and areas determined to be significant shall be preserved, or have their
losses mitigated, and/or reclaimed. The City may use conditions placed upon
development of such lands, private nonprofit efforts, and City, State, and Federal
government programs to achieve this objective.
4.2.3 The City shall maintain an advisory constraints map that identifies potential
development constraints. This map shall be updated periodically as new information
becomes available.
4.2.4 The City shall develop methods to track information indicating biological or
archeologically sensitive sites for use in directing future inventory activities on those
sites.
4.2.5 The City shall complete inventories of and develop protection standards for riparian
corridors and wetland resources with the following budget and according to the
following schedule:
Task Budget Time Line
Riparian Corridor Inventory Contract $96,000
In-kind $45,900
March 2002 to
June 2003
Wetland Resources Inventory Contract $95,000
In-kind $45,350
March 2002 to
June 2003
Balancing of Natural Resource Protection against other
Statewide Planning requirements (e.g., needed housing
and economic development).
Contract min. $10,000
In-kind $36,500
June 2003 to
December 2003
Development of Land Development Code standards to
implement the findings of the balancing effort.
Contract min. $10,000
In-kind $73,000
January 2004 to
August 2004
Public Hearings and Adoption of LDC standards that
implement the findings of the balancing effort
In-kind $19,000 September 2004 to
December 2004
Upon completion of the inventories (June 2003), the City Shall initiate a process for
identifying from within these inventories the natural features to be considered "significant."
This effort will be completed consistent with the requirements of Goal 5 and will also
include a process to balance the impacts of protecting such features against the requirements
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 29 Article 4 Amended 4/18/02 & 11/28/02
of other Statewide Planning Goals and Rules [e.g., economic development (Goal 9) and
needed housing(Goal 10)]. No later than December 2004, the City shall adopt Land
Development Code standards that protect riparian corridors and wetland resources consistent
with the conclusions of the "balancing" process and State and Federal requirements.
4.3 Agricultural and Forestry Resource Lands
Findings
4.3.a The protection of viable agricultural and forest lands is a major concern of Corvallis,
Benton County, and Linn County.
4.3.b The Goal 3 agricultural definition is based upon the U.S. Natural Resource
Conservation Service's Soil Capability Classification System. The majority of the land
in the Corvallis Urban Growth Boundary is located on high quality agricultural soils
rated Classes I through IV. Much of this area has already experienced urban
development. The hillside soils are generally poor for agricultural use and are rated in
Classes V through VIII.
4.3.c Soils in much of the higher elevations are defined as having high quality forest
capability.
4.3.d The Lewisburg area, the Fairplay area, the Dry Creek area, and the Plymouth area, as
delineated in the Open Space Plan - Corvallis Urban Growth Boundary (1979), are all
prime agricultural lands and have been designated for agricultural use in the Benton
County Comprehensive Plan.
4.3.e The location of residential areas adjacent to resource lands can result in nuisances to
urban dwellers and adversely affect the productivity of the resource lands.
4.3.f Agricultural and forest lands provide important ecosystem services functions, plus they
provide scenic open space and diversity which contribute to the health and welfare of
the community and surrounding areas.
4.3.g Farms and forest lands have traditionally been lost when put under pressure for urban
development.
4.3.h Certain agricultural lands within the Urban Growth Boundary that currently function
as open space are anticipated to be developed during the planning period and,
therefore, lost as open space and for agricultural production. This will occur as water
and sewer services are extended to these lands.
4.3.i Lands with high quality agricultural or forest capability within the Urban Growth
Boundary are anticipated to be urbanized in order to accommodate projected growth.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 30 Article 4 Amended 4/18/02 & 11/28/02
Policies
4.3.1 The City should work with landowners and Benton and Linn Counties and their soil
and conservation districts to develop and implement strategies to preserve high quality
agricultural and forest lands near the City and outside the City's Urban Growth
boundary.
4.3.2 Those lands designated as Open Space - Agriculture within the Urban Growth
Boundary that abut current urban lands and lands zoned for urbanization shall not be
subject to redesignation for urban purposes until a public need for urbanization has
occurred that outweighs the need for the land for Open Space - Agriculture purposes.
4.3.3 Lands in commercial forest use within the Urban Growth Boundary shall not be subject
to redesignation for urban purposes until a public need for the urbanization has
occurred that outweighs the need for the land for commercial forest uses.
4.3.4 The ecosystems services and open space values of agricultural and forest lands shall be
a strong consideration before approving a change in land use designation.
4.3.5 A buffer between urban density development and resource land shall be provided,
consistent with Section 3.2 of this Plan, to protect Open Space - Agriculture and Open
Space - Conservation lands from intrusion by urbanization and to protect urban lands
from potential impacts from forest or agricultural practices. For forest and agricultural
uses that currently exist on non-open space designated lands, transitional buffering
shall be provided to address compatibility concerns.
4.4 Aggregate, Gas, and Oil Resources
Findings
4.4.a The State of Oregon Department of Geology and Mineral Industries (DOGAMI) in
1978 completed Rock Material Resources of Benton County, Oregon which provides
detailed technical data on the Urban Growth Boundary's physical characteristics as
they relate to the area's potential for rock material resources and site-specific
information on mining sites.
4.4.b The DOGAMI study identifies the rock materials that have been mined in Benton
County as clay, sand, gravel, and quarry stone.
4.4.c The DOGAMI study states that the Willamette River possesses considerable quantities
of sand and gravel which are used for construction. These mining sites are located on
the east side of the Willamette River and are not within the Urban Growth Boundary.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 31 Article 4 Amended 4/18/02 & 11/28/02
4.4.d Six mineral resource extraction areas within the Corvallis Urban Growth Boundary
are mapped by DOGAMI. None of these sites is active now, while two have been
reclaimed.
4.4.e Besides the Willamette River, the areas within the Urban Growth Boundary which have
the potential for rock mineral extraction are located in the upper elevations of the west
and northwest areas of the Urban Growth Boundary. These areas currently have
considerable development in and adjacent to them, which means that the mitigation
between existing land uses and the resources would be extremely difficult, if not
impossible. These areas have also been identified as being susceptible to natural
hazards and they form part of the Corvallis skyline.
4.4.f There are no known commercially viable oil resources in Benton or Linn Counties.
4.4.g. There are three wells officially recorded within Benton County (drilled in the 1930's)
where a gas resource has been reported. According to the Oregon Department of
Geology and Mineral Industries (DOGAMI), these three wells are considered "dry
holes." Dry holes are any drilling where commercial production has not occurred.
Two of these well sites are located in the northwest corner of Benton County. The third
site is located within the City in the south part of town (Township 12S, Range 5W,
Section 11, 300' south and 2100 feet east of the northwest corner of the NW 1/4
section).
Policies
4.4.1 The City of Corvallis shall support the reasonable efforts of Benton and Linn Counties
in ensuring the availability of rock mineral resources. The relationship between the
demand for the resource and the amount of land planned and zoned for sand and gravel
extraction and processing should be closely monitored.
4.4.2 Except for existing mining operations, mineral extraction within the Urban Growth
Boundary shall be prohibited.
4.4.3 For land in the Urban Growth Boundary, but under County jurisdiction, the City shall
review any application for mining operations to ensure that negative environmental
impacts are minimized.
4.4.4 Natural gas extraction should not be a permitted use within the Urban Growth
Boundary.
4.5 Density Transfer and Transfer of Development Rights (TDR)
(See Article 50 for definitions for density transfer and transfer of development rights.)
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 32 Article 4 Amended 4/18/02 & 11/28/02
Findings
4.5.a Density transfer (clustering) in residential districts can be used to protect significant
resource sites and avoid potentially hazardous sites, mitigate the potential negative
effects of hillside development, and maximize the availability of open space through
consolidation of development without a net loss or gain of density.
4.5.b To minimize compatibility problems with the surrounding properties and to assure that
the capacities of public facilities and services are not exceeded, the City needs to
establish specific standards for density transfers. These standards may include such
things as limitations on densities, building heights, setbacks, landscaping, and
structure type. Special standards may be needed on the perimeter of density transfer
developments.
4.5.c Density transfer can impact surrounding properties by changing densities or housing
types on a portion of a development site. Early notification of surrounding properties
will help allow them to become involved in the decision making process.
4.5.d Density transfer can occur concurrent with development approval or be initiated with
inventories of natural resources.
4.5.e A number of tools (e.g., acquisition, design standards, performance standards, etc.) can
be used in conjunction with density transfers to prevent development on significant
resource sites and potentially hazardous locations. Different methods may be
appropriate for use in different situations.
4.5.f Currently, the City lacks the legal mechanisms to allow for transfers of development
rights (TDRs) from one part of the City to another. The transfer of development rights
may be a viable tool at some point in the future to protect significant resource sites and
avoid potentially hazardous sites, mitigate the negative effects of hillside development,
and maximize the availability of open space through consolidation of development
without a net loss or gain of density.
Policies
4.5.1 The City shall encourage the use of density transfers as a means of preventing the
development of significant resource sites and potentially hazardous locations, to
mitigate the potential negative effects of hillside development, and/or to maximize the
availability of open space.
4.5.2 The Land Development Code shall provide property owners and/or the City appropriate
processes to consider the use of density transfer to protect significant resources on sites
where the existing zoning designation has not provided that protection. This process
permits a property owner or the City to initiate a review to shift the density from a
significant resource area or amenity to a receiving area that is contiguous. The Land
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 33 Article 4 Amended 4/18/02 & 11/28/02
Development Code should be amended to address two situations:
A. Concurrent with Development Proposals - When reviewing development proposals,
the Planned Development process can be used to implement density transfer for the
protection of resources. However, new Land Development Code language is
needed to better clarify that Planned Development provisions are appropriate for
review of density transfer requests.
B. Pre-development - To review density transfer proposals that are not associated with
any immediate development plans, new Land Development Code provisions are
needed that address compatibility issues and how they are to be managed. Since a
receiving area may have densities that exceed what is permitted in the underlying
zone, it is necessary to provide this information on the Land Development Code
District Map through the use of an overlay zone.
4.5.3 In reviewing density transfers, the City shall minimize compatibility conflicts between
the area within a site that is to receive the increased density and the current or future
off-site development that may abut the density receiving area. Mechanisms to permit
density transfer shall:
A. Provide special development standards for the area receiving the transferred
density; and
B. Limit the change in permitted building type, in the area receiving the transferred
density, to building types permitted in the next more intensive residential district.
4.5.4 Once a piece of land has been approved through a public process to receive a density
transfer of density, later opposition to this density transfer shall not be grounds for
denial of a development application.
4.5.5 The City shall conduct further studies on methods to protect natural resources from the
negative effects of development such as transfer of development rights, Open Space -
Conservation districts or other useful measures.
4.6 Hillsides
Findings
4.6.a Fifteen hills and ridges, eleven within the City Limits, and four within the Urban
Growth Boundary, were identified in the Open Space - Hillside Report (1983) as
enhancing the attractiveness of the Corvallis skyline. Recent community input
indicates there may be more significant hillside sites than previously identified.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 34 Article 4 Amended 4/18/02 & 11/28/02
4.6.b Due to the visual and environmental character of the hills and ridges, development
must be sensitive to natural features, tree canopy, and community aesthetic values.
4.6.c Hillside development changes the landscape and results in increased runoff and
increased downstream peak flows. Changes generally include the loss of trees and
shrubs that intercept and re-evaporate rainfall plus hillside cuts that prematurely bring
ground water to the surface. Poor development practices on hillsides can require
increased public expenditures for flood and erosion control and storm water
management.
4.6.d There are hillside areas within the Urban Growth Boundary that are prone to
landslides. These areas are also associated with poor drainage, shallow subsurface
flow of ground water and springs, and high susceptibility to erosion. Landslides can
destroy roads and buildings and wildlife habitat, and adversely affect water quality and
fishery potential within and downstream of the Urban Growth Boundary. Mass
movement has not resulted in any major loss of life or property thus far, because there
has not been significant development in hillside areas susceptible to problems.
4.6.e The City of Corvallis has adopted by ordinance the excavation and grading regulations
as set forth in the Uniform Building Code.
4.6.f The City of Corvallis requires certain new construction to have an erosion control plan
to ensure against adverse effects such as erosion and sedimentation.
4.6.g Corvallis residents value the views of and from the City's tree and meadow-covered
hills. These natural features are a dominant visual characteristic of the community.
4.6.h Residential development using alternative methods such as clustering or reduced
densities on hillside locations can minimize erosion and other environmental impacts,
and preserve the views of and from the tree covered hills in the community. In
addition, clustering can reduce the cost of public facilities and services.
4.6.i Slide scars are hazardous areas on which to build and with geological investigation,
can be identified.
4.6.j Some hillside resources outside the Urban Growth Boundary, such as McDonald
Forest and Dimple Hill, are important resources to the community.
4.6.k There are hillside areas within the Urban Growth Boundary that contain buildings and
wildland vegetation. These areas create an increased opportunity for uncontrolled
wildfire. The slope and aspect of the hillside increase the potential threat of wildfire to
life and these buildings.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 35 Article 4 Amended 4/18/02 & 11/28/02
Policies
4.6.1 The City shall update the current hillside inventory. Until that time the City shall
utilize the Open Space - Hillside Report (1983) and the Open Space Plan - Corvallis
Planning Area (1979) to identify areas of significance during the review of annexations
and developments.
4.6.2 Development on hillsides shall not endanger life and property nor land and aquatic
resources determined to be environmentally significant.
4.6.3 Tree-covered hillsides within the City Limits shall retain a tree-covered appearance
prior to development review. Selective logging could be permitted with a Cityapproved
plan that assures hillsides within the City Limits retain a tree-covered
appearance. On these hillsides, clear-cuts and other significant tree removal should not
be permitted prior to development.
4.6.4 The City shall work with Benton County and other agencies to develop a program for
preserving tree-covered hillsides within the Urban Fringe. Selective logging could be
permitted with an approved plan that assures that hillsides retain a tree-covered
appearance.
4.6.5 On tree-covered hillsides, development shall be designed to preserve as many trees as
possible and tree removal shall be consistent with the approved development plan.
4.6.6 On tree-covered hills, the design of dwellings and their placement shall be planned to
retain a sufficient number of trees to preserve a green, tree-covered hillside appearance.
If a proposed development pattern would result in the loss of a tree-covered hillside
appearance, assuming the development plan has been designed to minimize the loss of
existing trees to the extent that it is safe and practicable, the development may proceed,
provided the following provisions are met: 1) the loss of trees is further minimized by
development techniques such as clustering; and 2) a sufficient number of new trees are
planted to recreate (at maturity) a green, tree-covered hillside appearance.
4.6.7 In areas where development is permitted, standards in the Land Development Code for
hillside areas will achieve the following:
A. Plan development to fit the topography, soil, geology, and hydrology of hillsides
and to ensure hillside stability both during and after development.
B. Preserve the most visually significant slopes and ridgelines in their natural state by
utilizing techniques such as cluster development and reduced densities.
C. Preserve significant natural features such as tree groves, woodlands, the treeCity
Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 36 Article 4 Amended 4/18/02 & 11/28/02
meadow interface, and specimen trees.
D. Align the built surface infrastructure, such as roads and waterways, with the natural
contours of terrain and minimize cutting and filling in developments.
E. Minimize soil disturbances and the removal of native vegetation and avoid these
activities during winter months unless impacts can be mitigated.
F. Design developments and utilize construction techniques that minimize erosion and
surface water runoff.
G. Demonstrate a concern for the view of the hills as well as the view from the hills.
H. Provide landscaping that enhances the identified open space resources.
I. Design developments that consider landscaping management that will minimize the
threat of fire on improved property spreading to wildland habitat.
4.6.8 The City shall secure land to provide for both passive and active recreational activities
on hills as specified in the Open Space - Hillsides Report, the Open Space Plan -
Corvallis Planning Area (1979) and the Parks and Recreation Master Plan (1980, and
subsequent updates).
4.6.9 Where development of hillsides occurs, removal of vegetation will be minimized to
control erosion. Vegetation disturbed during development shall be replaced or
enhanced through landscaping.
4.6.10 The City and County shall work with neighboring jurisdictions and landowners to
preserve significant hillsides outside the Urban Growth Boundary.
4.6.11 The City shall work with neighboring jurisdictions to consider alternatives and tradeoffs
to clear cutting so that significant hillsides outside the Urban Growth Boundary
can be conserved such as in the manner described in the West Corvallis - North
Philomath Plan.
4.6.12 It is necessary to identify "slide scars" within the Urban Growth Boundary and, if
needed, establish special provisions affecting development on or near these sites.
(Maps of the following hills are included in the Open Space - Hillside Report (1983).)
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 37 Article 4 Amended 4/18/02 & 11/28/02
4.6.13 Locke Cemetery Hill:
The City shall encourage the use of density transfer to retain the open space character
of that part of Locke Cemetery Hill that has been determined to be significant. If
density transfer is not used, development shall retain sufficient vegetation to maintain
tree canopy on the hillside.
4.6.14 IV Hill:
The maximum residential density for the area between Chip Ross Park and Jackson
Creek shall be two units per acre. The City shall encourage density transfer on existing
large lots, on the east and south slopes of IV Hill that have been designated for
residential development, to areas below the identified hillside open space resource area.
An open space / trail corridor south from IV Hill, consistent with the trails network
plan, shall be established with development of the Timberhill area and at the time of
preparing design studies for construction of any streets between IV Hill and Timberhill
Ridge.
4.6.15 Timberhill Ridge:
Tree canopy sufficient to maintain the visual appearance of a tree covered hill shall be
preserved on Timberhill Ridge.
A trail corridor south from IV Hill to Timberhill Ridge, consistent with the trails
network plan, shall be established with development of Timberhill, and at the time of
preparing design studies for construction of any streets located between IV Hill and
Timberhill Ridge.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 38 Article 4 Amended 4/18/02 & 11/28/02
4.6.16 Witham Hill:
Development proposals on Witham Hill that include areas of visual contrast between
forest and grassland habitat shall consider protection of the grassland open space that
abuts the forested area. Where feasible, building mass and other land development will
be sited and designed within areas of trees to retain visual contrast between grassland
and the vegetated / developed areas.
Areas with slopes greater than 20% on the west side of Witham Hill, as identified in the
Open Space - Hillside Report (November, 1983), shall be retained in Open Space -
Conservation uses.
4.6.17 Bald Hill:
Following annexation, the maximum density for low density residential areas in the
Bald Hill open space area shall be two units per acre.
The City shall encourage density transfer from existing large lots on Bald Hill that have
been designated for residential development to areas below the identified open space
resource area.
If development on existing large lots is not transferred to areas outside the identified
hillside open space areas, any proposed site development shall maintain a sufficient
number of trees to preserve the existing tree canopy.
4.6.18 Double Hill:
Development on Double Hill shall maintain a sufficient number of trees to preserve the
existing tree canopy.
4.6.19 Philomath - Corvallis Hill:
While development of the Philomath - Corvallis Hill is permitted, development shall
maintain a sufficient number of trees to preserve the existing tree canopy.
4.6.20 West Corvallis Skyline Hill:
A public viewpoint on West Corvallis Skyline Hill shall be required at the time of
development. Structures shall be located so as to preserve the views from the
viewpoint.
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December ber 21, 1998 39 Article 4 Amended 4/18/02 & 11/28/02
4.7 Natural Hazards
Findings
4.7.a In 1979, the Oregon Department of Geology and Mineral Industries studied Corvallis
and the surrounding area for natural hazards. The Department's study provides a
general data base for the consideration of natural hazards as they relate to land use
decisions.
4.7.b The majority of vacant land within the Urban Growth Boundary has at least one
characteristic which is a constraint for urban development. The characteristics
include, but are not limited to: flood plains and wetlands; steep slopes; unstable soil
characteristics; and other combinations of characteristics which create hazards, such
as earthquake soil liquefaction, landslide, and flood.
4.7.c Due to the general nature of soils and geologic mapping, site-specific analysis is often
necessary to determine the presence of geologic hazards and the severity of soil
problems which are constraints to development. Such geologic hazards exist when
certain combinations of slope, soil, and bedrock combinations, and moisture conditions
render land unstable.
4.7.d The Corvallis fault has been mapped and runs through the north and west part of the
City and the Urban Growth Boundary. Structures built using appropriate standards
are possible near, but not over, the fault line.
4.7.e Wildfire Hazard Zones are geographic areas having a combination of hazard factors
that result in a significant hazard of catastrophic fire over relatively long periods of
each year. Oregon Building and Fire Codes, as well as Oregon Revised Statutes (ORS
215.730), have guidelines and requirements relating to Wildfire Hazard Zones.
Policies
4.7.1 Developments shall not be planned or located in known areas of natural hazards
without appropriate safeguards.
4.7.2 Benton County, Linn County, and the City of Corvallis shall identify and work to
correct health and safety hazards within the Urban Growth Boundary.
4.7.3 Prior to development, the City of Corvallis may require site-specific soil surveys and
geologic studies where potential hazards are identified based upon available geologic
and soils evidence. When natural hazards are identified, the City shall require that
special design considerations and construction measures be taken to offset the soil and
geologic constraints present in order to protect life and property, and to protect
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 40 Article 4 Amended 4/18/02 & 11/28/02
environmentally hazardous areas.
4.7.4 The City shall provide mechanisms such as density transfer and Open Space -
Conservation districts (or other reduced density provisions) to reduce the risks of
natural hazards and provide protection for significant natural features.
4.7.5 Structures shall not be located over the Corvallis fault line and should maintain a
minimum setback from the fault line depending on a site-specific geologic study and
professional recommendation.
4.7.6 Benton County, the Oregon Department of Forestry, and the City of Corvallis shall
work to identify Wildfire Hazard Zones within the Urban Growth Boundary and
implement appropriate development standards.
4.8 Flood Plains and Flood Hazards
(See Section 4.10 - Urban Streams and Other Drainageways for closely related findings and
policies.)
Findings
4.8.a Rivers are dynamic and subject to channel migration and changing flood patterns.
4.8.b Urban development, without stormwater mitigation techniques, can significantly
increase stream flooding frequency and peak flows and can enlarge the 100-year flood
plain area.
4.8.c Unless special precautions are taken, development within the floodway fringe is subject
to hazards to life and property from flooding.
4.8.d Many portions of the floodway fringe contain natural assets such as significant
vegetation, wildlife and scenic areas, productive agricultural lands, and are valuable
for open space and recreation. Some floodway fringe areas within the Urban Growth
Boundary, because of their central location, are in demand for urban development.
4.8.e The City of Corvallis, with the help of the U.S. Army Corps of Engineers, studied the
Willamette and Marys River flood plains. This study resulted in development of
provisions within the Land Development Code for flood plain management.
4.8.f The City of Corvallis currently participates in the U.S. Federal Emergency
Management Agency (FEMA) National Flood Insurance Program. As part of this
program, preliminary and detailed flood boundary maps of some of the hydrological
channels within the City have been completed. Parts of Squaw Creek, Dixon Creek,
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 41 Article 4 Amended 4/18/02 & 11/28/02
Sequoia Creek, and other systems within the Urban Growth Boundary are not yet
mapped.
4.8.g Mapping of the City-defined floodway, which has been more strictly defined than by
FEMA, has been partially completed.
4.8.h The City has standards which provide controls for development in flood plains and
drainageways. These standards are found in the Land Development Code and cover
flood plains and floodways, open drainageways, and construction adjacent to
drainageways. The City has an adopted South Corvallis Drainage Master Plan and is
updating its Citywide Stormwater Master Plan which will result in new policies to
guide development in flood plains.
4.8.i Several areas of the City, such as South Corvallis, Dixon Creek, the Lower Marys River
and Sequoia Creek near Lancaster Boulevard, were flooded during storm events of
1996 and 1997.
Policies
4.8.1 Development in the floodway fringe shall be controlled by local regulations in order to
minimize potential damage (on-site, upstream, and downstream) to life and property; to
allow for transport of flood waters; and to protect the economic, environmental, and
open space qualities of the land and adjacent water bodies.
4.8.2 Land designated as 100-year floodplain shall be treated as follows:
A. Development of new buildings on undeveloped lands (where such development
does not fall within the definition of infill contained in Article 50) shall be
prohibited in the 100-year floodplain of Corvallis streams, with the exception of the
Willamette River, the Marys River, and the Millrace. If pre-existing parcels are
entirely within the 100-year floodplain or if this policy renders an otherwise
buildable parcel unbuildable, exceptions may be considered to allow limited
development. (FP-2)
B. Streets, alleys, driveways, and parking lots on undeveloped lands, with the
exception of the Willamette River, the Marys River, and the Millrace, should be
located outside the 100-year floodplain and wetlands unless it can be demonstrated
that they are constructed in a manner that does not restrict or otherwise alter proper
floodplain functions, will cause no harm to the properly functioning condition of
the stream, and that no other reasonable option is available. (FP-3)
C. Infill and redevelopment in the 100-year floodplain of Corvallis streams , with the
exception of the Willamette River, the Marys River, and the Millrace, shall
maintain or improve stormwater functions and floodplain functions existing prior to
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 42 Article 4 Amended 4/18/02 & 11/28/02
the proposed infill or redevelopment, using techniques such as flow-through
designs, more pervious surface area, and reduced building footprints. Development
standards shall be created to allow additions to existing structures consistent with
those structures' design, provided the additions fall below the threshold of
"substantial improvement" contained in the Land Development Code and are
constructed consistent with FEMA standards. (FP-4)
D. Area-specific development standards for the 100-year floodplain of the Marys
River, the Willamette Rivers, and the Millrace shall be instituted to maintain
stormwater functions, be proportional to the impact of the development on the
receiving water bodies, and minimize impacts to other properties.
E. New City infrastructure, including streets and sanitary sewers, should be located
outside the 100-year floodplain and wetlands unless it can be demonstrated that
they will cause no harm to the properly functioning condition of the stream and that
no other reasonable option is available. (FP-8)
4.8.3 Development shall be prohibited within the floodway, except bridges, public utilities
and seasonal and other temporary water-related uses that do not significantly alter the
patterns of flood water flows.
4.8.4 The City and County shall pursue the completion of mapping of flood plains and
floodway (including the City's 0.2 foot floodway) within the Urban Growth Boundary,
or require this mapping through the development process.
4.8.5 Development shall be managed for flood control as stated in Comprehensive Plan
Section 4.10 - Urban Streams and Other Drainageways.
4.8.6 The City shall continue to regulate development in the South 3rd Street area and other
flood-prone areas of the community to mitigate the problem of flooding and to prevent
an increased flood hazard in other areas.
4.8.7 The City shall work to facilitate solutions to flooding problems in existing
neighborhoods.
4.8.8 The City shall differentiate between natural flooding and urban-created flooding
regimes and allow for natural flooding to occur while minimizing urban-created
flooding regimes. (QN-11)
4.8.9 The City shall develop a program to acquire land and easements that become available
over time within the 100-year floodplain that are cost effective and provide
opportunities that best remediate existing, or prevent future, flooding loss or damage.
(FP-6)
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December ber 21, 1998 43 Article 4 Amended 4/18/02 & 11/28/02
4.8.10 The City shall develop and implement incentives for floodplain protection,
enhancement, and restoration as part of the development process. (FP-9)
4.8.11 The City shall allow for a variety of low impact uses on publicly and privately owned
floodplain lands so long as it can be demonstrated that they do not harm floodplain
functions. (FP-10)
4.8.12 The City shall work to develop strategies that accommodate housing and other
development opportunities that are displaced by floodplain protection measures to
ensure a compact development pattern. (FP-11)
4.9 Water Resources
Findings
4.9.a The water resources in the Urban Growth Boundary include streams, rivers,
drainageways, lakes, wetlands, and flood plains.
4.9.b The water resources and associated riparian vegetation in the Urban Growth
Boundary contribute to the health, safety, and general welfare of the area. The
stability of natural systems and vitality of the community depend on the high quality of
water provided by these resources.
4.9.c Water resources contribute to the general aesthetic quality and attractiveness of the
area inside the Urban Growth Boundary.
4.9.d The water and banks of the Willamette and Marys River are valuable open space,
fishery, wildlife, and recreation resources.
Policies
4.9.1 Significant watercourses, lakes, and wetlands shall be preserved, or have their losses
mitigated, in order to: maintain clean water, support natural vegetation, protect the
aquatic habitat, retain existing significant public vistas, and provide wildlife habitat and
recreation sites. Site-specific buffering and setback requirements may be required, as
necessary, to achieve protection.
4.9.2 The City shall explore opportunities to acquire lands to preserve stormwater functions
through outright purchase, conservation easements, and partnerships. (UP-6)
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 44 Article 4 Amended 4/18/02 & 11/28/02
4.10 Urban Streams and Other Drainageways
(See Section 4.8 - Flood Plains and Flood Hazards for closely related findings and policies.)
Findings
4.10.a Present stormwater practices use streams and drainageways to carry stormwater
runoff and urban surface drainage.
4.10.b Urban streams and drainageways are subject to channel migration and changing flood
patterns. Watercourses tend to meander under natural conditions and development
patterns can be affected. However, both channel migration and flooding are beneficial
for the maintenance of stream ecological functions and diverse habitat.
4.10.c Urban streams and drainageways in their natural or altered state provide habitat and
migration corridors for birds and other wildlife, promote the preservation of aquatic
life, preserve the fishery potential of streams, and enhance the urban environment
through the provision of natural open space features.
4.10.d Urban streams and drainageways may have value as trail corridors, providing for
efficient mixed land use and connectivity of trails. Improperly located or constructed
trails, or high use trails, can have a negative impact on the drainageway and its
functions.
4.10.e Upstream development has downstream impacts on stream channels, amount of water,
water quality, and downstream lands.
4.10.f Urbanization increases the amount and rate of surface runoff. Unless properly
managed, this runoff increases flooding hazards and erosion in the drainage basins of
the community including, but not limited to, the Frazier Creek, Jackson Creek, Oak
Creek, Dixon Creek, Ryan Creek, Sequoia Creek, Squaw Creek, and Millrace Basins,
and their tributaries.
4.10.g Other impacts of improperly managed urban drainageways include reduced water
quality and loss of recreation opportunity, wildlife habitat, and fishery potential.
4.10.h Filling and removal along and within drainageways can negatively affect their
functions by altering the stream channel and reducing water storage and transport
capacity.
4.10.i Adequate setbacks along natural drainageways are necessary to protect the stream
channel, riparian areas and water quality. Such setbacks also provide smooth
transitions between urban development and the drainageway water course.
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December ber 21, 1998 45 Article 4 Amended 4/18/02 & 11/28/02
4.10.j Inadequate dedication of land along urban streams and drainageways has permitted
construction immediately adjacent to streams and has resulted in property damage to
adjacent structures, increased siltation, destruction of natural vegetation, reduced
fishery potential, precluded recreation use, decreased open space, and increased
maintenance cost and effort.
4.10.k The Corvallis Drainage Master Plan and the South Corvallis Drainage Master Plan
identify significant drainageways within the Urban Growth Boundary. Through these
drainageway master plans, the City has adopted management policies based on a
nonstructural approach. These plans also provide additional information on
drainageway characteristics. The community is in the process of updating the City's
Master Plan and this new Plan will be called the Corvallis Stormwater Master Plan.
4.10.l Natural vegetation along drainageways can provide channel stability and wildlife
habitat, and moderate flood flows. However, where the stream channel or its corridor
has been altered or structures have been built close to the stream, invasive or native
vegetation can interfere with water flow, diminish recreation and open space potential,
and decrease maintenance opportunities. This maintenance of stream system
vegetation can sometimes adversely affect the ecological functions of urban streams
and drainageway.
4.10.m Certain streams throughout the State have been declared "water-quality limited" by
the State Department of Environmental Quality.
4.10.n There are a number of significant streams in the Urban Growth Boundary that are
intermittent.
4.10.o Automobiles are a leading source of surface water pollutants in urban areas.
Automotive pavement areas occupy more than half of the impervious surface in
residential developments; in most commercial areas they occupy more than 80% of the
land.
Policies
4.10.1 Development within the Urban Growth Boundary shall conform to the Corvallis
Drainage Master Plan which includes the site-specific provisions included in the 1996
South Corvallis Drainage Master Plan and subsequent updates of these Plans.
4.10.2 Significant riparian lands within the Urban Growth Boundary shall be identified and
inventoried by the City or through the development process, and the City shall work to
preserve and enhance native stream corridor vegetation on both public and private
lands. (QL-6)}
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 46 Article 4 Amended 4/18/02 & 11/28/02
4.10.3 Significant drainageways shall be kept in a natural state to protect tree lines, maintain
their natural functions, and enhance native plant species, to the maximum extent
practicable.
4.10.4 Within the Urban Growth Boundary, appropriate drainageway dedications and
easements adequate for flood protection, conveyance of stormwater, channel access and
maintenance protection of riparian environment, and channel migration shall be secured
along all open drainageways needed for public conveyance of stormwater, prior to or at
the time of development.
4.10.5 The City shall develop stream corridor width and other standards and programs that
preserve the properly functioning condition of streams. These standards can be varied
by reach or basin and shall be determined based on functional objectives such as:
A. Preservation of the hydrologic conveyance and storage capacity;
B. Allowance for natural channel lateral migration and bank failure;
C. Allowance for channel widening and other channel modification that result from
changes in hydrology from future urban development;
D. Proper shading of the stream to maintain or improve water quality;
E. Allowance for a vegetative management strategy that encourages native riparian
species;
F. Provision of a pollutant filtering zone for surface runoff;
G. Allowance for natural stream processes to minimize stream channel, bank, and
corridor maintenance needs;
H. Buffering of urban uses from stream processes;
I. Provision of a source and delivery of large wood;
J. Preservation of the 0.2-foot floodway; and
K. Preservation or enhancement of habitat.
4.10.6 In order to reduce peak runoff from impervious areas and maintain pre-development
flow regimes, the City shall work to adopt standards such as the following:
A. Minimize the proportion of each development site allocated to surface parking and
circulation.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 47 Article 4 Amended 4/18/02 & 11/28/02
B. Minimize the average dimensions of parking stalls.
C. Use pervious materials and alternative designs where applicable, such as infiltration
systems.
D. Modify setback requirements to reduce the length of driveways.
E. Promote the use of shared driveways to reduce impervious surface in residential
development.
F. Promote disconnection of roof down spouts to reduce runoff going into a piped
collection system or the street and encourage storage for reuse.
G. Retain a larger percentage of vegetated area within all types of development to
increase rainfall interception.
H. Pursue the use of retention and infiltration facilities where the soils are suitable to
control runoff volume, peak flow and promote dry season base flows in streams.
I. Develop sub-surface storage as well as surface detention facilities.
J. Evaluate additional restrictions on cuts in hillsides, especially in areas with nearsurface
groundwater.
4.10.7 To minimize the negative impacts of development, stormwater runoff after
development should be managed to produce no significant reduction of water quality
than prior to development unless more appropriate provisions are identified in adopted
comprehensive storm water management plans.
4.10.8 Grading and filling in drainageways shall be regulated to prevent negative impact on
the channel, floodway and flood plain, riparian habitat, wetlands, and other properties.
Where drainageways are disturbed through development, the developer shall return the
drainageway to its natural state, to the extent practicable.
4.10.9 Negative impacts on habitat and migration corridors for birds, wildlife, aquatic life, and
on open space and the recreation qualities of significant drainageways shall be
minimized.
4.10.10 The City shall develop standards and allowable uses within stream corridors.
Consideration should be given to at least two levels of protection. The core-protected
area is where greater protection is necessary to ensure that stormwater, and other
riparian and stream system functions and processes can occur. The transition area is
where protection is necessary but where there is a greater opportunity for other uses
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 48 Article 4 Amended 4/18/02 & 11/28/02
such as bikeways, detention facilities and bioswales, as long as they do not significantly
interfere with the stormwater functions outlined in 4.10.4, above. The transition area
would also serve as a buffer for the stream system from more intensive urban
development. (SS-6)
4.10.11 The City shall work with Benton County to adopt a cooperative program that
implements standards for management of vegetation, such as removal of detrimental
vegetation and preservation of beneficial vegetation along significant drainageways
within the City Limits and Urban Growth Boundary.
4.10.12 If streams within the Urban Growth Boundary are declared water-quality limited by the
State Department of Environmental Quality, appropriate mitigation measures will be
adopted.
4.10.13 The City shall develop a program to minimize the conveyance of detrimental sediments
and pollutants from public streets into streams and drainageways.
4.10.14 The City shall develop guidelines and evaluate the need for public infrastructure that
provides for temporary detention in areas primarily dedicated to other uses, such as
parks and open space, parking, and streets. (QN-2)
4.10.15 The City shall prohibit new installations of overhead utility lines along streams where
the utility is in conflict with management of vegetation that provides shading.
However, utility lines may cross streams. (QL-13)
4.10.16 Where stream shading is not adequate, development shall include planting of trees
and/or other vegetation to provide adequate shading. (SS-7)
4.10.17 To manage stormwater drainage and provide direction for developing standards, the
City shall establish parameters and/or objectives for allowing new development to use
vegetated swales or open channels. (QN-17)
4.10.18 The City shall inventory and identify natural intermittent streams within the Corvallis
Urban Growth Boundary that provide important hydrological, water quality and aquatic
habitat functions. Those that are used for stormwater functions shall be protected using
mechanisms such as drainageway dedications and easements. (SS-1)
4.10.19 The Corvallis stormwater utility shall incorporate existing natural features such as
streams and wetlands as a means of managing urban run-off. When using these
natural features for urban stormwater needs, stormwater management shall follow the
guiding principle of minimizing harm to these natural systems, maintaining the natural
functions, and over time, repair any damage associated with past practices. (GP-1)
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 49 Article 4 Amended 4/18/02 & 11/28/02
4.10.20 The City shall promote the protection and enhancement of stream channel structure for
deeper pool habitat that provides cooler water refuge areas at times of low stream
flows. (QL-14)
4.10.21 Through engineering analysis, the City shall establish stormwater detention and release
standards for new development and redevelopment that preserves or restores the
properly functioning conditions of the receiving waters. (QN-1)
4.10.22 The City shall consider acquisition of land and easements for future detention facilities.
(QN-6)
4.10.23 The City shall determine "beneficial uses" relevant to local streams within the Urban
Growth Boundary and monitor if these streams are meeting their beneficial uses. (GP-
6)
4.10.24 The City shall develop a set of incentive mechanisms for potential use in implementing
stormwater policies and encourage private property owners, non-profits, and other
organizations to participate in their implementation. (GP-5)
4.11 Wetlands
Findings
4.11.a Wetlands serve several purposes. They help recharge ground water and reduce flood
damage by detaining and absorbing storm water. They improve water quality by
serving as settling basins and digesters for biodegradable substances in waste water
and by extracting soluble nutrients and holding organics and metals from waste water.
Wetlands support many plant and animal species; some species cannot survive without
wetland habitat. Wetlands also provide valuable open spaces.
4.11.b Wetlands are part of larger interconnected hydrologic systems within a watershed;
alteration of any part of the system will affect the function of the system as a whole.
Wetlands are usually the lowlands in these systems and are impacted by upland
development.
4.11.c Lands with hydric soils are suspect of being wetlands. Large areas within the
developed portion of the City have hydric soils. If these developed lands had not been
urbanized and the hydrology not changed, then some of these lands would be
considered jurisdictional wetlands given current State and Federal regulations. Large
areas outside the developed portion of the City, but within the Corvallis Urban Growth
Boundary, also have hydric soils and are potential wetlands. Some of these wetlands
have been cultivated and drained for many years such that the historical wetland
functions have been diminished.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 50 Article 4 Amended 4/18/02 & 11/28/02
The actual extent of local wetlands may not be known until wetland inventories have
been completed. Wetland inventories will determine what lands need permits from the
State and Federal regulatory agencies prior to development and what lands, even if
they have hydric soils, do not need permits prior to development. Since State and
Federal agencies do not necessarily protect all wetlands, some of these inventoried
wetlands, such as different types of cultivated wetlands, may be developable according
to existing regulations.
Wetland inventories, in addition to clarifying permit responsibilities, provide the
resource data needed for the community to address the State-required Goal 5 analysis.
This analysis will ultimately result in determining what lands the City determines
should be preserved and what lands are appropriate for urbanization.
4.11.d The City has completed inventories of wetlands in the Squaw Creek and Jackson
Frazier basins within the Urban Growth Boundary. The inventories include
identification of land with wetland characteristics and evaluation of the significance of
the wetlands according to the State's criteria.
State criteria for determining significant wetlands are described in administrative rules
of the Oregon Division of State Lands. The final disposition of these wetlands with
respect to their development potential must be consistent with standards set forth under
Statewide Planning Goal 5. Under Goal 5, the City has the option of evaluating
development potential of significant wetlands under either the "economic, social,
environmental and energy (ESEE)" standard or the "safe harbor" standard. The State
has required the City to identify the strategy to be used for protection of local wetlands.
The restoration of wetlands or expansion of existing wetlands can have value for
purposes of storm water retention, water treatment, habitat creation, ground water
recharge, and aesthetics. State and Federal agencies involved in wetland regulation
allow wetland mitigation as a trade-off for development on existing wetlands provided
that alternative development sites are unavailable. Wetland restoration involves
relatively new resource management practices with few fully documented accounts of
success. Restoration is more likely to succeed when relatively small and individually
conducted projects are merged into a single comprehensive management program.
4.11.e The State now allows for the preparation of wetland conservation plans to be adopted
as part of local Comprehensive Plans. Wetland conservation plans are intended to
map wetland boundaries and determine which wetlands are to be developed and which
are to be protected from development. The conservation plan also can depict areas
suitable for wetland restoration when there is intent to mitigate for the unavoidable
loss of wetlands. Similar objectives may be accomplished through local management
processes and the required Statewide Planning Goal 5 analysis.
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4.11.f Adequate setback of development and other uses from identified wetlands can help
protect the functions of a wetland. However, the development of lands within a
watershed to urban densities will cause unavoidable loss of wetlands.
4.11.g Invasive plant and animal species can diminish the function of the wetland system as
habitat for native species.
4.11.h Numerous violations of State and Federal wetland laws have occurred in the past,
sometimes deliberately and sometimes because people were not aware that their
properties are classified as wetlands.
4.11.i Oregon Revised Statutes (ORS 227.350) requires the City to notify builders or
developers that their projects may require wetland permits from the Division of State
Lands. To reduce the community's liability, the City has been notifying developers of
potential wetland issues whenever hydric soils are present. In addition, prior to
issuing building permits, the City requires confirmation of wetland or upland status
from the State when development is near a National Wetland Inventory site, a State
approved Wetland Inventory site, or is otherwise suspected to impact a jurisdictional
wetland as defined by State and Federal governments.
4.11.j Working with the City and the Division of State Lands prior to a development
application can resolve wetland issues and result in development plans that better
accommodate existing wetlands.
Policies
4.11.1 Consistent with State and Federal policy, the City adopts the goal of no net loss of
significant wetlands in terms of both acreage and function. The City shall comply with
at least the minimum protection requirements of applicable State and Federal wetland
laws as interpreted by the State and Federal agencies charged with enforcing these
laws.
4.11.2 During the City's inventory process of evaluating Statewide Planning Goal 5 wetland
resources, the City may wish to adopt additional standards for wetland protection such
as, but not limited to: protection of fish and wildlife habitat; maintenance of water
quality; hydrological control; contribution to open space; connectivity of hydrologic
systems; and protection of significant plant and animal species (e.g., State laws regulate
cuts and fills but not vegetation removal).
4.11.3 Lakes, wetlands, floodway, drainageways and other urban streams are part of the
hydrological system and should be managed comprehensively.
4.11.4 Wetlands within the Urban Growth Boundary shall be identified and inventoried by the
City or through the development process.
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4.11.5 Local wetland inventories, initiated by the City, completed consistently with State
guidelines, and approved by the State shall also represent City-approved inventories
that meet Statewide Planning Goal 5 inventory requirements.
4.11.6 Undeveloped or partially developed drainage basins within the Urban Growth
Boundary should be a high priority for future City-initiated wetland inventories.
4.11.7 The City shall prepare and adopt plans for managing wetlands within the Urban Growth
Boundary, as needed.
4.11.8 City wetland management plans for significant wetlands, as defined by the State
through the Statewide Planning Goal 5 process or by a formally adopted plan, shall
require protection of these lands consistent with State provisions.
4.11.9 To determine which wetland sites are significant, the City maintains the option to use
either the Statewide Planning Goal 5 "ESEE" methodology, or the City can apply the
State's "safe harbor" methodology or a combination of both. The safe harbor approach
utilizes criteria in the Oregon Freshwater Wetland Assessment Methodology Handbook
to determine what wetlands are significant. Upon completion of this analysis and
acceptance by the State, the City shall then protect these lands consistent with State
Administrative Rules.
4.11.10 City wetland management plans shall identify areas suitable for wetland restoration and
possible use for off-site mitigation. The geographic area for mitigation may extend
beyond the Urban Growth Boundary within the same drainage basin.
4.11.11 Regarding significant wetlands downstream of development sites, the cumulative
unavoidable losses of significant wetland acreage and function attributable to upstream
development should be mitigated by the City. Such mitigation can be achieved, in part,
through dedication of open space, drainageways, and related natural infrastructure.
4.11.12 Development upslope of wetlands shall minimize interference with water patterns
discharging to wetlands, and shall minimize detrimental changes in water quality for
waters discharging to wetlands.
4.11.13 Consistent with State and Federal law, the City shall provide builders and developers
notice of possible State and Federal permit requirements when development review
indicates that their site may have hydric soils or the site appears to be land identified on
a State or Federal wetland inventory.
4.11.14 To resolve wetland issues as early as possible in the development application process
on land with hydric soils, land with wetland vegetation, and/or land identified on a
State or national wetland inventory, the City shall require a developer to submit, at the
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 53 Article 4 Amended 4/18/02 & 11/28/02
time of application, a wetland determination or delineation from a qualified consultant.
This professional analysis shall be submitted concurrently to the City and to the
Division of State Lands. The City shall request comment from the Division of State
Lands on land development applications requiring a public hearing.
4.11.15 The City shall encourage wetland mitigation to occur in the same basin. (UP-7)
4.11.16 Wetland mitigation should not compromise the existing stormwater functions of the
land being used for the mitigation. (UP-8)
4.11.17 The City shall continue to maximize preservation and restoration of existing upland
natural resource areas and wetlands by use of development standards in the Land
Development Code (UP-12).
4.11.18 The City shall develop and implement incentives for developers and property owners to
protect, enhance, and re-establish wetlands, natural swales, vegetation, and
groundwater for stormwater functions. (UP-5)
4.12 Ground Water
Findings
4.12.a The Oregon Ground water Protection Act of 1989 is the major source of information
on the ground water resources in the Urban Growth Boundary.
4.12.b Ground water resources, both public and private, are ecologically, economically and
scientifically significant.
4.12.c The use of the ground water resources in the foothills and upper elevations of the
Urban Growth Boundary is restricted to domestic and small scale agricultural uses due
to its limited quantity. Ground water in these areas is occasionally too saline, which
further restricts its usefulness. Also, the intense use of ground water for domestic
purposes may cause mutual interference between discharging wells which can result in
a local overdraft.
4.12.d The flat lowlands of the Urban Growth Boundary, especially those areas adjacent to
the Willamette River, contain extensive, shallow ground water supplies. Studies have
shown that ground water in this area has been recharged from its low level in
September and October by fall and winter precipitation to a constant level, over the 30-
year period preceding 1972. While there have been localized instances of high
coliform bacteria counts, high nitrate levels, and industrial chemical contamination,
the chemical composition of this water is generally suitable for all uses.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 54 Article 4 Amended 4/18/02 & 11/28/02
4.12.e Geothermal (ground water heat pump) systems are viable in the Corvallis area. State
law administered by the Oregon Department of Water Resources prohibits the
"wasting" of water used in a ground water heat pump system. The law requires that the
water must be discharged into the same aquifer from which it was extracted.
4.12.f Sensitive aquifers and shallow aquifers are sources of ground water that are
susceptible and vulnerable to pollution contamination from overlying land uses.
4.12.g Industrial wastewater discharges and non-point sources of pollution, such as heavily
fertilized land, can contaminate ground water wells.
4.12.h The City owns the water rights to four public water supply low-yield wells, which are
capped and inspected regularly. The viability of these wells is maintained but they do
not fall under the Wellhead Protection Program, administered by the State Department
of Environmental Quality, because they are not in use.
4.12.i Ground water quality is under constant threat from increased population, recreation,
development, agriculture, urban runoff, and destruction of wetlands. Once polluted,
ground water supplies are very difficult to clean up and restore to within water quality
standards.
4.12.j Dense rural development that relies on septic systems may cause water contamination
and general health hazards.
4.12.k The City of Corvallis currently relies on Rock Creek and the Willamette River for its
water supply.
Policies
4.12.1 The City shall attempt to protect ground water resources from pollution and damage
through education, regulation, and example.
4.12.2 Land uses and development standards shall be utilized to avoid pollution of ground
water resources.
4.12.3 To minimize the hazard of local overdrafting of ground water resources, the City shall
support and cooperate with Benton County in its efforts to determine the quality and
quantity of ground water within the City Limits and in the Urban Fringe.
4.12.4 Investigations related to the development of potable water sources for the municipal
water system shall include the evaluation of both ground water and surface water
resources.
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 55 Article 4 Amended 4/18/02 & 11/28/02
4.12.5 The City shall support other governmental agencies in ensuring that any well drilled
within Corvallis complies with State laws and that existing wells will be managed to
protect existing ground water quality.
4.12.6 The City and County shall work together to minimize adverse impacts on the quality
and quantity of the area's ground water.
4.12.7 The City shall consider the amount of impervious surface when evaluating detention
requirements and develop a policy to encourage groundwater recharge opportunities.
(QN-4)
4.12.8 The City shall promote the protection of key areas of exchange between ground and
surface waters, such as springs, unconstrained reaches of streams and drainages
upstream. (QL-12)
4.12.9 The City shall encourage practices that enhance groundwater recharge to maintain or
increase stream flow during dry periods. (QN-10)
4.12.10 The City shall encourage parking lots to be constructed of stable pervious surfaces that
do not degrade groundwater quality. (QN-18)
4.13 Plant, Wildlife, and Fishery Resources
Findings
4.13.a There are a variety of plants and animals in terrestrial and aquatic habitats within the
urban area that greatly add to the quality of life within the community.
4.13.b Wildlife species require a complex and often narrowly-specific set of conditions with
respect to food, water, and vegetative cover (or other natural features) necessary for
travel, protection, feeding, and reproduction.
4.13.c Important plant communities and animal habitat areas include riparian vegetation,
hillside meadows, wetland prairies, tree groves and the urban forests. The City has not
inventoried and reviewed significant plant and wildlife areas that warrant protection.
4.13.d Development can affect water quality in adjacent drainageways and streams and may
impact the fishery within and downstream of the Urban Growth Boundary.
4.13.e Vegetation contributes to the quality of the community through control of erosion,
absorbing sound, moderating temperature, enhancing flow and moisture content of the
air, providing for urban wildlife habitats, reducing air pollution and glare, and
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 56 Article 4 Amended 4/18/02 & 11/28/02
softening the impact of the urban environment (see Section 5.3 - Urban Trees).
Policies
4.13.1 Significant natural plant communities and significant habitats for fish and wildlife
within the Urban Growth Boundary shall be identified and inventoried by the City or
through the development process.
4.13.2 Development on land identified with significant plant communities, or significant fish
and wildlife habitats, shall be planned to minimize the impact on the significant
resources.
4.13.3 During the evaluation of City requirements for a drainageway dedication, the City shall
pursue inclusion of an adequate amount of land adjacent to riparian zones to allow the
area to continue to support a diversity of habitat.
4.13.4 The City shall encourage the retention of large, varied habitat areas on private and
public lands including inventoried plant communities.
4.13.5 Development occurring in significant wildlife areas will set forth a plan of action to
reduce impact to significant identified areas.
4.13.6 The City shall consider mechanisms such as density transfer and reduced densities as a
means to protect significant plant, wildlife, and fish resources.
4.13.7 The City shall work to protect hydrological processes associated with the 100-year
floodplain to support self-sustaining levels of native fish, aquatic species, and wildlife
populations. (FP-7)
4.14 Supporting Documents
Item Date Location of Document
Open Space - Hillside Report (Comprehensive
Plan Amendments)
1983 Corvallis Planning Division
Library
Open Space - Hillside Inventory 1979 Corvallis Planning Division
Library
U.S. Natural Resource Conservation Service's
Land Use Capability Classification System #210
1973 Corvallis Planning Division
Library
Benton County Comprehensive Plan 1998 Corvallis - Benton County Public
Library
Open Space Plan - Corvallis Planning Area 1979 Corvallis Planning Division
Library
Item Date Location of Document
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 57 Article 4 Amended 4/18/02 & 11/28/02
Geologic Hazards of East Benton County by
Oregon Department Of Geology & Mineral
Industries
1979 Corvallis Planning Division
Library
Rock Mineral Resources of Benton County,
Oregon by Department Of Geology & Mineral
Industries, Bulletin #98
1978 Corvallis Planning Division
Library
Comprehensive Plan Report: Natural Hazards 1980 Corvallis Planning Division
Library
Corvallis Stormwater Master Plan
2002
Corvallis - Benton County Public
Library
South Corvallis Drainage Master Plan 1996 Corvallis - Benton County Public
Library
Flood Insurance Study of Corvallis 1984 Corvallis Development Services
Division
Flood Insurance Rate Map (FIRM) 1985 Corvallis Development Services
Division
Flood Boundary & Floodway Map (Floodway) 1986 Corvallis Development Services
Division
Ground Water in Corvallis - Central Willamette
Valley
1974 Corvallis Planning Division
Library
Comprehensive Plan Report: Ground Water &
Rock Mineral Deposit
1980 Corvallis Planning Division
Library
Oregon Ground Water Protection Act 1989 Corvallis - Benton County Public
Library
Local Wetland Inventory - Squaw Creek Basin 1994 Corvallis Planning Division
Library
Oregon Building & Fire Code 1997 Corvallis Development Services
Division
Corvallis Land Development Code 1993 Corvallis - Benton County Public
Library
Oregon Division of State Lands - Administrative
Rules
varies OSU Valley Library
Local Wetland Inventory - Jackson / Frazier Basin 1997 Corvallis Planning Division
Library
Corvallis Parks and Recreation Master Plan 1980 Corvallis - Benton County Public
Library
Oregon Natural Heritage Plan 1998 Corvallis - Benton County Public
Library
4.15 Advisory Boards
Open Space Commission
City Council Approved Corvallis Comprehensive Plan
December ber 21, 1998 58 Article 4 Amended 4/18/02 & 11/28/02
4.16 Mandated Reports / Plans / Inventories
Inventories (by the City or through the development process):
C Drainageways, wetlands, flood plains
C Significant native vegetation (certain woodlands, grasslands, wetlands, riparian vegetation, and
plant species)
C Scientifically significant natural areas
C Significant hillsides (expand and update existing Hillside Report)
C Outstanding scenic views, sites, gateways, and buffers
C Significant natural plant communities & habitats for fish & wildlife
C Significant sensitive aquifers & potential sources of pollution
C Landslide (slide scars)
Develop a density transfer mechanism in the Land Development Code
Conduct a study of additional protection methods such a Open Space - Conservation districts and
transfer of development rights
Develop a program to manage removal of detrimental riparian vegetation
Develop a program to minimize pollutant runoff from streets
Develop solutions to flooding problems in neighborhoods
Prepare and adopt wetland management plans
Work with Benton County to develop a community-approved tree management program for
hillsides
Develop and maintain an Advisory Constraints Map
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Article 5. Urban Amenities
5.0 Background
There are a variety of amenities which create urban environments that maintain and
enhance the livability of a community. Statewide Planning Goal 5 - Open Space, Scenic
and Historic Areas, and Natural Resources, and Goal 8 - Recreation Needs, require
communities to inventory specific natural and manmade resources, identify resources that
merit protection, and design programs to ensure the future existence of these resources.
This Article addresses four of the specific areas addressed in Statewide Planning Goals 5
and 8. They are: Significant Natural Areas, Historic Resources, Recreation, and Open
Space. The findings in this Article present the information derived from the inventories
required by both Statewide Planning Goals. The policies provide direction for remedying
the deficiencies identified by the inventories and indicating what criteria and programs
need to be designed or developed to preserve existing resources.
5.1 Relevant Vision Statement Elements
"Our natural features: hillsides, flood plains, streams, wetlands, and other natural
areas are protected and treasured. Wildlife habitat areas, scenic areas, and other
natural areas help shape development patterns as we grow. Our natural open space
helps buffer flood events, purify our air and water, provide recreational and
educational opportunities, and reinforce the community's distinctive character.
Corvallis has identified its open space resources, and has established criteria and
priorities for open space protection."
"Corvallis is encircled by an emerald necklace of parks, scenic vistas, natural habitats,
and farm and forest lands that define the City's boundaries. . . . Our parks are among
our most attractive assets. Scattered throughout the community, the parks vary in size,
design, and function to meet the need of neighboring areas. Parks accommodate a wide
range of recreation activities for all ages. This range includes provision of more
passive activities such as bird watching all the way to active sports."
5.2 Community Character
Findings
5.2.a Individual natural features can be combined to create a community open space system.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
5.2.b Resource lands, greenbelts, and natural features act as a buffer separating and
distinguishing Corvallis from neighboring communities.
5.2.c Natural features, such as rivers, streams, and hills, or manmade features, such as
highways, major streets, and activity centers (downtown and Oregon State University),
act as either boundaries or as internal features for several distinct neighborhoods
within the Corvallis Urban Growth Boundary.
5.2.d The entrance corridors to a community reflect a City's character. Gateway
improvements can be attractive, and when combined with appropriate signage, inform
visitors of community amenities and events.
5.2.e Different areas of the community have different combinations of features. Area
planning is being used to enhance the unique characteristics of each area.
Policies
(For identification of, and additional information relating to, the City's entrance corridors
see Article 11 - Transportation.)
5.2.1 Both public and private properties located along entrance corridors to the City of Corvallis
shall be attractively landscaped, left as open space, or maintained as active agricultural or
forest lands.
5.2.2 Entrance corridors shall be adequately signed to appropriately welcome visitors to the
community and direct them to points of interest and special events.
5.2.3 The City shall develop standards which ensure adequate open space and landscaping on
residential, commercial, and industrial developments, and shall maintain these standards
in the Land Development Code.
5.2.4 The City shall take appropriate actions to beautify and improve the community by:
developing gateway locations and development standards that include building
orientation to the street for most uses; appropriate site and building design standards;
extensive landscaping and street trees to provide a boulevard effect; frequent access
points for bicycles and pedestrians; and possible mitigation of the negative effects of
overhead utility lines.
5.2.5 The City shall retain portions of some parks within the parks system in undeveloped or
natural states for recreational use and shall focus its acquisition efforts on securing
hilltops around the community to develop a greenbelt system.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
5.2.6 The City shall ensure that trails are established, in addition to roads, which follow scenic
routes to connect open space to residential areas, public sites, shopping areas, and
downtown Corvallis. The trails network plan shall be used as the basis of trail
development.
5.3 Urban Trees
Findings
5.3.a Trees are an important resource for the City as they provide a linkage to the
community's origin and the natural environment.
5.3.b Trees in the urban environment provide air conditioning and air purification
(temperature and pollution controls), glare control, sound control, and traffic control.
Trees slow down and reduce the volume of storm water runoff, minimize soil erosion,
and provide habitat for urban wildlife. Trees function architecturally to unify disparate
urban elements and provide harmony in unorganized areas, provide ceilings to
outdoor rooms, making spaces more intimate, and buffer impacts from large urban
developments. They emphasize seasonal changes, provide dappled light and rustling
sounds that evoke different moods, and they can become works of art providing
pleasure in their texture, color, structure and/or other aesthetic qualities.
5.3.c Trees and other landscaping play a role in the global environment. The addition of
trees may become increasingly important as worldwide environmental degradation
continues.
5.3.d The population of trees within the City Limits is described as the "community forest"
or "urban forest." The community forest is composed of public and private trees.
Public trees are those trees planted on street rights-of-way, in parks, and around public
buildings, they also include the trees in riparian and wetland areas, undeveloped
parklands, and remnant native stands on public lands. Private trees are trees on
private property.
5.3.e A 1997 inventory of the public street trees located, identified, and evaluated 7,333 trees
and found that the value of this community resource was in excess of twelve million
dollars.
Street trees are the only part of the municipal infrastructure that actually
increases in value every year. Roads, sewers, and street lights depreciate in
value every year.
The 1993 Bernhardt and Swiecki urban forestry survey found that there is a
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
continued trend away from planting large trees (trees that reach 45 feet, or
more, in height). The study found that only 10% of recently planted street trees
and 20% of recently planted park trees are large stature species.
Generally, large-scale trees live 50 to 90 or more years while small trees live
about 30 years.
The amount of annual benefit (air filtration, climate control, property value
increase, traffic calming, etc.) is affected by tree location and size.
According to the American Forestry Association, the planting, maintenance,
and mortality cost of trees for the first decade of life generally equals the
benefits. However, after this first decade, the benefits far exceed the costs.
5.3.f When properly selected and planted, healthy, long-lived, large-canopy trees provide
more ecological benefits and have a better cost-benefit ratio than do small trees.
5.3.g Large-canopy trees require correspondingly large soil volumes to sustain them and
therefore require larger planting spaces (e.g. wider parking strips on streets).
5.3.h There are multiple issues in the management of Corvallis' community forest such as
aesthetics and environmental benefits, public safety, tree care, disease prevention and
maintenance, conflicts between trees and public facilities, and use of ecologically
appropriate trees in protected natural areas.
5.3.i City departments that currently address tree management include Parks and
Recreation, Public Works, Community Development, and Fire.
5.3.j The proper handling of the interconnected tree issues requires a comprehensive
management plan, which does not currently exist.
Policies
5.3.1 To increase the aesthetic qualities of the community and enjoy the engineering and
ecological benefits of trees, the City shall require developers to plant appropriate numbers
and varieties of trees with all new development. Such standards shall be maintained in the
Land Development Code.
5.3.2 The community shall establish and maintain a tree planting program, particularly along
street rights-of-way, parks, and parkways, in the downtown, and other areas where
buffers, separation, and beautification are appropriate and desirable. This program should
provide for the planning, planting, and maintenance of trees.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
5.3.3 The City shall encourage the use of large-canopy trees.
5.3.4 It is the goal of the City to establish a comprehensive management plan for public trees
within the City in order to protect and enhance this element of the Corvallis "community
forest."
5.4 Historic and Cultural Resources
Findings
5.4.a There are a number of inventories of buildings with historic significance located within
the Corvallis Urban Growth Boundary, including those developed by the State Historic
Preservation Office and the State Board of Higher Education. As of 1998, 375
inventories of historic sites and structures had been conducted in Corvallis. They
identify the 26 Corvallis structures on the National Historic Register, 12 structures on
the Oregon State University campus, and many other buildings as having historic
significance. In 1989, the City created the Corvallis Register of Historic Landmarks
and Districts which contains 85 properties. The City will be adding properties to this
listing on an ongoing basis.
5.4.b Structures of historical significance in Corvallis include: commercial buildings
generally found within the central business district core; residences located throughout
older neighborhoods; industrial and religious buildings; and public buildings generally
located on the Oregon State University campus and downtown.
5.4.c Historic buildings may require adaptation to uses which maintain their original
features and allow for a prolonged and economic use.
5.4.d During renovation and/or restoration, a conflict may surface between retaining the
original features of the historic structure and compliance with the provisions of the
building and fire codes.
5.4.e Several as yet uninventoried archaeological sites, of both an historic and prehistoric
nature, exist within the Corvallis Urban Growth Boundary.
5.4.f Additional surveys and inventory work, such as the Corvallis Preservation Society
Historical Survey, are necessary to provide a basis for ongoing amendments to the
Corvallis Register of Historic Landmarks and Districts.
5.4.g The region's cultural needs are served by Oregon State University, Linn - Benton
Community College, the Corvallis Arts Center, Corvallis School District 509J, the
Majestic Theater, the City of Corvallis, and other cultural groups. There is currently
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
no designated "agency or organization" to coordinate cultural events and activities in
Corvallis.
5.4.h The arts are important to the community. This has resulted in the development of a
community performing arts facility and community financial support of the operation
of the Corvallis Arts Center.
5.4.i There is community interest in providing public funds for cultural enrichment and art
objects in conjunction with projects to develop or improve public buildings.
5.4.j There has been a demonstrated interest in maintaining historic integrity in historical
neighborhoods.
5.4.k Certain street trees within historical neighborhoods are instrumental in providing
historic integrity of neighborhoods.
Policies
5.4.1 The City shall continue to use the Corvallis Register of Historic Landmarks and Districts
as the City's official historic site listing. The intent of this inventory is to increase
community awareness of historic structures and to ensure that these structures are given
due consideration prior to alterations that may affect the historic integrity of the structure.
5.4.2 The City shall encourage property owners to preserve historic structures in a state as close
to their original construction as possible while allowing the structure to be used in an
economically viable manner.
5.4.3 The City shall maintain a local Historic Preservation Advisory Board.
5.4.4 The public's safety and general welfare shall be carefully evaluated when a conflict
surfaces between the renovation of an historic structure and the City's building and fire
codes.
5.4.5 Special architectural review criteria for historic structures shall be maintained in the Land
Development Code.
5.4.6 An ongoing program shall be maintained to increase public awareness of the City's
historic structures and the financial incentives available to the owners of these structures.
5.4.7 The City shall continue efforts to inventory historic structures, archaeological sites, and
other potential historic sites.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
5.4.8 The first priority for historic inventory and preservation work shall be older
neighborhoods, especially those bordering the downtown and the Oregon State
University campus.
5.4.9 The City shall identify historically significant sites and structures on City-owned property
with appropriate plaques and markers, and shall encourage owners of private property to
do the same.
5.4.10 The responsibility for coordinating matters related to arts and cultural events shall
be designated to an appropriate agency.
5.4.11 The City shall establish means to coordinate a Corvallis arts or cultural
commission to advise the City Council on matters related to arts and cultural
events and activities.
5.4.12 The City shall set aside a percentage of the cost of municipal buildings for public
art and cultural enrichment.
5.4.13 The City shall develop a definition, criteria, and a process to formally identify historic
residential neighborhoods.
5.4.14 New dwellings and additions in formally recognized historic residential neighborhoods
must contain exterior architectural features that relate to the historic period of surrounding
dwellings. Examples of this are: street-facing porch, comparable roof slope, horizontal
wood siding, and overall design features including trim, windows, and structure.
5.4.15 Removal of significant public trees in historic residential areas or historically designated
properties should only occur when these trees endanger life or property.
5.4.16 The City of Corvallis shall continue efforts to recognize and encourage the formation of
national and local historic districts.
5.5 Open Space
Findings
5.5.a A properly planned and managed system of open space and recreation lands reduces
the impact of urbanization and serves the leisure and aesthetic needs of all residents.
The system needs to recognize the relationship between urban uses and the natural
character of the land and drainageways.
5.5.b The community has expressed a desire to have parks and open space serve to shape and
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
guide urban development.
5.5.c The community places a high value on acquiring, maintaining, and developing an
adequate system of open space, recreation lands, and facilities to retain and improve
livability.
5.5.d There is a relationship between population increase and increased demand for parks
and open space. Additional development increases the demand for parks and open
space.
5.5.e Studies in the United States have demonstrated that open space has both aesthetic and
economic value (Lincoln Institute of Land Policy, Municipal Open Space Acquisition,
Resources Manual (1997); Economic Benefits of Land Protection, Land Trust
Washington, DC (1994); The Effect of Greenways on Property Values and Public Safety,
The Conservation Fund, Colorado State Parks (March 1995)).
5.5.f Open space does not require physical access, and in some cases physical access to open
space can be detrimental to its function.
5.5.g Open space includes the following kinds of lands: parks, wetlands, rivers and
drainageways; farms and forest lands; protected lands for significant plant and animal
habitats; scenic lands such as hilltops, ridgelines, meadows, and community gateways;
trail and animal corridors; golf courses, cemeteries and undeveloped archeological
sites.
5.5.h Open spaces serve many functions in and near the community: they provide landscape
buffers and scenic views; accommodate flood waters; protect water quality, plant
communities and fish and wildlife habitat; provide essential ecosystem services;
protect productive farm and forest lands; offer opportunities for recreation, scientific
research and education; preserve historic and cultural sites; and define community
boundaries and gateways.
5.5.i Large undeveloped areas near major highways are entrance corridors to the City and
help define the community's character as an urban center within a farm and forest
setting.
5.5.j The community has indicated a desire to have a coordinated system of open spaces
linked as a greenbelt around the Urban Growth Boundary. A greenbelt system would
link park and natural features and provide recreation corridors.
5.5.k The community has indicated a desire for open space linkages which follow scenic
routes and connect parks, schools, playgrounds, other public sites, and residential
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
areas.
5.5.l There is community interest in the preservation of significant hillside areas as open
space.
5.5.m Corvallis has recognized the Willamette and Marys Rivers as vital parts of the
community's greenbelt which provide open space, recreational opportunities, and fish
and wildlife habitat.
5.5.n Corvallis does not require mandatory dedications of parks and open spaces. Open
space and park acquisition, development, and maintenance are funded through
property tax revenues, user fees, system development charges, and donations. At the
present time, these revenues are not always stable and these activities must compete
with other City services for funding.
5.5.o The City owns flood plain and other property east of the Willamette River in Linn
County. The property is adjacent to the bypass and has value for open space and park
uses.
5.5.p There are additional lands east of the Willamette River that abut City-owned property
that have open space potential. It may be possible to combine these lands with City
property to establish a regional open space and to develop these lands for recreational
uses. The area could also have open space value as a wetland mitigation site.
5.5.q The City has an interest in balancing urbanization needs with the need to protect open
space areas and the beneficial functions of these areas.
5.5.r Seasonal climatic conditions can create a wildfire hazard threat to large undeveloped
areas and surrounding properties, requiring management of brush and vegetation
along boundaries and access ways.
Policies
5.5.1 The City shall address the acquisition and maintenance of open space through the 1998
Criteria and Process to Acquire and/or Protect Open Space Plan, or its periodic updates.
5.5.2 Parks and open space areas shall help shape and guide urban development.
5.5.3 The City shall explore creative incentives and development mechanisms to encourage
protecting significant open space resources. Such mechanisms could include density
transfer (i.e. clustering), transfer of development rights, Open Space - Conservation
districts, and special district provisions that could allow development at lower densities
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
than otherwise permitted.
5.5.4 Appropriate trails, creeks, drainageways, and other natural constraints shall have an Open
Space - Conservation designation to ensure their protection and utilization for multiple
uses.
5.5.5 The City shall establish an open space zoning district to preserve and protect areas of
open space consistent with the existing Comprehensive Plan open space designations.
5.5.6 Open space is a basic community infrastructure, like roads and utilities, and should be
funded, at least in part, by commercial and residential development and redevelopment.
5.5.7 Physical access to open space should be limited if public access is significantly
detrimental to the open space function or if the open space is private.
5.5.8 Maintaining large tracts of undeveloped open space resource land outside the City's
Urban Growth Boundary, especially along the City's entrance corridors, is important to
the community identity and the creation of effective community gateways.
5.5.9 The City shall take a proactive role in acquiring and protecting the open space needed to
complete a linked greenbelt around the Urban Growth Boundary.
5.5.10 All City-owned property shall be reviewed for potential park or open space use before it is
declared to be surplus.
5.5.11 The significant entry corridors that should be preserved or enhanced are the following:
Highway 99W, both north and south of the City Center; Highway 34, between Tangent
and the City Center; Highway 20/34, between the City Center and Philomath; and
Highway 20, between north Albany and the City Center.
5.5.12 An open space separation should be maintained between Corvallis and Philomath. The
separation should also be visible from roadways connecting the two communities.
5.5.13 The City shall continue efforts to improve and beautify the Willamette riverfront in
recognition of the importance of this asset and of the role the Willamette River has played
in the development of the community. Establishment of a special Riverfront
Development District will define the specific desired uses and features of this riverfront.
5.5.14 The City property abutting the east side of the Willamette River should be used to
enhance this gateway to the City and promote the open space functions and
aquatic character of the Willamette River flood plain in this area. A detailed
master plan for City-owned properties on the east side of the Willamette River
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
shall identify their optimum open space and recreational uses.
5.5.15 The City shall establish vegetation management practices for open space that mitigate the
uncontrolled spread of wildfire, yet minimize the impacts to the natural habitat.
(For policies relating to hillsides see section 4.4.)
5.6 Parks and Recreation
Findings
5.6.a In the Corvallis area, public, private, and quasi-private organizations play an
important role in providing recreational opportunities. Recreation providers include
City, County, and State agencies, private corporations, educational institutions, and
individual benefactors. All are important in providing leisure and recreational
resources in this area.
5.6.b Some members of the community may not be able to afford to pay for leisure and
recreational services.
5.6.c There is an increasing demand for quality leisure and recreational opportunities
expected by the citizens of the community.
5.6.d The recreational needs of the community change with the influx of new people into the
community and the aging of the population and other factors. These needs should be
assessed periodically to ensure that programs are responsive to community needs.
5.6.e There are opportunities to create linear parks that utilize lands adjacent to scenic
water routes, drainage courses and highways which could accommodate paths for
walking, bike riding, horse trails, and jogging. (See Section 4.6 - Urban Streams and
Other Drainageways.)
5.6.f Major drainageways could be valuable recreation linkages for bike paths, hiking and
jogging trails throughout the Urban Growth Boundary; however, trails can affect
natural resources and adjacent land uses.
5.6.g Trails in residential areas are sometimes considered a positive amenity or sometimes a
nuisance by abutting property owners.
5.6.h New trails in already developed areas are sometimes opposed by the existing property
owners who feel negatively impacted .
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
5.6.i If trails are developed prior to or in conjunction with new development, then
prospective buyers who consider trails an amenity, can locate next to them while those
who oppose trails can locate elsewhere.
5.6.j There is a shortage of overnight camping facilities in the area.
5.6.k By local standards, there is a shortage of mini, neighborhood, and community parks
and sports and recreation facilities in the Urban Growth Boundary.
5.6.l There are significant bicycle trail facilities in the Corvallis area. This includes a Class
I path between Corvallis and Philomath, and a series of Class I, II, and III trails
throughout the City.
5.6.m There is growth in the senior citizen population in the community. As a group, they
are living longer and are more active in later years. The Senior Center is a valuable
community asset that is used by seniors and others for a variety of services. There may
be a need to expand the existing facility or to have satellite facilities which will respond
to this need in the future.
5.6.n There is a long tradition of interagency cooperation among the City, Corvallis School
District 509J, and private non-profit groups and agencies. This has resulted in the
effective joint use of facilities and has eliminated needless duplication of public
recreational resources. Sometimes a school site can effectively serve the neighborhood
needs for park and recreational activities. It is especially effective if a neighborhood
park and school site are combined.
5.6.o Ongoing acquisition and development of park lands is an important indicator of
community livability. Generally, it is more cost effective to develop larger parks within
the Urban Growth Boundary, but all park lands, large or small, and in or out of the
Urban Growth Boundary, are important assets to the community.
5.6.p Energy-efficient park and recreational facilities are effective for both the user and the
service providers.
5.6.q Some developers provide recreational facilities in conjunction with residential
development. Such facilities will help meet, but not replace, the need for public
investment to serve the recreational needs of that development and the surrounding
area.
5.6.r People will use trails, multi-use paths, and pedestrian ways for transportation and
recreation, especially if these facilities link various destination points together such as
natural areas, parks, educational facilities, commercial, and residential areas.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
5.6.s Community and neighborhood parks are designed to serve a variety of activities.
Conflicts between activities in the parks and residential areas are reduced when streets
separate these parks from residences.
5.6.t The use of neighborhood parks for large active recreational programs, such as
organized sports, can create conflicts for neighborhood residential areas.
5.6.u Corvallis is a community that places a high value on protecting its environment and
natural parks or natural areas in parks.
5.6.v The development and maintenance of parks requires the use of valuable resources.
Policies
5.6.1 The City shall re-evaluate and update park and open space plans that identify community
standards for open space, parks and recreation facilities, the criteria for siting facilities, the
optimum locations for facilities, the service areas, the special needs of all users, and the
relationships to other recreational resources. The facility plan shall also contain
conceptual plans for known and planned sites. Master planning activities shall adhere to
national accessibility standards.
5.6.2 Master plans shall be developed for parks prior to development of the park. These plans
shall be reviewed periodically.
5.6.3 Park facilities shall be designed to minimize energy consumption and maintenance costs
while still meeting user needs.
5.6.4 Land that has been acquired for park purposes shall not be used for any other purposes
unless the use is strictly temporary in nature and is compatible with park use. These
temporary uses shall be sensitive to, and compatible with, the environment and abutting
uses.
5.6.5 The City shall implement master plans for parks and open space on the east side of the
river outside the Urban Growth Boundary and look for opportunities to add the lakes
formed by gravel operations to the park system for recreational use by the public.
5.6.6 The City shall continue to use cooperative agreements with the Corvallis School District
509J, Benton and Linn Counties, Linn - Benton Community College, Oregon State
University, and other leisure service providers to ensure that adequate recreation and open
space lands and facilities will be provided.
5.6.7 The City shall continue to seek Federal, State, and private funding opportunities and
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
volunteer assistance to keep recreational facility development and program costs as
affordable as possible.
5.6.8 When possible, trails should be constructed prior to or concurrent with development or
with the improvement of public facilities.
5.6.9 The City shall work with the State and Benton and Linn Counties to develop local
camping facilities in this area.
5.6.10 The City shall continue to encourage the development and promotion of cultural
activities.
5.6.11 The City should acquire land for parks and recreational activities (e.g. trails) in
advance of urban growth and development. Parks and open space shall be
included in area plans.
(For additional information relating to bikeways and trails see Article 11 - Transportation.)
5.6.12 The Willamette riverfront is an important community asset and should be developed to
protect its significant environmental features, allow for public access, park amenities, and
places for recreational activities and events.
5.6.13 The City shall actively seek out and include in park plans, suitable locations for active
recreation areas such as sports fields.
5.6.14 When developing plans for parks, the City's goal is to design plans which meet the
recreational needs of the community and protect the significant natural features of the
park.
5.6.15 The City shall continue to make public investments to meet the open space and
recreational needs of different areas of the community.
5.6.16 The City shall encourage the use of streets or some other suitable border to separate active
neighborhood and community parks from residences.
5.6.17 The City shall revise the Land Development Code to encourage the fronts of buildings to
face parks and other public open spaces.
5.6.18 Expansion of the existing Senior Center or adding satellite facilities should be explored
and a long-range plan developed for future expansions of senior facilities.
5.6.19 The City shall periodically evaluate youth programs, youth activities, and youth facilities
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
(such as a teen center) to ensure that the needs are being adequately addressed.
5.7 Supporting Documents
Item Date Location of Document
Inventory of Public Street Trees 1997 Corvallis Parks and Recreation
Department
Historic Inventory 1998 Corvallis Planning Division
Library
Corvallis Register of Historic Landmarks and
Districts
1998 Corvallis Planning Division
Library
Open Space Plan - Corvallis Planning Area 1979 Corvallis Planning Division
Library
Open Space - Hillsides Report
(Comprehensive Plan Amendments)
1983 Corvallis Planning Division
Library
Corvallis Parks and Recreation Master Plan 1980 Corvallis - Benton County
Public Library
Criteria & Process to Acquire and/or Protect
Open Space
1998 Corvallis Parks and Recreation
Department
Corvallis Trails Master Plan 1990 Corvallis Parks and Recreation
Department
Bernhardt & Swiecki Urban Forestry Survey 1993 Corvallis Parks and Recreation
Department
5.8 Advisory Boards
Historic Preservation Advisory Board
Open Space Advisory Commission
Parks and Recreation Advisory Board
Riverfront Commission
Public Art Selection Commission
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
5.9 Mandated Reports / Plans / Inventories
Develop master plans and standards for gateways
Establish and maintain a tree planting program
Establish a comprehensive tree management plan for the City
Ongoing program to increase public historic awareness
Develop a definition for Historic Neighborhood
Inventory historical resources
Establish an Open Space - Conservation district
City shall update park and open space plans
City shall acquire land for parks and trails in advance of urbanization
Develop long-range plan to expand senior facilities
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Article 6. Willamette River Greenway
6.0 Background
A special natural feature of the Corvallis Urban Growth Boundary is the Willamette River.
The State of Oregon has recognized the significance of the Willamette to both individual
communities and the State as a whole by a series of legislative acts culminating in
Statewide Planning Goal 15 - Willamette River Greenway.
The general purpose statement of this Statewide Planning Goal is as follows:
"To protect, conserve, enhance, and maintain the natural, scenic, historical,
agricultural, economic, and recreational qualities of lands along the Willamette
River as the Willamette River Greenway."
Statewide Planning Goal 15 requires the collection of a variety of specific data; requires
that each City and County Comprehensive Plan be based on specific boundary,
acquisition, and management considerations; outlines the required contents of the Oregon
Department of Transportation (ODOT) Greenway Plan; requires the establishment of
cooperative management plans between local governments and the ODOT; and requires
implementing measures through ordinance provisions.
The main purpose of the Willamette River Greenway is to protect and enhance the natural
qualities of lands along the Willamette River while allowing development which is
compatible with these qualities. This is to be accomplished both by purchase, or scenic
easement of significant lands, and by City and County land use review.
There is no intention to purchase all the lands along the river, and much of the land will
remain in private ownership. It should be noted that in Corvallis a majority of the land
area within the Greenway boundary is in public ownership, already provides public access
to the river, and if developed with sensitivity, will constitute a major asset to the City.
6.1 Relevant Vision Statement Elements
"We value our rivers, our streams, and our watershed, carefully managing them to
protect the purity of our water, their aesthetic and biological qualities, and their value
as recreational areas. The City's streams and wetlands act as the backbone for a
system of "green fingers" which weave through and connect the City's open space
resources."
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
6.2 Willamette River Greenway
Findings
6.2.a Statewide Planning Goal 15, Willamette River Greenway, mandates local government to
establish Greenway boundaries, allowed uses within the Greenway, and potential
acquisition areas.
6.2.b The City of Corvallis has an adopted Willamette River Greenway Boundary.
6.2.c The Willamette River flood plain functions as a part of the river channel during flood
events and is part of the river system.
6.2.d Local jurisdictions retain the primary responsibility for implementation of the
Willamette River Greenway, Statewide Planning Goal 15.
6.2.e The Corvallis Land Development Code requires a Conditional Development review for
any intensification, change of use, or development within the Greenway boundaries,
unless the proposal qualifies for an exemption.
6.2.f The Willamette River Greenway is an important part of the open space system of the
Corvallis Urban Growth Boundary.
6.2.g The Willamette River forms the eastern edge of the Corvallis urban area.
6.2.h The Greenway includes both urban and rural segments. The urban segment includes
Greenway lands between the Urban Growth Boundary on the south and where Highway
20 separates from the Willamette River on the northeast edge of the City. Lands
beyond the urban segment will remain rural.
6.2.i The Willamette River Greenway is urban in character within the downtown area.
6.2.j Maintenance of public access along the river is important to Corvallis citizens and is a
requirement of the Willamette River Greenway, Statewide Planning Goal 15.
6.2.k The downtown riverfront area extends from the Willamette / Marys Rivers confluence,
north to a point where the 2nd Street right-of-way converges with the Willamette River.
6.2.l The private lands in the Greenway located within the downtown area are suitable for
commercial development and housing provided public access to the Greenway is
maintained.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
6.2.m The January 7, 1997 Riverfront Commemorative Park Master Plan identifies public
lands in the Greenway located within the downtown that are appropriate for
development of a linear type park.
6.2.n The Greenway is an asset in local efforts to renew the downtown commercial area.
6.2.o The Willamette River lands adjacent to Corvallis but outside our jurisdiction are
important community resources.
6.2.p Riverbank stabilization on the Willamette River is a community problem.
6.2.q The land within the Willamette River Greenway is part of the river system and supports
the natural resources associated with this system.
6.2.r Urbanization along and within the Greenway may negatively impact air, water, and
other river-related resources.
Policies
6.2.1 The City and County shall balance the diverse and potentially conflicting uses of the
Greenway by protecting, enhancing, and maintaining the natural, hydrological, scenic,
historical, archeological, agricultural, economic, and recreational qualities of lands along
the river.
6.2.2 Any development or intensification of use in the Willamette River Greenway shall be
subject to a Conditional Development review to assure compliance with adopted
Greenway policies and development regulations and standards. The criteria shall:
A. Provide for public access;
B. Protect significant fish and wildlife habitats;
C. Preserve significant scenic qualities and viewpoints;
D. Protect air, water, and land resource quality;
E. Protect flood-prone areas and significant natural areas and wetlands.
F. Protect and enhance riparian vegetation and habitat to assure scenic
quality, protection of fish and wildlife, and protection from erosion;
G. Protect public safety, and public and private property;
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
H. Protect adjacent private properties from the negative impact of public
recreation uses and facilities;
I. Protect from the negative impacts of mineral extraction; and
J. Protect riverbank stability in a manner that protects fish and wildlife habitat
and riparian vegetation.
6.2.3 The City shall work with Benton and Linn Counties on proposed developments in the
Greenway and proposed amendments to Comprehensive Plan policies or development
standards related to the Greenway.
6.2.4 The City shall work cooperatively with Benton and Linn Counties to maintain the natural
characteristics of the Willamette River Greenway.
6.2.5 Residential, commercial, and open space / recreation uses that are consistent with adopted
Greenway policy and development regulations shall be encouraged along the downtown
riverfront.
6.2.6 The City shall develop a linear park on appropriate public land through the downtown
riverfront area consistent with the January 7, 1997 Riverfront Commemorative Park
Master Plan, or its successors.
6.2.7 The City shall identify hazardous bank areas and identify suitable, environmentally
sensitive mechanisms for riverbank stabilization.
6.2.8 The City shall protect and enhance the natural features and flood plain functions of City
lands within the Willamette River Greenway on the east side of the river.
6.2.9 The City shall manage the uses on lands within or near the Greenway at the time of
district designation, in order to maintain the qualities of the Greenway.
6.3 Supporting Documents
Item Date Location of Document
Comprehensive Plan Report - Willamette
River Greenway
1980 Corvallis Planning Division
Library
Riverfront Commemorative Park Master Plan 1997 Corvallis - Benton County
Public Library
Comprehensive Plan Amendments 1980 Corvallis Planning Division
Library
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
6.4 Advisory Boards
Riverfront Commission
6.5 Mandated Reports / Plans / Inventories
Inventory hazardous riverbank locations
Develop plans for riverbank stabilization on the Willamette River
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Article 7. Environmental Quality
7.0 Background
This Article addresses the concern expressed by Statewide Planning Goal 6 which is "to
maintain and improve the quality of the air, land, and water resources of the State."
Corvallis is in the fortunate position of having very fine environmental quality,
particularly when compared to other cities in the Willamette Valley. Due principally to
local wind patterns, air quality is quite good, rarely exceeding Oregon Department of
Environmental Quality (DEQ) pollution standards. Water quality of the Willamette River
and discharges from the City into the river are generally within acceptable limits and are
much improved over past decades. The City has a well-developed solid waste
management system and is embarking on an active program of resource conservation and
recovery. The Coffin Butte Landfill appears adequate to accommodate the City's needs
toward the middle of the next century with continued and intensified recycling efforts.
This is not to say that Corvallis lacks its share of environmental problems. Emissions
from motor vehicles are the primary and most persistent cause of the degradation of local
air and noise quality. Occasional intrusions of smoke from field and slash burning and the
use of wood stoves do occur and may be causing air quality problems. The Marys River,
due to low flows in the summer and very heavy flows caused by winter storms, may be
subject to chronic water quality problems. Pollutants from streets and lawns can run off
into urban streams, wetlands, and ground water. Noise emissions from industrial activity
abutting residential areas detract from the otherwise quiet nature of the community.
Plan policies seek to maintain the existing high level of Corvallis' environmental quality,
address identified environmental problems, and incorporate mechanisms to ensure that
future development will not cause environmental degradation.
7.1 Relevant Vision Statement Elements
"Corvallis is a community where all pollution types (including noise, visual, air, water,
odor, and chemical pollution) are carefully monitored, and standards are maintained
that meet or exceed the highest standards in the valley."
"Pollution obeys no human boundaries. Recognizing that, the City coordinates its air
and water quality efforts with other communities, surrounding counties, and resource
management agencies in the Willamette Valley. This cooperative strategy has created a
cleaner, healthier environment by stimulating improved farming and forestry
techniques for preserving stream quality, reducing fossil fuel emissions, and
significantly reducing the amount and toxicity of emissions."
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
"Air pollution has been lessened, thanks to changing attitudes and actions by
residents, strict environmental regulations, an increased emphasis on non-polluting
forms of heating and transportation, conservation and technological advances. The
number of daily auto trips and the length of those trips has been significantly reduced
by: close coordination of land use and transportation decisions creating a careful mix
of uses within neighborhoods; designing and building neighborhoods that are safe,
easy, and convenient to walk and bicycle in; and building pedestrian connections
between neighborhoods."
7.2 General
Findings
7.2.a The citizens of Corvallis place a high value on the quality of life in this community and
are committed to ensuring that this quality of life is maintained.
7.2.b As a consequence of the value placed on maintaining the quality of life, the City is
interested in ensuring that human activities of all types occur in an environmentally
responsible manner.
Also, because of the value place on maintaining quality of life, the City takes
steps to ensure that new development occurs in a fashion that is sensitive to the
environment and is compatible with abutting uses.
7.2.c When existing developments change or intensify their uses, the City takes steps to
ensure that these uses remain sensitive to the environment and compatible with
abutting uses.
7.2.d The City has adopted Environmental Protection Agency (EPA) and Department of
Environmental Quality (DEQ) standards as the minimum acceptable criteria for
environmental compliance. These standards have been found to be inadequate to meet
community values in some areas. The community has at times considered adopting
local environmental standards.
7.2.e The City's environmental quality can be affected by activities outside of the City.
7.2.f The City does not at this time actively monitor all aspects of the community's
environmental quality or seek enforcement actions against those who violate State or
Federal standards.
7.2.g The various sources of pollution have cumulative impacts on the City and region, not
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
all of which are currently addressed at local and State levels.
7.2.h Activities taking place in Corvallis have environmental impacts outside of the
boundaries of the City Limits.
Policies
7.2.1 The City of Corvallis shall continue to comply with or exceed all applicable
environmental standards and shall cooperate with State and Federal regulatory agencies in
the identification and abatement of local environmental quality problems, including air,
water, and noise pollution on an individual and cumulative basis, as per State and Federal
regulations.
7.2.2 The City shall continue to advocate responsible environmental behavior from its citizens
and neighbors.
7.2.3 The City shall participate in efforts to improve environmental quality at the local, national,
and global levels.
7.2.4 The City shall encourage the Environmental Protection Agency and Department of
Environmental Quality to monitor their standards more effectively.
7.2.5 The City shall encourage the use of the most appropriate technology in all new
developments and existing businesses and industries to comply with or exceed State and
Federal environmental standards.
7.2.6 The City will encourage new development to be sensitive to the environment by having
the development avoid significant negative impacts on:
A. Air and water quality;
B. Noise or light pollution; and
C. The hazards related to some types of waste materials.
7.3 Air
Findings
7.3.a The high value placed on clean air by local residents is reflected in local commitments
to plans and programs directed toward minimizing air pollution.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
7.3.b The potential for air pollution in the Willamette Valley is considerable due to prevailing
winds, surrounding mountains which trap the air, and natural conditions caused by
temperature inversions. It is likely that future development may result in degradation
of air quality.
7.3.c Atmospheric circulation and wind patterns, determined by the maritime influence of
the Pacific Ocean, play a key role in Corvallis' air pollution levels, since they affect both
the rate of generation and the dispersion of manmade pollutants. Between October and
February, inversion conditions are likely to occur, which hamper the dispersive ability
of the atmosphere and result in diminished local air quality. During the rest of the
year, local easterly ventilation frequently occurs, contributing to an overall higher air
quality than found elsewhere in the Willamette Valley.
7.3.d Presently, one of the greatest threats to Corvallis' air quality is caused by gas powered
motor emissions; however, this situation may be mitigated in the future by more
stringent Federal exhaust emission guidelines and alternative transportation
technology.
7.3.e Other significant sources of air pollution are residential heating (especially wood
burning stoves), dust, industrial emissions, and field and slash burning.
7.3.f Some pollutants affecting Corvallis air quality, such as field and slash burning smoke,
originate outside the City of Corvallis.
7.3.g The DEQ monitors air quality in Corvallis only as a result of air quality complaints or
to verify compliance with permit limits.
7.3.h Field burning in the Corvallis area is monitored and permitted by the DEQ.
7.3.i Backyard burning in Corvallis is controlled by the DEQ and administered by the
Corvallis Fire Department. Backyard burning is seasonal, well-controlled, and to date
has not been found to result in a significant degradation of the local airshed.
7.3.j The DEQ is the designated agency for citizen complaints regarding field and slash
burning.
7.3.k The Corvallis Fire Department is the designated agency for citizen complaints
regarding backyard burning and indoor burning that generates environmentally
harmful and/or noxious odor emissions.
7.3.l The City of Corvallis has no designated agency for reviewing air quality complaints
other than for backyard burning.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
7.3.m The Corvallis Planning Division of the Community Development Department is the
local agency which issues the "Statements of Compatibility" (verification that the use
is a permitted use according to the City's zoning) required by DEQ as part of their
permit request review.
7.3.n The City recognizes that the release of ozone-depleting compounds is a serious danger
to the global environment and that actions are needed at all levels to reduce emissions
of these compounds.
Policies
7.3.1 All development within the Corvallis Urban Growth Boundary shall comply with
applicable State and Federal air quality standards.
7.3.2 The City of Corvallis shall support State and regional plans and programs to attain overall
State and Federal air quality standards.
7.3.3 The City of Corvallis shall continue to cooperate with DEQ and other public agencies
concerned with the maintenance and improvement of air quality standards for
transportation-related matters.
7.3.4 The transportation element of the Comprehensive Plan shall guide Corvallis' future efforts
towards maintaining air quality standards for transportation-related matters.
7.3.5 The City of Corvallis and adjacent jurisdictions shall coordinate review of proposed
developments that may threaten to degrade Corvallis' air quality.
7.3.6 The City of Corvallis and Benton County shall work with businesses and industries within
the Urban Growth Boundary and the Corvallis airshed to reduce noxious odor and
harmful industrial emissions.
7.3.7 The City of Corvallis shall actively promote the use of modes of transportation that
minimize impacts on air quality.
7.3.8 The City shall investigate alternative methods of power for some public vehicles.
7.3.9 The City shall discourage burning practices that are environmentally harmful or create a
public nuisance.
7.3.10 The City shall encourage citizens to modify their household actions to reduce
emissions. This can include items such as alternatives for heating, transportation,
and lawn equipment.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
7.3.11 The City of Corvallis shall support the reduction of the depletion of the
stratospheric ozone layer and adopt measures to reduce emissions of ozonedepleting
compounds into the atmosphere from municipal activities.
7.4 Noise
Findings
7.4.a Standards and regulations concerning noise emissions have been established at both a
State and Federal level. These standards presently apply only to certain types of noise
generating activities; however, it is possible that new standards will be developed in
the future that will cover additional sources of noise pollution in the next several years.
7.4.b Corvallis' existing and future sources of noise principally stem from motor vehicles,
industrial activities, and the impact of airport operations on surrounding
development.
7.4.c Local government, through land use controls, can play an important role in mitigating
noise pollution. The exclusion of typically incompatible uses, the use of buffer strips,
berms, and other design features, and the use of special design concepts such as
clustering and planned unit developments may minimize the impacts of street and
highway-generated noise pollution while protecting adjacent land uses.
7.4.d The City of Corvallis and Benton County have jointly developed a plan to redistrict
properties around the Corvallis Municipal Airport. This plan includes use and height
restrictions and a notification system to advise property owners within 1500 feet of
airport facilities of noise impacts.
The City of Corvallis and Benton County strive to minimize airport noise
impacts by using compatible zoning near the airport that progresses to less
compatible zoning as the distance increases between the airport and the
incompatible use.
7.4.e Effective control of the undesirable effects of highway generated noise requires a
three-part approach:
i. Source emission reduction;
ii. Improved highway and street design; and
iii. Land use controls.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
7.4. f The City of Corvallis has a noise ordinance but does not regularly monitor noise levels
by any scientific decibel measurement nor does the City regulate noise except in
response to complaints or as part of new development review.
7.4.g Excessive sound is a hazard to the public health, welfare, safety, and quality of life of
the community.
7.4.h Potential for noise pollution exists whenever a more intensive use abuts a less intensive
use and/or a sensitive use is in the vicinity of a major roadway.
Policies
7.4.1 New development shall comply with applicable State and Federal noise emission
standards and the City shall encourage State and Federal agencies to continue a vigorous
implementation of these provisions.
7.4.2 Future planning shall encourage the protection of both the citizens of Corvallis and the
City's economic base. Noise-sensitive development such as schools and residential uses
should not be located near existing or planned uses that have major noise impacts such as
airports, major highways, loud recreational facilities, intensive industrial and commercial
operations, unless noise mitigation features are incorporated into the project.
7.4.3 Where unusual or excessive noise impacts are anticipated from new development,
acoustical analysis may be required of developers to determine if mitigation measures are
warranted.
7.4.4 Noise abatement measures will be encouraged where higher intensive uses abut lesser
intensive uses and where residential uses abut major roadways.
7.4.5 The City shall continue to assure that the land uses surrounding the airport are of
compatible types and consistent with the Airport Master Plan. (See Section 11.9 - Air.)
7.4.6 The City shall continue to support the completion of the northern leg of the eastern
highway bypass of the downtown.
7.5 Water
Findings
7.5.a The Willamette River runs through many jurisdictions, necessitating cooperative water
management planning and consideration for downstream effects of actions taken by
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
single jurisdictions and private entities.
7.5.b According to the February, 1998 draft of Oregon's 1998 Section 303(d) List of Water
Quality Limited Waterbodies, published by the DEQ, the Corvallis stretch of the
Willamette River(from the Calapooia River to the Long Tom River) is water quality
limited for bacteria and temperature .
7.5.c According to the February, 1998 draft of Oregon's 1998 Section 303(d) List of Water
Quality Limited Waterbodies, published by the DEQ, the Corvallis stretch of the Marys
River(from the mouth of the Marys River to Greasy Creek) is water quality limited for
bacteria, flow modification, and temperature.
7.5.d Much of the area outside the City and within the Urban Growth Boundary has severe
limitations for septic tanks and requires City sewer service for full urban development.
7.5.e Water pollution in the Corvallis area results from both "point sources" (such as
municipal and industrial wastewater discharges) and "non-point sources" (pollutants
such as oil, dust, agricultural and landscape chemicals and other debris, which are
carried into streams by storm runoff).
7.5.f Reduction of open space, removal of vegetative cover, terracing into hillsides, and
development that increases the amount of impervious surfaces (for example, paved
streets, roofs, parking lots) will, unless mitigated, contribute significantly to increases
in the peak flows of urban storm runoff entering storm sewers and natural
drainageways.
7.5.g Offsetting measures can reduce the negative effects of urban development on water
quality and quantity problems. Examples include on-site retention / detention of
stormwater, inclusion of landscaped buffer strips adjacent to new development,
protection of flood plains, and preservation and improvement of streamside vegetation
along watercourses and in wetlands.
7.5.h The City of Corvallis has exhibited considerable concern for water quality and has
directed planning efforts towards ensuring water quality. City plans include the
Wastewater Treatment Program, Sanitary Sewer Master Plan, and Combined Sewer
Overflow Project. In addition, a new stormwater master plan is being developed that
will contain water quality elements reflecting the community's concern and attempting
to address anticipated changes to Federal stormwater runoff requirements. It is
probable that anticipated changes to Federal stormwater runoff requirements will
necessitate other City plans and programs in the next few years.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
7.5.i As a condition of the City's permit to operate a wastewater treatment plant, EPA and
DEQ require Corvallis to have a local pretreatment program. The City has
implemented a pretreatment ordinance affecting those operations that might otherwise
discharge sewage which could damage the functions of the wastewater treatment plant.
All industries are screened to determine whether their operations warrant the
pretreatment requirement. When required, the affected operations must pretreat their
waste before discharging it to the City's wastewater collection system.
Policies
7.5.1 All development within the Corvallis Urban Growth Boundary shall comply with
applicable State and Federal water quality standards.
7.5.2 The City shall continue cooperation with Federal, State, and regional agencies involved
with the management and quality of Corvallis' water resources.
7.5.3 To improve water quality and quantity in the Corvallis area, the City will continue to
develop regulations or programs to manage both point and non-point pollutants by:
A. Increasing public awareness of techniques and practices private individuals
can employ to help correct water quality and quantity problems;
B. Improving management of industrial, commercial, and agricultural
operations to reduce negative water quality and quantity impacts;
C. Regulating site planning for new development and construction to better
control drainage and erosion and to manage storm runoff;
D. Increasing storage and retention of storm runoff to lower and delay peak
storm flows as appropriate;
E. Reducing street-related water quality and quantity problems; and
F. Increasing public awareness, minimizing the use and encouraging the
appropriate disposal of polluting substances that affect surface and ground
water resources.
7.5.4 The City shall work with the appropriate regulatory agencies to ensure that the Marys
River complies with applicable State and Federal water quality standards.
7.5.5 The City shall attempt to limit unnecessary increases in the percentage of Corvallis'
impervious surfaces.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
7.6 Solid and Hazardous Waste
Findings
7.6.a Corvallis is a participant in the Benton County Solid Waste Advisory Council.
Continued participation in the Council is important for planning the availability of
adequate sites and facilities for solid waste management as well as providing
coordination between various levels of government.
7.6.b The Coffin Butte Sanitary Landfill is the only solid waste disposal site for the City, the
Urban Fringe and the rest of Benton County. The Corvallis demolition site, east of the
City, was closed in mid-1981. The Coffin Butte site is adequate for Corvallis' needs
through the planning period. The use of this site can be extended with continued and
intensified recycling efforts.
7.6.c Corvallis presently complies with solid waste disposal requirements as determined by
DEQ and EPA.
7.6.d The City routinely deposits reclaimed wastewater sludge on agricultural fields but has
constructed two sludge storage basins near the wastewater treatment plant for use if
the City is unable to apply this sludge to fields.
7.6.e While certain adverse environmental impacts have been identified with the sludge
disposal site, an environmental assessment has concluded that the site is the best
alternative available to the City.
7.6.f Per capita generation of solid waste has been increasing. A considerable reduction of
the level of solid waste disposed in landfills can be effected by recycling, particularly
through the use of source separation.
7.6.g The recycling of solid waste conserves limited natural resources and energy.
7.6.h Both Corvallis, through the report by the Resource Recovery Advisory Task Force, and
Benton County, through the Solid Waste Advisory Council, have formulated programs
for implementing recycling efforts and the management of solid waste disposal.
7.6.i The storage, disposal, and transport of hazardous substances is a problem of
increasing public concern.
7.6.j There is a long lead time involved in developing solid waste disposal facilities.
Planning for the siting of new landfills or for alternate means of solid waste disposal
should begin 15 to 20 years before the facilities will be needed.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Policies
7.6.1 All waste disposal activities within the Corvallis Urban Growth Boundary shall comply
with applicable State and Federal standards.
7.6.2 The City shall continue to cooperate and coordinate activities through the Benton County
Solid Waste Advisory Council and State and Federal agencies involved with solid waste
disposal.
7.6.3 The City shall promote the appropriate forms of agricultural reuse of sludge produced by
the City's wastewater treatment program.
7.6.4 The City shall ensure that special precautions or limitations are taken for the storage of
hazardous substances, particularly in the 100-year flood plain.
7.6.5 Planning for new solid waste disposal facilities should begin 15 to 20 years in advance of
need.
7.6.6 Efforts to promote alternatives to disposal of solid waste in landfills, such as composting,
recycling, and waste reduction, should be actively developed through public education
and through advertising prepared by the City, the County, and the franchised waste
collection and disposal companies.
7.6.7 Transport of hazardous materials shall be directed along major traffic corridors or City
bypasses, away from residential neighborhoods.
7.7 Other Environmental Concerns
Findings
7.7.a The health and environmental implications of urbanization are sometimes not
immediately apparent. From time to time, new hazards are detected from sources
previously thought to be safe.
7.7.b Materials used in residential construction are periodically found to create health
concerns. The use of unsafe materials should be prohibited once they are found to be
hazardous.
7.7.c Studies indicate a strong correlation between prolonged exposure to electromagnetic
fields from power substations and childhood cancer. These studies recommend that the
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
exposure be minimized by siting schools, day care centers, and playgrounds at least
490 feet away from power substations.
7.7.d Hazards of radioactive materials is known. New information indicates that exposure
by humans to this sort of radiation should be minimized.
7.7.e Many ordinary materials uses in household maintenance and enhancement activities
have detrimental effects on the environment and create concerns for public health.
There is a need for public education to guide usage towards safer products and safe
means of disposal.
Policies
7.7.1 The City of Corvallis shall keep advised of new environmental hazards and shall take
steps to minimize the public's exposure to these hazards through modifications to the
City's development standards.
7.7.2 As information is developed regarding the environmental hazards of certain building
materials, the City shall take steps to discourage their use locally and to seek changes in
building codes to ban their use statewide.
7.7.3 If it is confirmed that there are unacceptable health risks from prolonged exposure to
electromagnetic fields (EMFs), the City shall place reasonable restrictions on the future
placement of electrical substations and other sources of EMFs within close proximity to
facilities such as schools, playgrounds, and child care facilities.
7.7.4 Due to the known hazards associated with exposure to radioactive materials, the City's
development standard shall reflect a need to isolate the public from facilities used for the
storage, utilization, production, disposal, and transportation of radioactive materials.
7.7.5 The City should work with the local franchise to increase opportunities for the safe
disposal of hazardous waste.
7.7.6 The City should undertake a program to increase public awareness of potential pollution
and health hazards of household products used in normal maintenance and enhancement
activities, and to recommend safer substitutes and means for safe disposal.
7.7.7 In the construction of City-owned buildings, the City will incorporate appropriate "green
builder" construction methods and materials, such as demolition and construction debris
recycling, energy efficient design and equipment, engineered lumber, recycled content
materials, low-toxic paints and finishes, and water conserving landscape design.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
7.7.8 The City will consider strategies, such as incentives, to encourage the use of green builder
construction methods and materials in private construction.
7.8 Supporting Documents
Item Date Location of Document
Comprehensive Plan Report: Air, Water &
Land
1980 Corvallis Planning Division
Library
EPA & DEQ standards current OSU Valley Library
Noise - Corvallis Municipal Code
5.03.030.010
current Corvallis - Benton County
Public Library
Solid Waste Recovery Report annual Benton County Environmental
Health Division
7.9 Advisory Boards
Solid Waste Advisory Council
Watershed Management Advisory Commission
7.10 Mandated Reports / Plans / Inventories
Investigate alternative powered City vehicles
Adopt measures to reduce emissions of ozone depleting compounds
Develop a program to increase public awareness of potential pollution / health hazards of
household products
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Article 8. Economy
8.0 Background
This Article addresses Statewide Planning Goal 9: "To diversify and improve the economy
of the State."
Historically, Corvallis' economy has been linked with Oregon State University's growth
and development. In recent years, the expansion of Hewlett - Packard, and related hightech
industries, plus the growth of medical and professional services has added to the
diversity of the City's economy. As a consequence of this, Corvallis has enjoyed stable
economic conditions. Unemployment has traditionally been lower than the State as a
whole, and the City has not experienced any major economic contractions or
dislocations.
Oregon State University's student enrollment has stabilized with a marketing effort
underway to increase student numbers. The university is seeking to serve adult and
lifelong learners and other students throughout the State who may come to Corvallis
relatively infrequently, but would need support services from local Corvallis businesses.
While Oregon State University certainly remains a major factor and an important
influence on the local economy, most growth during the planning period is expected to
come from the private sector economy. The challenge Corvallis faces for the future is to
continue diversifying its economic base while retaining the stability and quality of life that
has marked its past.
The economic policies included here reflect the following characteristics of the Corvallis
area: the presence of a major university and the activities it attracts; the role of Corvallis as
a regional center for shopping, finance, service, medicine, and government; Corvallis'
highly educated, experienced work force; the relatively unspoiled natural environment
surrounding the Corvallis area; Corvallis' distance to the freeway and location on a
railroad spur line; an absence of scheduled airline flights; and a relative lack of tourist
attractions.
Another major foundation is the range of community attitudes regarding the desired type
and amount of economic development. The citizens want to maintain the existing high
quality of life in Corvallis and plan for moderate and stable growth that is consistent with
the character of the Urban Growth Boundary and within the City's fiscal capacity. As
indicated in the Corvallis 2020 Vision Statement, Corvallis citizens value small, locallyowned
businesses that demonstrate environmentally-sound practices, promote the use of
alternative transportation, have family-friendly policies, and are active in community
decision making processes.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.1 Relevant Vision Statement Elements
"We envision that in 2020 Corvallis will be an economically strong and well-integrated
City, fostering local businesses, regional cooperation and clean industry."
"Corvallis recognizes that its livability is a primary source of its economic vitality.
Corvallis boasts a vibrant, healthy economy that draws its strength from four
directions:
C Broad base of employment in a diverse number of fields, with a
predominance of small, locally-owned businesses;
C Family wage jobs linked in part to education, technology, health care,
professional services, and research;
C Active and convenient regional transportation system which makes it
easy to walk, cycle or ride mass transit;
C Business and community collaboration to maintain and improve the
City's air and water quality."
8.2 Employment and Economic Development
Findings
8.2.a The citizens of Corvallis want to maintain the existing high quality of life, protect
agricultural and forest resource lands outside the Urban Growth Boundary from
encroachment by urban development, retain significant natural resources which
contribute to livability, and maintain a healthy and stable economy.
8.2.b There continues to be considerable interest in, and concern about, the growth of
Corvallis.
8.2.c The citizens of Corvallis place a high value on clean air and clean water.
8.2.d The stability of Corvallis and Benton County's economy is dependent on a few major
employers in a few economic sectors, i.e., Oregon State University and Hewlett -
Packard; other local, State, and Federal government employers; firms engaged in
electronics, forest and agricultural products; consulting and medical services; and
retail businesses. In 1996, the twelve largest employers in Benton County were located
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
in Corvallis, representing nearly half of the total employment in the County.
8.2.e A local economy dependent on a few sectors or a few major employers is likely to be
affected by cyclic fluctuations and long-term changes in the character of major
economic sectors.
8.2.f For the period 1986 to1996, employment in Corvallis and in Benton County grew more
than twice as fast as the population as a whole. Jobs are growing faster than the
availability of housing, leading to a local jobs / housing imbalance.
8.2.g Although large business developments tend to attract more attention, the importance of
small businesses as employers, taxpayers, and providers of goods and services is
greater collectively and provides stability through diversity.
8.2.h The services sector of the economy encompasses a wide variety of activities, including
health, professional, personal care, and social services. Extensive financial and
professional services exist in Corvallis, meeting both the needs of the City and the
surrounding region.
8.2.i High rates of employment growth are expected in the services, sales, professional, and
technical occupations. This growth in demand for services is largely attributable to the
region's aging population and the prevalence of dual-income and single-parent
families.
8.2.j High-tech electrical equipment manufacturing employment as a percentage of total
manufacturing employment is approximately five times higher in Benton County than
in the State as whole. These jobs have been well-paid. In 1996, the average salary in
the machinery and electrical equipment manufacturing sector was approximately
$51,889, 177% of the County average.
8.2.k Currently, sixty-five percent of the City room tax is available for economic development
through the City's Economic Development Allocation process.
8.2.l Under the City's Economic Development Policy, economic development allocations are
intended to support the retention and creation of family wage jobs, infrastructure
development, and the availability of support services, such as housing and employment
training.
8.2.m Coordinated planning efforts among neighboring jurisdictions improve the quality of
planning decisions affecting the economy.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.2.n New electronic technologies create opportunities for telecommuting and home-based
businesses, particularly in professional and technical fields.
8.2.o Internet-based commerce is expected to grow significantly. The internet will impact
existing businesses in Corvallis in unknown ways.
Policies
8.2.1 The City and County shall support diversity in type, scale, and location of professional,
industrial, and commercial activities to maintain a low unemployment rate and to promote
diversification of the local economy.
8.2.2 The City shall monitor changes in demographic information to assure that the type,
quantity, and location of services, facilities, and housing remain adequate to meet
changing needs.
8.2.3 The City shall support existing businesses and industries and the establishment of locallyowned,
managed, or controlled small businesses.
8.2.4 The City shall monitor the jobs / housing balance and develop strategies in response to
that information to retain a balance over time.
8.2.5 The City shall participate in coordinated land use planning and economic development
efforts among Corvallis, Philomath, Benton County, and Linn County. This shall include
strategies to address regional jobs / housing balance.
8.2.6 In times of low unemployment or of rapid job growth that adversely affects the jobs /
housing balance, the City Council will adjust its economic development policies to focus
on the availability of affordable housing and on the maintenance of existing businesses,
rather than on the recruitment of new businesses.
8.2.7 The City shall periodically evaluate the effects of economic activity on the community
and its air, land, and water resources.
8.2.8 The City shall stay responsive to emerging technologies that support local businesses.
8.3 Labor Market
Findings
8.3.a The unemployment rate for Benton County in 1996 was 2.7%, representing 1,150
unemployed persons. This was the lowest unemployment rate in Oregon.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Unemployment in Benton County has consistently remained below the State and
national averages since 1980.
8.3.b The rate of unemployment among minorities is higher than for the population as a
whole. The 1990 Census indicated that minorities comprised 9.5% of the Benton
County population and 16.4% of the unemployed workers.
8.3.c Benton County's low unemployment rate has made it difficult for many Corvallis
employers to locate qualified, skilled workers for available jobs.
8.3.d Overall, the population of Benton County is well-educated. According to the 1990
Census, 41% of those 25 years old or older in Benton County attained a baccalaureate
degree or higher, compared to 21% for Oregon as a whole.
8.3.e Workers will need to upgrade their skills on a continual basis to remain competitive in
a rapidly changing economy. While some Corvallis employers provide regular training
to their employees, many workers have limited time or financial resources to train for
better jobs.
8.3.f There are several local public and private organizations which promote job training
and facilitate contacts between job seekers and prospective employers. The different
services are sometimes not well-coordinated. A "One-Stop Career Center" will be
established in Corvallis in 1998 or 1999. The purpose of the center will be to integrate
job training, assistance, and placement services in one location.
Policies
8.3.1 The City shall support the delivery of effective, coordinated job training and other career
assistance.
8.3.2 The City shall support programs and initiatives for the development of a skilled, trained
workforce.
8.3.3 The City shall encourage local employers to provide their employees with opportunities
for training and career development.
8.3.4 The City shall seek opportunities to minimize unemployment among all segments of the
community.
8.4 Education
Findings
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.4.a State and local education represents the most significant sector of Benton County's
economy, with approximately one-fourth of all County jobs in this sector. This sector
provides a stable economic and employment base for Corvallis and is three times the
State average.
8.4.b Oregon State University is consistently rated among the top Universities in the nation
in the areas of forestry, agriculture, computer science, engineering and pharmacy. A
significant portion of the nation's research in the fields of forestry, agriculture,
engineering, education, and the sciences takes place at Oregon State University.
Changes in Oregon State University employment will be affected mainly by research
activities.
8.4.c Oregon State University will continue to develop new technology in both "high-tech,"
and "bio-tech" renewable resource based industries.
8.4.d Oregon State University undergraduate students are attracted to the university for its
programs and its location. Support for students' convenient retail shopping and
entertainment needs will be one key to improving on OSU's attractiveness to new
undergraduate students. Undergraduate students, per person, contribute as much as
$11,000 each year to the local economy through the employment of University faculty
and staff who live in the local area and the purchase of goods, food, and services from
local businesses.
8.4.e Linn - Benton Community College (LBCC) provides the community with needed
vocational training, retraining, and community education. Linn - Benton Community
College also supports collaborative workforce development initiatives with numerous
public and private organizations.
8.4.f The Oregon Education Act for the 21st Century sets a goal of Oregon having the "best
trained work force in the world by the year 2010." To meet this goal, schools must
provide students with relevant academics and meaningful work-based experiences in
their communities. Collaboration between the Corvallis School District 509J, Oregon
State University, Linn - Benton Community College, and local employers will be needed
to meet this State mandate.
Policies
8.4.1 The City shall encourage and support Oregon State University as a major education and
research center.
8.4.2 The City shall support Oregon State University to facilitate the transfer from research to
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
business of new technologies developed at the University.
8.4.3 The City shall support Linn - Benton Community College as the region's Community
College.
8.4.4 The City shall encourage collaboration between the Corvallis School District 509J,
Oregon State University, Linn - Benton Community College, and local employers to
address emerging education and workforce needs of the community.
(For additional information on Education, see Section 10.5 - School Public Facilities, and
Oregon State University Sections in Article 13.)
8.5 Government Services
Findings
8.5.a Corvallis is the seat of County government and has the geographical advantage as the
locale for a number of regional, State, and Federal government agencies.
8.5.b Including State and local education, the government sector comprised approximately
30% of the labor force in Benton County in 1996.
8.5.c Local government offices within the central business district provide an anchor for
maintaining a viable convenient downtown shopping area and also can provide a
transition between commercial and residential areas located in the downtown area.
Government employees and patrons provide a significant number of customers in the
downtown shopping area.
8.5.d Local government service delivery tends to be labor-intensive, making it difficult to
maintain service levels when government service employment does not keep up with the
overall rate of population growth.
8.5.e Recent changes in the local property tax system raise uncertainty regarding the future
of the City's primary revenue stream. These changes may make it necessary to seek
alternative revenue sources for services that traditionally have been supported by
property tax measures.
8.5.f Between 1990 and 1998, three property tax-limiting measures were successful at
changing Oregon's property tax system. The most recent of these, Measure 50, has
changed the property tax system from a levy-based system to a rate-based system, which
has led to uncertainty in the future of local government's primary revenue stream. As a
rate-based system, with a permanent tax rate and assessed value growth limited to 3%
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
plus value from new development, property tax revenues are tied to a community's
economic health and new development more than ever before. In periods of economic
stagnation or deflation, property tax revenues could decrease at a time when demand
for services would most likely increase. Without value from new development, it is likely
that the revenue from property taxes will grow slower than the costs of providing basic
services. The end result will be either a need to seek alternative revenue sources, or a
decrease in services traditionally supported by property tax revenues, such as parks
and recreation, transit operations, street maintenance, library services, police and fire
protection, and land use planning.
8.5.g As measured in annual Citizen Attitude Surveys, Corvallis residents have a generally
favorable view of City services. In the 1997 survey, 87.1% of Corvallis residents rated
City services as "excellent or good."
8.5.h In the 1997 Citizen Attitude Survey, 49.6% of Corvallis residents indicated that they
would prefer to pass a property tax levy to maintain current service levels rather than
cut the level-of-services. Only 26.9% of the responders indicated they would prefer to
cut services.
Policies
8.5.1 Local government administrative offices shall remain centralized in the downtown.
8.5.2 The City shall work with the U. S. Postal Service to retain its main customer service center
in the downtown.
8.5.3 The City shall seek to maintain the community's desired level of public services. As
needed, the City shall evaluate alternative funding mechanisms, including property tax
levies, for programs or services that are deemed a priority by the community.
(Refer to Article 10 for additional information on Public Utilities, Facilities, and Services.)
8.6 Visitor and Conference Activities
Findings
8.6.a In 1996, there were an estimated 200,000 overnight visitors to Corvallis, representing
the following market segments: business travel and Oregon State University
(approximately 54%); visiting friends and relatives (35%); conference and sports (8%);
fairs and festivals (2%); and leisure vacationers (1%). The fastest growing visitor
market segment is conferences and sports.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.6.b The visitor and conference industry includes lodging, restaurants and catering,
conferences and meeting facilities, festivals and events, and transportation. According
to information from the Runyan Report (December 1996), travel-generated impacts in
Benton County accounted for the following :
i. 832 travel-generated jobs;
ii. $45,090,000 in travel expenditures;
iii. $9,180,000 in local payroll;
iv. $1,220,000 in State tax revenue; and
v. $570,000 in local tax revenue (room tax).
8.6.c Demand for visitor accommodations is expected to continue to increase. Local motel
occupancy rates have gradually increased from 62% in 1987 to 70% in 1996.
8.6.d Most of the conference activity attracted to Corvallis is generated by local groups,
most notably Oregon State University, and to a lesser degree by local governments and
businesses. The University's activities are capitalized on to support the Corvallis
motel, restaurant, and retail businesses.
8.6.e People attending Oregon State University athletic events make a significant
contribution to the Corvallis economy.
8.6.f The Oregon State University conference facilities and additional private conference
facilities, satisfy some of the demand for conference space in Corvallis.
8.6.g Corvallis offers convention delegates a small town setting, a major university, and
access to natural and scenic amenities.
8.6.h The Oregon State University LaSells Stewart Center has a theater-type auditorium
seating 1,200, a 200-seat lecture room, and seven conference areas ranging in size
from 375 to 1,800 square feet. The priorities of the center are to provide facilities for:
1) Oregon State University conferences; 2) the Oregon State University Office of
Continuing Education; and 3) the general Corvallis community.
8.6.i The Oregon State University Alumni Center was completed in 1997 and has a ballroom
which can accommodate 700 people, and eight conference rooms ranging in size from
254 to 1,600 square feet. The priorities of the center are to provide facilities for: 1)
Oregon State University alumni to come home to and host events; 2) Oregon State
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
University meetings and conferences; and 3) the local and regional community. Oregon
State University is currently interested in having a 150+ room hotel constructed near
these conference facilities.
8.6.j Enhancement of the downtown, including the riverfront, by providing added retail,
entertainment, "eateries," and amenity attractions will increase the number of regional
visitors and help promote Corvallis as a visitor and conference center.
8.6.k The Corvallis area has many amenities which serve to extend the time visitors stay in
our town. Among those amenities are the Majestic and other theaters, galleries,
museums, historic buildings, wineries, festivals, scenic loop tours, the Starker Arts Park
and other City parks and gardens, the waterfront, and other natural features. The
provision of well-planned visitor amenities can assist the historical and cultural focus
of the community by supporting our natural and manmade attractions.
8.6.l City services will be impacted by increased tourism in Corvallis. Increased demands
are expected on City multi-use paths, parks, parking, and streets. In 2010, it is
estimated that approximately 2,236 visitors will be transported in 1,500 cars on a daily
basis.
8.6.m Transportation-related improvements that could have a beneficial impact on visitor
and conference activities include: commuter airline service connecting Corvallis to
Portland; the establishment of a car rental agency linked to the airport; an airport
shuttle service accessible from Corvallis lodging facilities; improved signage on roads
feeding into Corvallis, especially along Interstate 5; expanded downtown parking; the
routing of large truck traffic around the Central City along a projected bypass; and
improved gateways to the Central City.
Policies
8.6.1 The City shall encourage adequate support facilities for Corvallis' expanding visitor and
conference activities.
8.6.2 City policies shall encourage lodging and conference facilities in close proximity to visitor
services and public transportation.
8.6.3 The City shall consider possible benefits to visitor and conference activities when
evaluating possible transportation-related improvements through annual updates to the
Capital Improvement Plan.
8.6.4 The City shall support the development of visitor and conference-related amenities that
promote the historical and cultural focus of the community.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.7 Health Services
Findings
8.7.a The Good Samaritan Hospital, other medical facilities, and public health programs
located in Corvallis provide medical services for Benton, Linn, and Lincoln Counties.
8.7.b The region's aging population will impact the type, location, and extent of needed
health care facilities in the future. The population of the age group above 64 has been
growing approximately eight times faster than the population of the region as a whole.
The Corvallis area also appears to be gaining popularity as a new home for retirees.
The medical facilities, and the general livability of a small town with a major
university, all encourage this in-migration.
8.7.c Public facilities such as parks, multi-use paths, and recreational centers can help
promote healthy lifestyles by affording opportunities for exercise and social
interaction.
8.7.d Some Corvallis citizens have limited access to health care facilities due to the lack of
facilities in their area, or lack of available transportation.
8.7.e According to testimony received by the City Council in a 1997 development application
process involving an Alzheimer's facility, there is a shortage of Alzheimer's facilities
for Medicare and Medicaid patients.
Policies
8.7.1 The City shall encourage cooperation among local, State, Federal, and private agencies in
planning and providing for health and related social services.
8.7.2 The City shall support the development or expansion of health services to meet regional,
as well as local, needs and the role of Corvallis as a regional medical center.
8.7.3 The City shall accommodate land uses that support the availability of a continuum of
health care options, including primary care, assisted living, home health care, and nursing
home care.
8.7.4 The City shall stay responsive to demographic trends to evaluate changing health care
needs of the community.
8.7.5 The City shall continue to encourage healthy lifestyles by supporting a variety of
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
opportunities for recreational activity and social interaction.
8.7.6 The City shall promote access to available sources of health services by encouraging a
broader geographic distribution of facilities and by coordinating land use and
transportation decisions that pertain to health services.
8.7.7 The City shall work with the County, health service agencies, and local health care
providers to encourage the provision of additional Alzheimer's facilities for Medicare,
Medicaid, and other lower-income patients.
8.8 Child Care Facilities and Services
Findings
8.8.a Affordable, convenient, quality child care is one of the services which contributes to the
growth and stability of the economy in Corvallis. When employers provide child care
assistance, they benefit from improved recruitment and retention of employees, reduced
absenteeism and increased productivity.
8.8.b With the increasing number of working parents, it will be necessary to provide child
care facilities and services in all areas of the community.
8.8.c In 1997, Benton County had approximately 26 visible child care slots available for
every 100 children under age 13, the highest level for all Oregon counties. However,
Benton County has an inadequate supply of child care for infants and toddlers and for
children with behavioral or learning disabilities.
8.8.d According to the Linn - Benton Community College Family Resources Department,
some child care facilities in Corvallis are inadequate, as these buildings were built for
other purposes and may not provide appropriate space to meet the needs of children.
8.8.e Child care in Corvallis is less affordable than in other areas of Benton County and the
rest of Oregon. Little subsidized care is available for low and middle-income families.
Low-income families can spend one-third or more of their household income on child
care.
8.8.f Care for school-age children before and after the regular school day and during noschool
days, holidays, and summer vacations poses a number of problems. There is a
high incidence of children being left home without adult supervision once they are over
7 years of age. The large number of children at home is related to a number of
community issues including juvenile justice, school success, and safety.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.8.g The City of Corvallis works with numerous other public and private organizations to
provide enriched programs in Corvallis elementary schools before and after the regular
school day and community solutions for non-school days, holidays, and vacations.
Plans are in process to put these programs in all Corvallis elementary schools.
Policies
8.8.1 The City shall encourage all employers to help their employees meet child care needs.
Strategies include: subsidies to help pay the cost of care (especially for low-wage
workers); flexible hours and benefits; enhanced child care resource and referral to help
find and manage care; and, where appropriate, child care facilities on or near-site.
8.8.2 The City shall continue to work with public and private organizations to promote good
quality child care options that are affordable and convenient to all segments of the
community.
8.9 Industrial Land Development and Land Use
Findings
8.9.a To implement economic policies, it is necessary to maintain an adequate supply of
industrial lands. The Buildable Land Inventory and Land Need Analysis for Corvallis
(1998) indicates that there was a shortage of Research-Technology Center and Limited
Industrial land; however, Comprehensive Plan Map Amendments made in 1998 have
adequately addressed this shortage.
8.9.b Existing annexation ordinance procedures, the adopted Capital Improvement
Program, and implementation of economic policies allow the City to analyze land
supply, demand, suitability, and availability. Data from the Buildable Land Inventory
and Land Need Analysis for Corvallis (1998), and other sources, will allow the City to
plan for an adequate supply of industrial land.
Prior to the adoption of the South Corvallis Drainage Master Plan in 1996, a
major barrier to the development of the Riverpark South industrial land was the
obligation of the initial development to plan a workable drainage system for the
entire sub-basin. In 1996, the City adopted a drainageway master plan for the
undeveloped portions of south Corvallis that provides solutions for drainage
problems associated with urbanization. Wetland delineations have been
prepared for the City's industrial lands around the airport, and a number of
large industrial land owners in south Corvallis have prepared wetland
delineations for their property.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.9.c Residential, office, retail, and wholesale activities (as accessory uses), and research
and development activities can be compatible with general industrial uses through
appropriate design.
8.9.d The City's available designated industrial lands are almost entirely concentrated in
south Corvallis.
8.9.e There is a need to diversify the location of industrial parcels throughout the City to
provide for employment centers in proximity to residential areas and to reduce impacts
of excessive concentration in south Corvallis.
8.9.f The impact of industrial uses on adjacent properties can be reduced through design
solutions such as transition areas and screening.
8.9.g Location of one or more Research-Technology Centers (RTC) can be consistent with
housing, energy, and transportation policies in the Comprehensive Plan supporting
balanced land use, as well as the need to provide a choice of employment areas within
the Urban Growth Boundary.
8.9.h The Airport Industrial Park, owned by the City of Corvallis, has 190 acres designated
for industrial development, with 50 acres leased and 22 acres optioned. Approximately
310 additional acres are designated for aviation-related industrial development at the
airport. The existing water distribution and sewage collection systems are connected
to the City's utility systems and are adequate for current uses and initial development
anticipated at the airport. Full development of the Airport Industrial property and
other industrial lands within the sewer basin will require additional trunk sewer
construction and increased sewage pumping capacity.
8.9.i Recent growth in high-tech manufacturing, especially at Hewlett - Packard, has led to
relocation and local creation of numerous high-tech related enterprises.
8.9.j Corvallis has a large existing research base and a comparative advantage in the
research-technology field due to Oregon State University (OSU), the Forest Ecosystem
Research Laboratory, Environmental Protection Agency, Hewlett-Packard, CH2M
HILL, regional medical facilities, and other major employers.
8.9.k The Linn - Benton Regional Economic Development Strategy states that technology
transfer, primarily from Oregon State University, will be a major factor in starting or
expanding businesses that bring new products and processes into the marketplace. (See
Section 8.4 - Education.)
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.9.l The economic base of Corvallis would be strengthened by additional employment
opportunities in the research-technology area which in turn would benefit from
proximity to Oregon State University, a major research institution.
8.9.m Many research-oriented firms prefer to locate in a research-technology center.
8.9.n Research-technology firms desire higher quality sites than other industrial
developments.
8.9.o Large parcels of general industrial land are key elements of the industrial land market
that serve as magnets for development. Many firms require areas of at least 30 to 50
acres to accommodate large integrated manufacturing operations, to provide an
aesthetically pleasing setting with protection from incompatible uses, and to provide
room for rapid expansion if market conditions warrant. Single ownership of large
contiguous industrial sites avoids the expensive, time consuming process of assembling
a site from smaller parcels. Planned industrial parks are a compatible and desirable
neighbor for large research firms and industrial firms.
8.9.p The community desires to maintain the green open space characteristics of Research-
Technology Center and Limited Industrial developments.
8.9.q The community desires that new industrial development be characterized by a lack of
significant environmental pollution.
8.9.r There is a demand to have an inventory of industrial sites that meet the current
standards, but are not subject to time delays associated with discretionary review.
8.9.s Planned Development overlay designations were placed on many industrial sites at the
time of their original City zoning in an effort to address concerns about such things as
drainage problems, City gateway appearance, and compatibility with neighboring
residential properties. An alternative to using the Planned Development process that
deals with these concerns is to use non-discretionary standards to address the specific
site development concerns.
8.9.t A Mixed Use Employment District, adopted in 1998, incorporates standards for
building orientation, block size, and design, that implement community desires for
pedestrian and transit access, and integration with neighborhood character. The
district allows flexibility of uses to meet neighborhood needs, some local employment,
and expands options for office, commercial, and residential uses.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
Policies
8.9.1 The City shall designate appropriate and sufficient land in a variety of different parcel
sizes and locations to fulfill the community's industrial needs.
8.9.2 In designating new industrial properties, and in redesignating properties to industrial
zoning from other designations, the City shall work to diversify the locations of industrial
properties within the community.
8.9.3 Lands designated for industrial use shall be preserved for industrial and other compatible
uses and protected from incompatible uses.
8.9.4 The Land Development Code shall maintain standards for the purpose of minimizing the
negative impacts of industrial development on surrounding properties.
8.9.5 The City shall develop standards to improve the compatibility of General and Intensive
Industrial uses, including minimum standards for building materials and appearance,
prohibition of pole-mounted signs, and outside storage and screening requirements.
8.9.6 The City shall develop standards for General and Intensive Industrial Districts intended to
reduce traffic impacts. These standards shall include direct pedestrian connections from
building entrances to sidewalks and transit stops, location of building entrances within 1/4
mile of potential transit routes for uses with more than 50 employees, and consideration
of requiring transportation demand management strategies by new uses with more than
50 employees.
8.9.7 The City shall designate Research-Technology Center (RTC) as a distinct industrial
district that helps continue the practice of providing adequate green open space to
maintain community livability. The RTC district shall contain the following features:
A. Campus-like development plan;
B. Use of natural site characteristics and other significant design elements as a
means of buffering adjacent land uses;
C. Orderly, economic provision of an adequate level of key facilities; and
D. The RTC district shall be used to help assure the availability and adequacy
of sites for "high-tech," "biotech," and renewable resource-based
businesses and industries, and to foster the transfer of academic and
private research results into practical applications.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.9.8 The City shall encourage the development or expansion of industries in the vicinity of the
Corvallis Municipal Airport, provided that such industries meet the requirements of the
Airport Industrial Park Master Plan.
8.9.9 The City shall coordinate planning activities with Benton County in order that lands
suitable for industrial use, but not needed within the planning period, are zoned in a
manner which retains these lands for future industrial use.
8.9.10 For the subject property shown on the map below there shall be no land division
and no industrial or commercial development until annexation to the City of
Corvallis. Upon annexation, the minimum lot size is 50 acres for all lots within the
subject property. This 50 acre minimum lot size for each lot may be reduced only
after an industrial park has been approved through the Planned Development
process. Lots of less than 50 acres in size, which existed at the date of the original
adoption of this policy, may be developed or reduced in size through the Planned
Development process.
The subject property contains land located inside and outside of the City Limits.
A maximum of 50% of the land in Area A (the area inside the City Limits on
December 31, 1998) and 50% of the land in Area B (the area outside the City
Limits on December 31, 1998) described on the following exhibit can be
developed as industrial parks.
To evaluate the supply and demand of industrial land, this policy shall be
periodically reviewed:
A. When triggered by 25% and/or again by 50% of the combined land in Area
A and Area B is approved as industrial park through the Planned
Development process; and
B. At the time of Periodic Review of the Comprehensive Plan.
8.9.11 Any proposed development within Area A or B must be compatible with airport
operations at the Corvallis airport.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
South Corvallis
Industri al Land
8.9.12 The City shall evaluate whether to amend the Land Development Code to provide
alternatives to the use of Planned Development overlays for industrial districts. An
example would be the creation of different overlays or design guidelines with specific
standards that do not require discretionary reviews.
8.9.13 The City shall implement the following relative to a Research-Technology district:
A. Ensure that buildings are located near the street with direct pedestrian
connections that maximize access to transit stops;
B. Discourage parking lots located between streets and main entrances to
buildings;
C. Promote small commercial uses to encourage pedestrian activity; and
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
D. Encourage design features that complement adjacent neighborhoods and
natural features.
8.9.14 The City shall encourage the location of on-site parking behind or beside buildings rather
than in the front.
8.9.15 Industrial and commercial development adjacent to rail lines shall be designed and
constructed in a way that does not preclude the future use of the rail facility.
8.9.16 The City shall amend Land Development Code provisions related to the Intensive
Industrial Districts. This amendment shall establish that Conditional Development
approval shall be required for previously established intensive industrial uses when either
of the following conditions apply:
A. A change in operation or increase in production creates the need to secure
approval from an environmental permitting agency to increase air, water,
or noise emissions unless such emission levels were approved by the City
through a previous land use process.
B. Specific limits or conditions related to operations, physical expansion, etc.,
established by a previous land use approval are exceeded.
8.9.17 The City shall develop standards for a Limited Industrial - Office district on a Citywide
basis.
8.9.18 The Mixed Use Employment district shall be encouraged in industrial districts that are
easily accessible by transit and pedestrians.
8.10 Commercial and Office Land Development and Land Use
Findings
8.10.a The Corvallis 2020 Vision Statement describes neighborhood and community-oriented
shopping and service areas that are safe, convenient, and pedestrian-scale, with
buildings oriented to the street. Commercial areas provide shared public spaces, may
serve as neighborhood focal points, and are integrated into the existing character of a
neighborhood.
8.10.b The 1996 Transportation Plan requires commercial development to be oriented to
pedestrians, bicycle, and transit facilities, including building orientation to the street.
8.10.c The Transportation Alternatives Analysis, the West Corvallis - North Philomath Plan,
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
and the South Corvallis Area Plan propose mixed use commercial areas that are
located in compact nodes served by transit and within walking distance from
neighborhood commercial areas and larger "Town Centers," and incorporate proposed
standards. The two specific area plans recommended elimination of current
commercial district designations in favor of new Mixed Use Commercial and Town
Center designations.
8.10.d A Mixed Use Commercial district, adopted in 1998, incorporates standards for
building orientation, block size, and design, that implement community desires for
pedestrian and transit access, and integration with neighborhood character. The
district allows flexibility of uses to meet neighborhood needs, and expands options for
office and residential uses.
8.10.e Commercial activity in the Urban Growth Boundary will have to be expanded to meet
future needs. The City of Corvallis desires to make that development an asset to the
quality of the community.
8.10.f The proper location of future commercial activity and the standards used to develop
the land will have an effect on the quality of the community.
8.10.g Concentrated shopping and office areas that are comprehensively planned,
located at transit nodes, and integrated with the surrounding neighborhood,
are the best means of meeting the commercial needs of the residents of the area.
8.10.h A linear commercial pattern of development is undesirable to the community.
8.10.i There continues to be concern about the location and development of commercial uses
within established residential areas.
8.10.j Professional and administrative office areas provide diversified office uses in
concentrated centers and in other appropriate locations and provide opportunities for
employment and for business and professional services in close proximity to residential
neighborhoods and transportation facilities.
8.10.k To implement economic policies it is necessary to maintain an adequate supply of
office lands. The Buildable Land Inventory and Land Need Analysis for Corvallis
(1998) indicates that there is a shortage of office land; however, new Mixed Use and
Limited Industrial - Office designations should adequately address this shortage.
8.10.l The Monroe Street shopping area is unique and requires special consideration in local
planning efforts.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.10.m It is a common pattern for older commercial areas to experience a decline in their
vitality as population centers shift, new commercial areas develop, access to the older
parts of town becomes less convenient and insufficient reinvestment is made in the
area. It is the community's intention to interrupt this pattern and to keep its existing
commercial areas attractive and competitive.
8.10.n The City must remain open to changes in market forces and assure that an adequate
supply of commercially-designated property exists to allow for choices in the market
place.
8.10.o The community vision of a compact, pedestrian-scale City would be furthered by more
compact commercial development which utilizes more than one story, and reduces the
proportion of land devoted to parking, and incorporates a mix of uses.
8.10.p As redevelopment occurs, certain existing commercial areas would benefit from a
transition to current standards, such as the consolidation of driveways and pedestrian
and transit orientation.
Policies
8.10.1 The location, type, and amount of commercial activity within the Urban Growth
Boundary shall be based on community needs.
8.10.2 Given the community's intention to prevent decline in existing commercial areas,
the City shall explore opportunities to facilitate and assist in the redevelopment of
existing commercial areas, in a manner that meets current standards.
8.10.3 All areas with commercial Comprehensive Plan Map designations other than Central
Business District and Professional Office shall be redesignated as Mixed Use Commercial.
(See Policy 8.10.7 for direction on Land Development Code standards to be developed to
address the community's commercial needs.)
8.10.4 New commercial development shall be concentrated in designated mixed use districts,
which are located to maximize access by transit and pedestrians.
8.10.5 Commercial activity extending from existing commercial areas along collector or arterial
streets (strip type development) shall not be permitted beyond the area designated in the
Comprehensive Plan Map, dated December 1998.
8.10.6 The City shall monitor the impact of the new mixed use districts on the availability of
office space to ensure sufficient land to fulfill the community's professional and
administrative office needs.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.10.7 The City shall develop standards for a hierarchy of mixed use commercial districts, with
minor neighborhood centers serving neighborhood shopping and office needs, major
neighborhood centers serving community shopping and office needs, and the downtown
commercial districts serving regional shopping and office needs. The Professional and
Administrative Office district can serve both community and regional office needs. Major
neighborhood centers shall be sited at transit nodes on arterial streets and shall
incorporate pedestrian-scale features such as building orientation to the street and limiting
the maximum block perimeter. As the Land Development Code is updated, districts shall
be developed that address all of the community's desired commercial needs.
8.10.8 The City shall locate major and minor neighborhood centers near the junctions of arterials
or collectors.
8.10.9 The City shall require at least one major commercial entrance to be located immediately
adjacent to the public or private streets within the neighborhood center and mixed use
areas. Additionally, parking lots shall be located to the rear of buildings, and where they
do not disrupt the pedestrian streetscape, may be located to the side of buildings.
8.10.10 Along the shopping street of neighborhood centers, the City shall encourage
occupation of ground floor storefront space by retail and service users that serve
local neighborhood needs and generate high volumes of pedestrian traffic.
8.10.11 In order to provide for more compact commercial development and to encourage
a mix of uses in commercial districts, the City shall develop standards that will
require some types of large commercial development to have multiple stories.
These additional levels may be dedicated to parking or to other commercial or
residential uses permitted in the district.
8.10.12 The City shall develop standards for commercial, office, and industrial districts to
require that, any spaces in excess of the minimum standard shall be located in
underground or structured parking facilities in developments with large minimum
parking requirements (such as over 200 spaces).
8.10.13 The City shall develop standards in the Land Development Code to encourage or
require with development or redevelopment, the consolidation of vehicle accesses
on arterial streets, where appropriate and practical.
8.11 Downtown Area
(See Article 13 - Special Areas of Concern for more specific information on the
downtown area.)
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.12 North 9th Street Area
Findings
8.12.a North 9th Street is the major linear commercial area in the City, generally
extending from Fremont and Polk Avenues on the south, to Walnut Boulevard on
the north.
8.12.b The North 9th Street area has a high degree of congestion.
8.12.c Commercial facilities near the intersection of Circle Boulevard and 9th Street provide
community shopping area functions.
8.12.d Both residential and industrial land uses exist along 9th Street, but a lack of
adequate development standards has caused conflicts between land uses in this
area.
8.12.e Expansion of linear (strip) commercial activity is not desirable along or extending from
9th Street.
Policies
8.12.1 Commercial activity on or extending from North 9th Street shall be limited to the
area designated in the Comprehensive Plan Map, dated December 1998.
8.12.2 10th Street and Highland Drive shall be designated for residential uses adjacent to the
street except for areas currently designated commercial.
8.12.3 The City shall develop standards that minimize conflicts between abutting land uses and
the transportation function of 9th Street and enact adopted provisions of the
Transportation Alternatives Analysis that address issues such as driveway consolidation,
access conflicts, and pedestrian refuge islands.
8.12.4 As a transition between more intensive commercial uses and residential uses, professional
and administrative office uses shall not be extended beyond the area designated on the
Comprehensive Plan Map, dated December 1998.
8.13 South 3rd Street Area
(See Sections 9.8, 11.3, and 13.11 for South Corvallis Area findings and policies.)
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.14 Highway 20/34
Findings
8.14.a Highway 20/34 is one of five major entryway corridors or gateways into Corvallis. It
has the potential to reflect and contribute to Corvallis' identity by the creation of an
attractive boulevard utilizing tree planting and landscaping along its length and
restricting commercial activities to appropriately-districted locations.
8.14.b Highway 20/34 is a major community transportation corridor which links Corvallis to
other regions of Oregon. It is important to maintain the carrying capacity and
enhance the safety levels of this highway.
8.14.c Several local area and regional plans have been created to guide development in this
area: West Corvallis - North Philomath Plan, Corvallis Transportation System Plan,
and the Highway 20/34 Corridor Plan.
8.14.d Inhibiting strip commercial development along Highway 20/34 by limiting the location
and extent of commercial and shopping activities to prescribed areas will ensure a low
density transition zone between the communities of Corvallis and Philomath while
encouraging the stability of residential neighborhoods and proper functioning of the
highway.
8.14.e Both the West Corvallis - North Philomath Plan and the Corvallis 2020 Vision
Statement express desires for distinct visual separation between Corvallis and
Philomath, to reinforce each town's community identity.
8.14.f A viable commercial node of limited extent exists immediately east of the intersection of
Highway 20/34 and Country Club Drive. This group of commercial enterprises serves,
and/or has the potential to serve, certain regional market needs.
Policies
8.14.1 Development along Highway 20/34 is appropriate when it is developed in accordance
with applicable local area and regional plans such as the West Corvallis - North Philomath
Plan, the Corvallis Transportation System Plan, and the Highway 20/34 Corridor Plan.
8.14.2 To provide an attractive City gateway and protect the transportation function of the
highway, linear commercial activity along Highway 20/34 shall not be extended beyond
the boundaries shown on the adopted Comprehensive Plan Map, dated December 1998.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.14.3 Highway 20/34 is a major gateway into Corvallis. Special attention shall be given to
public and private development along this corridor to ensure that it reflects and
contributes to a positive and desirable image of the community in keeping with policies
within the Comprehensive Plan.
8.14.4 Direct access to Highway 20/34 shall be restricted to maintain the carrying capacity and
enhance the safety levels of the highway. This will be achieved through the following
requirements:
A. New or expanded development shall comply with the Oregon Department
of Transportation Interim Transportation and Access Strategy until
adoption of the final version of the Highway 20/34 Corridor Plan.
B. New or expanded development on sites within 1/4 mile of Highway 20/34
shall have direct access to a local and/or collector street wherever
practicable.
C. Collector streets should be used for access to Highway 20/34 rather than
local streets or direct access from individual properties. Access from local
streets onto Philomath Boulevard may be allowed where no connection to
a collector street is available.
D. New or existing local street access to Highway 20/34 shall be restricted or
eliminated where possible.
E. Full street access points should be consolidated and spaced no closer than
1/4 mile intervals along Highway 20/34.
F. At least one collector street shall connect West Hills Road and Country
Club Drive as designated in the West Corvallis - North Philomath Plan.
G. New or expanded development shall comply with State highway access
regulations and other accepted traffic engineering standards.
8.14.5 Multiple accesses to properties along Highway 20/34 and related major streets shall be
consolidated when:
A. Land uses develop, expand, intensify and/or change.
B. Properties are consolidated and/or divided.
C. Lot lines are adjusted.
City Council Approved Corvallis Comprehensive Plan
December 21, 1998
8.15 Supporting Documents
Item Date Location of Document
Oregon Employment Department, 1998 Regional
Economic Profile, Region 4 (Benton, Lincoln, Linn
Counties)
1998
Corvallis Planning Division
Library
City of Corvallis Economic Development Policies 1996 City Council Policy Manual
Runyan Report, Economic Impacts of the Oregon
Travel Industry 1991-1996.
1996 Oregon Tourism
Commission
Corvallis Comprehensive Plan - "Tourism" (Memo
Prepared by Corvallis Convention and Visitors Bureau)
1998 Corvallis Planning Division
Library
ODOT Interim Transportation & Access Strategy 1991 Corvallis Planning Division
Library
Transportation Alternatives Analysis 1998 Corvallis Planning Division
Library
Corvallis Transportation Plan 1996 Corvallis - Benton County
Public Library
Corvallis Land Needs Assessment Report 1998 Corvallis - Benton County
Public Library
1996 South Corvallis Drainage Master Plan adopted
1998
Corvallis - Benton County
Public Library
West Corvallis - North Philomath Plan 1996 Corvallis - Benton County
Public Library
Highway 20/34 Corridor Strategy Plan draft Cascade West Council
of Governments
8.16 Advisory Boards
Planning Commission
8.17 Mandated Reports / Plans / Inventories
none
118
Article 9. Housing
9.0 Background
This Article addresses where people live in Corvallis, elements of the homes in which they
live, and how their homes and other activities are grouped to form neighborhoods and,
ultimately, the community. It encourages good places for all kinds of people to live and lead
healthy, happy, productive lives. This section of the Plan is designed to be flexible and does
not seek to prescribe lifestyles, yet it does describe elements that may promote a sense of
community and interaction among the people of Corvallis.
This Article responds to the Statewide Housing Goal 10: "To provide for the housing needs of
the citizens of the State," and includes policies based on an analysis of existing and future
housing demand, supply, problems, and opportunities.
The City's housing stock is relatively young, and it stands in reasonably good repair; nearly
80% of the homes in Corvallis have been built since 1950. Oregon State University
enrollment is expected to stabilize or grow slowly over the next 20 years, and Hewlett -
Packard is not planning any major expansions. The need for housing will be driven by the
growth of new smaller businesses and workers currently employed in Corvallis seeking to
locate closer to their place of employment. Housing demand is expected to continue to shift
towards more owner-occupancy, yet the percentage of multi-family dwellings to single family
dwellings will remain higher than the State average. Rental housing will remain affordable
compared to the rest of the State. Single family dwelling prices are expected to continue to
be above the State average, yet remain volatile in both directions. Other key factors in the
local housing market include declining average household size until approximately 2010,
regional transportation initiatives, and the increase in the number of communities that require
annexations to be approved by the voters within their City Limits.
Plan findings and policies in this section focus on five basic areas: 1) defining and describing
a "comprehensive neighborhood" concept as the basis of neighborhood-oriented
development; 2) understanding and addressing housing needs in general; 3) assessing the
affordability of housing and offering a process for finding ways to create more affordable
housing; 4) retaining existing, and encouraging new, downtown residential development; 5)
determining the current housing capacity in close proximity to OSU; and increasing the
opportunities for alternative transport. Relevant portions of the Corvallis 2020 Vision
Statement and other pertinent planning documents are also included in order to provide
support for this Article's findings and policies. Detailed information concerning land
availability in Corvallis is available in the Buildable Land Inventory and Land Need Analysis
for Corvallis (1998).
119
This update of the Plan presents a more expansive definition and explanation of the concept
of neighborhood by introducing the term "comprehensive neighborhood." This new term
reflects the current values of the community as determined through an extensive visioning
process completed in 1997 and as expressed in the Corvallis 2020 Vision Statement. The
findings and policies in this Article, as they relate to and define the term "comprehensive
neighborhood," are expected to evolve as conditions and values change.
Using neighborhood in this comprehensive neighborhood context is not perfectly consistent
with most peoples' understanding of the word, yet "neighborhood" is the generally accepted
term used nationally to describe a basic grouping of homes, businesses, and government
services within a community. In crafting and using the definition of a comprehensive
neighborhood it is hoped that confusion with the public's usage of the term "neighborhood,"
which has been distinguished herein as "immediate neighborhood," will be minimized as
ideas are discussed and implemented. This usage of neighborhood is, nevertheless, a
somewhat arbitrary construct. Readers should keep in mind that the term "comprehensive
neighborhood," as used in this document, refers to a significantly larger area than the local
use and understanding of the word "neighborhood" or the term "immediate neighborhood"
commonly describes. The term "immediate neighborhood" describes a small area of
residences grouped together on a single block or cul-de-sac basis, or in small groups of blocks
or cul-de-sacs, and also considers the personal relationships that are formed by residents at
that level.
For the purposes of this planning document a comprehensive neighborhood is defined as a
primarily residential area that offers a range of uses to provide for the daily needs and
activities of residents within easy walking distance of residences. Comprehensive
neighborhoods contain a variety of housing opportunities, at overall densities that can
support appropriately-scaled commercial development and viable public transportation. The
design of a comprehensive neighborhood fosters a sense of community with safe, vital public
areas, while working to ensure compatibility and effective transitions between diverse uses.
Section 9.2, which introduces the concept of neighborhood-oriented development, is an effort
to assure that over time, existing, new, and planned housing in Corvallis is, or becomes a part
of, or has connections to, larger functioning comprehensive neighborhoods. On the other
hand, the Plan is not intended to mandate changes in immediate neighborhoods that exist
today. Rather, it will serve as a guide when infill or redevelopment occurs in these immediate
neighborhoods. In some areas of Corvallis, such change is already underway; in other areas,
such changes may not take place for a very long time, if ever.
A pedestrian-friendly environment is critical to the success of a comprehensive
neighborhood, and thus the neighborhood-oriented development concept. If the scale and
distance between housing and a focus of daily activities is too great, transportation options
based on walking, such as walking, cycling, and public transportation, become less desirable
and less viable choices. The accepted national and international standard for determining the
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size of a comprehensive neighborhood thus defined is the distance a person can walk easily in
five to ten minutes. This equates to a distance of roughly 1/4 to 1/2 mile from the core of a
comprehensive neighborhood to its edge.
A comprehensive neighborhood core or focus is typically the location of a mix of uses,
possibly including a small public open space, shops, services, civic functions, and
connections to public transportation. Within a 1/4 mile - five minute walk of the core is the
highest concentration of housing. Medium density housing is generally located within a ten
minute walk of the core. Up to a one mile radius from the core of the comprehensive
neighborhood is a secondary area which typically is the appropriate location for low density
housing. It is likely that when Corvallis is analyzed and mapped to determine appropriate
locations for potential comprehensive neighborhood centers, the greater portion of existing
low density, or immediate neighborhood, areas in the City will fall into this category of
secondary area. Good connections for bicycles and pedestrians from secondary areas to the
more intense core area are vital. An example of the typical scale of a comprehensive
neighborhood and the relationships of its land uses can be found in the illustrations on the
following page.
It is important to note that this is a conceptual layout of an ideal comprehensive
neighborhood. Many functional, natural, political and market constraints will influence the
final form of its development. Clearly it will be more easily achieved on large parcels in
greenfield situations. For developed areas consisting of one or more immediate
neighborhoods, where infill and redevelopment are appropriate and possible, the concept will
be useful to guide development that maintains, enhances, and/or creates a sense of
community.
The intention of planning that is oriented toward a comprehensive neighborhood concept is
to address in an integrated way a multiplicity of community needs and issues not currently
addressed by policies, standards and codes of the Corvallis Comprehensive Plan and Land
Development Code. The Land Development Code will, by necessity, have to be modified to
better reflect this comprehensive neighborhood emphasis.
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The goals of Section 9.2 - Neighborhood-Oriented Development, are:
More compact development patterns:
C To provide more housing opportunities and choices;
C To minimize per unit development costs;
C To minimize infrastructure maintenance costs;
C To minimize City service costs (police, fire, sanitation); and
C To make efficient use of land.
Creation of high quality public areas (including streets, squares, and parks):
C To foster community interaction;
C To increase safety;
C To offset private open space reduction in individual units; and
C To connect individual housing units to the larger community.
Promote greater variety of housing types within desirable neighborhood contexts:
C To create lifetime housing options and choices within neighborhoods;
C To increase the desirability of long-term tenure in all types of housing; and
C To increase acceptance / desirability / compatibility of diverse housing within
neighborhoods.
Provide more access and transportation choices for all citizens:
C By creating overall housing densities sufficient for viable public transit;
C By creating connections and a land use mix to make pedestrian and bicycle
travel safe, desirable options; and
C To increase housing affordability by reducing the necessity of auto expenses for
individuals and families.
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Reduce the negative impacts of automobile reliance:
C On the general environment;
C On the livability of residential / commercial areas; and
C On land consumption required for auto use, storage, and buffering.
Provide viable opportunities at the appropriate scale and location for a mix of
commercial, service, and residential uses:
C To create opportunities for more intense, efficient use of land for a broader range
of uses; and
C To support the creation of more pedestrian-friendly residential areas and to
support other transportation goals.
Promote comprehensive neighborhood / community planning efforts (such as
specific area plans):
C To provide greater community consensus on desirable models of growth;
C To assure that the end result of development matches community needs and
expectations;
C To assure the development community as to what is acceptable for a more
streamlined process; and
C To provide for larger community needs such as connectivity and the
complimentary mix of locations and land uses across land parcels of diverse size
and ownership.
9.1 Relevant Vision Statement Elements
"Development standards have been created based on the characteristics of traditional
Corvallis neighborhoods. These standards ensure that development and redevelopment
create, protect, and enhance neighborhood form while facilitating the community-wide
needs to improve transportation choices, provide housing for a diverse population within
safe attractive neighborhoods, and maintain resource lands, natural areas, and
recreational open spaces."
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"More efficient land use through higher densities and compact development reduces the
amount of land required for development and the negative impacts of an extended
infrastructure. . . . The number of daily auto trips and the length of those trips has been
significantly reduced by: close coordination of land use and transportation decisions
creating a careful mix of uses within neighborhoods; designing and building
neighborhoods that are safe, easy, and convenient to walk and bicycle in; and building
pedestrian connections between neighborhoods."
9.2 Neighborhood-Oriented Development
Findings
9.2.a All housing occurs within a context. The appropriate context for housing within the
urbanized area is a neighborhood.
9.2.b The connections / relationship of any given dwelling unit to its surroundings is
critical to the dwelling's quality and viability.
9.2.c The comprehensive neighborhood is the appropriate scale for making planning
decisions regarding the relationship of housing to larger community systems,
services, facilities, and access.
9.2.d Comprehensive neighborhoods can be defined by the characteristics of neighborhood
identity, pedestrian scale, diversity, and the public realm. These characteristics are
further identified and supported in the Corvallis 2020 Vision Statement, the West
Corvallis - North Philomath Plan, and the South Corvallis Area Plan.
9.2.e The Oregon Department of Land Conservation and Development and Oregon
Department of Transportation's Smart Development Code Handbook states that
modifying existing standards for setback and minimum lot size requirements reduces
barriers to infill development without adversely affecting existing neighborhoods.
Among the benefits of modifying such standards are:
i. New buildings on smaller lots can add to the diversity of housing types in a
neighborhood, enriching its character and improving its affordability.
ii. The ability to vary lot dimensions allows the necessary flexibility to vary housing
type, providing greater market choice.
iii. Promoting diverse housing types in a new development by relying on the average
overall sizes of the lots encourages building according to site conditions, and the
mixing together of single and multi-family units.
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iv. A mix of housing types and costs allows for a diversity of household types, varied
ages and incomes.
9.2.f Executive Order No. 97-22 directs Oregon communities to promote compact
development within urban growth boundaries to minimize the costs of providing
public services and infrastructure and to protect resource land outside urban growth
boundaries.
9.2g The goal of compact development is an average or overall density for an area that
makes full use of urban services. Averaging densities allows for areas to have a mix of
low, medium and high intensity development.
9.2.h Residents' access from home to daily needs and activities is important in
determining the quality of individual life as well as having widespread impacts on
community livability.
9.2.i Compact, mixed use development requires compatibility between buildings to assure
privacy, safety, and visual coherency. Similar massing of buildings, orientation of
buildings to the street, the presence of windows, doors, porches, and other
architectural elements, and effective use of landscaping, all contribute to successful
compatibility between diverse building types.
9.2.j Land use regulations that contain design guidelines or adequate transitions between
land use zones mitigate compatibility problems.
9.2.k Street frontage character is particularly important for compatible development and
encourages similar heights and widths of buildings, car storage behind the building
fronts, main entries, windows and porches oriented to the street, and similar
setbacks. Of these guidelines, rear parking storage and a similar building massing
are important enough that they might be codified as requirements.
9.2.l Mixed use development is a State growth management objective: to support walking,
bicycling, and access to transit; to conserve energy; and to foster affordable housing.
9.2.m Integrating housing with other uses increases neighborhood safety by maintaining
activity in residential areas during the day, and in commercial centers after business
hours.
9.2.n Designing streets that are balanced for pedestrians, cyclists, and motorists promotes
the development of community through the informal meeting of neighbors.
Neighborhood safety is improved, since neighbors can more easily come to know one
another and watch over each other's homes.
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9.2.o Pedestrian-friendly neighborhoods bring more safety, more opportunities for
communication among neighbors, and easy opportunities for recreation.
9.2.p Community patterns that provide viable transportation alternatives to an
automobile-based system must be comprehensive neighborhood-based if they are to
address broader livability needs.
9.2.q Vehicle Miles Traveled (VMT) represent a standard of measuring the quality of a
City's transportation system, and of that system's impact on a City's quality of life.
i. Oregon State Transportation Planning Rule 12 (OAR 660-12) requires that cities
avoid reliance on any one mode of transportation and reduce reliance on the
automobile. At the point in time that Corvallis becomes a Metropolitan Planning
Organization (MPO), this will include allowing no increase in per capita Vehicle
Miles Traveled over the next ten years, a 5% reduction of VMT over the next 20
years, and a 10% reduction of VMT over the next 30 years.
ii. According to 1000 Friends of Oregon's Making the Land Use Transportation Air
Quality Connection: The Pedestrian Environment, vehicle miles traveled can be
reduced by 10% with an increase in the quality of the pedestrian environment
(ease of street crossings, sidewalk continuity, local street characteristics such as
grid vs. cul-de-sac, topography, and building orientation).
iii. The Corvallis Transportation Plan states that changes in land use patterns have
the greatest overall influence on vehicle miles traveled. Transit-oriented,
pedestrian- friendly, mixed land use is able to reduce vehicle miles traveled up to
9.8% and reduce vehicle hours traveled up to 16.7%.
9.2.r Oregon State Transportation Planning Rule 12 requires that cities plan for the needs
of the transportation disadvantaged. Children, the elderly, the poor, the disabled,
and others who do not use a motor vehicle for a number of reasons, do not or may not
have access to an automobile. Thirteen percent of Oregon's population are schoolage
children and 16% of adult Oregonians do not have a valid driver's license.
9.2.s Transit-oriented / mixed use land development patterns provide the greatest range of
transportation choices for individuals and families.
9.2.t Oregon State Transportation Planning Rule 12 requires that cities reduce reliance
on the automobile through land use and subdivision regulations that require transitoriented
development (TOD) and densities on existing transit routes that will support
transit service.
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9.2.u According to the West Corvallis - North Philomath Plan, overall housing densities of
around nine units per acre have been found to encourage greater transit usage.
9.2.v Oregon State Transportation Planning Rule 12 requires cities to identify
improvements to the pedestrian and bicycle circulation system to meet local travel
needs by creating more direct, convenient, and safe pedestrian and bicycle
connections between residential areas and neighborhood activity centers in
developed areas as well as in new development.
9.2.w A City's promotion and implementation of compact, transit-oriented development
may have positive financial impacts at various levels in the community:
i. Transportation choices beyond the automobile can represent economic savings to
an individual or family that could be used for housing. These choices are more
likely to exist within the context of pedestrian and transit-oriented comprehensive
neighborhoods.
ii. According to the Urban Land Institute's The Costs of Alternative Development
Patterns - A Review of the Literature, a more compact, walkable neighborhood
form can have economic benefits Citywide by having a style of infrastructure that
is far less expensive to build and maintain per dwelling unit served. Compact
development would also save on City services such as police, fire, and sanitation.
iii. According to the findings of New Development Choices for Oregon: Market
Realities, and Economic Strategies, good quality design of the housing units
within compact neighborhoods, designed to be walkable and to accentuate
community interaction, can assure marketability and continued value.
9.2.x Corvallis residents value the neighborhood characteristics of traditional residential
areas and desire those characteristics in new development.
9.2.y Research suggests that many benefits may be derived from the implementation of
standards that promote or require more narrow streets in new development.
i. When land is at a premium, building neighborhoods with excessively wide
streets precludes using that land for more productive and profitable uses.
Land saved by reducing paved surface area provides more opportunities for
other land uses such as open space, farms, community and commercial needs,
and housing.
ii. According to the Livable Oregon and the Smart Development Project's
"Skinny Streets - Better Streets for Livable Communities," the "skinny" street
standards call for streets that use land sensibly, require less money to build,
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and offer a friendlier environment to pedestrians and residents.
iii. Local governments spend less money building, improving, and maintaining
roads when they have less paved surface area. Narrow streets also contribute
to more compact development and more efficient land use, as well as
minimizing the costs of providing urban services by minimizing the size of
service areas.
iv. With less paved surface, narrower streets cost less to build. Narrow streets
also allow for more flexibility in subdivision layout by reducing the amount of
land designated for streets, and may result in more lots per gross acre of land.
v. Narrow streets reduce overall distances between destinations by using land
more efficiently, making walking and bicycling more attractive to residents.
Narrow streets also create a safer environment for pedestrians and bicyclists
by encouraging reduced traffic speeds.
vi. Narrow streets create an environment of safety and convenience which
attracts residents to walk, bicycle, and play in the neighborhood. Narrow
streets maximize opportunities for other neighborhood amenities like parks
and landscaping by using land efficiently.
vii. Narrow streets encourage more cautious driving and slower speeds by
eliminating the "speedway" feel of wide streets in residential areas. The
more intimate feeling created by narrower residential streets serves as an
additional indicator to drivers that they are in a neighborhood.
viii. A better developed street network, which increases street connectivity and
decreases cul-de-sacs and dead ends, benefits emergency service providers by
giving them additional access routes to a site. When grid-like street patterns
are developed in conjunction with narrow streets, emergency service
providers may find that access to a site is improved rather than diminished.
9.2.z Negative impacts of narrow streets is their potential reduction of on-street parking
and the potential of longer response times for emergency vehicles.
Policies
9.2.1 City land use decisions shall protect and maintain neighborhood characteristics (as
defined in 9.2.5) in existing residential areas.
9.2.2 In new development, City land use actions shall promote neighborhood characteristics
(as defined in 9.2.5) that are appropriate to the site and area.
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9.2.3 The City shall identify, inventory, analyze, and map existing and potential
comprehensive neighborhood areas within the City and the Urban Growth Boundary
and, through public processes, determine how they will be preserved, renewed, and or
created.
9.2.4 Neighborhoods shall be pedestrian-oriented. Neighborhood development patterns shall
give priority consideration to pedestrian-based uses, scales and experiences in
determining the orientation, layout, and interaction of private and public areas.
9.2.5 Development shall reflect neighborhood characteristics appropriate to the site and area.
New and existing residential, commercial, and employment areas may not have all of
these neighborhood characteristics, but these characteristics shall be used to plan the
development, redevelopment, or infill that may occur in these areas. These
neighborhood characteristics are as follows:
A. Comprehensive neighborhoods have a neighborhood center to provide services
within walking distance of homes. Locations of comprehensive neighborhood
centers are determined by proximity to major streets, transit corridors, and higher
density housing. Comprehensive neighborhoods use topography, open space, or
major streets to form their edges.
B. Comprehensive neighborhoods support effective transit and neighborhood services
and have a wide range of densities. Higher densities generally are located close to
the focus of essential services and transit.
C. Comprehensive neighborhoods have a variety of types and sizes of public parks and
open spaces to give structure and form to the neighborhood and compensate for
smaller lot sizes and increased densities.
D. Neighborhood development provides for compatible building transitions in terms of
scale, mass, and orientation.
E. Neighborhoods have a mix of densities, lot sizes, and housing types.
F. Neighborhoods have an interconnecting street network with small blocks to help
disperse traffic and provide convenient and direct routes for pedestrians and
cyclists. In neighborhoods where full street connections cannot be made, access
and connectivity are provided with pedestrian and bicycle ways. These pedestrian
and bicycle ways have the same considerations as public streets, including building
orientation, security-enhancing design, enclosure, and street trees.
G. Neighborhoods have a layout that makes it easy for people to understand where
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they are and how to get to where they want to go. Public, civic, and cultural
buildings are prominently sited. The street pattern is roughly rectilinear. The use and
enhancement of views and natural features reinforces the neighborhood connection
to the immediate and larger landscape.
H. Neighborhoods have buildings (residential, commercial, and institutional) that are
close to the street, with their main entrances oriented to the public areas.
I. Neighborhoods have public areas that are designed to encourage the attention and
presence of people at all hours of the day and night. Security is enhanced with a mix
of uses and building openings and windows that overlook public areas.
J. Neighborhoods have automobile parking and storage that does not adversely affect
the pedestrian environment. Domestic garages are behind houses or otherwise
minimized (e.g., by setting them back from the front facade of the residential
structure.) Parking lots and structures are located at the rear or side of buildings. Onstreet
parking may be an appropriate location for a portion of commercial,
institutional, and domestic capacity. Curb cuts for driveways are limited, and alleys
are encouraged.
K. Neighborhoods incorporate a narrow street standard for internal streets which slows
and diffuses traffic.
L. Neighborhood building and street proportions relate to one another in a way that
provides a sense of enclosure.
M. Neighborhoods have street trees in planting strips in the public right-of-way.
9.2.6 The City shall investigate and implement incentives to encourage the development of
the neighborhood characteristics identified in 9.2.5.
9.2.7 To facilitate neighborhood-oriented development, the Land Development Code shall
include provisions for:
A. Reduced setbacks and minimum lot size requirements in residential districts;
B. Varied lot dimensions within a neighborhood development; and
C. The consideration of an average lot size within a neighborhood development.
9.2.8 To maintain connectivity and promote interactions within and among neighborhoods,
gated development shall not be permitted.
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9.3 Residential Land Development and Land Use
Findings
9.3.a Corvallis is the major urban area in Benton County with just under 65% of the
County's total 1996 population. Based on the findings of the Buildable Land
Inventory and Land Need Analysis for Corvallis (1998), adequate land is available
within the City Limits to meet the need for low and medium density residential
development during the planning period, but there is a shortage of land zoned for
medium-high and high density development. The report suggests that the
implementation of neighborhood centers will overcome this shortage.
9.3.b The Urban Growth Boundary contains adequate urbanizable land to meet anticipated
housing needs for the planning period.
9.3.c Oregon Revised Statutes (ORS 197) preclude development review processes that
discourage needed housing through unreasonable costs or delays.
9.3.d Efficient utilization of land (i.e., encouraging building to the mid-point or high-end
of the required density of a residential zoning classification) in undeveloped areas of
the City is necessary to provide City services in a cost-effective manner, to meet
anticipated demand for residential uses, and to support the creation of
comprehensive neighborhoods.
9.3.e Maintaining the capacity of land that is within the undeveloped areas of the Urban
Growth Boundary and outside the City Limits for eventual, efficient utilization will be
critical in order to meet future demand for residential uses and the successful
creation of comprehensive neighborhoods. Creative planning techniques (e.g.,
clustering) and processes (e.g., Corvallis Urban Fringe Management Agreement /
administration, requesting exceptions from standardized statewide planning
guidelines when necessary) will be required in order to achieve this goal.
9.3.f In 1996, residential land uses represented the largest land use category in the Urban
Growth Boundary (54% of all land within the Urban Growth Boundary) and will
continue to be the dominant category over the planning period.
9.3.g The Federal Fair Housing Law and/or Corvallis Municipal Code require that equal
housing opportunities be provided for all people regardless of sex, race, color,
religion, national origin, marital status, familial status (children), age, mental or
physical disability, sexual orientation or source of income.
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9.3.h A mixture of housing densities within all residential areas of the City increases
opportunities for social, economic, and architectural variety. Dispersal of all ranges
of housing densities throughout the City balances the costs and benefits of such
mixture.
9.3.i Excessive glare from outdoor lighting, noise, and direct lines of sight into homes
from adjoining uses in residential areas can cause a decline in quality of life that
may translate into reduced property values and neighborhood disagreements.
Predictability of glare and noise, regular intervals when neighbors can depend on
respites from the glare and noise, and methods to adjust lines of sight to minimize
loss of privacy can mitigate some of the negative effects. These mitigating factors, to
be effective, must be institutionalized and continue indefinitely in their
implementation.
9.3.j Density transfers allow for efficient use of land and support the retention of natural
resources.
Policies
9.3.1 Corvallis and Benton County shall work together to assure that adequate urbanizable
land is available to meet housing needs during the planning period and to prevent
development patterns that preclude future urbanization.
9.3.2 Where a variety of dwelling types are permitted by the development district, innovative
site development techniques and a mix of dwelling types should be encouraged to meet
the range of demand for housing.
9.3.3 The City shall encourage a mix of residential land uses and densities throughout the
City through the application of the criteria of the Land Development Code and through
exploration of new approaches that respect the community's values.
9.3.4 No one who sells, rents, or leases a house, apartment, or other real property within the
City Limits of Corvallis shall discriminate on the basis of race, religion, sex, sexual
orientation, marital status, color, national origin, age, familial status (children), mental or
physical disability, or source of income.
9.3.5 Residential developments shall conform to the density ranges specified by the
Comprehensive Plan and be of housing types permitted by the applicable zoning
district.
9.3.6 The development review process shall not result in the exclusion of needed housing at
densities permitted by underlying district designations or result in unreasonable cost or
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delay.
9.3.7 To the maximum extent possible in residential areas, glare from outdoor lighting shall
be shielded and noise shall be limited.
9.4 Housing Needs
Findings
9.4.a The need for new housing is influenced by job generation and in-migration, the
availability and cost of transportation, and seasonal factors in such areas as
employment and student enrollment at Oregon State University.
9.4.b Statewide Planning Goal 10 requires that buildable lands for residential use shall be
inventoried, and plans shall encourage the availability of adequate numbers of
needed housing units at price ranges and rent levels which are commensurate with
the financial capabilities of Oregon households and shall allow for flexibility of
housing location, type and density.
9.4.c The largest single group of citizens in the nation's history, both in absolute terms
and as a proportion of total population, will reach the age of 60 between the years
2005 and 2020. Savings rates for this group of citizens have been very low and their
financial options for retirement are uncertain. Demographers are suggesting that
this age group will, as they age, need to share resources and residences. This will
create severe challenges to provide a continuum of housing types and associated
services for senior citizens within Corvallis.
9.4.d According to the 1996 Benton County Needs Assessment, and in light of recent
reductions in State and Federal assistance and resources, housing requirements of
special needs populations (the homeless, physically disabled, mentally disabled, and
individuals in work release programs, etc.) are a concern for the community.
9.4.e The City's Housing and Community Development Commission oversees housing and
community development programs, including the use of the City's Community
Development Revolving Loan Fund.
9.4.f Oregon Revised Statutes (ORS 197.296) requires that the City ensure that residential
development occurs at the densities and mix needed to meet the community's housing
needs over the next 20 years, and that there is enough buildable land to accommodate
the 20-year housing need inside the Urban Growth Boundary.
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9.4.g The housing stock of Corvallis is relatively new, with nearly 80% of the existing units
having been built since 1950. Many of the approximately 12,350 residential units
built prior to 1975 are of an age such that major structural elements (e.g., roofs,
electrical / plumbing systems, foundations) are or will be in need of repair or
replacement.
9.4.h The composition of the Corvallis housing supply has been changing. In 1960, the
supply consisted of 74% single family, 25% multi-family, and 1% manufactured homes.
In 1980, the supply consisted of 50% single family, 46% multi-family, and 4%
manufactured homes. The Buildable Land Inventory and Land Need Analysis for
Corvallis (1998) indicates that in 1996, the Corvallis housing supply was composed
of 53% single family, 43% multi-family, and 4% manufactured housing.
9.4.i In 1960, 54% of the Corvallis housing stock was owner-occupied and 46% was renteroccupied.
In 1980, 45% was owner-occupied and 55% was renter-occupied. Data
from the 1990 U.S. Census indicated that 44% of Corvallis housing units were owneroccupied
and 56% were renter-occupied.
9.4.j Average household size decreased from 3.3 persons per household (pph) in 1970 to
2.3 pph in 1997.
9.4.k Historically, the Corvallis owner- and renter-occupied housing markets have been
characterized by low vacancy rates.
9.4.l Housing price is affected by a number of factors, including: the system of taxation,
demand for land and housing, the availability of land, the size of available lots, the
amenities and sizes of constructed homes, local policies for annexation, land
speculation, inflation, the cost of material and labor, governmental regulations and
charges, sale turnover rates, real estate transaction fees, mortgage interest rates,
location, site conditions, costs of public facilities and streets, and the rate of
population growth.
9.4.m Parks and open space that are in close proximity to residential areas provide
opportunities for recreational and social activities that may not be available on
residential development sites, particularly within multi-family developments occupied
by families with children. The presence of parks and open space supports more dense
development by fostering neighborhoods, by maintaining quality of life, and by
improving community appearance.
9.4.n Additional mechanisms are needed to encourage the use of energy efficient building
materials and construction techniques.
9.4.o The Benton County Labor Housing Needs Assessment (December 1993) prepared by
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Oregon Housing and Associated Services, Inc., determined that there were 338 farm
worker families in Benton County (representing approximately 1,297 individuals)
who are full-time residents of the County, are low-income, and are reliant upon
seasonal income from farm labor employment. The same study determined that an
additional 288 units of housing was needed to serve this population. In 1997, the
Corvallis-based Multicultural Assistance Program served 436 farm worker
households (representing 1,028 individuals).
Policies
9.4.1 To meet Statewide and Local Planning goals, the City shall continue to identify housing
needs and encourage the community, university, and housing industry to meet those
needs.
9.4.2 The City shall continue to periodically review the immediate and long-term effects of
fees, charges, regulations, and standards on dwelling costs and on community livability
as defined in the Corvallis 2020 Vision Statement.
9.4.3 The City shall investigate mechanisms to assure the vitality and preservation of
Corvallis' residential areas.
9.4.4 The City shall encourage the repair and maintenance of existing dwelling units and shall
pursue opportunities to focus financial assistance programs in specific areas of the City
on a census tract or neighborhood basis.
9.4.5 The City shall maintain appropriate standards to assure the repair and rehabilitation of
housing units that may be hazardous to the health, safety, and welfare of the
inhabitants.
9.4.6 The City shall maintain minimum standards for multi-family units that encourage the
development of units designed for long-term family living. Factors which need to be
considered include privacy, child and adult recreation areas, variety of building design,
play space / open space, and landscaping.
9.4.7 The City shall encourage development of specialized housing for the area's elderly,
disabled, students, and other groups with special housing needs.
9.4.8 The City shall maintain information concerning housing supply and demand, ascertain
the housing needs of special groups, keep abreast of and utilize sources of Federal and
State funding, and provide information and coordination among all participants in the
local housing market.
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9.4.9 Residential development should consider and accommodate to the maximum extent
possible, the future needs of senior citizens.
9.4.10 The City shall continue to monitor the demand for seasonal farm worker housing.
(For policies and findings pertaining to Urban Fringe residential areas, see Article 14 -
Urbanization. )
9.5 Housing Affordability
Findings
9.5.a Between 1990 and 1996, real housing costs increased more rapidly than real
incomes. In Benton County, over this time, median four-person household income
rose 35% from $34,500 to $43,600 per year, while the median sales price of a Benton
County home rose 109% from $72,900 to $152,600. During the same period, the
median sales price of a Corvallis home rose 114% from $71,000 to $152,000.
9.5.b The price of new homes has increased steadily since the early 1900's; both average
square footage and the number and quality of amenities that are "standard" in new
homes have also increased significantly during this period.
9.5.c State and Federal guidelines define "affordable" housing as that which requires no
more than 30% of the monthly income of a household that has income at or below
80% of the area median. As of November 1997, U.S. Department of Housing and
Urban Development (HUD) data indicates that 87% of Benton County households
earning 50% or less of the County's median income live in housing that is not
affordable. (Source: Oregon Coalition to Fund Affordable Housing, based on data
supplied by the Portland Area HUD Office.)
9.5.d Federal guidelines indicate that households earning 80% or less of the area's median
income are considered to be low- and very low-income and are likely to have housing
assistance needs. According to the 1980 Census, approximately 3,285 households
were determined to be low or very low-income. In 1990, approximately 6,800
households were low- or very low-income.
9.5.e There is an increasing need for housing types which offer lower-cost ownership
possibilities than the traditional single family home.
9.5.f According to the 1990 Census for Corvallis, the average size of an owner-occupant
household was 2.58, and the average size of a renter-occupant household was 2.09.
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9.5.g In 1997 the Corvallis Housing and Community Development Commission developed
a benchmark to measure the affordability of owner- and renter-occupied housing in
Corvallis.
9.5.h In 1997, 10% of all housing units sold in Corvallis were affordable to three-person
households with incomes at or below $35,950 per year, or 80% of the Benton County
median for a household of this size.
9.5.i In a survey conducted at the end of 1997 by the Corvallis Housing Programs Office,
it was found that 58% of all available rental housing units in Corvallis were
affordable to three-person households with incomes at or below $35,950 per year, or
80% of the Benton County median for a household of this size. The same survey found
that 9% of all available rental housing units in Corvallis were affordable to twoperson
households with incomes at or below $19,950 per year, or 50% of the Benton
County median for a household of this size.
9.5.j Housing affordability may be enhanced through the implementation of legislative or
programmatic tools focused on the development and continued availability of
affordable units. Such tools include, but are not limited to: inclusionary housing
programs; systems development charge offset programs; Bancroft bonding for
infrastructure development; facilitation of, or incentives for, accessory dwelling unit
development; minimum lot and/or building size restrictions; reduced development
requirements (e.g., on-site parking reductions); density bonuses; a property tax
exemption program; creation of a community land trust; loan programs for the
creation of new affordable housing; and other forms of direct assistance to
developers of affordable housing.
9.5.k Through the administration of housing assistance and rehabilitation programs, the
City has an impact on the retention and provision of housing opportunities that are
affordable to low- and very low-income residents. A cooperative effort involving the
public and private sectors, as well as the current and prospective occupants of such
units, will be needed if such housing opportunities are to be expanded.
9.5.l The City's Housing and Community Development Commission oversees housing and
community development programs, including the use of the City's Community
Development Revolving Loan Fund.
9.5.m Manufactured homes are a viable housing option for a wide range of income levels.
9.5.n Benton County has an Affordable Housing Development Loan Fund that was created
to provide a local source of short-term loans for affordable housing projects
throughout Benton County, including projects within the City of Corvallis.
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9.5.o In fiscal year 1999-2000 or fiscal year 2000-2001, the City of Corvallis will likely
become a Federal entitlement community under the Community Development Block
Grant (CDBG) Program. This designation will allow the City to receive CDBG funds
on a formula basis in order to address the community development needs of lowincome
citizens, including the need for affordable housing.
9.5.p The U.S. Department of Housing and Urban Development (HUD) has provided
financing to a number of local housing projects in return for those projects' limiting
rental charges to an affordable level. At the time that these loans are paid off, the
restrictions on rental charges expire. As of November 1997, such HUD-assisted
"expiring use" projects provided 207 units of affordable housing in Corvallis.
Policies
9.5.1 The City shall plan for affordable housing options for various income groups, and
assure that such options are dispersed throughout the City.
9.5.2 The City shall address housing needs in the Urban Growth Boundary by encouraging
the development of affordable dwelling units which produce diverse residential
environments and increase housing choice.
9.5.3 Annually, the City shall determine the number of units of housing sold that are
affordable to households with incomes at or below both 80% and 50% of the Benton
County median for a household of three persons. In conducting this process of
measurement, results shall be tabulated on the basis of a three-year moving average.
9.5.4 It shall be the goal of the City that 15% of residential owner-occupied units be
affordable to buyers with incomes at or below 80% of Benton County median for a
household of three persons.
9.5.5 The City shall determine annually the number of rental housing units affordable to
households with incomes at or below both 80% and 50% of the Benton County median
for a household of two persons. In conducting this process of measurement, results
shall be tabulated on the basis of a three year moving average.
9.5.6 It shall be the goal of the City that 15% of residential rental units be affordable to renters
with incomes at or below 50% of Benton County median for a household of two
persons.
9.5.7 If either of the goals established in 9.5.3. or 9.5.5., above, is not being met, the City shall
investigate and implement programs and/or legislative initiatives in order to better meet
said goals. Such initiatives could include, but should not be limited to, those identified
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in finding 9.5.j., above.
9.5.8 In determining how Federal entitlement funds shall be expended, the City shall evaluate
strategies for coordinating the use of these funds with other local resources, such as the
City's community development allocations funding and Benton County's affordable
housing development loan fund.
9.5.9 The City shall monitor "expiring use" housing projects that are at risk of being lost as a
source of affordable housing due to the expiration of HUD financing and the associated
restrictions on rental charges. The City shall work in partnership with local housing
organizations in an effort to assure that these housing units are preserved or replaced as
a source of affordable housing.
9.5.10 The City shall continue to investigate and develop suitable methods and programs in
order to assist low- and very-low-income households in meeting their housing needs.
9.5.11 The City shall ensure that adequate land is designated and districted to allow for
manufactured home parks and subdivisions.
9.5.12 The Land Development Code shall contain specific requirements to assure that
manufactured home parks and subdivisions will be developed in a manner which is well
planned and compatible with surrounding land uses.
9.5.13 New subdivisions and planned developments of more than 5 acres in low density
districts shall incorporate two or more of the following elements in at least 10% of the
total acreage:
A. Zero lot line or attached dwellings (where allowed);
B. Minimum allowed lot area; or
C. Dwelling size less than 1,200 square feet.
9.5.14 The City shall evaluate modifying residential district standards to include a wider variety
of housing types in each district and incorporating any design standards necessary to
improve the compatibility of those additional types.
9.5.15 The City shall evaluate increasing the minimum density in low density residential
districts.
9.6 Downtown Residential Neighborhood
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Findings
9.6.a The "Downtown Residential Neighborhood" is defined in Article 50 and delineated
by the map following finding 13.5.a.
9.6.b The Downtown Residential Neighborhood contributes to the viability of commercial
activity in the Central Business District.
9.6.c In the Corvallis 2020 Vision Statement, citizens expressed an appreciation for
characteristics of the City's older neighborhoods, some of which contain a variety of
housing types and small neighborhood services.
9.6.d The Downtown Residential Neighborhood is a flourishing example of a variety of
land uses co-existing successfully.
9.6.e Greater density in the Downtown Residential Neighborhood will accommodate future
population growth in close proximity to existing offices, commercial, and civic uses.
Policies
9.6.1 The City shall preserve and encourage a mix of housing types in the downtown
residential neighborhood.
9.6.2 The City shall encourage the preservation of historically significant homes and buildings
within the Downtown Residential Neighborhood.
9.6.3 The City shall amend the Land Development Code to encourage the following in the
Downtown Residential Neighborhood:
A. Building to the higher end of the allowed density range through intensive site
utilization;
B. Reduction of on-site parking requirements; and
C. Maintenance of historic character.
9.7 Oregon State University Housing
Findings
9.7.a Oregon State University enrolled 14,127 students for the 1997 fall term. The number
of students living within a 1/2 mile of the main campus area was approximately
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7,000, while roughly 25% of the students live on campus.
9.7.b According to information collected by OSU University Housing and Dining Services,
during the 1997 fall term, student occupancy in residence halls, cooperative houses,
student family housing, the College Inn, fraternities and sororities totaled 4,430.
Total housing capacity in these units was just over 6,100, and thus exceeded
occupancy by over 1,600 units.
9.7.c If the percentage of OSU students who live within 1/2-mile of the main campus could
be increased from the current estimated 50% to 60%, there is a potential savings of at
least 5,000 vehicle trips per day in a very congested part of the City.
9.7.d The student population is not expected to increase significantly during the planning
period. The percentage of the total population who are students will decrease as the
non-student population increases.
9.7.e There are approximately 140 acres of land zoned medium density residential and 85
acres of land zoned medium-high residential within a 1/2 mile of the main OSU
campus, all of which has some potential for rezoning to a higher density.
9.7.f A 1993 OSU survey found that 17% of OSU students commute to campus in single
occupancy vehicles. Fifty-six percent of faculty and staff commute to campus in
single occupancy vehicles.
9.7.g Some of the Oregon State University residence halls are not protected with built-in
fire sprinkler systems, which creates risk for the residents and a higher reliance on
the fire department for rescue services using aerial apparatus.
Policies
9.7.1 The City shall encourage the rehabilitation of old fraternity, sorority, and other group
buildings near OSU for continued residential uses.
9.7.2 The City shall encourage OSU to establish policies and procedures to encourage
resident students to live on campus.
9.7.3 The City and OSU shall work toward the goal of housing 50% of the students who
attend regular classes on campus in units on campus or within a 1/2 mile of campus.
9.7.4 The City shall evaluate cooperative programs and investments with OSU to provide
alternative transportation services specifically targeted towards students, faculty, and
staff.
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9.7.5 The City shall encourage Oregon State University and its fraternities, sororities, and
cooperative housing owners to pursue opportunities for retrofitting residential units with
fire sprinkler systems, and to provide fire sprinkler systems for all new residential units.
9.8 Supporting Documents
Item Date Location of Document
Benton County Labor Housing Needs
Assessment
1993 Corvallis Housing Programs
Benton County Needs Assessment 1996 Corvallis Planning Division
Library
Corvallis Transportation Plan 1996 Corvallis - Benton County
Public Library
Corvallis 2020 Vision Statement 1997 Corvallis - Benton County
Public Library
Housing the Senior Population in the 21st
Century, Cascades West Council of
Governments
1996 Corvallis Planning Division
Library
U.S. Department of Housing and Urban
Development Median Income Determinations
1998 Corvallis Housing Programs
Land Development Information Report,
Corvallis Development Services Division
1997 Corvallis - Benton County
Public Library
Making the Land Use Transportation Air
Quality Connection: The Pedestrian
Environment, 1000 Friends of Oregon
?
Corvallis Planning Division
Library
New Development Choices for Oregon: Market
Realities and Economic Strategies,
Zimmerman / Volk
1996 Corvallis Planning Division
Library
Oregon Statewide Planning Goals & Guidelines 1996 Corvallis Planning Division
Library
Skinny Streets - Better Streets for Livable
Communities, Livable Oregon and the Smart
Development Project
1996 Corvallis Planning Division
Library
Smart Development Code Handbook,
Transportation and Growth Management
Program, Oregon Department of Transportation
and Oregon Department of Land Conservation
and Development
1997 City of Corvallis Planning
Division
143
South Corvallis Area Plan 1998 Corvallis - Benton County
Public Library
The Costs of Alternative Development Patterns
- A Review of the Literature, James E. Frank,
Urban Land Institute
1989 Corvallis Planning Division
Library
Time Well Spent: The Declining Real Cost of
Living in America, Federal Reserve Bank of
Dallas
1997 Corvallis Housing Programs
U.S. Census for Corvallis 1990 Corvallis Planning Division
Library
West Corvallis - North Corvallis Plan 1996 Corvallis - Benton County
Public Library
Buildable Land Inventory and Land Need
Analysis for Corvallis
1998 Corvallis - Benton County
Public Library
9.9 Advisory Boards
Housing and Community Development Commission
9.10 Mandated Reports / Plans / Inventories
Existing / new neighborhood mapping
Measurements of housing affordability
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Article 10. Public Utilities, Facilities, and Services
10.0 Background
This Article addresses Statewide Planning Goal 11: "To plan and develop a timely, orderly,
and efficient arrangement of public utilities, facilities, and services to serve as a framework for
urban development."
Public utilities, facilities, and services are necessary for the general welfare of the public and
are generally available to all Corvallis citizens. The findings and policies of this Article
address general issues related to water, wastewater, stormwater, police and fire protection,
emergency service, schools, private franchise utilities, and libraries. (Transportation public
facilities are addressed in Article 11. Parks and recreational public facilities and open space
are addressed in Article 5.)
The projected growth in population for the Corvallis Urban Growth Boundary will require a
corresponding expansion of public utilities, facilities, and services. Policies concerning the
manner in which public utilities and facilities are expanded can help direct the location and
intensity of future housing, commercial, and industrial development.
Corvallis has traditionally provided a high level of public facilities and services. There is a
long history of voter support for making community improvements as evident by the passage
of several general obligation bonds to implement projects in the various Capital Improvement
Programs.
Public utilities must be disseminated through a physical infrastructure to serve all households
and commercial and industrial users in the City. Public utilities include water, wastewater,
and stormwater facilities, and services provided by the City. Franchise utilities, such as gas
and electric are provided by private companies under license to the City. Public facilities,
including schools and parks and recreational facilities, are located in strategic locations
throughout the community. School facilities are planned with input from the City and
community and are provided by the Corvallis School District 509J. Public services, including
police, fire, and emergency services are provided by City staff at the point of need and are not
restricted to any particular geographic location.
Detailed information related to specific capital projects for public utility, facility, and services
are available in annual updates to the Capital Improvement Program and in individual
program master plans. The list of water, wastewater, stormwater, and transportation projects
in the annual adopted Capital Improvement Program shall be considered the City's "shortterm"
(five-year) list of public facility projects as required by State public facilities planning
rules. Additional information regarding long-term projects on public facility planning is
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found in adopted master plans. Project lists taken from these master plans are intended to
meet the needs of the public facilities planning rules for long-term projects and are referenced
at the end of this Article.
10.1 Relevant Vision Statement Elements
"More efficient land use through higher densities and compact development reduces the
amount of land required for development and the negative impacts of an extended
infrastructure. Careful design ensures that development minimizes impacts on plant
communities, wildlife habitat, and scenic areas, as well as enhances the sense of place and
community character. In order to protect the environment, our growth rate has not
exceeded necessary infrastructure."
"City and County governments and school boards coordinate and seek joint provision of
all major services and procurement for major capital equipment and facilities."
"To help ensure stable public school funding, Corvallis has implemented an interagency
collaboration which allows the City and County governments to participate in school
funding and decision making. For example, the Corvallis - Benton County Library and the
City's Parks and Recreation Department helps support a variety of extra-curricular and
recreational opportunities."
"We are also concerned about other influences which, although not as dangerous, can
spoil the way our community looks and sounds. In new developments, utility lines are
buried underground, resulting in pleasant views and vistas. Corvallis is a community
where all pollution types (including noise, visual, air, water, odor, and chemical pollution)
are carefully monitored and standards are maintained that meet or exceed the highest
standards in the valley."
10.2 General Public Utilities and Facilities
Findings
10.2.a Community goals emphasize the desire to maintain the generally high quality of
public facilities and services within the City.
10.2.b Public utilities, facilities, and services, plans, and programs need to be developed for
the maintenance and expansion of urban services in a logical and orderly manner.
10.2.c The provision of the community's public water, wastewater, drainage, and
transportation facilities and services is an important management tool in the
conservation and development of land within the urbanizing area.
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10.2.d It is necessary that development be planned in advance of need so that water,
wastewater, drainage, pedestrian, and other transportation facilities can be provided
for urbanization. (See Articles 11 - Transportation and 14 - Urbanization.)
10.2.e The City of Corvallis has the potential ability to provide adequate urban water,
wastewater, drainage, and transportation services to meet the demand for all
urbanization within the Urban Growth Boundary.
10.2.f The formation of private service districts within the Urban Growth Boundary for
water, wastewater, drainage systems, and transportation facilities could create land
management problems, unless their systems are built to City standards.
10.2.g Expansion of some City facilities generally occurs in large and expensive increments.
Improvements and additions to the water system needed to serve a population of
60,000 will cost approximately $29,000,000 (in 1997 dollars). Wastewater master
plans indicate that an equal or greater amount is likely to be required to assure
adequate collection and treatment of wastewater throughout the planning period. It
should be noted that these are extremely rough estimates and that they address only
two of the City's many public facilities.
10.2.h The Capital Improvement Program is a comprehensive planning document that
integrates capital improvements from all funding sources and program categories.
10.2.i An adequately funded Capital Improvement Program can be used to remedy the
existing deficiencies of Corvallis' public facilities and services and can address
anticipated needs within the Urban Growth Boundary .
10.2.j When public improvements are constructed by private developers, two mechanisms
are available by which a fair share distribution of construction costs can be made to
benefitted properties. Municipal Code Chapter 2.13, "Reimbursement to Developers
under Private Contract", provides for systems development charge reimbursement for
the cost of extra-capacity elements of public infrastructure. Municipal Code Chapter
2.16, "Recovering Charge for Public Improvements," allows for reimbursement of
public improvement costs from benefitted properties when they develop.
10.2.k Some funding sources for capital projects, such as State and Federal grants, are
uncertain; if grants become unavailable, projects must be modified or new funding
sources identified. Other funding sources for capital projects are subject to voter
approval. Voter attitudes towards taxes and services can change and, in Oregon,
voter attitudes have a significant effect on expenditures and taxes.
10.2.l Public utilities, facilities, and services requirements and standards can contribute to
better development patterns and community livability by balancing important safety
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and infrastructure needs with important considerations for creating high quality
pedestrian environments.
Policies
10.2.1 The City shall prepare, adopt, and periodically update a long-term Capital Improvement
Plan for the entire planning period. This Plan shall meet the State public facility plan
requirements.
10.2.2 The City shall provide urban public facilities and services to implement adopted
community land use policies.
10.2.3 The location of facilities and utilities shall be planned and coordinated by the City and
Benton County in advance of need, to the greatest extent possible.
10.2.4 Urban development within the Corvallis Urban Fringe shall be subsequent to, or
concurrent with, the provision of an adequate level of facilities and services.
10.2.5 The City shall consider the level and type of public facilities that can be provided when
planning for various densities and types of urban land uses.
10.2.6 The type, location, and phasing of public facilities and utilities shall be based on actual
needs, desired levels of service, cost-effectiveness, and/or property owner willingness to
pay for infrastructure.
10.2.7 Plans and programs developed for the provision of public facilities and services shall be
subject to annual review and approval by the Capital Improvement Plan Commission,
Planning Commission, Budget Commission, and City Council.
10.2.8 The expansion of public facilities or services within City Limits or the extension of
public facilities or services to newly-annexed areas shall be accomplished through the
Capital Improvement Plan, as funding allows, or as a condition of development, or a
combination of both.
10.2.9 All developments shall comply with adopted utility and facility master plans and the
Capital Improvement Plan.
10.2.10 The City and County shall develop regulations and procedures which will encourage the
appropriate development of public facilities and services within the Urban Growth
Boundary. The cost of such facilities and utilities shall be borne by the benefitted
properties.
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10.2.11 Developers shall be required to participate financially in providing the facilities to serve
their projects as a condition of approval.
10.2.12 Developers will be responsible for the construction of all facilities internal to and
fronting their properties and for needed extensions of facilities to and through their site.
10.2.13 The City shall maintain mechanisms to ensure fair share participation by benefitted
properties in the construction of public facilities.
10.2.14 The City shall periodically update the systems development charge program to ensure
that new development is paying the full additional cost of extra-capacity infrastructure
(as defined in the Corvallis Municipal Code) required to serve their needs.
10.2.15 The City shall review and revise existing public utility and infrastructure standards,
regulations and procedures to remove obstacles to, and encourage, pedestrian-friendly
development in all districts.
10.2.16 Plans for new or expanded public facilities and services shall include provisions for
pedestrian improvements.
10.3 Water, Wastewater, and Storm Water
Findings
10.3.a The timing and location of expansions to public water, wastewater, and storm water
systems are important factors affecting future urbanization.
10.3.b Corvallis' municipal water supply is presently able to meet existing demands. Water
demand is, however, expected to reach the production capacity of the present plants
as the City approaches a population of 60,000. It should be noted that system
capacity can be affected by weather conditions, the type and the pace of development,
power supply, and water conservation efforts and activities.
10.3.c The City water supply is derived from two sources: the Corvallis Watershed on Marys
Peak (Rock Creek Plant) and the Willamette River (Taylor Water Treatment Plant).
The City has water rights totaling more than 75 million gallons per day. The City's
water rights are continually challenged by other water users, but the water supply
should be sufficient to accommodate the full build-out of the Urban Growth
Boundary.
10.3.d In order to provide adequate water pressure throughout the urbanizing area, the
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distribution and storage systems are divided into service levels which are established
by elevation (1st level - 210 to 287 feet; 2nd level - 287 to 407 feet; and 3rd level - 407
to 560 feet). Generally, due to the requirement for, and costs of, additional pumping
and pump stations, the higher the elevation, the more expensive it is to provide
municipal water.
10.3.e Rehabilitation and modernization of the City's two water treatment plants is
periodically needed to ensure continued and reliable service to the community and to
meet evolving State and Federal drinking water regulations.
10.3.f The City of Corvallis is the logical long-term provider of urban water and wastewater
services in the Urban Fringe. The Urban Fringe cannot be developed to any
substantial degree with wells and septic tanks. While clustered Planned Developments
utilizing wells and on-site septic systems may be developed in the Urban Fringe, the
overall Urban Fringe cannot be developed to planned urban densities using well and
on-site sewage disposal.
10.3.g Sometimes the City is required to annex lands to alleviate a health hazard. In such
cases, the benefitted properties pay to extend wastewater service. City water service
is not always provided at the same time wastewater service is extended, which may
lead to higher fire insurance costs since the annexed lands may not meet fire rating
standards.
10.3.h The present wastewater systems serving some parts of the community are overloaded.
When the wastewater system becomes overloaded, untreated or inadequately treated
wastewater may be discharged into the Willamette River and its tributaries. The
Oregon Department of Environmental Quality has directed the City to make
modifications to its wastewater system that will keep wastewater discharges within
permitted limits.
10.3.i Working to eliminate the combined sanitary and storm sewer system overflows,
reducing inflow and infiltration in sanitary sewers, and improving the system's wet
weather treatment capacity will increase the efficiency of the system and add
capacity. In order to meet future needs, it will be necessary to make changes to the
existing systems.
10.3.j Drainage facilities are constructed to design standards to provide flood protection
and drainage control, as well as opportunities for open space, recreation, and
buffering within the community.
10.3.k Periodically, the Environmental Protection Agency (EPA) issues new regulations on
the management of storm water that affect the City's maintenance, operations, and
Capital Improvement Programs.
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10.3.l Overflows of inadequately treated wastewater into the Willamette River and its
tributaries will be remediated within the planning period. This will be accomplished
using the Combined Sewer Overflow Mitigation Strategy adopted by City Council in
November 1995.
Policies
10.3.1 The City of Corvallis shall be the principal provider of urban-level wastewater and water
services within the Urban Growth Boundary.
10.3.2 The City of Corvallis shall not extend water service above the third water service level.
10.3.3 The City shall intensify its efforts to promote the conservation of both public and
private water supplies and shall take necessary steps to ensure that water supply sources
are protected for future community needs.
10.3.4 Water service within the community shall meet or exceed State and Federal
environmental and drinking water standards.
10.3.5 The City shall increase its efforts to improve the drainage system through stormwater
master plan efforts, the Capital Improvement Program, and the development process,
consistent with EPA and DEQ directives.
(Additional findings and policies related to water quality, sewage disposal, and solid waste
management are located in Sections 7.5 and 7.6.)
10.3.6 The City shall take steps to minimize the effects of development on downstream
drainage systems through the use of appropriate strategies as identified in the
Stormwater Master Plan.
10.4 Franchise Utilities
Findings
10.4.a Telephone, cable television, electricity, natural gas, solid waste, and wireless
telecommunications services are currently provided by cooperatively-owned and
investor-owned utility companies franchised by the City.
10.4.b Uncoordinated utility installations in the public right-of-way can result in multiple
street cuts and increased public costs to maintain streets, sidewalks, curbs, and
gutters.
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10.4.c Deregulation of the energy industry has unknown impacts on Corvallis' energy
services, revenue, control of the public right-of-way, energy costs, and the City's
franchising authority.
10.4.d The demand for wireless telecommunication services is growing rapidly. The
infrastructure needed to support wireless telecommunication services includes
towers, antennas, and servicing equipment. The colocation of wireless facility
installations on towers or other support structures can minimize the visual impacts
of these facilities.
10.4.e When a private franchise utility is required to remove existing overhead electric or
communication facilities and to replace those facilities with underground
installations at the same or different location at the utility's expense, the utility may
collect the conversion costs from customers located within the boundaries of the local
government. The "conversion costs" means the difference in costs between
constructing an underground system and retaining the existing overhead system.
10.4.f The City has enacted standards in the Land Development Code to minimize the visual
impacts of wireless telecommunication facilities by encouraging colocation or other
means appropriate for the surrounding land uses.
Policies
10.4.1 Community land use planning shall be coordinated with utility agencies to assure the
availability of services when needed.
10.4.2 Private utility facilities shall be planned and sited consistent with the City's
Comprehensive Plan, development standards, prudent management of the City-owned
right-of-way, and laws governing franchised utilities.
10.4.3 Private franchise utility distribution facilities shall be located underground in newlydeveloped
areas. To the extent practicable, the City shall encourage the underground
relocation of existing above-ground private utility distribution facilities as part of
modifications to existing systems.
10.4.4 The City shall manage franchise utility access to, and use of, public rights-of-way to
promote the efficient use of the right-of-way and to minimize maintenance costs. The
City shall require fair compensation from private franchise utilities for the use of rightsof-
way.
10.4.5 The City shall evaluate the impacts of energy deregulation and shall seek opportunities
to promote reliable, efficient, affordable, environmentally-sound, and equitable energy
services within the community.
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10.5 Public School Facilities
Findings
10.5.a The location and development of school facilities has a significant impact on
residential development, transportation system location, and development of public
facilities and utilities.
10.5.b Corvallis School District 509J is a separate taxing district, major employer, land
owner, and traffic generator in the Urban Growth Boundary.
10.5.c Although the boundaries of the Corvallis School District 509J extend beyond the
Urban Growth Boundary, the location and function of district land uses has a major
impact upon the Corvallis Urban Growth Boundary.
10.5.d The need for expanded or new school facilities is impacted by demographic trends.
There is no identified correlation between the City's overall population growth and
projected school enrollment. Projected school enrollment in Corvallis School District
509J is expected to decline even though the population of the City as a whole is
expected to increase. This is attributable to Corvallis' aging population. Enrollment
patterns can vary among different school levels.
10.5.e Other important factors impacting the need for new or expanded school facilities
include: new growth in the Urban Fringe; development of affordable housing; and
private school enrollment.
10.5.f Corvallis School District 509J's open enrollment system allows students to attend
schools that are not located in their immediate neighborhood as long as the schools'
enrollment caps are not exceeded. Once a transfer is approved, the student is allowed
to complete all grade levels for the given school. The open enrollment system adds
complexity to the school facility planning process, as it cannot be assumed that all
students in a certain area will attend their "neighborhood" school.
10.5.g Corvallis' open enrollment system contributes to the generation of more traffic than a
traditional, neighborhood-based school system. The extent of increased traffic is not
documented.
10.5.h The Corvallis School District 509J and the City of Corvallis have had a long history
of cooperation in the use of facilities.
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10.5.i Statewide Planning Goals and Guidelines require cooperation and coordination in
land use decisions between the City and the Corvallis School District 509J.
10.5.j Adopted City goals consider school facilities, both buildings and grounds, as activity
centers for residential areas when they are not being used for educational purposes.
10.5.k School facilities are aging and in need of costly seismic improvement upgrades and
other renovations. The last new school built in the Corvallis School District 509J
was Crescent Valley High School in 1970. School building design concepts and
building code requirements have changed significantly since then.
10.5.l Corvallis School District 509J has limited vacant land that could be used for new
school facilities. The District has no vacant land in the northwest portions of the
City. These areas have experienced, and are expected to continue to experience, new
residential development.
10.5.m Both existing and future schools can help define residential areas and serve as
activity centers.
Policies
10.5.1 The availability of adequate school facilities and services shall be used by the City as a
factor to direct urbanization.
10.5.2 The City shall work with the Corvallis School District 509J to develop a strategy for
coordinating the provision and siting of new school facilities with community growth
and change.
10.5.3 The City and the Corvallis School District 509J shall coordinate activities such as school
site selection, school property disposition, and school building utilization in a manner
which enhances residential areas.
10.5.4 Schools and properties adjacent to schools shall be developed in a manner which
minimizes the negative impact on each other.
10.5.5 The costs of schools and parks should be minimized by joint location, acquisition, and
use of sites for schools and parks.
10.5.6 The City shall encourage the use of schools as an integral part of the community by
making joint agreements with the Corvallis School District 509J to allow community
uses of school facilities when the community's uses do not conflict with the primary use
of the school facility.
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10.5.7 The City and the Corvallis School District 509J shall evaluate demographic, socioeconomic,
and development trends on an ongoing basis to assess the need for new or
expanded school facilities.
10.5.8 Prospective school sites shall be planned as part of future neighborhoods or attendance
areas and situated where the growth or spread of population is anticipated.
10.5.9 The City shall encourage new school facilities to be designed to consider community
use.
10.5.10 A prospective school site shall be located so as to take advantage of existing and
proposed transportation networks and recognize required pedestrian and bicycle traffic
and possible traffic hazards.
10.6 Library Public Facilities
Findings
10.6.a In the late 1980's, the Corvallis community developed a master plan for the central
library's expansion over the next 20 years. The community passed a $6.85 million
bond to finance the expansion. In 1992, a new expanded central library was
dedicated.
10.6.b Citizen use of the central library system is very high. In 1996, there were 53,000
active library users. The library is visited by more than 2,000 patrons per day, seven
days a week. In the 1997 Citizen Attitude Survey, 81.3% of all respondents indicated
that they had used the library within the last year; 94.3% of the respondents rated the
library services as "excellent" or "good."
10.6.c Increased demands will require an expansion of library facilities and services.
Continued expansion of the downtown Corvallis central library facility is necessary
to provide improved services for the entire library system.
10.6.d Library patrons demand expanded collections of both traditional and electronic
information resources and services.
10.6.e The library is valued as a community center for public meetings and other events.
Policies
10.6.1 The Corvallis - Benton County library system shall continue to locate and expand its
central facility in its present downtown Corvallis location.
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10.6.2 The library district of cooperating members, branch libraries, bookmobile, and the
mobile branch library should be maintained and enhanced as funds permit.
10.6.3 The library shall continue to act as a community center for public meetings and other
events.
10.6.4 The library shall maintain a strong traditional collection of materials while continuing to
support and develop electronic services and resources.
10.7 Fire and Emergency Public Services
Findings
10.7.a Currently, the City provides a high level of fire protection and ambulance service.
Future growth will bring increased demands on these services. To adequately
provide these services, facility expansion will be needed. In accordance with the Fire
Department Master Plan, a fifth fire station is planned for the Walnut Park area in
northwest Corvallis, where much growth is occurring. An additional rural station to
serve the Lewisburg area is planned.
10.7.b The dependability of Corvallis' fire protection is based in part on the distribution
and capacity of the water system.
10.7.c Occasionally, the City is required to annex areas to alleviate a health hazard. Some
of these areas are not served by municipal water service. Areas without water service
typically receive "rural" fire service. Water used to suppress fires in these cases is
trucked to the site. This is generally much less effective and less efficient than having
hydrants connected to the City's water distribution system. The size and extent of
areas without municipal water service can ultimately have a negative effect on the
fire insurance rating of the entire City.
10.7.d The Corvallis Fire Department provides advanced life support patient care and
transport to the citizens of Corvallis, Benton County, and a small portion of Linn
County. The current level of paramedic service is one of the most advanced in
Oregon. As stated in the Fire Department Master Plan, the Department's goal is to
respond to all City medical emergencies within 5 minutes at least 45% of the time and
within 8 minutes at least 90% of the time.
10.7.e A well-planned system of connecting arterial, collector, and local streets promotes
quick emergency response times while containing the need to add additional fire
stations in order to meet response time targets.
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10.7.f Narrower street widths are sometimes promoted as a means to promote compact,
pedestrian-friendly development. However, safe and efficient access and egress of
emergency vehicles requires an adequate travel lane width. In residential areas with
adequate off-street parking, on-street parking can sometimes be accommodated
within a portion of the travel lane width without compromising emergency vehicle
access.
10.7.g Fire and emergency response standards may sometimes conflict with development
patterns that offer high quality and safe pedestrian environments.
10.7.h Appropriate fire detection and suppression equipment installed at the time of
development is cost-effective and invaluable in saving lives and protecting properties
from excessive fire damage. Installation of a residential fire sprinkler system is
estimated to add 1 to 1 1/2% to the cost of a new home.
10.7.i Building houses in forested and natural grassland areas exposes residents to hazards
from wildland fires and puts natural resources such as forest lands at risk from
exposure to structure fires.
Policies
10.7.1 The location of future fire stations should be planned, sited, and developed to maintain
the community's high standard of fire protection and ambulance service.
10.7.2 For adequate fire protection, the City shall develop and maintain a supply of water
sufficient to meet projected needs in the event of a three-day shut down of the main
(Taylor) water treatment plant.
10.7.3 The City shall develop and maintain standards and policies that promote the costeffective
use of fire detection and suppression devices in residential units.
10.7.4 To promote a City standard of fire protection in areas annexed after adoption of this
plan, new development in these areas shall be required to be served with municipal-level
fire protection.
10.7.5 The City shall coordinate review of proposed new roads or alterations to existing roads
to ensure that the proposed street widths and layout are adequate to ensure fire and
ambulance service access.
10.7.6 The Fire Department shall procure equipment over time, compatible with narrow streets
and pedestrian-friendly environments.
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10.7.7 Standards and regulations for development in the Urban Fringe shall be modified to
require new residential development to maintain a sufficient fire break to minimize
hazards from wildland fires.
10.8 Police Protection
Findings
10.8.a The City of Corvallis Police Department provides high quality police services and
emergency communications through the enhanced 911 system.
10.8.b Additional community growth will place increasing demands on these services and
create a need for closer coordination with Benton County law enforcement services.
10.8.c The City's enhanced 911 system became fully operational in February 1997. The
enhanced system allows emergency dispatchers to send police, fire, and medical
assistance to a caller's location immediately even when the caller is unable to provide
his or her address.
10.8.d The City of Corvallis Police Department works with neighborhoods to develop
community policing and crime prevention efforts.
Policies
10.8.1 As the City expands in population and service area, police and enhanced 911 services
shall be expanded. Coordination with the Willamette Criminal Justice Council, Benton
and Linn Counties, and other government agencies shall be increased to ensure that the
high quality of these critical services is maintained and provided in a cost-effective
fashion.
10.8.2 The City of Corvallis Police Department shall continue to work with neighborhoods to
develop and implement community policing, traffic and crime prevention initiatives.
10.9 Supporting Documents
Item Date Location of Document
Corvallis Capital Improvement Program FY 1998-
2003
Corvallis Public Works
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Combined Sewer Overflow Mitigation Strategy 1995 Corvallis Public Works
Benton County Ambulance Service Area Plan 1996 Corvallis Fire Department
Corvallis Fire Code 1998 Corvallis Development
Services Department
Corvallis Fire Department Master Plan 1995 Corvallis Fire Department
City of Corvallis Water Distribution System Facility
Plan
1997 Corvallis Public Works
Corvallis Stormwater Master Plan 1981 Corvallis - Benton County
Public Library
Corvallis Sanitary Sewer Plan 1979 Corvallis Public Works
Corvallis Drainage Master Plan 1981 Corvallis Public Works
Corvallis Police Department Community Policing
Strategic Plan
1993 Corvallis Police Department
1996 South Corvallis Drainage Master Plan adopted
1998
Corvallis - Benton County
Public Library
Corvallis Police Department 911 Master Plan 1994 Corvallis Police Department
Corvallis-Benton County Public Library Master Plan 1988 Corvallis - Benton County
Public Library
10.10 Advisory Boards
Capital Improvement Program Commission
Willamette Criminal Justice Council
10.11 Mandated Reports / Plans / Inventories
Capital Improvement Program
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Article 11. Transportation
11.0 Background
Findings and policies in this Article were first developed for the 1978 Comprehensive Plan.
Transportation master plans that contained new findings and policies were completed in 1983
and 1996, and these findings and policies were incorporated into the Comprehensive Plan.
Detailed information relating to transportation issues is contained in the 1996 Corvallis
Transportation Master Plan and its periodic reviews and updates. A project list taken from
this plan and intended to meet the requirements of public facilities planning rules is
referenced as follows:
Tables 10-2 and 10-3 on pages 10-3 through 10-6 of the Corvallis Transportation Plan adopted
by the City Council in 1996.
This project list is further refined and prioritized in Chapter 11 - Transportation Alternatives
Analysis to specifically address transportation needs for the next 20 years.
Facility plans for the provision of transportation facilities within the Urban Growth Boundary
are prepared by the City in cooperation with Benton County for roads under County
jurisdiction. Yearly updates of the Capital Improvement / Investment Program shall be the
City's short-term list of projects required by public facilities planning rules.
11.1 Relevant Vision Statement Elements
"Public and private sector collaboration has resulted in a regional transportation system
which makes it easy for employees to walk, cycle or ride mass transit to work. The regional
system also links with the north-south high-speed rail system for those traveling to Eugene,
Salem, or Portland. Public and private incentives exist which encourage employees to use
mass transit. This, in turn, has reduced the reliance on the automobile as well as eased
traffic congestion and air pollution. Congestion, particularly through the downtown, was
also eased with the extension of the north-south bypass."
"In addition, the Corvallis Regional Airport offers service with daily flights to points in
Oregon, Washington, California, and beyond. A base for air freight services, particularly
in conjunction with the airport's industrial park, serves as a relief airport for Portland
and Eugene and provides hangar space and support services for locally-based corporate
planes."
"Air pollution has been lessened, thanks to changing attitudes and actions by residents,
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strict environmental regulations, an increased emphasis on non-polluting forms of heating
and transportation, conservation and technological advances. The number of daily auto
trips and the length of those trips has been significantly reduced by: close coordination of
land use and transportation decisions creating a careful mix of uses within
neighborhoods; designing and building neighborhoods that are safe, easy, and convenient
to walk and bicycle in; and building pedestrian connections between neighborhoods."
"The paratransit system has been expanded, and public transit works more successfully
with increased ridership and more frequent service between compact pedestrian-friendly
neighborhoods. The result is cleaner air, quieter neighborhoods, and a healthier
populace. Trees have been planted throughout the community to take advantage of their
aesthetic qualities, to provide cooling during the summer, and for their ability to help
cleanse the air we breathe."
11.2 Transportation System Planning
Findings
11.2.a With some exceptions, the present transportation system for the City of Corvallis is
generally adequate for local, as well as through, traffic.
11.2.b The timing, location, and expansion of the transportation system are important
factors affecting future urbanization.
11.2.c The majority of the community's future movement will occur over street rights-of-way,
whatever the mix of transportation modes. While the private motor vehicle will
continue to be the primary mode of transportation over the planning period, other
modes, such as public transit, bicycles, and pedestrian movement will increase in
importance over the planning period.
11.2.d A major concern of the community regarding the transportation system is the need to
maintain and improve the livability of residential areas in the face of increasing
population and transportation requirements.
11.2.e Present methods of assessing abutting properties for major arterials and other major
streets take into account adopted land use policies. The primary basis is that
benefitted properties are expected to equitably participate in street improvements.
This periodically leads to conflicts between transportation and land use activities.
11.2.f The needs of those people who, because of age, economic status, or physical or mental
disability have limited transportation choices require special consideration in the
planning of the transportation system.
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11.2.g Motorized transportation is a major consumer of increasingly scarce energy
resources.
11.2.h Certain highway corridors to and through Corvallis are considered major entryways
or gateways to the community.
11.2.i A problem with existing trails, multi-use paths, and pedestrian ways has been the lack
of continuity in some areas where these facilities exist for a short distance and then
terminate with no logical connection to other facilities.
Policies
11.2.1 The transportation system shall be planned and developed in a manner which
contributes to community livability, recognizes and respects the characteristics of
natural features, and minimizes the negative effects on abutting land uses.
11.2.2 The transportation system shall be managed to reduce existing traffic congestion and
facilitate the safe, efficient movement of people and commodities within the
community.
11.2.3 The City shall develop and promote alternative systems of transportation which will
safely, economically, and conveniently serve the needs of the residents.
11.2.4 Special consideration in the design of the transportation system shall be given to the
needs of those people who have limited choice in obtaining private transportation.
11.2.5 The transportation system shall give special consideration to providing energy efficient
transportation alternatives.
11.2.6 The City shall maintain a long-range transportation plan that will be periodically
reviewed and updated.
11.2.7 The City shall establish a Capital Improvement Program for the transportation system
which:
A. Is subject to annual review;
B. Is consistent with the land use policies of the Comprehensive Plan and considers
other facility plans;
C. Defines the locations of rights-of-way necessary for the creation of a
community-wide transportation system;
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D. Establishes a priority for improvements to the system;
E. Provides for the needs of all modes of transportation within the rights-of-way; and
F. Considers the economic impacts upon properties resulting from transportation
improvements.
11.2.8 The following highway corridors shall be considered primary and important entryways
or gateways into Corvallis:
Highway 99W from the north (north of the City Center)
Highway 99W from the south (south of the City Center)
Highway 20 from the northeast (between North Albany and the City Center)
Highway 34 from the east (between Tangent and the City Center)
Highway 20/34 from the west (between Philomath and the City Center)
11.2.9 Special attention shall be given to major entryways or gateways into Corvallis to ensure
that they reflect and contribute to a positive and desirable image of the community.
11.2.10 Development proposals shall be reviewed to assure the continuity of sidewalks, trails,
multi-use paths, and pedestrian ways.
11.2.11 The City shall coordinate with the Oregon Department of Transportation (ODOT) in
implementing its highway improvement program.
11.2.12 The transportation system shall reflect consistency with the Corvallis Comprehensive
Plan, land use designations, and regional and statewide transportation planning efforts.
11.2.13 Uniform construction standards which accommodate all transportation modes shall be
maintained for the City's transportation system.
11.2.14 Oregon Department of Transportation should fund, maintain, and improve all State
highway facilities (highways 99W, 34 and 20) to meet level-of-service standards
contained in the Oregon Highway Plan. When specific construction plans are proposed,
ODOT should prepare comprehensive roadway designs that recognize urban usage for
surface transportation modes, including facilities for pedestrians, bicycles, transit,
drainage, curbs, and gutters.
11.2.15 Corvallis will invest in planning and coordinate with the State and counties to develop
highly detailed transportation and access plans that firmly fix the location of future
arterial and collector streets for each developing sector within the Corvallis Urban
Growth Boundary.
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11.3 Auto Traffic and Circulation
Findings
11.3.a Corvallis' developed transportation network lacks completed circumferential routes.
11.3.b Adequate transportation facilities are key to the development of commercial,
industrial, and research areas.
11.3.c Direct access from the airport industrial area to the rest of the community is
currently limited to South 3rd Street.
11.3.d The development potential of the airport industrial area, the Sunset Research Park
and shopping area, and south and west Corvallis would be greatly improved with the
completion of a circumferential street in the southwest quadrant of the City.
11.3.e The citizens of the community desire that the transportation system maximize access
without decreasing livability.
11.3.f Residential uses along arterial streets must be carefully designed to be compatible
with long-range transportation planning.
11.3.g There is a need to weigh the costs and benefits between improved transportation
access for the community as a whole and maintaining livability of established
residential areas which have developed along major streets. In addition to the levelof-
service (LOS), livability, sustainability, and accessibility should be considered.
11.3 h Oregon Revised Statutes (ORS 368.093, Section 3), requires that a governing body of
a City consult with and consider the needs of the Fire Department when adopting
road specifications and standards.
11.3.i A street pattern that is roughly rectilinear with frequent connections can disperse
auto traffic, reduce the distance of local trips, and provide better connections for
pedestrians and bicyclists.
11.3.j There are good methods available that can be used to discourage through traffic in
residential areas. On arterial and collector streets, capacity improvements can be
made, such as adding lanes, turn lanes, and signals. On local streets, parking
changes can be made, signs and traffic calming features can be installed, such as
bulbed intersections.
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11.3.k If traffic congestion increases on arterials and other major streets without
improvements to or expansion of the system, including the use of transportation
demand management and transportation system management techniques, traffic
pressure increases on local streets and detracts from residential livability.
11.3.l The acquisition of adequate rights-of-way is required prior to, or during, the
development process for economical and efficient implementation of street plans.
11.3.m Adequate setbacks would increase safety and improve the movement of traffic along
major arterials and other major streets.
11.3.n Control of access will improve the capacity of an arterial / collector street and reduce
accidents, pollution, and congestion.
11.3.o Residential land uses require access for emergency and service vehicles.
11.3.p Improvement and expansion of the transportation system is accomplished through
the Capital Improvement Program and the development process. Improvements and
expansions are expected to meet adopted community plans and standards.
Policies
11.3.1 In areas where undeveloped industrial land depends on access from arterial or collector
roadways nearing capacity, the City shall encourage businesses to explore options such
as using rail transportation services and flex time for employees that minimize off-site
transportation impacts.
11.3.2 Circumferential routing of major streets with controlled access and adequate setbacks
shall be developed to facilitate the movement of through traffic.
11.3.3 Access control plans shall be developed for major streets on which direct access from
abutting properties impairs the safe operation of the street.
11.3.4 The City shall maintain the carrying capacity and viability of major arterials and other
major streets by developing, adopting, and implementing access control standards that
restrict or reduce curb cuts and other direct access points, require adequate rights-ofway,
setback lines, and road improvements as part of the development process.
11.3.5 Local streets shall be designed and built to discourage high speed through traffic.
11.3.6 Adequate street widths and routes shall be provided for emergency and service vehicles
while maintaining accessibility to abutting properties.
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11.3.7 The City shall work with Benton County to ensure that all development within the
Urban Growth Boundary shall conform to, and participate in the implementation of, the
adopted City of Corvallis Transportation Plan.
11.3.8 Streets shall be classified as "arterial highway," "arterial street," "collector street,"
"neighborhood collector," or "local street." These classifications shall reflect their use.
New development may designate two levels of local street, local connector and local.
Each development project shall be reviewed for its logical progression and connection
from local streets to neighborhood collector, or collector streets, to arterials for site
access. Each development project shall provide improvements necessary to make
logical connections. Emphasis should be placed on creation of a roughly rectilinear
street pattern that encourages dispersion of local traffic through a number of streets and
minimizes the use of cul-de-sacs.
11.3.9 Adequate capacity should be provided and maintained on arterial and collector streets
to accommodate intersection level-of-service (LOS) standards and to avoid traffic
diversion to local streets. The level-of-service standards shall be: LOS "D" or better
during morning and evening peak hours of operation for all streets intersecting with
arterial or collector streets, and LOS "C" for all other times of day. Where level-ofservice
standards are not being met, the City shall develop a plan for meeting the LOS
standards that evaluates transportation demand management and system management
opportunities for delaying or reducing the need for street widening. The plan should
attempt to avoid the degradation of travel modes other than the single-occupant vehicle.
11.3.10 In addition to level-of-service and capacity demands, factors such as livability,
sustainability, and accessibility shall be considered in managing the City's
transportation system.
11.3.11 Private driveway access shall be limited on all existing and future arterial streets to
reduce interference, improve safety, and preserve traffic capacity. New residential
driveways shall not directly access arterial streets where alternate access can be
developed. At the time of development or redevelopment, opportunities to restrict or
combine access points along arterials should be pursued.
11.3.12 New local streets, neighborhood collectors, collector streets, and arterial streets shall be
located and designed to manage traffic volume and speed to minimize negative impacts
on abutting land uses.
11.3.13 In existing neighborhoods, changes in traffic control, such as the use of diverters
and traffic circles for local streets, shall be considered through use of a
neighborhood traffic management corridor plan. The area affected by the change in
traffic control shall be determined by traffic engineering studies.
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11.3.14 The City shall evaluate planted medians as an extra-capacity feature (needed for safety
and traffic calming) for arterials and collectors otherwise requiring a continuous center
turn lane, and the appropriateness of reimbursement through system development
charges.
11.4 Auto Parking
Findings
11.4.a Corvallis has a number of areas in which parking problems exist.
11.4.b Inappropriately designed and placed on-street parking increases congestion and
reduces the safety of streets.
11.4.c Inappropriate on-street parking on collector and arterial streets can reduce the
efficiency of traffic movement, increase the likelihood of accidents, and can have a
negative impact on adjacent land uses.
11.4.d On-street parking can add to congestion, and decrease safety; however, properly
developed on-street parking in residential areas can discourage through traffic,
reduce vehicle speeds, and generally improve neighborhood livability.
11.4.e Single-level, off-street parking near major traffic generators and other major
facilities uses inordinate amounts of land.
11.4.f Many older, established areas have inadequate off-street parking.
11.4.g Parking problems can in part be alleviated by a shift to other modes of transportation
such as transit, bicycles, and walking.
Policies
11.4.1 The City shall manage on-street parking to permit the safe and efficient operation of the
transportation system.
11.4.2 The City shall adopt and implement measures that discourage nonresidential vehicular
parking on residential streets and in other adversely affected areas.
11.4.3 All traffic generators shall provide adequate parking.
11.4.4 Multiple-level parking facilities near major traffic generators should be encouraged
where practical.
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11.4.5 The City shall continue to promote the use of other modes of transportation as an
alternative to the automobile, especially in areas where there is a shortage of parking
facilities.
11.4.6 New industrial and commercial development shall provide preferential car pool and van
pool parking near primary building entrances.
11.4.7 The City shall investigate opportunities for reducing minimum off-street parking
requirements in areas with adequate on-street or area parking facilities. Factors such as
good transit and pedestrian access should be considered.
11.5 Bicycle
Findings
11.5.a The size and terrain make much of Corvallis suited to the use of bicycle for
alternative transportation and recreation purposes.
11.5.b A recognized need in Corvallis is a well-designed, interconnecting network of multiuse
trails which connects parks and recreation facilities, open space, schools,
residences, and employment centers.
11.5.c The County and City should jointly plan to provide trails and multi-use paths within
or near the Urban Fringe.
11.5.d When properly designed, bikeways can be considered for multi-use purposes.
11.5.e The development of bikeways on arterial and collector streets may result in the loss of
on-street parking for abutting properties.
Policies
11.5.1 Bikeways shall be conveniently located, be adequately constructed, have minimal stops
and obstructions, and have safe crossings on major streets.
11.5.2 Bikeways shall provide safe, efficient corridors which encourage bicycle use. Bicycle
use of major streets shall be considered as improvements are made to major
transportation corridors.
11.5.3 On-street parking should be managed where it conflicts with bicycle corridors.
11.5.4 Acquisition of land and/or easements for bikeways and trails shall be evaluated along
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with the need of land for parks and open space.
11.5.5 Selected bikeways shall be designed to accommodate multi-use activities.
11.5.6 Bikeways shall be developed to provide access to all areas of the community.
11.5.7 All new collector and arterial streets shall be designed to accommodate bicycle facilities.
11.5.8 All new and redeveloped institutional, commercial, and multi-family development shall
provide bicycle parking facilities that include covered parking.
11.5.9 The City shall work with local businesses to accommodate the conversion of adjacent
on-street automobile parking to bicycle parking where appropriate.
11.5.10 When economically feasible, bicycle facilities shall be physically separated from
pedestrian facilities.
11.5.11 Where bicycle and pedestrian facilities are combined, adequate width for the combined
uses shall be provided.
11.5.12 Safe and convenient bicycle facilities that minimize travel distance shall be provided
within and between new subdivisions, planned developments, shopping centers,
industrial parks, residential areas, transit stops, and neighborhood activity centers such
as schools, parks, and shopping.
11.5.13 The City shall provide adequate covered bicycle parking facilities at major transit
stations.
11.5.14 The City shall work to acquire abandoned railroad rights-of-way for multi-use paths to
serve bicycle, pedestrian, and equestrian uses.
11.5.15 The City shall work to maintain and preserve the scenic aspects of current and future
separated multi-use paths.
11.5.16 The City shall install bicycle carrier racks on City buses and encourage the provision of
bike carrier racks on inter-City buses such as the Linn - Benton loop bus.
11.6 Pedestrian
Findings
11.6.a Pedestrian movement has not been adequately planned in the past.
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11.6.b Pedestrian crossings on many major streets are unsafe.
11.6.c Architectural barriers restrict access for handicapped persons.
11.6.d The 1990 Census identifies the pedestrian mode as the second highest mode used in
Corvallis to get to work, while Oregon State University has identified it as the most
common mode for students accessing the campus.
11.6.e Many barriers to pedestrian use exist in the community, including multi-lane
roadways with no pedestrian refuge, long blocks requiring extended out-of-direction
travel, and lack of sidewalks or other pedestrian facilities in some areas.
Policies
11.6.1 The City shall require safe, convenient, and direct pedestrian routes within all areas of
the community.
11.6.2 The community shall give special consideration to providing access for handicapped
people.
11.6.3 Pedestrian access shall be addressed in the review of proposed cul-de-sac
developments. The City shall require pedestrian rights-of-way interconnecting the ends
of such streets where feasible .
11.6.4 New development and redevelopment projects shall encourage pedestrian access by
providing convenient, useful, and direct pedestrian facilities.
11.6.5 All arterial and collector streets shall have sidewalks constructed at the time of initial
street improvement to encourage pedestrian use.
11.6.6 Safe and convenient pedestrian facilities that minimize travel distance shall be provided
by new development within and between new subdivisions, planned developments,
shopping centers, industrial parks, residential areas, transit stops, and neighborhood
activity centers such as schools, parks, and shopping.
11.6.7 Where minimizing travel distance has the potential for increasing pedestrian use, direct
and dedicated pedestrian paths shall be provided by new development.
11.6.8 The Oregon Department of Transportation shall construct sidewalks at the time of
highway improvements as an integral part of the improvement and pay the sidewalk
improvement costs with ODOT project funds.
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11.6.9 Maintenance policy decisions shall consider and encourage pedestrian facility use.
11.6.10 Flexibility in pedestrian facility standards may be allowed for retrofitting of local streets
in substandard locations when the deviation from standards can be shown to better
pedestrian accessibility.
11.6.11 The City shall encourage timely installation of pedestrian facilities to ensure continuity
and reduce hazards to pedestrians throughout the community.
11.6.12 New commercial development shall be oriented toward adjacent existing and planned
sidewalk facilities to encourage pedestrian, bike, and transit activity.
11.6.13 New commercial and residential development shall generally provide for a maximum
block perimeter of 1,500 feet, except where it would negatively impact significant
natural features.
11.7 Transit
Findings
11.7.a Public transit offers the community a mechanism to reduce traffic and pollution as
well as to increase energy efficiency.
11.7.b Work, school, medical, and shopping trips are the most conducive to mass
transportation.
11.7.c Within the Urban Growth Boundary, the present transit system is inadequate in the
areas of coverage and frequency of service. A determination of the community's
transit needs could best be developed through a route and schedule analysis.
11.7.d A viable transit system is dependent upon efficient access to the population service
area and adequate funding.
11.7.e Local, national, and statewide commercial buses, and private operators now provide
inter-city public transportation in the region. These existing carriers will continue
to play an important part in the public transportation system of the area.
11.7.f A regional transit system may be needed within the planning period to provide
adequate access to regional recreational areas.
11.7.g Additional public transportation connections between Corvallis and other areas of
the Willamette Valley will need to be improved within the planning period.
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11.7.h Albany, Corvallis, and Philomath will need to develop mechanisms to provide public
transportation between jurisdictions, perhaps expanding service provided by the
Linn - Benton Loop System.
Policies
11.7.1 An improved public transportation system within the Urban Growth Boundary should
be established to improve the livability of the community, to reduce pollution and
traffic, and to reduce energy consumption.
11.7.2 The City of Corvallis shall cooperate with neighboring jurisdictions to provide a regional
transportation system which facilitates convenient, energy efficient travel. This shall
address the needs of persons who, for whatever reason, do not use private automobiles.
11.7.3 The City of Corvallis should participate in a trial operation of a Philomath - Corvallis
transit system before making long-term commitments to this regional service.
11.7.4 Arterial and collector street designs shall include evaluation for transit facilities such as
bus stops, pullouts, shelters, optimum road design, and on-street parking restrictions as
appropriate to facilitate transit service.
11.7.5 New or redeveloped residential, retail, office, and other commercial, civic, recreation,
and other institutional facilities at or near existing or planned transit stops shall provide
preferential access to transit facilities.
11.7.6 Park-and-ride lots on the periphery of Corvallis shall be investigated by the City as an
alternative solution to parking and congestion problems.
11.7.7 The City should seek appropriate opportunities for increasing residential density and
providing industrial and commercial development along existing and proposed transit
routes.
11.8 Rail
Findings
11.8.a Rail passenger service to Corvallis is included in the State Rail Plan but is currently
not available in Corvallis.
11.8.b Rail freight service to the area is provided by Willamette and Pacific Railroad.
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11.8.c Railroad crossings constitute a pedestrian / auto safety hazard in heavily urbanized
areas.
11.8.d The availability of good, reliable and cost-effective rail service to industrial sites is
an important element in promoting economic development.
Policies
11.8.1 Rail service should be considered as an alternative for future transportation planning.
11.8.2 Corvallis shall pursue methods to increase the safety of railroad crossings.
11.8.3 The City shall work with industry and rail service providers to retain rail service to this
community's industrial areas.
11.8.4 The City shall work with government, passenger rail service providers, and other
agencies to obtain passenger rail service for Corvallis.
11.9 Air
Findings
11.9.a The Corvallis airport has the potential to become a significant general aviation
facility.
11.9.b Improper use of lands abutting the airport would reduce the ability of the airport to
function as an element of the transportation system.
Policies
11.9.1 The City should further develop facilities and services at the Corvallis airport. The City
shall continue efforts to secure permanent, scheduled air-taxi service.
11.9.2 The City shall work to ensure that land uses surrounding the airport both in and outside
of the City and Urban Growth Boundary are developed in a fashion that maintains the
City's ability to enable the airport to function as an important element of the
transportation system.
11.9.3 Expansions of the Urban Growth Boundary and other land use actions affecting
property around the Corvallis airport shall fully protect airport functions, viability, and
expansion potential.
11.9.4 Future airport development shall be in accordance with the Corvallis Airport Master
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Plan.
11.9.5 The Corvallis Airport Master Plan shall be updated every ten years.
11.9.6 All land leases shall be in accordance with Federal Aviation Administration (FAA)
regulations, and any potential sale of property in the airport industrial park shall be in
accordance with the City of Corvallis Land Disposition Policy as approved by the FAA.
11.9.7 Development in the airport industrial park shall be in accordance with the City of
Corvallis Airport Industrial Park Development Plan.
11.10 Water
Findings
11.10.a The Marys and Willamette Rivers are not utilized in the transportation system
servicing Corvallis.
Policies
11.10.1 The Marys and Willamette Rivers should be considered as potential resources in future
transportation planning.
11.11 Central City Transportation Issues
Findings
11.11.a Heavy truck traffic creates severe problems for local businesses because of the noise,
exhaust emissions, congestion, and safety hazards.
11.11.b Congestion and noise caused by heavy truck traffic are detrimental to the function of
the shopping area within the Central Business District. To address these concerns
the development of the northern leg of the bypass will be needed in a timely manner.
11.11.c The 1995 Downtown Parking Study indicates that a surplus of almost 700 spaces
within the downtown core exists; however, within the core, several blocks are
experiencing parking shortages. Additional shortages in the core area and along the
riverfront are anticipated within the next ten years.
11.11.d The City's parking requirements have hindered some owners from developing or
redeveloping their property in the downtown.
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11.11.e Some downtown streets are not designed well for bicycle travel.
11.11.f Downtown retail uses have expanded beyond the boundaries of the current
"downtown free parking area," restricting customer parking in some areas.
Policies
11.11.1 The City shall seek alternative routing, including completion of the northern leg of the
bypass, and size and weight limits to better manage heavy truck traffic within the core
area without significantly reducing the livability of other areas of Corvallis.
11.11.2 The downtown transportation system should be oriented primarily towards providing
access and parking for area employment centers and commercial activities, as well as
providing for the transportation needs of the residents of the downtown area. Within
the core area of the central business district, the emphasis shall be on pedestrian
movement. Transportation system improvements in the core area will be consistent
with the Downtown Streetscape Plan (1988).
11.11.3 The City shall work with the Downtown Parking Commission and shall develop, adopt,
and implement a parking plan for the Central City which re-evaluates the distribution of
free and metered parking, develops an equitable mechanism for new development to
contribute to shared parking in lieu of on-site parking, and may include provisions for
multi-level parking structures.
11.11.4 On a periodic basis, the City shall update the Corvallis Transportation Plan that
considers all elements of the transportation system, with attention to the special needs
of the Central City.
11.11.5 The City shall seek ways to improve bicycle travel to and through the downtown area.
11.12 Oregon State University Transportation Issues
Findings
11.12.a The existing traffic pattern serving Oregon State University has an impact on the
community. These impacts include additional through traffic in neighborhoods and
higher-speed traffic in residential areas.
11.12.b Existing non-university traffic patterns include traffic flow through the campus which
has an impact on the campus community.
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11.12.c Off campus on-street parking of university-related vehicles has a significant impact
on the availability of on-street parking near campus. The University and the City are
working together by encouraging increased use of the free transit pass program,
increased bicycle and pedestrian travel, and by developing and implementing a
parking plan.
Policies
11.12.1 The University and the City shall work together to improve traffic patterns through and
around Oregon State University which will reduce negative impacts on existing
residential areas and the campus.
11.12.2 The University shall develop and implement a transportation and parking plan that
reduces the negative traffic and parking impacts on existing residential areas.
11.12.3 All-day parking of University-related vehicles on streets in proximity to the University
shall be discouraged.
11.12.4 The City shall work with the University to minimize Oregon State University-related
off-campus parking problems.
11.12.5 The City shall work with OSU to develop a plan to decrease traffic and parking impacts
in and around the University during major events.
11.13 South 3rd Street Transportation Issues
(For discussion of South 3rd Street transportation issues, see the South Corvallis Area,
Section 13.11.)
11.14 West Corvallis Transportation Issues
(For discussion of West Corvallis transportation issues, see the West Corvallis - North
Philomath Plan, Section 13.12.)
11.15 Supporting Documents
Item Date Location of Document
Corvallis Transportation Plan 1996 Corvallis - Benton County
Public Library
Corvallis Transportation Demand Management
Plan
1998 Corvallis - Benton County
Public Library
176
Benton County Transportation System Plan 1998 Corvallis - Benton County
Public Library
Corvallis Downtown Parking Study 1995 Corvallis Planning
Division Library
Oregon Transportation Plan 1990 Corvallis - Benton County
Public Library
Oregon Highway Plan 1991
(1998)
Corvallis - Benton County
Public Library
Oregon Bicycle and Pedestrian Plan 1996 Corvallis - Benton County
Public Library
Oregon Public Transportation Plan 1997 Corvallis - Benton County
Public Library
South Corvallis Area Plan 1998 Corvallis - Benton County
Public Library
West Corvallis - North Philomath Plan 1998 Corvallis - Benton County
Public Library
Corvallis Airport Master Plan 1991 Corvallis Public Works
Department
Corvallis Airport Industrial Park
Development Plan
draft Corvallis Public Works
Department
Corvallis Land Disposition Policy
Municipal Code Section 1.04.060
1995 Corvallis - Benton County
Public Library
Downtown Streetscape Plan 1988 Corvallis Planning Division
Library
11.16 Advisory Boards
Citizens Advisory Commission on Transit
Bicycle and Pedestrian Advisory Commission
11.17 Mandated Reports / Plans / Inventories
Central City parking plan
Access control standards and plans
OSU traffic and parking plan
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Article 12. Energy
12.0 Background
Statewide Planning Goal 13 - Energy Conservation requires localities to manage and control
land uses and development "so as to maximize the conservation of all forms of energy, based
on sound economic principles." The following policies accomplish the objectives of the
Statewide Planning Goal and provide the necessary direction and make a commitment to
formulate a comprehensive energy management program.
The need for a comprehensive energy program is becoming increasingly evident as the cost of
energy supplies increases and the availability of new energy sources decreases. The
increasing cost of energy coupled with the fact that most localities are importers of energy has
had a negative impact on many local economies. The impacts have ranged from work
stoppages or slowdowns to reduced disposable incomes and a disruption in the circulation of
monies within the local economy.
The energy findings and policies identify conservation as the initial energy source the
community should explore. They do so based on the fact that conservation is the energy
source which is the cheapest, most readily available, least environmentally detrimental, and
most influenced by local policy.
12.1 Relevant Vision Statement Elements
"Businesses are sensitive to their use of natural resources to produce quality goods, and
are responsible stewards of those resources. . . . Trees have been planted throughout the
community to take advantage of their aesthetic qualities, to provide cooling during the
summer, and for their ability to help cleanse the air we breath. . . . The number of daily
auto trips and the length of those trips has been significantly reduced by: close
coordination of land use and transportation decisions creating a careful mix of uses
within neighborhoods; designing and building neighborhoods that are safe, easy, and
convenient to walk and bicycle in; and building pedestrian connections between
neighborhoods."
12.2 Energy
Findings
12.2.a The Oregon Department of Energy (DOE) publishes a biennial report that provides
general information and quantitative data which can be used to assist the City in
making energy related decisions.
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12.2.b The 1995 DOE report categorizes energy usage in Oregon as follows:
Commercial - 10%
Residential - 14%
Industrial - 35%
Transportation - 41%
This information indicates that a considerable reduction in energy usage within the
State can be made by individuals altering their habits related to the use of the
automobile.
12.2.c All forms of nonrenewable energy sources used today are in short supply and are
rapidly increasing in cost with finite limits to their availability.
12.2.d The City currently has no on-line energy producing sources and therefore all energy
is imported, resulting in the community's energy supply being controlled by forces
beyond its direct influence.
12.2.e A reduction in the community-wide use of energy and the development of renewable
energy resources would have beneficial impacts on both the local and national
economy.
12.2.f In the past, "cheap energy" has resulted in construction of residential and
commercial buildings that were energy inefficient. Energy conserving building
standards such as those identified in the Uniform Building Code (UBC) and
information available from the DOE and energy utility companies have repeatedly
been shown to be cost-effective in this climate and have a relatively short "pay back"
period.
12.2.g Weatherization, the use of high efficiency equipment and appliances, heating and
cooling equipment, and other energy efficient practices, and the use of alternative
energy sources such as solar and wind energy, can all reduce energy consumption in
buildings.
12.2.h The lead time to bring new energy sources on-line and the cost of these projects has
advanced energy conservation as the quickest and least capital-intensive new energy
source available to this country.
12.2.i The following land use planning strategies can result in a more energy efficient
community:
i. Stemming urban sprawl;
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ii. Ensuring that the City's physical development allows substitutes for the personal
auto, reduces trip lengths, and allows for the linking of activity centers by public
transit;
iii. Allowing for multiple uses and higher / mixed densities in appropriate areas of
the community, such as downtown;
iv. Allowing for high density and more intense development in clusters at
appropriate locations.
12.2.j Large energy users which the City has direct control over, include street lighting,
heating and cooling of municipal buildings, water and wastewater treatment plants,
pump stations, and the motor vehicle pool. These major energy users provide the
City with the opportunity to lead by example by reducing the total energy consumed
in daily operations. The City continues to seek ways to be more energy efficient.
12.2.k As energy costs increase, the City periodically explores other potential energy
sources such as thermoelectric (from wastewater reclamation plant bio-gas,
municipal solid waste, and timber and agricultural wastes) and hydroelectric (at the
Rock Creek / Corvallis Watershed).
12.2.l The efficiency and pollutant level of wood as a fuel source is directly related to the
type and dryness of the wood and the efficiency and the operation of the stove or
fireplace being used. (See Article 7 - Environmental Quality.)
12.2.m Solar energy will become an increasingly important energy source in the future. The
City does regulate access to the sun and protect that access so that it is available for
the life of the structure. Areas taken into consideration for solar access protection
include rooftops, south walls, and south lot lines.
12.2.n Several areas within the Corvallis Urban Growth Boundary appear suited for solar
by virtue of their topography or the absence of barriers to solar access.
12.2.o Technology continues to change, providing improvements to both active and passive
solar energy systems. A combination of active and passive solar systems has the
potential to economically provide more than 50% of the heating, cooling, and hot
water needs of many homes in the Corvallis area.
12.2.p Transportation is one of the major areas where conservation measures can
significantly reduce the use of petroleum-based fuels. The use of energy efficient
modes of transportation is an effective energy conservation measure.
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Policies
12.2.1 The City shall encourage the investigation, development, and use of renewable energy
resources by both the public and private sectors in order to reduce the community's
immediate and long-range need to import energy.
12.2.2 The City shall coordinate its activities with the State to establish energy efficiency goals
and create incentive or rebate programs to expedite implementation of new programs.
12.2.3 The City shall require all future subdivisions, planned developments, and other major
developments, plus commercial and industrial development, be designed to reduce
demands for artificial heating, cooling, and lighting by considering topography,
microclimates, vegetation, and site and structure orientation which maximizes southern
exposure. The City shall develop incentive programs for those developments that
demonstrate sound energy conservation design and/or construction, such as density
incentives or similar programs.
12.2.4 The City shall take a leadership role in local energy matters to ensure the conservation
of existing nonrenewable energy resources by:
A. Encouraging and coordinating the location, design, and operation of future public
facilities so as to ensure that they are of a construction which is energy efficient,
maximize the use of solar energy, and allow for multi-purpose use;
B. Undertaking energy audits on existing municipal buildings and implementing the
cost-effective energy conserving recommendations of the audit as soon as practical;
C. Investigating the retrofitting of existing municipal buildings with renewable energy
space and water heating systems and retrofitting those buildings as soon as
practical;
D. Keeping abreast of current information on energy conservation and funding
programs available to the public, developing a City energy management program,
and ensuring that decisions made at all levels of City government have adequately
considered energy implications; and
E. Coordinating with the local utilities to establish an energy information center within
the one stop permit center which would provide the public with information on
weatherization programs, loan information, renewable energy resources, and
consumer protection information related to new energy conserving and generating
devices.
12.2.5 The City shall encourage land use patterns and development that promote clustering
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and multiple stories, take advantage of energy efficient designs, and have ready access
to transit and other energy efficient modes of transportation. A location where this is
desirable is in the Central City.
12.2.6 The City shall actively promote the use of energy efficient modes of transportation.
12.2.7 The City shall encourage the development of high density uses that are significantly less
dependent on automobile transportation.
12.3 Supporting Documents
Item Date Location of Document
Energy Action Program 1982 Corvallis Planning Division
Library
Corvallis Energy Planning Framework 1979 Corvallis Planning Division
Library
Comprehensive Plan Report "Energy" 1980 Corvallis Planning Division
Library
Oregon Department of Energy Biennial Report 1989 Corvallis Planning Division
Library
12.4 Advisory Boards
Solid Waste Advisory Council
Bicycle & Pedestrian Advisory Commission
Transit Citizens Advisory Commission
12.5 Mandated Reports / Plans / Inventories
none
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Article 13. Special Areas of Concern
13.0 Background
Some areas in Corvallis have such a significant impact on the City as a whole that they
warrant special attention and consideration and thus are addressed separately in this Article.
These areas are currently Oregon State University, downtown Corvallis, west Corvallis, and
south Corvallis. Other areas may also warrant special attention (e.g. north Corvallis) in future
land use planning efforts.
Oregon State University is the largest single landowner and employer in the Urban Growth
Boundary and is the geographic center of the community. Its large and diverse student body
and staff influence every demographic characteristic of the City and through the opportunities
for technology transfer, greatly enhance the economic growth potential of the community.
Oregon State University development and land use decisions often have far-reaching
consequences in terms of the City's housing, public facilities and services, transportation
systems, and economy. It is essential that the City and University maintain a coordinated
program of land use planning in order that development occurs that adequately provides for
the needs of all affected groups and individuals and benefits both the City and the University.
Additional information on Oregon State University is available in the Oregon State University
Plan (1986).
Downtown Corvallis, and in particular the Central Business District, is another special area of
concern. The Central Business District is the commercial and cultural heart of the
community. It houses major retail businesses , business offices, government, and service
facilities, recreational, cultural, and art resources and facilities as well as housing. The vitality
of the Central Business District is a direct indication of the health of the community. A
significant area within the downtown is the Willamette Riverfront. This area, once planned as
a highway bypass is now being considered as a special district. Plans and the associated
improvements for this area can be found in the Corvallis Riverfront Commemorative Park
and Riverfront District Master Plan (1997).
Many other communities in Oregon have sought development of regional retail malls. When
these have been developed, especially in smaller cities, they have had serious negative
impacts on downtown commercial activities, increased the use of the automobile, and have
led to an increase in sprawl development. The City of Corvallis is committed to maintaining a
vital vibrant downtown for retail and business activities. The Downtown Corvallis
Association actively works with the City and businesses to maintain and enhance downtown
as the center of commercial activity for Corvallis. Additional information on downtown
Corvallis is available in the Downtown Streetscape Plan (1989) and various parking studies.
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The west Corvallis area has a unique mix of land uses and large property ownerships, from
Oregon State University agricultural lands that function as open space, to large private
ownerships envisioned for relatively intense development. Recognition of this unique
character resulted in a desire in the community to plan more precisely for development in the
area than was accomplished by the 1990 Comprehensive Plan. This desire resulted in
initiation and completion of the West Corvallis - North Philomath Plan. This Plan was
developed over a five-year period by the West Corvallis Growth Management and Open
Space Planning Task Force, a body appointed by the Cities of Corvallis and Philomath,
Benton County, and Oregon State University. The area considered in the Plan is
approximately 6,300 acres, of which approximately 3,100 acres are within the Corvallis Urban
Growth Boundary. The Plan focuses on four inter-related elements:
C An open space framework;
C An interconnected circulation network;
C Neighborhood villages; and
C An urban transition process
The West Corvallis - North Philomath Plan places up to four neighborhood villages within the
Corvallis Urban Growth Boundary as a means of ensuring the form that development will
take. These villages are located at the intersections of arterial and collector streets. The
proposed locations are 35th street at West Hills Road, two at 53rd Street at West Hills Road,
and 53rd Street at Harrison Boulevard. The land use and policy changes developed in the
West Corvallis - North Philomath Plan have been incorporated into this Comprehensive Plan
with few changes.
The south Corvallis area is the southern gateway to the City and is planned to accommodate
some of the community's industrial growth, along with residential and commercial
development. This area was originally developed in the County and was later annexed to the
City to provide for essential urban services. Its pattern of development is predominantly
oriented toward South 3rd Street (highway 99W). Access to other areas of the community is
limited by natural and man-made barriers (Marys River and Willamette & Pacific Railroad).
Many commercial uses in this area are in transition as they are shifting from land intensive
agribusiness to more typical urban commercial uses.
Because of these factors, this area of the community warranted special attention, and the
South Corvallis Area Plan was completed in December, 1997. This plan is the result of
sixteen months of work by the South Corvallis Citizen Advisory Committee during which the
committee held open houses, workshops, and public comment meetings. As a result, public
participation in the process was maintained at a high level throughout the project. With a
strong consensus, the citizen's committee forwarded the Plan to the City Council.
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The South Corvallis Area Plan proposes a series of key recommendations including:
C Mixed use centers including a plan for a Town Center site;
C A new Limited Industrial - Office district;
C Conceptual plans for four new neighborhoods with parks as focal points;
C Transportation policies which give a much higher priority to strategies other than
widening South 3rd Street;
C Reduction in the amount of Intensive Industrial land; and
C Street and trail plans which enhance connectivity and increase pedestrian safety.
The Plan also contains a series of findings and implementation policies related to
neighborhoods, commercial and industrial areas, transportation, and open space. The land
use and policy changes developed in the South Corvallis Area Plan have been incorporated
into this Comprehensive Plan.
13.1 Relevant Vision Statement Elements
"Corvallis in 2020 boasts a Central City that is the vibrant commercial, civic, cultural, and
historic heart of the County."
"Downtown Corvallis is the primary shopping area, community gathering place, and
governmental hub. People live, work, shop, and play downtown, making it a lively and
inviting place."
"As a cornerstone of the community's identity, Oregon State University enriches the City's
economic vitality and cultural life as well as its educational opportunities."
"OSU and Corvallis are active partners with a range of shared resources and cooperative
agreements to support mutual interests in areas such as fire and police protection,
transportation, utilities, and other infrastructure. The result of this mutually beneficial
cooperation helps create efficiencies for the City and University and fosters a healthy and
livable place where citizens, businesses, and organizations prosper. Corvallis is
recognized as a university town with benefits that directly contribute to the whole State of
Oregon and beyond."
"Beginning with studies such as the West Corvallis - North Philomath Plan and the South
Corvallis Area Plan, the community has been able to identify potential locations for new
neighborhoods within the Urban Growth Boundary. Specific Area Plans for these potential
neighborhood sites, showing land-uses, street layout, and open space framework, help to
ensure that incremental development over time and by various property owners /
developers creates the kind of places the community desires."
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13.2 Oregon State University
Findings
13.2.a Oregon State University is the major employer, landowner, and traffic generator in
the Urban Growth Boundary.
13.2.b The location and function of University land uses have a major impact on the
community.
13.2.c Oregon State University contributes to the economic vitality of the community by
attracting students who provide the employment base for teaching faculty and
support staff at OSU and secondarily by drawing conferences and conventions
among its faculty peer groups and alumni / donor base. Oregon State University
invests considerably each year to attract new and returning students, alumni, donors,
and other groups to come to its Corvallis campus. The University also contributes to
the economic vitality of the community by attracting Federal, State, and corporate
research funds which support its locally-based research faculty and facilities
development.
13.2.d The location and function of private land uses surrounding the University can have a
major impact on the campus and University agricultural lands.
13.2.e Changes of land use on the campus and on surrounding private and public lands are
expected to occur. These changes include the location of new structures, changes to
existing structures and their uses, and changes to traffic patterns.
13.2.f In 1986, the City adopted the Oregon State University Plan which updated the
Physical Development Plan for the main campus. This made the Oregon State
University Plan consistent with the Comprehensive Plan in accordance with State
law.
13.2.g The City and the University periodically revise and update their land use plans.
13.2.h The OSU Campus Way agricultural service road / pedestrian trail impacts the
adjacent agricultural uses and the use of the road by farm service equipment.
Policies
13.2.1 The University and City should work cooperatively to develop and recognize means and
methods to allow the University to provide the mission activities.
13.2.2 The City and the University shall continue to work together to assure compatibility
186
between land uses on private and public lands surrounding and within the main
campus.
13.2.3 The City shall continue to work with Oregon State University on future updates of and
amendments to the 1986 Oregon State University Plan. Coordination shall continue
between the City and Oregon State University on land use policies and decisions.
13.2.4 The City and Oregon State University shall jointly participate in activities to "market"
Oregon State University as a resource for members of the community and to draw
people to the community.
13.2.5 Development on the Oregon State University main campus shall be consistent with the
1986 Oregon State University Plan, its City-approved successor, or approved
modifications to the Plan. This plan includes the Physical Development Plan Map that
specifies land use at Oregon State University.
13.3 Oregon State University Transportation Issues
(For findings and policies relating to Oregon State University transportation issues see
Section 11.12.)
13.4 Oregon State University Open Space and Resource Lands
Findings
13.4.a Oregon State University open space lands are a valuable asset to the community as
they: 1) provide a good transitional zone between intensive agricultural uses at the
University and community land uses; 2) contribute to community open space; and
3) provide gateways to the community.
13.4.b Oregon State University has four types of open space: 1) unbuilt areas on the main
campus; 2) Comprehensive Plan designated Open Space - Agriculture; 3)
Comprehensive Plan designated Open Space - Conservation; and 4) Oregon State
University forest resource land.
13.4.c Some Oregon State University lands are currently made available to the public on a
limited basis.
13.4.d Oregon State University agricultural and forest open space provide important
viewsheds.
13.4.e The University agricultural lands are necessary to the University and beneficial to
187
the State and local community.
13.4.f Adequate buffers help prevent conflict between University agricultural / forest uses
and urban uses.
13.4.g There is no jointly-adopted plan between the City and Oregon State University for
University agricultural and forest uses. The lack of alternate plans requires land use
decisions to assume that agricultural land uses will continue in place into the future
without change. This intent has been substantiated with confirming letters from
OSU.
13.4.h Oregon State University agricultural runoff and agricultural activities could degrade
the water quality of Oak Creek and Squaw Creek and negatively impact stream
system integrity.
13.4.i Citizen use of agricultural, conservation and forest open space can impact the
operation of those areas and the ability of the University in providing its State
mission.
13.4.j Due to proximity to urban development, some OSU resource lands could be easily
served by City services and are capable of accommodating urban development. At the
same time, some lands within the Urban Growth Boundary could provide for the
agricultural land needs of OSU.
Policies
13.4.1 If Oregon State University agricultural and conservation open space lands change to
more intensive uses, provisions shall be made to ensure that a transitional zone
separates university and community uses, as appropriate.
13.4.2 Designated open space in the OSU Physical Development Plan and Oregon State
University agricultural, conservation, and forest resource lands make a significant
contribution to community open space and their loss should be minimized.
13.4.3 The University should develop and maintain a plan for its open space, agricultural,
conservation, and forest lands within the Urban Growth Boundary.
13.4.4 The City and the University shall work together to ensure plans for the University lands
are consistent with the City's Comprehensive Plan.
13.4.5 The City shall adopt land use policies, such as maintaining adequate buffers, to protect
University agricultural and forest land from the negative impacts of urban development
and protect urban development from the negative impacts of agricultural practices and
188
forest uses.
13.4.6 OSU shall continue to prevent harmful agricultural runoff from entering local streams
and avoid
agri cultural
acti vities that
eco logically
imp air the Oak
Cre ek and Squaw
Cre ek systems.
13.4.7 The City shall
rec ognize the
abil ity of resource
lan d exchanges
bet ween OSU and
pub lic and private
lan d owners to
pro vide enhanced
agri cultural
opp ortunities and
urb an
dev elopment or
de monstrated
pub lic benefit to
the community by
the exchange.
189
13.5 Central City
Findings
13.5.a The downtown area, or "Central City," contains a broad mix of land uses, meeting
the needs of many people within the Urban Growth Boundary. This area is bordered
by Buchanan Avenue, 9th Street, the Marys River and the Willamette River.
13.5.b In the Corvallis 2020 Vision Statement, the citizens expressed a desire to maintain
the quality of the Central City for residential, cultural, civic, recreational, and
commercial land uses.
13.5.c The Corvallis Central City currently serves as the major shopping district for the
Urban Growth Boundary.
13.5.d As stated in the Corvallis 2020 Vision Statement, the community intends that the
downtown remain the primary shopping center of Corvallis. This intention
recognizes the commercial center as part of the larger "Central City" concept.
Development of the commercial center, therefore, needs to support the area as the
civic heart of the community and as an environment that encourages cultural,
recreational, and residential activities as well as being the focus for the community's
commercial activity.
13.5.e To support downtown as the community's primary shopping district, it is necessary
to build on the area's attributes such as its waterfront, its unique historic character,
its diversity of activities and its existing successful businesses. It is also necessary to
overcome some of the area's limitations, such as a lack of adequate and convenient
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parking, and a less-than-optimum pedestrian environment due to exposure to
weather.
13.5.f The downtown is well located, as it is close to publicly-owned destinations such as the
Willamette River bank, the Riverfront Park, the Majestic Theater, the library, the
County Courthouse, Central Park, City Hall, and Oregon State University. This
concentration of activity tends to both strengthen commercial activity in the
downtown area and make citizens' trips more efficient and convenient.
13.5.g Without active public involvement in downtown, market forces will shift shopping
dollars from downtown to other areas, both in and outside of the community.
Opportunities exist for downtown public involvement in areas such as new parking
facilities, downtown gateway and streetscape improvements, a weather protection
program, facade improvements, enhancement of the waterfront, and in limiting
commercial development outside the downtown area.
13.5.h To successfully operate as a unified area, a Central Business District needs to:
i. Be compact;
ii. Protect pedestrian traffic from the elements and from conflicts with vehicular
traffic;
iii. Have well-defined entrances;
iv. Have ease of access by all modes of transportation to all facilities;
v. Have adequate security for its users;
vi. Have a broad cross section of appropriate commercial, residential, civic, and
cultural uses;
vii. Have adequate free parking that is readily accessible to shopping; and
viii. Discourage heavy, through truck traffic.
13.5.i It is common for business centers to enhance their surroundings periodically in order
to demonstrate their vitality and maintain or increase their market appeal and add
updated amenities. In the downtown shopping district, some of the most visibly
obvious enhancements are facade, gateway, streetscape improvements, and historic
renovations. Public support of these improvements will demonstrate the community's
commitment to the downtown and will encourage private investment in the area.
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13.5.j The central location of downtown Corvallis can be effectively served by mass transit.
13.5.k The Central City has advantages for regional, local and specialty shopping,
professional, governmental, financial, cultural, entertainment activities, and housing.
13.5.l Unlike a shopping mall under one owner and one management, the downtown is a
collection of independent merchants and property owners. To compete with other
shopping areas there is a need for the City to support the Downtown Corvallis
Association so that it can be effective in areas such as: 1) marketing and promoting
programs that present the downtown as a unified shopping district with a diversity
of businesses; 2) promoting standard hours of operation; 3) encouraging expanded
hours of operation; 4) facilitating the filling of vacancies and maintaining an
appropriate tenant mix in the downtown area; 5) assisting in the maintenance and
upgrading of the physical environment; and 6) assisting in resolving parking and
other significant downtown issues.
13.5.m Development of a regional shopping center would shift spending from the downtown
to the new regional shopping center. A new regional mall developed outside the
downtown area will, therefore, result in the decline of the downtown and be
inconsistent with the community's intentions.
13.5.n The Downtown Redevelopment District is the area bordered by the Willamette River,
Polk Avenue, 6th Street, and Western Boulevard. Within the redevelopment district is
an area known as the "pedestrian core area." The adopted Downtown Streetscape
Plan provides appropriate guidelines for visual improvements in the downtown
shopping district. The Downtown Streetscape Plan contains a pedestrian core area
which is generally within the area bordered by Jackson Avenue, 5th Street, Jefferson
Avenue, and the Willamette River.
13.5.o Existing land use regulations, such as off-street parking requirements, do not
encourage the development of a compact core area within the Central Business
District.
13.5.p The upper stories of some structures in the Central Business District are presently
underutilized. One of the reasons these upper floors have not been used is because of
the costs associated with complying with current building code requirements.
13.5.q The City Council has adopted a Corvallis Riverfront Commemorative Park Plan to
increase pedestrian comfort and safety along 1st Street, provide adequate parking,
create a community gathering place, and help promote private investment.
13.5.r Riverfront District Standards should be adopted to foster a pedestrian-friendly
environment that allows developers flexibility in meeting their parking requirements.
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13.5.s The economic vitality of the Central Business District is critical to the health of the
City as a whole. The attractiveness of our City to residents, visitors, and employers
is greatly affected by the appearance of downtown, the breadth of comparative
shopping opportunities, convenience, and competitiveness with other shopping
areas. The maintenance and enhancement of downtown as a smoothly functioning
focus for professional, retail, civic, and cultural activity continues to have a high
public priority.
Policies
13.5.1 The City shall encourage private investment in the downtown that supports the diverse
activities of the Central City and is consistent with maintaining downtown as the
primary shopping center and business district area.
13.5.2 The City shall help overcome limitations that would otherwise lead to a declining
downtown. Opportunities to enhance the downtown include providing additional
parking, establishing a sidewalk weather protection program, and leading an effort to
produce a long-range plan for the downtown.
13.5.3 The City shall demonstrate its commitment to downtown's vitality by investing in and
implementing streetscape changes that are consistent with the Downtown Streetscape
Plan, or its successors, in conjunction with the long-range plan for downtown.
13.5.4 The City shall seek opportunities to assist downtown in maintaining its market share of
the retail dollars spent in and by the community.
13.5.5 The City shall support the Downtown Corvallis Association in its management of the
Central Business District.
13.5.6 Development of a regional shopping center outside the downtown is inappropriate.
13.5.7 Action to maintain the quality and unique attributes of downtown should include
development and adoption of a Downtown Area Plan, which could include
authorization to utilize a variety of financing mechanisms.
13.5.8 The City shall assist the downtown in redeveloping its upper story areas and achieving
full occupancy in both ground floor and upper story spaces within the Central Business
District.
13.5.9 The City shall encourage the location of uses in the downtown area which are
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compatible with the Corvallis 2020 Vision Statement, including use of upper floors of
buildings for commercial, residential, and professional offices.
13.5.10 The City has designated a Downtown Core Area where pedestrian activity is
encouraged.
13.5.11 Planning for continued development of the Riverfront shall consider its interrelationship
with the Central Business District.
13.5.12 Riverfront District standards should be adopted to ensure 1st Street develops as a
compact, pedestrian-friendly urban amenity.
13.5.13 The City shall ensure that the traditional "Main Street" character of the downtown area
is maintained and enhanced over time by incorporating standards that require the
following in the Central City:
A. Traditional downtown building layout with orientation to the street;
B. New buildings and building facade improvements that emphasize human-scaled
design and architectural compatibility;
C. Parking requirements that focus on shared parking and district-wide parking options
rather than strict on-site requirements;
D. Two-story minimum for new construction within the Central Business District;
E. The provision of incentives for the integration of multiple uses, especially mixed
commercial, residential, and office uses, within single buildings; and
F. The installation and maintenance of weather protection (such as awnings) on all
buildings that directly front Central City sidewalks. This standard shall be enforced
at the time of new construction and major building improvements.
13.6 Madison Avenue
Findings
13.6.a Madison Avenue is a centrally located street which runs east and west through the
downtown area. It also provides an important pedestrian connection between the
University and the Willamette River through the heart of the downtown area.
13.6.b This street has a unique mixture of land uses abutting it and provides a street
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linkage, typified by low vehicular and high pedestrian traffic volumes, between
Oregon State University and the Willamette River.
13.6.c Madison Avenue, especially at the Arts Center Plaza and Central Park, is used on a
regular basis for special outdoor cultural and civic events.
Policies
13.6.1 Madison Avenue shall continue to be developed as a pedestrian link between Oregon
State University and the Willamette River. Development in this area shall be compatible
with and enhance the abutting land uses and allow for this area's continued use for
cultural and civic purposes.
13.7 Downtown Transportation Issues
(For findings and policies relating to downtown transportation issues, see Section 11.11.)
13.8 Local Government and Cultural Facilities
(For findings and policies relating to Local Government and Cultural Facilities, please see
Article 8 - Economy and Article 10 - Public Utilities, Facilities, and Services.)
13.9 Downtown Residential
(For findings and policies relating to downtown residential uses, see Section 9.6.)
13.10 Downtown Industrial
Findings
13.10.a The area adjacent to the Willamette & Pacific Railroad, abutting the Central City to
the southwest, is in close proximity to the downtown, Oregon State University,
existing industrial uses and the Downtown Residential Neighborhood.
Policies
13.10.1 The industrial area to the southwest of the Central City should be developed with a mix
of uses that are compatible with the surrounding uses.
13.11 South Corvallis Area
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Findings
13.11.a South 3rd Street is a State highway and a major connector of Corvallis, South Benton
County, and Lane County.
13.11.b The existing land use pattern along South 3rd Street is complex and will require
special management to permit the development of an attractive, economically viable,
and safe area of the community. Land uses abutting this street range from industrial
to residential; many were in existence at the time of annexation and were begun prior
to the zoning of the area.
13.11.c South 3rd Street is a significant gateway to Corvallis. The types of land uses along
South 3rd Street, their visual quality, and their visual and functional quality of the
highway itself, are of special concern to the City.
13.11.d The purpose of the South Corvallis Area Plan was to enhance the livability of south
Corvallis by integrating land uses and transportation.
13.11.e The South Corvallis Area Plan, adopted in 1998, proposes "a community of
pedestrian-friendly places along South 3rd Street, varied mixed use developments,
new neighborhood parks, and diverse housing." The Plan (and its Technical
Appendix) also outlines a variety of measures, including land use redistricting and
development standards, to maintain the viability of the transportation corridor at full
urbanization of the Urban Growth Boundary.
13.11.f The South Corvallis Area Plan proposes conversion of commercial areas to mixed use
"as a way to improve the visual character of South 3rd Street, promote walking and
biking, and diversify the character of commercial areas." The Plan includes the
designation of a Town Center, Mixed Use Commercial nodes at key intersections, and
redesignation of existing Linear Commercial and Shopping Area parcels as Mixed
Use Commercial.
13.11.g The Plan utilizes the Mixed Use Employment district to provide opportunities for
local services to employees in the area, reduce adverse impacts from General
Industrial uses, and provide an alternative to industrial zoning in areas that
currently have a mix of uses and relatively small parcels. The Plan proposes a new
Limited Industrial - Office district to assure a desirable visual impact along South
3rd Street, provide additional opportunities for office uses, and provide a buffer
between General Industrial uses to the west and residential uses on the east side of
South 3rd Street.
13.11.h The approximately 1,000 acres of industrial land in south Corvallis is a substantial
percentage of the City's remaining industrial land, and will require special attention
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to mitigate potential conflicts due to its size and concentration of industrial uses.
The area has been found to be appropriate for industrial development due to the
presence of large, flat parcels with railroad access, and its compatibility with airport
uses.
13.11.i South of the Marys River, near its confluence with the Willamette River, there is no
direct link connecting South 3rd Street to Philomath Boulevard. Traffic destined to
and from areas south and west of the community must make a series of abrupt and
circuitous maneuvers on downtown streets north of this area.
13.11.j Except for access on South 3rd Street, the south Corvallis area is effectively isolated
from the rest of the community. This inhibits growth in this area, promotes
separation from the rest of the community and results in congestion on South 3rd
Street.
13.11.k During the flooding that occurred in 1996, south Corvallis was isolated from the rest
of Corvallis by the inundation of South 3rd Street.
13.11.l The South Corvallis Area Plan, adopted in 1998, and its technical appendix, includes
an evaluation of the South 3rd Street transportation corridor, its current and future
constraints, and transportation and land use strategies to improve levels-of-service.
13.11.m The critical transportation constraint for the south Corvallis area is the section of
South 3rd Street from the Avery Avenue - Crystal Lake Drive intersection to the Lilly
Avenue intersection. In 1997, this section operated at an estimated "C/D" level-ofservice
(LOS) threshold. It is estimated that in approximately 2005 this section will
exceed the "D" LOS threshold.
13.11.n The South Corvallis Area Plan evaluated alternatives for improving the long-term
functioning of South 3rd Street. Options for an additional north-south route, the
expansion of the northern section of South 3rd Street to six or seven lanes, or
contraction of the UGB were found to be unacceptable. The Plan instead outlines an
aggressive program of transportation demand management, transportation system
management, and land use strategies to protect the long-term viability of the
corridor.
13.11.o In order to assist in reducing overall reliance on auto travel generally, and reduced
use of South 3rd Street specifically, additional street connectivity is needed in south
Corvallis.
13.11.p The South Corvallis Area Plan, adopted in 1998, incorporates a direction for
neighborhoods and housing in south Corvallis that is intended to enhance the sense
of community and to complement other goals of the Plan, including: increasing
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opportunities for travel by foot, bicycle, and transit; providing accessible services to
neighborhoods through mixed use development; protecting and enhancing parks,
open spaces, and greenways; and improving the safety and visual character of South
3rd Street.
13.11.q The South Corvallis Area Plan proposes maintaining the planned densities for
existing neighborhoods, while providing more housing variety and appropriate
design standards for infill and redevelopment.
13.11.r For both new and existing neighborhoods, the South Corvallis Area Plan proposes
flexible strategies to increase housing variety and improve design compatibility,
intended to result in a more inclusive community and a more desirable physical form
for neighborhoods.
13.11.s Undeveloped lands south of Rivergreen Avenue represent an opportunity to plan
livable, walkable neighborhoods. To accomplish this, the South Corvallis Area Plan
proposes specific neighborhood planning principles, and conceptual neighborhood
plans for four future neighborhoods.
13.11.t The South Corvallis Area Plan envisioned a Town Center as a mixed use focal point
for south Corvallis.
13.11.u The South Corvallis Area Plan included both commercial and a mix of higher density
residential uses within the Town Center concept.
13.11.v After review of several alternatives, the location between Park and Richland Avenues
was selected as most appropriate for the Town Center because of its convenient
proximity to existing neighborhoods, the existing Shopping Area designation for
much of the area, and access to transit.
13.11.w The Plan included guidelines and a graphic conceptual layout for how the Town
Center should be developed in terms of orientation to transportation facilities and
relationship to adjacent residential areas.
Policies
13.11.1 The City shall take appropriate actions to beautify and improve the South 3rd Street
gateway to the community, by developing gateway corridor standards that implement
the South Corvallis Area Plan gateway strategy, including building orientation to the
street for most uses, appropriate site and building design standards, extensive
landscaping and street trees to provide a boulevard effect, frequent access points for
bicycles and pedestrians, and possible mitigation of the negative effects of overhead
lines.
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13.11.2 The City shall develop standards for a major neighborhood center consistent with the
Town Center mixed use guidelines in the South Corvallis Area Plan, including
pedestrian and transit-oriented design, street connectivity, and public spaces.
13.11.3 Future requests for additions or deletions to the established mixed use districts shall be
consistent with the overall goals and policies of the South Corvallis Area Plan.
13.11.4 The City shall develop standards for a Limited Industrial - Office District, with
standards as outlined in the South Corvallis Area Plan (including increased front yard
landscaping, prohibition of pole-mounted signs, additional storage and screening
requirements, and building orientation to transit stops).
13.11.5 If a feasible strategy can be developed, a direct link shall be made to connect the
Philomath Boulevard and South 3rd Street at the Highway 20/34 and 99W interchange
in order to improve the accessibility of south Corvallis to and from west Corvallis.
13.11.6 The City shall work with Benton County and the Oregon Department of Transportation
to determine the long-range need for, and feasibility of, an additional or improved eastwest
connection between South 3rd Street and 53rd Street or Bellfountain Road,
building on information contained in the South Corvallis Area Plan Technical
Appendix.
13.11.7 The City shall cooperate with the State and other governmental agencies in the
improvement of South 3rd Street and shall recommend that Oregon Department of
Transportation commence a corridor study to evaluate near-term strategies and
improvements that preserve and extend the useful life of the South 3rd Street facility,
consistent with the South Corvallis Area Plan. Strategies to be considered shall include:
providing positive access management (through installation of medians and pedestrian
refuges; identification of pedestrian nodes, and limiting new street access to
approximately every 1/4 mile); signal timing and coordination; and right turn lanes on
side streets.
13.11.8 The City shall use transportation demand management, transportation system
management, and land use strategies to the greatest extent practicable to avoid the
further widening of South 3rd Street beyond a maximum of five lanes.
13.11.9 In the development and implementation of its Transit Plan, the City shall determine the
feasibility of improved transit service to provide sufficient off-loading of demand on
South 3rd Street to forestall or eliminate the need to provide additional north-south
vehicular capacity. This should include providing transit service east and west of South
3rd Street as densities warrant.
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13.11.10 The City shall develop standards for circulation design features outlined in the
South Corvallis Area Plan, including additional street connections, designated
parkway treatments, park strips and medians on arterial highways, pedestrian
connections to South 3rd Street, implementation of the a general circulation plan,
and implementation of the multi-use path. Techniques to maintain or improve
levels of service on South 3rd Street may include driveway consolidation, cross-over
easements, alleys, and dedication of right-of-way.
13.11.11 The City shall seek to establish a joint management agreement among Benton
County and the City of Corvallis to ensure that the mutually-adopted policies of the
South Corvallis Area Plan are implemented.
13.11.12 The Neighborhood Plan Map of the South Corvallis Area Plan will serve as a guide
to future annexations, subdivisions, and planned developments.
13.11.13 Future annexations, subdivisions, and planned developments shall submit
development plans consistent with the neighborhood planning principles outlined in
the South Corvallis Area Plan, including neighborhood edges and focal points, open
space connections, and street connectivity.
13.11.14 Future subdivisions and planned developments shall incorporate development
standards for consideration as outlined in the South Corvallis Area Plan, including
requirements for maximum block perimeter, front porches and setbacks, and garage
recesses.
13.11.15 Future subdivisions and planned developments larger than three acres shall
incorporate housing variety as outlined in the South Corvallis Area Plan.
13.11.16 The City shall modify the residential district standards of the Land Development
Code for south Corvallis development, in order to increase the variety of housing
types, while including design standards to assure compatible infill. These
modifications shall be consistent with the options outlined in the South Corvallis
Area Plan.
13.11.17 The City shall amend the Land Development Code to establish a Mixed Use
Transitional District for the purpose of providing a mechanism for existing Intensive
and General Industrial uses to transition over time to less intensive uses. The
District shall provide for:
A. Uses which include residential, commercial, parks and open-space, limited
industrial, general industrial, and intensive industrial uses. Residential uses shall
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require special review to evaluate compatibility with industrial activities. New
general and intensive industrial uses shall require Conditional Development
approval. Existing general and intensive uses require Conditional Development
approval when either of the following conditions apply:
1. A change in operation or increase in production creates the need to secure
approval from an environmental permitting agency to increase air, water, or
noise emissions, unless such emission levels were approved by the City through
a previous land use process; or
2. Specific limits or conditions related to operations, physical expansion, etc.,
established by a previous land use approval are exceeded.
B. General and intensive industrial uses shall be subject to the provisions of the
General Industrial and Intensive Industrial districts, respectively. Nonconforming
uses or structures shall be subject to provisions of Chapter 1.4 of the Land
Development Code.
C. The Land Development Code amendment shall also address limitations on reintensification
of uses that have previously transitioned from general or intensive
industrial uses to less intensive activities.
13.11.18 The following guidelines shall be used for review of development proposals within
the South Corvallis Town Center:
A. All buildings in the identified Town Center area will be oriented to public or private
streets.
B. The primary circulation within the Town Center shall be developed as public or
private streets, with sidewalks, street trees, and on-street parking.
C. Bell or Powell Avenue will be extended to 3rd Street.
D. Bell or Powell Avenue will be a key pedestrian-oriented street. As such, it will have
buildings fronting on both sides for most of its length, on-street parking, curb
extensions at intersections, and pedestrian amenities. An alternative street that
provides the same design qualities may be proposed.
E. Public spaces are required. Examples include: a plaza, shopping promenade, and a
small park. Public spaces will be located and designed to emphasize focal points
within the Town Center.
F. A pedestrian promenade will link the northerly and southerly retail areas.
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G. A north-south street will connect Bell or Powell Avenue to Park Avenue.
H. The design of the Town Center will not preclude a future connection to Richland
Avenue.
I. Connections to adjacent streets are required, and should include traffic calming
measures, where appropriate.
J. Compatibility with adjacent residential uses shall be demonstrated. Measures to be
considered include sight-obscuring landscaping, fencing, setbacks, and lighting that
precludes glare on adjacent properties.
K. Retail uses within the Town Center shall be limited to no more than 100,000 square
feet.
L. The level of detail shown on the Town Center Plan, below, is intended to provide an
example of how the Town Center design guidelines could be applied.
South Corvallis Town Center
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13.12 West Corvallis Area
Findings
13.12.a The West Corvallis - North Philomath Plan was developed between the years 1991 and
1998 by a diversely-represented citizen task force. As a multi-jurisdictional
refinement plan, it will provide a long-term guide to development in its 6,300 acre
area which includes the City of Philomath, Benton County, and approximately 3,100
acres within the Corvallis Urban Growth Boundary. The Plan does not modify the
Corvallis Urban Growth Boundary or promote development in the Urban Growth
Boundary. Rather, it serves as a detailed guide to any future development by
addressing specific features of the area, community values, and the expressed
interests of residents and property owners.
13.12.b The West Corvallis - North Philomath Planning process identified six points of
consensus that are the basis for the Plan's specific land use, circulation, and open
space requirements:
i. Cluster new developments into compact, pedestrian-friendly neighborhoods
designed to be pleasant and walkable, with a mix of uses, housing types, and
densities;
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ii. Plan for a moderate rate of growth, with Urban Growth Boundaries moved only
when areas within them have developed compactly and efficiently;
iii. Retain the individual identities of Philomath and Corvallis;
iv. Continue to develop good interconnected paths and bicycle routes;
v. Preserve hillside viewsheds; and
vi. Preserve riparian corridors.
13.12.c The West Corvallis - North Philomath Plan represents a major multi-jurisdictional
planning effort. Implementation of the plan by incorporating it into the
Comprehensive Plan and Land Development Code will:
i. Provide a vision for West Corvallis' long-range development that reflects the
aspirations of the community by establishing goals, concepts and policies for
accomplishing that vision.
ii. Allow the City of Corvallis, the City of Philomath and Benton County to provide
consistent overall land use and development policies and standards applicable to
their respective areas of jurisdiction.
13.12.d The West Corvallis - North Philomath Plan provides the following tools to implement
the Plan:
i. An analysis of the area's natural and man-made features and constraints to
development;
ii. A land use plan with guiding and implementing policies, and graphic
representations, providing specific development standards;
iii. An open space framework with guiding and implementing policies, and graphic
representations, providing for parks, public open space, and conservation areas;
iv. An interconnected circulation network with guiding and implementing policies,
and graphic representations; and
v. Additional plan implementation tools including an urban transition concept,
implementation initiatives, an approach for preserving the surrounding
viewshed, and model ordinances for revising the Land Development Code.
13.12.e The provision of market-based incentives linked to close adherence to the
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neighborhood center concept (and any site development standards) can help offset
developers' resistance to change from standard development practices.
13.12.f Local residents need services that are convenient and accessible. A close-by mix of
commercial and public uses, such as a school, park, or day care center, encourages
residents to walk or bicycle for short trips. Buildings sited as close to the sidewalk as
possible, with parking on the side or behind them, provide direct pedestrian access.
Policies
13.12.1 The City Shall work to ensure that development within the west Corvallis Urban Fringe
is consistent with the West Corvallis - North Philomath Plan.
13.12.2 The City shall seek to establish a joint management agreement among Benton County
and the Cities of Corvallis and Philomath to ensure that the mutually-adopted policies
of the West Corvallis - North Philomath Plan are implemented.
13.12.3 The City shall foster compact development and conserve open space by maintaining its
Urban Growth Boundary consistent with the findings of the Buildable Lands Inventory
and Land Need Analysis for Corvallis (1998).
13.12.4 Within the City Limits of the West Corvallis - North Philomath Plan, the City shall use a
Planned Development process when partially developed sites are converted to
neighborhood villages, as designated on the adopted Plan.
13.12.5 The City shall consider revising the Land Development Code to provide for a range of
incentives for development proposals meeting site development standards such as those
described in the West Corvallis - North Philomath Plan.
13.12.6 The City shall revise the Land Development Code to require a clear edge between open
space and developed areas. This edge shall be defined by the use of streets or public
trails, or by other means which encourage visual or physical access to the open space.
13.12.7 Residential uses at Medium Density Residential are an essential feature of
neighborhood villages. To meet the demand for single family housing while reducing
land costs, the City shall review the Land Development Code to do the following:
A. Require a minimum average residential density of nine dwellings per net residential
acre, including pocket parks but excluding areas set aside for commercial and
employment uses, public facilities, and neighborhood parks greater than four acres;
B. Require at least one-third of a neighborhood village's dwelling units to be either
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multi-family or attached single family; and
C. Require that the majority of a neighborhood village's residential land be set aside
for medium-density single family housing, either detached or attached.
13.12.8 The City shall revise the Land Development Code to require developers to develop
Neighborhood Villages consistent with the West Corvallis - North Philomath Plan.
Features in the Plan include, a shopping street, a 1/2 acre public space or plaza and a
transit stop that allows other appropriate uses including small-scale shopping,
professional offices, personal services, and eating drinking establishments.
13.12.9 The sizes and locations for the neighborhood centers and villages shown on the West
Corvallis - North Philomath Plan are approximate, and are subject to approval through
the Planned Development process.
13.12.10 The City shall locate major and minor neighborhood centers near the junctions of
arterials or collectors.
13.12.11 The City shall revise the Land Development Code to require commercial entries to
be located immediately adjacent to the street right-of-way within the neighborhood
center and mixed use areas. Additionally, parking lots shall be located to the rear of
buildings, and, where they do not disrupt the pedestrian streetscape, may be located
to the side of buildings.
13.12.12 The City shall revise the Land Development Code to require large retailers to be
located only on sites within major neighborhood centers adjacent to arterial roads.
These facilities must have a major entry onto public streets. Such retailers are not
appropriate within minor neighborhood centers.
13.12.13 Along the shopping street of neighborhood centers, the City shall encourage
occupation of ground floor storefront space by retail and service users that serve
local neighborhood needs and generate high volumes of pedestrian traffic.
13.12.14 The City shall revise the Land Development Code to encourage the fronts of
buildings to face parks and other public open spaces.
13.12.15 The City shall revise the Land Development Code to require the incorporation of
existing native vegetation or new native plantings where possible, particularly
adjacent to open space areas.
13.12.16 Each neighborhood center shall have its own site-specific development standards
and design guidelines that closely represent the vision of the area's stakeholders: the
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citizens of Corvallis, land owners, developers, and the larger community.
Stakeholders shall develop these standards and guidelines through a charette, design
workshop, or similar public process. Standards and guidelines shall be consistent
with the overall West Corvallis - North Philomath Plan.
13.12.17 The City shall work with Benton County and Philomath to create a distinct edge to
urban areas and separation between Philomath and Corvallis by establishing a
Corvallis-Philomath open space buffer.
13.12.18 The City shall maintain the scenic character of West Hills Road, Harrison Boulevard
/ Oak Creek Road, Reservoir Road, and Philomath Boulevard through mechanisms
such as gateway standards, or securing easements to preserve existing vegetation or
views.
13.13 North Corvallis Area
Findings
13.13.a A specific area plan has never been developed for the north Urban Fringe.
13.13.b Public testimony indicates the community's interest in developing a North Corvallis
Area Plan.
Policies
13.13.1 The City shall undertake and adopt a North Corvallis Area Plan as soon as possible,
consistent with Policies 14.3.7 and 14.3.8.
13.14 Supporting Documents
Item Date Location of Document
Oregon State University Plan and Map 1986 Corvallis Planning Division
Library
Downtown Streetscape Plan 1988 Corvallis Planning Division
Library
Madison Avenue Plan 1982 Corvallis Planning Division
Library
Riverfront Commemorative Park Master Plan 1997 Corvallis - Benton County
Public Library
South Corvallis Area Plan 1998 Corvallis - Benton County
Public Library
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West Corvallis - North Philomath Plan 1998 Corvallis - Benton County
Public Library
13.15 Advisory Boards
Madison Avenue Task Force
Downtown Corvallis Association
Chamber of Commerce
Corvallis Riverfront Commission
13.16 Mandated Reports / Plans / Inventories
Downtown Long-Range Plan
North Corvallis Area Plan
Riverfront district standards
West Corvallis - North Philomath joint management agreement
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Article 14. Urbanization / Annexation
14.0 Background
This Article addresses the concerns expressed by Statewide Planning Goal 14 which is "to
provide for an orderly and efficient transition from rural to urban land use."
Plan policies delineate the area in which growth is projected and will be directed to take place.
They also describe the process whereby Corvallis and the Urban Fringe will continue to
urbanize.
Plan policies cover a wide variety of topics related to urbanization. Policies speak to the need
for efficient, orderly, and logical urbanization within the geographical limits of the Urban
Growth Boundary. Other policies direct that development of land in the Urban Fringe prior
to annexation be properly planned to promote orderly and efficient urbanization. Policies
address the desirability of a mixture of land uses and intensities in the Urban Fringe. The
Plan recognizes that development in the Urban Fringe is of concern to both Corvallis and
Benton County and mandates that the City and County maintain a joint urban management
agreement to implement the Comprehensive Plan and set forth a process for review and
action on development proposals in the Urban Fringe.
14.1 Relevant Vision Statement Elements
"Beginning with studies such as the West Corvallis - North Philomath Plan and the South
Corvallis Area Plan, the community has been able to identify potential locations for new
neighborhoods within the Urban Growth Boundary. Specific area plans for these potential
neighborhood sites, showing land uses, street layout, and open space framework, help to
ensure that incremental development over time and by various property owners /
developers creates the kind of places the community desires. . . . Corvallis has established a
common open space with Philomath which provides recreational opportunities, wetland
protection, and community identity to each City. . . . New neighborhoods contain a mix of
uses such as homes, shops, workplaces, services, and public spaces. There is a mix of
housing types at varying costs to allow diversity of household types, ages, and incomes."
14.2 Growth Management
Findings
14.2.a Corvallis has made a significant effort to manage the location and type of growth
and to coordinate this growth with the extension of services and expansion of
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facilities.
14.2.b Existing elements of a growth management system for Corvallis include: annexation
charter amendment; services outside City Limits charter amendment; Comprehensive
Plan; Land Development Code; Master Facility Plans; Capital Improvement
Program; Corvallis Urban Fringe Management Agreement; Benton County zoning
for the Urban Fringe; Land Development Information Report; Buildable Land
Inventory and Land Need Analysis for Corvallis; and systems development charge
ordinance.
14.2.c As mandated by State law, the City is required to evaluate the supply of buildable land
within the Urban Growth Boundary (including partially vacant or redevelopable
land) to ensure a minimum of a 20-year supply of buildable land.
14.2.d The annual Land Development Information Report provides information on building
trends and vacant lands. This information is useful in assessing community housing
and employment needs.
14.2.e Annexing land, and subsequently extending services to that land, allows for the
orderly, logical expansion of the City and the efficient, economic provision of public
services.
14.2.f Development district designations (zones) are required to be consistent with the
adopted Comprehensive Plan.
Policies
14.2.1 The City shall coordinate the existing elements of the growth management system and
publish an annual Land Development Information Report, which includes a brief
discussion of growth management.
14.2.2 In conjunction with Periodic Review, the City shall evaluate the supply of buildable
land within the Urban Growth Boundary (including partially vacant or redevelopable
land) to ensure a minimum of a 20-year supply.
14.2.3 The City shall monitor it's financial and physical capacity to accommodate growth and
take appropriate actions to address identified deficiencies and potential problems.
14.2.4 Upon annexation, all lands shall be districted in a manner consistent with
Comprehensive Plan designations.
14.2.5 Upon annexation, residential lands on hillside areas shall be developed in accordance
with Policy 4.6.6.
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14.3 Urban Fringe Development
Findings
14.3.a Provision of services outside the City without annexation, as mandated by State law
for non-contiguous health hazards, places a financial burden on the citizens of the
City.
14.3.b The citizens of Corvallis have adopted mechanisms to control the extension of City
services outside the corporate City Limits as well as mechanisms for voter approval
of annexations. Specific elements of the City Charter state:
i. The City shall furnish no services (or enter into any agreement or contract to
furnish such services) to property outside the corporate limits of the City unless
the City Council shall have first adopted an ordinance approving the same.
ii. Unless mandated by State law, annexation (delayed or otherwise) to the City of
Corvallis may only be approved by a prior majority vote among the electorate.
14.3.c Management of land development within the Urban Fringe is a joint responsibility of
Corvallis and Benton County. A 1998 report has been prepared to facilitate the
update of the Corvallis Urban Fringe Management Agreement.
14.3.d Division or development of land within the Urban Fringe must be properly planned to
promote orderly and economical urbanization.
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14.3.e The City of Corvallis has determined that planned development clustered at urban
densities on a portion of larger parcels in the Urban Fringe is a suitable method of
retaining land in a form suitable for future urbanization. The density of the overall
parcel will remain the same.
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14.3.f The Corvallis Comprehensive Plan designates areas for urban densities and
intensities. Until areas in the Urban Fringe are annexed, County zoning
classifications will be in effect.
14.3.g Within the Urban Fringe, a mix of housing types, land uses, and intensities should be
designated to accommodate future urban needs.
14.3.h A funded Capital Improvement Program, which anticipates when facility
improvements will be needed, is necessary if the City is to manage growth effectively.
14.3.i Development in the Urban Fringe needs to provide for a mix of dwellings at various
costs.
14.3.j A mix of dwelling unit types is beneficial because it increases housing choice and is
an efficient use of land.
14.3.k Oregon State University agricultural and forestry land uses are critical to
maintaining OSU's stated mission.
14.3.l Annexation is the manner in which a City adds new territory to its corporate limits.
When and if a City desires to add territory is based on a number of factors that
change over time to address the public need.
Policies
14.3.1 Infill and redevelopment within urban areas shall be preferable to annexations.
14.3.2 Conversion of urbanizable land to urban uses shall be based on orderly, economic
provision of public utilities, facilities, and services.
14.3.3 Urban level City utilities (i.e. water and sewer) shall be provided to private property only
through annexation, except for areas not contiguous to the City that have been deemed
health hazards by the Oregon State Health Department or its agents, and have signed a
consent to annex.
14.3.4 Urbanization shall be contained within the Urban Growth Boundary, and shall occur
incrementally through the annexation process. Limited interim development, consistent
with Benton County clustering regulations, may be permissible.
14.3.5 Annexations can only be recommended to the voters where the following findings are
made:
A. There is a demonstrated public need for the annexation.
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B. The advantages to the community resulting from the annexation shall outweigh the
disadvantages.
C. The City and other jurisdictions are capable of providing urban services and
facilities required by the annexed area, when developed.
14.3.6 Factors to be considered in evaluating the public need for annexation may include, but
are not limited to the following:
A. The 5-year supply of serviceable land of this type to meet projected demand;
B. The availability of sufficient land of this type to ensure choices in the market place;
and
C. Other factors, including livability benchmarks, as delineated in the Land
Development Code.
14.3.7 Any change in the Corvallis Urban Growth Boundary shall be based upon consideration
of the community's desires, relevant State laws and Statewide Planning Goals and
Guidelines.
14.3.8 Information shall be provided to decision makers and the public related to consistency
of the annexation proposal with established City policies and development regulations.
14.3.9 The City, working with citizen advisory committees, shall complete specific area plans
for all lands within the Urban Growth Boundary. Such plans shall provide a template
for the future mix and interrelationship of land uses, the street network, the protection
of natural features, and an analysis of fiscal impacts. The City shall attempt to complete
these plans in advance of annexation, and they shall serve as an approved general land
use plan accompanying an annexation application. Lack of a specific area plan,
however, shall not preclude consideration for annexation.
14.3.10 Citizen advisory committees developing specific area plans shall include members from
both the area being planned and from affected rural and City neighborhoods.
14.3.11 The City and County shall work together to develop and maintain appropriate
agreements for managing land within the Urban Fringe.
14.3.12 The City shall support policies for land in the Urban Fringe that retain parcels in a form
suitable for future conversion to urban densities.
14.3.13 Development in the Urban Fringe should be planned and constructed to assure efficient
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use of the land resource. Urban conversion plans should be required for development
within the Urban Growth Boundary which occurs prior to annexation and shall be in
conformance with the area's adopted specific area plans.
14.3.14 Any development or land division in the Urban Fringe should be designed in a manner
that will promote its potential conversion to urban uses. Approval of development in
the Urban Fringe should be contingent upon fulfilling Comprehensive Plan and related
considerations that include:
A. Ability to provide City public utilities, facilities, and services in an orderly and
economical manner when urbanization occurs;
B. Ability to meet at least minimum urban density standards, for example through use
of lot designs and lot sizes that permit the creation of urban density lots in the
future;
C. Consistency with adopted master plans;
D. Agreeing to a consent to annex; and
E. Consistency with drainageway provisions for stormwater runoff and protection of
significant natural features.
14.3.15 A mix of land uses shall be planned within the Urban Fringe.
14.3.16 Standards for urbanization should encourage flexibility and innovation in development,
permitting mixtures of land use types and intensities which contribute to the quality of
the community.
14.3.17 The City and Benton County should coordinate Capital Improvement Programs to
implement community land use policies related to the Urban Fringe.
14.4 Other Urbanization Issues
Findings
14.4.a The area between the Corvallis and Philomath Urban Growth Boundaries is of
mutual concern to both jurisdictions.
14.4.b Conflicts may occur when residential development is adjacent to commercial,
industrial, resource and recreational land, or impact services and utilities.
Consideration should be given to minimizing such potential incompatibilities when
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establishing development standards.
Policies
14.4.2 Design elements shall provide transitions between various land uses and intensities
where necessary to improve compatibility.
14.4.3 As urbanization approaches the Urban Growth Boundary, development shall provide a
buffer or transition area between the urbanizing area and agricultural or forest resource
uses outside the Urban Growth Boundary.
14.5 Supporting Documents
Item Date Location of Document
Annexation Charter Amendment 1976 Corvallis - Benton County
Public Library
Services outside Corporate City Limits Charter
Amendment
1974 Corvallis - Benton County
Public Library
Corvallis Urban Fringe Management Agreement 1990 Corvallis Planning Division
Library
Alternative Approaches to Managing the Corvallis /
Benton County Urban Fringe Area
1997 Corvallis Planning Division
Library
Capital Improvement Program (CIP) annual Corvallis Finance Department
Land Development Information Report annual Corvallis - Benton County
Public Library
Land Development Code 1993 Corvallis - Benton County
Public Library
Buildable Lands Inventory 1998 Corvallis - Benton County
Public Library
14.6 Advisory Boards
Committee for Citizen Involvement
14.7 Mandated Reports / Plans / Inventories
Develop Specific Area Plans
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Revise Urban Fringe Management Agreement between Corvallis and Benton County
1In certain instances existing lots of record and existing development patterns may exceed Comprehensive Plan densities. In all residential areas accessory and
conditional uses as specifically defined in the Land Development Code will be permitted.
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Article 40. Comprehensive Plan Map Legend
40.1 Residential Use Designations1
40.1.1 Low Density Residential: 2 to 6 units per acre
These areas will provide low density residences and necessary urban services to
maintain stable residential neighborhoods.
40.1.2 Medium Density Residential: 6 to 12 units per acre
These areas will provide medium density residences under various ownerships and
necessary urban services to maintain stable residential neighborhoods.
40.1.3 Medium-High Density Residential: 12 to 20 units per acre
These areas will provide for family and group residences at a medium-high density and
act as a transition between lower density residential housing and more intensive land
uses.
40.1.4 High Density Residential: Over 20 units per acre
These areas will provide for family and group residences at a high density and other
closely related uses.
40.1.5 Mixed Use Residential
These areas will provide for primarily residential uses but also will allow for some civic,
commercial, and industrial uses that are compatible with the predominant residential
uses.
40.2 Commercial Use Designations
40.2.1 Central Business District
The downtown commercial area which also allows residences, government offices, and
other basic services.
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40.2.2 Mixed Use Commercial
These areas will provide for primarily commercial uses but also will allow for some
civic, industrial, and residential uses that are compatible with the predominant
commercial uses, while maintaining the City's supply of commercially-designated
lands.
40.2.3 Professional Office
Business and professional offices and related uses.
40.3 Industrial Use Designations
40.3.1 Limited Industrial
Intended to create and preserve areas where limited manufacturing and related use types
may locate. Limited manufacturing uses evidence few, if any nuisance characteristics.
Accessory nonindustrial uses that support the primary use activity and are compatible
are permitted - specifically administrative, sales, and service uses.
40.3.4 General Industrial
Intended to provide appropriate locations for a variety of general industrial uses
including manufacturing and related activities with few, if any, nuisance characteristics.
40.3.5 Intensive Industrial
Intended to provide appropriate locations for intensive manufacturing activities which
are characterized by their potential conflicts with residential and other land uses.
40.3.6 Mixed Use Transitional
Intended to provide a mechanism for existing general and intensive industrial uses to
transition over time to less intensive uses including residential, commercial, limited
industrial, parks, and open space.
40.4 Other Use Designations
40.4.1 Neighborhood Centers
The Neighborhood Centers denote commercial areas that are designed with a pedestrian
orientation and serve the general community and/or surrounding neighborhood.
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Neighborhood Centers may be designed to incorporate a mixture of uses. The dots
denote the conceptual location of the Neighborhood Centers and the circles represent a
1/4 distance from the Centers, which is considered to be a comfortable walking
distance. The shaded circles depict possible Minor Neighborhood Centers for which
further study is needed.
(Articles 41 through 49 reserved for expansion.)
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Article 50. Definitions
The definition of words and terms below is intended to explain the meaning of the words and
terms in the context of the Plan. The definitions are not intended to have applicability outside the
Corvallis Comprehensive Plan context.
Affordable Housing - Housing that requires no more than 30% of the monthly income of a
household that has income at or below 80% of the area median.
Agricultural Land, High Quality - Land of predominately Class I or II soils as identified in the
Soil Capability Classification System of the United States Soil Conservation Service.
Bike Lane - A one-way travel lane for bicycles marked with a wide white line indicating
preferential use by bicycles.
Bikeway - Bicycle facilities including shared roadway, shoulder bike path, bike lane, and multiuse
path.
Buffer, Urban - An area designed to provide attractive space or distance, obstruct undesirable
views, serve as an acoustic barrier, or generally reduce the impact of adjacent development.
Buffer, Urban Fringe - An area which provides a transition between potentially conflicting land
uses, particularly urban and rural uses such as OSU agricultural and forestry lands. Such a buffer
may be used for low density or public open space purposes.
Buildable Lands - Lands in the Urban Growth Boundary that are capable of supporting new
development.
Central Business District - The area generally bounded by the Willamette River on the east, 6th
Street on the west, the Marys River on the south, and Polk Avenue on the north (see map
following finding 13.5.a). This area is intended to provide an area for commercial uses, as well as
civic and residential uses, and to provide all basic services and amenities required to keep
downtown the vital center of the community.
Central Business Fringe - The area generally bounded by the Willamette River on the east, 5th
Street on the west, Polk Avenue on the south, and Buchanan Avenue on the north (see map
following finding 13.5.a). This area is intended to allow visually attractive commercial activities
necessary to support regional shopping facilities located in the Central Business District.
Central City - The area bordered generally by Buchanan Avenue, 9th Street, the Marys River,
and the Willamette River.
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Cluster - A grouping of development. Specifically, the locations of structures on a given site in
one area leaving the remainder of the land in open space.
Collector Street - A street which interconnects neighborhoods and arterial streets as defined in
the Corvallis Transportation Plan.
Commercial - The distribution and sale or rental of goods and the provision of other services.
Commercial Core Area - Defines that small, very intensive shopping area in the Central
Business District which provides a variety of retail services for pedestrian shoppers.
Community - Used interchangeably to speak of the total Urban Growth Boundary (versus the
City or the Urban Fringe) or an attitude such as "a sense of community."
Compatible - The ability of different uses to exist in harmony with each other. "Making uses
compatible with each other" implies site development standards which regulate the impact of one
use on another.
Complementary - Supportive, not competitive.
Comprehensive Plan - A generalized, coordinated land use map and policy statement of the
City which interrelates all functional and natural systems and activities relating to the use of
lands.
The Comprehensive Plan Map - Provides a graphic plan of all land in the Urban Growth
Boundary that identifies land development designations.
Contract Zoning - A contract between a jurisdiction and private property owner that imposes
specific development standards in exchange for other considerations for a parcel of land that goes
beyond the provisions outlined in the jurisdiction's zoning ordinances.
Dedication of Land - The transfer, in fee-simple, of ownership of a given piece of property. In
the context of the Plan, it is the transfer of the land, usually by a developer, to the City for a
specific purpose.
Density of Use - The average number of a given thing per unit of area. Generally applied to a
residential development in terms of dwelling units per acre. The density is measured on the gross
land area, unless otherwise calculated to protect significant natural resources.
Density Transfer - Permits residential density on a single tax lot, or adjoining tax lots under a
single development application to be shifted from one part of a site and added to another part of
the same site. Density Transfer does not permit a net increase in density for the entire site,
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however it can specify that more intense residential building types are permitted within the area
of the site that is to receive the density transfer.
Development - Making a material change in the use or appearance of a structure or land or
dividing land into two or more parcels. Where appropriate to the context, development refers to
the act of developing or the result of development.
Diversity - Difference. Diversity implies the mixture of land uses and/or densities within a given
area.
Downtown - An area of the City of Corvallis that includes the Central Business District.
Downtown Core Area - The area generally bounded by the Willamette River on the east, 5th
Street on the west, Adams Avenue on the south, and Jackson Avenue on the north (see map
following finding 13.5.a). This area is the core of the Central Business District which contains the
highest amount of pedestrian activity.
Downtown Residential Neighborhood - The area generally bounded by 6th Street on the east,
9th Street on the west, the Marys River on the south, and Fillmore Avenue on the north (see map
following finding 13.5.a). This area is intended to provide housing in close proximity to the
Central Business District.
Drainageway - The bed and banks of a waterway used to discharge surface waters from a given
area. It also includes adjacent areas necessary to preserve and maintain the drainage function.
Economic Activity - Any public or private employment sources engaging in industrial,
wholesale, retail, professional, educational, governmental, or other employment activity.
Economic Development - The addition of new economic activity.
Ecosystem Services - The conditions and process through which natural ecosystems support
and fulfill human life and wildlife. They support life functions, such as cleansing, recycling, and
renewal upon which human well-being and the economy ultimately depend. Ecosystem services
also sustain the production of ecosystem goods, like forage and timber, whose consumption has
a familiar role in our economy, and they provide many intangible aesthetic and cultural benefits.
Efficiency - The measure of energy, time, and money with limited waste.
Enclosure - An experience of being enclosed within an outdoor room that is created by building
facades forming the walls and tree branches forming the ceiling. The ratio of 1 increment of
height to 6 of width is the absolute minimum, with 1 to 3 being an effective minimum if a sense
of spatial enclosure is to result.
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Established Areas - An area where the pattern of development has been fixed and where this
pattern is anticipated to be valid over the planning period. Generally, all developed areas within
the City Limits are considered to be established at this point in the planning process.
Finding - A statement of fact or a conclusion reached after the examination or investigation of
the facts.
Flood, 100-Year - A flood with a 1% chance of occurring in any given year. This is the flood
most commonly used for regulatory purposes.
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Flood Plain - That area which encompasses both the floodway and the floodway fringe.
Floodway - The corridor of high velocity flow of water during flood stage which, in Corvallis, is
defined as the minimum area allowing for passage of flood waters that does not increase flood
heights upstream by more than 0.2 feet.
Floodway Fringe - The part of the flood plain having a 1% chance of flooding in any given year.
The floodway fringe borders the floodway, is subject to flooding, and provides an area for
shallow overland flow.
Goal - A statement of intention expressing community values and attitudes intended to provide a
guide for action by the community.
Gross Land Area - The area encompassed by the boundaries of a property ownership.
Hillside - Areas where slopes equal or exceed 10% and/or areas identified in the 1983 Open
Space - Hillside Report, or its successor.
Impact - The consequences of a course of action; the effect of a goal, guideline, plan, or decision.
Impact Services and Utilities - Refers to services and utilities which are strongly vested with
public or social importance and which have an impact on surrounding properties.
Industrial Park - A tract of land consisting of a minimum of two lots, that is planned and
developed as an integrated facility for a number of individual industrial uses, with special
attention to transportation facilities, circulation, parking, landscaping, utilities, and internal
compatibility.
Intensity - Relative measure of development impact defined by such characteristics as number of
dwelling units per acre, amount of traffic generated, amount of site coverage.
Intensive Development Sector - Areas in which more intensive development will be permitted.
Uses include residential development in excess of six units per acre and neighborhood or
community commercial development.
Jobs / Housing Balance - The balance between the amount, type, and cost of housing in a
community with the local employment base, resulting in reduced commuter trips and increased
housing options for all employees.
Key Facilities - The basic facilities that are primarily planned for by local government but which
may also be provided by private enterprise and are essential to the support of more intensive
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development. Key facilities include public schools, transportation, water supply, fire and police
protection, sewage disposal, solid waste management, and storm drainage.
Land, Available - Land that is suitable, designated on the Comprehensive Plan Map and
Development District Map for the designated use, and has services and utilities readily available
to serve the area.
Land Development Code - A set of ordinances and regulations that implement the policies
contained in the Comprehensive Plan.
Land Development Regulations - Generally, all ordinances and other tools (e.g. plans, policies,
etc.) used by the City to regulate land use.
Land, Suitable - Land that is either vacant, partially vacant, undeveloped, or appropriate for
redevelopment, and is serviceable.
Land Use Decision - A final decision or determination made by a local government that
concerns the adoption, amendment or application of the Comprehensive Plan or land use
regulations.
Limited Interim Development - Development in the Urban Fringe that occurs on a limited scale
prior to annexation to the City. Such development shall be clustered, consistent with the Benton
County Planned Development Ordinance for the Corvallis Urban Fringe approved in 1998. This
ordinance requires that lots be created at urban densities on a portion of a large parcel, but does
not permit an increase in overall density for the original parcel.
Livability - Those aspects of the community perceived by residents which make Corvallis a "nice
place to live."
Main Campus Area - The area of Oregon State University covered by the OSU Plan. It is the
area north of Philomath Boulevard, west of 9th Street, south of Monroe Avenue and Orchard
Avenue, and east of a point approximately 1/4 mile west of 35th Street.
Maintain - Support, keep, and continue in an existing state or condition without decline.
Manufactured Dwelling - Per Oregon Revised Statutes (ORS 416.003 (20)), includes residential
trailers, mobile homes, and manufactured homes.
Manufactured Home - Per Oregon Revised Statutes (ORS 197.295 (4)), is a structure with a
Department of Housing and Urban Development (HUD) label certifying that it was constructed in
accordance with the National Manufactured Housing Construction and Safety Standards Act of
1974. A subset of "manufactured dwellings."
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Mobile Home - Per Oregon Revised Statutes (ORS 416.003 (20)(B)), a structure constructed for
movement on the public highways that has sleeping, cooking, and plumbing facilities, that is
intended for human occupancy, that was constructed between January 1, 1962, and June 15,
1976 and that met the construction requirements of Oregon mobile home law in effect at the time
of construction.
Modular Home - A structure which is constructed to City building code standards for residential
units and which is constructed elsewhere with the parts moved to the project site for final set-up
or assembly. Modular homes are not "manufactured dwellings", as the term is used in this Plan.
Multi-use Path - A paved path entirely separated from the roadway and used by pedestrians,
roller bladers, joggers, and cyclists.
Natural Hazard - A natural characteristic of the land or combination of characteristics which,
when the land is developed without proper safeguards, could endanger the public health, safety,
or general welfare.
Neighborhoods:
Immediate Neighborhood - A small area of residences grouped together on a single block or
cul-de-sac basis, or in small groups of blocks or cul-de-sacs.
Comprehensive Neighborhood - Primarily a residential area, a comprehensive neighborhood
can / should offer a range of uses that provides for daily needs and activities of residents,
within easy walking distance of residences. Comprehensive neighborhoods contain a variety
of housing opportunities, at overall densities that can support neighborhood commercial and
viable public transportation. The design of these neighborhoods fosters a sense of
community and vital, safe public spaces, while working to ensure compatibility and effective
transitions between diverse uses.
Note: In Article 9 - Housing, the term "neighborhood" when used without a qualifier (either
"comprehensive" or "immediate") is intended to represent both concepts.
Neighborhood Village - The neighborhood concept contained in the West Corvallis - North
Philomath Plan. It corresponds to the comprehensive neighborhood defined above.
Neighborhood Centers:
Major - A mixed use commercial center designed with a pedestrian orientation which
serves the general community and/or surrounding neighborhood. Typically located
along major arterial roadways.
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Minor - A mixed use commercial center designed with a pedestrian orientation which
serves the surrounding neighborhood. Typically located along a collector or arterial
roadway.
Neighborhood Oriented Development - Development which is comfortable for pedestrians
and provides the interactive functions and services that make for a quality living environment.
Nuisance - That which is annoying, unpleasant, or obnoxious.
Open Space - Any undeveloped or predominantly undeveloped land, including waterways, in
and around an urban area. (Source: 1998 Criteria and Process to Acquire and/or Protect Open
Space plan)
Performance Standard - A land development regulation technique in which development
standards are based upon established criteria related to the effect of the development on the land
or on abutting properties.
Periodic Review - A process between the State, local governments and others, requiring local
governments to update their Comprehensive Plan and land use regulations to carry out State and
local goals and objectives. This process is required no sooner than four years and no later than
ten years.
Planning Area - Generally the area within the Urban Growth Boundary (UGB). However, it
may also include specifically designated areas outside the UGB.
Planning Period - The period of time between the present and the year 2020.
Plan - An officially-adopted document used to focus long-range planning for either specific areas
or the entirety of the Urban Growth Boundary. Examples of plans include the Comprehensive
Plan, facility plans, master plans, and specific area plans.
Policy - A decision making guideline for actions to be taken in achieving goals and the
community's vision.
Preserve - To save from change or loss and reserve for a special purpose. The most strict
nondegradation standard.
Professional Offices - Offices used for business, executive, management, professional,
administrative, and related uses.
Program - Proposed or desired plan or course of proceedings and action.
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Protect - To save or shield from loss, destruction, or injury or to save for future intended use.
After "preserve," the next most strict nondegradation standard.
Public - Lands owned by local, State, or Federal government used for purposes which benefit the
public health, safety, or general welfare, or otherwise service the needs of society.
Public Area - Areas held by local, State, or Federal government for the common use of citizens.
These include, but are not limited to, streets, pedestrian ways, parks, public squares or plazas, and
the interiors of public buildings.
Public Facilities - Key facilities necessary for the general welfare of the public that are located in
strategic locations throughout the community. Includes schools, parks and recreational facilities,
and libraries.
Public Services - Services provided by City personnel to the general public, including fire,
police, and emergency services. Public services are provided at the location of need and are not
restricted or correlated to any particular geographic location in the City.
Public Trees - Trees planted on street rights-of-way, in parks, and around public buildings. Also
included are trees in riparian and wetland areas, undeveloped parklands, and remnant native
stands on public lands.
Public Utilities - Infrastructure necessary for urban development that must be physically
distributed to individual households and commercial and industrial users throughout the City.
Water, wastewater, and stormwater public utilities are provided by the City of Corvallis.
Franchised public utilities, such as electricity and gas, are provided by private companies under
franchise agreements with the City.
Recreation Space - Public or private open space utilized for intensive play activity. The
definition includes all parks and other recreational facilities (indoor or outdoor) such as
swimming pools, trails and paths, basketball and other types of courts.
Residential Area - A given area of the community in which the vastly predominate character is
residential. Uses which support residential activity such as parks, churches, schools, fire stations,
and utility substations may also be permitted. In certain instances, existing lots of record and
development patterns may exceed Comprehensive Plan densities. In all residential areas, related
uses as specifically defined in the Land Development Code will be permitted.
Review - An inspection or examination for the purposes of evaluation and the rendering of an
opinion or decision. Review by the City may involve public hearings, formal approval or denial
of development proposal, etc., as provided for in applicable City legislation.
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Riparian Area, Riparian Land and Riparian Zone - The area adjacent to a river, lake, stream,
or drainageway, consisting of the area of transition from an aquatic ecosystem to a terrestrial
system.
Roughly Rectilinear Street Pattern - A pattern of
streets where most of the streets are roughly parallel
and most intersections consist of four streets
meeting roughly at right angles. See the following
illustration below.
Schools - Institutions of instruction, including buildings and adjacent open spaces which form
the school grounds.
Setback - The minimum distance between a property line and a building.
Severe Limitations - The degree of limitation on the land caused by one or more natural
characteristics. Those limitations considered severe include, but are not limited to:
Bedrock - Lands where the bedrock is within 20 inches of the surface.
Drainage - Land where the drainage is classified as being poor and very poor by the Soil
Conservation Service.
Flood Plain - All land located within the area of the Intermediate Regional (100-year) Flood,
and those lands defined as "Special Flood Hazard Areas" by the U. S. Department of Housing
and Urban Development.
Permeability - Land where the ability of the soil to absorb water is less than 0.2 inches per
230
hour as defined by the Soil Conservation Service.
Shrink-Swell Potential - Those lands where the Soil Conservation Service defined the
potential as severe or very severe.
Slide Scar - An area of ground that has been determined to have experienced movement or
migration.
Slopes - All lands having a slope greater than 20%.
Watertable - Land where the seasonal high watertable is within 10 inches of the surface.
Weak Foundation Soil Areas - Land where the potential for foundation problems is "high"
anywhere in the soil profile (0 to 60 inches).
Shall - Expressing what is mandatory.
Should - Expressing what is desired, but not mandatory.
Significant - A description of a feature which has been specifically identified in the
Comprehensive Plan as worthy of special recognition or protection (e.g., a "significant" wetland,
etc.), or a resource that has been formally adopted by the City.
Significant Tree - A tree with a minimum trunk diameter of 10 inches measured 4.5 feet above
surrounding grade.
Special Districts - A unit of local government, other than a City, County, metropolitan service
district formed under Oregon Revised Statutes (ORS) chapter 268 or an association of local
governments performing land use planning functions (under ORS 195.025) authorized and
regulated by statute and includes but is not limited to: water control districts, domestic water
associations and water cooperatives, irrigation districts, port districts, regional air quality control
authorities, fire districts, Corvallis School District 509J, hospital districts, mass transit districts,
and sanitary districts.
Specific Area Plan - An officially adopted document used to focus long-range land use planning
for specific areas within the Urban Growth Boundary.
Specification Standards - Measurable standards applicable to development containing the
minimum requirements for design and construction of improvements.
Streets:
231
Arterial Highway - Carries nearly all the vehicle trips entering, leaving, or passing through
the Corvallis area. Generally it serves the highest traffic volumes and longest trips.
Arterial Street - Connects the State highways, linking major commercial, residential,
industrial, and institutional areas. Many of these routes connect outward from Corvallis into
the surrounding areas of Benton County.
Collector - Provides both access and circulation within residential neighborhoods and
commercial / industrial areas. Generally, it results in a greater intensity of development along
its route or at major intersections with other collectors or arterials.
Neighborhood Collector - Similar in function to collectors, however land use along its route
is generally residential in nature. The intensity of development at intersections along its route
is also generally less intense than might occur for standard collectors.
Local Connector - A relatively continuous local street providing access between low use
locals and other local connectors or collectors.
Local - Provides access to immediately adjacent land and discourages through traffic
movement.
Sustainable - Able to be maintained or continued indefinitely.
Transfer of Development Rights - Where the permitted development density on one tax lot or
collection of lots (i.e., "the sending" properties), is removed by contract and, by contract, these
development rights are transferred to (i.e., added to) the development rights on a separate,
typically non-abutting property (the "receiving" property). A jurisdiction must pass an ordinance
identifying potential sending and receiving sites that enables this contractual obligation to occur.
Transfer of development rights does permit both a net increase in density and a change in
permitted building types on the receiving property.
Transition Area - The area between significantly different intensities of land use which is
intended to protect both land uses from the negative impact of the other.
Tree Canopy - A view which is dominated by the appearance of trees. As used in the
Comprehensive Plan, "tree canopy" refers to those hillside areas where trees are the major visual
feature when viewed from a horizontal plane or from lower elevations.
Tree Grove - A small woods or stand of trees that the community has identified as significant
through an inventory process or formally adopted standard.
232
Unacceptable - That which does not meet applicable standards or requirements. As used in the
Comprehensive Plan, this term describes such things as high levels of risk because of natural
hazards or levels of pollution which exceed State, Federal, or local standards.
Unbuildable - Land which because of its natural character or location is unsuitable for urban
development.
Underdeveloped - Land which is not developed to its full potential. Included are lands zoned for
apartments used for single-family homes, or land zoned for commercial use used for residential
purposes.
Urban - Land that is developed at urban densities or intensities or that has urban services.
Urban Conversion Plan - A plan containing significant natural features, utility corridors, roads
and parcel boundaries that demonstrates that future urban services can be provided. A
parcelization scenario that identifies future urban densities may also be required.
Urban Development - Development of a density or intensity which requires full urban services.
Generally, includes all commercial and industrial development and all residential development of
more than two units per acre.
Urban Form - The shape of the urban community of which Corvallis is a part. It specifically
deals with the image of the City which is projected and perceived.
Urban Fringe - The area within the Urban Growth Boundary and outside the City Limits.
Urban Growth Boundary - A line that circumscribes the Urban Fringe and the City Limits.
233
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Urban Services - Those facilities and utilities necessary to permit urban development.
Urban Stream - A seasonal or perennial naturally-occurring watercourse presently with a
defined channel, including watercourses in either a native or altered form.
Urbanization - Process of converting land from urbanizable to urban.
Utility Service Area - An efficient and economical area for provision of utilities, e.g., water
service level for the water distribution system.
Viewshed - The area visible from a given point on the ground, to encompass the visual image
from that vantage point.
Water Service Levels:
First - The City of Corvallis water service level which serves the elevations between 210 to
287 feet.
Second - The City of Corvallis water service level which serves the elevations between 287 to
407 feet.
Third - The City of Corvallis water service level which serves the elevations between 407 to
560 feet.
235
Article 51. Legal Framework
51.0 Rules of Construction
This ordinance shall be construed liberally in order to effectuate its purposes. Unless
otherwise specifically prescribed in this ordinance, the following provisions shall govern its
interpretation and construction:
A. When not inconsistent with the context, words used in the present tense include the
future, words in the plural number include the singular number, and words in the
singular number include the plural number.
B. Unless otherwise specified in this ordinance, any action authorized or required to be
taken by the City may be taken by the Council or by an official or agent designated by
the Council.
51.1 Severability and Constitutionality
If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held
illegal, invalid, or unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions hereof. The Council
hereby declares that it would have passed this ordinance and each section, subsection,
sentence, clause, and phrase hereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, or phrases be declared illegal, invalid, or unconstitutional.
51.3 Descriptive Headings
The paragraph captions and headings in this Ordinance are for convenience and reference
purposes only and shall not affect in any way the meaning or interpretation of this ordinance.
51.4 Calculation of Time
Where the performance or doing of any act, duty, matter, payment or thing is required
hereunder and the period of time or duration for the performance or during thereof is
prescribed and fixed herein, the time shall be computed so as to exclude the first and include
the last day of the prescribed or fixed period or duration of time. When the last day of the
period falls on Saturday, Sunday or a legal holiday, that day shall be omitted from the
computation.
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51.5 Land Development Code Update
Following the adoption of this Comprehensive Plan Revision, the City will update various
implementing ordinances, including amendments to the Land Development Code. During
the period of time between adoption of this Revised Comprehensive Plan and adoption of
Land Development Code amendments fully implementing this Plan, or on January 1, 2001,
whichever is earlier, conflicts between the policies of the adopted Comprehensive Plan and
the existing Land Development Code shall be resolved in the following fashion:
51.5.a Discretionary Land Use Decisions. Policies from this Comprehensive Plan shall
be used in evaluating Comprehensive Plan Amendments, District Changes and
Annexation requests filed after the effective date of this Comprehensive Plan
adoption. Also, where the current Land Development Code refers to
Comprehensive Plan policies as review criteria for land use applications, whether by
general reference to the Comprehensive Plan or by a reference to a specific policy,
the appropriate decision maker shall use applicable policies from this
Comprehensive Plan. Specifically, policies from this Comprehensive Plan shall be
used as part of the appropriate review criteria for Planned Development, Conditional
Development, Lot Development Option, Extension of Service, Appeals, and
Vacation applications. Once the Land Development Code is revised to implement
this Comprehensive Plan, or on January 1, 2001, whichever is earlier, this policy will
no longer be in effect.
51.5.b Maps. Until such time as the Land Development Code Development District Map is
revised to implement the Comprehensive Plan Map, the existing development
districts shall apply. Once the Land Development Code Development District Map
is revised to implement this Comprehensive Plan, or on January 1, 2001, whichever
is earlier, this policy will no longer be in effect.
51.5.c Non-Discretionary Decisions. Non-discretionary land use decisions shall be made
using applicable existing Land Development Code provisions. Where the standards
of a specific existing Land Development Code provision conflict with an updated
Comprehensive Plan Policy, the specific Land Development Code provision will
prevail until the relevant section of the Land Development Code is revised or
amended, or on January 1, 2001, whichever is earlier. Once the Land Development
Code is amended to implement this Comprehensive Plan, this policy will no longer
be in effect.
51.5.d Repealer. Once the Land Development Code is amended to implement this
Comprehensive Plan, this policy will no longer be in effect, or on January 1, 2001,
whichever is earlier.
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(Articles 52 through 98 reserved for expansion.)
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Article 99. Repealer
Ordinance 90-52, as amended, is hereby repealed.
Article 100. Effective Date
This ordinance shall take effect upon receipt by the City Recorder of written acknowledgment of
the revised Comprehensive Plan by the Land Conservation and Development Commission.
PASSED by the Council this 21st day of December, 1998 .
APPROVED by the Mayor this 21st day of December, 1998 .
Mayor
ATTEST:
City Recorder
City of Corvallis Community Development Department
Welcome to the
Community Development Department
City Home | About Corvallis | Find It A-Z | Departments | City Services | Calendar | Contact
l Draft Code Language
l Map Changes
Home Departments Community Development Planning Division Land
Development Code Update, Ph. I & II
Land
Development
Code
Update, Ph. I
& II
Phase II of the Corvallis Land Development Code Update
The Corvallis Planning Commission has held four worksessions addressing items for
update of the Land Development Code (LDC). The primary purpose of this effort is
to develop interim protection regulations for wetlands and streams while more
complete information is accumulated through the Natural Features Inventory (NFI)
project. The State refers to these interim measures as "safe harbor" protection and
they are to be used until the full State-mandated Planning Goal 5 process is
completed. The full process will include the need to balance the protection of
environmental features with the need to provide land for economic development
and housing needs.
In addition to the interim wetland and stream protection standards currently being
developed, several policies from the new Corvallis Stormwater Master Plan are
being implemented. Incentives for removal of structures and impervious surface
from within the 100-yr floodplain are being developed as are standards for stream
shading.
Finally, work is being done to clarify processes for modifications to planned
developments and to create the opportunity to modify conditional developments
and subdivision tentative plats under specific circumstances.
For more information, contact Fred Towne, Senior Planner, at: 541-766-6908, email.
Office Location: City Hall, Upper Level, 501 SW Madison Avenue
Mailing Address: City of Corvallis, Planning Division, P.O. Box 1083, Corvallis, OR
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Background Information Regarding Land Development Code Update,
Phase I:
In December, 2000, the City Council approved a revised draft of the Land
Development Code (the City's Zoning Ordinance), as well as the associated Zoning
Map changes, and amendments to the Corvallis Comprehensive Plan Text and Map.
The changes are intended to implement the adopted 1998 Comprehensive Plan.
The proposed changes apply Citywide. The Oregon Land Conservation and
Development Commission reviewed the City's revised Land Development Code in
June, 2001. For further information about the status of the proposed Land
Development Code, contact the City's Planning Division at 541-766-6908.
Available Documents:
l Notice of Disposition, including associated findings and conclusions and
approved changes to "Draft D":
m Notice of Disposition (Order 2000-132)
m Ordinance 2000-38 - Comprehensive Plan Amendment (CPA00-
00007)
m Ordinance 2000-42 - Comprehensive Plan and Comprehensive
Plan Map Amendment (CPA00-00007)
m Ordinance 2000-43 - Land Development Code Text Amendment
and Zoning Map Amendment (LDT00-00002, ZDC00-00009)
l Draft E of Proposed Land Development Code - Includes Staff Report to City
Council
l Zoning and Comprehensive Plan Map Changes
l City Council hearing minutes (excerpts relating to LDC Update):
m November 20, 2000
m November 29, 2000
m December 4, 2000
m December 11, 2000
m December 18, 2000
Other Background Information:
l Self-Guided Tour of Pedestrian-Oriented Development Standards (8341
KB)*
l Code Update Case Studies (3719 KB)* - These case studies tested the
feasibility and cost impacts of the proposed new Code requirements.
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City of Corvallis Community Development Department
*Note: These are both large files which may take awhile to load on your computer.
denotes Adobe Acrobat "PDF" file: these documents must be viewed with
Adobe Acrobat Reader software which is available free from Adobe Systems.
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U R B A N G R O W T H B O U N D A R Y
U R B A N G R O W T H B O U N D A R Y
U R B A N G R O W T H B O U N D A R Y
U R B A N G RO W T H B O U N D A R Y
U R B A N G R O W T H B O U N D A R Y
U R B A N G R O W T H B O U N D A R Y
U R B A N G R O W T H B O U N D A R Y
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
C I T Y L I M I T
Circle Boulevard
U.S. Hwy 20
9th Street
Boulevard
U.S. Hwy 20
29th Street
West Hills Road
Conser
Garfield Avenue
15th ST
4th Street
Walnut Boulevard
Crystal Lake Drive
Pa rk Ave nue
3rd Street
11th Street
Rivergreen Avenue
9th Street
Country Club Drive
53rd Street
Harrison Boulevard
Herbert Ave nue
35th Street
ORE Hwy 34
Kiger Island Driv e
Monroe Avenue
Western
Kings Boulevard
Reservoir Avenue
45th Street
Philomath Boulevard
Goodnight Avenue
U.S. Hwy 99W
Brooklane Drive
Witham Hill
Ponderosa Avenue
36th Street
ORE Hwy 3 4
Oak Creek Drive
53rd Street
The Corvallis Comprehensive Plan Map was adopted by the City Council
on December 21, 1998. It was acknowledged by the Land Conservation and
Development Commission on June 21, 2000. Further amendents have been
made intermitantly, with the major changes coming through adoption
of the North Corvallis Area Plan on January 28, 2002.
N O R T H
The Neighborhood Centers denote commercial areas that
are designed with a pedestrian orientation and serve the
general community and/or surrounding neighborhood.
Neighborhood centers may be designed to incorporate a
mixture of uses. The dots denote the conceptual location
of the Neighborhood Centers and the circles represent a
quarter-mile distance from the Centers, which is considered
to be a comfortable walking distance. Additional proposed
Neighborhood Center Study Areas are depicted with a dotted
outline. Future land use proposals that enhance the viability
of Neighborhood Centers as pedestrian-oriented commercial
areas will be encouraged.
NEIGHBORHOOD CENTER DEFINITION:
(From Section 40.10 of the Comprehensive Plan)
Corvallis Comprehensive Plan
Street Functional Classification System
Street Functional Classification System
Neighborhood Collector
Future Neighborhood Collector
Collector
Future Collector
Arterial Street
Future Arterial Street
Arterial Highway
Future Arterial Highway
Street Functional Classification System
NOTE: Circles represent a 1/4-mile distance from Centers.
Location of Centers is approximate only.
Neighborhood Centers:
S Proposed Minor Neighborhood Center
Proposed Neighborhood Center Study Area
# Proposed Major Neighborhood Center
Some drainageways have Open Space - Conservation buffers
that are identified on the Comprehensive Plan Map. The actual
buffer width for these and other drainageways that will be required
at the time of development may vary. The actual width will be
determined through a formula in the Land Development Code.
Drainageways:
General Industrial - Office
Limited Industrial
Limited Industrial - Office
Mixed Use Employment
General Industrial
Residential - Low Density
Residential - Medium Density
Residential - Medium - High Density
Residential - High Density
Mixed Use Residential
Central Business District
Professional Office
Mixed Use Commercial
Intensive Industrial
Mixed Use Transitional
Research Technology
Public Institutional
Open Space - Agriculture
Open Space - Conservation
Probable Wetland Overlay
Significant Stream Corridor Overlay
Revised: March, 2004
Parcel boundaries shown outside of city limits have been provided by Benton and Linn Counties.
All efforts have been made to provide accurate information.
However, errors may exist. If you feel there is a discrepancy,
please consult the Official Development District Map on file
with the City of Corvallis Community Development Department
office.
This map is periodically revised. Please contact the City of Corvallis Planning Division at 1-541-766-6908 for the current
version. Planning related information can also be obtained from the City's website (http://www.ci.corvallis.or.us).
1000 0 1000 2000 Feet
Transportation Plan Functional Classification System:
(Approximate Locations)
Proposed Collectors, Arterials, and Arterial Highways
Existing Collectors, Arterials, and Arterial Highways
South and West Corvallis Plans Boundaries
City Limits
å School
Parcel Boundaries
Urban Growth Boundary
City of Corvallis
Community Development Department
Planning Division



Herbert Ave.
3rd Street
45th Street
53rd Street
Nash Ave.
West Hill s Road
Philomath Bl vd.
Co untry Club Dr.
ORE 34
US 20
Blvd.
Western
Brooklane Dr.
US HWY 99W
Crystal Lake Dr.
Rivergreen Ave.
Kiger Island Dr.
Park Ave.
Goodnight Ave.
10th ST.
15th ST.
Monroe Avenue
29th Street
Oak Creek Drive
Reservoir Ave.
36th Street
Harrison Boulevard
53rd Street
35th Street
Ponderosa Ave.
Walnut Boulev ard
Witham Hill
Kings Blvd.
9th ST.
11th ST.
4th Street
Grant Avenue
ORE HW Y 34
Seavy Ave.
US HWY 20
Boulevar d Circle
9th Street
U.S. Hwy 99W
Elliott Dr.
Crescent Valley Dr.
Lester Ave.
Lewisburg Av e.
Highland Drive
CORVALLIS URBAN GROWTH BOUNDARY
ADVISORY CONSTRAINTS MAP
NOTE: This map shows existing constraint
data available in a digital format. Other
constraints may exist that are not depicted
on this map. Additional field verification or
study may be needed to determine precise
limits of the constraints.
Last Revised: April 20, 1999
1000 0 1000 2000 Feet
N
Existing Open Space-Conservation
Comprehensive Plan Designation
NOTE: Required buffer widths along
drainageways are expected to vary and
are determined through a formula in the
Corvallis Land Development Code.
The 175 foot buffer is conceptual only.
Drainageways (Depicted with 175 Foot Buffer)
Probable Wetlands
Potentially Significant Wetlands
(Includes National Wetlands Inventory Sites)
10 Foot Contours
Significant Hillsides (Approximate Boundary)
Corvallis Fault
Proposed Arterials, Collectors, & Arterial Highways
(From Transportation Plan)
City Limits
Urban Growth Boundary
Arterials, Collectors & Arterial Highways
Water Service Level Limit (Elevation > 560 Feet)
100-Year Flood Plain
Rivers