[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6608844,"mediaKeyId","2934057-4ac925f36ab30575d0e63a77fa488999","parentId",2934057,"title","Planning commissions recommend commercial redesignation and county rezoning for 5840 NW Highway 99 W","audioSeconds",4148,"startMs",279000,"endMs",4427000,"viewUrl","/Search/View?dp=1&key=2934057-4ac925f36ab30575d0e63a77fa488999&start=279&end=4427","thumbnailUrl","https://assets.pipeline.soar.com/2934057-4ac925f36ab30575d0e63a77fa488999/thumbnail_279000.jpg","articleUrl","/articles/6608844/Benton-County/Oregon/Planning-commissions-recommend-commercial-redesignation-and-county-rezoning-for-5840-NW-Highway-99-W","mediaUrl","https://secure.pipeline.soar.com/6608844-40a792c26fac2140a0f6d7c6bd797d13/orig.mp4?Expires=1771139233&Signature=AD~6WQ51pUn~mex4Yb~QtrRuRTqmerctFu57HROZTln2yZNngb1kc9oSIKufaMOjVu4hEzfmXFec~H3HF5cg-IBuONZIyMjkNN3rhACMLZKUEYp8b8fWlV2PxTo~m00AH-9LMjZcgbBNHZDeUlB2vT7rXCOi1Ea1YJlzYL6I2ijAu4vwuW6kyleyA7vhTpF8MaV4pRdGOqMISdn3TkwDn8K1DWIx5zCwRcW04seatMRSGHWU7StYRtMzQku9DameNgjnMt~ptKzixBvEVYdFHOBduvPCYSDwGWFTDxDwfmbZ79sf1zsNjke4BZSIS6XzGFb8MS-I6TmUz1kqUBYlgg__&Key-Pair-Id=KUT5TJCACFTXG","author","Benton County, AR","date","2025-04-09T18:30:59.397Z","article","Corvallis and Benton County planning commissioners at a joint public hearing recommended approving a Corvallis comprehensive plan map amendment (Corvallis file CPA-2023-02) and a Benton County zoning map amendment (Benton County file LU-24-006) to change the designation of 5840 NW Highway 99 W from low‑density residential to mixed‑use commercial and to change the county zoning from urban residential to urban commercial.

The recommendation followed staff reports from City of Corvallis and Benton County planners finding that the 2.87‑acre property fronts Highway 99 W, has a long history of commercial uses, and would address a shortage of mixed‑use commercial land identified in the 2016 buildable lands inventory (BLI). City staff concluded the application meets applicable statewide planning goals, Corvallis comprehensive plan policies, and the Corvallis–Benton County Urban Fringe Management Agreement review process; county staff said the urban commercial zone better fits the site’s existing use and would have minimal new impacts on adjacent properties.

Why it matters: city and county land‑use maps guide what development is allowed and how future annexation and infrastructure are evaluated. Planning staff told commissioners the BLI shows a deficit of mixed‑use commercial land inside the Corvallis urban growth boundary while low‑density residential land remains abundant; approving the amendment and rezoning would formally align zoning with an ongoing commercial use and add to the supply of commercially designated land.

City senior planner Ryan Amilton summarized the staff report, describing the site as 2.78 acres of the 2.87‑acre parcel that would be affected by the Corvallis comprehensive plan change, located about 1.7 miles north of current city limits in the Corvallis urban fringe. Amilton told commissioners the site contains an existing storage building, two well houses, outdoor vehicle and wood storage used by a tree‑service company, and lies adjacent to commercial development to the south and low‑density residences to the north; the nearest residence is over 100 feet away. He said ODOT reviewed the applicant’s traffic materials and did not raise concerns and that any future annexation would trigger additional city review of transportation and utilities.

Benton County planning staff presented county findings that the property has been used commercially for many years (including a historical auction yard) and that a 2020 planning determination identified tree‑service activity as most suitable in an urban commercial zone. County staff said prior cleanup work had been completed on the parcel after it was flagged for contamination in earlier years and that, so far, the county had not received recent complaints about the current use.

Applicant David Dodson, planning consultant with Boylan Valley Planning, told commissioners the property owners, Vern and Priscilla Esforn, purchased what they described as the former Lewisburg auction and office parcels and want to bring the long‑running tree‑service operations into formal conformance with land‑use maps. Dodson said there are two wells on the property and that testing shows the northern well used for potable water is outside the documented contamination plume; he said the owners expected no change to current operations.

Concerns and clarifications: several commissioners asked about the contamination plume and whether rezoning or future development could create water quality or remediation obligations. County staff said the plume documentation was submitted with the application and that any future development potentially affected by contamination would need to address it as part of site‑specific review regardless of the map or zone designation. Commissioners also asked about water supply and septic: staff said until annexation the property would rely on on‑site wells and septic; any new commercial use proposed before annexation would be evaluated for adequate water and sewage at that time.

Traffic and future development scenarios: the applicant submitted a transportation impact study using a “reasonable worst case” trip generation scenario for higher intensity city zoning designations; planners said the trip increase did not trigger a Transportation Planning Rule (TPR) analysis now and that ODOT did not object. Staff noted that precise city zoning would be determined at annexation and could range across zones that implement the mixed‑use commercial designation, with differing height and coverage standards.

Commission action: the Corvallis Planning Commission moved to forward a recommendation to the Corvallis City Council to approve CPA-2023-02; the motion passed by voice vote. The Benton County Planning Commission moved to recommend the comprehensive plan amendment to the Benton County Board of Commissioners and separately moved to recommend approval of the county zoning map amendment (LU-24-006); both county motions passed unanimously. The commissions’ recommendations now go to their respective governing bodies for final decisions.

What’s next: if the governing bodies approve the comprehensive plan amendment and county rezoning, the parcel’s official maps will match the site’s longstanding commercial use. If a property owner later seeks annexation to Corvallis, the city will evaluate which city zone implements the mixed‑use commercial designation at that time and require compliance with city service and development standards.

Votes at a glance: Corvallis Planning Commission — motion to recommend approval of CPA-2023-02 (motion by Commissioner Clark; second by Commissioner Mayors) — passed by voice vote. Benton County Planning Commission — motion to recommend approval of CPA-2023-02 (mover: Commissioner Struthers; seconder: Commissioner Fulford) — passed unanimously. Benton County zoning map amendment LU-24-006 — motion to recommend approval (mover: Commissioner Wilson; seconder: Commissioner Bisco) — passed unanimously.

Details omitted or unresolved in the hearing: commissioners and staff noted that exact timing for annexation is uncertain (staff said annexation is likely years away) and that the contamination file and any future remediation remain part of project‑level review rather than the map or zone decision.

Speakers and attribution in this report are limited to persons who spoke on the record at the hearing or who were identified in the meeting record.","mediaType","Video","parentTitle","December 3, 2024 Benton County, Oregon Planning Commission Hearing","oneSentenceSummary","Corvallis and Benton County planning commissions at a joint public hearing recommended approving a Corvallis comprehensive plan map amendment (CPA‑2023‑02) and a Benton County zoning map amendment (LU‑24‑006) to reclassify 5840 NW Highway 99 W from low‑density residential to mixed‑use commercial and to change county zoning from urban residential to urban commercial.","taxTitle","Benton County, Oregon","taxId",8787,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6608835,"Benton County staff outline phased comprehensive‑plan and development‑code updates; public advisory group to start in January",520,6970000,7490000,"/Search/View?dp=1&key=2934057-4ac925f36ab30575d0e63a77fa488999&start=6970&end=7490","https://assets.pipeline.soar.com/2934057-4ac925f36ab30575d0e63a77fa488999/thumbnail_6970000.jpg","/articles/6608835/Benton-County/Oregon/Benton-County-staff-outline-phased-comprehensiveplan-and-developmentcode-updates-public-advisory-group-to-start-in-January","https://secure.pipeline.soar.com/6608835-287e809774abc92f7ac98e51c6a51b08/orig.mp4?Expires=1771139233&Signature=g9E6m9xh~RO-vQE45ZT8WOweuFKD0kBe0WFvLY0FGm1D~X6j7ZiFqhD4H1RA-ETij3BZPiat2mG1kp9TdcaapHKnJ~L95TndQgw~vivL8stKsJuXRs9br6Y2iv7gY1fmFys4Cpek7eysmc~D8BwGqFdEf8B3lwkbiqve-PQS0qnX3O2fOT8qUnN79rL82NA6qnB~JC511EmkDdlh03aJhVMzRoJ08bjBydIo1UQFYsKDUK6TOoJaiMCZNQbDFelfOuPWJETovgCQjSfHdBnDUYr-5MoHHEu6KlsjGEAkdyAevnP16W9~B66NLHVCYh96j-ofyjlZC7~AQ3Mnu7xaNQ__&Key-Pair-Id=KUT5TJCACFTXG","Benton County Community Development staff presented a status update on parallel projects to update the county comprehensive plan and to audit and begin revisions to the county development code.

Why it matters: the county said the multi‑year program aims to align the comprehensive plan and development code with state law changes, improve code clarity and design a more inclusive public outreach process to reach underrepresented populations during the planning process.

Shannon Busch, program coordinator in Benton County Community Development, said the comprehensive‑plan project is scoped as a multi‑phase effort that can span up to five years and that Phase 1 (funded by a $50,000 DLCD technical assistance grant) focuses on designing an inclusive outreach plan (IOP), drafting a regional vision (DLCD work plan) and completing an equity/inclusion self‑assessment. Busch said Phase 1 work must conclude in May 2025 and that the county expects to convene a comp‑plan advisory group (CPAG) beginning in January 2025 composed of representatives of high‑priority or underrepresented populations.

On resourcing, Busch said the county expects to receive $10,000 reimbursement from DLCD for the IOP and that additional county funding (anticipated $10,000–$20,000) will support web presence and outreach. The CPAG will act as a sounding board and help the county reach community groups that do not typically participate in planning hearings.

On the development‑code update, staff said Phase 1 is an administrative audit and correction of code language and statutory conformity rather than a policy rewrite. That project is funded by a $75,000 county CIP allocation and is due to conclude Phase 1 in June 2025. Consultants (MIG) have compiled a draft audit, flagged references to recent state legislation and identified lower‑risk code edits to implement first; policy‑level code changes would follow after comprehensive‑plan policy changes are resolved.

Busch said next steps include starting CPAG outreach this month for January meetings, vetting and finalizing the IOP with county subcommittees, pursuing DLCD funding for Phase 2, and continuing code audit iterations with consultants. Staff asked commissioners and advisory subcommittees to help vet outreach and provide technical input.

No formal votes were taken on the updates; staff sought input and confirmed the county intends to form subcommittees and work with city partners and advisory bodies as the multi‑phase work proceeds through 2025 and beyond.","Benton County staff briefed commissioners on a phased update to the county comprehensive plan and development code, funded in part with DLCD technical assistance and county CIP dollars; early tasks focus on outreach design, an equity assessment and an audit of code changes required by recent state laws.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6608840,"City presents early South Corvallis area‑plan scenario; outreach and state law changes shape draft",2046,4568000,6614000,"/Search/View?dp=1&key=2934057-4ac925f36ab30575d0e63a77fa488999&start=4568&end=6614","https://assets.pipeline.soar.com/2934057-4ac925f36ab30575d0e63a77fa488999/thumbnail_4568000.jpg","/articles/6608840/Benton-County/Oregon/City-presents-early-South-Corvallis-areaplan-scenario-outreach-and-state-law-changes-shape-draft","https://secure.pipeline.soar.com/6608840-b3104715bd90afd16614da196c543936/orig.mp4?Expires=1771139233&Signature=M5aDiD2jERzmzLS5f1-eOyv5357RdOr9v3kRur0hN59XZoxJ1E6snNu4fdrMq-SZ4ewCqd8rSS4qBgqRbzh8QtxUR7qU3f3Gw8W4~E8Np5uaoQp5MmWaPqsxITl8l-UNJnvPU1RmWUlhJ9I5L8mmlQA4aVuM~4HWfHZ9av7ty7otVk7drC1Bg3yKpeHelemJqSwJ5akhrsuI7hJ6RmfZkRfKWhDOnsHIiPf0DIiUi1oHvExrRqgtQb-fuX7Ey7JB7sI73o-uFFDeskZe9bpELvLOkIQmekHOz7drncjR8RjVd0SF-rLtvwikWc97FrFLYeX1gbumoBdfy3SfJjlPuA__&Key-Pair-Id=KUT5TJCACFTXG","City of Corvallis planning staff presented an initial land‑use scenario and outreach plan for the South Corvallis area plan and invited feedback on a story map and a public survey available on the city website.

Why it matters: South Corvallis is within the Corvallis urban growth boundary and includes areas inside city limits and in the urban fringe. The area plan will guide future land‑use refinements, transportation improvements and where higher‑density housing and mixed‑use nodes could be directed in coming master‑plan and annexation decisions.

Staff framed the presentation around earlier community visioning documents (Imagine Corvallis 2040) and the city’s most recent buildable lands analysis. Presenters said community outreach in 2020 and survey updates in 2022 helped shape the draft scenario, which concentrates higher‑intensity commercial uses and pedestrian‑oriented mixed‑use development near the Highway 99 corridor and certain intersections, with medium‑high density residential proposed adjacent to parks and transit. Staff said the mixed‑use commercial area is planned as an extension of downtown character: multi‑story, pedestrian‑oriented buildings with housing above shops where appropriate.

The staff overview noted that recent state legislation — including middle‑housing rules that removed single‑family zoning limits, House Bill 1537 allowing subsidized affordable housing projects on many types of land without zone changes, and the Climate Friendly and Equitable Communities rules that eliminate minimum parking requirements — changes the regulatory context for the area plan. Staff said those laws give planners more flexibility to site affordable housing and a broader range of housing types without piecemeal map amendments.

Staff also described transportation and active‑transportation components of the scenario: a network of neighborhood collectors, multiuse paths, and planned multiuse trail improvements (including an Oregon 99 facility plan and an Avery/Tunison path). They noted that some proposed local street connections and trail placements will require careful coordination where industrial parcels, rail lines and trail routes could conflict.

Public engagement: planners said a story map and online community survey are live on the City of Corvallis planning division web page; the survey will stay open through the end of the year and staff plan targeted outreach, neighborhood meetings and community events in 2025. Staff said a departmental advisory work group and technical advisory committee are participating in scenario development and that the advisory bodies include city and county planning commissioners, councilors and neighborhood and property‑owner representatives.

Next steps: staff will refine scenarios based on feedback, complete technical work on transportation, utilities and stormwater, and run additional public and stakeholder meetings in early‑to‑mid 2025. Draft and final plan stages will include formal adoption hearings before both Corvallis City Council and the Benton County Board of Commissioners for areas outside city limits.

Speakers named in the record for this item are included below; quotes are limited to on‑the‑record statements.","Corvallis planning staff previewed a first scenario for the South Corvallis area plan, outlining potential mixed‑use commercial and medium‑density residential nodes, outreach plans and how recent state laws on middle housing and housing incentives affect the draft.","actionData","errors"]

Article not found

Planning commissions recommend commercial redesignation and county rezoning for 5840 NW Highway 99 W

Benton County staff outline phased comprehensive‑plan and development‑code updates; public advisory group to start in January

City presents early South Corvallis area‑plan scenario; outreach and state law changes shape draft