Mixed Use Development
"Corvallis plans and implements higher-density, mixed use development in targeted areas of the city, blending residential, commercial, and retail uses, and dining and entertainment options, focused on the downtown area and major commercial centers."
- Imagine Corvallis 2040: Our Community Vision in Action
Corvallis has adopted several regulatory and programmatic tools to help achieve the established vision for more mixed use development throughout the city.
Mixed Use Zones
Corvallis recently adopted several zoning designations to better encourage a combination of residential and nonresidential (commercial and office) uses. Each of these zones implements at least one land use designation on the City's Comprehensive Plan map. You can find the current location of these zones and Comprehensive Plan designations on this interactive map: www.corvallisoregon.gov/planningmap
| Zone | Description | Compatible Comprehensive Plan Designation(s) |
|---|---|---|
| Commercial Mixed Use 3 (CMU-3) | This zone allows a wide variety of commercial and office uses, with the option of residential in the same building. The CMU-3 Zone governs the City's downtown, and allows building heights up to 105' (except within 100' of First Street, where the height is limited to 75'). | Central Business |
| Commercial Mixed Use 2 (CMU-2) | This zone allows a wide variety of commercial and office uses, with the option of residential in the same building. The CMU-2 Zone is similar to the CMU-3 Zone, but is a slightly smaller scale (75' building height limit). It is generally found along major corridors and at large intersections. Properties currently zoned General Commercial (GC) may apply to rezone to CMU-2. | Mixed Use Commercial |
| Commercial Mixed Use 1 (CMU-1) | This zone allows a wide variety of commercial and office uses, with the option of residential in the same building. The CMU-1 Zone is similar to the CMU-2 Zone, but is a slightly smaller scale (45' building height limit). It is generally found along minor corridors and at smaller intersections. Properties currently zoned General Commercial (GC) may apply to rezone to CMU-1. | Mixed Use Commercial |
| Residential Mixed Use 20 (RMU-20) | This is a residential zone that offers the option of a variety of commercial and office uses in the same building as residential. The RMU-20 zone allows 20 or more dwelling units per acre. Properties currently zoned RS-20 or Mixed Use Residential (MUR) may apply to rezone to RMU-20. | High Density Residential & Mixed Use Residential |
| Residential Mixed Use 12 (RMU-12) | This is a residential zone that offers the option of a variety of commercial and office uses in the same building as residential. The RMU-12 Zone allows between 12 and 20 dwelling units per acre. Properties currently zoned RS-12 or Mixed Use Residential (MUR) may apply to rezone to RMU-12. | Medium-High Density Residential & Mixed Use Residential |
Mixed Use Buildings
Corvallis offers an 18-foot bonus to the maximum building height for any building in which a) at least 50 percent of the first floor is nonresidential, and b) the cumulative upper-floor area occupied by residential uses is at least 100 percent of the building's footprint. See Section 4.9.100 of the Land Development Code.
Multiple Unit Property Tax Exemption (MUPTE)
MUPTE allows four or more new dwelling units to be exempt from property taxes on the value of new residential construction for up to 10 years. The units can be in a fully residential building, or as part of a mixed use building. The project can be new construction, an addition to an existing structure, or a conversion of a structure from another use to dwelling units. Properties zoned CMU-1*, CMU-2, CMU-3, or RMU-20 are eligible for the MUPTE program.
More information on the MUPTE program can be found here: https://www.corvallisoregon.gov/cd/page/multiple-unit-property-tax-exemption-mupte-program-overview
*Only a portion of CMU-1 is eligible; see the MUPTE project page for more information.
Urban Renewal in South Corvallis
Urban renewal is an economic development tool that provides funding for projects in specific areas. In March 2019, Corvallis voters approved the City's first-ever urban renewal district in South Corvallis. Urban renewal funds could be used as a tool to assist in the development of affordable and workforce housing, including in mixed use buildings.
More information on the South Corvallis Urban Renewal district can be found here: https://www.corvallisoregon.gov/cm/page/urban-renewal-south-corvallis
