Developers now have the choice to revise plans or appeal to City Council

Plans for a new 91-unit residential development in a vacant rail yard near downtown were turned back by the Corvallis Planning Commission.

On Wednesday night, the commission unanimously rejected the Seventh Street Station proposal that would have added attached three-story rowhouses, and some mixed-use commercial buildings on the 7 acres south of Western Boulevard.

Developers and owners Bob Cavell and Sam Lapray of Salem haven’t yet decided whether they will appeal to the City Council or revise their plans, said David Dodson of Willamette Valley Planning, who represented the developers.

A 12-day appeal period will start after the decision order is finalized by the city.

If the decision stands, Cavell and Lapray could either go back and consider changes to the plan and submit a new one, or they could wait a few more months, until the conceptual development plan on the property expires in August. After that, they could request that the previous overlay be removed and submit new plans that would comply with the underlying residential zoning.

Dodson said neighborhood opposition to Seventh Street Station was organized and convincing.

“What I heard was there were so many things the neighbors felt hadn’t been adequately addressed,” Dodson said.

Rather than amending the project to address these concerns by adding conditions of approval, it was simpler to deny the request, and ask the developer to come back with revised plans, Dodson said.

Despite many neighborhood meetings, developers have been unable to appease the concerns of residents who live nearby. Neighbors have objected to the mass of the project, its high density and the lack of open space.

Dodson said the criteria for a planned development are more subjective than for a land-use request. Although there are still general rules that apply, what’s “compatible” isn’t always clear and objective, he said.

In the case of Seventh Street Station, the planning commission agreed with opponents and neighbors who said the project’s potential benefits were outweighed by concerns over the deviations requested.

Wednesday’s decision included the denial of a major conceptual development plan modification and a detailed development plan, the tentative subdivision plat and a plan compatibility review request that dealt with the commercial use buildings.