As the City’s Comp Plan Committee (CPC) considers feedback from the public on the final draft of the new Comprehensive Plan, we are sharing information that may be helpful pertaining to Bug Light Park.

The new Comp Plan seeks to preserve Bug Light Park in perpetuity. More than that, the plan intends to grow/improve the park and its offerings to the community. Here’s information that’s helpful to know:

While the City owns the majority of the land at Bug Light Park, Portland Pipe Line Corporation owns two adjacent parcels that extend the Park – think of those parcels as the woodsy section that is on the right as you drive toward the boat-ramp parking lot.

The City negotiates an access arrangement annually with Portland Pipe Line Corporation, to allow public use of these parcels. We have been fortunate that Portland Pipe Line has not sought to develop these lands, and has continually allowed public use of that area, but the lands are not formally protected as a park. 

Additionally, the properties are in the Shipyard Zone, which currently allows industrial/commercial development, structures as tall as 86 feet, and unlimited paving. This current zoning is far off from the vision that the community and CPC has for this area.

The CPC’s policy is to protect Bug Light and this adjacent land from development. The Comp Plan’s KLUPA 21B deals with this land south of Bug Light Park (Lots 7-2D and 7-2E). Until the City controls the land, the Comp Plan must guide what could occur on the properties under private control. The City cannot compel a property owner to use their land as a public park, especially through zoning, without providing compensation for a loss in property rights. 

The CPC believes that the City’s Comp Plan must protect the community’s interests even under private ownership (things including open space, public access, public views, coastal resilience, etc.). The Plan must limit undesired development, without creating a prohibition on development that would cause the City to face legal action. 

So, as the City works toward the goal of formally preserving these private lands, the Plan proposes these policies to curb undesired forms of development (at a minimum): 

1. Reduce the allowed heights to 3 stories (down from 86 ft that is currently allowed) and limit allowable uses to only working waterfront activities, as many members of the community support. In the event the City cannot acquire the land to extend Bug Light Park and the property owner no longer allows public access, we need to protect against undesired forms of development. 
2. Seek to “maintain the [same] amount of land for public use” as provided by the Portland Pipe Line properties. This ensures that if a property owner is not willing to allow public use on this land, the City would seek to gain other nearby land to add an equivalent area to Bug Light Park. 
3. Seek to “reserve land closest to the water to establish connected public access, open space, and flood-resilience measures.” This policy ensures that, even if private development occurred on these parcels (because the City was not able to acquire the lands), areas closest to the water would be usable by the public and coastal resilience measures could be installed. 

The CPC has emphasized its priority for the parcels south of Bug Light Park: to acquire or permanently preserve that land. Under current draft Comp Plan policies, if the City is prevented from achieving that goal, we can be assured that the only alternative use would be working waterfront with significant public access and coastal frontage preserved.

Provide Feedback on the Comp Plan

A final draft of the City’s new Comprehensive Plan is available for public comment through February 15, 2026. We invite you to use the simple click-to-comment feature online to share your feedback, or stop by the Main or Branch Library or the Planning and Code Office (Hamlin building) to review a printed copy. Public comments are also welcome at upcoming CPC Meetings, including the one tonight, Wednesday, February 11, 2026 and another on Wednesday, February 18, 2026, both from 6 to 9PM in City Hall Council Chambers. Additional meetings will be scheduled as needed. Visit the Comp Plan website for meeting info.