West Linn Planning Commission Work Session on Vision 43

The West Linn Planning Commission held a work session on Wednesday, April 16, 2025, to discuss the Vision 43 project, focusing on focus area boundaries and three policy questions for the mixed-use code. The meeting included no public comment and no consent calendar items. Commissioners reached consensus on removing one focus area, adjusting another, and provided preliminary guidance on housing requirements, minimum building height, and stepbacks.

Discussion Items

• Removal of Focus Area 2: Staff proposed removing Focus Area 2 (the Westland Lutheran Church site) because state law changes already allow low-income housing on church properties. The commission unanimously agreed to remove it, reducing the focus areas from four to three.
• Focus Area 1 Boundary: The proposed boundary includes commercial properties and some single-family residential lots (e.g., Walling Circle) to create cohesive development districts. Commissioners approved the boundary with support for including the Walling Circle properties as a group, noting the potential for future redevelopment.
• Focus Area 3 Boundary: The proposed boundary near Bolton Elementary and the old firehouse was reviewed. Commissioner Evans suggested including three small undeveloped properties on the southeast corner. Others supported this adjustment, and staff agreed to incorporate them and present the updated boundary to council on May 2nd.
• Focus Area 4 Boundary: The largest area, including the library and Market of Choice, was discussed. The working group added residential properties on Amy and Garden Streets to enable larger future projects. Commissioners expressed comfort with the boundary and did not seek further extension.
• Policy Question 1 – Required Housing Component: Should new development within focus areas be required to include on-site housing? Commissioners voiced varied opinions. Commissioner Evans was a strong yes; Commissioner Kachirski noted nuances (e.g., Walmart location may not suit housing). Vice Chair Walbotney warned against concentrating affordable housing near the freeway. Commissioner Jones raised affordable housing credits. Staff noted that specific affordability targets may emerge later from the Housing Production Strategy. The consensus leaned toward requiring housing, with caveats.
• Policy Question 2 – Minimum Height of Two Stories: Should new development have a minimum of two stories? All commissioners supported this, with some suggesting three or more stories be allowed. The goal is to move away from single-story strip malls and increase density.
• Policy Question 3 – Stepbacks Adjacent to Residential Zones: Should new development step back when adjacent to existing residential zones? Commissioners generally supported stepbacks to avoid a “canyon effect” and to soften visual impact. Commissioner Evans was neutral but willing to go along. Others supported for light preservation and aesthetics.

Key Outcomes

• Consensus to Remove Focus Area 2 – Unanimous agreement to delete Focus Area 2 from the Vision 43 project.
• Focus Area Boundaries Adjusted – Endorsed focus areas 1, 3, and 4 with minor changes (Focus Area 3 to include three additional properties). Staff will incorporate adjustments.
• Policy Guidance for Council – The commission’s feedback on the three policy questions will be presented to City Council on May 2nd, 2025. Generally: support for requiring housing (with nuance), support for a minimum of two stories, and support for stepbacks adjacent to residential zones.
• Next Steps – Staff will continue drafting the mixed-use code and bring more policy questions to the commission in about a month. Adoption is targeted for December 2025.