West Linn Planning Commission Work Session on Vision 43 Project - May 21, 2025

The West Linn Planning Commission held a regular meeting on May 21, 2025, at 6:00 PM. The meeting focused on a work session for the Vision 43 project, discussing policy questions 4 through 7 related to mixed-use zoning along Highway 43. Commissioners also approved meeting minutes and made scheduling adjustments for future meetings.

Consent Calendar

• Approved the meeting notes from March 19, 2025, April 2, 2025, and April 16, 2025 by unanimous vote (5-0).

Public Comments & Testimony

• No public comments were made.

Discussion Items

Work Session: Vision 43 Project – Policy Questions 4-7

Staff (Chris) presented four policy questions to guide the drafting of mixed-use zoning code for the Highway 43 corridor. Commissioners provided feedback on each:

• Policy Question 4: Different development standards for properties on vs. off the highway
  Commissioners generally supported a "zone within a zone" approach, allowing more intense commercial use along Willamette Drive (Highway 43) and less intense, neighborhood-friendly mixed-use on back streets like Old River Drive and Walling Way. They emphasized preserving residential character while enabling small commercial uses (e.g., corner bodegas, coffee shops). Concerns included traffic impacts on residential streets and the need for a transition zone.

• Policy Question 5: Require 100% of first floor to be commercial?
  Staff clarified the intent: commercial frontage on the highway, not necessarily full first-floor coverage. Commissioners favored requiring commercial uses facing Highway 43 but at a flexible percentage (suggested 15-40%). They stressed the importance of creating a "there" – a critical mass of retail and local businesses – and avoiding vacant storefronts. Examples from Lake Oswego and Portland's Pearl District were cited. Commissioners also noted the need to define "commercial" to include retail, services, and appointment-based businesses (e.g., therapists). Some advocated letting the market decide, but others worried that without requirements, desired community character might not materialize.

• Policy Question 6: Allow single-use commercial buildings in focus areas?
  Commissioners agreed that large big-box stores (e.g., Target, Costco) are unlikely due to property constraints and community opposition expressed during outreach. However, they favored planning for size limits to prevent unexpected large developments. The existing 60,000 square foot limit in the commercial zone (OBC) was noted as a benchmark.

• Policy Question 7: Maximum size for single-use buildings?
  Staff provided reference sizes (e.g., Trader Joe's 15-20k sq ft, Safeway ~50k, Target 125-145k). Commissioners concurred that a 60,000 square foot maximum seems appropriate, as no existing building in West Linn approaches that size. They emphasized flexibility for grocery stores (e.g., Trader Joe's) but wanted to avoid large-format retailers that would change the corridor's character. Parking constraints and property shapes were noted as natural limitations.

Throughout the discussion, staff noted that all policy questions are interconnected (e.g., height, residential requirement, parking mandates) and will be presented to City Council in July. Commissioners requested more data on developer preferences and industry standards for commercial percentages.

Key Outcomes

• Meeting schedule changes: The June 4, 2025 meeting was canceled. The next meeting is June 18, 2025 (code amendment work session and West Linn Waterfront project briefing). The July 2, 2025 meeting was rescheduled to July 9, 2025 to accommodate holidays; the July 16, 2025 meeting remains as scheduled. Commissioners approved these changes without objection.
• No formal votes on policy questions – feedback will be compiled for City Council's consideration in July.
• Staff will conduct further research on commercial percentage requirements and developer preferences for the next work session.