Planning Commission Work Session on Waterfront Vision Plan and Metro Town Center Boundary, August 20, 2025

The West Linn Planning Commission met on August 20, 2025, at 6:00 p.m. in a hybrid format. The meeting featured two work sessions: the West Linn Waterfront Vision Plan and the Metro Town Center Boundary Implementation. Four members of the public testified on the Waterfront Vision Plan, raising concerns about survey methodology, preservation of industrial heritage, and development in the Ponds District. Staff presented an overview of engagement efforts since 2016, responded to previous comments, and proposed map adjustments. The commission will hold a public hearing on September 17 to make a formal recommendation on the vision plan. The town center boundary discussion was brief, and staff will bring a formal recommendation to a future meeting.

Consent Calendar

• The commission unanimously approved the August 6, 2025 meeting notes as modified (correcting a name spelling from "Junas" to "Jones").

Public Comments & Testimony

• Jim Mattis (resident, past president of Advocates for the Willamette Falls Heritage): Expressed support for the vision plan but urged more explicit language regarding preservation, restoration, and repurposing of historic mill buildings on Moore's Island. He stated the current language about "site adaptation" is not clear enough about preserving structures.
• Nicole Jackson (West Linn resident): Criticized the city's handling of public comments, alleging an "error" in not sharing full comments with the working group. She noted a petition with approximately 3,700 signatures supporting wetland preservation, contrasting with roughly 200 survey responses. She argued the Ponds District's medium density residential designation conflicts with the comprehensive plan (Goal 2, Section 1.7) and floodplain regulations. She asked the commission to recommend removal of housing from that area.
• Terrence Schumacher (11-year resident): Challenged the validity of the final survey, labeling questions as "double-barreled" and not scientifically sound. He cited the Nevada Center for Surveys and the University of Kentucky Survey Research Center to argue that accurate data collection is essential. He asserted the survey results showed overwhelming support for parks and recreation, yet the city interpreted them to justify medium density residential. He called for a new survey.
• Russ Axelrod (34-year resident, former mayor): Expressed disappointment in the planning manager's handling of community comments, stating that not all comments were shared with the working group and that there was no real consensus on the draft plan. He argued the city has destroyed environmentally sensitive lands and urged the commission to remove the dense housing depiction from the Ponds District. He cited specific comprehensive plan goals (Goal 5, Section 2; Goal 6; Goal 7; Goal 8) to support his position.

Discussion Items

• Waterfront Vision Plan Work Session:

  • Staff (Darren Weiss) presented a memo and slide deck addressing comments from the July 16 meeting. He reiterated that the medium density residential designation on the property in question has existed since the 1980s and is not being changed through this vision plan. He noted the 100-year floodplain map used in the plan is inaccurate (showing elevation at 104 feet instead of the actual 75 feet) and proposed using the 1996 flood elevation line as a better depiction, along with a disclaimer.
  • Weiss recommended three potential tweaks: (1) using the 1996 flood elevation or a disclaimer on maps, (2) removing the phrase "in planning stages" from the Ponds District description, and (3) updating map legends to include all features (e.g., ecological corridors).
  • Commissioners discussed the risk of downzoning (potential regulatory taking), the need for accurate floodplain data, and the possibility of recommending stronger language for historic preservation. Commissioner Evans questioned whether the city could adopt a more conservative floodplain standard than FEMA; staff said that would be a separate conversation.
  • Weiss presented an extensive engagement history: since 2016, over 1,000 people participated in open houses, surveys, and meetings. Key statistics from 2024 included 573 online survey responses (64% new participants) and over 3,200 website visits.
  • The working group forwarded the plan with five recommendations, including affordable housing language and stronger language for reuse of structures. One member objected, wanting more certainty on future use of the property; the Confederated Tribes of Grand Ronde took no position.
  • The commission will hold a public hearing on September 17 to consider a formal recommendation to City Council.

• Metro Town Center Boundary Implementation Work Session:

  • Staff explained that the city must adopt town center boundaries by end of 2025 per the Climate-Friendly and Equitable Communities rules. Two town centers are proposed: Bolton Town Center (with two minor boundary additions: north to align with Vision 43 focus area, south to capture the full mill parking lot parcel) and Willamette Town Center (adopted as shown on Metro's map, including White Oak Savannah park).
  • Staff asked if the commission wanted a separate work session on September 3; the commission indicated it was not necessary. A public hearing is scheduled for October 15.

Key Outcomes

• The commission approved the August 6 meeting notes with a minor correction (4-0 vote, with Commissioner Jones noted as present).
• For the Waterfront Vision Plan, the commission will consider staff's recommended map tweaks and other potential changes at the September 17 public hearing. The recommendation will be forwarded to City Council for adoption this fall or early winter.
• The Metro Town Center Boundary will proceed to a public hearing on October 15, with commission recommendation to council.