West Linn Planning Commission Meeting – November 19, 2025 – Food Cart Pod Public Hearing

The West Linn Planning Commission held a public hearing on Wednesday, November 19, 2025, at 6:00 p.m. to consider a Conditional Use Permit (CUP-25-01) and Class II Design Review (DR-25-01) for a food cart pod with a dining structure and taproom at 1553 11th Street. The commission voted 5-1 to approve the application with modified conditions of approval.

Consent Calendar

• The commission unanimously approved meeting notes from August 20, September 17, and October 15, 2025, with one abstention (Commissioner Jones).

Public Comments & Testimony

• Kathy Halleck (Willamette Neighborhood Association President): Expressed concerns about lack of parking, delivery access, traffic congestion, fire/police response times, noise affecting nearby schools, and proximity to alcohol service near children. She urged delay or denial until concerns are addressed.
• Bo Juneau (West Linn resident): Opposed the project due to no parking provided, calling it short-sighted and an affront to neighbors' concerns about parking and the roundabout.
• Lance Finneyfrock (West Linn resident, lives in Willamette): Noted existing parking spillover from other food cart pod, narrow streets without sidewalks, school zone safety, and potential increased traffic and drunk driving risks. Supported local business but called for more planning.
• Janessa Olson (1553 10th Street): Described dangerous traffic around school, speeding on residential streets, and near-misses with children. Opposed the project due to safety and parking issues, especially with alcohol service near schools.
• Paul Rhyme (11th Street resident): Raised concerns about school pickup congestion, pedestrian and bike safety, school playground being used for overflow parking, competition with existing restaurants, noise from beer garden, rodent attraction, and parking encroaching onto 11th Street and neighboring blocks.
• Ian Brown: Stated primary concern was noise from outdoor seating and extended hours (up to 10 p.m. weekends). Requested a condition limiting hours of operation to mitigate noise.

Discussion Items

• Staff (Darren Wise, Principal Planner) presented the two-phase proposal: Phase 1 – eight food carts, a 768-square-foot dining/restroom structure, and outdoor seating; Phase 2 – conversion of existing commercial space into a taproom. The site is zoned Willamette Neighborhood Mixed-Use Transitional, and the use requires a conditional use permit. Staff recommended six conditions of approval, including widening the service drive to 24 feet, installing a post-and-cable barrier to separate pedestrians from vehicles, closing the west driveway, and improving landscaping and refuse enclosure.
• Applicant (Jessica Iselin, architect; David Lawrence, property owner) described the project as a low-impact, neighborhood gathering place. They requested modifications to three conditions: (1) replacing the cable fence barrier with a curb and movable planters to allow event flexibility; (2) not widening the 18-foot-8-inch driveway to 24 feet, citing minimal traffic and symmetry; (3) keeping the west driveway open for food cart and grease-trap access, with removable bollards or planters to allow occasional use.
• Commissioners asked clarifying questions about parking allocation, the sign permit being deferred, and the relationship between the existing pool/spa business and the new uses. Commissioner Jones cited the 2016 Transportation System Plan’s pedestrian priority designations. Commissioner Schulte Hillen asked about overlap with school hours; Commissioner Evans argued parking requirements had been eliminated and that the applicant should not be held responsible for pre-existing area congestion.
• Public testimony overwhelmingly raised safety, parking, noise, and school proximity concerns. Several speakers urged denial or delay.

Key Outcomes

• Motion (Commissioner Evans): Approve CUP-25-01/DR-25-01 subject to staff conditions 1, 2, 5, and 6, and modify condition 3 (service drive barrier) to require a mutually agreeable solution (removable bollards, signage, or planters) in place of the cable fence, and exclude condition 4 (driveway widening). Motion seconded and carried 5-1 (Vice Chair Wolvotney opposed).
• Next Steps: Staff will prepare a final decision order based on the motion and findings. The decision may be appealed to the City Council within 14 days of mailing of the final decision.