West Linn Planning Commission Meeting – December 3, 2025

The West Linn Planning Commission held a regular meeting on December 3, 2025, at 6:00 PM in Council Chambers and virtually. The agenda included briefings on the Vision43 project and Senate Bill 1537 (2024), a work session on the Planning Commission Annual Report, and staff announcements. No public comments were submitted.

Briefings and Discussion Items

Vision43 Project Update

• Timeline Extension: The project, originally expected to conclude in October 2025, has been extended through July 2026. Staff noted a contract extension with consulting firm MIG through December 2026 for safekeeping.
• Budget Amendment: An additional $19,850 was approved from existing budgeted funds to cover extended consultant costs and to produce simplified 3D-style renderings showing maximum build-out under current and proposed code.
• Phased Rezoning Approach: To address community concerns, rezoning of focus areas will occur in two phases:
  • Phase 1 (before adoption): Focus on existing commercially zoned properties adjacent to Highway 43, plus a few residential properties already operating as commercial.
  • Phase 2 (after adoption, possibly 1–2 years): Residential properties within the focus areas, allowing time for individual outreach and discussion.
  • Commissioner Watton expressed support for the phased approach, calling it “smart.”
• Strategic Pivot: Instead of discussing individual policy questions, staff will bring draft code language directly to the commission and council for work sessions. Draft code is being written based on prior community feedback.
• Next Steps: Community open houses in mid-January and mid-February 2026; Planning Commission work sessions in February; public hearing in April; council recommendations and decision by late June/early July 2026.
• Other Topics in Draft Code: Drive-through limitations, thresholds for requiring new code on remodels, height limits near residential zones, massing to avoid canyon effects, pedestrian access priorities, and flexibility to encourage desired development.

Senate Bill 1537 (2024) Implementation

• Limited Land Use Decisions (Sections 44–47): The bill added replats, property line adjustments, and alterations of non-conforming uses as limited land use decisions. State guidance initially required new procedures but later changed to allow cities to retain their existing quasi-judicial processes. Staff determined no exemption or code amendments are needed.
• Mandatory Adjustments (Sections 37–43): The city must allow certain adjustments (e.g., reduced setbacks, increased heights) if a project achieves 17 dwelling units per acre. Staff analyzed that West Linn has few properties that can meet that density and that the city is not eligible for an exemption because current code does not allow all listed adjustments.
• No commission questions were raised on this briefing.

Work Session: Planning Commission Annual Report

• Staff provided a draft annual report for 2025, including accomplishments and council work plan items.
• Commissioners discussed challenges and priorities:
  • Public Engagement: Commissioners emphasized the need to encourage more community participation in regular meetings, not just on hot-button issues. Suggestions included using social media (e.g., Nextdoor, Reddit) and engaging high school students via civics programs. Caution was noted about avoiding ex parte contact on quasi-judicial matters.
  • Affordable Housing: Commissioner Watton asked about progress; staff reported that the Housing Production Strategy is moving to implementation with grant funds, focusing on rezoning and code updates to support affordable and workforce housing. A working group will be formed, and the commission may be asked for a volunteer.
  • Joint Meetings: Commissioner Wolvotney suggested a joint meeting with the Historic Review Board and better communication with the Community Engagement Initiative (CCI).
• Staff will update the report with these items and bring it back for finalization at the December 17 meeting.

Key Outcomes

• No votes were taken; all agenda items were briefings or work sessions.
• The Vision43 project timeline and budget were extended; the phased rezoning approach was endorsed by commissioners.
• No code changes are required for SB1537 limited land use decisions; the mandatory adjustments section will not be exempted.
• The annual report will be revised and finalized at the next meeting.
• Staff announced that Chris Myers, the Vision43 project lead, is leaving the city; the project will transition to Darren. The next meeting on December 17 will include a quasi-judicial hearing and a celebration for Chair Metlin’s 10 years of service.