City advances Vision 43 planning: council removes one focus area, sets policy questions for mixed‑use code

West Linn staff presented a mid‑project update on Vision 43 — the Highway 43 corridor planning effort — at the May 5 council work session and asked council to confirm focus‑area boundaries and initial policy choices to guide a draft mixed‑use code.

Staff opened with a recommendation to remove “Focus Area 2,” a small parcel around West Linn Lutheran Church that had been placed in the Vision 43 study early in the process to allow a potential pathway for affordable housing. Staff and the consultant told council that subsequent changes to state law and other code paths now provide an avenue for religious properties to pursue housing without a targeted rezoning, and that removing the small focus area would simplify the project map. Councilors on the project working group and the planning commission supported the removal and council indicated no objections during the meeting.

Council then reviewed proposed boundaries for three remaining focus areas along the corridor (broadly: Old Willamette/Robinwood station area; Bolton/Willamette intersection area; the Garden/Market of Choice area). Staff described the boundary choices as a balance between capturing commercial corridors and avoiding rezoning single‑family homes unless necessary. Several councilors suggested the city could continue to broaden or refine boundaries as community feedback arrives and noted staff intends targeted outreach to property owners inside the focus areas.

With boundaries tentatively set, staff said they will take a series of policy questions to council and the planning commission that will shape the mixed‑use code. The three first‑round questions staff posed were:

1) Should new development in focus areas be required to include a housing component? (Example posed: if a large commercial parcel redeveloped, must housing be included?)

2) Should new development in focus areas be required to have a minimum height of two stories? (A push away from single‑story redevelopment.)

3) Should new developments be required to step back upper‑story height when adjacent to residential zones? (Design standard intended to reduce overshadowing and maintain light and privacy at property edges.)

Staff said these are policy choices consultants need to write a code that matches council intent. Councilors asked for pros/cons and context materials; staff offered to return with written analysis and visuals at the next work session and suggested discussion could continue on May 19. Council members emphasized outreach: several asked that the city proactively meet with owners in affected focus areas and that staff keep the public engaged as draft code elements emerge.

On timing, staff said the draft mixed‑use code is in preparation and project adoption is targeted for December 2025. The council asked for additional materials — cost/benefit and design illustrations — before deciding on the policy direction. There was no formal vote; council signaled support for removing Focus Area 2 and for continuing policy discussions via upcoming work sessions and outreach.