Taller buildings, more housing and new mixed-use zoning could come to West Linn's Highway 43 corridor under a plan the Planning Commission takes up Wednesday, Oct. 21.

The work session, scheduled for 6:15 p.m. at City Hall, focuses on adopting the VISION43 Corridor Plan and proposed amendments to the city's Development Code, Comprehensive Plan Map and Zoning Map, according to the commission's agenda.

VISION43 is a long-range plan for the 3.3-mile stretch of Highway 43 running from the I-205 interchange to the West Linn/Lake Oswego border. The project, which began in 2023, aims to reshape the corridor into a walkable mix of housing, shops, restaurants and gathering places, according to the city's project page.

The plan's main tool is a new mixed-use zone applied to three commercial focus areas along the highway: the Bolton/Market of Choice area, the former Bolton fire station and State Farm area, and the Robinwood/Walmart/Sourdough Willys area. Rezoning would primarily apply to properties already zoned or used for commercial purposes, according to the city.

What would change

Several proposed code amendments surfaced during a June 17 Planning Commission briefing led by principal planner Darren Wyss. Among the key changes:

  • Building height: The existing 45-foot maximum stays in most locations, but selected properties along the corridor could go up to 65 feet to accommodate buildings with four residential stories above one commercial story. A 35-foot cap within 50 feet of residential zoning would remain.
  • Lot coverage: The current 50% maximum lot coverage requirement would be removed, replaced by a minimum floor area ratio of 0.50.
  • Housing: Multi-unit residential development would be permitted on properties of two acres or less. On larger parcels, multi-unit housing would be allowed in conjunction with commercial uses.
  • Drive-throughs: New development with drive-through services would become a conditional use, requiring additional review.
  • First-floor use: Residential use could occupy up to 75% of ground-floor space along Highway 43.

At that June 17 session, Commissioner Jones noted that the project's Working Group had discussed how Highway 43 offers few reasons for people to stop, given its concentration of professional services like dentists and lawyers. Jones emphasized the need for stronger placemaking. Wyss responded that increasing the number of residents living along the corridor would drive demand for consumer-oriented businesses.

Community Development Director Steve Koper noted at the same meeting that property owners have raised concerns about the complexity and regulatory burden of proposed architectural design standards. Koper joined West Linn in August 2025 after serving as assistant community development director in Tualatin.

The West Linn Tidings first reported in January 2025 that the city hoped to finish the project by October of that year.

The timeline has since extended.

At an Aug. 18 Bolton Neighborhood Association meeting, resident Mike Kapigian raised concerns that the city was not offering an in-person open house about the proposed zoning changes despite community requests, according to the association's meeting minutes. Kapigian also flagged a possible 20% height allowance above the stated maximums in some circumstances.

How to participate

The Oct. 21 meeting will be held in a hybrid format. Residents can attend in person at City Hall, 22500 Salamo Road, or watch online at westlinnoregon.gov/meetings or on Cable Channel 30.

Written testimony must be submitted to staff liaison Darren Wyss by noon on Oct. 21. To speak remotely, residents must register at westlinnoregon.gov/citycouncil/meeting-request-speak-signup by 4 p.m. that day. Those without email access can call 503-742-6061 for assistance at least 24 hours before the meeting.

After the commission completes its work sessions and holds a public hearing, the plan would move to the City Council for additional work sessions and a final decision, according to the schedule Wyss outlined in June.