Planning Commission - Regular Meeting

Good evening, and welcome to the Westland Planning Commission. Today's date is Wednesday, June 17th, 2026, and it is exactly 6 o'clock, and we will begin our meeting now. Taryn, would you mind calling the roll, please?

Yes. Commissioner Jones.

Yepers. Yepers.

Commissioner Watton.

Here.

Commissioner Salty.

Here.

Chair Schulte-Hillen.

Present.

We have four members in attendance.

Thank you. Before we go on to the next order of business and second agenda item, we received communication from our co-commissioner, Wovotny, regarding item number six on the agenda, the discussion about Willow Ridge lot seven. And as he's not in attendance, he asked if we would consider moving this item to a later date. I wanted to ask my three co-commissioners present to weigh in on that before we decide to either strike the item from the agenda or proceed with that discussion later. Yes, Commissioner Watton.

I recommend that we postpone for a later meeting. Okay.

Yes, Commissioner Jones. Second. Okay, great. Then I will move to approve tonight's Planning Commission agenda with the exception of agenda item number six and request that that be moved to a later meeting date. Does anyone want to second that? Thank you. Second. Thank you, David. Okay. All right, next on the agenda, we are pleased to welcome our new commissioner, Daniel Salty, and I don't know if you want to introduce yourself or if there's... Yeah, I'm a full-time Little League baseball coach and part-time architect.

I've been on HRB for four years. Looking forward to working with you guys.

Great, welcome. Nice to meet you. Next, we have public comment related to land use items not on the agenda. Are there any public comments at this time? Okay. Next, approval of meeting notes from January 21st, February 4th, February 18th, March 4th, March 18th, April 15th, and May 6th. If anyone has any comments or edits or corrections or would like to move to approve the meeting notes.

I read them all. I couldn't find anything disagree just that I could find. I move that we approve them.

Okay.

I also, although I wasn't here last week or last month, I did review and I'll second that.

Okay, great. Okay. Oh, right. Yes. Yes. I think you're going to, right, to approve this, yeah. Yeah, if you could call roll to approve this.

Yes, happy to do that.

Thank you.

Commissioner Jones?

Aye, aye.

Commissioner Watton?

Yes.

Commissioner Salty?

Hold up, Stain.

Chair Schulte-Hillen?

Yes.

It has been approved.

Okay, next we have a briefing on the Vision 43 project.

All right, thank you, Chair. Good evening. For the record, Darren Wise, principal planner with the city. Purpose of tonight's briefing is to do a recap of the process of how we got to this point the in the vision 43 project and then what is coming up as far as the legislative adoption process and the the different materials that will be brought before the planning commission and the timeline to do that so i've got a short presentation uh feel free at any moment during the presentation uh to interrupt me if you got a question and i would be happy to answer those for you and All right, so in your agenda packet was a memorandum with some background information, the project vision and project goals that were recommended by the working group and supported by the community, the different engagement activities that took place over the last two plus years, and then some of the more significant proposed community development code amendments. that are being brought forward as part of this process, and then the adoption timeline. And also, I've linked here the project website, so for the commissioners or anybody watching at home or will watch this later, you can find more detailed information about all of these topics, including all meeting materials for working group meetings, technical advisory meetings, any planning commission briefings or work sessions and council work sessions. Also, all the open house materials and results of the feedback and also all survey results can be found on that project page. So anyone interested in the details can find them there.

One moment. I might switch.

Oh, there you go.

All right. In the two plus years of effort and engagement around the Vision 43 project, the result will be four products that will go through an adoption process. The first is the actual Vision 43 corridor plan, which we will adopt by resolution, similar to what we did with the waterfront vision plan last fall. And this plan sort of captures the process that the city went through with the community to get to the finish line. It also outlines the outcomes of those different processes and really just lays out for the community to see how we got to the other documents that are going to be proposed for adoption. The community development code amendments, the proposed amendments, That will go through a legislative adoption process with the Planning Commission, having some work sessions and a public hearing to make a recommendation to the City Council. There's some proposed amendments to some definitions, creating a new mixed-use corridor zoning chapter, some amendments to the design review chapter, which are are associated with that mixed-use corridor zoning, some new design standards around Highway 43, and then some changes to the non-conforming uses and structures chapters in the Community Development Code. And I will address some of the more significant changes later in this presentation. But most of the changes are pretty minor, relatively small. But again, I'll address some of the more significant changes here in a bit. Sorry, we're having some clicker issues here.

Thank you.

All right. And then there will also be some comprehensive plan map amendments associated with the adoption process. And again, this will be part of the legislative adoption process. If the commissioners remember, and Commissioner Salty, I'm not sure if you followed along this process, but there were three different focus areas that were part of the Vision 43 project. Focus area one is up near Robinwood. It includes the area around Walmart, all the commercial businesses up around that area. So in that area, there are two properties that have split zoning on them. Half of the property is zoned for commercial and has commercial development on it, and the other half is zoned for residential but still has parking associated with the commercial business. So we just want to clean that up, and we will be amending those low-density residential areas to commercial comprehensive plan areas. DESIGNATIONS AND WE'LL CLEAN THAT UP TO MAKE SURE THAT IN THE FUTURE THOSE PROPERTIES CAN CONTINUE TO BE USED AS COMMERCIAL ENTERPRISES AND NOT GET BOGGED DOWN IN SPLIT ZONING. FOCUS AREA 2 WHICH IS AROUND THE BOLTON FIRE STATION. There's five properties that have medium density residential comprehensive plan designations. They have commercial development on them currently and have for decades. So again, cleaning that up to change that comprehensive plan designation from medium density residential to commercial to align with the actual use. And then focus area three is down in the Bolton area around the Market of Choice and down by the Westland Library. Again, there's two properties that have existing commercial development, and those commercial developments, again, have been around for decades. And again, they have a medium-density residential comprehensive plan designation, and we will be amending that to commercial to align with the actual use of those properties. So those are some pretty minor changes. And then the fourth and final product that will come before the Planning Commission are the zoning map amendments. And this is where we will change to that mixed-use corridor zone. So in that Focus Area 1 in the Robinwood area, most of the properties that we're changing are general commercial currently, and we will amend those to be that mixed-use commercial zone. And again, there's those two split-zone properties that I just mentioned with the comprehensive plan designation. Half of those properties will then transition from R10 to that mixed-use corridor zone to align with the commercial use on the properties. Focus area to the Bolton fire station again General commercial to the mixed-use corridor in the nose five properties that are zoned are four point five that I just mentioned will then transition to that mixed-use corridor zone to align with the the commercial uses of those properties and the same with the focus area three There are a couple of properties that are office business commercial, so those general commercial areas and office business commercial areas will transition to the mixed-use corridor. Sorry. And then there was those two properties that are currently zoned, residential R4.5, which will transition to those mixed-use corridor zones. Commissioner?

A quick question. Are any of these... particularly the residential that are going to be rezoned, are we going to have any pushback in the neighborhood? Do you expect any of that kind of thing on these particular lots, or are they already kind of commercial use already?

That's correct. All of the properties that are zoned residential that we're transitioning are currently used for commercial purposes and have been for decades.

And do you feel like the neighbors to some of those that will be rezoning that are still residential? Are you sensing any kind of pushback at all?

No, we have not heard any pushback from the handful of properties that are currently exhibiting commercial use.

And I know you're talking to the neighborhoods about it, so there's some information out there already.

Yes, and when the proposal was to go to a two-phased approach, with the first phase being transition from the general commercial to the mixed-use corridor, and then second phase being looking at some of the residential properties expanding out away from the corridor, there was significant concern from the neighborhoods, so that's why we We pulled it back to just do this phase one, and we'll evaluate whether we want to move forward with phase two in the future.

I had read through it, but that helps me understand what you added. Thank you.

That's a great question, though. But, yeah, we will definitely make sure that it's very apparent that these properties that are in for a rezone to a commercial use are already or have been in commercial use for decades. Okay. All right. So again, there's been two plus years of outreach and engagement on this project. And one of the initial engagement efforts was to gauge the changes that the community would support along the Highway 43 corridor. There was a number of different opportunities for people to engage. There was an open house. There was an online survey. The working group worked through that feedback and it resulted in a preferred project vision and these five project goals. Again, that vision and those goals were again put through a working group review, another round of community review, and also a city council review and feedback. So the vision and the goals were... created early on, and then any proposed changes to the zoning, to the code amendments, and to the ped and bike infrastructure improvement recommendations were all aligned with that vision and those goals in mind. So any recommendations coming out of any of the group or the consultant team and the project team Went back and made sure they were aligned with the vision and the goals and I won't read you the vision But it was in your packet and you can find it on the on the project web page also The in the project goals had some some language around them and again, I won't read all of this right now but again that was included in your packet to see to see what the goal what the intent of this of those five goals were and So I want to talk a little bit about the engagement process that this project went through, just to outline the immense amount of work that went into this to get to this point. Again, there's a little over two years of engagement. There are a number of different types of engagement that the city and the consultant team used, a lot of pop-up events. where staff would go to community events like music in the park, the old time fair, different events, and just set up a booth or walk around and talk to people about the project and get some information out there, get people excited about it. civic group meetings attending different different fraternal organizations and other civic groups and presenting to the to them at their meetings and then setting up at different businesses and gathering places again just to get information out in the community and if there was any feedback opportunities at that time get people to try try to get folks to to engage neighborhood association meetings It's primarily Bolton and Robinwood neighborhoods are where these locations are at in the city and So there was a lot of outreach, a lot of attendance at both the Bolton and Robinwood Neighborhood Association meetings to disseminate information and, again, get feedback and hear what the different neighborhoods, what their input was around some of the proposals that were making their way through the process. And then also the Neighborhood Association Presidents Group. There were some presentations, so it got a wider range of the community and not just Bolton and Robinwood. Planning Commission and City Council briefings and work sessions that project team were attended at several planning Commission meetings looking for feedback from the group again same with City Council briefings and work sessions Also two field trips were held I believe some of some of you all attended the at least one of the field trips where it took counselors and commissioners down Highway 43 and looked at several sites and envisioned what it could look like and then went into Lake Oswego and looked at some of the recent development in their downtown first addition area and then again out along the Boone's Ferry corridor where there's been some mixed-use development recently done and in the planning stages so it gave a little reference for what could happen in the Highway 43 corridor and what people liked and what people didn't like and then tried to align our code discussions around those topics. There also, city council appointed a project working group. And again, the project working group, their purpose was to meet as the project went forward and provide feedback on the different materials and documents that the consultant team was producing for the city. They really were critical in identifying the local needs along the corridor and providing feedback, again, on that vision and the goals, and then really looking at the zoning, the different code concepts, and the multimodal options that were being presented by the consultant team and the city project team. There was also a technical advisory group, and this was mostly state, regional, and local staff members. Really, the intent of this group, and always the intent of the technical advisory group, is to make sure that what the city is proposing doesn't violate any policies of any other organizations at the state or regional level or other, and then getting feedback from the adjacent jurisdictions to make sure that we're aligned with what they're What they're doing in their jurisdictions and again document review to make sure that nothing is being brought forward that could propose could pose You know any issues with that with that that policy feedback in the future It's a it's a critic critical component of any large planning project. I there were also community open houses on spring of 2024 there were two different open houses approximately 87 attendees between the two open houses and that's where that corridor vision was reviewed different types of development were presented at the at those meetings with the ability for the community to provide feedback through a dot exercise saying what they liked and didn't like and then different bike and pedestrian improvements along the corridor people identifying where there were gaps where it's not easy to get across Highway 43 without walking a quarter of a mile or half a mile to the next light, and then how you can get from your neighborhood up to the corridor to access services without having to drive. Those primary focus of those early open houses, which then fed into the different concepts and recommendations out of the project group and the working group. And then finally, just recently, this winter, early this year, sort of had a wrap-up community open houses. Again, had two open houses, about 100 people between the two, And that's where we really dug into the code proposal around the amendments. And again, we've highlighted the more significant changes from the existing general commercial zone around allowed uses along the corridor, some of the building design standards, building height and setbacks. And then again, some of those bicycle pedestrian improvements and which ones that people really preferred to move forward. And then finally, there are three different online surveys that were developed Available to the community throughout the process the first one winter spring 2024 Received 301 responses and again this this was early in the process and again it was how folks interacted with highway 43 whether they just used it as a travel route or they used it as to access services or they lived along the corridor and And again, different improvement options they would support as far as bicycle and pedestrian improvements. Again, those development options, what people visually liked, the height of buildings, the design of the buildings, the different development options, and then had the ability to just provide open comments. And so there were a lot of comments that were submitted during that survey. And again, those are all available online. to read if you so wish. That was followed up in the summer and autumn of 2024 with another survey where it really got into the vision statement, those project goals, the future of the corridor, and then, again, comments. And there are 195 responses to that survey. Again, all of that information is on the webpage. And then the final survey was... winter of 2025 which received 131 responses and that's where it got into the concepts around what the buildings look like the height of the buildings the setback of the buildings uh and and again available to submit comments from the from the group All right, so with all of that said, all of the engagement opportunities, now I'm going to focus on what is going to come before the Planning Commission very shortly and then ultimately get passed on to City Council. And the most important is the code amendments. We talked about the zoning. There's some slight changes from residential to commercial, but it's primarily general commercial to this mixed-use corridor area. But some of the more significant changes that we are proposing at this point in time, and again, we'll send it out for another round of review. As far as permitted and conditional uses, There was some discussion early on around eliminating or prohibiting drive-through uses along the corridor. We are proposing to retain the ability to have a drive-through service, but it would be a conditional use. So if you had like a coffee shop and it's permitted You would just be able to build a coffee shop and go through the normal design review. If you wanted to have a coffee shop with the drive-through service, then it would kick it into a conditional use permit and then a little more scrutiny by the planning commission as part of the review process. So that's one of the ones that probably will be discussed as far as when we bring these back for work sessions with the planning commission. Another is allowing multi-unit residential or multi-family residential just as an outright permitted use on properties that are two acres or less. So it would not have to have a commercial component to it. It could just be a straight multi-unit residential project in order to try to get some more folks living along the corridor, which then would promote the ability to maybe get some redevelopment of some of the commercial spaces. And then the multi-unit residential on properties greater than two acres would have to be associated with a commercial use. So the smaller properties, you could just do straight multifamily. Larger properties, it would be a mixed use with a commercial component. And then the next one would be maximum building height along... Throughout the process there was a pretty robust discussion around building height It was being proposed to change What is the existing 45 foot maximum height limit in that general commercial zone? To push that to 55 feet along the corridor There was a lot of community community feedback about the impacts on exist adjacent residential properties and So through some discussions with some of the property owners and developers and then with the community, we are proposing to maintain that existing 45-foot maximum, the existing 35-foot maximum if you're within 50 feet of a residential property. but increase it to 65 feet, which would allow four over one, which is first floor commercial with four stacks of residential above on selected properties along the corridor, where we feel that there's limited impact to the adjacent residential properties. The properties here, they're big enough that you could keep them away from the residential properties, or they're isolated away from residential properties where they're The impact would just be on adjacent commercial properties so again, there's Three three primary areas where we're going to we're going to make that recommendation The next one is a maximum lot coverage and minimum for area ratio and So currently in the general commercial zone, you can only have a maximum lot coverage of 50%. So lot coverage is the building itself. It doesn't include parking. But that's sort of been a limiting factor with our current code that you can only cover half of the lot with the building. So we're proposing to remove that altogether. But currently, there's no minimum floor area ratio, which floor area ratio is the amount of square footage divided by the size of the property. So we are proposing removing that 50% max lot coverage, but including a minimum FAR. So you would have to at least, if it's a one-story building, cover at least half of the site. And then as this little graphic shows, if it was a two-story building, you could cover a quarter of the site in a three-story building. You could modify it however you wish. So it's just a different way to approach it, and it provides a little more flexibility for the property owner. So if they wanted to do a 100% lot coverage and do underground parking or second floor parking or rooftop parking, that would give them the flexibility to design their project how it works for them. The next item is first floor occupancy. So we're proposing in those mixed use properties along Highway 43, instead of mandating the first floor is all commercial, allowing up to 75% of the floor space to be residential. Sorry, I missed a word in my bullet point there. So it should say allow 75% of the floor space along Highway 43 to be residential. So that would, again, provide some more flexibility for the development community to design a project, how it works for them with that flexibility. And again, this will probably be a... big topic of conversation amongst the Planning Commission and the community.

I know we'll get more information on this as it comes, but just so I understand, it's saying allow 75% of floor... I'll wait to get more detail.

Never mind. Just for an example... SO CURRENTLY THE WAY THE CODE IS WRITTEN IS THE ENTIRE FIRST FLOOR HAS TO BE COMMERCIAL. AND THIS WOULD ALLOW FLEXIBILITY WHERE YOU COULD HAVE 75% OF IT BE RESIDENTIAL BUT YOU COULD ALSO THEN MAYBE HAVE A STAND ALONE COMMERCIAL BUILDING ELSEWHERE ON SITE OR STAND ALONE RESIDENTIAL BUILDING ELSEWHERE ON SITE AND NOT not mandate the entire first floor has to be commercial. So it retains a commercial component to it, just doesn't mandate the entire frontage be it.

One thing that, because I did go on that field trip last year, and Lake Oswego, they've spent a lot of time, 20 years going into what we see there today, and they're continuing to buy up property, I guess north towards first edition. Excuse me. One thing that they've done is they've made it a requirement that the areas that are completed now, the first floor cannot, they have to be, oh, what am I trying to say? They can't be services like a medical center or a hair salon. They have to be Restaurants, and they need to be stores that people come and go and come and go, and they're kind of pushing, they're dictating the services that can be provided. I look at over in Bolton, and that thing started out great with regards to the store frontages and things like that, and there was a lot of those kind of services, and I think high rents probably pushed some of those out. All of a sudden, we had a bunch of immediate care and those kind of businesses that don't create the commerce that I think it was originally designed for. I don't know that we can put those laws in like Lake Oswego, but I think it's something that we shouldn't ignore because it really is, I think, when you see what they're doing there, they have a lot more area to work with. They've got blocks and blocks to work with, but there's something to be said for for the way they're doing that. Has there been any kind of discussion about that in these areas?

Yeah, so that is a conscious choice that can be made through the permitted uses in the zone. The city did not... hear any support for that type of restriction on the uses? I believe that.

It was just something that was pretty cool.

It is a tool in the toolbox for cities to use. It's just restrict the use to what you want to see happen, but then it also takes away a little bit of flexibility as far as if the property owner can't find that use, then it's going to sit empty. I agree.

I think Lake Oswego might be Little bit yeah, they're clearly different because again They've got square blocks of areas where they've been able to dictate and drive where we won't we don't have that But it was just it was just one of those things where? Is it something to think about that's yeah?

No, it's a great point and in in your point is well taken that it's more of a downtown gridded situation there versus a Linear corridor like we're dealing with yeah, so one of the things in the meetings that I attended that came up in the conversations there is

and it came up repeatedly, was 43 acts as an arterial, and there's very little reasons for people to stop, and there's also primarily there isn't a lot of long-term renters that are staying in businesses there that aren't dentists, that aren't lawyers, etc. And so the statement that was repeatedly used by those around the table was, we need something there. There needs to be more there, there is the phrase that's constantly used. And the idea was to foster that, that specifically there needed to be, that needed to be, but I don't know if there was a language structure that they had that I think you more eloquently put by using the Lake Oswego example

How to actually accomplish that and how to put that into something that could be written down I've seen where you have those office spaces on the second floor and you have retail on the first floor I mean, that's that's a way of having both Speak like in my building. That's kind of what's been done where my office is So we don't need to beat it up, but it's just something that I'm glad is being discussed. I

Yeah, thanks. That's a great discussion. And just a gentle reminder to speak into your mic so we can capture the audio. But yeah, I think that's a good point, Commissioner Watton, is that part of this is getting more folks living along the corridor with residential, which then drives the need for those types of commercial services, restaurants, and your daily needs as opposed to destination businesses where it's a one you stop and go there and that's it and then you're gone. Alright, that's great. Great discussion.

Thank you.

All right, and then the next one is existing development. So what we're proposing is any existing development along the corridor that is in that general commercial zone or the OBC zone or even the businesses that are in residential that we're going to transition into the mixed-use corridor. would allow the expansion of the existing development or non-conforming uses if the use becomes non-conforming because of the change in the permitted uses to expand under the general commercial zoning regulations. So again, like up to the maximum lot coverage, up to the maximum height. utilize the existing setbacks, all of the different dimensional standards of that zone. You could continue expanding and not have to meet the new regulations in the mixed-use corridor zone until you were going to exceed those general commercial regulations. Then that would kick you into meeting the new provisions. So it gives, again, some flexibility to property owners that have existing development that they want to maintain and maybe expand a little bit if they've got a tenant that wants to expand and allow them to do that without having to then completely transition their development into these new provisions. There are some design standards that are going to be a little different than the existing design standards in the general commercial zone. So I hope that makes sense. And then finally, non-conforming uses. So the proposal is to create a provision in our code. The city of West Linn does not have this currently. A lot of other jurisdictions do, which it's pretty typical that if a use goes out of business for a year and that use IS NO LONGER PERMITTED BECAUSE OF A ZONE CHANGE, THEN YOU CAN NO LONGER UTILIZE THAT USE. YOU HAVE TO UTILIZE A USE THAT'S NOW ONLY PERMITTED OR CONDITIONAL. WE'RE PROPOSING TO CREATE A PROVISION WHERE YOU CAN ACTUALLY REINSTATE THAT USE BECAUSE IT WAS PREVIOUSLY ALLOWED AND THAT WOULD BE COMING BEFORE THE PLANNING COMMISSION WITH SOME CRITERIA THE PLANNING COMMISSION WOULD UTILIZE TO BE ABLE TO REINSTATE THAT USE. So a good example in the Highway 43 corridor would be like an oil change business that's considered a drive-through service, right? And it goes out of business for over a year because they can't find a new tenant. The property owner finds a new tenant for the business. IT'S NO LONGER PERMITTED OUTRIGHT BY THE CODE SO THEY WOULD COME BEFORE THE PLANNING COMMISSION TO REINSTATE THAT USE BECAUSE IT WAS PREVIOUSLY PERMITTED BY THE GENERAL COMMERCIAL ZONE. SO THAT'S THE LAST CODE CHANGE THAT'S SORT OF SIGNIFICANT IN THIS PACKAGE.

Really quick back to design standards. I've reviewed this a couple of times and I may not have looked at the last round, but a lot of jurisdictions have architectural design standards. Like Happy Valley, you have a certain style and stuff like that. I'm not necessarily pushing or promoting that, but is that something that's been discussed as far as what we want for West Linn? corridor to have some kind of cohesiveness or no cohesiveness? Um, is that, has that been discussed at all? Or is that, is there anything in here that I just haven't seen?

Uh, yes. So the, the, there's some design standards in the general commercial zone. Okay. I missed that.

Okay. Oh, I know that. Yeah.

Yeah. Yeah. So in the general commercial zone, there are design standards, uh, and there's no specific like time period or, or style. but it's just breaking the facade and window transparency, awnings, that type of stuff. And we're proposing design standards for this mixed-use corridor zone also that are similar. They just have some different tweaks to them. A lot of it's around sort of the orientation and the articulation to the street and the pedestrian environment. Okay. So you will see some probably additional design standards in this new zone that aren't currently existing in the general commercial zone. But it is intended to create a cohesiveness. But as far as like facade colors or facade materials and stuff like that.

Like that village feel that some cities are chasing. I was just curious if that was anything that we were like, I don't have an opinion on it. I was just curious if it was something that was... Yeah, not to that extent.

I can throw in a little bit of context, too. As somebody that worked in Happy Valley and also worked on the development of the Happy Valley design guide, which is what you're referring to, and then also worked on actually implementing development that used the Happy Valley design style, I'll say that we definitely did talk about it in the context of this project internally with the consultant A couple of factors. One, it wasn't in the original scope. And so certainly development of a new design guide or style manual would have been outside of the bounds of what we were originally considering. One of the other things I think was that we also didn't really, through the feedback that we've gotten through the project, didn't necessarily have a clear articulation of what that was, like what that would look like, right? Would it be Cascadia? Would it be, you know, if you think about, for example, the city of Sandy, you know, they went with like the chalet style as an example, but that's tied to their identity as being the gateway to Mount Hood, whereas we're the city of rivers and trees perhaps, but how do you translate that into a design style? I think that layering on top of it, and I think just to reiterate what Darren has presented so far, What has been recommended thus far is a collection of our extrapolation of feedback that we received along the way both as far as best practices from the consultant that we hired but also from people that we've interacted with through the open houses also our interaction from the development community, architects, and so forth, as well as the property owners themselves. And so thinking about that non-conforming use provision, that didn't come out of thin air. That was developed in working closely with the property owners and their feedback as well. And so I just want to contextualize all of this that this is a very well-developed product as far as the feedback at this point, even if the code isn't necessarily fully ready to be presented. And so going back to the design and style guide, I think one of the other factors layered on top of kind of the complexity and then the question mark of like, what are we actually going after? The last piece was just the challenge and the additional regulatory burden that having, say, a residential style puts on a commercial developer. And so I think that that was kind of the final piece that led us to thinking that what we have right now is actually, I mean, if you look at some of the newer development in the corridor, it's quite nice. It's really kind of the older development that was developed prior prior to the current general commercial design standards that really, if anything, is a little bit tired and could use updating and modernizing? Like if you think of, like an example that comes to my mind is the US Bank building. For example, on the river side of Highway 43, where it is actually meeting a pedestrian setback, like the building is actually pulled up to the sidewalk, and it has a good amount of glazing and windows along it. It has an entrance that's easily accessible to pedestrians from the sidewalk, and so it kind of checks all of the boxes. And so that was also part of the factor that, you know, When writing a code, you're balancing implementation with meeting community goals. And so as I list those things there, the goals that the community has of aesthetics, cohesiveness, pedestrian access, and then also being able to implement. feel like they're met. That was a long-winded way of answering your question, but I wanted to provide a little bit of extra context to assure you that many of these factors, even if they're not making it through in the final product, we're definitely considering them very closely.

That's perfect. That's what I wanted to know. My personal feeling on it is because it's a corridor, it's not a village again, I wouldn't be in favor of a Happy Valley, because I've done some work in Happy Valley, and it serves a purpose but it also there's restrictions and and some things like that so i i like the direction that you guys have been uh chasing right now it was just just asking some questions so thank you very much yeah thanks for the question yeah all right thank you mr cooper

All right, so I'm down to my last slide. So the adoption schedule, which you all probably want to know. So we are finalizing the draft documents. So again, that corridor plan, the comp plan and zoning map amendments, and then the code, which is the the big component of this. Finish those in June and July. We will put those out for final community review in August. We will do an online open house so people can respond to the code. We also go back out to the development community and property owners, the stakeholders, and get their feedback on it. We will then compile all of that and into a concise document so when we bring it forward to planning commission work sessions in autumn of this year you will be able to see the feedback that we received on those final documents and then weigh that versus what is in front of you. We'll have a couple of work sessions with the commission until you're comfortable with what you're going to have in front of you in a public hearing where you'll make a recommendation to the city council on those four different documents. PRODUCTS THAT WILL BE IN FRONT OF YOU. AND THEN WE'LL MOVE ON TO CITY COUNCIL WORK SESSIONS LATE AUTUMN, WINTER 2026, 2027 FOR WORK SESSIONS AND AGAIN ULTIMATELY A PUBLIC HEARING FOR ADOPTION OF THE PLAN IN THE AMENDMENT DOCUMENTS. ALL RIGHT. SO ANY OTHER ADDITIONAL QUESTIONS THAT YOU HAVE AT THIS POINT IN TIME? Anything else to add, Mr. Cooper?

No, thank you.

All right, great. That's very exciting. Excuse me. Okay, I guess if we are going to put off discussion of Willow Ridge Lot 7 until a future meeting, the next item is Planning Commission announcements, if anyone has any.

Just welcome, Dan.

Thank you.

Congratulations.

Next, are there any staff announcements?

Yes, thank you. So the next scheduled meeting is July 1st. So we propose to cancel that meeting. We don't have anything to put on an agenda, and it is the week of July 4th. So we propose to cancel the July 1st meeting and then the July 15th meeting. We will have a... briefing slash work session on the housing production strategy implementation from our consultant team at MIG So they will be here to provide information to the Planning Commission And then we can put that lot seven discussion on the agenda also for that for that meeting And that is all I have unless mr. Cooper has anything to add all right yep I

Thank you. I guess we will adjourn the meeting. It is now 6.50. Thank you.