Cornelius Planning Commission Meeting - September 2, 2025
Cornelius Planning Commission Meeting - September 2, 2025
On September 2, 2025, the Cornelius Planning Commission held a public hearing to consider two major land use proposals: a 240-unit apartment complex and a 34-lot townhome subdivision. Both applications were approved unanimously after staff presentations, applicant testimony, and public comments. The meeting also included approval of several sets of minutes and a discussion of the planning work program.
Consent Calendar
- The commission approved the minutes of February 11, March 11, May 27, June 2, and June 10, 2025, by a unanimous voice vote. Commissioner Baker made the motion, and Commissioner Glover seconded. Chair Waffle noted that the AI-aided minutes were working well.
Public Comments & Testimony
- Haney Multifamily Development (DR6825, LLA 2-25): Jeffrey Loy, a local resident, expressed concerns about traffic congestion, parking, and the scale of the project. He questioned the number of notices sent to nearby property owners and whether the housing would be low-income. No other members of the public testified in favor or opposition.
- Council Cove Subdivision (CUP PUD 1-25, SUB 1-25): Paul Price, a resident of Kermican Drive, voiced strong opposition, citing traffic safety on North 19th Avenue, loss of wildlife habitat and old-growth trees, impacts on Council Creek, and the relocation of the Schiller Park entrance. He argued that the development would cause dangerous traffic conditions. Jeff Loy, representing the Schiller Park HOA, opposed the project, raising concerns about losing overflow parking, increased traffic speeds, and the proposed relocation of their access point. He stated that if the development were approved, they would consider legal action.
Discussion Items
- Haney Multifamily Development (DR6825, LLA 2-25): Senior Planner Tim Franz presented the staff report, recommending approval. The proposal includes 240 units in 10 three-story buildings, a clubhouse, pool, dog park, community garden, and 434 parking spaces (1.8 per unit). The applicant, Hilary Harris of Harper Hoff Peterson Regalis, presented the site plan, noting that the development would be market-rate, not subsidized housing. The commission discussed parking, bike lanes, EV charging, trash service, and road improvements. Commissioner Baker inquired about parking ratios, and Commissioner Hinse asked about fire access. The commission also noted that the North Davis Street extension would complete a missing link in the transportation system.
- Council Cove Subdivision (CUP PUD 1-25, SUB 1-25): Staff Planner Barbara Freyer presented the proposal for a 34-lot attached townhome subdivision with a planned unit development (PUD) and conditional use permit. The project includes a water quality facility upgrade, a looped water line, and a pedestrian/bicycle access road. The applicant, Wayne Hayson of Pioneer Design Group, explained that the development would use woonerf-style streets to minimize traffic impacts and provide 20 off-street parking spaces for visitors. The commission discussed parking, HOA responsibilities, garbage storage, and the relocation of the Schiller Park entrance. The applicant clarified that the entrance relocation was required by the existing Schiller Park plat. Staff noted that the development meets all applicable code criteria and that the city engineer has reviewed the transportation impacts.
Key Outcomes
- Haney Multifamily Development: Approved unanimously (5-0) based on the staff report, supplemental report, and public testimony. Commissioner Baker made the motion, seconded by Commissioner Glover. The approval includes conditions, notably the addition of bicycle parking near the leasing office and ODOT permitting requirements.
- Council Cove Subdivision: Approved unanimously (5-0) with a modification to condition 9 (removing the second and third sentences). The motion was made by Commissioner Baker and seconded by Commissioner Glover. The approval is based on the staff report, public testimony, and evidence; the remaining condition requires dedication of an 8-foot public utility easement adjacent to the right-of-way at plat recordation.
- Work Program: Staff outlined a lengthy list of long-range planning projects, including a comprehensive plan update, climate-friendly and equitable communities compliance, housing production strategy, and updates to the transportation system plan. The commission will hold future work sessions on these topics. The next scheduled meeting is September 9, 2025, with a potential additional meeting on November 18, 2025, if needed.
Meeting Transcript
Good evening, ladies and gentlemen. It is uh August 26, 2025. This is a meeting of the Cornelius Planning Commission. We are in the city council chambers, and we have a very busy agenda tonight with two uh large uh land use uh act uh proposals to consider and uh we uh we anticipate uh uh testimony. So uh we will try to uh move the uh move the matters along but give everybody a chance to participate. Um anyway, uh welcome, and if we could have a call, uh if we could have a roll call, please. Thank you, Chair Waffle. Um Commissioner Baker. Present. Vice Chair Owens, present Commissioner Rense or Hinse, sorry, present. Commissioner Glover. Chair Waffle. Present. And Commissioner Barragon is absent tonight. Okay. All right. Um our first uh uh action is uh to consider uh the uh planning commission minutes of February 11th, March 11th, May 27th, and June 2nd and June 10th. We got a little behind in processing these. Um if we could get a motion on the floor, and then there's any discussion or comments uh uh we would appreciate it. I move for the approval of the minutes of February 11, 2025, March 11, 2025, May 27, 25, 2025, and June 10th, 2025. Thank you, Commissioner Baker. Is there a second? Second. All right, thank you. Um any questions or concerns about the minutes of these four meetings. Um I think the um the AI aided minutes are working out pretty well. These are these are very coherent uh statements of of what went on. I think it's working pretty well. I don't know if you haven't you weren't at those meetings and uh but uh I'm I'm impressed with the the ability to produce these. So uh all those in favor of approving these four sets of minutes, please say aye. Aye opposed, none uh the minutes of those four meetings are approved. Thank you. Um so the first uh uh item uh is uh a public hearing on the Haney multifamily development and lot line adjustment. Uh it is uh case number DR6825 and LLA 2-25. Uh senior planner Tim Francis are you gonna present? Thank you. Um I have please bear with me as I read into the record uh the uh materials about how we're going to conduct the meeting. And if you have not already done so and wish to testify, there are forms on the back table uh for your name and address. I have one already. It's for the second item, not for this item. Uh but uh if you could do that, that would uh help. Um so this is a public hearing for a type 3 site design review, file number DR 68-25 for a new 240-unit and apartment complex. The development includes 10, 24 unit, three-story apartment buildings, one dog park, children's play space, swimming pool, community garden, and a clubhouse, parking pedestrian, parking, pedestrian connections via pathways and sidewalks and landscaping are also proposed. A lot line adjustment, file LLA 2-25 is proposed to adjust the common property line of the two subject tax lots from a north-south orientation to an east-west orientation. The project includes public right-of-way dedication and roadway improvements to North Davis Street and North 26th Avenue. And the public hearing will be conducted in the following manner. Um I will open the hearing. The staff report will be presented with allowance for questions from the planning commission. The applicant will have time to present the proposed project with allowances for questions from the planning commission. And if you wish to testify on the project, please note to testify in person.
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