Good evening, ladies and gentlemen.

My name is Dave Waffle, and I uh uh chair the planning commission.

We will call this meeting to order.

It is February 24th, uh 2026.

We're in the uh uh city council chambers of the city of Cornelius, and we will pause a moment as our uh fourth planning commissioner comes in.

Thank you.

Um the uh and uh that guarantees that we have a quorum, which is important to all of you since you came out on this rainy night.

And we're glad we're glad that you you are here.

Um we have uh one major uh piece of uh business tonight that I'm sure uh drew you all out, and uh we will uh get into that uh uh without uh undue delay.

We'll if I could have the staff uh call the roll, please.

Commissioner Baker.

Present.

Commissioner Heinze, present.

Vice Chair Owens, present.

Chair Waffle Present.

All present.

All right, thank you.

Um we uh do not have any uh past meeting minutes to approve.

Uh there is no new business, and we will go right into then uh the uh public hearing, the attraction of the evening.

Uh please bear with me.

I have to read a script uh that uh sets up the the rules for how we are going to operate tonight.

Um so now is the time and place for a public hearing on the Laurel Crown Type 3 conditional use permit, plan use development, and subdivision application.

The file numbers are CUP uh 2025-4, uh PUD 2025-02, and sub 2025-02.

The Planning Commission's decision in this application will be based upon the record staff report and testimony and evidence presented in this hearing.

I will now uh uh I will then uh re I will then open the hearing uh after a bit here.

Um the order of business on this application will be as follows the city staff report, uh the applicant's testimony, uh, and then uh members of the audience in person or virtually who wish to speak on the proposal, applicants rebuttal, staff closing remarks, and then we will close the hearing and begin deliberations among the planning commissioners.

So that's the basic script uh of how the night will run.

Um the applicable criteria for this application are as follows.

And these are sections of the Cornelius Municipal Code, chapter 17.5.40 is subdivisions, uh 18.10 and 18.15, application review procedures 18.20, uh the low density R7 zoning uh regulations, 18.35 is the multi-residential A2 uh zoning regulations, 18.95 is the natural resources overlay, and 18.110, planning and development conditional use permit, and 18.145, off-street parking and loading, and 18.155, uh solar access for new development.

So tonight testimony, arguments, and evidence must be directed toward the listed criteria or other criteria in the comprehensive plan or municipal code, which the person believes to apply to the decision.

Evidence means facts, documents or data or other information offered to demonstrate compliance or non-compliance with the standards believed by the proponent to be relevant to the decision.

Now is the time for commissioners to declare any actual or potential conflicts of interest, ex parte contact or personal bias.

Uh please indicate the nature of the ex parte contact, bias or conflict of interest.

Would you like to begin, ma'am?

Yes, um, I do live in one of the Laurel Woods communities.

I do not believe this would impair my judgment.

However, I am open to objections.

If there are any, I will recuse myself.

Thank you.

Uh I have visited uh portions of Lower Woods before.

I also travel through TV Highway.

I do not believe this will impair my bias or judgment in this case.

But I don't believe either of these things will impair my judgment.

Okay, thank you.

I'm certainly familiar with the with the property.

I have no, I believe I have no conflicts of interest.

I did have uh a brief ex parte contact with a neighbor just about development current development in Cornelius, and we got into this uh just uh a little bit.

I don't think that uh uh will influence we didn't we certainly didn't he didn't urge me to do anything and I didn't ask him.

Um does any member okay.

Does any commissioner wish to disqualify themselves based on these declarations?

No, no, no, no.

Um does any member of the audience wish to challenge any commissioners' impartiality for the record.

All right, then the four of us will continue.

Thank you.

Um, and now it is time for the staff to give their report of Ms.

Freyer.

Good evening, commissioners um and chairwaffle.

The project, as noted, is the Laurel Crown Planned Unit Development.

The um oh thank you.

Sorry.

The uh project file numbers have already been read into the record.

The applicant is Holt Holmes, the owner of the property is the Hillsborough School District.

We have Mimi Ducas here tonight as the applicant's representative, and the location is south of Twellaton Valley Highway and west of 345th, and as noted, the zoning is R7 and A2, which is low density residential and multi-unit residential.

You can see that uh there's one large tax lot, which is tax lot 100, and it's under uh a land division right now, a land partition that has been approved to divide the property into two parcels, parcel one and parcel two.

This particular application has to do with parcel two, which is the larger parcel on the southern end of the property.

The uh review criteria was noted earlier, um, and I think there was a stray criteria listed.

The natural resources are not a criteria for this application, so I apologize for the confusion.

Um it is not an applicable criteria.

So the staff report was dated uh February 27, 2026, and it contains findings related to the criteria and associated conditions of approval.

Attachment one is the applicant's submittal from November 18th, 2025.

The application was deemed complete in December of 2025, and 120 days will be April 25th of 2026.

So final action is required prior to that 120th day.

Attachment two of the staff report contains the public notice and the mailed notice and the forest grove news times were um in effect at the same date.

It was January 29th, 2026.

Um attachment three is the city and other agency comments, so the city engineers comments are in there, as well as the Oregon Division of State Lands.

There are public comments currently in uh attachment four, and then attachment five, the applicant submitted uh an additional traffic impact study addendum and comment response to um Joseph Off's questions, and then we received comments from the Oregon Department of Transportation dated February 23rd, 2026, and I had a conversation with the representatives from Oregon Department of Transportation, and they noted that their comments will be revised.

They couldn't get them done in time.

They had requested a condition of approval that would require a traffic impact study.

It's already been done.

So on page two, basic fact number five should be should read March 2, not March 3.

Page 33, the top of the page.

It will actually be 230.

Everywhere else in the report is correct.

Condition of approval number 13 requires that a final plat is required that has street names that are noted as the following street names.

But in the original condition, it didn't say for each phase.

So this revision says on the final plat for each phase, because it will be three phases, street names shall be noted, and then the same street names are listed.

Page 71, condition of approval number 27 has a similar issue.

So prior to or let's see, within each phase, prior to building permit issuance for that specific phase, public streets shall be constructed to city standards and in accordance with the preliminary street plans, and it lists the applicants' exhibit, these conditions of approval, and an approved public works permit.

And then again, prior to issuance of any building permits for each phase, construction shall be substantially completed such that all public streets within that phase are fully constructed to city standards.

Construction of the new street system shall align with existing rights of way and provide stubs to adjoining properties.

So those are the corrections, and they are also listed in the motion forms.

Should you choose to make motions tonight.

The purple, the darkest purple, are a mixture of town homes.

The light purple are paired town homes.

The blue shades are alley loaded homes.

So the garages are in the alleys where the teal just came popped in.

And then all the rest of the homes are detached homes.

And the larger lots are along the eastern and western boundary of the site.

Parks and open space.

It'll be a neighborhood park, and it will have an open lawn area, a dog park, a playground area, and seating, that kind of thing.

Other parks and open space include tract B, which is next to the water quality facility, so it's a walking path that will connect, and then tract E, which is a walking path that will connect the development to the future school site.

The total amount of recreational open space required is 69,000 square feet, and the applicant has provided 71,000 square feet.

There are also some smaller tracks that include an entryway area of open space and um blinking on the other one, and then the water quality facility.

Both dogwood and South 29th Boulevard will be constructed as collectors, and there will be alleys along two spines that provide for access to those homes so that they do not get access from a collector.

That is a requirement in our code.

Minimum side yard setback for the detached homes is five feet, and the applicant is requesting four feet.

Within the A2, the side yard setback again is uh five feet, but they're requesting four feet.

Minimum garage setback is twenty feet again, eighteen feet is the request, and then the driveway separation standard requested is um for specific lots adjacent to the collector.

We normally require um 75 feet before a driveway, but they've requested 25 feet for specific lots, and um our city engineer has indicated that that's appropriate.

These are examples of the requested deviations.

So the side yards on many of these graphics show the setbacks and the garage setbacks as opposed to 20 feet.

Mr.

Auth suggested or provided testimony in attachment four to the staff report that he requested additional information and analysis on in the traffic impact analysis.

And the applicants provided that information in their addendum staff report or addendum traffic impact study.

And oops, sorry.

And Mr.

Auth noted in an email to me that he is satisfied with the information provided and that his concerns are alleviated.

Let's see.

And that is consistent with the Clean Water Services Service Provider letter that was submitted in the applicant's submittal.

The application meets the subdivision criteria listed here with the PUD proposal.

With the exception of criterion five, which is inapplicable because it's commercial or industrial development.

So if you agree that the applicant should have the ability to phase the preliminary plats, you would pick condition of approval to B, which allows for ample time for phasing by phase, and it allows the applicant also to potentially apply for an extension of time if the economy turns or if it just takes longer to submit that final plat for any one phase.

Any questions for Ms.

Freya?

One question about the setback to the collector being twenty-five feet.

What was the reasoning that went into that?

And did the city engineer have any remarks when he approved it?

So the city engineer um felt that there was ample room for backing maneuvers, which is the big concern is that when collectors are when people are backing out, that they may back into a collector, but 25 feet is plenty of room for somebody to back into those alleys that are adjacent to the collector.

And then if there's street parking there, there's no issues about visibility.

I don't believe that there's on street parking in the alleys.

Okay.

And that would be something that you could ask the applicant when they come up and speak as well.

Any other questions?

Could you tell us more about why we might want to choose option B?

Yes.

So a so if you think about a subdivision, and if you think about Laurel Woods as an example, it was approved in 2015, and the last phase was platted in 2024, I believe.

2023, 2023.

And so it takes a long time for different phases to come to the point where it gets the final plat.

The initial plat is done as part of the application, right?

That's what you're approving tonight.

But each phase takes time to get the infrastructure in place and then to sell those homes and then to begin the next phase.

And it allows the applicant time that five year time window to get from phase one to phase three, submitting that final plates.

And is five years the same time window for the completion of the improvements on 345th.

345th will be a city initiated project, and we've already started work on 345th.

Um the city engineer has engaged with a um an engineer to negotiate with the railroad and to begin design of that right of way.

We don't know the final design.

There are five different agencies that will have to approve that design.

So it will be several years before we get approval for the design, but we're committed to constructing it once we get approval.

Let me just pick up on that.

So the timing and the construction of improvements on 345th is really independent of the phases of Laurel Crown subdivision, should that move forward.

That is correct.

And if you'll recall from the traffic impact study, um the traffic generated from this development can be accommodated on the two existing collectors of 20th and 26th, independent of 345th.

However, we are proceeding with developing 345th and opening it up.

Um but it but based on the number of cars that can be handled on a collector, we don't anticipate that being exceeded.

That's not to say that the expected wait time will not be out of the comfort zone of people on 20th or 26th.

It's that it will function still as a collector handling the number of cars that it's anticipated.

Thank you.

Why does ODOT believe the improvements of 345th will not be completed until phase three of the project?

When we had the initial um pre-application conference with the applicants, we talked about phasing and and that 345th would be open at the time that phase three would be finished.

We're still targeting trying to get it done by then, but we don't know for sure.

And it may precede phase three.

We just don't know.

Well, and as you said, ODOT uh had not has not had an opportunity to review the the updated traffic analysis.

Um so that may that's correct.

That may change their opinion.

Conceivably would ODOT is this is ODOT asking that they we hold the record open until they have a chance to finalize their comments.

They have not asked that, no.

Okay.

Um, but what they said is that they were going to revise their comments to not require the traffic impact study because they're right.

That's a different two different things.

So the conditions of approval that they've recommended become moot um with their revised comment letter.

All right.

Commissioner Baker, any questions?

Yes, so on the motion, if we do choose to choose uh do be, do we just say to be, or do we have to state the entire change?

You can state to be.

Um I believe that the motion is written.

Um yeah, so you would select, you would say you would say everything, let's say you picked A, you would say everything, and then you would pick either 2A or 2B.

Does that make sense?

Yeah, just verbally.

Yes.

Thank you.

Um more questions from commissioners.

Uh let's turn it over to the applicant, and uh please come forward.

Nice to have you here this evening.

There we go.

Good evening, commissioners.

My name is Mimi Ducas.

I'm with AKS Engineering.

I'm here on behalf of Holt Holmes for the application for Laurel Crown this evening.

Um, and my PowerPoint's coming up.

I am joined by my full team.

So uh Joe Sheavy is here from Holt.

Uh we also have Paul Selke, uh, Glenn Sutherland, Todd Mobley from AKS, and then uh Olivia Jamin from Davis Wright Shermain is legal counsel for the team.

I do.

Um so staff gave a thorough presentation, which we appreciate.

Um so I will try not to duplicate too much of what staff said.

Um what I'd like to talk about is a little bit more about uh the project itself and some of the design of it.

Um I think you've got your orientation at this point.

Uh this project is one of the last pieces of the UGB expansion south that you've experienced back in 2014.

Uh this land was originally owned by and still is owned by the Hillsborough School District.

They wanted to uh have this as an available school site.

They thought there may be several school a couple schools on this piece of property.

Uh they just wanted to have it available for expansion.

Uh now that they've done some long-range facilities planning, they have decided they don't need the entire site.

So they are looking for um a development partner to purchase the surplus land.

So they entered into an agreement with Holt, and that is where we are today.

So as staff said, this property is south of baseline and east of uh excuse me, west of 345th.

You can see from the site layout that a piece of land is remaining for a future school site, and we've designed the site to accommodate that in the future.

This is an awkward shaped piece of property.

We have to rotate the plans around.

It causes a lot of confusion.

I apologize for that.

In this particular graphic, north is to your left.

So that's where baseline is located.

As I said, you can see that future school site.

This layout gives them access from Alpine and also from 345th.

So they've got flexibility there.

Schools like to have two circulation patterns, one for buses and teachers and one for parents, and so they'd have two sides of the campus to have access.

As I said, this project is a continuation of Laurel Woods.

The design reflects what we've learned in Laurel Woods.

We have designed the project around a central park that staff has described.

We have a combination of attached and detached homes.

We have a combination of alley loaded homes and front loaded homes.

Mostly those alley loaded homes are keeping driveways off the collectors, as staff pointed out.

Zooming in on that park, we did talk about programming with staff and make sure that we're in agreement on that.

We like this location due to its visibility off the collectors.

So when you enter the community, this new community off of 345th along Dogwood, you'll have a sight line into that park.

The programming includes a playground facility, a shelter that allows for shade for watching both children and pets.

We've got the dog park on the other side, so that shade structure can serve for both.

This also helps with traffic calming.

We didn't want 29th to be a completely continuous north-south alignment.

We wanted to spread those trips around and slow things down.

This shows the collector roadways.

So 29th coming from Laurel Wood to the from the south to the north connects into Dogwood.

There's a mini roundabout there.

So that tees into Dogwood.

Dogwood is the main east-west route.

So that is a connection to the existing neighborhood.

The extension of Dogwood over to 345th will ultimately provide good connectivity for the existing neighborhood as well as this proposed neighborhood, providing another connection up to baseline through 345th.

So another mini roundabout is proposed at uh Dogwood and 345th.

Again, that helps with traffic calming.

There are concerns with uh rural traffic and trying to honor that.

So really this urban traffic is intended to stop at that mini roundabout, and really try to keep just rural traffic extending south past that mini roundabout.

The project is designed to have three phases.

These are the phase lines.

It begins on the southern end, so uh that will get the connection to Laurel Wood.

Um, and then the phasing continues in a clockwise manner.

Uh 300 or 230 lots is a lot of homes, uh, and so it takes ton to build that out as staff was describing, and that is part of why we would like that condition of approval that's got the longer time frame, and why we requested that in the first place.

We met with the neighborhood as uh we are required to, and it certainly helps the public process.

Um presented the application.

We met at the Free Orchards Elementary School on October 15th.

We walked everybody through the application, the process, opportunities for input, answered questions.

The questions were fairly typical, but some of the specific concerns of of interest probably to planning commission were about traffic, um off-site projects, and um construct construction sequencing, parking, things like that.

Um of the the responses we had were uh specifically to neighbor Joseph Oath, who actually has a transportation background.

He wanted um some updated traffic counts and a little bit of additional analysis.

That was a reasonable request.

So Holt went ahead and had um Todd Mobley prepare a supplemental memo, get some additional counts, and uh he's now satisfied with that additional information.

The other item that came up specifically in the neighborhood was about fencing.

Um we are budding existing neighborhoods, um, and so that edge treatment's very important.

We did put the larger lots along the eastern and western edges of edges of the project um reflecting the zoning intention.

You saw the yellow edges uh when staff showed the zoning map.

So it was intended to have larger lots along the perimeter, um, and we've designed it accordingly.

Similar to that, um, we've agreed to put privacy fencing along the um western boundary and the southern boundary, and then there's a property to the south of the project that um has some exposure along uh public street that um has some cut through traffic, so um fencing is proposed along there as well.

So we appreciate staff's efforts on this.

It's been a complicated um project, a lot to digest.

It's a it's a significant project for the city and for us.

Um we do request the condition of approval to be.

Uh that timing's pretty important.

As I said, this is a large project, it takes time to build it out.

Uh the housing market is a little topsy turvy right now.

Um, and we've got seasonal restrictions as well for when we can construct site improvements.

Um, so that condition to be gives us a little more flexibility.

Um, it also gives the city a chance to get out ahead of the project on those three 45th improvements.

So I think she's described it pretty well that those are sort of in parallel um related but functioning sort of racing to the finish line.

Um so a little more time helps everybody in that regard.

We're happy with the other conditions of approval, including the um Scrivener additions that staff pointed out.

We do request approval of the application, and we're happy to answer any questions you have this evening.

Any questions from Mr.

Dukas?

Um, two questions.

So one's that previous one where that collector setback of 25 feet.

Would there be any street parking along there that could obstruct visibility or no?

There's no parking in the alleyways.

Um, and your city engineer is um pretty explicit about bump outs, uh curb extensions that um put ends on the parking caps.

So that combination will make sure that um those conflicts are not a problem.

Thank you.

And then the second question is um the alternating grid patterns.

Can you talk about that a little bit?

Sure.

I like to design neighborhoods, I like to talk about stuff like that.

Um a lot of times when you no offense to my engineers in the room.

Sometimes engineers like to uh grid out neighborhoods, and everything's going in the same way, and you get just a soldier course.

And so the through streets just power through, they're just long stretches.

What we try to do here is alternate which way the blocks are going.

So it just breaks up those streets a little bit.

So that they're not willy-nilly, but um, there's not really long stretches.

There's there's more thought that goes into a grid like this than you would expect, but that's that's the intention is to have a nice tidy neighborhood without big long stretches of thoroughfare.

That's when your speeds go up, it's when your streetscape gets really boring.

Um that's what we're thinking through.

Any other questions?

Yeah, I have one question.

So that on thirty 345th on that round of out.

than then you would expect but that's that's the intention is to have a nice tidy neighborhood without big long stretches of thoroughfare that's when your speeds go up it's when your streetscape gets really boring um so that's what we're thinking through any other questions yeah I have one question so that on thirty three forty fifth on that round of out there's a lot between the road there's a green space between the road and the lot right as that just open space it's not technically open space um it is really more about entry monumentation and some landscaping so it's community enhancement that's the front door to the to the neighborhood so we like to have a smiling little face when you drive into the neighborhood so landscaping signage things like that thank you anything the um you said that uh you have uh that aks and hold homes have learned through these many years of of working here and elsewhere um if if uh you or uh mr shoey would like to comment on what what lessons have you you know get ref got came forward and got reflected in Laurel Crown then I'd just be interested because it is you know um in many ways I don't I don't I don't want to say more the same but it has been a continuous you know the the design themes um um have been consistent and we we saw that even on uh the the last uh attachment there on the on the south uh but anyway I'd just be interested in lessons learned Joe Shevy 1301 Southeast um tech center road in Vancouver is where my office is at um the things that we learned is that first of all staff likes to see some sort of uh on the housing forward and backward some breaking of the housing and as part of Laurel Woods we accommodated that and we're doing the same as well here um Holt likes to do large Laurel Wood type projects in which you have a mix of product so that you can serve more than just one uh client um different price ranges for different people and we find it makes it a really nice way to um provide for communities and that sort of thing and it helps us as well um we were a little nervous frankly when we first started with uh these narrow streets that you see in Laurel Woods and it's gonna be translated to Laurel Crown project um but it's worked out there's some challenges for moving trucks and stuff at some of the intersections and that sort of thing but um working with staff working with the engineering department we were able to uh I feel resolve most of those issues um as part of Laurel Woods we had the large trail system and I don't know if you guys have been down there but the uh staff city has installed a boardwalk elevated boardwalk between phase four and the park down there it really looks nice uh they did a great job on it stuff it just takes time to get through all this to get all these things put together but in the end the planning up front pays off in dividends one of the comments in regards to the change in housing arrangement partly is because of dogwood is a collector street and we can't have driveways on it and so it kind of in order to front the collector and have alleys behind it it causes that to be uh vertical and it makes it nice because it does change that traffic pattern so you don't have a raceway the full length of the project through there um and it breaks up the intersections we like the T the the alleys um instead of just going straight through because we think it makes the intersections uh and the housing look more interesting as you uh go through there um let's see it was it's been a successful project for us um yes there was times when how housing was just going like crazy down there and then during COVID and stuff it slowed down a bit and then it came back and now it's slowed down again so you know it it worked out about this uh you know about a hundred lots a year is what we were able to sell on average over the uh the last since 2015 when it was approved um the city is very particular about the street trees we learned that the hard way they we had some um we had some of our building department put in some wrong trees and we ended up pulling them out and putting in the right trees uh so you know but we learned that in the first phase and we were able to take care of it throughout the remainder we did sell some lots to other builders in there's a possibility we'll do it here at this point in time we're not planning on that Holt will build all the homes

We learned that the hard way.

They had some um we had some of our building department put in some wrong trees, and we ended up pulling them out and putting in the right trees.

Uh so you know, but we learned that in the first phase, and we were able to take care of it throughout the remainder.

We did sell some lots to other builders in there.

There's a possibility we'll do it here at this point in time.

We're not planning on that.

Holt will build all the homes as our as our current plan, but there's some flexibility there if we need to.

Any questions?

Thank you.

That's that's that's very informative.

Some of which we understood, and and uh and some is uh is new.

Uh yes, it has been quite the run.

Yes.

The a lot of the lessons learned were actually on Laurel Woods.

We did a lot of back and forth with staff, particularly the city engineer on parking.

There was a lot of conversations about how to treat parking, um, the bulb outs.

Um staff is very concerned about not having excess pavement to maintain.

So you all have a very specific design for how off how the on-street parking bulb-outs work um, and doing those in concrete, lower maintenance, uh longer term uh viability.

All that had to be sort of negotiated and figured out with Laurel Woods originally.

So those are the lessons that we're carrying forward.

We didn't have to reinvent the wheel for for Laurel Crown.

Um I will say we've we've done some drone flights of Laurel Woods, uh, and it's in fall color.

It was it was a beautiful, I was so excited.

It it just turned out so nicely.

Um I just think it's got a nice sense of place.

So as long as you're talking about parking, and the uh state of Oregon uh will not allow us to have minimum parking requirements.

Um and yet uh I know that hold homes has you know has to satisfy the demands of their customers for parking.

How do you think the parking has has ended up uh I think um we haven't there are some areas in phases in phase two that I would have liked to have a little bit more parking in Laurel Woods.

This particular project, the lots are deep enough that the alley alley loaded product, you'll be have there'll be space between the alley and the the garage, alley garage, that you can actually get two parking spaces there outside of the garage, and plus we have parking on half on one side of the collector in front for visitors and stuff.

This site allowed us to have that excess depth in lots to accommodate additional parking.

I like this layout better than I do Laurel Woods, but all in all, uh talking with our HOA manager and that sort of thing, they really haven't had that much that much problems with parking in Laurel Woods.

Uh even though it's a little tighter than I would prefer.

Okay, thank you very much.

Anything else from commissioners?

Um just want to say I think this one looks really good.

I like the layout of the neighborhood.

Thank you.

Yeah, I appreciate it.

All right, thank you.

Uh then uh now is the time for public testimony.

Um I have uh I have uh uh some cards.

If you uh wish to testify, there are some yellow uh pieces of paper or cards on the back table uh for your name and address.

Um we would appreciate that.

Just bring that forward.

Um do we have anybody online?

We have one person online, but they did not request to speak.

Okay, all right.

All right, then um I will uh take these in the order that uh I have them, and then we'll see if anybody else wishes to speak.

Uh the first person I have is Larry Wright, uh 2801 South Dogwood.

Please come forward and speak right up into the microphone.

Glad to have you with us tonight.

Yeah, my name is Larry Wright, and um I could you want to move the microphone towards your mouth there?

That'd be great.

Thanks.

Is that better?

Okay.

I live on Dogwood Street, and I just moved in there a couple well, six or eight months ago, and um I'm amazed that a project of this size could go through without 345th being used.

It's it's you got two streets that are gonna be feeding that whole place with Dogwood and Alpine.

That and you you've got uh 230 units there, so what two cars per unit?

So you're gonna have 460 cars likely going in and out of those splitting those two roads, right?

And it's residential area.

It's and not, and that's when it's completed, but in the meantime, you got construction rigs coming and going through there, uh, and and a number of workers.

Uh it's it doesn't make sense to me without 345th being fixed first, whatever it takes to use that street that goes uh right out to the highway where everything is gonna be coming from and going to.

So there's that other subdivision, uh, Laurel Woods, I think it is, that's just south of this.

Yes, and the access to that place is crazy too.

I mean, it's and again, 345th would feed that whole area well, but they're driving through residential areas the same way that these guys are gonna be.

And there was a plan here a while back where and maybe it's still going where they wanted to restrict the streets uh to to narrow them down, put speed bumps on them and whatever else to slow the traffic down.

Looks like that's backwards from what you need.

You need to move the traffic through and get these additional homes serviced and and let them come and go as they wish without making it worse for them.

So plus it's not just them, obviously, because I'm here today to say that I don't want to have to put up with going around speed bumps, etc.

etc.

Just to get in and out of where I live.

So I'm opposed to this until such time as we got another road that feeds the highway with this moderate traffic.

So anyway, thank you.

Thank you.

Appreciate it.

Uh the next card I have is uh Timothy Pomeroy.

Uh 2706 South Dogwood.

Thanks.

Welcome.

Oh so my first thing is why was it changed to an elementary school instead of a high school?

I don't see anybody from Hillsborough School District here.

The Glenko High School is the school that every uh elementary school, which there's seven in our area that feed, they feed into Glencoe or Evergreen, Evergreen feeds the Glencoe.

Glencoe already has a higher student to teacher ratio than the average state of the state.

Adding another elementary school is just gonna increase that without anything, right?

And then our emergency services, basically the uh police fire.

We have minimal staff for police.

We have our fire department, I've lived here for 20 years.

It hasn't been hasn't got bigger.

The city's gotten bigger, our fire department has it.

I've seen Forest Grove Fire Department replant responding to our calls.

Is that because we don't have the capacity?

Which is a farther from our fire department.

Adding more houses is just gonna add more strain to all of that, right?

I also live on, so I live on the corner of Dogwood in 28th.

If you look at the neighborhood on Google Maps, that neighborhood right there is a different color streets.

Our streets are concrete, they're not asphalt.

Driving heavy equipment and semi-trucks and stuff down that road are just gonna damage the road.

Right now, passenger cars when they drive down.

It's like the roads and sections.

You can hear the sections flex as the cars drive down.

Assembly drives down, it's gonna flex one side and then break it, and then it's just gonna damage the road, and then uh concrete roads require upwards of 100% over the cost of asphalt.

Who's gonna pay for that?

The taxpayers or is Holt homes?

Because they are gonna damage the road.

Look at 20th and 28th.

When I moved in 20 years ago, the road was smooth.

It is horrible now.

The entrance to the neighborhood on 26th is pretty much a jump.

Like the railroad is they're not gonna fix it.

We're not gonna fix it because it's owned by the railroad.

So that entrance right there, every car has to slow down because it's so damaged because of all the semis that have driven down.

And then they're not gonna open 345th until phase three, which is I think in the October 15th meeting was not until uh 2029.

So that means for the next four years, semis are gonna be driving down Dogwood Street past residential neighborhood that cars park on both sides of the road, and they have to make a 90 degree turn off of 26th.

There's very minimal room for a semi to do that.

The let's see what else.

So kind of like what Larry was saying before building this neighborhood, 345th needs to be developed.

The infrastructure needs to be changed.

Our emergency services need to be improved.

Adding 230 houses, which could be an average, what of I think the new average is three people per house.

So that's another what, 800 people to the neighborhood.

It's just it's adding more strain to us, right?

So building another elementary school a block from a current elementary school isn't going to help it.

It's just basically gonna add more strain to existing every dream in Glencoe.

And the nearest other high school is Hillsborough High, which is what six, seven miles away, or actually more than that, probably ten miles away.

And that Hillsbell High is also a high student to teacher.

All the high schools have a high student to teacher or teacher to student ratio.

Another high school is needed in this area to help alleviate so that kids actually have you know room in classrooms to talk and learn, not basically be ignored and fall behind.

State already is the one of the worst in the country for education.

I have two children in education right now, and it's just it's horrible.

So I am very opposed to this neighborhood.

Okay.

Thank you.

Thank you very much.

Thanks for coming.

Um next, I have uh Sam Dell Rumpel 448, South 28th.

And thank you for coming.

Thank you.

Uh it's good seeing you guys.

So when I received the mailer uh a few weeks back, you know, I was really shocked at the density along uh west of 29th Street.

You know, that's an R7 rated zoning.

And the houses that are the existing houses, the lot size are 8,276 square feet.

And it's R7.

So you know, proposing such a high density in R7 doesn't meet the requirements as we saw tonight.

And you know, Cornelis really should blend the two neighborhoods.

You know, blending them would be the ideal thing because that housing track has been there for over 30 years.

It's R7, and if you maintain the lot size west of 29th, it would blend it into the new Laurel Crown, which shows the density change on 29th.

And the map that was sent, it was it's in salmon color.

So really have the density change east of 29th and not change R7 requirements.

So I'd recommend the planning commission to reject the request to reduce the lot size for R7.

We have zoning requirements for a reason.

It's zoned as R7, and it should meet, and it really should match the existing homes to have a good blending of the two neighborhoods.

Um that's what I'm proposing is that the lots west of 29th should be matched the existing homes so that we have a nice blending of the two neighborhoods.

Also, I agree with Tim that the quail run neighborhood there that which is South or South 28th and 27th, Cherry and Dogwood are concrete streets, and any heavy equipment is gonna damage those streets.

We should restrict all construction vehicle traffic to 345th and not go on to those streets that will get damaged with the concrete trucks running through the heavy semis with all the lumber and everything going through there.

And so you know, so that's that's what I would like to see is the the city to reject the proposal to reduce the R7 lot sizes.

It's zoned as R7 for a reason.

We should match the existing homes to have a good blending of the two neighborhoods instead of having an abrupt change right along the property line.

And uh you know, maintain and those lots are 8,276 square feet versus what's being proposed is you know more than 50 percent less, and they're even proposing a 50 percent reduction in R7 zoning requirements.

So that's what I would like to see the the planning commission do is reject that requirement or request.

That's what I have to say.

Thank you.

Go ahead.

Thank you very much.

Uh then the last card I have, unless somebody else uh wants to submit one is uh Stuart Kelsey of 452 South 28.

Please come forward.

Hi, good evening, thank you.

Um Stuart Kelsey and I do live on South 28.

I do want to just build on what Tim and Sam uh have said without belaboring it.

Um my main concern is not only about blending the two communities as Sam has talked about, but it's also driving traffic logically to these side residential streets rather than to seem what's more logical over 345th.

Um I haven't heard or seen anything yet about uh putting a stoplight in at 345th and TV Highway.

My concern is is that logically people are maybe going to use that through way to 345th, and they may go right or east on TV Highway, but good luck ever turning left.

That in no world would that be a logical choice for someone to do.

Rather, what they would likely do is they would either use dogwood or alpine to go out to 26th to take all their traffic westbound, only exacerbating what I already see is it it's a it's a busy, busy street.

I mean, you get school kids coming in that time of day, traffic starts backing up all the way down to Cherry.

I experience it every day.

And so to add more vehicles who logically likely are going to use 26th without any improvements on that road, it just seems counter to developed logic to sustain this community that I'm all for progress and change, but done done well, and I don't think what we're doing here today or talking about doing is done well in the sense of what's logically likely going to happen when this beautiful community gets created, and people want to go somewhere, and they're gonna race through the neighborhood or not, they're gonna drive through the neighborhood, but it's going to impact quality of life where we live on 28th and Dogwood and other streets, um, because people just want to go places, and it's not been well planned that they have another ingress-egress route that they can logically turn left, go where they want to, and make use of 345th.

I do think 345th is a key role in the overall success and livability for the other communities.

Thank you very much.

Thank you.

Is there any other testimony?

In person or online.

All right, hearing none.

The uh we will uh see if you have a comment first, you want me to turn it over to the applicant.

Yeah, all right.

Um if you could come forward.

And I I know you were taking notes as always.

Of course.

Um if if we could, we'd love a five or ten minute recess to get our thoughts organized before we do final comments.

I think I'd be fine.

Let's let's take five minutes.

Thank you.

Thank you.

Well, we're planning commission will be in recess time.

Certainly, it's uh 817, and the planning commission will come back to order.

Thank you.

Thank you.

Um, we appreciate everybody's feedback.

We did take a notes.

Um, I am gonna have um a handful of people come up to answer under their specialties, so I'm gonna start with Todd Mobley to talk about some of the transportation questions.

Hi good evening, Todd Mobley with AKS Engineering.

Um we prepared the traffic impact study and the could I ask that you speak into the mic a little bit more.

Yeah, you may have to do that.

Thank you.

It's hard for the people in the back to hear unless you're really close.

Thank you.

Yeah, let's see.

Um wanted to respond to some of the neighbor concerns.

Um I did want to point out the uh we heard from uh staff during the staff report about the comfort zone of some of the neighbors.

The adopted standards for intersection operation allow congestion, it's in the it's in the city, particularly along the state highway.

ODOT standards allow congestion, and that would still be acceptable.

Um so staff pointed out that with the increased traffic, then there could be people could be outside of people's comfort zone, um, and we can still meet the applicable standards.

And that's kind of the case here.

The analysis did show that with uh all the way through phase three, we'd still meet those standards.

But as a practical matter, that 345th connection is is moving along kind of concurrent with the subdivision here.

So when we see that connection, it'll make a significant reduction in trips on 26th, particularly also 20th.

Um so that'll that'll improve conditions when it comes through.

What am I missing?

Um the so we've talked about how um the city is gonna work on their project for 345th improvements.

The physical um connections to 345th will happen with phase one, it'll be barricaded.

Um so as soon as the city is able to build that roadway, we'll be able to pull those barricades and allow access.

So we're set up to allow that to happen.

I know it's gonna put a lot of pressure on the city to move quickly for their project, but um we do want to make sure that we won't have to wait until phase three physically to allow traffic through.

It'll be available as the minute that the city finishes their construction.

Um did you want to talk about the left turns?

Uh baseline.

Yeah, I can do that.

Yeah, with regard to the comments about the difficulty in making a left turn from 345th at baseline, that's true.

I agree with that.

Um at stop controlled intersections along baseline.

That's just how it works along state highway.

Um, but with the with the traffic that would go to 345th to go to make a right turn out of the neighborhood and then make the left turn into the neighborhood.

That's a significant amount of traffic, those diverted volumes are significant, and they'll they'll reduce traffic on 26th pretty significantly.

So even with even with those left turns going to 26 to make a left as they do today, um that diversion of the other trips will significantly improve operation along 26th, most in front of the school and at the traffic signal on um baseline.

So you're saying for uh eastbound trips, the existing neighborhood will actually get this new access and reduce the load on 26th.

So we're pulling trips away from 26th over to 345 at the same time that we're um putting left turns on to 26th.

Does that make sense?

It does.

Effectively, the left turns are already happening on 26th, and so by diverting more of the trips are to and from the east, so that diversion will have a more significant effect than people still needing to go to 26 to make a left.

And 345th will have both uh a through, basically a left turn lane and a right turn line.

So it'll have a turn pocket that allows the free movement of those right turns so that anybody who's trying to make a left doesn't bog things up for those right turn movements.

So it'll be a nice smooth movement to clear out all those right turns, um, making that a very attractive right turn pull from the trips that currently use 26.

Anything else from you?

School traffic, maybe.

Okay.

I'll speak real quickly here to school traffic as well.

Um we that was part of the additional information we provided was some updated traffic counts and some analysis of the school and the operation there along 26th.

We recognize during that short concentrated school peak hour, traffic moves pretty slowly, but that's let's buy design.

That slow traffic is what makes for a safe school zone because our priority there is safety for pedestrians and that that crossing.

Um the city has plans for improvements at 26th and beach there near the school that'll just improve safety, kind of shorten crossing distance and improve illumination.

And again, once the 345th connection is in place, it'll reduce through traffic.

So adjacent to elementary schools in residential areas like this.

It's a very common for the school peak to have congestion, but our job is to make sure that that can operate safely, can be slow and orderly.

And in this case, that's what's happening.

And there is other connections to dogwood, there's connections on both sides of the school.

So in a lot of ways, the the connectivity in the existing neighborhood serves that that need during the school peak, so there's alternate routes.

Okay.

Thank you, John.

Uh with that, I'd like to bring up Paul Selke, uh, the project engineer.

And he's gonna talk about construction traffic and the concrete streets.

My name is Paul Salki, I'm a licensed civil and geotechnical engineer here in the state of Oregon.

So the first kind of comment I'll touch base on is the concrete streets.

So concrete streets essentially are actually from a design perspective, concrete streets are actually stronger than in strength than an AC asphalt concrete street.

So actually, it's gonna be harder to damage a concrete street versus kind of a comparable asphalt concrete street.

So the references to those streets being damaged more than other streets, are they actually going to be less damaged just because that concrete is inherently stronger?

That's kind of the reason that the city kind of and the city engineer kind of went with concrete for the parking base because that is a concrete, a stronger section than the asphalt streets.

So and then kind of the dovetail on top of that, um, kind of what we did previously with Laurel Woods as well as Lowell Garden during the site development.

A lot of the construction access instead of routing it through the existing neighborhoods, we actually basically got temporary connections for construction traffic too directly to 345th to avoid that kind of heavy truck traffic running through the neighborhood during site development.

And that's kind of the same approach that would be taken here for the Lower Crown subdivision.

And then Paul, I think you've talked to the city engineer about that speed bump conversation.

I did have this, and you're talking the speed bump on through the neighborhood.

Yeah, and speed bumps are kind of a Todd's probably the better guy to dock, but speed bumps that can definitely be challenging from a traffic perspective just because it does create noise and things like that.

It does slow traffic down, but obviously when people kind of drive through them, they can uh it can create other issues.

So I know that's been considered.

Um I don't think the city is kind of actively pursuing this at that time.

So that's what I was thinking you had heard.

Yep.

Okay.

Okay.

Okay.

Thank you.

Thank you.

Um, and then I wanted to talk about um there were questions about why has this moved away from a high school.

Um that's up to the Hillsborough School District.

They have a long-range facility plan that is the basis of their uh land and construction sequencing.

So they project population, they project um how they're gonna move through their long-term accommodating the population growth as it as it ebbs and flows.

Um that's an adopted public process document that's owned and and controlled by the Hillsborough School District.

Uh, it's the city doesn't have input to well, they have some input, but they don't have any control over that document.

Um, and so that's what they're using to decide what is surplus property.

It's it's not up to planning commission, it's not not up to the city, it's up to the Hillsborough School District.

So they are the ones who have decided that this is surplus property.

Um, in terms of blending the density, um, we think our plan does, in fact, blend the density.

We're going from the larger lots in the existing neighborhood to medium.

By today's standards, they're actually very large.

They're about 5,000 square feet along our western edge.

Those are detached front loaded homes, very similar housing type.

There's going to be a privacy fence.

So it is more units.

And we need to be good stewards of the land that you have in urban growth boundary.

I know Ms.

Fryer has strong opinions about this as well.

And we think this strikes that blend.

Any final work?

I think all of us would like to have 345th completed now.

That would be great.

Washington County, they have a I think it's probably going to take a year and a half, two years to get it permitted, and then they can construct it.

And that's why there's some discussion about that the city would have before we get 340 occupancy on three four on the third phase, we'd have 345th done.

Hopefully that explains why there was talk about uh third phase and 345th being done.

Um the other thing is is in Laurel Woods, we did use 34 345th for access for land development.

In other words, we installed the streets, the utilities, and that sort of thing, and we come off of 345th with a permit from the county.

Um we can't do that for the housing until 345th is completed.

So if you wanted to make a condition that says that during land development, street improvements and that sort of thing.

Um we'd be open to that.

Um that we could only access the site through 345th.

And that is the majority of your heavy equipment.

Yes, I mean there will be uh once three 345th is complete, then we could also tell our home build people to access the site in that way if that's preferred.

So I want to make sure you understand what I'm saying there and stuff.

We'll commit to land development accessing the site through 345th.

But once you get the streets in and you have a barricade at this so that you don't use 345th, it's you really can't use it for the housing side of construction until 345th is done.

So that's what we have in response to the comments we've received.

We're happy to answer any other questions you have, and again, we do request approval.

The um the question about the housing on the west side of 29th uh and lot sizes.

Thank you for uh clarifying the the lot sizes.

Is that similar to what was in Laurel Woods?

I can't remember whether that's one or two.

I signed them all.

Um that those you backed up single home single family homes on on good sized lots against I I think that's ginger along the north end.

On the east-west street.

We're treating it in the similar fashion that we did there.

Um I can't say it's you know one for one.

No, I understand that.

But my understanding there's like 17 homes, existing homes backing up to it, and we're proposing like 23 or something like that along there.

Uh of course we do also have the park there, and a portion of it is uh 29th is a budding backing up to those homes.

So it's not really apples to apples there, but it does meet all the criteria of a PUD, and we did try to accommodate it the best we could in light of uh the density uh desires that the code requests.

So we have 22 homes along that edge.

Um the lot sizes are um 4800 to 5200, so they average out to 5,000.

Yeah, the the blending that was done in phase one or phase two, I thought was was really uh was very appropriate.

Yeah, um, and I I think helped get that off to a good a good start.

We did two.

Any other questions?

We have our full team, we're happy to answer any questions you have.

All right, thank you.

Well, go ahead, McKenna.

We'll have a question first.

All right.

Thank you.

Thank you much.

Weren't you telling us for the laurel garden subdivision?

There's something like a ratio between the two zones that we end up with.

So it's not exactly R7 and A2, but something like a ratio between the two.

Yes, so for Laurel Garden, just as in this um development, the um the lot sizes and the density was spread out over the entire development.

For Laurel Garden, they had a significant natural resource area and the vegetated corridor and the two parks.

And so overall, their density, I believe was about 11 units to the acre, I believe.

Um, and this one is just 11.7 units to the acre.

So it's not that different.

It's just that the way the lotting pattern works and the number of streets works.

Um it appears to be more dense, but it is averaged over the entire development.

As opposed to more, I guess like Euclidean zoning.

This is A2, this is R7.

That's why, even though it says it's R7, it might look denser than that.

Yes, that's correct.

And you can do that through a planned unit development.

Any other questions of staff?

Um, could you please remind me the city timeline for the development of 345th?

So that's a good question.

Um we don't know the exact timeline.

We are working on it.

We've initiated discussions and um work with the railroad.

Um that's the first step working with the Oregon Department of Transportation ODOT rail division, and the Portland and Western Railroad.

Um, will last a year to a year and a half before we get permission to do what will be a signalized crossing.

So a rail arm will come down and lights will flash when somebody when the train comes by.

Um that cars will stop on either side of the rail tracks.

The uh there are some issues with the crossing and negotiating that crossing.

Um typically the railroad will require us to close other crossings, so we're trying to keep the amount of change in width at the crossing as close to what it is today, so that we don't have to close any other crossings because we don't have any to close.

Um with regard to um the timing, we are working on it as fast as we can.

As I said, we've already engaged a consultant to work on the railroad portion, which is the longest timeline, and the most uncertainty.

We have to get that that part resolved before we can work on the rest of the design, but we are work beginning to look at what will that cross section look like for the rest of the street.

Um also we're working on annexing the right of way.

The right-of-way is currently um outside the city limits.

It's within the urban growth boundary, but it's outside the city limits.

So the city council will hear or decide on annexation in March of just the right-of-way.

Um we've already spoken with Washington County, and they are favorable with us taking over that road and designing it to city standards.

So with the allowance for um farm equipment, so they've already indicated that that would be okay.

Um the the details will take time.

And then the intersection improvements at TV Highway will also take time making sure that the Oregon Department of Transportation, who is primarily concerned with through traffic and getting people from point A to point B without stopping as their primary goal.

So negotiating what that intersection will look like is another issue that we'll we'll tackle.

Um I can't give you an exact timeline.

I can tell you that we are working on it.

Um, and our goal is to get it done as quickly as possible.

Thank you.

Um, and one more question.

If you have uh we already heard about how the Hillsborough School District is the one determining whether it's a an elementary school or a high school, but do you have any insight into plans for public services within Cornelius as our population grows?

So we do have a public facility plan in our comprehensive plan.

It is outdated.

I will tell you that up front.

And as part of our comprehensive plan update that we're going to be embarking on hopefully in a month or two, we anticipate looking at those public facilities and services and what we need for the future of Cornelius.

Um part of that will be looking at police and fire services and what those needs are.

Continuing with the 345th uh street uh construction.

Um the city is gonna be responsible for financing that, and that is coming from the uh city's development uh transportation development tax primarily.

That is correct.

It will be a hundred percent of the transportation development tax um funds that have been collected through the Laurel Woods development, and anything that is collected through the Laurel Crown and Laurel Garden developments will all go into our pot of money for transportation development tax, and we anticipate that right now we have enough money to do the construction of 345th, but if need be we have those other two developments, Laurel Crown and Laurel Garden that can supplement the funding for that.

Okay, so there's uh I'm not pinning you down to a number.

We'll look at that at budget committee this spring.

Um, but there's a there's significant balances in that transportation development tax, so that funding is not likely an issue.

Yes, that's correct.

Okay.

All right.

And then there was a uh suggestion from the applicant that they would be willing to have uh a restriction on the road and utility construction vehicles to utilize the South 345th as much as possible to minimize uh heavy construction traffic on dogwood and alpine.

So that some sounds like something reasonable.

Um I appreciate the gesture.

However, we do want to work on the construction of 345th as soon as we can, and I wouldn't want the condition of approval to slow down that construction.

So I would recommend perhaps not putting that construction in, but that or that condition of approval in, but we would work with the applicant so that they would get access off of 345th until we need to make improvements to 345th, and then we would find uh other options for them.

Okay.

All right.

We appreciate the offer.

Um commissioners, anything else?

Could I ask another question of the applicant?

The timer's not closed.

They had their opportunity for rebuttal.

Um you could ask staff, they might know.

Well, would you know the phase one completion timeline and the projected population of phase one?

I don't know that answer.

Um, I'm not sure that um so our current um population um people per household is dropping.

So it used to be 3.54, now it's down to 3.3 something.

Um I don't recall how many homes they anticipate having in that first phase, but um so no, I don't have the answer to that.

Okay, that's fair.

Anything else from commissioners?

Um question for staff.

I'm not sure what the process is, but could there be any sort of follow-up from the city in terms of looking at the damaged concrete roads that were called out in the testimony?

I don't anticipate that there would be any damage to the roadways for the reasons that Mr.

Selkey referenced that concrete is a stronger material than um asphalt is um and we anticipate that the majority of big construction equipment will come off of 345th.

Um, but we can certainly work with the applicant if there are some issues to work with them on it, but um typically we wouldn't charge an applicant for um construction related um roadway issues.

The the I would just add that the public works staff routinely evaluates pavement conditions, um and so they are probably aware of the current conditions and uh and they I know they'll be minor current something called a PCI, a pavement condition index number, and that looks at both concrete and uh asphalt streets and it was just recently done so for the city the pavement index was updated, so um we do have current numbers.

Okay, anything else?

Our curiosity, how often are those numbers updated?

Um I think it's about every three to five years.

Thank you.

Um at this point um we have three options, commissioners.

We can continue the hearing to a date certain, we can close the hearing and leave the written record open to a date certain.

Um we can close the hearing and commence deliberations leading to the commission's findings and conclusions, specific motion and vote.

The motion will be to approve or deny the application by a majority vote of their of those present.

Uh what is your pleasure?

Would you like to keep things open?

Would you like to move on to deliberations and a vote?

Can I ask one more question of staff before we deliver it?

Our choice between option A or B has no bearing on the improvements to 345th.

Like if one of the project phases is lagging, it won't make a difference for 345th.

That is correct.

Um the 345th, we are moving forward with it regardless of where the phases happen to fall and the timing of those phases.

Um if we could get it done tomorrow, we would get it done, but we just have to work through the process of these other agencies.

Um ideally it would be open and available for use in phase one.

I can't promise that.

All right, do you want to should we close the hearing and move into deliberations?

Everybody?

All right.

Then the uh at 848, uh the public hearing portion is closed, and the planning commission can begin deliberations.

Um I'd like to start off with just an observation.

Um realize that this is the month of February 2026.

That means 20 years ago I became city manager of this city, and I've been waiting for a Cornelius High School all this time, and we aren't going to get one.

I'm disappointed.

But that's that's the Hillsborough School District's prerogative.

And just and the other the other long-range planning that we had done was that we uh when we laid out the the comprehensive plan for Laurel Woods, uh we and this area that came into the urban growth boundary.

We anticipated uh 29th would uh proceed northward, northward, jump the tracks, we'd have a signalized intersection as called for in the latest east baseline uh uh highway study safety study.

Uh I'm disappointed that we probably will not have that because warrants it will uh a signal will probably not be warranted.

Uh but um we just need to get three forty-fifth done because this large the largest subdivision uh probably in Cornelia's history uh you know is moving towards final phases.

A lot of a lot of new people welcome, and but that does generate traffic, and we're gonna need 345th just as soon as we possibly can, and good luck dealing with the railroads.

Um I'm gonna vote in favor of this.

Any other comments?

Discussion?

Good luck dealing with all dot.

Uh best of luck to you and any um movement that um proceeds with the different agencies and partners.

Um the city council meetings.

I'm well aware of these discussions.

Um I look forward to hearing more about them.

Do you have a preference on uh 2A or 2B regarding the extension of time uh to allow them up to five years to complete this with one uh possible extension?

I think that's what two two extensions.

Um what what's your what's your preference?

I think as long as it doesn't affect the improvements of 345, I would vote for 2B.

Okay, 2B.

I second that opinion.

You'd go for that, all right.

You good with that?

Okay, I I am too.

I the uh the the market is uncertain, and uh um we want this to be successful.

All right.

Um other discussion about any of the findings, uh, any of the language.

We have some corrections that are in our um uh motion form just for the for the benefit of the audience.

We the the staff the staff drafts suggested motions for us to consider, and in this case uh they included the some of the corrections that we found in this what turned out to be a very lengthy staff report you can imagine for 230 homes and uh this many issues.

Uh anyway, so that's what we we refer to this as our as our uh motion form, but they are uh they are suggestions from staff, and it's entirely up to the planning commission to craft them, modify them as we wish.

So um commissioners uh the we have closed the hearing and and we're done with deliberations.

Is there a motion on the floor I move the the application for a type three planned unit development PUD dash 2025-02 conditional use permit, CUP das 2025-04 and subdivision preliminary plot SUB-2025-02 for a new 230 lot subdivision be approved based on the facts, findings, and conclusions presented in the staff report and public testimony and evidence in this hearing with the corrections noted in the staff presentation.

Please put in the record okay, staff presentation of a page two basic facts number five, March 2nd, not March 3rd, B, page 33, 230 lots, not 220 C page 70, condition of approval 13 should read on the final plot for each phase, street name shall be noted, South Chestnut Street, South 29th Place, South Elder Way, South Alpine Alpine Street, South Cherys Place, South Dogwood Street, South 29th Boulevard, South 30th Avenue, South 31st Avenue, and South 33rd Avenue.

Uh D page 71, condition of approval number 27 should read within each phase prior to building permit issuance for that phase, public streets shall be constructed to city standards and in accordance with the plenary preliminary street plans.

Prior to issuance of any building permits for each phase, construction shall be substantially completed such that all public streets within that phase are fully constructed to city standards.

Thank you.

If there is second to the motion and you do not have to read it in its entirety, you can just say uh that you second the motion.

Second.

You got off easy.

All right, any discussion.

All right, all those in favor of uh these uh three applications for uh Laurel Crown uh uh were approved the motion is to approve uh based upon uh these five uh corrections uh uh well based upon the findings and fact and these five corrections all those in favor please say aye.

Aye, and all those in voting against none.

It is unanimous.

Uh this uh uh the the plan unit development the conditioning is permitted and the subdivision preliminary plat are approved.

Uh thank you for thank you for attending.

Thank you for coming to the meeting and uh and I know uh as neighbors you're gonna be watching them closely, so they'll behave themselves.

Got that all right, thank you.

Uh we're just our our last part of the business tonight is just uh some update on our schedule.

Uh no, no further business.

Thank you for coming.

So uh your schedule, um we do not have um a hearing scheduled for um the end of March.

We have no applications in the hopper right now.

However, I would like to hold not a work session at the beginning of March, but at your regularly scheduled meeting in the end of March.

So no meeting the 10th.

Correct.

Um if that works for the majority of you.

I know that spring break might fall within that week, but if if it would be better to have a work session the 10th, I could do that instead.

Um open to either one.

I just want to give you the option.

So the there are five Tuesdays in March, so the fourth Tuesday is the 24th.

Right, right.

So either the option is the second Tuesday or the fourth Tuesday.

My preference is the fourth Tuesday, but I know that some of you might want to have spring break off, so I'm I'm asking if the fourth Tuesday is okay with all of you.

Good for me.

I'll let you know if it isn't.

Okay.

So um we will have a work session, then um, it would be okay since no vote will be taken to have a work session without a quorum.

So if it works for the majority of you, then it it will be okay.

Um with that, I guess that's it.

And we may have an additional planning commissioner by the yes, yes.

Yes.

Okay.

Uh what's April looking like?

Anyway, we don't have any applications yet for April either.

However, um we are behind on several amendments that we need to make to the code.

Um, and so I'm hopeful that um March, the end of March, and then beginning in April, we might have three successive successive um work sessions, and then in May, perhaps the formal amendments.

And if you haven't driven west towards Forest Grove as you pass Walmart area, uh the developments that we approved are beginning.

Uh things have fallen down, land's been cleared, and uh neighborhood looks different.

Yes, that's true.

So all right, um, let's adjourn at nine o'clock.

Thank you very much.

I had this leave that I've got a problem.

I'm sorry for being home on the instance.