Cornelius Planning Commission Approves Laurel Crown Development - February 24, 2026

On February 24, 2026, the Cornelius Planning Commission held a public hearing to consider the Laurel Crown Type 3 conditional use permit, planned unit development (PUD), and subdivision application. The meeting was called to order at 8:00 PM by Chair Dave Waffle. The project proposes a 230‑lot residential subdivision on property owned by the Hillsboro School District, located south of Tualatin Valley Highway and west of 345th Avenue. The commission voted unanimously to approve the application with specific corrections and conditions, including a five‑year phasing timeline.

Public Comments & Testimony

• Larry Wright (2801 South Dogwood) opposed the project, arguing that without completion of 345th Avenue, the two existing roads (Dogwood and Alpine) cannot handle the additional traffic from 230 units (estimated 460 cars). He also expressed concern about construction traffic and speed bumps hindering traffic flow.
• Timothy Pomeroy (2706 South Dogwood) opposed the project, raising concerns about the change from a planned high school to an elementary school, inadequate emergency services, potential damage to concrete streets from heavy equipment, and traffic congestion. He noted that 345th Avenue is not scheduled to open until phase three (around 2029).
• Sam Dell Rumpel (448 South 28th) opposed the project, objecting to the reduced lot sizes west of 29th Street (R7 zoning) and requesting that lots match the existing 8,276‑square‑foot average. He also recommended restricting all construction vehicle traffic to 345th Avenue to avoid damage to concrete streets.
• Stuart Kelsey (452 South 28th) opposed the project, emphasizing that without a left‑turn lane at 345th and TV Highway, residents will likely use 26th Avenue, worsening existing congestion. He called for better planning of ingress/egress.

All four speakers opposed the development as proposed.

Discussion Items

• Staff Report (Ms. Freyer): Presented the project overview, applicable criteria, and corrections to the staff report (page 2: March 2 not March 3; page 33: 230 lots not 220; conditions of approval 13 and 27 clarified for phasing). The applicant requested a five‑year phasing window (option 2B) to allow for market conditions and to align with the city’s 345th Avenue improvements.
• Applicant Testimony (Mimi Ducas, AKS Engineering): Described the project as a continuation of Laurel Woods, with a mix of detached and attached homes, alley‑loaded homes off collectors, a central park (71,000 sq ft of recreational open space vs. 69,000 required), and a mini‑roundabout at Dogwood and 345th. The applicant noted that the design reflects lessons learned from Laurel Woods, including traffic calming and parking solutions.
• Traffic Impact (Todd Mobley): Explained that the adopted standards allow for congestion and that the 345th connection will reduce trips on 26th Avenue. The applicant committed to restricting land development construction traffic to 345th Avenue.
• Construction Access (Paul Selke): Stated that concrete streets are stronger than asphalt and that heavy equipment will be routed via 345th, not through existing neighborhoods.
• Commission Deliberations: Chair Waffle expressed disappointment about the lack of a high school but supported the project. Commissioners discussed the phasing option, with consensus to choose option 2B (five‑year extension) to provide flexibility. The motion included the staff‑report corrections.

Key Outcomes

• Motion: The planning commission voted unanimously (4‑0) to approve the Laurel Crown Type 3 conditional use permit (CUP 2025‑4), planned unit development (PUD 2025‑02), and subdivision preliminary plat (SUB 2025‑02) based on the findings in the staff report, public testimony, and evidence, with the following corrections:
  • Page 2, basic fact number 5: change from March 3 to March 2.
  • Page 33: correct lot count from 220 to 230.
  • Condition of approval 13: street names shall be noted on the final plat for each phase.
  • Condition of approval 27: within each phase, public streets must be constructed to city standards and substantially completed before building permits are issued for that phase.
• Phasing: The applicant was granted the five‑year phasing option (2B) for submitting final plats.
• Next Meetings: The commission scheduled a work session for March 24, 2026 (fourth Tuesday), and noted that no applications are currently pending for April. Future work sessions will focus on code amendments.