By Dave Vieser. Although rampant growth has been the norm in Cornelius since the early 1990s, Cornelius still has plenty of room to grow.

Four of the larger parcels are the Alexander Farm at Westmoreland Road and West Catawba Avenue; vacant land on U.S. 21 across from Grace Covenant Church; on West Catawba at One Norman Boulevard; and on the other side of West Catawba Avenue, east of the former Salvation Army/Bi-Lo supermarket.

Taken together, the four parcels represent nearly 85 acres of real estate within one of North Carolina’s most desirable towns. Cornelius is about 12 square miles, or 7,680 acres, large. Math geek bonus: 85 acres is 0.1328125 square mile.

According to the U.S. Census Bureau, 27,481 people lived here in 2014, up 563 from 2013.

The Arnett Muldrow & Associates Market Report for the Town of Cornelius, the population in 2020 will be somewhere between 36,867 and, based on an “aggressive” modeling approach, 57,750.

Prior to the massive resurgence in residential sales over the past year, Cornelius was growing at more than double the rate of the rest of the state. U.S. Census data shows Cornelius’ population grew 10.4 percent between April of 2010 and July of last year. North Carolina’s population grew by 4.3 percent during the same time period.

Meanwhile, North Carolina’s “adequate public facilities” doctrine prevents making developers pay for community-wide infrastructure, including schools, roads and water-sewer lines.

Development-specific improvements, like the new turn lane at the Dunkin’ Donuts on West Catawba, are allowed.

Referring to measures that would require adequate public facilities before large developments are completed, Assistant Town manager Andrew Grant said those kinds of ordinances have been challenged in court, and are essentially illegal.

Indeed, the town’s Planning Department will actively assist developers in meeting the requirements for filing an application with all necessary plans for board review.

The town’s role is to advise developers as to what the town’s Land Use Plan calls for and “discuss how the options they are considering fits the adopted plan,” said Wayne Herron, Cornelius planning director.

Why is Cornelius high on the list when it comes to development? Our relative prosperity has something to do with it. In 2007, Census data shows that Cornelius retail spending per capita was 57 percent higher than the state as a whole.

Some properties are geographically challenged, with steep slopes. In the case of the old Potts Plantation to the southeast of downtown, the railroad tracks along South Main Street prevent easy access. But despite being actively farmed for generations, the railroad closed the access at Smith Road.

Not for sale

The 55-acre Alexander Farm at the northeast corner of West Catawba Avenue and Westmoreland Road has long been an oasis amidst the development in Cornelius’ west end. “Every time I would drive by and see all those cows grazing it provided such a nice balance to our neighborhood,” said Anne McAuliffe, who lives nearby in the Harborside Villages.

But this year, the cows are gone and the grass is tall. Farmer Eugene Alexander, a graduate of the old Cornelius High School, died New Years Day 2014 at the age of 96.

Developers have taken note. “We have met with two developers within the last 60 days that were interested in the property,” said Herron, “but after contacting the Alexander family, we advised the developers that the family had no intention of selling or developing the property at this time.”

Zack Wyatt, a Cornelius resident who is the founder of Carolina Farm Trust, says farms like the Alexander property “would be a great piece of property” for preservation as a working farm, a demonstration farm, an incubator farm or a combination of all three.

“We are working with a veteran’s organization called Vets Help (www.vets-help.org). Our next project we will work with a Vets Help to identify a veteran and match them up with a piece of property. The Alexander Farm would be a perfect fit. We could use it as a teaching tool as well as a field trip destination for students for all the local schools,” said Wyatt who is also organizing the Carolina Jubilee in October to raise money for the organization.

Wyatt hopes to compete with developers for farm land, and lease it back to farmers to pay for taxes.

“With it being the last area not developed it could be a great example of urban farming,” Wyatt says of the Alexander Farm.

Commercial properties

The status of another large parcel could also change. Just east of Bank of America and One Norman Boulevard, between West Catawba Avenue and Knox Road,  lies an 11-acre parcel owned by the Charter Group. It is leased to Delhaize, the parent company of Food Lion. Delhaize is about to merge with Ahold, another supermarket ownership giant, so it’s possible the  plan for the property, which was to hold it unused until 2021, could change once the merger is completed next year.

According to the town, Delhaize  received approval for a shopping center plan there in the late 1990s, but chose to not build.

Like the Alexander farm, the property lies in an Extra Territorial Jurisdiction.

Ready for development

On U.S. 21 across from Grace Covenant Church lies a 10-acre parcel that may soon be developed. Commercial real estate broker Gordon Allebach from Cornelius-based G Brokerage has two “very interested parties” looking at that parcel.

“One would build offices, while the other is considering the site for a charter school,” he said. The parcel is zoned NMX (Neighborhood Mixed Use) so some town action may be required to accommodate the school proposal, Allebach said.

There are also roughly 8 acres east of the old Bi-Lo/Salvation Army property. A less visible mix of decaying roads and open fields, it’s shielded from a clear Catawba Avenue view by existing stores and fast food outlets. An adjacent portion will be used to accommodate the new Cornelius CATS Park and Ride lot, but the future for the remainder is unclear. Three-quarters of an  acre is being offered on LoopNet by the Knox Group for $305,000. There is a conceptual plan for a two-story office building ready to go.

The Augustalee mixed-use development along Highway 21 south of Westmoreland, which fell victim to the recession, remains vacant with no immediate plans, according to Herron.

“While ACN, the prospective developer of the property, has partnered with the town in the preparation of the Westmoreland Road interchange report, there have been no further discussions with them or any other developers regarding Augustalee or any other type of development plan.”

Look at what’s for sale

LandAndFarm.com claims to be the largest listing service of farms, timberland and rural property in the world. Brokers and owners list their properties. Here are the listings available earlier in August for Cornelius.  The most expensive listing is $6,857,1000 for roughly 72 acres; the least expensive is $132,000 for 0.42 acre. 

Property: 20520 Chartwell Center Drive

• Acres: 72.18
• Price: $6,857,100
• Details: Visible from interstate.
• Offered by: Southmark Properties Inc.

Property: Old Statesville and Bailey roads

• Acres: 86
• Price: $4,450,000
• Details:  Uses could include continuing care facility/senior living campus, church or professional office.
• Offered by: Gary Knox, The Knox Group Inc.

Property: 19128 W. Catawba Ave.

• Acres: 4.54
• Price: $4,589,000. $350,000/acre
• Details: Kunkleman Business Park, retail lots
• Offered by: Rush Dunaway, Sperry Van Ness-Percival Partners

Property: 01 Statesville Road

• Acres: 10
• Price: $1,650,000
• Details: More than 640 feet of frontage on U.S. 21  zoned Neighborhood Mixed Use. $165,000 per acre, across from formerly planned Augustalee development. 643 feet of frontage on U.S.   21/Statesville Road. Zoning allows this property to be used for office, retail, residential and limited multi-family development. Other possible uses include assisted care facilities, bed and breakfast inns, daycare/pre-school, churches, convenience stores, restaurants, mixed use live/work units, and master planned developments with a conditional re-zoning.
• Offered by: Gordon Allebach, G Brokerage

Property: 19128 W. Catawba Ave.

• Acres: 1
• Price: $1,100,000
• Details: Corner lot zoned Village Center at corner of  Magnolia Estates Drive to be subdivided with 133-foot frontage on West Catawba and 180 frontage on Magnolia Estates.
• Offered by: Rush Dunaway, Sperry Van Ness-Percival Partners

Property:18710 Old Statesville Road

• Acres: 17.03 acres
• Price: $851,500
• Details: Near the Antiquity development
• Offered by: Gary Knox, The Knox Group

Property: 18726 Old Statesville Road

• Acres: 6.25
• Price: $796,875
• Details: Cornelius Business Campus  site in northeast quadrant of N.C. 115, Old Statesville Road and Bailey Road. Proximity to Hough High School and new developments.
• Offered by:  Gary Knox, The Knox Group Inc.

Property: 17201 W. Catawba Ave.

• Acres: 2.81
• Price: $775,000
• Details: Option to obtain approximately 6.52 additional acres. Can be subdivided into large-lot residential or potentially rezoned as mixed use. 749 feet of road frontage on Catawba Avenue.
• Offered by: Phil Puma, Puma & Associates Realty Inc.

Property: 17319 W. Catawba Ave.

• Acres: 2.6
• Price: $715,000; $275,000/acre.
• Details: Option to obtain approximately 6.73 additional acres. Can be subdivided into large-lot residential or potentially rezoned as mixed use. 749 feet of road frontage on Catawba Avenue.
• Offered by:  Phil Puma, Puma & Associates Realty Inc.

Property: 17331 W. Catawba Ave.

• Acres: 2.18
• Price: $660,000; $302,752/acre.
• Details: Option to obtain approximately 7.15 additional acres. Can be subdivided into large-lot residential or potentially rezoned as mixed use. 749 feet of road frontage on Catawba Avenue.
• Offered by:  Phil Puma, Puma & Associates Realty Inc.

Property: 18710 Old Statesville Road

• Acres: 5.06
• Price: $632,500
• Details:  Near  the Antiquity development
• Offered by:  Gary Knox, The Knox Group

Property: 19821 S. Main St.

• Acres: 1.05
• Price: $499,000
• Details: Cornelius Town Center development site with road frontage on S. Main Street and Hickory Street.
• Offered by: Gary Knox, The Knox Group

Property: 19803 S. Main St.

• Acres: 1.01
• Price: $450,000
• Details: Cornelius Town Center development site with road frontage on S. Main Street and Hickory Street.
• Offered by: Gary Knox, The Knox Group

Property: 19470 Old Jetton Road

• Acres: 0.4
• Price: $400,000
• Details: Pad ready site with parking and infrastructure in place for up to 8,000 square feet  of office space.
• Offered by: Reed Griffith, Brackett Flagship Properties

Property: 20311 Sefton Park Road

• Acres: 0.75
• Price: $305,000
• Details: 2-story building design completed.
• Offered by:  Charles Knox

Property: 20016 Knox Road

• Acres: 1.52
• Price: $265,00
• Details: 1.527 acres consisting of (2) lots approximately .72 and .8 acres each and combined approx. 249 linear feet of road frontage on Knox Rd. Zoned for new office, retail, wholesale, entertainment or restaurant. Zoned Highway Commercial.
• Offered by: Jan Ringeling, RE/MAX Executive Realty

Property: Nantz Road

• Acres: 1.27
• Price: $250,000
• Details: Zoned Neighborhood Mixed use; 1.27 acre parcel with 144.18 feet of road frontage.
• Offered by: Gordon Allebach, G Brokerage

Property: 19625 Bethel Church Road, #4

• Acres: 0.47
• Price: $205,000
• Details: Developed lot is pad-ready for up to 18,000 square feet for mixed retail, office or medical office. 7,000 square foot footprint. Maximum 3 stories.
• Offered by: Maureen Roberge, LKNHomes.com Inc.

Property: 19715 Old Jetton Road

• Acres: 0.55
• Price: $195,000
• Details: Bank owned lots ready for development with zoning in place. Lots are part of the masterplanned Cornelius Village Center and approved for 12,000 square feet to 18,000 square feet buildings.
• Offered by:  Southwark Properties Inc.

Property: 19725 Old Jetton Road

• Acres: 0.49
• Price: $195,000
• Details: Bank owned lots ready for development with zoning in place. Lots are part of the masterplanned Cornelius Village Center and approved for 12,000 square feet to 18,000 square feet buildings.
• Offered by:  Southwark Properties Inc.

Property: 19805 Old Jetton Road

• Acres: 0.81
• Price: $195,000
• Details: Bank owned lots ready for development with zoning in place. Lots are part of the masterplanned Cornelius Village Center and approved for 12,000 square feet to 18,000 square feet buildings.
• Offered by:  Southwark Properties Inc.

Property: Greentree Way

• Acres: 0.79
• Price: $185,000
• Details:  Blocks from new Publix
• Offered by: Gary Knox,  The Knox Group x Group Inc

Property: 10523 Bailey Road

• Acres: 1.55
• Price: $159,000
• Details: Room to build warehouse/shop behind house. Land includes a 1,296+/- square foot house built in 1984.
• Offered by: Steve Knox, Knox Group Inc.

Property: 19546 Jetton Road

• Acres: 0.42
• Price: $132,000
• Details: Ready for development with zoning in place.  Lots are part of the masterplanned Cornelius Village Center and approved for 12,000 square  foot to 18,000 square foot  buildings.
• Offered by: Bank owned lots offered by Southwark Properties

Property: 20440 Chartown Drive

• Acres: 5.48
• Price: NA
• Details: Zoned Industrial Campus (Conditional Use), IC (CU).  More than 600 feet of frontage on Chartown Drive and utilities are available to the site.
• Offered by: Roy Crain, Atlantic Retail Properties