Public Meetings - Hudson, Ohio

The Hudson Planning Commission met on Monday, March 13, 2023, at 7:30 PM in Town Hall. The meeting lasted until approximately 12:30 AM. Key actions included approval of a conditional use and site plan for American Fireworks' additional fireworks storage containers and continuation of a site plan review for a 33-unit townhome development (Preserve on Darrow) to a future meeting. Consent Calendar - Minutes Approval: The minutes from the February 13, 2023, meeting were approved as edited (3 ayes, 1 abstention by Chair Stolle who was absent at that meeting). Corrections included typographical fixes and additions to a motion wording. Public Comments & Testimony - Non-Agenda Public Discussion: Kathy Gerrard (2370 Danbury Lane, representing League of Women Voters) invited commissioners to a climate roundtable on April 12, 2023. - American Fireworks Public Testimony: Several residents spoke during the public hearing: - Jeffrey Morris (2058 E. Highgate Ct.) questioned protocol for receiving materials at the meeting and argued that "inward" means toward the center. - Margaret Francetic (2121 Jonathan Ct.) noted an incorrect legend on a soil survey map and questioned the safety of a fireworks company in a residential area. - Tina Grisse (2068 E. Highgate Ct.) expressed that commissioners had not adequately read citizens' letters and detailed concerns about increasing storage capacity and blast zones. - Sunita Steele (1994 W. Highgate Ct.) pointed out inconsistencies in container labeling and quarterly reports, requesting clarity on definitions. - Matthew Vansuch (attorney for neighbors) argued that American Fireworks prioritized profits over safety by maximizing pod placement and that the stormwater plan was inadequate. - Preserve on Darrow Public Testimony: Inge Orendt (118 Atterbury) encouraged approval, citing a lack of downsizing options in Hudson for seniors. Discussion Items - American Fireworks (PC 2022-1041): The commission continued discussion from January 9, 2023. Staff presented updates on landscaping, wetland delineation, and container orientation. The applicant (Tony Coyne, attorney, and Roberto Sorgi) disputed staff's interpretation that containers along the north property line should be oriented north-south with doors facing south, arguing the code only requires "inward facing" away from adjacent properties. Commissioners debated whether "interior of the lot" meant geometric center or simply not outward. After public testimony, a motion was made by Ms. Norman to approve with conditions including: revised landscaping, a one-year landscape bond at 110% of cost, addressing engineer and fire marshal comments, relocating chain-link fence outside wetland setback, and consistent labeling. The motion passed 3-1. - Preserve on Darrow (PC 2022-583): The applicant (Hannah Cohan of Triban Investments and Tom Sutcliffe of Drees Homes) presented revised plans reducing density to 33 townhome units and addressing engineering comments. The primary issue was garage orientation: the code requires garages not to face streets, but the applicant argued that private drives are not public streets and that front-facing garages allow more green space and a better product for downsizing seniors. Staff recommended denial due to conflict with architectural design standards (massing, pedestrian friendliness). Commissioners expressed concerns about incomplete application (lack of limits of disturbance, tree preservation plan, and plat) and the need for compliance with design standards. The applicant requested a continuance to revise plans. The commission agreed to continue to the May meeting, noting the conditional use approval expiration. Key Outcomes - American Fireworks: Motion to approve conditional use and site plan (Case 22-1041) passed 3-1 (Norman, Stolle, Vaughan aye; Romano nay) with conditions: 1. Revise landscape plan (Sheet C103) with additional plantings along north and southeast property lines. 2. Submit landscape bond of 110% of installation cost, released after one-year maintenance inspection. 3. Address comments from Assistant City Engineer (March 2, 2023 correspondence). 4. Address comments from Fire Marshal (January 5, 2023); ATF and State Fire Marshal to set operational rules. 5. Relocate proposed chain-link fence outside wetland setback, with design submitted to AHBR. 6. Revise site plans for consistent container labeling, matching future quarterly reports. - Preserve on Darrow: The application was continued to the May 8, 2023, meeting to allow the applicant to submit a complete application addressing limits of disturbance, tree preservation, revised garage orientation (targeting 30% side-load), and a plat for fee-simple lots. The commission noted the conditional use approval requires full approvals within one year. Other Business - Chair Stolle recognized former member Mr. Lehman for 18 years of service. - The administrative rules update remains on the agenda for the next meeting. - The Comprehensive Plan Steering Committee is progressing; a public survey planned. Note: The meeting ran late due to the length of the American Fireworks hearing; the built-in alarm sounded at 12:30 AM.

The Hudson Planning Commission met on February 13, 2023, at 7:30 PM in Town Hall. Acting Chair David Nystrom presided due to Chair Stolle’s absence. The commission elected officers, approved previous minutes, and approved a conditional use and site plan for a parking lot expansion at the Hudson Veterinary Hospital. Commissioners also discussed administrative rules regarding late application submissions. Election of Officers - David Nystrom was nominated and elected Vice Chair of the Planning Commission by a vote of 5 ayes (Jones, Norman, Nystrom, Vaughan, Furbee) with 1 abstention (Romano). - Melissa Jones was appointed Chair of the District 8 and 9 Design Subcommittee (the agenda listed Districts 6 and 8, but the minutes state Districts 8 and 9). Erik Vaughan was appointed as alternate for the District 6 and 8 Design Subcommittee (noted discrepancy). Approval of Minutes - December 12, 2022 Minutes: Approved as edited after corrections (including a misspelling, incomplete sentence, and missing amendment record). Vote: 5 ayes, 1 abstain (Romano). - January 9, 2023 Minutes: Approved as amended, with staff directed to clarify wording regarding the orientation of storage containers. Vote: 5 ayes, 1 abstain (Romano). Old Business: Hudson Veterinary Hospital Parking Lot Expansion (PC 2022-928) Applicant: Dr. Kelly Willard, with design consultant Chris Schmidt. The veterinary hospital at 5939 Darrow Road sought a conditional use and site plan approval for a parking lot expansion. Originally proposed for the rear yard, the plan was revised after the October 10, 2022 meeting to locate the parking lot south of the main building, adjacent to a retail plaza. The new design moved the stormwater pond to the frontage along State Route 91, improving compatibility with nearby residences. Discussion highlights: - Staff (Nick Sugar) reviewed the revised plan, noting reduced compatibility concerns. Recommendations included additional evergreens along the rear property line, front-yard landscaping around the stormwater pond, interior parking lot landscaping (160 sq. ft. tree island), a turning bump-out at the drive aisle terminus, a lighting plan with max 0.1 footcandles at the southern property line, and addressing the Assistant City Engineer’s stormwater comments. - Commissioners questioned the applicant about lighting hours (timed to operate only during business hours), hazardous materials (limited to oxygen), and the necessity of a proposed sidewalk on the east side (removed from the motion as it was not on a pedestrian path). - Commissioner Norman suggested saving a large tree, but the applicant’s consultant noted the drip line was too wide to preserve without harming the tree. - No public comments were received. Motion and Conditions: Commissioner Norman moved to approve the conditional use and site plan based on plans received January 9, 2023, subject to: 1. Revise landscaping to include additional evergreens along the rear property line (Section 1207.04), note existing trees, add plantings around stormwater pond and front yard (Section 1207.04(k)), add interior parking lot landscaping (Figure 2), consult with the City Arborist, and remove the east-side sidewalks and eastern perimeter landscaping. 2. Revise parking layout to incorporate a bump-out at the drive aisle terminus. 3. Revise lighting plan to show max 0.1 footcandles along the southern property line (Section 1207.14). 4. Address the Assistant City Engineer’s comments per January 26, 2023 letter. The motion carried 5 ayes (Jones, Norman, Nystrom, Vaughan, Furbee) with 1 abstention (Romano). Administrative Rules Discussion Commissioners and staff discussed late application revisions submitted after the agenda was posted on the Thursday before the meeting. Several commissioners expressed frustration with receiving substantial changes just before the meeting, limiting their review time and public notice. Staff noted they will prepare draft text to restrict material changes after the agenda is distributed, using a “material change” standard. The goal is to provide clearer deadlines for applicants and ensure complete applications before the 15-day public notice. No formal vote was taken; the discussion will continue at a future meeting. Staff Update Community Development Director Greg Hannan noted two applications are anticipated for the March meeting: a townhome project (site plan review) and the American Fireworks project returning with complete plans. Key Outcomes - David Nystrom elected Vice Chair; Melissa Jones appointed Chair of Design Subcommittee (discrepancy in district numbers). - December 12, 2022 and January 9, 2023 meeting minutes approved with amendments. - Conditional use and site plan for Hudson Veterinary Hospital parking lot expansion approved (5-0-1) with four conditions. - Staff directed to draft administrative rule changes regarding late application submissions.

The Hudson, Ohio Planning Commission convened on Monday, January 9, 2023, at 7:30 PM at Town Hall, 27 East Main Street. All seven members were present. The meeting began with officer elections, followed by a lengthy public hearing on a conditional use and site plan application from American Fireworks for additional fireworks storage containers. The commission ultimately voted unanimously to continue the application to the next regular meeting, imposing several conditions.

The City of Hudson Planning Commission met on December 12, 2022, at 7:30 PM at Town Hall, 27 East Main Street. The meeting included public hearings on two major applications: a conditional use and site plan review for Hudson Community Living (HCL) and a site plan review for Standard Shop Co. The meeting was preceded by the Industrial Design Subcommittee meeting at 6:45 PM. The meeting was adjourned at 12:18 AM on December 13, 2022. Consent Calendar - Minutes from November 14, 2022: Approved as corrected (6 ayes, 1 abstention). - Minutes from November 28, 2022: Approved as submitted (unanimous). Public Comments & Testimony - Hudson Community Living public testimony (12 speakers): - Support: Many residents, including parents of special needs adults, local business owners, and advocates, expressed strong support. They emphasized the need for inclusive housing, the project's compatibility, and the community's ability to thrive. Notable supporters included Amy Nichols (Hudson shop owner), Dave Grunenwald (developer), Audren Susz (caregiver), Leslie Burke (parent), Dave Bateman (residents' father), and Cordilla Feynman (parent). - Opposition: Speakers like Dan Wright (83 S. Hayden Pkwy.), Wellborn Jack (28 Fox Trace Ln.), Mary Beth Miller (68 Fox Trace Ln.), and Rene Comeriato (35 Pinewood Ln.) raised concerns about density, compatibility with the neighborhood, potential flooding, lack of a traffic study, and legal issues regarding the Fair Housing Act. Some requested relocation or reduction in unit count. - Neutral/Caution: Lauran Green Hall (Fair Housing Contact Service) and Venessa Bean (Fair Housing Agency) expressed support for the project but warned that restricting occupancy to only developmental disabilities could violate fair housing laws. - Standard Shop Co. public testimony: No members of the public came forward to speak. Discussion Items - Hudson Community Living (PC 2022-822): Continued from November 14, 2022. The applicant, represented by Chris and Patti Gurreri, attorney Majeed Makhlouf, and Greg Soltis (Cleveland State University), presented responses to previous commission questions: the use is a supportive living environment for special needs adults, a landscaping plan was submitted, a wetlands variance will be sought, and a revised deed restriction was provided. City Solicitor Pitchford confirmed that outside legal counsel found no Fair Housing Act or ADA concerns. The commission discussed density (proposed 4.75 units/acre vs. surrounding 4 units/acre), stormwater management, the need for a utility easement, and the definition of institutional residential vs. residential. Public testimony followed, with strong community support and some opposition. After deliberation, the commission voted to approve with conditions, including a maximum of 16 dwelling units (amendment passed 4-3) and other technical conditions. - Standard Shop Co. (PC 2022-931): Continued from October 10, 2022. The application sought site plan approval for an industrial business park at 5682 and 5698 Hudson Drive, with revisions removing self-storage. The Industrial Design Subcommittee reported recommendations (e.g., 54-inch water table, different colors for center masses, larger windows). The applicant, represented by Matthew Weber (engineer) and Adam Stonetree (owner), addressed landscaping, parking (50 external spaces; need for 75 per code), and the handling of a defunct oil/gas well. Discussion covered parking requirements, stormwater, pedestrian amenities, and buffer yards. No public testimony was offered. The commission voted unanimously to approve with 10 conditions. Key Outcomes - Hudson Community Living: Approved for conditional use and site plan review (unanimous vote after density amendment). Conditions include: 1) Site plan revised for maximum 16 units, with building footprint not increased and limits of disturbance unchanged; 2) Deed restriction reviewed by City Solicitor; 3) Variance obtained from Board of Zoning and Building Appeals for wetlands; 4) Address comments of Assistant City Engineer David Rapp. - Standard Shop Co.: Approved for major site plan (unanimous vote). Conditions include: 1) Lot consolidation; 2) Change of use certificates for each tenant; 3) Confirmation of oil/gas well removal prior to zoning certificate; 4) Landscaping revisions (buffer yards, street trees, interior parking lot landscaping); 5) Add 10 parking spaces via land banking and revise drive aisles to meet minimum standards; 6) Incorporate Industrial Design Subcommittee recommendations (water table, colors, windows, louvers, bump-outs); 7) Address city engineer comments; 8) Address fire marshal comments; 9) Provide distinguishable internal sidewalks or paved paths; 10) Include Industrial Design Subcommittee recommendations as specified.

The Hudson Planning Commission held a special meeting on Monday, November 28, 2022, at 7:30 p.m. at Town Hall, 27 East Main Street. Chair Ronald Stolle presided, with Commissioners David Lehman, Andrew Furbee, Melissa Jones, Sarah Norman, David Nystrom, and Erik Vaughan present. The main item was the continued public hearing for PC 2022-823, a conditional use request from Laurel Lake retirement community to build seven additional duplex buildings for up to 14 dwelling units. Testimony was given under oath. Laurel Lake Conditional Use (PC 2022-823) - The public hearing was continued from September 12, 2022, and the applicant had been asked to address site constraints. Chair Stolle reported that he met with eight Laurel Lake board members on October 24, 2022, to explain the continuation. - City Planner Nicholas Sugar said the plan had been reduced from nine to seven duplex buildings, with two buildings relocated to an inner ring. A wetland delineation had been completed, and storm water and other engineering studies would be completed during final site plan review. - Laurel Lake’s marketing director presented the applicant’s position: the project was needed to help rebalance the community’s housing mix from the current 70% independent living / 30% health care toward an optimal 80% / 20% ratio. The applicant requested provisional approval of the conditional use and said more detailed engineering and site plan approvals would follow. - Several commissioners asked about the definition of continuing care retirement community under the Land Development Code, whether the use standards had been fully analyzed in the staff report, and whether future duplex construction would require separate approval. Some commissioners said they were comfortable continuing the case because wetland approvals and final site plan review would provide later safeguards. Public Comments & Testimony - No non-agenda public comments were offered. The Chair noted he had received 24 emails about the separate Hudson Community Life application; that continued hearing was scheduled for December 14, 2022. - Residents, including Mr. Brickley and Larry King of 52 Laurel Lake Drive, testified during the Laurel Lake hearing. They expressed opposition to parts of the plan, especially the location of Villa 5, destruction of riparian zone vegetation, and the lack of written information from Laurel Lake explaining the latest site changes and the reasons for the project. Larry King said a Laurel Lake community meeting had not provided new information. - Chair Stolle responded that an ongoing dispute between Laurel Lake’s owners and some community residents was outside the Planning Commission’s jurisdiction. Discussion and Procedural Matters - After public testimony, staff and commissioners discussed turnaround requirements, potential Land Development Code violations, floodplain and storm water review, and how final site plan approval would address those issues. - The Commission also discussed its own processes, including the short time between receiving staff reports and meeting dates, the option to ask the city solicitor code interpretation questions, and the need to avoid backlogs by not delaying decisions that were ready to be considered. - The next regular Planning Commission meeting was set for December 12, 2022, and the separate Hudson Community Life continued hearing was set for December 14, 2022. Key Outcomes - The Planning Commission granted conditional use approval for PC 2022-823, allowing Laurel Lake to proceed with the seven-duplex, up to 14-unit proposal subject to the conditions in the November 22, 2022 staff report and future final site plan approval. - The applicant must return for final site plan review, including storm water, wetland, landscape, and architectural compliance before construction. - Minutes from prior meetings were deferred to the December 12, 2022 meeting because they had not yet been circulated.

The Planning Commission met on Monday, November 14, 2022 at 7:30 PM at Town Hall, 27 East Main Street, Hudson, Ohio. The meeting featured two major public hearings continued from September 12: Hudson Community Living (HCL), a conditional use and site plan for an institutional residential facility for individuals with special needs, and Laurel Lake, a conditional use for additional duplex units in a continuing care retirement community. After extensive discussion on HCL, the Commission continued the hearing to December 12, 2022 with conditions. Due to a building alarm deadline, Laurel Lake was continued to a special meeting on November 28, 2022. Approval of Minutes - Minutes of the October 10, 2022 Planning Commission meeting were approved by a vote of 5 in favor, 0 opposed, with 1 abstention (Ms. Jones). Public Comments & Testimony - Support for HCL: Multiple speakers urged approval, including parents Pat and Sherry Walsh (7519 Warren Point Lane), teacher Julie Ann Hancsak (60 Division Street), Sherry Jeffries (62 South Hayden Parkway) and her son Cole, Deven Giannetti (205 Ravenna Street), and Dave Faiman (7577 Hudson Park Drive). They highlighted the need for supportive independent living in Hudson, the safety and community contributions of the intended residents, and the lack of alternative housing for developmentally disabled adults. - Opposition to HCL: Ross Babbitt (27 Rosylen Ave) argued the facility is an unlicensed residential care facility requiring state oversight. Attorney Diane Calta (Mansour Gavin) on behalf of neighbors Don and Lisa Kurdziel raised concerns about Fair Housing Act compliance, ADA, and the need for a specific zoning classification. Welborn Jack (28 Fox Trace Lane) cited stormwater and wetland preservation issues. Renee Commarato (35 Pinewood Lane) questioned the project's compliance with integration mandates and noted changing plans. Charlotte Barton (142 E. Streetsboro Street) supported the concept but opposed the location. Lisa Kurdziel (7 Fox Trace Lane) expressed concerns about traffic safety and integration. Ken Haneline (42 Fox Trace) cited Dr. Nofsinger's expert opinion opposing the project. Dan Wright (83 South Hayden Parkway) representing multiple families argued the density and traffic projections were underestimated and that public comment was 50-1 against. Mary Beth Miller (68 Fox Trace Lane) noted many could not fit in the room and opposed due to water issues and neighborhood character. Discussion Items - Hudson Community Living (PC 2022-822): City Planner Nicholas Sugar presented the staff report, confirming the use fits the institutional residential definition and that density thresholds for residential uses do not apply to institutional uses. Applicant Chris Gurreri and architect Nate Bailey presented revised site plans reducing density in the northeast quadrant (removing a three-unit building, reducing square footage by 16,000 sq ft). They addressed staff conditions, including a 25-foot buffer yard, privacy fence, stormwater management, and a BZBA variance for wetlands. Commissioners questioned the applicant on financial feasibility, staffing, Fair Housing limitations, the ability to restrict tenants to disabled individuals, licensing requirements, deed restrictions, parking numbers, and open space. City Solicitor Pitchford agreed with staff that net density requirements are not applicable to institutional residential uses, and that the Commission has discretion under conditional use criteria to determine compatibility. - Commission Deliberation: Commissioner Melissa Jones argued the project should be treated as residential, with density limits of 4 dwelling units per acre (16 units max). Commissioner Sarah Norman echoed concerns, stressing the need for a legal opinion on discriminatory tenant selection and a deed restriction with a 25-year renewable term, right of first refusal for the city, and demolition of two buildings if use changes. The Commission debated conceptual vs. conditional approval and timeline. A motion to continue the public hearing to December 12, 2022 with conditions was approved 6-0. - Laurel Lake (PC 2022-823): With less than 30 minutes before the building alarm system locked, the Commission quickly voted to hold a special meeting on November 28, 2022 solely for this application, preserving the public hearing. Motion carried 6-0. - Other Business: Commissioners discussed the application review process, noting the challenge of late changes. Commissioner Norman advocated for a cutoff after the staff report is published. No changes were made to the rules; the 2023 meeting schedule was continued. Key Outcomes - Hudson Community Living: Continued to December 12, 2022 public hearing. Applicant must submit (1) draft deed restriction with 25-year term (renewable 25), notice of transfer, and city right of first refusal; (2) legal opinion on ability to restrict tenants to disabled individuals and state licensing requirements per Ohio Revised Code; (3) detailed landscaping plan; and (4) reduced project density (specific number of units not dictated, pending legal opinion on institutional use). - Laurel Lake: Continued to a special meeting on November 28, 2022 at 7:30 PM (location TBD). - Meeting Schedule: DRAFT 2023 Planning Commission schedule was postponed to a future meeting.

The Hudson Planning Commission met on Monday, October 10, 2022, at 7:30 PM in Town Hall, following an Industrial Design Subcommittee session at 6:45 PM. The Commission considered three conditional use and site plan applications, an amendment to the Commission's administrative rules, and other business. All three public hearings were continued to the December 12, 2022 meeting, while the administrative rules were adopted with amendments. Consent Calendar - Approval of Minutes (September 12, 2022): The minutes were approved with two corrections (Ms. Brinkley substituted for Ms. Becker; spelling of Mr. Furbee). Voting: 5 ayes (Lehman, Nystrom, Stolle, Vaughan, Furbee), 1 abstention (Norman, absent). Public Comments & Testimony - PC 2022-929 (5300 Darrow Road Self-Storage): Mr. David Szeles, owner of 5274 Darrow Road, spoke in opposition. He stated his house is livable and argued against reducing the required 500-foot setback to 30 feet and moving the driveway south, citing encroachment on residents and traffic safety concerns. His written correspondence was also entered into the record. - PC 2022-928 (Hudson Veterinary Hospital) and PC 2022-931 (Standard Shop Co.): No public comments were offered. Discussion Items - Industrial Design Subcommittee Reports (6:45 PM): - PC 2022-929: The Subcommittee reviewed the front building’s clocktower design, colors, and the massing of rear buildings. The applicant agreed to use split-faced block for rear buildings and to revise the entry design. The Subcommittee recommended updated plans return with the site plan for final approval. - PC 2022-931: The Subcommittee discussed materials (synthetic board-and-batten), landscaping preservation, building symmetry, canopy variations, and HVAC screening. The applicant agreed to study changes and return for further review. - PC 2022-928 – Hudson Veterinary Hospital (5939 Darrow Road): This combined conditional use and site plan request sought 17 rear-yard parking spaces with stormwater detention. Staff noted updated landscaping and lighting plans. Commissioners questioned stormwater, lighting impact on neighbors, and the feasibility of expanding the existing side parking area instead of the rear. The applicant expressed willingness to study a side-parking alternative. The public hearing was continued to December 12, 2022. - PC 2022-929 – Self-Storage Facility (5300 Darrow Road): This conditional use request proposed five buildings (one climate-controlled with office, four drive-up units) on 7.8 acres. Key issues included: conflicts with the 500-foot residential setback (required variance), the 2003 South Route 91 Access Plan (a future road bisecting the property), riparian setbacks, wetlands, tree removal, and the adequacy of the marketing study. The applicant stated the rear buildings would be masonry and sought to shift the driveway to avoid utility poles. The public hearing was continued to December 12, 2022, with directions for the applicant to seek BZA variances for the residential setback and stream disturbance, and for staff to further study the corridor plan, access, and comprehensive plan language. - PC 2022-931 – Standard Shop Co. (5682/5698 Hudson Drive): This combined conditional use and site plan request for a self-storage and business workshop condominium complex (six buildings, 50,000 sq. ft.) on 5.6 acres. The applicant argued that the units (sold, not rented) serve as workshops and small businesses, not traditional self-storage. Conflicts included the 500-foot setback from residential uses (not applicable if self-storage is removed), a 50-foot building setback variance, oil and gas well setbacks (with plans to cap the well), landscaping, parking, and phased approval. The Commission requested the City Solicitor make a formal use determination. The public hearing was continued to December 12, 2022, with the applicant and staff to resolve the identified issues. - Other Business – Amendment to Planning Commission Administrative Rules: Staff presented a redline draft aligning rules with Charter changes and Land Development Code updates. The Commission reviewed Sections 9.02 and 9.03. Changes included updating the meeting order, clarifying notice provisions, and adding a 10-day mailing requirement for District 6 and 8 applications instead of four days. A conformed copy reflecting all agreed changes will be provided. Key Outcomes - Minutes Approved (5-0-1) with corrections. - PC 2022-928 (Veterinary Hospital): Continued to December 12, 2022, to allow the applicant to study side-parking alternatives and address stormwater and lighting details. (Unanimous 6-0) - PC 2022-929 (5300 Darrow Self-Storage): Continued to December 12, 2022, with direction for the applicant to seek BZA variances for the residential setback and stream disturbance, and for staff to analyze the 2003 corridor plan, site access, and comprehensive plan conflicts. (Unanimous 6-0) - PC 2022-931 (Standard Shop Co.): Continued to December 12, 2022, with a request for the City Solicitor to determine the property’s use classification. The applicant will work with staff on setbacks, gas well capping, landscaping, and parking. (Unanimous 6-0) - Administrative Rules Amendment: Adopted as amended with the 10-day mailing requirement. (Unanimous 6-0) - Other: Chair Stolle announced his appointment to the Comprehensive Plan Steering Committee and his intention to seek reappointment to the Planning Commission (term expires Dec. 31, 2022).

The Hudson Planning Commission met on Monday, September 12, 2022 at 7:30 PM at Town Hall. The meeting covered three public hearings: a conditional use request by Laurel Lake for nine duplex buildings, a re‑approval of the final subdivision plat for Hudson Preserve (11 lots), and a conditional use and site plan request by Hudson Community Living for an institutional residential development. The commission also discussed updates to its administrative rules. The meeting adjourned at 10:36 PM. Consent Calendar - Minutes of June 13, 2022 – Approved 5‑0‑1 (Mr. Nystrom abstained). - Minutes of July 25, 2022 – Approved 4‑0‑2 (Ms. Jones and Mr. Stolle abstained). - No public discussion on non‑agenda items. Public Comments & Testimony Laurel Lake (PC 2022‑823) - Mimi Larsen Becker (47 Laurel Lake Dr., environmental scientist) and Ann Brickley (48 Laurel Lake Dr., professional planner) submitted detailed comments on environmental risks, wetland impacts, tree loss, flooding, and quality‑of‑life concerns; they noted an error in their submittal (Villa 39 should be Villa 33). - Larry King (Villa 52) distributed photos of trees that would be destroyed and argued that Laurel Lake is asking for too many variances. - Julie Shott (860 Ridgewood Blvd.) asked whether trees would be cut behind proposed Villa 4. - Linda Grieves (Villa 33) objected that Villa 9 would face the living area of Villa 33, which is a unique and negative impact. - Karen Hoch (382 Boston Mills Rd.) requested assurance and financial compensation if the development causes flooding on her property. - Philip Kramer (54 Laurel Lake Dr.) raised concerns about sightlines, parking, garbage pickup, and rising lake water levels. - Eugene Hoch (382 Boston Mills Rd.) warned of flooding and building over sewer lines. - Barbara Marshall (Villa 50) worried about the new drive being only about 10 ft from her bedroom window. - Tom Ulmer (876 Ridgewood Blvd.) urged consideration of the social and environmental costs for existing residents. Hudson Community Living (PC 2022‑822) - Charlotte Barton (142 E. Streetsboro St.) said the application seemed hurried and residents were not adequately informed. - Lisa Kurdziel (7 Fox Trace, MSW social worker) supported the concept but questioned the density, location, long‑term viability, and the safety of residents walking to town on busy Streetsboro Street. - Casey Aiken (93 Fox Trace Lane) echoed concerns about density, wetlands, water issues, and staffing challenges. Hudson Preserve (PC 2021‑688) – No public comments. Discussion Items Laurel Lake – Conditional Use for Nine Duplex Buildings - Staff (Nicholas Sugar) introduced the preliminary conditional use application for nine duplex independent‑living buildings (18 units) on the Laurel Lake campus, including a newly purchased parcel at 392 Boston Mills Rd. - Applicant (Eileen Nacht, RDL Architects; Lena Hill, CT Consultants) agreed to most staff conditions but requested variances for setbacks (units 5 & 6 near Boston Mills Rd.), stream corridor setback (unit 4), and floodplain location (units 8 & 9). Staff had recommended removing units 8 & 9 due to floodplain concerns. - Commission asked about floodplain amendment process, wetland delineation, compatibility with existing site layout (drives behind homes), traffic study (done for 12 units, application for 9), and the need for more resident communication. - Commissioners expressed concern about the lack of communication between Laurel Lake management and residents. Hudson Preserve – Final Subdivision Re‑Approval (11 lots) - Staff reported that the subdivision had been approved in September 2021 but expired because the plat was never recorded. The site has been cleared and prepped. Condition 3 (combining two open‑space parcels) was addressed by an easement, which staff found acceptable. - Applicant (Tony Lunardi, LDA Builders) requested renewal with no changes; the year delay was due to stormwater coordination with the City of Stow. - No public comments; commission approved with recommendations (including a minor wording correction on condition 6). Hudson Community Living – Conditional Use & Site Plan - Staff overview: the project includes 7 residential buildings (one with a clubhouse) on multiple parcels rezoned to District 3. There are 10 staff recommendations. - Applicant (Nate Bailey, Peninsula Architects; Jill Salto, Hudson Community Living) described a “pocket neighborhood” for adults with developmental disabilities (33 residents plus 4 caretaker interns in upper apartments). Revisions included moving the clubhouse to face South Oviatt St., adding a sidewalk connection, and increasing density to 37 total residents. - Commission focused on density/compatibility (especially the triplexes near Streetsboro St.), the 20‑ft building separation (one location does not meet it), and how to ensure the property remains for its intended use. Discussion also covered wetland/stormwater mitigation, sidewalk connectivity, and the status of onsite care staffing. - The applicant noted that demolition of existing structures began that day under a city permit. Amendment to Planning Commission Administrative Rules (PC‑Admin 2022) - Discussion: members suggested reorganizing the meeting order, adjusting the deadline for agenda materials, and clarifying minute‑taking procedures. The item was tabled to the next meeting for further input. Key Outcomes - Laurel Lake (PC 2022‑823): Motion to postpone the decision to the November meeting (6‑0). The commission expressed hope that Laurel Lake management would meet with residents in the interim. - Hudson Preserve (PC 2021‑688): Motion to approve the final subdivision plat with staff recommendations, including the revised condition 3 (open space easement) and a wording correction in condition 6 – Passed 6‑0. - Hudson Community Living (PC 2022‑822): Motion to continue the hearing to the November meeting to allow the applicant to address staff recommendations and community concerns – Passed 6‑0. - Administrative Rules (PC‑Admin 2022): Motion to continue the item to the next meeting (October 10) – Passed 6‑0.

The City of Hudson Planning Commission held a special meeting on July 25, 2022, at 7:30 PM in Town Hall. The meeting was rescheduled from July 11. Acting Chair David Lehman presided with four members present (Lehman, Norman, Nystrom, Furbee) out of seven; Melissa Jones, Ronald Stolle, and Erik Vaughan were absent. The commission considered two conditional use applications and received a legal review of Land Development Code Section 1204.01. Approval of Minutes - The minutes from the June 13, 2022 meeting were postponed because not enough members present had attended that meeting. Public Hearings A. PC 2022-314: Conditional Use for Boarding Kennel at 2461 Barlow Road - Staff Presentation: City Planner Nicholas Sugar reviewed the background, noting the property previously operated as The Animal Inn (1992–2018). The current applicants, Ethan and Amy Millsaps, received a conditional use approval in 2021 but the approval expired. The main new issue was waste disposal: the outbuilding had been illegally connected to a storm sewer. The applicants propose a gray water treatment system designed by engineer John Volosen, approved in concept by Summit County Public Health (SCPH) but requiring a variance from the Board of Zoning and Building Appeals (BZBA) because the property cannot connect to public sewer (the city’s Department of Sanitary Sewer Services determined the location precludes service). - Applicant Presentation: Ethan Millsaps described the business (Hudson Hounds Room and Groom) with a maximum of 12 overnight boarding dogs and up to 16 during daytime (including grooming). They detailed extensive noise mitigation: four layers of soundproofing (foam insulation, PVC walls, FRP coating, HDPE kennel suites). Decibel testing showed a 108 dB bark reduced to 52 dB inside the building and inaudible 15 feet away. Waste management: solid waste collected in disposable liners and stored in EPA-approved airtight containers for commercial hauling; no hosing of kennels; gray water from grooming sinks filtered and dispersed in an on-site mound. Soil tests and design reviewed by a certified soil scientist. Hours: boarding 7am–7pm daily; grooming Tuesday–Friday 9am–5pm, Saturday 9am–2pm, closed Sunday–Monday. - Public Comments: - Bonnie and Scott Kerr (2124 Barlow Road) raised concerns about the location of the gray water mound (close to their well – about 75 feet away; SCPH requires 50 feet, but they argued 150 feet for safety). They also questioned the inability to collect all urine and feces, noise from outdoor runs, and the applicants’ lack of experience. They noted past nuisance from the previous kennel. - Scott Kerr added that the soundproofing claims were untested with multiple dogs; the outdoor chain-link fence does not abate noise; and the number of dogs could exceed limits if multiple dogs share cages. - Commission Discussion: Questions addressed waste removal logistics (containers stored outside, hauled by company), gray water freezing (engineer confirmed not an issue in Summit County), building siding compliance with LDC 1205.02(7)(D)(2), and soil suitability. Commissioners acknowledged the applicants’ extensive efforts and noted a need for variance on public facilities. - Motion and Vote: Sarah Norman moved to approve with conditions; seconded by David Nystrom. Approved 4–0 (Lehman, Norman, Nystrom, Furbee). Conditions included: 1. Subject to BZBA variance for Section 1207.11 (gray water system). 2. Parking to meet code, verified by staff. 3. SCPH approval of gray water system prior to zoning certificate. 4. Signage and lighting to meet LDC. 5. Maximum 12 overnight boarding dogs. 6. Buffer yard D along property line with 2421 Barlow Road; parking lot buffering per 1207.04. 7. Hours of operation as stipulated (boarding 7am–7pm daily; grooming times corrected to Tuesday–Friday 9am–5pm, Saturday 9am–2pm, closed Sunday–Monday). B. PC 2022-583: Conditional Use for 35-Unit Townhome Development at 3003001 Darrow Road - Staff Presentation: Nicholas Sugar explained the property has split zoning (front: D7 commercial overlay; rear: D3 residential) and the commission had approved a conditional use on December 13, 2021. Since then, the applicant (TriBand Investments/Knez Homes, building partner Drees Homes) revised the site plan after AHBR discussions, changing from rear-load to primarily side- and front-load garages. Staff recommended approval but suggested reducing the number of side-by-side front drives via more duplex units. - Applicant Presentation: Gillian Hall (TriBand) and Thomas Sutcliffe (Drees Homes) presented. Sutcliffe cited a market segmentation study showing demand from empty nesters and young professionals for maintenance-free townhomes with first-floor master bedrooms. The revised plan includes 35 units, over 50% side-load garages. They argued front-load design allows backyards and better living space. They addressed wetlands protection using West Creek Conservancy with a permanent easement. - Public Comments: No one spoke during the public comment period. A letter from the southern property owner was received, requesting careful stormwater review. - Commission Discussion: Topics included compatibility with surrounding uses (commercial and undeveloped land), hierarchy of land use intensities, emergency vehicle access, buffer yard requirements, location of access road, potential sanitary lift station, and classification of duplex units (two attached, while townhomes require three or more). Staff and commissioners debated whether including two duplex buildings (four units) was permissible as townhomes; staff considered it a minor variation but Commissioner Norman expressed concern about setting precedent. After discussion, the applicant indicated they could redesign to eliminate duplexes or provide density calculations. - Motion and Vote: David Nystrom moved to approve with conditions; seconded by Andrew Furbee. An amendment was added (the “Norman amendment”) requiring that all units be townhomes or that the applicant present a density calculation meeting Section 1205.06(d)(1). Approved 4–0. Conditions included: 1. Compliance with Architectural and Design Standards. 2. Site plan to show limits of disturbance and wetland setbacks. 3. Demonstration of open space compliance per 1207.05. 4. Additional landscaping or opaque fence along north property line buildings. 5. Address all items from Assistant City Engineer’s letter dated 6/24/22. 6. Address all items from Fire Marshal’s letter dated 7/21/22. 7. Revise site plan to include only townhome units OR present density calculation meeting Section 1205.06(d)(1). Other Business A. City Solicitor Review of Section 1204.01 of the Land Development Code - City Solicitor Marshall Pitchford presented a legal analysis of whether the 12 listed criteria in Section 1204.01 (review of map amendments) are mandatory findings or guidelines. He concluded they are guidelines (considerations), not each required to be met. The commission discussed the flexibility this allows in decision-making, and no formal action was taken. Staff Update - Nicholas Sugar announced there will be no Planning Commission meeting in August 2022. Key Outcomes - Boarding Kennel (PC 2022-314): Approved 4–0 with conditions listed above. The applicant must obtain a variance from BZBA for the gray water system. - Townhome Development (PC 2022-583): Approved 4–0 with conditions, including the requirement to eliminate duplexes or provide compliant density calculations. Further site plan review will follow. - Legal Guidance: The solicitors opinion confirms that the 12 criteria in LDC Section 1204.01 are guidelines, not mandatory findings, giving the commission discretion in map amendment decisions.