Hudson Planning Commission Meeting - January 14, 2019

The Hudson Planning Commission met on January 14, 2019, at 7:32 PM at Town Hall. The commission elected officers, held four public hearings, and continued discussion on the Land Development Code update. Key actions included a unanimous recommendation to rezone three parcels on Martin Drive, approval of a 14,700-square-foot addition to Ellsworth Hill Elementary School, approval of the final plat for the Reserve at River Oaks Phase IV (52 lots), and continuation of the LDC public hearing to January 28, 2019. All votes were unanimous.

Election of Officers

• Robert S. Kagler was re-elected Chair (nominated by Thomas Harvie, seconded by Michael Chuparkoff, unanimous).
• Thomas Harvie was elected Vice Chair (nominated by Michael Chuparkoff, seconded by Ron Stolle, unanimous).

Consent Calendar

• Minutes of the December 10, 2018 meeting were approved as submitted (motion by Stolle, seconded by Harvie, unanimous).

Public Comments & Testimony

• PC 2018-5029 (Martin Drive Rezoning): John Carse, principal owner of the parcels, stated the property has been on the market for 29 years without offers since being rezoned commercial. He requested rezoning to build three single-family homes. Mark Crites, a Martin Drive resident, testified in support and presented a petition signed by most Martin Drive residents asking that all parcels on the street be rezoned residential. Two residents did not sign: one was unsure of zoning differences, and another wanted to keep commercial property on SR 303.
• PC 2018-5460 (Ellsworth Hill Addition): John Peterson, GPD Group, presented plans for the addition, noting it was planned since the original 2007 school construction. No public comments were offered.
• PC 2018-5461 (Reserve at River Oaks Phase IV): Brad Piroli, Pulte Homes, answered questions about lot sizes (1/3 to 1/2 acre), construction start (after final engineering, paving by September 30, 2019), and conservation easements (311 acres across all phases). No public comments were offered.
• PC 2018-4526 (LDC Update): No public comments were offered during the continued hearing.

Discussion Items

• PC 2018-5029 – Rezoning (Martin Drive): Staff presented the request to rezone three parcels (3.72 acres) from District 6 (Western Hudson Gateway) to District 1 (Suburban Residential). Commissioner Chuparkoff noted residential uses are contiguous and questioned remaining commercial acreage in District 6 (staff stated ~15 acres remain in the Martin Drive area). Commissioner Kagler observed the rezoning should be the beginning of neighborhood consideration. The commission recommended approval to City Council.
• PC 2018-5460 – Ellsworth Hill Elementary Addition: Staff (Kris McMaster) reviewed the 14,700-square-foot addition (from 64,410 to 79,110 sq ft) to serve grades 1–2 (capacity 750 students). The addition adds 11 classrooms, reading and book rooms, restrooms, and mechanical/technology spaces. The traffic impact study is under review. The project aims to complete heavy construction before fall 2019. Conditions: address Assistant City Engineer Nathan Wonsick’s comments, install silt fencing, and hold a preconstruction meeting. The motion passed unanimously.
• PC 2018-5461 – Reserve at River Oaks Phase IV: The final plat covers 52 sublots (144–195) in the fourth phase of the open space conservation subdivision. Conditions included: 1) Final Subdivision Improvement Agreement; 2) Transition of eight-foot path to five-foot path at a street intersection; 3) Upon 95% occupancy of Phases I–IV, developer must verify the Traffic Impact Study (12/28/2017) via updated counts; 4) Landscape plan for Bufferyard C at sublots 160–163; 5) Open space cash-in-lieu of $625,610.94 (approved per Case 2018-5349); 6) Performance bond; 7) No clearing before zoning certificate. The motion passed unanimously.
• PC 2018-4526 – Land Development Code 2018 Update: Staff presented a revised redline draft covering sections 1201–1204. Discussion focused on:
  • Transitional Provisions (1201.09): City Solicitor Matt Vazzana clarified that “substantially completed” (90% standard) was likely a 1999 printing omission; the standard will be retained. The commission endorsed keeping “good cause” for permit extensions.
  • City Manager Designation: Staff proposed using “city manager” uniformly, as the code already allows delegation.
  • Appeals: Debate on whether to retain internal appeals to City Council for all planning commission decisions or to limit appeals. Staff will bring a summary table to the next meeting.
  • Notice Requirements: Staff proposed eliminating newspaper notices (except for map/text amendments) and adopting 15-day website/posted sign notices. Commissioners Stolle and Vitale expressed caution about abandoning newspapers; Chair Kagler suggested a one-year transition notice. The item remained open.
  • Time Limits for Zoning Certificates: Proposed: minor/basic developments have 12 months to complete, major 24 months, with up to 6-month extension for good cause.
  • Conditional Use Expiration: Revised to require zoning permit within one year of approval; then zoning certificate deadlines apply.
  • Other sections were discussed, with several staff recommendations to retain existing text. The public hearing was continued to January 28, 2019.

Key Outcomes

• PC 2018-5029: Motion to recommend City Council approve rezoning the three parcels (tax IDs 3001071, 3001072, 3001155) from District 6 to District 1. Vote: unanimous (6–0).
• PC 2018-5460: Motion to approve the school addition with three conditions (engineer comments, silt fencing, preconstruction meeting). Vote: unanimous.
• PC 2018-5461: Motion to approve the final plat and improvement plans with seven conditions (including clarifying Condition 3 applies to Phases I–IV). Vote: unanimous.
• PC 2018-4526: Motion to continue the public hearing to January 28, 2019 special meeting. Vote: unanimous.
• Other: Staff reported that the Downtown Phase II project may come before the commission before the May 7 advisory ballot; City Council will consider final action on the ballot issue January 22.
• Attendance: Present: Anglewicz, Chuparkoff, Harvie, Kagler, Vitale (5 members). Vacancy exists; Council interviewing applicants.