Planning Commission Special Meeting – February 25, 2019: Continued Public Hearing on Land Development Code Administrative Revisions

The Hudson Planning Commission held a special meeting on February 25, 2019, from 7:32 PM to 10:47 PM. The primary agenda item was a continued public hearing on proposed administrative revisions to the Hudson Land Development Code (LDC), focusing on clarifications, updates, and legal updates. The commission reviewed multiple chapters (1201–1213) with staff presentations, public testimony, and discussion. Key topics included A-frame sign regulations, wetland setbacks in commercial/industrial districts, noise ordinance times, and enforcement procedures.

Public Comments & Testimony

• Erin Schanault (co-chair, Merchants of Hudson, representing 80 businesses) stated A-frame signs serve informational and directional purposes. She agreed on reducing visual clutter and not impeding sidewalks, but expressed concerns about: one sign per ground-floor occupant excluding upper-floor businesses, the requirement to place signs within two feet of the building wall, and bringing signs inside after hours. She requested a working group of staff and merchants to develop a sign policy.
• Kendra Altomare (co-chair, Merchants of Hudson; owner, Hudson's Restaurant) noted that Main Street construction has hurt businesses and that A-frame signs help draw customers. She requested that upper-floor businesses be allowed signs and that the proposed two-foot placement rule be reconsidered.
• Christine Callahan (Callahan Carpet and Tile) stated that businesses set back from the road, like hers in a multi-tenant building, need street-visible signage. She asked that regulations benefit both the city and businesses.
• Carrie Andrchic (Asian Sun) noted her business lacks a sidewalk and uses small signs by the road; the proposed policy would hurt Darrow Road corridor businesses.
• Lisa Carson (Carson Group, Gift Shop) thanked the commission and requested language friendly to vehicle traffic.
• Tom Armbruster (resident) thanked the commission and staff for thorough review and sensitivity.

Discussion Items

• LDC Review by Chapter: Staff (Greg Hannan, Nick Sugar) presented revisions across chapters 1201–1213, pausing for commission questions. Significant discussion occurred on:
  • Time Limits (1203): Proposed 12-month expiration for minor/basic developments, 24 months for major, with a 6-month extension.
  • Public Notice (1203): Consolidation to a 15-day window, reducing newspaper notices to only code/text/map amendments and comprehensive plan amendments, with required website posting.
  • Garage Height (1206): Proposal to lower accessory garage height from 25 feet to 18 feet to prevent two-story-plus-loft structures.
  • Wetland Setbacks (1207): Proposal to reduce the setback in Districts 6 and 8 from 100 feet to 50 feet to align with other districts. Some commissioners expressed concern about reducing protection for more intense commercial/industrial uses.
  • Noise Ordinance Times (1207): Multiple time periods for construction and equipment operation; commissioners requested clarity and consistency with the general offenses code. Staff agreed to provide a chart.
  • Water/Sewer Requirements (1207): Proposed changes to allow wells/septic on existing lots more than 400 feet from public utilities, with a connection requirement when utilities become available. Concerns raised about potential impact on rural development in District 2.
  • A-Frame Signs (1207): Proposed new regulations for A-frame signs (not currently permitted). Commissioners debated whether to include in the current update or handle separately. Public comments raised concerns about restrictions (e.g., one per ground floor, two-foot placement, must be brought inside). Staff noted that the sign code currently prohibits A-frames, and the proposal aims to create an allowance. Commissioners expressed interest in further merchant engagement.
  • Enforcement (1212): Proposed increase from minor misdemeanor to third-degree misdemeanor for violations, removal of municipal civil infraction. Discussion on formalizing a step process (verbal warning, notice, cure period) before fines; some favored codifying, others saw it as administrative discretion.
• Council Action on Window Signage: Chair Kagler noted that City Council requested a moratorium on window signage enforcement through December 31, 2019, to allow community engagement on potential sign code amendments. This is separate from the LDC revisions.

Key Outcomes

• Motion to Close Public Hearing and Continue: Commissioner Stolle moved to close the public hearing and continue discussion on March 11, 2019, with A-frame sign language left in the draft (amended from a previous version that would have removed it). Seconded by Commissioner Lehman. The motion passed unanimously (6-0, with Commissioner Harvie absent).
• The public hearing was closed; the LDC revisions will be further discussed at the March 11 meeting, with staff aiming to present a formal recommendation to City Council.
• Approval of the February 11, 2019, meeting minutes was deferred to the next regular meeting due to the special meeting nature.
• Staff will prepare a chart on noise ordinance times and research the original rationale for the 100-foot wetland setback in Districts 6 and 8.
• Staff will attempt to meet with merchants on A-frame sign regulations before March 11, though staff noted one meeting may not suffice for a full resolution.