Hudson, Ohio Planning Commission Meeting - July 8, 2019

The Hudson Planning Commission convened on Monday, July 8, 2019, at 7:31 PM at Town Hall. Commissioners present: Gregory Anglewicz, Thomas Harvie, Robert Kagler (Chair), David Lehman, and Ron Stolle. Absent: Michael Chuparkoff and James Vitale. The Commission considered three agenda items: a conditional use for a model home, a site plan for a church addition, and a renewal of a previously approved site plan for a manufacturing facility.

Public Comments & Testimony

• Dana Zahuranec, a neighbor at 2161 Ravenna Street, testified during the Gloria Dei Lutheran Church hearing. He expressed concerns about: (1) the sidewalk requirement along Ravenna Street, arguing it serves no current purpose and requesting a waiver; (2) whether neighbors along the new sanitary sewer line would be required to connect; (3) the proposed retention pond becoming a mosquito breeding area due to poor percolation. He also suggested better pointers for projected presentations.

Discussion Items

PC 2019-302: Pulte Homes – Conditional Use for a Model Home

• The applicant, Keith Filipkowski of Pulte Homes, requested approval to establish a new model home and an eight-stall parking lot on adjacent lots at 5825 and 5817 Timberline Trail in The Reserve at River Oaks subdivision. The model home would be open daily from 11:00 AM to 6:00 PM and replace two existing models to be sold.
• Staff (City Planner Kris McMaster) recommended approval with conditions, including compliance with model home operational standards and obtaining a right-of-way permit. The applicant agreed to add low-level pathway lighting.
• The Commission discussed operating hours, the need for a future renewal if sales extend beyond two years, and the timing of selling existing models. No public comments were offered.

PC 2019-485: Gloria Dei Lutheran Church – Site Plan for a 7,602 SF Addition

• John Swidrak of AoDK, Inc., and church facility manager Ryan Meyers presented plans for a 14,920 SF total facility (addition includes gymnasium, fellowship hall, nursery, etc.). The project includes a retention pond, new sanitary sewer connection to South Hayden Street, and landscaping bufferyards.
• Staff noted outstanding items: wetland delineation report, engineering and fire department approvals. Conditions include bufferyards D and B planting, addressing city engineer comments, and lighting design review. The Commission discussed the large gymnasium windows and potential light glare on adjacent residences. The applicant stated tinted glass is proposed and offered to provide photometric analysis.
• The Commission also debated the sidewalk requirement along Ravenna Street. Chair Kagler noted the sidewalk is required by code; the applicant could choose to construct it or make a payment-in-lieu. Commissioner Harvie suggested encouraging the payment option, but the motion included acknowledgment of the payment-in-lieu option rather than a mandate. The final motion added a condition for the City Engineer to review interior lighting impact.
• Public comment from Dana Zahuranec raised concerns about sidewalk necessity, sewer hookup requirements, and pond maintenance. The Commission asked staff to clarify county policies on sewer connections for future reference.

PC 2019-550: Premier Development Partners – Site Plan Renewal for CEIA USA Facility

• The applicant was not present. Commissioner Anglewicz recused himself due to a business relationship and left the room. The application sought renewal of a previously approved 116,273 SF office/manufacturing building at 6336 Hudson Crossing Parkway, with minor elevation changes and a future expansion plan. Staff recommended approval with conditions, including a reduction of curb cuts from two to one per the City Engineer's comment.
• The Commission discussed the truck and car driveway separation proposed by the applicant. Some members supported two curb cuts for safety and functionality; others preferred deferring to the City Engineer. After debate, a motion was made to approve the site plan without condition #4 (which required minimizing curb cuts), instead leaving the number of curb cuts subject to City Engineer approval. The motion passed 4-0.

Key Outcomes

• PC 2019-302 (Pulte model home): Approved unanimously (5-0) with conditions: compliance with Section 1206.02(c)(18)(A-E) operational standards and obtaining a right-of-way permit for the parking lot.
• PC 2019-485 (Gloria Dei Church addition): Approved unanimously (5-0) subject to eight conditions, including wetland delineation, bufferyard landscaping, addressing city engineer and fire marshal comments, and City Engineer review of gymnasium lighting and window tinting to minimize glare. The Commission acknowledged the applicant may consider payment-in-lieu of constructing the sidewalk.
• PC 2019-550 (CEIA USA facility): Approved 4-0 (Anglewicz recused) with conditions except condition #4; the number of curb cuts to be determined by the City Engineer.
• Minutes Approval: The minutes from June 10, 2019, were approved with an amendment to reflect Chair Kagler's nay vote on a previous item (PC 2019-364).
• Staff Updates: City Council will discuss Downtown Phase II development options on July 9; feedback may come to Planning Commission in August or September. The Land Development Code revision is delayed to August. City Solicitor will schedule meetings with boards on responsibilities.

Adjournment

The meeting adjourned at 9:29 PM.