Planning Commission Special Meeting – August 26, 2019

At a special meeting on August 26, 2019 (called to order at 7:32 PM), the Hudson Planning Commission unanimously approved the final plan for Phase A of the Downtown Phase II mixed-use development. The commission reviewed changes to street layout, parking, traffic, open space, and site conditions since the prior hearing on August 12, and heard additional public testimony before passing a motion with multiple conditions.

Public Comments & Testimony

• Nicole Kowalski (276 Atterbury Boulevard) read a statement from Joe Creehan (7 Morningsong Lane) supporting the plan as the culmination of a long community process, and added her own view that the plan is correct and should not be delayed.
• Todd Zedak (7706 Oxgate) argued the final plan does not match the preliminary plan, calling it “haphazard” and expressing concerns about traffic on Owen Brown Street and the ability to cap the gas well. He urged a no vote.
• Celeste Bland (131 Clairhaven Drive) noted the commission is considering a plan without firm house sizes and said the lack of focus on houses was problematic.
• Jessie Obert (76 Parmelee Drive) pointed out that the passive park was not circled on the plan as part of Phase A, and that uncertainty about Phase B would mislead buyers. She referenced a prior Testa development in Ellet that had decreased in value and urged a no vote.
• Rebecca Leiter (134 Aurora Street) questioned whether splitting the development into two phases constituted a significant departure from the preliminary plan.
• Bob Drew (66 East Streetsboro Street) thanked the commission and staff, expressed support for downtown residential living, and stated the plan is good but not perfect.
• Later in the meeting, Todd Zedak also criticized the suggestion that the plan matches the preliminary plan and the lack of house designs, and disputed the ability to control the gas well.
• Celeste Bland reiterated that the commission should not endorse a plan without concrete house sizes.
• Jessie Obert again raised the misrepresentation of the passive park and block D fronting Owen Brown, and questioned the demand for similar housing.
• Rebecca Leiter repeated her question about phasing as a departure from the preliminary plan.

Discussion Items

• Street Network & Parking: Bob Warner (Environmental Design Group) explained that the right‑of‑way was widened from 50 to 60 feet to accommodate bump‑out parking spaces, creating a residential feel similar to Clinton Street. This reduced building envelope sizes. The plan includes 272 total parking spaces (164 garage spaces, 87 on‑street marked stalls, plus additional guest spaces in Blocks D, F, and H).
• Traffic Study: Greg Hannan (Community Development Director) reported that an updated TMS traffic study comparing 82 housing units to pre‑existing uses (Windstream, school, city employees) showed Phase A would generate less than half the peak‑hour trips of the prior uses. No traffic control measures are required with Phase A, but a post‑development study was discussed.
• Open Space: The application requires 2.8 acres of public open space; 2.96 acres are proposed, including Block K (0.74 acres), a 0.7‑acre passive park at Owen Brown and Morse, and 1,800 linear feet of 10‑foot asphalt trail along Morse Road (connecting to the Veterans Trail).
• Gas Well & Block G: An additional 10th unit is proposed on Block G, but it cannot be built until the existing gas well is capped and plugged. The gas well setback and the well itself must be shown on the plat. Commissioner Kagler encouraged the city and developer to negotiate capping before construction begins.
• Fire Marshal Approval: Fire Marshal Kasson provided a preliminary review letter (August 22) and is comfortable with the plan pending final review. The removal of the loop road on Block G was discussed; residential sprinklers will serve the two westernmost units.
• Phasing & Master Plan: Mr. Warner and Joel Testa (developer) confirmed that the final plan for Phase A (second sheet) stands alone. Sheet 1 illustrates a possible future Phase B, which is not being approved. Commissioner Kagler stressed that Phase B has not been reviewed and should not be implied.
• Boulevard on Road C: A divided straw poll led to an amended condition: the medians will remain but may be administratively removed by the City Engineer if traffic or engineering reasons warrant.
• Landscaping: Street tree placement will be finalized by the City Arborist in consultation with the Tree Commission; no formal landscape plan was required at this stage.
• Traffic Restrictors: The city presented an example of baton‑style restrictors for Owen Brown, but none are part of Phase A. A post‑development traffic study was discussed as a means to address future through‑traffic concerns on the historic block.

Key Outcomes

• Motion & Approval: Commissioner Vitale made a motion, seconded by Commissioner Harvie, to approve the Final Planned Development Phase A application (Case No. 2019‑673) for parcels 3203132, 3200823, 3201855, 3203716, and 3203648, based on the August 22, 2019 plans and subject to conditions. The motion was amended twice and passed unanimously (7‑0).
• Conditions Included:
  1. Acceptance of proposed Land Development Code modifications (lot width, setback, orientation, wetland impact, lot frontage).
  2. Street tree landscaping subject to City Arborist and Tree Commission approval.
  3. Exterior lighting plan with photometrics to be submitted.
  4. Performance guarantee of 110% of the City Engineer’s cost estimate for public improvements.
  5. City Engineer’s comments (August 23) to be addressed.
  6. Fire Department acceptance per Fire Marshal’s August 22 comments.
  7. The open space at the northeast corner of Owen Brown and Morse (passive park) included in Phase A.
  8. A post‑development traffic study to ensure traffic on the historic block of Owen Brown Street remains at or below pre‑development levels; if additional controls are needed, they shall follow Section 5.5 of the March 13, 2019 TMS Traffic Impact Study.
  9. The center median on Road C may be administratively removed by the City Engineer for traffic or engineering reasons.
  10. The Phase A plat to identify the 10 housing units on Block G and the existing gas well with applicable setback.
  11. Final Plan approval limited to Blocks D, E, F, G, and H (including associated green/open space); Blocks A, B, or C are not included.
• Next Steps: The plan will go to City Council for consideration (workshop August 27, potential action September 3). Land sale negotiations and final engineering approvals are expected to follow, with construction targeted for spring 2020.