Hudson Planning Commission Meeting – October 12, 2020

The Hudson Planning Commission held a regular meeting on October 12, 2020, at 7:30 PM via video-conference, chaired by Thomas Harvie. All seven members were present. The commission addressed two public hearings: a site plan for a new commercial building at 25 Milford Drive and a text/map amendment to create a senior housing overlay on Hudson Drive. The commercial site plan was approved with conditions; the overlay amendment was continued to the November 9, 2020 meeting to allow the applicant to revise the proposal in consultation with city staff.

Consent Calendar

• Approval of Minutes (September 14, 2020): Approved (6–0–1) with an abstention from Mr. Vitale, after adding the adjournment time.

Public Comments & Testimony

PC 2020-822 (Hudson Drive Senior Housing Overlay): Three residents spoke in opposition:

• Jennifer Masiella (5422 Hudson Drive) questioned the justification for the overlay, noting the lack of sidewalks and safe bike trail connections, and argued the density would detract from the rural character of the area.
• Jeff Boylan (5456 Hudson Drive) stated he has lived on Hudson Drive for 66 years, owns lots on either side of his home, and objected to the proposed development’s entrance being directly in front of his driveway. He also raised concerns about increased traffic and utility capacity.
• Jacob Fischer (5411 Hudson Drive) voiced concerns about a proposed stormwater pond within 100 feet of his home and the loss of a wooded buffer he relied on. He also noted the absence of public utilities to the site.
• Additionally, a letter from Cassie Craven (Hudson Drive) was read into the record, expressing similar concerns.

Discussion Items

PC 2020-817 – 25 Milford Drive Commercial Building:

• Staff Presentation: City Planner Nicholas Sugar introduced the application for a 4,800-square-foot commercial office building on a 1.16-acre parcel in Zoning District 5 (Village Core). The plan included shared parking and access with existing buildings. Staff recommended conditions regarding sidewalk placement, a five-foot landscape setback, lighting, curbing, and compliance with fire and engineering comments.
• Applicant Testimony: Owner Xin Wan and civil engineer John Kohr (Polaris Engineering) presented. They agreed to staff conditions but sought flexibility on the east-side landscaping and requested city assistance for sidewalk replacement.
• Commission Deliberations: Members discussed removing the northern parking bump-out to meet the setback, adding a sidewalk on the east building facade for pedestrian safety, requiring curb around all parking areas, and addressing drainage connections. The revised motion included seven conditions.

PC 2020-822 – Hudson Drive Text and Zoning Map Amendment:

• Staff Introduction: Community Development Director Greg Hannan explained the request to change zoning of parcels 3001315 and 3001316 from District 8 (Industrial/Business Park) to District 8 Hike Bike (HB) Senior Housing Overlay, and to amend the overlay’s purpose statement. He noted the criteria for amendments under LDC 1204.01 and that staff had commented against the proposal.
• Applicant Presentation:
  • Zoning attorney Shelley Burns argued the property had been for sale for 45 years with no takers for industrial/office use due to market changes. The applicant sought to rezone for senior housing (47 attached and 38 detached units) with a trail connection.
  • Property owner Bill Heller testified he purchased in 1975 under more flexible zoning and had tried unsuccessfully to sell for industrial use.
  • Planner Mark Majewski (Northstar Planning) presented a detailed report concluding the area is effectively residential, the comprehensive plan is impractical for this site, and the overlay should be extended to include proximity to Summa Health and a Darrow Road/Hudson Drive hike-bike loop.
  • Developer Greg Modic (Petros Homes) described the project as high-quality, maintenance-free senior housing, noting 37% open space, reduced traffic compared to industrial use, and an estimated $827,000 annual tax revenue.
• Commission Questions & Concerns: Members questioned the distance (3,300 feet) to the existing hike-bike trail (requiring 1,100 feet), reliance on private Summa wellness center, density (2.6 units per acre), lot sizes, visitor parking, and legal issues with naming a private entity in zoning code. Commissioner Stolle and Chuparkoff expressed concerns about density and compliance with the comprehensive plan. Chair Harvie noted a need for senior housing but questioned the design.
• Staff Legal Opinion: City Solicitor Matthew Vazzana advised that naming a private entity in the code could create nonconformities if it closes; broader references to health/wellness facilities would be more appropriate. He also noted the commission could recommend continuation.
• Applicant Response: Shelley Burns offered to remove the specific reference to Summa and incorporate direct connectivity to the hike-bike trail. He requested clear guidance from the commission.

Key Outcomes

1. PC 2020-817 – 25 Milford Drive: Approved (7–0) with seven conditions:

   • Revise sidewalk along Milford Drive closer to the building with separation from the street.
   • Provide a five-foot landscaped setback along the north property line, removing the parking turnaround.
   • Submit an exterior lighting plan with photometrics.
   • Install curbing around all parking areas.
   • Replace proposed landscaping on the east building line with a sidewalk.
   • Address Fire Marshal Shawn Kasson’s September 24, 2020 comments.
   • Address Engineering Department’s October 2, 2020 comments.

2. PC 2020-822 – Hudson Drive Overlay Amendment: Continued to the regularly scheduled meeting of November 9, 2020 (7–0) to allow the applicant to revise the text and map amendment in consultation with city staff. The commission encouraged the applicant to address legal concerns about naming private entities and to propose a direct connection to the county hike-bike trail.

3. Staff Update: Community Development Director Greg Hannan noted that Chair Harvie and Commissioner Vitale are completing their terms, creating at least one vacancy on the commission.