The Hudson Planning Commission met on May 10, 2021 at 7:30 PM via video-conference and live-stream. The meeting covered three public hearings, including a conditional use renewal for a model home, a revised landscaping plan, and a text amendment to implement charter amendments. All actions were unanimous, with one item continued for further legal review.
PC 2021-419 – Conditional Use (Model Home): Pulte Homes requested a two-year extension for a model home at 5825 Timberline Trail in the River Oaks Subdivision (Zoning District 3). Staff reported that the current model home was approved in June 2019 and that approximately 15 homes remain for sale. Applicant Gabe Kirksey stated they anticipate using the model home for about one more year before selling it as a residence. The commission approved the request unanimously (7-0) subject to the conditions in Section 1206.02(c)(18)(A-E) of the Land Development Code, which include temporary use for two years, paved visitor parking, limited hours (9 AM – 8 PM), and no more than three employees.
PC 2021-524 – Revised Landscaping Plan: Fleet Response proposed a revised landscaping plan for its corporate headquarters at 696 Boston Mills Road (District 6) to improve the appearance of the area between two driveways. The original approved plan from August 10, 2020, preserved existing vegetation, but after clearing, the applicant found mostly scrub brush and dead trees. The revised plan includes mounding, additional trees, and an interior gravel path. Estimated additional cost: $30,000–$40,000. Staff recommended approval with a minimum Bufferyard E installed along the frontage to screen the residential neighborhood across the street. The commission approved the plan unanimously (7-0) with that condition.
PC 2021-432 – Text Amendment (Charter Implementation): Ordinance 21-46 proposes amendments to Land Development Code Chapters 1202, 1204, 1205, and 1207 to align with charter amendments adopted by voters in November 2020. Key changes include updating board composition (ward representation), striking density bonuses from planned development and open space conservation subdivisions, and requiring six affirmative votes of City Council to increase density in any zoning district. Commissioners raised several concerns: the need to clarify that density increases require a supermajority in the code itself (not just the charter), potential conflicts with the Fair Housing Act, and the effect on the City Manager’s authority to grant minor density modifications (up to 10%). Commissioner Jones noted Section 1203.08(A)(2) should be reviewed. Chair Stolle also requested clarification on ward residency requirements and replacement timing for vacancies. The commission voted unanimously (7-0) to continue the item to the next meeting pending legal review by the City Solicitor.
Other Business – Future Meeting Format: The commission discussed returning to in-person meetings. Staff noted that state-mandated virtual meeting allowances expire July 1, 2021. The commission agreed to adopt a hybrid format for the June meeting, with board and staff at Town Hall and applicants/attendees participating via Zoom. Board members may also choose to appear remotely.
Staff Update: Community Development Director Greg Hannan reported that one application is confirmed for the June meeting: a conditional use request for a townhome project on Barlow Road (across from CVS).
Let's call this to order. This is a regular monthly meeting for May of the City of Hudson Planning Commission. I understand all are present, but I believe we're supposed to go through a roll call. So Mr. Sugar, if you could. Sure. Mr. Lehman. There. Mr. Engelwitz. Here. Mr. Chaparkov. Here. Ms. Jones. Here. Mr. Nystrum. Here. Mr. Vaughn. Here. Mr. Stoley. Eric. All right. Next item business is swearing in of the staff members. And anyone who wants to provide comments to topics not on tonight's agenda. And I guess we have the folks already from Pulti online, right? Correct. Gabe is hopping on here. So we might as well. Swear in everyone. If you could all raise your right hand and ask you the question, do you swear or affirm under the penalty of perjury that the testimony you're about to give tonight will be the whole truth? Please answer yes if you do. Yes, I do. Okay, we're all sworn in. Next order of business is correspondence. I'm not aware of any, uh, Mr. Sugar. No, no, Mr. Chair. We have not received any correspondence for this evening. Any of the members receive correspondence? No. All right. Then we can move on to public discussion. This is a point where we'll take up any public comments for items not on tonight's agenda.