Planning Commission Meeting: July 12, 2021

The Hudson Planning Commission met on Monday, July 12, 2021, at 7:30 PM at Town Hall. The meeting focused on two major public hearings: a conditional use request for a 16-unit townhome development at Argyle Drive and Barlow Road (PC 2021-539) and a text amendment to the Land Development Code (PC 2021-726). After extensive public testimony and commission discussion, the townhome application was tabled to the August meeting with specific conditions, while the LDC text amendment was introduced for discussion and will be taken up again at a special meeting on July 26, 2021.

Consent Calendar

• The minutes of the June 14, 2021 Planning Commission meeting were approved as submitted by a vote of 5-0-2 (two abstentions: Anglewicz and Chuparkoff).
• Correspondence: The Commission acknowledged receipt of 13 emails related to the townhome development.

Public Comments & Testimony

On PC 2021-539 (Townhome Development):

• Kristen Schell (1510 Barlow Road, adjacent property owner) delivered a petition of approximately 400 signatures opposing the development. She expressed concern about high density, loss of wooded buffer, noise, light, lack of privacy, front-facing garages, and increased traffic. She requested denial of the application as presented.
• Chuck Raufman (5734 Bradford Way) noted that business placements on the south side of Hudson have changed the neighborhood's character.
• Joe Czerwien (1560 Barlow Road) stated that meeting conditional use requirements does not mean it is the right use. He emphasized the historic nature of his home (built 1830) and objected to density, tree loss, and traffic.
• Neil Thackaberry (1535 Barlow Road) questioned whether environmental testing for soil pollution would be required given prior industrial use of the parcel.
• Kevin McGarvey (1674 Carriage Hill Drive) argued that townhomes do not fit the area's colonial-style homes, objected to front-loading garages, high rooflines, and traffic, and requested denial.
• Joe Coffey (5652 Gibson Court) noted that mature trees cannot be replaced by bushes and that the applicant's distance measurements were from his kitchen, not property line.
• Robert Schwieterman (5732 Argyle Drive) raised concerns about headlight glare from the proposed angled driveway, density, traffic, inadequate landscaping, loss of habitat, and water runoff.
• Mike Eizenberg (1431 Winchell Drive) expressed safety concerns regarding the retention pond near his backyard and light pollution.
• Beau Miller (248 N. Main Street, speaking for his mother at 1629 Beckwith Drive) said renderings are misleading and requested fewer, smaller units.
• Gary Maher (1470 Winchell Drive) argued the proposal does not meet conditional use standards, particularly impervious surface requirements, and is not suitable for a single-family residential area.

On PC 2021-726 (Text Amendment): No public testimony was taken as it was presented for discussion only.

Discussion Items

PC 2021-539: Conditional Use for 16-Unit Townhome Development

• Staff Presentation: City Planner Nicholas Sugar introduced the application as the first step (conditional use) in a two-step process. The 3.2-acre parcel is zoned D-3 (residential, 5 units/acre max). Staff identified seven areas requiring further study: building siting, orientation (garage doors), parking, landscaping buffers, sidewalks, wetlands delineation, and open space. Staff noted that townhomes are a conditional use in D-3 and that the Comprehensive Plan recommends such housing near major corridors and commercial areas.
• Applicant Presentation: Dave Grunenwald (Green Forest Real Estate Development) argued that the development fills a need for first-floor master bedrooms and low-maintenance living. He favored front-facing garage doors for safety and reduced impervious surface. He noted the project would bring public utilities and stormwater management to the area. The applicant agreed to orient two end units toward Barlow Road and add trees.
• Commission Questions: Commissioners discussed privacy, noise, light pollution, density compatibility, orientation standards (units within 130 feet of a public street require side/rear garage doors), impervious surface limits (60% maximum), traffic projections, and the need for a Phase 1 environmental report. The applicant stated the project would be built by Pulte Homes and priced between $400,000 and $450,000.
• Discussion on Garage Doors: Several commissioners noted that front-facing garages on a private drive might be acceptable, but orientation toward Barlow Road is required by code. Commissioner Anglewicz favored side/rear loading for units near Barlow.
• Motion to Table: Commissioner Anglewicz moved to table the application to the August 9, 2021 meeting, requiring the applicant to address the seven staff recommendations plus additional items: submit Phase 1 environmental report, study feasibility of relocating the private drive entrance to avoid headlight glare, identify mature trees to be preserved, provide safety plans for the detention pond, and revise orientation/garage placement for units within 130 feet of Barlow Road. Commissioner Lehman added a request for a revised traffic memo from the City Engineer to assess whether a comprehensive traffic study is needed. The motion passed unanimously (7-0).

PC 2021-726: Text Amendment to the Land Development Code

• Staff Presentation: Community Development Director Greg Hannan reviewed proposed amendments to multiple chapters of the LDC. Key provisions included:
  • Clarifying rules for swing sets, tree houses, and play structures within setbacks (require a 3-foot setback).
  • Eliminating the Historic District Subcommittee of the Architectural and Historic Board of Review (AHBR) to streamline review.
  • Adjusting site plan review thresholds for industrial districts (districts 6 and 8) – minor projects up to 20% increase (previously 10%), and major projects at 20% or more (previously 50%).
  • Allowing administrative (staff) review of small-scale projects in the historic district; AHBR may propose a consent agenda alternative.
  • Correcting lot width requirements in District D-3 (reducing from 150 feet to 100 feet to align with less intensive districts).
  • Aligning regulations for assembly/meeting halls and places of religious worship to comply with religious land use protections.
  • Permitting accessory dwelling units (ADUs) in all residential zoning districts (currently only in historic and downtown districts).
  • Multiple updates to Appendix D (Architectural Design Standards), including aligning garage orientation exemption at 130 feet, raising fenestration threshold for accessory structures from 10 to 12 feet, explicitly banning chain-link fencing, codifying glass block window policy, and allowing a third wall material on larger homes.
• Commission Discussion: Commissioners expressed interest in a broader review of density requirements, particularly for townhomes, and noted that the comprehensive plan may need updating. The text amendment was not voted on; it will be discussed further at a special meeting on July 26, 2021.

Staff Updates:

• Greg Hannan reported that the Route 91 reconstruction project will be updated at the next meeting.
• Nicholas Sugar noted that a condominium project on Route 91 was denied by City Council.

Key Outcomes

• PC 2021-539 (Townhomes): Tabled to the August 9, 2021 meeting. The applicant must address seven staff-identified conditions plus additional requirements: submit Phase 1 environmental report, study driveway reorientation, identify mature trees to retain, provide retention pond safety plan, revise orientation/garage placement for units within 130 ft of Barlow Road, and submit a revised traffic memo from the City Engineer. Motion passed 7-0.
• PC 2021-726 (Text Amendment): No action taken. Discussion will continue at a special meeting on July 26, 2021, with a goal of advancing the text to City Council.
• Approval of Minutes: Approved 5-0-2.
• The meeting adjourned at approximately 10:00 PM.