Hudson Planning Commission Meeting - August 9, 2021

The Hudson Planning Commission met on August 9, 2021, at 7:30 PM at Town Hall. The commission considered a conditional use request for a 16-unit townhome development, a tree clearing authorization for a medical office building, and a text amendment to the Land Development Code regarding agricultural uses. Key actions included denial of the townhome request and approval of tree clearing with conditions.

Consent Calendar

• Approved minutes of July 12, 2021 by unanimous vote.
• Postponed minutes of July 26, 2021 to the September 13, 2021 meeting due to insufficient voting members.

Public Comments & Testimony

• PC 2021-539 (Townhomes): Kristen Schell (1510 Barlow Road) expressed that the proposed density is not allowed, urged upholding LDC standards, and requested guest parking be located further back. She also noted trees on her property that may be cut down per the landscaping plan. Neil Thackenberry (1535 Barlow Road) argued the proposal fails to meet District 3, Conditional Use, and Townhouse codes; he stated the staff report erred in finding the proposal compatible with neighborhood character and emphasized that codes exist to protect homeowners.
• PC 2021-827 (Agricultural Text Amendments): Michelle Colopy, Executive Director of the League of Pollinators, encouraged the commission to study urban agriculture ordinances, contact Beth Noor at the Summit Food Coalition, and rework the proposed beekeeping ordinances, stating the current language is “all wrong.” Steve Hendricks (8660 Brandywine Drive) raised specific concerns about the beekeeping regulations, including colony limits, setbacks, and hive height. Dan Stidel thanked the commission for the proposed changes but encouraged including more animal types in hobby farm provisions.

Discussion Items

• PC 2021-539 (Conditional Use for 16-Unit Townhome Development): Staff reported updates to the plan since the July 12 meeting, including shifted drive alignment, added fencing, revised landscaping, additional parking, and orientation changes. Applicant Dave Grunenwald noted ongoing issues with front-facing garages and unit 16 alignment. The commission debated density (5 units/acre vs. existing neighborhood average of 2 units/acre), screening, orientation, and applicability of the comprehensive plan (which designates the parcel for commercial use). After a motion to deny was made and seconded, the commission voted 3-1 to deny, finding non-compliance with Conditional Use Standards §1206.02 regarding screening, orientation, architecture, and density compatibility.
• PC 2021-804 (Tree Clearing Authorization for Medical Office Building): Staff introduced the request for tree clearing on three parcels at 231 Seasons Road for a Western Reserve Hospital medical office building. Applicant Bob Howell noted the building size was reduced to 60,000 square feet (from earlier 75,000 or 90,000 square feet) and requested a revised clearing plan as grading develops. The commission discussed the lack of a full site plan and the appropriateness of phased approvals. A motion to approve tree clearing with five conditions (including a 10-foot setback to preserve adjacent trees, silt fencing, verification with Summit Soil and Water Conservation District and Army Corps, and a status update at the September site plan hearing) passed 4-0.
• PC 2021-827 (Text Amendment for Agricultural Uses): Staff presented a comprehensive set of proposed changes to LDC Chapters 1201, 1205, 1206, 1207, 1213, and Appendix D to update agricultural use regulations. Changes included allowing raised garden beds in setbacks, clarifying general agricultural operations vs. hobby farms, reducing setbacks for backyard chickens (removing 1-acre minimum, halving setbacks to 25 ft from property lines and 50 ft from structures), allowing beekeeping as an accessory use (with caps of 4 hives on typical lots and up to 10 on larger parcels), permitting roadside stands only in District 2, and adding hoop houses and alternative fencing for large farms. The commission discussed concerns about definition clarity and the broadness of “general agricultural operations.” Public testimony highlighted the need for beekeeping regulations based on actual practice. The matter was continued to the September 13 meeting for further refinement.

Key Outcomes

• Denied the conditional use request for the 16-unit townhome development (PC 2021-539) by a vote of 3-1 (Aye: Anglewicz, Chuparkoff, Jones; Nay: Stolle). The board found the proposal did not comply with the Conditional Use Standards in §1206.02, particularly screening, orientation, architecture, and density compatibility.
• Approved the tree clearing authorization for a medical office building at 231 Seasons Road (PC 2021-804) by a vote of 4-0, subject to five conditions: (1) documentation of compliance with Summit Soil and Water Conservation District and Army Corps of Engineers, (2) adjustment of clearing limits to maintain a 10-foot setback to the east, (3) addressing assistant city engineer comments, (4) installation of silt fencing to mark clearing limits, and (5) a status update at the September site plan review.
• Continued discussion on the agricultural text amendments (PC 2021-827) to the September 13, 2021 meeting; staff will incorporate public and commission feedback and bring a revised draft for potential vote.