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Record of Proceedings

Hudson Planning Commission Meeting – January 10, 2022

Planning Commission — Monday, January 10, 2022
BodyHudson, Ohio
SessionPlanning Commission
DateMonday, January 10, 2022
StatusFILED
Video Record
0:00 / 1:43:13

Original source
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0:02

Okay, it's 7 30 p.m.

0:05

We want to get started right on time tonight.

0:08

There's another event later on that some people have great interest in.

0:13

Um so we've been called to order.

0:16

Our first order of business is the oath of office to our newest commission member, um Mrs.

0:24

Norman, and that will be administered by council person um Karen Heater.

0:31

So if you'd like to both stand up in front.

0:36

Yes, Mr.

0:37

Chair, I'd like to briefly welcome Sarah Norman to the board.

0:39

Uh she's a longtime Hudson resident.

0:41

Uh she served on our cemetery board most recently, and she has professional experience in planning and preservation law, so those are good good traits to have on the planning commission board.

0:50

We're happy to have her have her join us.

0:52

Excellent.

0:53

Excellent.

0:53

Welcome again.

1:04

That's great.

1:06

So I think you just repeat after me.

1:07

All right.

1:08

Ms.

1:08

Ray.

1:10

Aye.

1:11

Aye.

1:12

Zero.

1:13

Do you solidly swear?

1:15

Do you sound like swear that I will support the constitution of the United States?

1:24

And the Constitution of the State of Ohio.

1:26

And the laws of the city of Hudson and the laws of the city of Hudson.

2:00

Again, welcome Mrs.

2:02

Norman.

2:04

To make this official, if Mr.

2:06

Scherter would call a roll.

2:08

Yes.

2:09

Mr.

2:10

Nystrom?

2:11

Here.

2:11

Ms.

2:12

Jones?

2:12

Here.

2:13

Mr.

2:13

Lehman?

2:14

Eric.

2:14

Mr.

2:15

Bond?

2:15

Here.

2:16

Mr.

2:16

Stoley?

2:17

Here.

2:18

Ms.

2:18

Norman.

2:19

Here.

2:20

And we're one member short.

2:23

Yes.

2:24

So we have one vacancy, but we do have a quorum.

2:28

Next order of business is election of officers for calendar year 2022.

2:35

That includes the office, offices of chair, vice chair, and design subcommittee.

2:45

So with that, I will entertain um nominations for chair.

2:54

Oh, sorry.

2:55

I would like to nominate current chair Stoley to be our continuing chair.

3:00

I would like to second that nomination.

3:03

Thank you.

Discussion Breakdown — Share of Meeting
Historic Preservation████████████████████████████████32%
Miscellaneous████████████████████████████28%
Procedural██████████████████18%
Land Use Regulation█████████████████17%
Landscaping█████5%
Summary of Proceedings

Hudson Planning Commission Meeting – January 10, 2022

The Hudson Planning Commission met on Monday, January 10, 2022, at 7:30 PM in Town Hall, 27 East Main Street. The meeting included the election of officers for 2022, the swearing‑in of a new commissioner, approval of prior minutes, and two public hearings: a site plan for Acme Fresh Market’s renovation and a zoning map amendment to expand the Historic District to include Elm Street and Roslyn Avenue. The meeting adjourned at 9:13 PM.

Consent Calendar

  • Approval of Minutes (December 13, 2021): The minutes were approved unanimously (5‑0) with Commissioner Norman abstaining because she was not present at that meeting.

Election of Officers

  • Chair: Ronald Stolle was re‑elected as Chair of the Planning Commission by unanimous vote.
  • Vice Chair: David Lehman was elected Vice Chair by unanimous vote.
  • Industrial District Design Committee Chair: David Lehman was elected Chair by unanimous vote.
  • Alternate Chair: Melissa Jones was elected Alternate Chair of the Industrial District Design Committee by unanimous vote.

Public Hearings

A. PC 2021‑1351 – Acme Fresh Market Site Plan (116 W. Streetsboro Street)

  • Project Description: A comprehensive interior and exterior building renovation, including a drive‑through pharmacy and curbside pickup, widening sidewalks, new LED lighting, and parking lot reconfiguration. The existing 503 parking spaces would be reduced by 84 to 419, still exceeding the code minimum of 386. The total investment was stated to exceed $8 million.
  • Applicant Presentation: Greg Ernst (AODK Architecture) and Nick Albrecht (President, Acme Fresh Market) explained the safety, traffic flow, and customer convenience benefits. They agreed to all staff recommendations, including additional landscaping along the southern property line and a landscape island near the drive‑through exit.
  • Commission Discussion: Commissioners expressed support for the project, noting adequate parking, the uniqueness of the front‑facing drive‑through (allowed for pharmacies, prohibited for restaurants), and the need for pedestrian connectivity. Staff confirmed no stacking requirements exist in the Land Development Code. Commissioner Norman raised concerns about the front‑facing drive‑through and landscaping buffers; the Commission agreed to note the site’s unique circumstances. Public comment: Karen Heater (63 Hamden Drive) and letters from Paul & Robin Taylor, Mark Stanek, and Joe Doychak requested enhanced landscaping at the rear of the property.
  • Outcome: Approved unanimously (6‑0) with the following conditions:
    1. Provide pedestrian access along the drive‑through location per Section 1205.08(d)(19)(B)(2).
    2. Submit a landscaping plan compliant with Section 1207.04(l)(A) and incorporate an additional island adjacent to the drive‑through exit.
    3. Add pavement markings and signage along the north‑south access west of the grocery.
    4. Submit an updated lighting plan meeting Section 1207.14.
    5. Install additional landscaping along the southern property line per staff exhibit; further study converting parking spaces to landscape beds at the southwest corner.
    6. Exterior alterations subject to Architectural and Historic Board of Review approval.

B. PC 2021‑1368 – Zoning Map Amendment to Expand Historic District (Elm Street and Roslyn Avenue)

  • Project Description: A request to add 44 parcels (Elm Street and Roslyn Avenue) to the City’s local Historic District. The process was resident‑driven, included neighborhood meetings, a consultant study (Naylor Wellman), a National Register application, and a survey with a 91% response rate, the vast majority in support.
  • Staff Presentation: Nick Sugar (City Planner) reviewed the timeline, transparency efforts, and the benefits of preserving the integrity of the homes. The last expansion was in 1989. Homes built after 1963 are exempt from historic standards; homes with non‑historic materials (e.g., vinyl siding) are not required to revert.
  • Commission Discussion: Commissioners noted the high resident engagement and consistency with the Comprehensive Plan. Some concerns were raised about additional burdens on homeowners and the exclusion of the 1927 school building (owned by the school district). Commissioner Norman argued the school building should be included, but staff noted the school district had not been given notice of that discussion.
  • Public Comment: One written comment from Rebecca Reed was received the afternoon of the meeting, objecting to the process; no one spoke in person.
  • Outcome: The Commission recommended approval to City Council (5‑1, Vaughan nay). A separate motion to recommend including the 1927 school building was introduced but withdrawn after debate about purview and lack of notice to the school board.

Other Business

  • 1927 School Building Discussion: Commissioner Norman moved to recommend that City Council consider adding the 1927 high school building to the Historic District. After discussion about the Commission’s authority and the need for proper notice to the school district, the motion was withdrawn. No further action was taken.

Key Outcomes

  • Acme Fresh Market Site Plan: Approved unanimously (6‑0) with six conditions.
  • Historic District Expansion: Recommended to City Council for adoption of Ordinance 21‑160 by a vote of 5‑1 (Vaughan opposed).
  • 1927 School Building: Motion to recommend inclusion withdrawn; no referral made.
  • Next Meeting: Not specified; adjourned at 9:13 PM.

Meeting Transcript

Okay, it's 7 30 p.m. We want to get started right on time tonight. There's another event later on that some people have great interest in. Um so we've been called to order. Our first order of business is the oath of office to our newest commission member, um Mrs. Norman, and that will be administered by council person um Karen Heater. So if you'd like to both stand up in front. Yes, Mr. Chair, I'd like to briefly welcome Sarah Norman to the board. Uh she's a longtime Hudson resident. Uh she served on our cemetery board most recently, and she has professional experience in planning and preservation law, so those are good good traits to have on the planning commission board. We're happy to have her have her join us. Excellent. Excellent. Welcome again. That's great. So I think you just repeat after me. All right. Ms. Ray. Aye. Aye. Zero. Do you solidly swear? Do you sound like swear that I will support the constitution of the United States? And the Constitution of the State of Ohio. And the laws of the city of Hudson and the laws of the city of Hudson. Again, welcome Mrs. Norman. To make this official, if Mr. Scherter would call a roll. Yes. Mr. Nystrom? Here. Ms. Jones? Here. Mr. Lehman? Eric. Mr. Bond? Here. Mr. Stoley? Here. Ms. Norman. Here.

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