Hudson Planning Commission Meeting - March 13, 2023

The Hudson Planning Commission met on Monday, March 13, 2023, at 7:30 PM in Town Hall. The meeting lasted until approximately 12:30 AM. Key actions included approval of a conditional use and site plan for American Fireworks' additional fireworks storage containers and continuation of a site plan review for a 33-unit townhome development (Preserve on Darrow) to a future meeting.

Consent Calendar

• Minutes Approval: The minutes from the February 13, 2023, meeting were approved as edited (3 ayes, 1 abstention by Chair Stolle who was absent at that meeting). Corrections included typographical fixes and additions to a motion wording.

Public Comments & Testimony

• Non-Agenda Public Discussion: Kathy Gerrard (2370 Danbury Lane, representing League of Women Voters) invited commissioners to a climate roundtable on April 12, 2023.
• American Fireworks Public Testimony: Several residents spoke during the public hearing:
  • Jeffrey Morris (2058 E. Highgate Ct.) questioned protocol for receiving materials at the meeting and argued that "inward" means toward the center.
  • Margaret Francetic (2121 Jonathan Ct.) noted an incorrect legend on a soil survey map and questioned the safety of a fireworks company in a residential area.
  • Tina Grisse (2068 E. Highgate Ct.) expressed that commissioners had not adequately read citizens' letters and detailed concerns about increasing storage capacity and blast zones.
  • Sunita Steele (1994 W. Highgate Ct.) pointed out inconsistencies in container labeling and quarterly reports, requesting clarity on definitions.
  • Matthew Vansuch (attorney for neighbors) argued that American Fireworks prioritized profits over safety by maximizing pod placement and that the stormwater plan was inadequate.
• Preserve on Darrow Public Testimony: Inge Orendt (118 Atterbury) encouraged approval, citing a lack of downsizing options in Hudson for seniors.

Discussion Items

• American Fireworks (PC 2022-1041): The commission continued discussion from January 9, 2023. Staff presented updates on landscaping, wetland delineation, and container orientation. The applicant (Tony Coyne, attorney, and Roberto Sorgi) disputed staff's interpretation that containers along the north property line should be oriented north-south with doors facing south, arguing the code only requires "inward facing" away from adjacent properties. Commissioners debated whether "interior of the lot" meant geometric center or simply not outward. After public testimony, a motion was made by Ms. Norman to approve with conditions including: revised landscaping, a one-year landscape bond at 110% of cost, addressing engineer and fire marshal comments, relocating chain-link fence outside wetland setback, and consistent labeling. The motion passed 3-1.
• Preserve on Darrow (PC 2022-583): The applicant (Hannah Cohan of Triban Investments and Tom Sutcliffe of Drees Homes) presented revised plans reducing density to 33 townhome units and addressing engineering comments. The primary issue was garage orientation: the code requires garages not to face streets, but the applicant argued that private drives are not public streets and that front-facing garages allow more green space and a better product for downsizing seniors. Staff recommended denial due to conflict with architectural design standards (massing, pedestrian friendliness). Commissioners expressed concerns about incomplete application (lack of limits of disturbance, tree preservation plan, and plat) and the need for compliance with design standards. The applicant requested a continuance to revise plans. The commission agreed to continue to the May meeting, noting the conditional use approval expiration.

Key Outcomes

• American Fireworks: Motion to approve conditional use and site plan (Case 22-1041) passed 3-1 (Norman, Stolle, Vaughan aye; Romano nay) with conditions:
  1. Revise landscape plan (Sheet C103) with additional plantings along north and southeast property lines.
  2. Submit landscape bond of 110% of installation cost, released after one-year maintenance inspection.
  3. Address comments from Assistant City Engineer (March 2, 2023 correspondence).
  4. Address comments from Fire Marshal (January 5, 2023); ATF and State Fire Marshal to set operational rules.
  5. Relocate proposed chain-link fence outside wetland setback, with design submitted to AHBR.
  6. Revise site plans for consistent container labeling, matching future quarterly reports.
• Preserve on Darrow: The application was continued to the May 8, 2023, meeting to allow the applicant to submit a complete application addressing limits of disturbance, tree preservation, revised garage orientation (targeting 30% side-load), and a plat for fee-simple lots. The commission noted the conditional use approval requires full approvals within one year.

Other Business

• Chair Stolle recognized former member Mr. Lehman for 18 years of service.
• The administrative rules update remains on the agenda for the next meeting.
• The Comprehensive Plan Steering Committee is progressing; a public survey planned.

Note: The meeting ran late due to the length of the American Fireworks hearing; the built-in alarm sounded at 12:30 AM.