Hudson Planning Commission Meeting - May 8, 2023

The Hudson Planning Commission held its regular meeting on May 8, 2023, at 7:30 PM in Town Hall. The primary agenda item was a public hearing on a conditional use and site plan request for a new parking lot at Western Reserve Academy (WRA). The Commission also conducted a first reading of proposed amendments to its Administrative Rules and discussed topics for the 2023 Land Development Code (LDC) updates.

Consent Calendar

• Approval of Minutes: The April 10, 2023, meeting minutes were approved unanimously (6-0).

Public Comments & Testimony

• No members of the public addressed the Commission during the public hearing for the WRA parking lot.

Discussion Items

• PC 2023-303 – Western Reserve Academy Parking Lot: The applicant proposed converting existing tennis courts at the corner of N. Main Street and E. Prospect Street into a 35-space parking lot to serve staff at Morgan Hall and alleviate parking pressure at Ellsworth Hall. Key discussion points included: staff recommendations (sidewalk extension along N. Main, preservation of Scotch pine trees, lighting compliance, curb cut removal), applicant’s request to remove the sidewalk requirement and modify landscaping/lighting to align with campus character, and interpretations of the LDC regarding accessory structures versus district parking standards. Commissioners expressed varied positions: several supported the project as a reuse of impervious surface and safety improvement; one commissioner (Norman) opposed it, citing concerns about the land’s best use, consistency with code, and the prominent corner location. The City Arborist had deemed the pine trees healthy but with shallow roots, and the lighting plan was debated for consistency with campus.
• Administrative Rules Amendments (First Reading): Staff presented proposed updates to the Planning Commission’s administrative rules. Commissioners noted a conflict between the proposed 4-day timeline for staff report distribution and the LDC’s 5-day requirement; it was agreed to align with the LDC. No vote was taken; a second reading is scheduled for June.
• LDC Update Discussion: The Commission discussed draft topics for 2023 LDC updates, including blending residential development, solar code review, tree preservation standards, and definitions of density. It was noted that City Council prefers to wait for the new comprehensive plan before major code rewrites. Chair Stolle suggested scheduling a workshop on planning best practices and engaging the City Arborist more formally in site plan reviews. The Comprehensive Plan Update Committee will release a community survey and hold a workshop on June 7.

Key Outcomes

• WRA Parking Lot Approval: The Commission approved the conditional use and site plan (PC 2023-303) by a 5-1 vote (Ms. Norman dissenting). The approval was subject to conditions, including: removal of the curb cut on College Street; specific landscaping revisions (Street Keeper Honeylocust trees along N. Main, Columnar Sweet Gum trees along E. Prospect, additional perimeter parking lot landscaping); addressing comments from the Assistant City Engineer; and no sidewalk required along N. Main Street, contingent on the City Solicitor’s concurrence that sidewalks are not mandated by code, otherwise the applicant must install the sidewalk or seek a variance.
• Administrative Rules: The first reading was completed; amendments are expected to be adopted at the June 12 meeting after a second reading.
• LDC Updates: The Commission will work with staff to schedule a workshop on planning best practices and will proceed with targeted code amendments as recommended by staff, while larger updates await the comprehensive plan.