Hudson Planning Commission Meeting - August 28, 2023

The Planning Commission of Hudson, Ohio, met on Monday, August 28, 2023, at 7:30 PM in Town Hall. The meeting included a public hearing on a conditional use and site plan application (PC 2023-556) for a golf cart storage barn at the Country Club of Hudson. After extensive testimony and deliberation, the Commission voted 4-0 to approve the application subject to several conditions, including a determination by the City Solicitor on whether the barn is a principal or accessory structure.

Consent Calendar

• Approval of Minutes (August 14, 2023): The minutes were approved as amended by a vote of 5-0-1 (one abstention). Commissioner Furbee abstained.

Public Comments & Testimony

• No public comments were offered on items not on the agenda.
• Public Hearing Testimony (PC 2023-556):
  • Mark Rose, Country Club of Hudson General Manager, presented the proposal, stating the new barn would replace open-air storage of 60 gas golf carts with indoor storage for electric carts, reducing noise and removing a gas tank. He noted the barn would operate from approximately 7 AM to 9 PM, April through November, and that the three garage doors on the south side would only be used to pull carts out in the morning.
  • Mark Stockman, attorney for neighboring homeowners Tim and Marlene Emery (2199 Middleton Road), argued that the barn is an accessory use (not principal) and that the code permits only four accessory structures on a lot; he counted nine existing accessory structures. He further argued that as a vehicular maintenance/cleaning facility, it must be located a minimum of 500 feet from any residential lot line per Table 1206.01 of the Land Development Code (LDC).
  • Marlene Emery testified for over 50 years as a neighbor, detailing a history of unfulfilled promises by the club (e.g., a ball washing machine that was never moved despite agreements, and prior conditions not met). She stated the barn would be 60 feet from her property, ruin her view and quiet enjoyment, and devalue her property. She displayed a photo rendering superimposing the proposed building on her backyard.
  • Chris Beegle (2217 Middleton Road) expressed hope the Commission would follow the law and noted his experience working at a golf course: doors would likely be open all day, not just in the morning.
  • Amy Rayer (7590 Wake Robin Drive) raised concerns about the proposed stormwater basin near her property, affecting her view and creek maintenance. She requested the basin be moved 50 feet from the riparian corridor and aesthetically screened.

Discussion Items

• Staff Report (Nicholas Sugar, City Planner): The staff recommended conditional approval with conditions including relocating the south-facing garage doors to the north, moving the stormwater basin to comply with riparian setbacks, revising lighting and landscaping plans, and addressing comments from the City Engineer and Fire Marshal. Staff determined the building is a principal structure.
• Commission Deliberation:
  • Commissioners debated whether the barn is a principal or accessory use. Chair Stolle and Commissioner Vaughan believed it is a principal use integral to a golf course. Commissioners Furbee and Romano sought guidance from the City Solicitor to resolve the ambiguity.
  • A consensus emerged that the garage doors should not face south (toward the Emery property). The stormwater basin must be relocated to meet setbacks, and a compliant buffer yard with additional landscaping should be provided.
  • The ball washing machine, currently a noise source, should be moved inside the barn.
  • All conditions from the City Engineer (David Rapp) and Fire Marshal (Shawn Kasson) must be fully satisfied.
• Applicant Response: Attorney Laurie Haas (representing the club) maintained the barn is a principal use, the setbacks are met, and the design would improve the current situation. She offered to move the ball washing machine to the golf center (outside) but later agreed to place it inside the barn if required.

Key Outcomes

• Motion and Vote: Commissioner Romano moved, and Commissioner Vaughan seconded, to approve the conditional use and site plan subject to the following conditions:
  1. The City Solicitor shall determine whether the proposed building is a principal or accessory structure. If determined to be principal, the application may proceed to zoning certificate issuance.
  2. The garage door orientation shall be revised so no doors face south. All hardscape removed from the south side; only plantings shall remain between the building and the south property line.
  3. The stormwater management basin shall be relocated to comply with the 50-foot riparian setback, with additional landscaping to shield it from neighboring properties.
  4. Lighting shall comply with LDC Section 1207.14 (motion sensors, reduced levels, no more than 0.1 footcandles at property line).
  5. Landscaping: no existing trees along the south property line shall be removed; a minimum of eight evergreens per 100 lineal feet (6 ft minimum height) shall be installed; the bufferyard shall extend the full length of the southern limit of disturbance.
  6. All comments from Assistant City Engineer David Rapp (Aug. 22, 2023) shall be addressed.
  7. All comments from Fire Marshal Shawn Kasson (Aug. 15, 2023) shall be addressed.
  8. The building design must be approved by the Architectural and Historic Board of Review (AHBR).
  9. Ball washing equipment shall be located inside the proposed barn.
  10. Silt fencing or polypropylene fencing shall be installed to mark and protect clearing limits.
  11. All conditions must be satisfied before a preconstruction meeting with city officials and issuance of a zoning certificate.
  • Vote: 4 yeas (Stolle, Vaughan, Furbee, Romano); 2 recused (Jones, Norman).
• Staff Update: The Commission discussed scheduling a Land Development Code (LDC) update workshop, targeting October 2, 2023, or November if a consultant is unavailable. The Comprehensive Plan steering committee also met.
• Adjournment: The meeting adjourned at 10:49 PM.