Hudson Planning Commission Meeting - October 9, 2023

The Hudson Planning Commission met on Monday, October 9, 2023, at 7:30 PM at Town Hall, 27 East Main Street. The meeting included a public hearing and conditional use approval for a 7,539 sq. ft. addition to Ellsworth Hall at Western Reserve Academy, a compatibility review for the proposed 34-lot Canterbury Crossing subdivision, a first reading of administrative rule changes, and staff updates. The meeting adjourned at 11:00 PM.

Consent Calendar

• Approval of Minutes (September 11, 2023): The minutes were approved as edited (motion by Mr. Nystrom, seconded by Ms. Jones). Vote: 5 ayes (Ms. Jones, Ms. Norman, Mr. Nystrom, Mr. Stolle, Mr. Furbee), 1 abstention (Mr. Romano, who was absent at the prior meeting).

Public Comments & Testimony

• Western Reserve Academy (PC 2023-789): No public comments were offered.
• Canterbury Crossing (PC 2023-676) – Public Discussion:
  • Richard C. Fedorovich (6575 Chestwick Lane): Expressed full support for Prestige Builder Group, stating his wife and neighbors are very satisfied with their Prestige-built home and that the development offers needed housing options for those wishing to stay in Hudson.
  • Chris Cosma (2242 Ravenna Street): Opposed the project, citing flooding concerns from the headwater springs of Brandywine Creek, light pollution incompatible with rural character, increased traffic on Ravenna and Stowe Roads, noise from garbage trucks, and negative impacts on the adjacent riding arena.
  • Robert Vizmeg (6395 Ridgeline Drive): Supported the development, arguing that Hudson needs new, high-quality homes to attract and retain young families, and that the project represents progress.
  • Melissa Jones (2233 Ravenna Street, speaking as a private citizen after recusing herself from the commission): Argued that the proposal does not comply with the Comprehensive Plan or Land Development Code. She cited specific plan goals for rural character, low-density (less than 1 unit per 2.5 acres), and noted that the Comprehensive Plan identifies this area for low-impact cluster development. She stated that the plan uses the south side’s undesirable land to meet open space requirements while developing the north side intensively, and that the Ohio Revised Code defines subdivision as requiring contiguous land, making this two separate subdivisions. She also noted she had received a threat of legal action from the applicant’s attorney.
  • Skyler Sutton (2243 Ravenna Street): Opposed, stating that trusting the developer’s judgment cannot override code requirements. He highlighted that the applicant admitted one side of Ravenna Street is more developable, indicating two incompatible densities, and that the existing character is large rural lots, not traditional neighborhoods.
  • Dan Walker (7610 Warren Point Lane): Supported, having lived in three Prestige homes and praising their quality. He urged the commission to have an open mind to provide housing for residents who want to stay in Hudson.

Discussion Items

• PC 2023-789 – Western Reserve Academy, Ellsworth Hall Addition:

  • Staff Presentation (Nicholas Sugar): The project is a conditional use and site plan request for a 7,539 sq. ft. addition to the dining hall, with a net increase of 4,800 sq. ft. after demolishing a 1990s addition. The addition will allow the entire student and faculty body (approx. 500 people) to dine together; the current hall seats 350. Site modifications include expanded curb cut, split boulevard for gas lines and fire truck turnaround, new loading dock, outdoor patio, green roof, and upgraded electrical and sprinkler systems. Cost is approximately $19 million, with construction from January 2024 to June 2025.
  • Applicant Presentation (Mark Olson, Bialosky Cleveland; Seth Duke, project manager): Detailed design respects historic architecture. The alternative plan (deduct alternate) removes tiered seating in favor of landscaped berms. Lighting will be reduced to meet code. The city arborist’s concerns about legacy trees (white oak, red oak, locust) are being addressed.
  • Commissioner Questions: Addressed lighting levels, tree protection, loading dock screening height (staff recommended 8 ft vs. proposed 10 ft), ADA compliance, green roof access (maintenance only), and stormwater management.
  • Final Action: The commission approved the conditional use and site plan 6-0, subject to five modified conditions:
    1. Remove staff recommendation for single curb cut; allow dual access as proposed.
    2. Loading dock screening: applicant may use alternative screening (e.g., planter wall with shrubs) to achieve compliance with Section 1206.03(b)(5)(B), or seek a variance for a 10 ft wall.
    3. Revise landscaping plan per city arborist: protect white oak, preserve red oak adjacent to detention basin, relocate grading near locust tree, and provide a landscape bond at 110% of installation cost.
    4. Reduce outdoor lighting to comply with 1207.14; adopt the alternative plan (removing tiered seating).
    5. Address all comments from Assistant City Engineer David Rapp (September 29, 2023 letter).

• PC 2023-676 – Canterbury Crossing Compatibility Review (Concept Plan):

  • Staff Overview: The proposal is for a 34-lot single-family open space conservation subdivision on ~98 acres at Ravenna and Stowe Roads. This is a compatibility review only; no decision is made.
  • Applicant Presentation: Chris Brown (Kutchar LLC/Prestige Builder Group) noted the plan is entirely new (not the previous 160-180 home proposal). John Russell (Prestige Builder Group) emphasized the company’s 30+ year history in Hudson, building 1,300+ homes, and commitment to high quality. Attorney John Slagter argued that the code’s compatibility review should consider all permitted uses (e.g., kennels, cemeteries) and that the development meets open space conservation standards. He asserted the parcels are contiguous under Ohio law.
  • Commissioner Feedback:
    • Several commissioners expressed concern that the proposal effectively treats the two sides of Ravenna Road as separate subdivisions, with the north side intensely developed and the south side used to meet open space requirements. They questioned whether this complies with the Comprehensive Plan and Land Development Code, which require contiguous preservation and compatibility with existing rural residential density (less than 1 unit per 2.5 acres).
    • Ms. Norman stated the plan does not meet the purposes of the code, particularly regarding preserving agricultural lands, managing growth, and stabilizing property values. She recommended the applicant submit two separate subdivisions, cluster lots near 10,000 sq. ft. minimum, and demonstrate minimal land disturbance.
    • Mr. Nystrom requested a full set of soil borings with water table analysis for the preliminary application.
    • Concerns were raised about wetlands discrepancies (a prior delineation showed more wetlands than the current study), stormwater runoff/flooding, and traffic impacts.
  • No formal motion was made; the commission provided extensive guidance. The applicant must address these issues before submitting a preliminary subdivision application.

• PC ADMIN – Updates to Administrative Rules (Conflict of Interest Text):

  • Chair Stolle conducted a first reading of the proposed amendment to reference Ohio Revised Code Chapter 102. No comments were made by commissioners. A second reading will occur in November.

Key Outcomes

• WRA Ellsworth Hall Addition (PC 2023-789): Approved 6-0 with five conditions (as modified). The applicant must implement the alternative plan, reduce lighting, protect specified trees, and address engineer comments.
• Canterbury Crossing (PC 2023-676): No vote taken. The commission gave strong feedback indicating significant concerns about compatibility, lot layout, open space distribution, and compliance with the Comprehensive Plan. The applicant was advised to consider bifurcating the project, clustering homes, and submitting complete preliminary materials.
• Administrative Rules: First reading completed; second reading scheduled for November 13, 2023.
• Staff Updates: No path to revoke the Turnpike staging permit; council reviewing vape shops, tattoo parlors, and North Main Street uses; Comprehensive Plan community workshop postponed to January 31/February 1, 2024; discussion of potential Land Development Code rewrite deferred to spring.
• Next Meeting: November 13, 2023, with agenda items including a conditional use for a bank conversion and possibly a preliminary subdivision review for Pine Ridge.