Hudson Planning Commission Meeting - December 11, 2023

The Planning Commission of Hudson, Ohio, met on December 11, 2023, at 7:30 PM in Town Hall. The meeting covered four public hearings and one old business item, with votes on conditional use requests, site plans, and text amendments. The meeting adjourned at 11:00 PM.

Consent Calendar

• Approval of Minutes (October 9, 2023): Approved as amended (4-0-1, Vaughan abstained).
• Approval of Minutes (November 13, 2023): Approved as amended (4-0-1, Furbee abstained).

Public Comments & Testimony

• Thomas Bellish (321 Aurora Street): Addressed the Commission regarding recently installed 80-foot lighting towers at Western Reserve Academy's athletic fields. He expressed disappointment, stating the towers create glare, were not properly noticed to neighbors, and exceed the 40-foot height limit for non-building structures. He requested the Commission rescind approval and remove the towers.

Discussion Items

• Old Business – PC 2023-874 (Citizens Bank, 69 W. Streetsboro Street): A conditional use request to convert an existing building to a bank with drive-through facilities. The applicant submitted a revised trip generation report and lighting plan. Discussion focused on traffic stacking, lighting compliance, and a sign recommendation from the city engineer. No public testimony was heard. The Commission approved the conditional use (5-0) subject to conditions including revised lighting, pavement markings, and addressing engineer comments.

• Public Hearing – PC 2023-892 (Shared Driveway, Kilbourne Drive terminus): A conditional use request for a shared driveway serving two proposed single-family homes. Staff introduced the plan, noting variances already granted. Applicant's representative (Joseph Matava, Peninsula Architects) and counsel (Majeed Makhlouf) answered questions about access, utilities, and preservation of the remaining 43-acre parcel. Public testimony: three neighbors submitted written support; no oral testimony. Commissioners discussed maintenance covenants, utility easements, lighting on pillars, and compliance with accessory use standards. The motion to approve passed 4-1 (Norman nay) with conditions requiring an access easement, protective covenants, lighting on pillars, gate prohibition, leaf/snow accumulation space, fire apparatus weight verification, and fire department turnaround revisions.

• Public Hearing – PC 2023-1067 (Ellsworth Meadows Golf Club Clubhouse): A conditional use and site plan request for a 6,000 sq ft clubhouse building. Staff described the project, including a pro shop, restaurant, golf simulators, and parking reconfiguration. Applicant (Jim Wallace, Prospectus Architecture) noted the project is under a $2 million budget and complies with the Parks Master Plan. No public comments were received. Commissioners discussed parking numbers (57 minimum), loading zone conflicts, wetland setbacks, lighting, and design concerns. Commissioner Norman opposed due to excessive parking, insufficient screening, and the building's recessed location. The motion to approve passed 4-1 (Norman nay) with 10 conditions including trash screening, lot consolidation, native plantings in wetland setback, fire department approval for turnaround adjustments, additional lighting, and a loading zone not conflicting with fire lanes or circulation.

• Public Hearing – PC 2023-1087 (Text Amendment – Pawn Shops, Vape/Smoke Shops, Tattoo Parlors, Marijuana Dispensaries): Proposed amendments to Chapters 1205, 1206, and 1213 of the Land Development Code. Staff introduced the amendment, noting it was prompted by a former vape shop and expanded to include marijuana dispensaries at Council's request. Commissioner Vaughan (with industry background) argued for removing language about "criminal activity" and emphasized substance abuse as a mental health issue. Commissioners debated district allowances (D7 vs. D9), setback requirements, trip generation concerns (20.8 AM peak trips per 1,000 sq ft for dispensaries), and definitions. No public comments. After discussion, the Commission recommended approval with revisions: limit to District 9, add hookah lounges, lower vape shop threshold to 25% of gross revenue/floor area, define tattoos as permanent, and resolve conflicts between medical and recreational marijuana definitions. Motion passed 3-2 (Nystrom and Furbee nay, favoring full moratorium).

• Public Hearing – PC 2023-1088 (Text Amendment – Temporary Contractor Offices/Construction Sites): Proposed amendments to Chapter 1206 regarding temporary construction uses. Staff outlined changes including increased setback to 50 feet from residential uses, buffer yard C requirement, and a 14-day public notice via sign at the site. Commissioners discussed sign size, cleanup timelines, and applicability to city projects. No public comments. The Commission recommended approval unanimously (5-0) with an additional condition that the public notice sign be a minimum of 8 square feet.

Key Outcomes

• Citizens Bank Conditional Use: Approved (5-0) with three conditions.
• Shared Driveway (Kilbourne Drive): Approved (4-1) with conditions including access easement, lighting, and fire department requirements.
• Ellsworth Meadows Clubhouse: Approved (4-1) with 10 conditions, including a loading zone and fire department coordination.
• Text Amendment – Restricted Uses: Recommended to City Council (3-2) with eight revisions, including limiting to District 9 and reducing vape shop threshold to 25%.
• Text Amendment – Temporary Construction: Recommended to City Council (5-0) with one revision on sign size.
• Other Business: Chair Stolle noted receipt of ethics documents, an update on the Comprehensive Plan (draft expected March–July 2024), and reminded Commissioners of officer elections at the January 8, 2024 meeting.
• Staff Update: Confirmed a January meeting for Georgetown Road application.

Note: All votes recorded are from the official minutes; abstentions and nays are noted where applicable.