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Record of Proceedings

Hudson Planning Commission Meeting: July 8, 2024 – Canterbury Crossing Denied, Laurel Lake Tabled

Planning Commission — Monday, July 8, 2024

BodyHudson, Ohio

SessionPlanning Commission

DateMonday, July 8, 2024

StatusFILED

Video Record

0:00 / 3:57:52

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:03

Good evening.

0:04

I'd like to call to order the City of Hudson Planning Commission meeting for Monday, July 8th, 2024 at 7:30 p.m.

0:13

Mr.

0:14

Sugar, would you please call the roll?

0:16

Yes.

0:17

Ms.

0:17

Norman.

0:18

Here.

0:19

Mr.

0:19

Romano.

0:20

Here.

0:21

Mr.

0:21

Stoly.

0:22

Here.

0:22

Mr.

0:22

Nystrom.

0:23

Here.

0:25

Seeing we have four commissioners, we do have a quorum.

0:29

Next, we'll move in, move on to uh swearing in for anyone, including staff wishing to address the commission during tonight's meeting.

0:38

Please stand and raise your right hand.

0:44

Do you swear or affirm under the penalty of perjury that the testimony you give tonight will be the truth?

0:50

If so, please say I do.

0:53

I'll remind everyone that when addressing the commission, please come to the podium, speak into the microphone as this meeting is being recorded, and begin by stating your name and providing your street address.

1:06

Next item on our agenda is correspondence.

1:09

I'd like to ask staff and commission members to disclose any outside correspondence received since our last meeting.

1:15

Specifically, Mr.

1:16

Sugar, can you please review the items received to date?

1:20

Yes.

1:20

Uh we received one general correspondence that's under um item four there.

1:26

Correspondence that that was an email uh that was sent in today.

1:30

And each application has had its own separate correspondence attached.

1:34

Um we've been receiving correspondence throughout the course of the day up up until um the meeting today.

1:40

So that has been updated in the agenda, and uh most of those items are printed out for the for the planning commission members as well.

1:47

Thank you.

1:47

Any additional items seeing none, we can move on to public discussion.

1:55

This is the time for anyone who'd like to address the commission on topics not listed within tonight's agenda.

2:08

Hearing none, we can continue to the next agenda item.

2:12

Approval of minutes.

2:14

Uh we'll move on to the approval of meeting minutes for the joint workshop with city council held on April 25th, 2024.

2:23

Are there any suggested corrections or clarifications?

2:26

I have just one question, Mr.

2:28

Chairman.

2:29

Um, just a this is just a I don't know, a technical question, I guess really for staff.

2:34

Since it was a meeting of joint worship workshop with city council, the fact that Ms.

2:39

Liter and Ms.

2:40

Obert were there to present, they don't need to be listed as the attendees.

2:45

Um, or should they be mentioned there?

2:47

They're mentioned in the body of the discussion item.

2:51

So I I just didn't know what the right protocol was.

2:54

Just overall, we just tried to make these align with the with the council minutes.

2:58

So we tried to make cleaner record, have those items aligned.

3:02

So I get maybe if that helps that's that was a general approach that we took.

3:06

Just then for the record, then in that paragraph related that refers to them.

3:11

Would you mind inserting their first names just so there's no confusion?

3:15

Of course.

3:16

Um, in the future.

3:16

Okay, that's the only suggestion I have.

3:20

Any others?

3:23

Mr.

3:23

Sugar, will you please take the vote?

Discussion Breakdown — Share of Meeting

Land Use Regulation██████████████████████████████████34%

Stormwater Management█████████████13%

Environmental Protection██████████10%

Engineering And Infrastructure██████████10%

Procedural███████7%

Planned Development███████7%

Senior Facility EMS██████6%

Public Comment███3%

Public Engagement███3%

Summary of Proceedings

Hudson Planning Commission Meeting – July 8, 2024

The Hudson Planning Commission met on Monday, July 8, 2024, at 7:30 PM in Town Hall, 27 East Main Street, Hudson, Ohio. Four commissioners were present (Norman, Nystrom, Romano, Stolle), with two absent (Vaughan and Jones). The meeting covered approval of prior minutes, two public hearings, and a staff update. The Commission denied the preliminary subdivision for Canterbury Crossing and tabled the Laurel Lake conditional use and site plan request to August 21, 2024.

Consent Calendar

The April 25, 2024 joint City Council/Planning Commission meeting minutes were not approved due to a tie vote (2 ayes, 2 abstentions) and were continued to the next regular meeting.
The May 13, 2024 Planning Commission meeting minutes were approved with edits (4-0).

Public Comments & Testimony

Canterbury Crossing (Case 2023-676)

Betty Moon (277 Ravenna Street) questioned traffic increase on Ravenna Street and whether a traffic analysis had been conducted.
Skyler Sutton (2243 Ravenna Street) objected to the approval process, stating the compatibility review for a different plan should not apply, and raised concerns about stormwater overflow, discharge pipes directly onto his property, density standards, and stormwater pond sufficiency.
Matt Miller (310 Ravenna Street) described water runoff directed onto his property and concerns if the application is approved.
Joshua Manley (2078 Ravenna Street) expressed concerns about rural character, the homebuilder's history, a recent survey showing little desire for this type of development, increased traffic, and stormwater problems.
Dana Zahuranec (2161 Ravenna Street) questioned who pays for sewer line extension, stated proposed signage would not enhance rural character, and asked about removed dirt, pond water levels, aeration, and stormwater drainage.
Chris Cosma (2242 Ravenna Street) read a submitted letter objecting to the plan, estimating over 300,000 square feet of impervious surface and urging rejection.
John Slagter (950 Main Ave, Cleveland), attorney for the developer, argued the plan was revised to address concerns, agreed to remove lot 13, stated a traffic study was completed, and noted that the Land Development Code (LDC) has ambiguities.
John Russell (Prestige Builder Group) spoke to housing diversity, current housing market trends, and a five-to-six-year buildout timeline.

Laurel Lake (Case 2024-221)

Mimi Becker (47 Laurel Lake Drive) raised concerns about the traffic survey not considering truck traffic and staff vehicles, headlight glare into unit 5, and water runoff and contaminants requiring a water quality study.

Discussion Items

Canterbury Crossing Preliminary Subdivision (Case 2023-676)

Staff introduced the application as the second of three steps for a 34-lot open space conservation subdivision, noting the applicant made appreciable changes but wetland documentation and other items remained.
Chris Brown (representing Kuchar LLC and George Vizmeg) presented revisions, including increased open space to 52% (50% required), relocation of lots, and plans to fill certain wetlands with Army Corps/Ohio EPA permits.
Commissioners and staff discussed stormwater management, tree clearing, utility connections, density calculations, compatibility, and ecological integrity.
City Engineer David Rapp discussed stormwater and potential improvements to neighboring properties.
Commissioner Norman led detailed questioning about rural character, housing diversity, compatibility, environmental impacts, and compliance with the LDC's open space conservation provisions.
Public testimony raised significant concerns about flooding, drainage, and property impacts.
After discussion, Commissioner Norman made a motion to deny, with findings of fact including incompatibility, violation of open space conservation rules, failure to protect environmentally sensitive areas, and lack of innovative design.
The motion to deny was approved 4-0.

Laurel Lake Conditional Use and Site Plan (Case 2024-221)

Staff reviewed the application for seven additional duplex buildings (14 units) on the continuing care retirement community site, noting a previous conditional use approval had lapsed.
Jeff Jardine (Riverstone Company) presented the proposal, addressing staff comments on pond setbacks, tree clearing, building 5's setback, and light pole heights.
Donna Anderson (Laurel Lake Marketing Director) reported 92% occupancy in independent living, 100% villa occupancy/reserved, and a waiting list of two to three years.
David Oster (Laurel Lake) stated total estimated construction cost would be around $10 million.
Commissioners questioned impacts on natural resources, ecological integrity, licensing, and the financial stability of Laurel Lake.
Public comment from Mimi Becker highlighted safety and environmental concerns.
After discussion, Mr. Stolle moved to table the public hearing to August 21, 2024, with conditions including a 50-foot wetland setback, further engineering review, and applicant plan revisions.
The motion carried 4-0.

Key Outcomes

Canterbury Crossing (Case 2023-676): Denied preliminary subdivision (4-0). The Commission adopted findings of fact citing non-compliance with the Land Development Code.
Laurel Lake (Case 2024-221): Public hearing tabled to August 21, 2024, with revised site plan due by July 24, 2024. The Commission will further review building 5, bank stabilization, and other issues.
Minutes: April 25, 2024 minutes not approved due to tie; May 13, 2024 minutes approved.
Staff Update: Comprehensive Plan review special meeting scheduled for July 22, 2024.
Adjournment: 11:27 PM.

Meeting Transcript

Good evening. I'd like to call to order the City of Hudson Planning Commission meeting for Monday, July 8th, 2024 at 7:30 p.m. Mr. Sugar, would you please call the roll? Yes. Ms. Norman. Here. Mr. Romano. Here. Mr. Stoly. Here. Mr. Nystrom. Here. Seeing we have four commissioners, we do have a quorum. Next, we'll move in, move on to uh swearing in for anyone, including staff wishing to address the commission during tonight's meeting. Please stand and raise your right hand. Do you swear or affirm under the penalty of perjury that the testimony you give tonight will be the truth? If so, please say I do. I'll remind everyone that when addressing the commission, please come to the podium, speak into the microphone as this meeting is being recorded, and begin by stating your name and providing your street address. Next item on our agenda is correspondence. I'd like to ask staff and commission members to disclose any outside correspondence received since our last meeting. Specifically, Mr. Sugar, can you please review the items received to date? Yes. Uh we received one general correspondence that's under um item four there. Correspondence that that was an email uh that was sent in today. And each application has had its own separate correspondence attached. Um we've been receiving correspondence throughout the course of the day up up until um the meeting today. So that has been updated in the agenda, and uh most of those items are printed out for the for the planning commission members as well. Thank you. Any additional items seeing none, we can move on to public discussion. This is the time for anyone who'd like to address the commission on topics not listed within tonight's agenda. Hearing none, we can continue to the next agenda item. Approval of minutes. Uh we'll move on to the approval of meeting minutes for the joint workshop with city council held on April 25th, 2024. Are there any suggested corrections or clarifications? I have just one question, Mr. Chairman. Um, just a this is just a I don't know, a technical question, I guess really for staff. Since it was a meeting of joint worship workshop with city council, the fact that Ms. Liter and Ms. Obert were there to present, they don't need to be listed as the attendees. Um, or should they be mentioned there? They're mentioned in the body of the discussion item. So I I just didn't know what the right protocol was. Just overall, we just tried to make these align with the with the council minutes.

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