The Hudson Planning Commission met on Monday, November 18, 2024, at 7:30 PM in Town Hall. Chair David Nystrom called the meeting to order with all seven members present. After swearing in all testifiers, the commission addressed routine approvals, a continued text amendment, and a major site plan request.
Correspondence: One item of correspondence related to Case 2024-1186 (Preserve of Hudson) was noted.
Old Business – Text Amendment to Section 1206.05 (Case 2024-1085): Staff presented updated language addressing non-conforming residential properties’ ability to rebuild or expand after destruction. Commissioners discussed potential disparities between reconstruction (allowed up to 150% of previous floor area) and additions (limited to 25% enlargement under Section 1206.05(e)(1)(C)). Commissioner Stolle highlighted the inequity, and the commission directed staff to reconcile the conflict. A motion to postpone consideration with a directive to align the text with Section 1206.05(e)(1)(C) passed unanimously (7–0).
New Business – Preserve of Hudson Major Site Plan (Case 2024-1186): The applicant, represented by Kevin Hoffman (Polaris Engineering) and Hanna Cohan (Triban Investment), sought approval for a 29-unit townhome development. Commissioner Norman identified missing submittal requirements from Appendix A of the Land Development Code, including full staking (property boundaries, building envelopes, limits of disturbance, parking areas) and a performance bond. Staff clarified staking is for commission orientation, and the performance bond is typically required post-approval. The applicant stated staking was partially done but removed, and offered a letter of bonding ability. Commissioner Norman argued the application was incomplete and moved to table. After debate on precedent and fairness, the motion carried 4–3 (Norman, Romano, Nystrom, Innamorato in favor; Stolle, Vaughan, Smith opposed). The item was tabled until the December 9, 2024 meeting, contingent on full staking (or explanation of impossibility) and a written bonding capability statement, to be completed within 10 days.
Good evening. I'd like to call to order the City of Hudson Planning Commission meeting for Monday, November 18th, 2024 at 7:30 p.m. Mr. Sugar, would you please call the roll? Yes. Ms. Norman? Here. Mr. Inamerado? Here. Mr. Romano? Here. Ms. Smith? Here. Mr. Stoley? Here. Mr. Vaughan? Here. Mr. Nistrom. Here. Seeing we do have a quorum, we can proceed with tonight's meeting. Next, for anyone, including staff wishing to address the commission during tonight's meeting, please stand and raise your right hand. Give me a chance. 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. When addressed in 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 move on to the approval of the Planning Commission meeting minutes for October 14th, 2024. Are there any suggested corrections or clarifications? Mr. Chairman. Yes. And he did provide me with an updated set of minutes that included that proceeding. It's on the agenda if you click it now on the link. Okay. But it says that we're going to be able to do that. You might not have known Commission members that it's been updated. And I'll just for the benefit of the good of the order. It says in bold at the appropriate place in the conversation, which would be at the bottom of page two. Quote Mr. Stoley made a motion second to my by Mr. Vaughn to continue the application to November 18, 2024 Planning Commission meeting. The ayes were three, Mr. Stoley, Mr. Vaughn, and Mr.