Hudson Planning Commission Meeting – December 9, 2024

The Hudson Planning Commission met on December 9, 2024, at 7:30 PM at Town Hall. Acting Chair Sarah Norman presided over the meeting with five members present (Norman, Stolle, Vaughan, Innamorato, Smith) and two absent (Romano and Nystrom). The commission addressed a text amendment to the Land Development Code, a major site plan for a 29‑unit townhome development, the Growth Management Annual Report, a council check‑in, and the 2025 meeting schedule.

Consent Calendar

• Approval of Minutes (November 18, 2024): The minutes were approved as amended (one typographical correction) by a vote of 5–0.

Public Comments & Testimony

• No members of the public spoke during the public discussion period or during the public hearing for the major site plan.

Discussion Items

• Text Amendment (PC 2024-1085): Staff presented an amendment to LDC Section 1206.05 to provide greater flexibility for non‑conforming residential properties to rebuild or expand. The amendment was revised to align with a related section (1206.05(e)(1)) as requested at the November 18 meeting. Commissioners expressed satisfaction with the revisions. The commission voted 5–0 to recommend the amendment to City Council.
• Major Site Plan – Preserve of Hudson (PC 2024-1186): The applicant (Triban Investment/Knez Homes) proposed 29 townhome condominium units (six buildings, ~1,900 sq. ft. each) on a 12.5‑acre parcel zoned District 3 (outer village residential) and District 7 (office overlay). Staff reviewed revisions made since November 18, including updated landscaping, lighting, stormwater outlet direction, and access easements. The applicant stated the estimated sale price would be in the upper $400,000s to $500,000s. Commissioners discussed price point, design compatibility, the lack of first‑floor master suites, traffic study results (maximum 15 peak‑hour trips), and the future development of the commercially zoned front portion. No public testimony was offered. After deliberation, the commission approved the site plan 3–2, subject to nine conditions (e.g., protective fencing, revised landscaping and lighting plans, public open space fees, access easements, and addressing city engineer comments). Voting Aye: Stolle, Vaughan, Smith. Voting Nay: Norman, Innamorato.
• Growth Management Annual Report: Staff presented the 2025 report noting minimal housing starts (one new single‑family unit in 2024) and the City Manager’s recommendation not to reactivate the allocation system. Commissioners supported the recommendation unanimously (5–0) and discussed potential revisions to the Growth Management chapter of the LDC, including conflicts in the code and the exclusion of senior housing.
• Council Check‑In 2025: Staff outlined the annual check‑in with City Council scheduled for January 28, 2025. Commissioners discussed goals, including the LDC rewrite and recommending updates to the Comprehensive Plan.
• 2025 Planning Commission Schedule: The draft schedule was approved 5–0.

Key Outcomes

• Text Amendment Recommendation: Approved 5–0 to forward to City Council.
• Major Site Plan Approval: Approved 3–2 with nine conditions. The applicant must meet all conditions before a zoning certificate is issued; no clearing or construction may begin prior to the pre‑construction meeting.
• Growth Management Recommendation: Supported 5–0 the City Manager’s recommendation not to reactivate the Growth Management System for 2025.
• 2025 Meeting Schedule: Approved 5–0.
• Next Steps: The January 2025 meeting will occur even without applications (to elect officers and finalize goals). Planning Commission will receive monthly updates on zoning certificates to monitor growth.