Hudson Planning Commission Meeting - July 14, 2025

The Hudson Planning Commission met on July 14, 2025, at 7:30 PM in Town Hall. Commissioners present: Chair Sarah Norman, Vice Chair Angela Smith, Fred Innamorato, Matt Romano. Absent: David Nystrom, Chelsea McCoy, Jessie Obert. The meeting included three public hearings, approval of prior meeting minutes, and discussion of future agenda items. Key actions included denial of a 21-unit townhome concept plan, approval of a church office addition (with a sidewalk condition removed), and a recommendation to City Council on text amendments for boarding kennels and veterinary facilities.

Consent Calendar

• Approval of Minutes (June 9, 2025): Approved as edited (3-0, with Mr. Innamorato recusing).
• Approval of Minutes (June 23, 2025): Approved as edited (4-0).

Public Comments & Testimony

• Residents on Townhome Development (PC 2025-716):
  • Jill Flagg (64 Owen Brown) expressed concerns about impervious surface, flooding in her yard caused by past grade changes, and potential negative impact on property value from six townhouses facing Owen Brown Street.
  • Keith Moore (63 Owen Brown) noted flooding covers the street and his yard, and overflow into Brandywine Creek; his house (built 1835) is in a floodplain.
  • Randy Thornlow (20 Great Oak Drive) supported the development, stating Hudson needs such units to allow residents to downsize and stay in the community. He was not asked to speak by the developer.
• Resident on Church Addition (PC 2025-717):
  • Holly McDunnan (5644 Londonairy Blvd) expressed support but questioned stormwater drainage, construction noise, and whether a preschool might be added (applicant stated no current preschool plans).
• Residents on Text Amendment (PC 2025-755):
  • Carol Mastina (1621 Prospect Road) stated 20 dogs is too many for a residence; such numbers should be in business facilities.
  • Alicia Poge (1230 Hunting Hollow Drive) argued the amendment should not include District 2; boarding kennels belong in business districts.
  • Teri Gallegos (1481 Prospect Road) said 20 dogs would bring too much noise.

Discussion Items

• PC 2025-716 - Townhome Concept Site Plan (Fairmount Properties):
  • Applicant proposed 21 townhome units on 1.31 acres (District 5, downtown village core). Units would be a mix of two- and three-story, with two-car garages, on-street parking, and a dry detention basin. Density calculated at maximum allowed (22 units, reduced to 21).
  • Commissioners and staff discussed: density (neighborhood is 13.3 units/acre), stormwater impacts (existing flooding, bridge capacity), sewer capacity (Summit County upgrades pending), parking (visitor spaces, on-street study), open space (potential use of city land for trail), innovative design, impervious surface limits, and consistency with comprehensive plan.
  • The applicant stated 21 units is the minimum for project viability; they were not willing to reduce density.
  • Chair Norman provided a list of concerns: lack of innovation, insufficient open space, parking, stormwater, need for better alignment with comprehensive plan.
  • A motion to approve with nine conditions (including density reduction) failed for lack of a second. A motion to deny passed 3-1 (Smith opposed).
• PC 2025-717 - Christ Community Chapel Office Addition:
  • Applicant requested a conditional use and site plan for a ~14,400 sq ft two-story office addition to consolidate staff and improve children's security. The addition would be built in a grassy area between the existing building and parking lot.
  • Staff recommended seven conditions, including a sidewalk along Terex Road (Condition #3). The applicant requested removal of that condition, citing cost, difficulty (ditch, no existing sidewalk nexus), and removal of Terex Road from the city's walk/bike plan.
  • Commissioners debated sidewalk requirement: some argued it is not beneficial (sidewalk to nowhere) and potentially unsafe; others said code requires pedestrian infrastructure for expansion. Ultimately, motion to approve with all staff conditions except #3 passed 3-1 (Smith voting no).
  • Other discussion: construction logistics, chain-link fence placement, fire protection, background checks for trades, and potential future preschool (would require separate approval).
• PC 2025-755 - Text Amendment for Boarding Kennels and Veterinary Facilities:
  • City Council requested amendment to restrict these uses to commercial districts (6 and 8) and require a 500-foot setback from residential uses (Condition #16).
  • Commissioners discussed: existing facilities (e.g., on Ravenna Road) would become non-conforming; definitions of kennel vs. in-home pet sitting; noise standards; limiting boarding kennels to 20 dogs in residential areas; and removing veterinary from District 2 entirely.
  • Motion to approve with recommendations: remove both boarding kennels and veterinary facilities from District 2; add them as conditional uses in Districts 6 and 8; remove veterinary from Districts 5 and 10; retain veterinary as conditional in Districts 7 and overlay; and apply Condition #16 (500 ft setback). Motion passed 4-0.

Key Outcomes

• PC 2025-716 (Townhome Concept Plan): Denied 3-1. Commissioners cited concerns over density, open space, parking, stormwater impacts, lack of innovative design, and inconsistency with comprehensive plan. The applicant was given feedback for potential future resubmission.
• PC 2025-717 (Christ Community Chapel): Approved 3-1 subject to six staff conditions (all except condition #3 requiring a sidewalk along Terex Road). The commission deemed the sidewalk impractical and not in the public interest.
• PC 2025-755 (Text Amendment): Approved 4-0 with a recommendation to City Council to remove boarding kennels and veterinary facilities from District 2, add them to Districts 6 and 8, remove veterinary from Districts 5 and 10, and apply a 500-foot setback from residential uses. The commission also noted a need for clear definitions regarding in-home pet sitting.
• Future Agenda: The commission agreed to add discussions on revisiting density requirements for townhouses and other multifamily units, and to consider requesting a moratorium from City Council to amend the Land Development Code. A follow-up on August agenda items was noted.
• Adjournment: 11:29 PM.