Hudson Planning Commission Meeting - October 13, 2025

The Hudson Planning Commission met on Monday, October 13, 2025, at 7:30 PM at Town Hall, 27 East Main Street. The meeting was called to order at 7:30 PM and adjourned at 11:47 PM. All seven members were present. The Commission approved one consent item, recommended a text amendment to City Council, continued one major site plan application, approved another with conditions, continued a conditional use request, and discussed the upcoming development moratorium work plan.

Consent Calendar

• Approval of September 8, 2025 Minutes: The minutes were approved with edits as a motion by Ms. McCoy, seconded by Mr. Romano, which carried 7-0.

Public Comments & Testimony

• No public comments were made during the Public Discussion section (agenda item V) for non-agenda topics.
• Village Dental Addition (PC 2025-1022): Two individuals with standing testified:
  • Jay Bixby (35 E. Main Street) expressed concern that proposed landscaping might obstruct his view when backing out of his driveway.
  • Robyn Meeker (33 E. Main Street) raised questions about potential future expansion, living space, parking impact, and stated the architectural style does not match the existing building. She also expressed disagreement with the addition's size.
• Inclusive Playground at Oak Grove Park (PC 2025-1237): Three members of the public testified:
  • Christine Callahan (57 Ambrose Drive) emphasized the importance of the artificial turf for inclusivity, requested a paved connection to the playground and restrooms, and adequate parking space sizes for special needs vehicles.
  • Megan Higgans (6387 Forest Edge Drive, representing Hudson Inclusive Project) expressed appreciation for the designers, noted extensive planning, and requested approval as quickly as possible due to a state grant timeline.
  • Linda O'Neil (St. Ives Blvd, Chair of Hudson Park Board) stated the Park Board will discuss allowing animals inside the fenced area, explained the reasons for security lighting, and noted electric power may be needed for charging equipment.

Discussion Items

• Old Business – Text Amendment for Assisted Living and Continuing Care Retirement Communities (PC 2025-904): Staff presented a revised amendment limiting the uses to Districts 2 and 3, within a one-mile radius of the Hudson Safety Services Center, with the Ohio Turnpike as the northern boundary. The Commission discussed definitions and consistency. A motion to recommend approval to City Council passed 7-0.
• New Business – Village Dental Major Site Plan (PC 2025-1022): The applicant proposed a two-story, 572 sq. ft. addition to the rear of Village Dental at the corner of East Main and Division Street. Discussion topics included: incomplete application elements (plat notes, utility details, screening); impact on two mature trees (a red oak in the right-of-way and a sweet gum) with the arborist recommending removal of the oak if the project proceeds; alternative designs to reduce impact; the need for a driveway curb cut; and whether a detached carriage house could meet needs. The applicant emphasized need for storage and equipment access. Public testimony raised concerns about view obstruction and design compatibility. The Commission voted unanimously to continue the hearing to the next meeting to allow the applicant to meet with the city arborist and explore ways to reduce impact on the neighborhood and tree canopy.
• New Business – Inclusive Playground Major Site Plan (PC 2025-1237): Presentation of a 28,000 sq. ft. fully accessible playground at Oak Grove Park, including 24 equipment types, asphalt parking for 205 spaces (15 ADA), a prefabricated restroom with well/septic, fencing, and lighting. The applicant detailed design evolution, parking analysis (up to 42 peak cars observed at similar playgrounds), and compliance with safety standards. Staff recommended conditions including a pedestrian path linkage, fence design revision, and lighting pole height limit of 16 ft. Public speakers supported the project, emphasizing inclusivity and urgency. The Commission approved the site plan 7-0 with conditions (path connection, fence design revision, updated parking analysis, 16-ft light poles, and addressing engineer's comments). The Commission also discussed and accepted that no paving of the aisle in the wetland setback was required.
• New Business – Model Home Sales Office Conditional Use (PC 2025-1240): The applicant (Pulte Homes) described a temporary model home sales office in a townhouse unit at The Preserve of Hudson, operating 10 AM to 6 PM with one staff member. The hearing was continued to October 27, 2025, due to time constraints (after 11:20 PM), with a unanimous vote.
• Other Business – Moratorium Discussion: Staff noted the moratorium runs November 6, 2025 to February 4, 2026. Chair Norman proposed work topics: definitions, parking, density, growth management allocation, District 11, and clerical issues. The Commission discussed working as a full body and setting priorities. Consensus emerged to ask staff to draft language for a "Comprehensive Plan First" strategy and to focus on density as the first major topic after that. The Commission also noted statutory responsibilities for annual recommendations on the Comprehensive Plan and Growth Management.

Key Outcomes

• Minutes Approved: September 8, 2025 minutes approved as amended.
• Text Amendment Recommended: PC 2025-904 – Unanimous recommendation to City Council to approve the LDC text amendment limiting assisted living, CCRCs, and institutional care to Districts 2 and 3 within one mile of the Safety Center, north of the Ohio Turnpike.
• Village Dental Hearing Continued: PC 2025-1022 – Continued to next meeting (November? – exact date not specified, but typically monthly) to allow applicant to meet with arborist and explore less impactful design options.
• Inclusive Playground Approved: PC 2025-1237 – Major site plan approved unanimously subject to conditions: (1) pedestrian/bicycle path linkage to trail; (2) revise fence design to meet Architectural Design Standards (Appendix D); (3) update trip generation report to address interaction with ballfields and Haunted House, and potential Barlow Road impacts; (4) lighting poles max 16 ft; (5) address Assistant City Engineer's October 1, 2025 comments.
• Model Home Conditional Use Continued: PC 2025-1240 – Continued to October 27, 2025 meeting.
• Moratorium Work Plan Set: Staff to draft Comprehensive Plan First language; density identified as the priority substantive topic; Commission to work as full body with staff support.