Hudson Planning Commission Meeting – January 12, 2026

The Hudson Planning Commission met on Monday, January 12, 2026, from 7:30 PM to 9:48 PM at Town Hall. Five of seven members were present (Ms. Norman, Mr. Romano, Mr. Nystrom, Ms. Smith, Ms. McCoy; Mr. Innamorato and Ms. Obert absent). The commission elected officers, approved previous minutes, and considered two major old-business items: a continued site plan for an addition to Village Dental and a continued zoning amendment to create a new District 11. Key decisions included conditional approval of the dental addition and a motion to return the District 11 amendment to City Council for further study of density and setbacks.

Election of Officers

• Chair: Mr. Nystrom nominated and Mr. Romano seconded the re-election of Sarah Norman as Chair. Approved 5-0 (Ms. Norman, Mr. Romano, Mr. Nystrom, Ms. Smith, Ms. McCoy aye; Messrs. Innamorato and Obert absent).
• Vice Chair: Ms. McCoy nominated and Ms. Smith seconded the election of Jessie Obert as Vice Chair (not present but confirmed willing). Approved 5-0.
• Industrial Design Subcommittee: Chair Norman appointed Mr. Innamorato to the subcommittee and Mr. Romano as alternate.

Approval of Minutes

• Minutes of December 8, 2025, were moved for approval by Mr. Nystrom, seconded by Ms. McCoy. Approved with four ayes (Mr. Nystrom, Ms. McCoy, Ms. Smith, Ms. Norman) and one abstention (Mr. Romano, who was absent at the prior meeting).

Correspondence

• Chair Norman reported that City Council repealed the Planning Commission-requested moratorium and also approved amendments to Appendix A (submittal requirements) and the prohibition on transfer of property after a zoning permit. She appeared before Council to explain those items.

Old Business

Village Dental Addition (PC 2025-1022) – Continued Hearing

• Applicant presentation: Joseph Matava (Peninsula Architects) and the Qadri family detailed revised plans: relocation of a bioretention cell to protect a street tree, removal of steps from the public right-of-way, reduced limits of disturbance, and additional tree protection measures. The Qadris explained the practice needs space for four dentists, storage, and office functions and has no plans to relocate.
• Public testimony: Robin Meeker (33 E. Main Street) opposed the addition, arguing it joins two architectural styles inappropriately, questioned the garage door, and noted that attached garages are generally not allowed in the village. Mr. Tom King (12 Hudson Common Drive) spoke in support, stating that dentistry is a permitted use and that the proposal meets zoning; he argued dual review by Planning Commission and AHBR would constitute "double jeopardy."
• Commission discussion: Members noted progress on tree preservation and site impact but raised concerns about the overhead garage door (despite no driveway), inconsistencies in drawings regarding step locations, and the need for a material staging plan. Chair Norman expressed reservations about the casual approach and lack of detail, leading her to oppose approval. Others felt the application now met code and that final design details could be handled by the Architectural and Historic Board of Review.
• Motion and vote: Mr. Nystrom moved, seconded by Ms. Smith, to approve the major site plan subject to staff recommendations 1-7, with amendments to recommendation 2 (remove existing driveway apron along Division Street and convert to tree lawn, ensure stairs are not built in the right-of-way) and to require a material staging plan approved by staff. Findings of fact to be drafted and presented at the February 9, 2026 meeting. Approved 4-1 (Aye: Mr. Romano, Mr. Nystrom, Ms. Smith, Ms. McCoy; Nay: Ms. Norman; Absent: Mr. Innamorato, Ms. Obert).

District 11 Zoning Amendment (PC 2025-1284) – Continued Hearing

• Staff presentation: Mr. Sugar reviewed updates including a 10-acre minimum for planned developments, a residential cap of 200 units per planned development (with residential use not to exceed 20% of gross acreage), height maximums (35-40 feet for residential, 50 feet for industrial), and character images. Assistant City Engineer Dave Rapp noted the site lacks stormwater storage and that the city is awaiting Summit County sanitary sewer data. Traffic congestion near the JoAnn site and the Route 91/Route 303 intersection were identified as concerns.
• Public comment: No members of the public wished to speak; the hearing was closed.
• Commission discussion: Members debated density, setbacks along Terex Road, buffer yards, and the cumulative impact of this project plus Clinton Crossings (estimated ~500 new housing units total). Chair Norman preferred to resolve citywide density issues before finalizing District 11. Staff noted the property owner (IRG) has waited for the code update and that passing the amendment would allow development to proceed and prevent heavy industrial uses. The commission decided to return the matter to Council rather than approve or deny.
• Motion and vote: Mr. Romano moved, seconded by Mr. Nystrom, to return the District 11 Map Amendment application to City Council with a recommendation from PC to return it to PC for continued review of density, setbacks, buffer yards, and incorporation of the January 2026 staff recommendations. Approved 5-0 (all present aye; Messrs. Innamorato and Obert absent).

Other Business

• Density discussion (LDC 2026): Tabled per a prior motion until City Council makes a decision on senior living density. Council has a workshop scheduled for February 3, 2026. Chair Norman noted an email from the City Solicitor regarding the Planning Commission’s subpoena power; a full discussion is planned for the February meeting.
• Staff updates: OHM Advisors will attend the February PC meeting; the Robinson Park project will be reviewed by the Park Board before returning to PC; the effort to incorporate Comprehensive Plan references into the LDC will begin with City Council. A special joint meeting with other boards is under consideration.

Key Outcomes

• Village Dental addition: Approved 4-1 with conditions (removal of drive apron, stair relocation, material staging plan). Final findings of fact to be presented February 9, 2026.
• District 11 zoning amendment: Unanimously returned to Council with recommendation to send back to PC for further review of density, setbacks, and buffer yards.
• Density discussion: Tabled pending Council action on senior living density.
• Future meetings: Subpoena power, OHM Advisors presentation, and findings-of-fact refinement are on the February 2026 agenda.