The Hudson Planning Commission convened on Monday, February 9, 2026, at 7:30 PM in Town Hall. The meeting covered several key items: approval of previous minutes, a public comment on past commission conduct, a final decision on the Village Dental site plan, an extended discussion on residential density with consultant OHM Advisors, a recommendation to City Council on the District 11 zoning text amendment, and a first reading on subpoena power. All seven members were present.
Village Dental Final Decision (PC 2025-1022): Staff presented a revised draft of Findings of Fact. Commissioners reviewed and commended the thoroughness. Discussion included whether Findings of Fact should only be required upon appeal to reduce workload. The commission approved the Findings of Fact and the application unanimously (7-0). Chair Norman requested staff share the document with the Board of Zoning and Building Appeals (BZBA) for feedback and evaluate the time required for future findings.
Residential Density Discussion (LDC 2026): Consultant Arthur Schmidt (OHM Advisors) presented a memorandum analyzing national housing trends and a peer city comparison (Aurora, Twinsburg, Brecksville, Medina, Solon). Key points: Hudson’s density allowances are largely aligned with peers, but its downtown (District 5) allows 20 townhomes/acre and 30 multi-family/acre, which are higher. Schmidt noted that multi-family density could be reduced by about 10 units per acre to align better. Commissioners discussed transportation, walkability, and the need to attract commercial development. They debated appropriate density reductions, with some favoring 15 units/acre for townhomes and multi-family in District 5, and reductions in Districts 4 and 8 Overlay. Staff presented four initial considerations (removing housing types in D2, reducing D5 density, rezoning part of D8 Overlay, removing mixed-use housing in D9). The commission requested additional changes to D4 and D8 Overlay. A motion passed 7-0 to direct staff to prepare updated density levels for future discussion: D4 at 4 units/acre for single-family attached and 5 for multi-family; D5 at 15 for townhomes and multi-family; D8 Overlay density to align with the existing Redwood development density. Senior housing discussion was deferred.
District 11 Zoning Recommendation: The commission voted 5-2 to remove the item from the table (with Romano and Nystrom dissenting). Council liaison Dr. Weinstein explained that Council tabled the senior housing overlay to gather more data on emergency service impacts. Staff reviewed revisions to the text amendment: increasing minimum Planned Development (PD) acreage from 10 to 50 acres, reducing multi-family density from 30 to 20 units/acre (later changed to 15), and requiring a buffer yard along Terex Road. Chair Norman raised numerous detailed questions about the PD chapter (Section 1204.02), including conflicts with site plan requirements, the 25% bonus provision, and lack of clarity on public amenities. After discussion, the commission passed a motion 7-0 to recommend to City Council: (1) limit multi-family and townhomes to 15 units/acre, (2) increase minimum PD acreage to 50 acres, (3) adopt staff's recommended setbacks and buffer yards, and (4) exclude bonuses under 1204.02(c) from District 11, as the 25% allowance is too significant and could lead to incompatibility.
Subpoena Power (PC Admin Rules): Solicitor Pitchford introduced a draft framework allowing the commission to issue subpoenas to compel testimony within city limits. This was presented as a first reading; no action was taken. The draft will be published for the next meeting.
The time is now 7 30 on Monday, February 9, 2026. I'd like to call to order this regular meeting duly noticed under the open meetings act of the Ohio Revice Code of the City of Hudson Planning Commission. Mr. Sugar, would you please call the roll? Yes, Ms. Hobert. Here. Mr. Inamarado? Here. Ms. McCoy. Here. Mr. Nystrom. Mr. Romano. Here. Ms. Smith. Here. Ms. Norman. Here we have a quorum with seven of seven members present. For the city tonight, uh, Greg Hannon, uh, is not Mr. Hannon. He is not here tonight, Nick Sugar and Marshall Pitchford. Um, I this is the time in the agenda where I will swear in anyone who's expecting to deliver testimony or commentary to the planning commission. If you plan to address the planning commission this evening, would you please stand, including staff? Raise your right hand. Do you solemnly swear or affirm that the testimony you're about to give will be the truth, the whole truth, and nothing but the truth? If so, please say I do. Thank you. You may be seated. The next item on our agenda is the approval of the minutes. This is the minutes from the previous planning commission meeting of January 12, 2026. Were there any corrections or adjustments that needed to be made to the minutes? Seeing none, I would accept a motion to pass the minutes as written. So moved. We have a motion for Mr. Romano to pass the minutes as written. Do we have a second? Second. The motion has been moved and seconded. Any further discussion? Um, if you were absent, you will need to abstain. Mr. Sugar, can you please call the roll? Yes, Ms. Hobert.