Planning Commission: Jo-Ann Fabrics Hudson Redevelopment, District 11 Density, and Future Housing Limits

RELATED: Hudson Police Blotter: Theft, Fraud, Suspicious Calls RELATED: Starting a Business in Hudson Ohio: Local Resources HUDSON , Ohio – The future of the former Jo-Ann Fabrics property again dominated discussion as the Hudson Planning Commission dug into how much housing should be allowed in the proposed District 11 and across the city, and whether Hudson’s rules truly reflect what residents want. The Jo-Ann Fabrics Hudson redevelopment question is no longer just about one 100‑acre site off Seasons Road; it’s becoming the test case for how Hudson balances economic development, residential growth, infrastructure strain and the North Star of its comprehensive plan. Commissioners also took a hard look at a city-led plan for a small parking lot at Robinson Field Park, debated how tightly written findings of fact should be before controversial decisions are made, and reviewed broader density and growth-management policies that could shape projects across Hudson. Jo-Ann Fabrics Hudson Redevelopment: District 11 Density Under the Microscope At the heart of the District 11 debate is a simple but unsettling math problem. Chair Sarah Norman walked through an example using the former Jo-Ann Fabrics Hudson property, often described as roughly 100 acres. Under the current draft for the new District 11 zoning, residential density could theoretically reach: 20 townhome units per acre 30 multifamily units per acre Norman laid out a scenario: if 50 of those 100 acres were developed, and housing was concentrated on just half of that (25 acres), the outcomes could be: 500 townhomes on 25 acres (20 units/acre), or 750 multifamily units on 25 acres (30 units/acre) She called the result “an outrageous number” and warned that, without tighter controls, District 11 could become “a developer’s field day on flooding our town with incredibly intense residential development.” Staff stressed that any District 11 project would have to come in as a planned development and that the purpose statement clearly says the area is “intended to encourage a predominance of commercial and light industrial uses,” with housing secondary. But commissioners pushed back that purpose statements alone are not enough when the code’s numbers allow significantly higher density. One layer deeper, Norman questioned whether the building standards are even realistic. With a maximum building height of 50 feet and a maximum of 30 dwelling units per multifamily building , she asked whether 30 units in a 50‑foot structure are architecturally feasible once setbacks, parking, and open space are accounted for. Staff said they would need more research. Jo-Ann Fabrics Hudson Redevelopment as a Test of Transition Housing Commissioner Angela Smith , who represents Ward 3 , focused on transition and neighborhood protection, especially for residents along Dare Road , which directly abuts the Jo-Ann Fabrics site. Smith said she liked staff’s idea of using townhomes as a buffer on the northern edge of the District 11 area—particularly near Dare Road—so residents would not face an abrupt shift from single-family homes to industrial facades. “I really did like your idea of doing a transition and putting townhomes on the other side of Dare Road, so it didn’t just transition to industrial,” Smith said. “If we could write it so it’s zoned that way to transition easier from the neighborhood, I think it would be really good for the community.” City planner Nick Sugar noted that any townhome component in District 11 would have to come in as a planned development , giving the city leverage to shape where housing is placed and how it relates to existing neighborhoods. Staff took notes to: Explore visuals for what buildout could look like on the Jo-Ann Fabrics land and other District 11 properties. Consider revising the purpose statement and language to make it even clearer that housing must be secondary and smaller in scale. Suggest that residential uses in District 11 act as a transition along the northern edge rather than the dominant use across the site. Commissioners also raised the issue of impervious surface , which in District 11 could reach 75% . Norman asked whether the stormwater system in that area could realistically handle the maximum coverage. Sugar responded that Hudson’s current stormwater requirements compel greater abatement than the new hard surface being added, and he did not view 75% as a stormwater concern under current standards. How Many Apartments Does Hudson Really Want? Smith asked staff to calculate a citywide picture: if Hudson allows up to 30 apartments per acre in some districts, how many total apartment units could be built under existing rules—and how that compares to what residents actually want. She pointed out that the comprehensive plan shows very low resident appetite for additional apartments , and said any density talk must be grounded in those numbers. “The one thing I noticed on the comprehensive plan and your study, the desire for apartment