Downtown Phase II

What's Next with Downtown Phase II?


HUDSON, OH (August 28, 2019) – At Monday’s meeting, Planning Commission unanimously approved the final plan for Phase A of Downtown Phase II. Phase A only focuses on the residential units north of Owen Brown (outlined in red on the map) excluding Block C. These units will be constructed first, with the commercial buildings coming before Council and Planning Commission later. The Plan then was discussed by City Council on August 26, 2019 and a motion to approve will be on the agenda for the September 3, 2019 Council Meeting.  Some of the conditions Planning Commission placed on its approval of the plan include:

Click on image to enlarge.

Downtown Phase II Phase A Whole Plan
  • The final plan approval is limited to Blocks D, E, F, G and H, the residential portion.
  • The street tree placement would be approved by the City Arborist, in consultation with Tree Commission.
  • An exterior lighting plan must be submitted.
  • The north/south median could be removed if needed for traffic or engineering concerns.
  • Post-development traffic counts will be performed, and control measures would be implemented if necessary.
  • The Phase A plat will be revised to show 10 housing units in Block G and the existing gas well, with setbacks. Also, the plan boundary will incorporate the open space at the northeast corner of Owen Brown Street and Morse Road.
  • The developer must submit a performance guarantee of 110% of the City Engineer’s estimate for the cost of the public improvements in Phase A.
  • It is subject to City Council’s acceptance of the Planning Commission decision.
At Tuesday’s workshop meeting, City Council discussed the final plan approved by Planning Commission. Downtown Phase II has gone through more than 40 revisions over the past few years based on input from citizens, Planning Commission, and City Council. In the final plan before Council, the density has been reduced 29%, with more single-family detached homes added to the housing mix. The current plan includes 82 residential units and 20 condominiums. The condominiums are not being considered in this Phase A approval. They will be in the mixed-use portion of the development to go before Planning Commission at a later date.

While not included in this Phase A plan, the commercial density was decreased 18% down to 110,000 square feet, and the parking structure was removed from the plan. The reduced density will improve traffic impacts.
The traffic impact of Phase A was also discussed at the workshop.  According to Community Development Director Greg Hannan, the traffic studies show that the residential portion of the project will have less than half the traffic counts than when the Hudson Public Power and school bus garage buildings were in use. Therefore, there is no need for traffic control or restrictors at this point in the project. A traffic study would be performed at the completion of Phase A to confirm the estimates were correct and that no additional traffic control measures need be taken at this time. Additional traffic control features would be added with the construction of the commercial portion of the project to follow later.

The developer Joel Testa attended the meeting and reviewed the types of housing planned for the development. Housing in Phase A will include 36 single-family detached homes, 10 detached homes in a pocket neighborhood, 22 single-family attached homes, and 14 attached townhomes.

A motion to approve the Downtown Phase II, Phase A, Final Plan will appear on the September 3, 2019 meeting agenda.  

The full City Council discussion of Phase II can be viewed on the City’s website at

Why is Only the Residential Portion Going Through the Approval Process?

Last year, Planning Commission and City Council approved the Downtown Phase II preliminary plan. A preliminary plan provides the site layout, street grids, and other site information about the project. Once the preliminary plan is approved, the developer can develop it all at once, or in phases. With larger developments like Phase II, developers often build the project in phases, largely due to Hudson’s Land Development Code’s two-year time limit. Once the final plan is approved by Planning Commission and a zoning certificate issued, the developer has two years to have the project substantially completed.

Taking the River Oaks residential development located off Boston Mills Road as an example, the developer submitted a preliminary plan for the entire subdivision that was approved by Planning Commission. The developer chose to build the project in phases, largely due to the two-year time limitation. The developer submitted final plans for one phase to Planning Commission for approval and a zoning certificate. Subsequently, final plans for other phases were submitted and approved separately.

Next Steps in the Process

A motion to approve will be on the agenda for the September 3, 2019 Council Meeting. Once the revised plan receives final approval, a financial agreement between the developer and the City will be finalized. The agreement terms will be based on what is approved in the final plan and will be approved by City Council. The architectural work and renderings will be completed and will go to the Architectural and Historic Board of Review for review and approval.
Items that have been changed since the original Preliminary Plan
  1. Housing density has been significantly reduced. The new plan includes 101 housing units, down 29% from the previous plan.  
  2. More single-family, detached homes are included in the plan. The new plan includes more single-family, detached houses, with most units accommodating first-floor master bedrooms. This helps respond to the demand from empty nesters for this style of housing.
  3. Retail services north of Owen Brown Street have been removed. Addressing concerns expressed by Hudson residents, Block C has been revised from first-floor retail services to first-floor office space to provide uses that are quieter on evenings and weekends and make it more compatible with the adjacent commercial site to the west. Maintaining some commercial space in Block C spreads out the office use and reduces the need for a parking deck.
  4. The office/commercial density was decreased 18%. The square footage of office/commercial space has been reduced from 138,000 sf to 114,000 sf. Commercial uses will be limited to a single building and intended to support businesses in the development, rather than destination retail that would compete with the existing downtown.
  5. Office building height has been reduced.  Block A has been reduced to a two-story building, rather than the original three-story structure which reduces traffic impact and eliminates the need for a parking structure. While Block C still has three stories, it will have lower floor heights than adjacent office buildings.
  6. The parking structure has been removed.  Lowering the commercial building height and reducing the square footage has eliminated the need for a parking structure.  Surface parking will be tucked in between the office buildings.
  7. Plan changes improve traffic impacts.  Reducing the office density lowers the number of vehicle trips and spreads the traffic out over a broad time frame, lessening traffic impacts. Making the railroad underpass a single, alternating lane with a pedestrian lane increases pedestrian use and safety. Citywide signal timing adjustments, along with adding adaptive traffic signals can help reduce existing and future traffic impacts between 15% and 30%.
  8. More greenspace and passive walking areas in community areas. The revised plan will include a widened greenspace on Owen Brown Street and a passive walking area at the northwest corner. This is in addition to the small passive park planned on the northeast corner of Owen Brown and Morse Road. The downtown section of Veterans Trail is proposed for the east side of Morse Road that will connect the downtown to the regional train network, creating a linear greenway along Brandywine Creek.

For More Information

Questions or comments about the ballot issue or the project should be directed to:

Jody Roberts
Communications Manager