Remind me …Why do we need more Housing Density in Hudson Phase 2?

It was the leading topic at my August Ward 3 Forum, and it isn’t even in Ward 3. Here’s why I think we need to hit “reset” connected to community

At the last Council Workshop (Sept. 12) I asked that the process for development in Phase 2 come back to City Council for a discussion, since the first time it was on our meeting horizon was an executive session (not open to the public) scheduled for mid-November.  Members present agreed it was a good idea to discuss the process again in an open meeting.

My request comes out of my recent Ward Forum, where there were many questions and concerns, and a proposal I made that had some traction with the group.

It may be too late to make any serious changes, despite resident concerns. One of the many questions about Phase 2 was “do you think the City will have an agreement in place with Testa (the proposed developer) by the end of the year?”

My answer was “no,” given what I know about the number of meetings we have scheduled, both private and public.  But Assistant City Manager Sheridan’s answer was  “yes.”

There were a many questions raised at my meeting, answered here in bold with what I know. (Disclaimer: I am not speaking for the City of Hudson, nor City Council. I may not be correct, it is subject to what I understand and believe)

1.) How much has the City spent on development, including purchase of Windstream, building a new bus garage, relocating the salt dome, relocating HPP, etc.?  I am not sure. I asked staff for this number a few weeks ago, hasn’t been presented yet.

2.) What will the developer pay for in terms of infrastructure improvements, parking etc, and can these be made public?  Still to be determined, and yes, I think the costs will be made public, but perhaps after the agreement is signed.

3.) How will traffic on Owen Brown be handled to preserve the neighborhood.  Also TBD.

4.) Who will pay to pay to mitigate the extra traffic on Prospect and other feeder streets? Likely the City. 

5.) Concerned that  architectural standards will not be the same as Phase 1 and town character?  Phase 1 was built as a frame and character built around it. We will get to the outside “skin,” right now we are focused on what will be “inside” (apartments, townhomes, offices, retail) because that drives viability and costs and returns. 

6.) Can’t we build a park/ rec center/nature preserve in the Phase 2 spot and build the development out at the old YDC?  We are too far down the road for that, too much has been invested. The question now is how will we make the development work.  Phase 2 was not as high on my priority list as other projects, like commercial development at YDC, but City Council as a whole voted to move forward with Phase 2 as a priority. The vote was taken, the decision has been made, and I am committed to making the Phase 2 project a success both financially, since tax money is going into it, and with the community, that has to live with the results. It doesn’t mean I buy into the whole premise. 

The Million Dollar Question (though the number is far higher, to be sure) is “Why so much Density?”  Why don’t you build something that is familiar to us, that mirrors what we have instead of this plan? 

The City’s answer, if you follow the website, is “it was in the 1995 and 2015 Comprehensive Plans, and in the long range plans for Phase 1.”

My answer at the Ward Forum was “It was in the 1995 Plan and 2015 Plan, so what, it’s not subject to change now?” It’s not some kind of Scripture, handed down from on high.  I sat on 2015 Comp Plan committee, and I can tell you the community input was minimal, as you would expect on a conceptual plan for the next 20-30 years. This current proposal is reality, and it is coming up fast. There is a great deal more community input now, doesn’t that count for more than a vision from 20+ years ago?

I suggested that we go with what we know on the residential portion of Phase 2. Instead of the housing density proposed by Testa for the Morse-Owen Brown corner, we open that parcel up for another Villas of Hudson type development, right next to the existing Villas. Realtors tell me the Villas is a hot property, people know it, they like it. Those attending seemed supportive of that proposal. It is still more dense than single family construction, but about half the density of the proposed apartments and townhomes. There is room for another Villas sized development there, along with the “boulevard” treatment of Owen Brown between Morse and the railroad that flows into commercial/office south of Owen Brown. A Villas-type development clearly attracts empty-nesters, but may not attract young professionals.

villas to phase 2

I question the premise on the website that somehow Hudson has to accommodate young professionals. The site calls this part of “workforce development” when most of this proposed “workforce” will come home every night and leave their income tax in their work city rather than the City of Hudson.  The idea that Hudson will create a nightlife and attractions equivalent to those of Cleveland or Akron that is so much a part of a “live-work-play” lifestyle is ludicrous. We don’t have to be all things to all people.

Is it too late for a “reset?” City Council may not have the opportunity for serious discussions of the direction. Council and the public may have to wait until after an agreement is drafted later this fall. If that is the course of action, it is too late. If you are concerned about the direction of Phase 2, come to a Council meeting and tell us to keep talking about this publicly.



Let’s talk about Phase 2 and other Hudson issues Monday night at Barlow

Ward 3 Community Forum

Monday, August 28, 2017

7:00 – 8:30 PM – Barlow Community Center, 41 S. Oviatt St.

Let’s talk about Phase 2 Plans, EMS funding, the proposed development on Stow Road, medical marijuana in Hudson, broadband, whatever’s on your mind. You set the agenda! Should medical marijuana facilities be permitted in Hudson?  Its one of the topics we may discuss at the next Ward 3 Forum. 

Please join me for the summer townhall-style community meeting.  Come anytime, stay as late as you like. Though I’ll be sharing some news on developments in Ward 3, all residents are welcome to attend and discuss any issues relating to Hudson.

I’m available to update you on some topics in the news –  broadband, road repairs, park improvements, road projects.

Look forward to seeing you there!

Ward 3 Rezoning Request withdrawn, PC votes against Medical Marijuana, Ward 3 Forum Aug 28

Quick takes on a few issues, A Ward Forum Reminder and I am running for Council again.

Planning Commission is the first stop for consideration of land use issues, and PC this week deferred one issue and advanced another.  The property owner requesting a change in zoning for the property on Stow Road at the Turnpike withdrew that request before the Planning Commission meeting on Monday. The request was to change the zoning district and the definition of “density” to allow for multi-family units to be built there.  The issue is dead unless the owner or developer files another request, which would restart the PC/Hearing/Council process.

The other issue before Planning Commission was to render an opinion on whether to allow medical marijuana grow facilities or dispensaries in Hudson. The Commission voted 5-1 to recommend to City Council to not allow these facilities. Council is free to vote for or against after a public hearing and meeting next fall.  A “no” vote does not prohibit Hudson doctors from prescribing nor patients from using medical marijuana. It only limits where it can be grown or sold.  The applications are already in for growers. The state announced Summit County will have a total of three dispensaries. Logically, at least one would be in Akron, probably another south, and one north in our area.  Either way, dispensaries would not be as prevalent as a CVS, patients would be expected to travel a few miles.

I’m hosting another Ward 3 Forum on Monday Aug. 28 at 7 PM at Barlow Community Center. If you are blogsite reader, please consider this a special invitation to come out and say hi. We can discuss Ward 3 issues, or city issues, the audience decides the agenda. We can discuss downtown Phase 2 or anything else. Lots of give and take.

You may have read I am running for Council at Large this fall. I am proud to serve Ward 3, and will continue to work for you regardless of the election.  I’m running because I believe new voices on Council are needed. Clearly what we have now is not working for some in Hudson. If voters agree, if they like my approach and elect me to Council at Large, a new person would be appointed to fill the two years left on my Ward 3 term.  I would represent residents throughout Hudson for four more years.

Why you’ve not heard much from City Council on Phase Two, EMS ballot and proposed housing on Stow Road

City Council learned of revised plans for Phase Two from Testa Companies, the City’s proposed development partner,  at the August 1 Council meeting.  The new plans were based on input from Open Houses and group meetings.  Afterwards,  severalDocument (1) residents shared their questions and concerns.   Many commented that the plans presented by Testa development firm did not “fit Hudson,” that we were making a traffic problem downtown worse with more development, and that we were “moving too fast” with plans.

Since height and density were common issues, I asked that we see a comparison of the new plans with existing city blocks and neighborhoods. Density in particular is a concept that often has negative connotations, not just in Hudson. Here’s a good description of the concept.

It may seem that we are moving fast, but from my perspective, the more detail we can see in proposals, the better feel we will have about Testa. Keep in mind that we have no agreement with Testa, all this can be see an “audition” for actually hiring them once we know whether what they propose fits our collective vision and our cost parameters. As I said in the meeting, this is “our” (Hudson’s) project — not one being laid out on private property.

Council may decide it wants to go in a different direction. It’s not unheard of –the City of Cleveland Heights just parted company with Fairmount Properties when they couldn’t agree on the vision for a mixed-use development like ours land that has been vacant for decades. Fairmount may be familiar to Hudson readers – they are responsible for First & Main and were a bidder on Phase Two.

So there’s much to discuss yet. I have concerns, as do other Council members. With more details on construction and financing we will get closer to a finished project.

The public sessions on Phase Two are over, but if you would still like to comment and question plans, you are invited to my next Ward Three Forum, 7 PM Monday Aug 28 at Barlow Community Center.  We normally focus on Ward 3 issues, but I will make time once Ward questions are asked to have a Q&A about Phase Two. Full disclosure – I was not a leading proponent of the priority for Phase Two or need for housing.  Since a majority of Council voted to go forward and we have invested in the process, I am committed to make it a success.

We may also discuss the proposed housing on Stow Road at the Turnpike and future funding for EMS if the audience that night wants to know more. For a summary of where we are presently, see my link to Notes from the Recent Council meeting.

Reports may give false impression Hudson EMS service could be compromised

EMS Life supportTo paraphrase Mark Twain, “reports of the critical condition of Hudson EMS are greatly exaggerated.”

“Hudson EMS on life support; plan proposed” reads the headline of the July 17, 2017 Hudson Hub-Times.  The story opens  with “The Emergency Medical Service needs resuscitation or it will be in crisis, a city committee reports.”

This could put some unnecessary uncertainty into many residents, particularly those who may be in poor health and their caregivers who may worry that EMS services could somehow be compromised.

I want to state upfront, that  I believe all of Council and staff will do anything necessary to assure the continued level of support of Emergency Medical Services that Hudson residents have come to expect.  Period.

Everything else is a discussion of how we go about funding that service.  I feel EMS service, along with other safety services, is Job 1 of any City.  We will find a way to get it done.

The story goes on to do a good job of explaining the results of a City committee report –that levels of volunteers are down, and that revenues have failed to keep pace with our expenses.  As the report explains, EMS revenues come from two sources, roughly 2/3 from a portion of the City Income Tax and the remainder from billing of health insurance where applicable.

In recent years we have added a third source, money from the general fund.  This is our “backup,” and the City’s general fund is healthy. We are able hire the recommended staff now to provide the coverage, so as I said, there is no crisis when it comes to level of care.

The income tax allocation was put in place by Hudson voters in 2004, replacing specific property tax levies that had dedicated purposes. The City Income Tax increased from the existing 1% to 2% with portions allocated to Parks, Schools, Fire and EMS. The solution that was proposed was to pool the Fire and EMS allocation to allow more discretion in future funding.

Again, please read the news story for details.  I note that the online version linked here has been rewritten from the print edition, with a “toned-down” headline and lede paragraph.

The issue for me is that this has been brought to our attention with only days to consider before must take action.  Council can’t act on the change, but it must pass legislation to go the Board of Elections before August 9th for the issue to be on the November 2017 ballot and the funding to be available in 2018.  As I said at the July 11 Workshop, working under a tight deadline does not promote a thoughtful discussion and understanding of the problem.  I had hoped that we were working towards  getting a better perspective on the long-term challenges facing the City, to avoid just this type of situation.  Council has known EMS staffing and funding was an issue, but not to the extent presented on July 11th.  That structure is in critical condition, to bring us back to the start.  It needs more discussion and understanding before November.

Quick takes on Hudson City Council considerations, development, broadband, medical marijuana

City Council is on a two week break for the Fourth of July Holiday, a good time to catch up.  Here’s some additional perspective on some issues City Council has considered and will be working on for the rest of the year.

Downtown Development, Phase 2.  At Planning Commission June 26, the developer unveiled a concept plan with reduced office space, over 200 housing units, and a possible hotel.  I’m not impressed with what I’ve seen;  nothing has been formally presented for City Council, and these are related, in my opinion.  Hudson is laying out taxpayer funds to assemble these properties, and will undoubtedly be asked to pony up more as roads and possible parking structures are required.  Council had some income tax revenues calculated into this spending, but all of this seems to be immaterial to these plans.  We can’t say we want to maximize valuable downtown land by not locating city facilities there, and then propose some of the least generating options as the centerpiece.

Hudson leaves Community Block Grant Program.  This is a program administered by the federal department of Housing and Urban Development (HUD). Read more here. HUD makes the rules, if cities choose to accept their grant money they must play by their rules.  Their rules have changed a great deal since we joined in 1993. HUD now considers stormwater mitigation, landscaping buffers and sidewalks to be “barriers to affordable housing” that must be overcome.  Summit County administers the HUD plan.  The risk is the County and HUD could get us to change our standards  to accommodate low income housing.  The benefits lost are less than $50,000 a year, utilized by an average of 10 households in the past five years.  The rest of the social benefits that Hudson and the County would lose by our leaving (we voted 4-3 to leave on June 20) are greatly overstated, to be polite.  There are other programs that address addiction, senior care, veterans, etc. more effectively than HUD.

Relocation of City office to Terex Road PASCO site.   This is the most economical route to accommodate our city offices over building new.  Some would prefer a downtown location,  but land is too expensive there (unless you are building a taxpayer-subsidized apartment or hotel, apparently.)

Broadband.  You may have City Council recently approved plans to consider offering Velocity Broadband to businesses outside of Hudson but near our border. My concern was that we get some kind of income tax sharing if we are adding value to property  outside of Hudson.  City Council has committed millions upfront to Velocity as a business enhancement, neither these businesses nor their respective cities  contributed to that upfront funding.  You did not read that Council  turned down a proposal to expand Velocity to “home based businesses.”  My objection to the home based expansion is that it is a backdoor plan to offer residential service. I’m against residential service at this time because our limited Velocity footprint means only residents in the old village area would get the service for many years.   I said a few years ago in the is column, and it bears repeating:  for the foreseeable future, and without a significant outlay of more public funding, you stand a better chance to get broadband if you are Boston Heights business than a Hudson resident living outside the village limits.

Medical Marijuana facilities in Hudson. Don’t get too worked up over this. City Council already made a decision. All we will get from hearings is political and moral posturing, a few interesting sound bytes or quotes. Some will want to argue the merits of weed good or bad. Ohio has already decided this, medical marijuana is legal, nothing Hudson City Council or the Planning Commission can do will change this.  Council is allowed to decide whether or not they want grow facilities or retail locations (dispensaries) in town. We have a moratorium on granting permits until 1/1/2018. By January 2018 the interested parties will have secured locations and been granted licenses by the State of Ohio; they have to be operational by Sept. 2018. Even if Council somehow reverses three previous votes and decides to allow the marijuana business in Hudson, it will be moot.

Credit where credit is due on one Akron Water problem.  There are many facets to the ongoing dispute between the cities of Akron and Hudson over the water service Akron provides to some sections of Hudson. While the largest issue, the rates Akron charges, is still unresolved, there was one small recent victory to note. Many individuals and neighborhoods are unfortunately “collateral damage” in the dispute when it comes to neglected repairs and service, and the St. Andrews area was one of them. Read more here.  Many residents came to a Council meeting and made us aware of their almost weekly problems with line breaks and fire hydrants that have been out of service for years.  As a result, the respective attorneys met and allowed the respective service personnel to fix the broken hydrants and take steps to fix the ongoing line breaks. Kudos to Hudson City staff for responding, for Akron for cooperating and starting repairs and for the neighbors who politely but forcefully articulated their case.

Council Elections this fall. Three City Council seats at large are up. So far no one new has decided to run.  Some may read this as a sign that everyone’s pleased with the direction of City government. I’m too close to it to be able to tell. But I do think some new faces, some fresh perspectives would be good.

Comment on City and Schools plans on one night, in one place: Ward 3 Forum and Hudson Schools Community Forum both at Barlow Community Center May 31st

These are exciting times in Hudson. This spring the City of Hudson introduced some concepts for Phase 2 of the First & Main project in the area of Owen Brown St. and Morse Roads.

Also under consideration are new city facilities for Public Works and a City Hall building. We are beginning work on a revised and updated Land Development Code that could impact the look of many neighborhoods, and sidewalks and paths are moving closer from concepts to construction.

At the same time, Hudson City Schools have introduced a new Master Facilities Plan which involves the future of school buildings and the grounds for the next few decades.

Public input is always welcome; it is an unusual opportunity for residents to comment on both City and Schools plan in one night, in one place.

  • Spring Ward 3 Forum Wednesday, May 31st starting at 7:00 PM at the Barlow Community Center.

  • Hudson City Schools Master Facilities Plan Community Forum, May 31st from 6:30-8:00 PM at Barlow Community Center.

Read more details on this under the Events tab.