Public Hearings Process
Please see the following information regarding public hearings within the City of Hudson
I've been notified of a public hearing. What does that mean?
If you received a notice in the mail, you have been notified that a public hearing is going to occur that may be of interest to you. As part of the legal notification process you have received this notice because you are a property owner within 300 feet of a subject piece of land that will come up for discussion before the City of Hudson Planning Commission or Board of Zoning and Building Appeals. The case file is available at the Community Development Office and on the City of Hudson Website for public viewing.
How can I provide comments on Public Hearing cases?
You have three options for sharing your comments on a public hearing case:
1. Speak in person at the public hearing
2. Email city staff prior to the hearing
To comment on Planning Commission cases, email Nick Sugar, City Planner: firstname.lastname@example.org
To comment on Board of Zoning and Building Appeals cases, email Amanda Davey, Associate Planner: email@example.com
3. Submit a signed letter to the Community Development office prior to the hearing
For more information on specific cases, please visit the Public Hearings Page.
What is the Board of Zoning and Building Appeals?
The BZBA consists of five (5) volunteer members who are appointed by City Council.
What type of requests does the BZBA handle?
Variances: Variances are requests from property owners to modify a regulation of the Land Development Code. Variances may be granted when BZBA finds that strict conformance with the Code would result in a “practical difficulty”.
- Example: A property owner wants to construct a detached garage (accessory structure) in their side yard when regulations require accessory structures to be located in the rear yard. The applicant would be required to attend a public hearing and receive approval from BZBA to build a garage in the side yard. The applicant would have to provide testimony to the BZBA demonstrating why complying with the regulation would create a practical difficulty. The BZBA would also receive testimony for adjacent property owners.
Appeals: Reviews appeal requests related to actions of the Architecture and Historic Board of Review (AHBR), City Manager, Community Development Director, and some decisions of the . Planning Commission
Nonconforming Uses: Nonconforming uses are uses, structures, or lots that were authorized under zoning regulations when they were constructed/established, but that have become noncompliant due to subsequent amendments to the Code. Nonconforming uses are allowed to remain: however, if a property owner wishes to expand, relocate, or otherwise modify a nonconforming use, the proposal must be considered by the BZBA.
Interpretation: BZBA makes formal interpretations of the Official Zoning Map when interpretation has not previously been clear.
What is the Planning Commission?
The Planning Commission (PC) consists of seven (7) volunteer members who are appointed by City Council. PC has at least one member from each ward in Hudson. PC evaluates development proposals such as the creation or expansion of streets, subdivisions, bridges, parks, and more. PC can also recommend that City Council make changes to the City’s Land Development Code or Official Zoning Map.
What type of requests does the Planning Commission handle?
Conditional Uses: A conditional use is a use that is permitted by the Code, however requires a public hearing be conducted by the PC.
Example: A property owner may wish to build a convenience store in an area that is zoned for such, However the property owner would be required to attend a public hearing and receive approval from PC to establish the business. The PC could consider conditions on the business operation to respond to items such as compatibility to surrounding uses.
Subdivisions: Subdivision is the division of one portion of land into two or more portions of land that will have separate legal boundaries.
- Example: A property owner may wish to build a convenience store in an area that is zoned for such, However the property owner would be required to attend a public hearing and receive approval from PC to establish the business. The PC could consider conditions on the business operation to respond to items such as compatibility to surrounding uses.
Site Plans for Major Developments: When a large development is proposed, including commercial and industrial projects, PC must approve the design before construction may commence.
Amendments to Code: PC can suggest updates to the regulations in the Code or to the limits of the Zoning Map. PC submits these recommendations to Council for consideration and action.
What public hearing cases does City Council handle?
City Council may hold hearings about recommendations that it receives from PC or BZBA. For example, if PC recommends a change to the Land Development Code text or the Zoning Map, City Council will hold a public hearing to consider comments from the community about the proposed change prior to action on the request.