By Julie Erickson

Hudson City Council meeting

March 3, 2026

Jeffrey Anzevino, mayor

Michael Bird, president of council (ward 4)

Kyle Brezovec, council member (at-large)

Samantha D'Eramo, council member (at-large)

Patricia Goetz, council member (ward 1)

Skylar Sutton, council member (ward 3)

Amanda Weinstein, council member (at-large)

Dan White, council member (ward 2)

The meeting was called to order at 7:30 p.m., followed by the Pledge of Allegiance.

The meeting minutes for the Feb. 17, 2026, City Council meeting and workshop were accepted as provided and approved.

Richard Roller, a 38-year resident of Hudson, said that he was against the rezoning of the area south of Main at Terex, or the new proposed district 11. Roller said that the businesses on First and Main will suffer financially if district 11 would be zoned to allow for retail, restaurants, multifamily housing and a hotel. Roller said that he felt Hudson’s strength as a community is in protecting its historic downtown.

Ryan Jacobs, a 26-year resident of Hudson, shared his view that he does not want to see Hudson become a “mish mash” of multifamily housing and businesses without a strong historic downtown. Jacobs said that the addition of multifamily housing in the district 11 rezoning plan would result in increased street congestion, along with his concern of how these properties in the future would be maintained. 

George Roth, a former Hudson City Council president, spoke out against the proposed plan for development of district 11. Roth said he understands something needs to be done with the former Joann Fabrics property, but he said when he was on council, the council made a commitment to keep downtown Hudson the hub of all businesses and restaurants and to now not to honor that commitment would be a mistake.

Cynthia Curtin, former chair of the Hudson Planning Commission, asked the council what both the precedence and the urgency was for deciding that night on the development of the former Joann Fabrics property and the change in zoning. Curtin stated that the country is based in law; those laws being codified laws, in addition to laws based on precedence. She referenced that in section 9 of the Hudson city charter, it states that “the comprehensive plan will be the operative growth management policy for the municipality.” And then on page 19 of the Hudson city comprehensive plan, it states the plan “is a community’s blueprint for the future.” Nowhere does it speak to the proposed rezoning to create a district 11. Based on this, she said she considered it an “abuse of power” by this council to approve the proposed rezoning without first soliciting additional community input.

Nora Jacobs, a 47-year resident in the Hudson historic district, spoke out against the development of the Joann Fabrics property to include retail and restaurants and said it would undermine the viability of the Hudson downtown area.

Bill Klausman asked the council if the proposed rezoning effort is being done in a manner to protect existing businesses and said, if it is not, then the rezoning as proposed should not be done. Klausman in his remarks referred to a recent community survey of Hudson residents and questioned why the city would want to create a strip center of restaurants and retail when this recent survey indicated 56% of residents felt the current offering was just right.

Ron Laurie said the shops on Main Street compete with other retail in neighboring communities. Laurie said that if the current owner of the former Joann Fabrics property cannot attract a big business, then attracting more people to Hudson will grow business for all Hudson retail.

Steve Wildrick in his comments said that the current rezoning plan for district 11 is not consistent with the city’s comprehensive plan and that a lot of effort went into developing the plan. Wildrick said the current proposal appears to be developer-driven, not community-driven.

Todd Zedak, a member of the city comprehensive plan steering committee, said developers are very good at looking out for their interests, but not for the best interests and values of the community. He said his interests are centered on what is best for the long-range growth of Hudson. He asked the council how the addition of a strip mall ties into the values of the community. Many community members worked on the city comprehensive plan for a year and a half, and based on what the community values, the comprehensive plan should drive any decision made by the council on the redevelopment and rezoning of the former Joann Fabrics property.

A resident once again addressed council on his ongoing dispute with the city regarding a permit for construction on his property and the materials he used not being sanctioned by the city.

Larkin Rogers, a 30-year resident of Hudson, said she agrees with everything previously stated about the comprehensive plan and the rezoning of the Terex Road parcel of land. Rogers said the rezoning of the city district map would not serve well the legacy of the city of Hudson.

D’Eramo said it is unlikely the city would attract another business to fill the Joann Fabrics property and that it would not become another downtown. She wanted the assembled group to understand that before she voted.

White noted he had met with the EAC, and a future council meeting may be necessary to discuss goals and focus for them. White then read into the record an email he received from Barak Kraus, a comprehensive plan steering committee member. Kraus said he did not want nor did he support density housing in the proposed district 11 and requested White vote no on this rezoning.

Weinstein wanted to offer additional clarity on the rezoning of district 11; to attract a new business to come into the space is slim and she said the purpose of the rezoning is to attract people with office space and housing options and to change the zoning to allow for this and in order to meet changing market conditions.

Bird said that this rezoning should have not been a surprise to the community as it has been an ongoing discussion at council and planning commission meetings since last year. He also said many restrictions now pertaining to district eight will also not be permitted in the proposed district 11, and in the comprehensive plan, it states the vision for the Darrow Road corridor is for mixed use. He is not convinced new businesses and restaurants in district 11 would pull business from downtown.

Goetz reiterated that there have been, since April of last year, ongoing meetings and discussions regarding rezoning and the use of the previous Joann Fabrics property.

Brezovec made comments regarding the proposed changes to the gazebo and then went on to state that, currently, he feels there is not enough public support to pass the rezoning proposal in that night’s meeting, and if a vote was held that he would vote no.

Anzevino read into the record a letter from Hudson residents Dave and Debbie Petersilge that said more research is needed on the development of the Joann Fabrics site and that they do not support density housing as part of this development. Anzevino then wanted to remind the community that the PTO Pancake Breakfast was to be held March 7. Also, there was recently a ribbon cutting that officially welcomed Charter Communications and its new regional office.

Thomas Sheridan shared proposed changes to the gazebo area on the green and associated costs.

Bird appointed Matt South and Corey Harris to the Tree Commission and Lisa Canterberry to the Economic Growth Board, all for full terms. All appointments were approved.

Item 26-34: The ordinance authorizes revisions to Hudson’s codified ordinances to incorporate various ordinances and resolutions of a general and permanent nature that have been passed by council. Rules suspended to pass. Approved.

25-146: Proposed amendment to the land development code to establish a zoning district 11 along the south Darrow Road corridor. Actionable tonight with a third reading.

Goetz moved to pass this legislature with substitution of language passed Feb. 25, 2026, and Weinstein seconded this motion.

Sutton, a member of the planning subcommittee, said he would never support residential property in the proposed district 11. Nor would he vote yes on a work-play approach in development of this property. The proposed type of development for District 11 does not align with the city comprehensive plan and the committee wanted to bring light industrial into this space.

After lengthy discussion and a motion to refer the proposal back to the Planning Commission not passing 5 to 2, with Sutton and Brezovec voting yes, the discussion continued. This resulted in an agreement to postpone legislation 25-146 to May 19. Prior to this date, a public hearing would take place and additional work would take place on a proposal based on resident feedback.

Item 26-34: The ordinance authorizes revisions to Hudson’s codified ordinances to incorporate various ordinances and resolutions of a general and permanent nature that have been passed by council. Approved.

Item 26-21: An ordinance amending a section of the building and housing code. Third reading and passed.

Item 26-32: The project involves renovation work to the gazebo in honor of the U.S.’s 250th anniversary, including railing repair, concrete replacement, landscaping, utilities, ADA lift and painting. Second reading.

Item 26-33: Defines the basic role and duties of City Council liaisons to the city’s various boards, committees and/or task forces. Second reading.

The meeting was adjourned at 9:15 p.m.