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South Darrow Road Corridor
Hudson City Council is finalizing a zoning proposal to create District 11: South Darrow Road Corridor. The establishment of District 11 would position this area to remain a vibrant office-centric economic center by incorporating the recommendations in the Comprehensive Plan's Darrow Road Corridor Focus Area and responding to the economic challenges of the vacant JOANN site.
For decades, the JOANN campus served as a major employment hub and key contributor to the city’s income tax base. With the property now vacant, the city faces the challenge of filling this space while understanding many companies have reduced office space needs and/or shifted away from traditional office parks. As a result, the former JOANN site presents several challenges under the existing zoning regulations.
Proposed Land Development Code Changes
The proposed zoning district 11 (compared to the current district 8) would establish:
1. A continued focus on employment uses The district would prioritize office and light industrial uses to maintain the corridor’s role as a major employment center.
2. Limited service and retail uses The proposal would allow a limited amount of supporting retail, restaurant and service uses to address the current lack of amenities serving nearby offices and industrial parks.
Did You Know: District 11 zoning would provide more zoning controls for retail development than the current District 8 zoning. The current zoning allows commercial or retail uses of up to 40,000 square feet per parcel provided such use does not exceed 25% of space devoted to office/industrial uses. The large footprint of the former JOANN facility, spread across two parcels, would allow up to 80,000 square feet of retail development under the current zoning. The proposed District 11 zoning aims to limit such allowances by requiring any use over 10,000 square feet to be subject to Planning Commission conditional use review and prohibits any use over 20,000 square feet.
3. Potential mixed-use planned development The district would allow a larger mixed-use campus-style developmentif anchored by a significant employment base and subject to a Planned Development review process. This type of development could include a combination of uses such as:
Restaurants
Lodging
Health and fitness services
Specialty grocery or small retail
Limited residential uses
This approach would create a connected campus environment allowing improved pedestrian and vehicular connections while expanding amenities for businesses and employees in the area.
Did You Know: Support uses to office and industrial uses include medical/dental offices, personal services like salons and barber shops, child care center, coffee shops and restaurants with a focus on breakfast and lunch. District 11 would not allow big box or other retail or service businesses over 20,000 square feet.
Comprehensive Plan Alignment
The Purpose Statement for District 11 requires the district to remain focused on commercial and light industrial uses to benefit the community tax base with retail and restaurant uses permitted as secondary, support uses only. Developments like Legacy Village, Crocker Park and Pinecrest would not be permitted as they directly conflict with the District 11 Purpose Statement.
The proposed District 11 zoning amendment aligns with the City's Comprehensive Plan specifically by:
"The vision for Darrow Road is to enhance the mix of commercial and light industrial land uses while supporting new suburban residential use and public/semi-public space, creating a district that complements downtown Hudson." (pg.68)
"Development within areas designated "Light Industrial Flex" should focus on a strong income tax base with the intent to limit large truck traffic." (pg.68)
"The primary portion of the Darrow Road Corridor begins at Stoney Hill Drive and ends at Georgetown Road. A blend of mixed-use and infill development should be supported in the areas." (pg. 70)
The east side of Darrow Road, south of Terex Road, has the opportunity for new development to enhance the streetscape and soften the industrial scale of this portion of the corridor." (pg.70)
Did You Know: The Comprehensive Plan acknowledges the need for flexibility in land uses proposed for each Focus Area as market realities arise stating "the concepts shown in this section [Focus Areas] are only conceptual and do not represent a specific developmental proposal or fixed plan for redevelopment. They are intended to communicate a vision for how the area may develop in the future." (pg.62)
The intention of District 11 is to allow for amenities for the surrounding employment hub that are distinct and complementary to what is offered in Downtown Hudson. South Darrow Corridor employees, particularly those on thirty minute lunch breaks, are generally leaving Hudson to purchase lunch from quick service options in Stow. There is an opportunity to create healthy, quick service options in Hudson to meet this demand and improve the workforce experience within the community.
Downtown Hudson, by contrast, is designed and zoned as a walkable retail, dining and entertainment destination that serves residents, visitors and the broader community. Its businesses benefit from foot traffic, events and a mix of retail and restaurants that create a unique downtown experience. Downtown is the primary gathering space with city-owned greens and a DORA that encourages visitors to stay and stroll the district.
Why Residential Uses
While the Comprehensive Plan Future Land Uses did not include residential within the proposed District 11 boundary, the Comprehensive Plan Survey results showed that while the majority of residents felt that there was enough single family homes available, the following percentage of residents felt more was needed of each type of stock: 31% for apartments, 51% for condominiums, 49% townhomes and 74% first floor living (pg. 12).
With limited developable acreage remaining in the community, each development site should be studied as an opportunity to meet these needs.
South Darrow Road Corridor
Hudson City Council is finalizing a zoning proposal to create District 11: South Darrow Road Corridor. The establishment of District 11 would position this area to remain a vibrant office-centric economic center by incorporating the recommendations in the Comprehensive Plan's Darrow Road Corridor Focus Area and responding to the economic challenges of the vacant JOANN site.
For decades, the JOANN campus served as a major employment hub and key contributor to the city’s income tax base. With the property now vacant, the city faces the challenge of filling this space while understanding many companies have reduced office space needs and/or shifted away from traditional office parks. As a result, the former JOANN site presents several challenges under the existing zoning regulations.
Proposed Land Development Code Changes
The proposed zoning district 11 (compared to the current district 8) would establish:
1. A continued focus on employment uses The district would prioritize office and light industrial uses to maintain the corridor’s role as a major employment center.
2. Limited service and retail uses The proposal would allow a limited amount of supporting retail, restaurant and service uses to address the current lack of amenities serving nearby offices and industrial parks.
Did You Know: District 11 zoning would provide more zoning controls for retail development than the current District 8 zoning. The current zoning allows commercial or retail uses of up to 40,000 square feet per parcel provided such use does not exceed 25% of space devoted to office/industrial uses. The large footprint of the former JOANN facility, spread across two parcels, would allow up to 80,000 square feet of retail development under the current zoning. The proposed District 11 zoning aims to limit such allowances by requiring any use over 10,000 square feet to be subject to Planning Commission conditional use review and prohibits any use over 20,000 square feet.
3. Potential mixed-use planned development The district would allow a larger mixed-use campus-style developmentif anchored by a significant employment base and subject to a Planned Development review process. This type of development could include a combination of uses such as:
Restaurants
Lodging
Health and fitness services
Specialty grocery or small retail
Limited residential uses
This approach would create a connected campus environment allowing improved pedestrian and vehicular connections while expanding amenities for businesses and employees in the area.
Did You Know: Support uses to office and industrial uses include medical/dental offices, personal services like salons and barber shops, child care center, coffee shops and restaurants with a focus on breakfast and lunch. District 11 would not allow big box or other retail or service businesses over 20,000 square feet.
Comprehensive Plan Alignment
The Purpose Statement for District 11 requires the district to remain focused on commercial and light industrial uses to benefit the community tax base with retail and restaurant uses permitted as secondary, support uses only. Developments like Legacy Village, Crocker Park and Pinecrest would not be permitted as they directly conflict with the District 11 Purpose Statement.
The proposed District 11 zoning amendment aligns with the City's Comprehensive Plan specifically by:
"The vision for Darrow Road is to enhance the mix of commercial and light industrial land uses while supporting new suburban residential use and public/semi-public space, creating a district that complements downtown Hudson." (pg.68)
"Development within areas designated "Light Industrial Flex" should focus on a strong income tax base with the intent to limit large truck traffic." (pg.68)
"The primary portion of the Darrow Road Corridor begins at Stoney Hill Drive and ends at Georgetown Road. A blend of mixed-use and infill development should be supported in the areas." (pg. 70)
The east side of Darrow Road, south of Terex Road, has the opportunity for new development to enhance the streetscape and soften the industrial scale of this portion of the corridor." (pg.70)
Did You Know: The Comprehensive Plan acknowledges the need for flexibility in land uses proposed for each Focus Area as market realities arise stating "the concepts shown in this section [Focus Areas] are only conceptual and do not represent a specific developmental proposal or fixed plan for redevelopment. They are intended to communicate a vision for how the area may develop in the future." (pg.62)
The intention of District 11 is to allow for amenities for the surrounding employment hub that are distinct and complementary to what is offered in Downtown Hudson. South Darrow Corridor employees, particularly those on thirty minute lunch breaks, are generally leaving Hudson to purchase lunch from quick service options in Stow. There is an opportunity to create healthy, quick service options in Hudson to meet this demand and improve the workforce experience within the community.
Downtown Hudson, by contrast, is designed and zoned as a walkable retail, dining and entertainment destination that serves residents, visitors and the broader community. Its businesses benefit from foot traffic, events and a mix of retail and restaurants that create a unique downtown experience. Downtown is the primary gathering space with city-owned greens and a DORA that encourages visitors to stay and stroll the district.
Why Residential Uses
While the Comprehensive Plan Future Land Uses did not include residential within the proposed District 11 boundary, the Comprehensive Plan Survey results showed that while the majority of residents felt that there was enough single family homes available, the following percentage of residents felt more was needed of each type of stock: 31% for apartments, 51% for condominiums, 49% townhomes and 74% first floor living (pg. 12).
With limited developable acreage remaining in the community, each development site should be studied as an opportunity to meet these needs.
South Darrow Road Corridor
"The vision for Darrow Road is to enhance the mix of commercial and light industrial land uses while supporting new suburban residential use and public/semi-public space, creating a district that complements downtown Hudson." (pg.68)
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