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Hudson staff present three downtown Phase 2 concepts; council asks for financial modeling
Summary
Staff presented three concept plans for an ~11‑acre downtown Phase 2 area including public open space, market hall ideas and three housing intensity options (≈20–60 units). Council asked for financial analysis, TIF modeling and clarification of sewer/pump‑station constraints before choosing a preferred concept.
City staff presented three concept sketches for the downtown Phase 2 acreage west of downtown during the April 22 Hudson City Council workshop and asked council for high‑level feedback and direction to advance planning.
Greg (staff) said the 2024 comprehensive plan recommended medium‑density housing that respects the surrounding historic Owen Brown Street block, paired with public or semi‑public space that could range from active green space to community facilities or a market hall. The three concepts shown ranged from about 20–30 units to roughly 40–60 units, with the higher‑intensity option repositioned to avoid wetlands and stormwater constraints. “As you move from concepts 1 towards 3, there's the opportunity to sell the land for a higher price because you're getting more economic value out of it,” Greg said.
Staff identified two implementation approaches: recruit a developer early (as used in a past First & Main project) or have the city take a more active developer role—establish a plan, take it through planning commission, then recruit a developer to implement it. Council also heard that a TIF is already in place north of Owen Brown that could help service debt on infrastructure investments.
Council members offered mixed feedback: several praised the indoor market‑hall idea and public‑space anchors and asked for more park design and pocket parks; others warned Concept 3 could feel “packed” and asked to see financial modeling to show how much of the city’s prior $9 million investment and remaining costs would be recovered under each option. Staff reminded council that a 2020 development application had shown a 102‑unit project; Concept 3 would be roughly half that size.
Council and staff also discussed service‑capacity constraints tied to sewer infrastructure: staff said phase 2 would require trunk line improvements, an underground storage tank, and a pump station at the south end of Morris Road, and that county sanitary sewer services will want to see the city’s preferred housing intensity before committing final design work.
Next steps: council asked staff to return with specific financial models for the three concepts, including how each option affects debt, TIF revenue and potential city exposure, and to engage the county with a clearer unit target so county design work for sewer/pump upgrades can proceed.
