Architectural & Historic Board of Review
Regular MeetingHudson, OH · January 27, 2021
Minutes
City of Hudson, Ohio
Meeting Minutes - Final
Architectural & Historic Board of Review
John Caputo, Chair
Allyn Marzulla, Vice Chair
Arthur Morris, Secretary
Christopher Bach
James Grant
Shane Reid
John Workley
Nicholas Sugar, City Planner
Alicia Schrenk, Associate Planner
Wednesday, January 27, 2021 7:30 PM Via Video-Conference & Live-Stream
I. Call To Order
Chair Caputo called to order the regularly scheduled meeting of the Architectural & Historic
Board of Review of the City of Hudson at 7:30 p.m., in accordance with the Sunshine Laws of
the State of Ohio, O.R.C. Section 121.22.
II. Roll Call
Present: 5 - Mr. Bach, Mr. Caputo, Ms. Marzulla, Mr. Reid and Mr. Workley
Absent: 2 - Mr. Grant and Mr. Morris
III. Public Comment
Ms. Schrenk reported there were no public comments.
Chair Caputo noted the meeting was held via video-conference and comments were to be
submitted by 4:30 p.m.
IV. Consent Applications
A motion was made by Mr. Bach, seconded by Mr. Workley, that the Consent Agenda be
approved. The motion carried by the following vote:
Aye: 5- Mr. Bach, Mr. Caputo, Ms. Marzulla, Mr. Reid and Mr. Workley
A. AHBR 21-2 71 Great Oak Drive
Addition (Pavilion)
Attachments: 71 Great Oak Drive
This application was approved on the Consent Agenda.
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Architectural & Historic Board of Review Meeting Minutes - Final January 27, 2021
V. Old Business
There was no old business.
VI. New Business
A. AHBR 21-29 91 Prescott Drive
Accessory Structure (Detached Garage)
Attachments: 91 Prescott Drive
Ms. Schrenk introduced the application by displaying the site plan and reviewing the staff
comments. Ms. Schrenk also reviewed an email from the homeowners who noted materials on
the detached garage will match the house.
Mr. Dan Nauert, homeowner and Mr. Stan Kohn, applicant, were present for the meeting and
stated the new garage doors will match the style of the current doors.
A motion was made by Ms. Marzulla, seconded by Mr. Reid, that this AHBR Application be
approved. The motion carried by the following vote:
Aye: 5- Mr. Bach, Mr. Caputo, Ms. Marzulla, Mr. Reid and Mr. Workley
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Architectural & Historic Board of Review Meeting Minutes - Final January 27, 2021
B. AHBR 20-155 258 North Main Street (Historic District)
Addition (Dining Room & Master Bedroom)
Attachments: 258 North Main Street 1-27-2021
258 North Main Street Photos 1-21-2021
258 North Main Street 6-11-2020
258 North Main Street 3-11-2020
Mr. Sugar introduced the application by displaying photos of the current house, the proposed
elevations, reviewing observations from the staff visit and meetings with the owner and
contractor. Mr. Sugar also noted changes the homeowner is willing to correct and changes the
homeowner is requesting permission to remain as is. Mr. Sugar also provided staff comments
regarding the requested permissions.
Board members noted the approved plans should have been followed and the requested
changes will be looked at in a negative light.
Mr. Jeffrey Ury, Alair Homes and Mr. Forsyth, homeowner were present for the meeting. Mr.
Forsyth stated the problems associated with this project are having negative effects on his
family and business and requested permitting the use of cement board as siding so the project
can be completed.
The Board, staff and Mr. Forsyth discussed composite trim board which was previously
allowed and the windows being proud of the trim. The Board also debated whether these
changes would have been permitted if requested prior to the work being done, the prominence
of this historic home on North Main Street, compromises that might be made, replacing the
window, the differing depth, shade and shadow of the cement board as compared to the
original siding.
Ms. Marzulla representing the Historic District Subcommittee recommended denying a
Certificate of Appropriateness for the plans as presented. A motion was made by Mr. Bach,
seconded by Mr. Reid to accept the recommendation of the Historic District Subcommittee.
The motion to deny carried by the following vote:
Aye: 5- Mr. Bach, Mr. Caputo, Ms. Marzulla, Mr. Reid and Mr. Workley
City of Hudson, Ohio Page 3
Architectural & Historic Board of Review Meeting Minutes - Final January 27, 2021
C. AHBR 21-31 30 Aurora Street (Historic District)
Addition (Attached Garage)
Attachments: 30 Aurora Street (Site Plan/Elevations)
30 Aurora Street (Existing Photos/Renderings)
Ms. Schrenk introduced the application by displaying photos of the proposed work, noted the
previous informal review and stated staff recommends a site visit. Ms. Schrenk announced
that on January 21, 2021, BZBA approved a variance for a front facing garage and requested
staff inform AHBR of a strong concern regarding the concept gate depicted on the renderings.
Staff’s overall concern is the size of the mass and its visibility. Ms. Schrenk also reviewed the
preservation brief and staff suggestions to reduce the size of the project.
Mr. and Mrs. Larry and Mary Lohman, owners, introduced themselves, shared their vision of
restoring the home to its former grandeur, discussed experts they have consulted and
reviewed historic photos of the house.
Ms. Elizabeth Nicklas, and Mr. Joe Matava, Peninsula Architects, were present for the
meeting. Mr. Matava reviewed the history of the house beginning in 1826 by displaying
photos, describing the transformation of the house through the years and stated the proposed
project is in scale with the house as build in 1826.
Mr. Matava displayed a Building Height Comparison graphic, a Percentage of Impervious
Surface chart, photos of local carriage houses and their common details which were used to
design this proposal.
Mr. Matava displayed computer models of the current house from various locations and
showed the totality of the proposed work which involves removing seventeen-percent of the
original area of the house, which will be preserved. Mr. Matava also responded to staff and
AHBR comments from the informal review. Noting BZBAs concern regarding the gate, he
stated the owners have removed it from consideration.
Ms. Elizabeth Nicklas displayed the proposed site plans footprint as compared to the existing
footprint.
Board members and applicants discussed planning a site visit to discuss specific concerns of
the proposed plan, including: The front chimney, the large size of the proposed carriage
house, the historic photos shown by Mr. Matava, the garden being proud of the house and
public views of the property. Mr. Matava described the proposed project as being the smallest
footprint that keeps the form of the historic structure and achieves the programmatic goals of
the owners.
Staff and Mr. Matava agreed to set up a site visit.
This matter was discussed
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Architectural & Historic Board of Review Meeting Minutes - Final January 27, 2021
VII. Other Business
Ms. Schrenk announced annual Board training will take place before the February 10, 2021
AHBR meeting, led by City Solicitor, Matt Vazzana.
A. AHBR 1-13-2021Minutes of Previous Architectural & Historic Board of Review
Meeting: January 13, 2021
Attachments: AHBR Minutes January 13, 2021 - draft
A motion was made by Ms. Marzulla, seconded by Mr. Bach, that the January 13, 2021
Minutes be approved as amended. The motion carried by the following vote:
Aye: 5- Mr. Bach, Mr. Caputo, Ms. Marzulla, Mr. Reid and Mr. Workley
VIII. Adjournment
A motion was made by Ms. Marzulla, seconded by Mr. Bach, that this be adjourned. The
motion carried by an unanimous vote.
Chair Caputo adjourned the meeting at 8:58 p.m.
___________________________________________
John Caputo, Chair
___________________________________________
Allyn Marzulla, Vice Chair
___________________________________________
Joe Campbell, Executive Assistant
Upon approval by the Architectural & Historic Board of Review, this official written
summary of the meeting minutes shall become a permanent record, and the official minutes
shall also consist of a permanent audio and video recording, excluding executive sessions,
in accordance with Codified Ordinances, Section 252.04, Minutes of Architectural and
Historic Board of Review, Board of Zoning and Building Appeals, and Planning
Commission.
City of Hudson, Ohio Page 5
Agenda
City of Hudson, Ohio
CD Meeting Agenda - Final-revised
Architectural & Historic Board of Review
John Caputo, Chair
Allyn Marzulla, Vice Chair
Arthur Morris, Secretary
Christopher Bach
James Grant
Shane Reid
John Workley
Nicholas Sugar, City Planner
Alicia Schrenk, Associate Planner
Wednesday, January 27, 2021 7:30 PM Via Video-Conference & Live-Stream
I. Call To Order
II. Roll Call
III. Public Comment
This meeting will be held via video-conference. Comments can be submitted to
AHBR@hudson.oh.us prior to start of the meeting. Please submit by 4:30 p.m.
of the meeting date. All comments received will be read aloud by staff during this
portion of the agenda.
IV. Consent Applications
A. AHBR 21-2 71 Great Oak Drive
Addition (Pavilion)
Submitted by Doug Nemeckay, H & M Landscaping
a) Staff recommends approval as submitted.
Attachments: 71 Great Oak Drive
V. Old Business
VI. New Business
City of Hudson, Ohio Page 1 Printed on 1/27/2021
Architectural & Historic Board of Review CD Meeting Agenda - Final-revised January 27, 2021
A. AHBR 21-29 91 Prescott Drive
Accessory Structure (Detached Garage)
Submitted by Stan Kohn
a) Architectural Design Standards state enclosed accessory buildings shall
incorporate some elements similar to the main body, for example similar
corner boards, window types, or materials. Suggest incorporating
additional elements to complement the house such as shutters, frieze
board in the gables, or gable returns.
b) Verify proposed exposed foundation material.
c) Verify proposed siding material.
Attachments: 91 Prescott Drive
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Architectural & Historic Board of Review CD Meeting Agenda - Final-revised January 27, 2021
B. AHBR 20-155 258 North Main Street (Historic District)
Addition (Dining Room & Master Bedroom)
Submitted by Jeffrey Ury, Alair Homes
a) Staff notes the applicant has requested the following changes to the
previously approved plans for 258 North Main Street, file 20-155 noting
the changes have been made and observed onsite:
· Use of fiber cement siding on south, west, and east elevations
where wood lap siding was previously approved.
· Reduction in size of window on east elevation at second floor
bedroom.
b) Staff also observed omission of trim bands and incorrect window
muntins, though the applicant has agreed to correct these variations from
the previously approved plans.
c) Staff notes the 20-155 project authorized replacement of the existing
wood siding with in kind materials at the circa 1940 rear mass; however
this area has also been replaced with cement board siding.
d) Staff notes the 20-155 addition was designed to share the wall same plane
with the historic main mass on the north elevation. Therefore, there is no
inset, or break in the mass to introduce a new siding material. The
Secretary of Interior Standards require the addition to be compatible with
the architectural features of the main mass. Changing wall material
would require a logical break to respect and complement the main
historic mass. Additionally, the City of Hudson Design Standards indicate
in Section III-2. b (3) that if materials are to be replaced on a historic
structure (1940 mass) like materials should be used.
e) Staff notes the 2017 addition has fiber cement siding; however, this
addition was inset and distinctly separate from the historic main mass.
f) Staff notes the Board had extensive discussion on the size of the front
window and determined it should match the existing windows on the front
façade. A condition to require the size to match the existing was made to
further strengthen the determination.
g) Summary: Staff recommends the front elevation window be revised to
match the size of the adjacent historic window as was previously
approved by the board. Staff recommends the cement board siding at the
side and rear elevations be replaced with wood siding as was approved
previously by the board.
Attachments: 258 North Main Street 1-27-2021
258 North Main Street Photos 1-21-2021
258 North Main Street 6-11-2020
258 North Main Street 3-11-2020
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Architectural & Historic Board of Review CD Meeting Agenda - Final-revised January 27, 2021
C. AHBR 21-31 30 Aurora Street (Historic District)
Addition (Attached Garage)
Submitted by Elizabeth Nicklas, Peninsula Architects - Historic District -
recommend referral to Historic District Subcommittee pursuant to LDC 1203.12 -
no recommendation.
a) Staff notes the proposed garage structure is an addition to the existing
house and was reviewed informally by the Architectural and Historic
Board on December 16, 2020. Rather than the materials match to the
main house, the project has been proposed with a carriage house design
with a board and batten siding and no shutters.
b) Staff recommends formal discussion on the application and scheduling of
a site visit.
c) Staff notes BZBA approved on January 21, 2021 of forward-facing
garage request subject to staff informing the Board of BZBA’s strong
concerns of the concept gate depicted on the renderings.
d) Staff suggests proposed concept gate and any other accessory structures
must be depicted on all plans, if proposed. Question the gates presence
from the street and if it will impact the historic character of the
streetscape and home.
e) Secretary of Interior Standards state “new additions, exterior alterations,
or related new construction shall not destroy historic materials that
characterize the property. The new work shall be differentiated from the
old and shall be compatible with the massing, size, scale, and
architectural features to protect the historic integrity of the property and
its environment.
f) Secretary of Interior Standards state, “New additions and adjacent or
related new construction shall be undertaken in such a manner that if
removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.”
g) The existing non-historic addition impacts a limited portion of the east
elevation; however, the proposed addition will impact the same area of
the east elevation and almost all of the south elevation. Question if the
addition can be modified so less of the historic structure is impacts and
the original massing is more intact. Please note, the rectangular shape of
the single-story addition could be adjusted to be narrower, but deeper
allowing the existing south elevation dining room window and façade to
remain.
h) Staff notes carriage house detailing of the garage mass is appropriate;
however, the mass is in close proximity to the historic structure and is
significantly taller in height than a typical detached structure. To reduce
the scale of the structure in relation to the historic mass. Question if the
following can be revised:
· Lower the height of the carriage mass below the cornice of the
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Architectural & Historic Board of Review CD Meeting Agenda - Final-revised January 27, 2021
historic mass.
· Shift the carriage mass several feet to the south.
· Remove the side elevation gable ends of the carriage mass and
utilize the smaller dormers.
· Reduce the overall height as this is designed to appear as a
detached structure and are typical in height no greater than 18
feet (per Land Development Code standards). The proposed south
elevation has a structure height of approximately 30 feet.
Attachments: 30 Aurora Street (Site Plan/Elevations)
30 Aurora Street (Existing Photos/Renderings)
VII. Other Business
A. AHBR 1-13-2021 Minutes of Previous Architectural & Historic Board of Review Meeting:
January 13, 2021
Attachments: AHBR Minutes January 13, 2021 - draft
VIII. Adjournment
The mission of the Hudson City Government is to serve, promote and support, in a fiscally responsible
manner, an outstanding community that values quality of life, a well-balanced tax base, historic
preservation, with a vision to the future, and professionalism in volunteer and public service.
City of Hudson, Ohio Page 5 Printed on 1/27/2021
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