City of Hudson, Ohio

Meeting Minutes - Final

Architectural & Historic Board of Review

John Caputo, Chair

Allyn Marzulla, Vice Chair

John Workley, Secretary

Andrew Brown

Amy Manko

Françoise Massardier-Kenney

Jamie Sredinski

Nicholas Sugar, City Planner

Lauren Coffman, Associate Planner

Wednesday, August 27, 2025

7:30 PM

Town Hall

27 East Main Street

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. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

Ms. Kenney

Absent: 1 -

III.

IV.

Public Comment

Chair Caputo opened the meeting to public comments for anyone wanting to address the

Board. There were no comments.

Consent Applications

A motion was made by Mr. Workley, seconded by Ms. Marzulla, to approve the Consent

Agenda. The motion carried by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1045

Attachments:

134 N Main St - AHBR Packet

This matter was approved on the consent agenda.

AHBR 25-1007

85 S Main St

Sign (Wall)

Attachments:

85 S Main St - AHBR Packet

This matter was approved on the consent agenda.

AHBR 25-1040

7511 Lascala Dr

Sign (Ground Sign)

Submitted by Brian Becker, Becker Signs

a) Staff recommends approval as submitted.

Attachments:

7511 Lascala Dr - AHBR Packet

This matter was approved on the consent agenda.

AHBR 25-1053

2408 Glen Echo Dr

Accessory Structure (Pavilion)

Attachments:

2408 Glenn Echo Dr - AHBR Packet

This matter was approved on the consent agenda.

Old Business

There was no old business.

VI.

New Business

AHBR 25-1057

220 N Main St (Historic District)

Sign - Building

Attachments:

220 N Main - AHBR Packet

Mr. Sugar introduced the application by displaying photos of the building, noting the

applicant is not able to be present and reviewed the agreement by the applicant to meet the

staff comments.

Ms. Marzulla made a motion, seconded by Mr. Workley, to approve the application,

with the following conditions: A matte finish, the no routed edges, a MDO panel which

is the same material as the existing sign, a border, and using the existing lighting.The

motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 2024-194

7030 Saint Ives Blvd

Accessory Structure (Detached Garage)

Attachments:

7030 St. Ives Blvd - AHBR Packet

7030 Saint Ives Blvd - Previously approved plans

Ms. Coffman introduced the application by displaying the site plan, noting a slight change

was administratively approved, and reviewing the staff comments.

Mr. Brian Szczepanski, applicant, noted, the increased size of the dormer from 12 feet to 18

feet, the additional 6 inches above and below the windows, and that six windows will not be

installed.

The Board, applicant, and staff discussed: The large size of the dormer, and the added siding

on the top instead of board and batten.

Mr. Workley mad a motion, seconded by Ms. Stredinski, to approve as submitted. The

motion was approved by the following vote:

Aye:

4 - Mr. Caputo, Mr. Workley, Ms. Sredinski and Mr. Brown

Nay:

1 - Ms. Marzulla

AHBR 25-1055

16 Owen Brown St (Historic District)

Accessory Structure (Detached Garage)

Attachments:

16 Owen Brown St - AHBR Packet

Ms. Coffman introduced the application by reviewing the staff comments, and displaying the

elevations.

Mr. Mark Madar, applicant, distributed updated plans to the Board, explained the work to be

done, noted that a recent survey was completed, a window was installed, and stated that the

garage size was reduced from the previous plans.

The Board, applicant, and staff, discussed: The foundation being done in the same way as the

house, the side setback, that the siding, shingles, and windows will match the house siding.

Discussion followed regarding Pella Reserve or Lifestyle windows, staff confirmed that Pella

Lifestyle are appropriate for this new structure.

Mr. Workley made a motion, seconded by Ms. Stredinski, to approve as submitted with

the revised plans. The motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-552

439 N Main Street

Accessory Structure (Detached Garage)

Attachments:

439 N Main St - AHBR Packet 9.10.25

439 N Main St - AHBR Packet

Ms. Coffman introduced the application by displaying the site plan, and reviewing the staff

comments.

Mr. Greg Chaplin, architect, and Mr. Carry McNight, McNight Construction, were present for

the meeting.

The Board, applicant, and staff, discussed, the height of the proposed structure - which will be

lower than the house, that the siding will match the house, that doors and windows have been

added to meet the fenestration requirements on one side, however, fenestration is lacking on

the west and south sides, that the shake siding does not match the house, the possibility of

using a window or other architectural element to meet the fenestration requirement and relate

to the house, the purpose of having two doors on the north elevation, that elevations with

measurements are needed, and that materials specifications need to be submitted.

Mr. Workley made a motion, seconded by Ms. Sredinski, to continue the application.

The motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-637

2690 Middleton Rd

Alteration (Siding Replacement)

Attachments:

2690 Middleton Rd - AHBR Packet 8.13.2025

Ms. Coffman introduced the application by reviewing the staff comments.

Mr. Michael Gaffney, homeowner, noted the application was previously denied. Mr Gaffley

also stated his insurance company will only replace the damaged portion of the siding and

requested leaving the application open until an agreement with the insurance company can be

reached.

Mr. Workley made a motion, seconded by Ms. Marzulla, to continue the application to a

further date. The motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1021

176 Elm St (Historic District)

Alterations (Siding, Window Trim & Shutters)

Attachments:

176 Elm St - AHBR Packet

176 Elm St - Consultant Report

Mr. Sugar introduced the application by noting the building is primarily aluminum siding;

however, the proposal is to use vinyl siding for this project. Staff recommended a site visit

with the Historic Consultant.

Mr. Reuben Yoder, contractor, noted that under the siding, fiberboard is on the house, and

wood on the breezeway and garage.

The Board, staff, and the applicant discussed the siding types and sizes of the existing siding.

Mr. Workley made a motion, seconded by Ms. Marzulla, to continue the application to a

later date to allow for a site visit with the Historic Consultant. The motion was approved

by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1042

2160 Bristol Ct

Alterations (Stone and Siding Replacement)

Attachments:

2160 Bristol Ct - AHBR Packet

Waiver Petition Memo

Ms. Coffman introduced the application by displaying the site plan, noting a stop work order

was issued, and reviewed the staff comments.

Mr. Jeshua Arlia, applicant, and the homeowner, were present for the meeting.

The Board, applicant, and staff, reviewed photos of the work to date, noted the intent is to use

stone on the north face of the facade and garage, discussed the compatible homes with stone

and siding that were done before the LDC, and noted that stone is on one side of the garage.

The general consensus of the Board was that the stone would need to go around the house .

Chair Caputo noted he does not recall giving a waiver for stone on only one side of a

structure, and the Board unanimously agrees that a waiver will not be granted in this instance.

Mr. Workley made a motion to Deny the application, the motion was seconded by Ms.

Marzulla. The motion to Deny was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-791

182 Bersham Dr

Addition (3 Seasons Room and Covered Deck)

Attachments:

182 Bersham Dr - AHBR Packet

Ms. Coffman introduced the application by displaying the elevations, and reviewing the staff

comments.

Mr. Holden Rodney, Impact Landscaping, noted all the materials will match.

The Board, applicant, and staff, discussed block and skirting being used around the bottom,

and that horizontal railings will be used between the columns.

Ms. Stredinski made a motion, seconded by Mr. Workley, to approve as submitted with

matching materials. The motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1025

2827 Hudson Aurora Rd

Addition (Mudroom, Laundry Room & Covered Porch)

Attachments:

2827 Hudson Aurora Rd - AHBR Packet

Ms. Coffman introduced the application by displaying photos of the site, and reviewing the

staff comments.

Mr. Joe Matava, Peninsula Architects, and Mr. Blake Pauley, homeowner, noted he believes

the back of the house as is, does not match the rest of the house, and this project is to increase

the overall look of the house. Mr. Matava displayed photos of the back of the house which he

described as too deep and long. The proposal is to design an east/west addition to improve on

the existing north/south design.

Regarding the elevations, Mr. Matava noted a mixture of siding and shakes on the existing

house. The Board discussed the change of materials on an outside corner, Mr. Matava's

agreed not to change materials on the outside corner, that a ridge is proposed for the roof, not

a valley, and the use of a hip roof.

The Board, applicant, and staff, discussed: The standing seam roof on the visible portion of

the back, and a rubber roof on the not visible portion of the roof, and that vertical siding is

permitted in the gable.

Mr. Workley made a motion, seconded by Ms. Stredinski, to approve with consistent

siding on the second story area. The motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1062

200 Laurel Lake Dr, Villa #2

Addition (2 Car Garage)

Attachments:

200 Laurel Lake Dr Villa 2 - AHBR Packet

Ms. Coffman introduced the application by displaying the elevations and reviewing the staff

comments.

Ms. Donna Anderson, Laurel Lake, and Mr. Jeremy Hill, contractor, were present for the

meeting.

The Board, applicant, and staff, discussed: The 18-inch offset from the house, which should

be included on the drawings, and that the foundation will match the existing.

Mr. Workley made a motion, seconded by Ms. Marzulla, to approve as submitted. The

motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1064

3193 Hudson Aurora Rd

Addition (Bedrooms and Bathrooms)

Attachments:

3193 Hudson Aurora Rd - AHBR Packet

Ms. Coffman introduced the application by displaying renderings of the project, and

reviewing the staff comments.

Mr. Mark Zwolinski, applicant, and Mr. Dan Pozar, planner, noted, that awning windows

were used to stop headlights from entering the rooms, the stone on the front of the house is

intended to give positive elements to this block house, and that all materials will match the

existing house.

The Board, applicant, and staff, discussed whether stone can be removed from the front of the

house, and whether the chimney stone and accent stone flowing from the chimney meets the

LDC, and recognize this is an exceptional design. The size of the proposed stone was

compared to the existing stone, with the Board noting an accent material may differ from the

existing material.

Mr. Workley made a motion, seconded by Ms. Marzulla, to approve with the foundation

to match the existing masonry house and the block and detail to go below grade. The

motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1068

6582 Ebury Cir

Addition (Covered Porch)

Attachments:

6582 Ebury Cir - AHBR Packet

Ms. Coffman introduced the application by displaying the site, and reviewing the staff

comments.

Mr. Brian Kuck, architect, noted: The foundation area without stone can be in filled for

consistency, that the proposed stone will match the existing stone, regarding the grid pattern

on the windows, the homeowner intends over time to replace all the windows - at that time all

the grids will match, that the smoker vent on the top of the house will be reduced in size with

the second vent not installed, and there are already metal vents on the back of the house.

The Board, applicant, and staff, discussed: The side elevation vertical columns, which are

wrapped posts on a four-inch slab with stone veneer underneath; the smoker area is open on

three sides; the Board's discussed all the windows be replaced at the same time, and a revised

elevation showing the reduced smoker area.

Mr. Workley made a motion, seconded by Ms. Marzulla, to approve with all the rear

windows having consistent grids, and the foundation be consistent around the structure.

The motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 2025-482

13 N Oviatt St (Historic District)

New Home (Single-Family Dwelling)

Attachments:

13 North Oviatt - Revised Drawings

13 N Oviatt St - AHBR Packet 6.25.2025

Ms. Coffman introduced the application by displaying a rendering of the proposed house, and

reviewing the staff comments.

Mr. Nate Bailey, Hara Architects, noted that due to higher-than-expected costs, the size of the

house has been reduced.

The Board, applicant, and staff, had no comments or questions.

Mr. Workley made a motion, seconded by Ms. Sredinski, that the application be

approved. The motion carried by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-1002

6040 Pine Ridge Trl

Single Family Dwelling (New House)

Attachments:

6040 Pine Ridge - AHBR Packet

Mr. Sugar introduced the application by reviewing the site plan and staff comments,

especially the setback.

Ms. Robyn Jones, and Mr. John Russell, Prestige Builder Group, were present for the

meeting.

The Board, applicants, and staff discussed: A new site plan, which was shown to the Board

with Mr. Russell describing the proposed plan with staggered setbacks. The Board noted there

is no look-alike issue to consider. Regarding dominant materials, the LDC requires one style

of siding. Mr. Russell will consult with his client and choose one style which may then be

approved by staff. Regarding the window styles, Mr. Russell stated that grids on the rear of

the house are not desired, staff noted the typical window is 2 over 2 - and stated more of the

non-typical should become 2 over 2, which the applicant agreed to. Regarding the six-foot

front projection, the applicant showed three homes he with larger projections that were

approved, and noted that the one foot over the LDC seems insignificant.

Mr Workley made a motion, seconded by Ms. Sredinski, to approve with the following

conditions, The applicant will make a decision whether to use horizontal or vertical

siding - which may then be approved by staff, that three, two over two windows will be

added to the left elevation, that the front door will be moved forward one-foot so the

projection is only five-feet forward of the door, that the ten percent setback of the

structure placement is granted a variance, that it be confirmed the driveway has a

three-foot setback, that updated grade information be submitted so that only stone is

showing, and that materials specifications be submitted to staff. The motion was

approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

AHBR 25-986

6050 Pine Ridge Trl

Single-Family Dwelling (New House)

Attachments:

6050 Pine Ridge - AHBR Packet 9.10.25

6050 Pine Ridge - AHBR Packet

Mr. Sugar introduced the application by

Mr. John Russell, and Ms. Robyn Jones, Prestige Builder Group, were present for the

meeting.

The Board, applicant, and staff discussed: The look-alike comment not applying, the use of

transom windows and or larger windows on the rear of the house, the large size of the two

projections in front of the front door, and Mr. Russell's opinion that this variance has been

granted numerous times in the past and showed examples, some of which were over 200-feet

off the street, Mr. Russell noted this house is 136-feet off the road, staff noted the distance

from the road does not change the requirement, Chair Caputo informed the Board the setback

rule could be granted an exception, the Board felt that because this is part of a development,

granting an exception is more difficult. Mr. Russell and staff discussed how the projection

might be reduced and agreed to re-examine the design in an attempt to minimize the

projection to eight feet across the front - which is the same as the porch.

A motion was made by Mr. Workley, seconded by Ms. Marzulla, that this AHBR

Application be continued. The motion carried by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

VII. Other Business

VIII. Staff Update

There was no staff update.

IX.

Adjournment

Ms. Marzulla made a motion, seconded by Mr. Workley, to adjourn the meeting at 9:48

p.m. The motion was approved by the following vote:

Aye:

5 - Mr. Caputo, Ms. Marzulla, Mr. Workley, Ms. Sredinski and Mr. Brown

___________________________________________

John Caputo, Chair

___________________________________________

John Workley, Secretary

___________________________________________

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.