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, September 10, 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, Ms. Sredinski, Mr. Brown and Manko

Ms. Kenney and Mr. Workley

Absent: 2 -

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

Ms. Marzulla made a motion, seconded by Ms. Stredinski, that the Consent Agenda be

approved. The motion carried by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

AHBR 25-1101

214 N Main St (Historic District)

Alteration (Roof Replacement)

Attachments:

214 N Main St - AHBR Packet

This AHBR item was approved on the Consent Agenda.

AHBR 25-1034

169 Elm St (Historic District)

Alteration (Roof Replacement)

Submitted by Bill Buehl, A&B Roofing

Staff recommends approval as submitted.

Attachments:

169 Elm St - AHBR Packet

This AHBR item was approved on the Consent Agenda.

Old Business

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, and describing the revisions to

the project.

Mr. Greg Chaplin, architect, noted: The garage is approximately 30-feet from the garage, and

the orientation of the roofs are perpendicular to each other - which will lessen the visual

impact in comparing their height.

Mr. Michael Flynn, homeowner, stated: The height of the roof was lowered but remains taller

than the house and requested an exemption of the height requirement in light of the fact the

garage is not visible from the road, and the unique property. Mr. Flynn also noted, it will be a

quality building, and that he could build another building on the site but does not desire to do

so.

The Board, applicant, and staff, examined the site plan, the size of the garage in relation to the

house, that the proposed work will expand a non-conforming structure, that the property front

yard is behind another yard in relation to Darrow Road, that the proposed height is the

minimum in order to have usable space, that the house sits about a foot lower than the garage,

that the floor height of the 2nd floor of the garage is 8-feet, 8-inches, that the property is

greater than 500-feet off of Darrow Road, that this is a fairly unique property being this far

from other properties, that the interior of the house made it difficult to align the windows

top-to-bottom, the type of siding to be used around the garage, that the north elevation has a

drafting error, shake shingles will be installed all around the house, and the reason for moving

the middle door.

Ms. Stredinski made a motion, seconded by Mr. Brown, to approve the application,

noting an exception is granted to LDH Section iii-d1, "stating no accessory building

may be taller than the main body of the building". The exception is based on: The lack

of visibility from the public realm, the distance of the structure from the street, the

topography of the land, and recognizing the elevation of the garage is over 2-feet higher

than the house. To motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

AHBR 25-982

5457 Stow Rd

Addition (3 Seasons Room)

Attachments:

5457 Stow Rd - AHBR Packet 9.10.25

5457 Stow Rd - AHBR Packet

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

comments, and introducing the revisions to the application.

Mr. Bill Mavrakis displayed the elevations showing the revised roof lines that match the

existing roof, explained how the foundation will be constructed and that it matches the

existing block on the house.

The Board, applicant, and staff, discussed: How the applied block panels, which go all the

way around the house, are applied to the house, and that the house has two different existing

foundations - brick and block,

Ms. Sredinski made a motion, seconded by Ms. Marzulla, to approve the application as

submitted. The motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

AHBR 25-1021

176 Elm St (Historic District)

Alterations (Siding, Window Trim & Shutters)

Attachments:

176 Elm St - AHBR Packet

176 Elm St - Consultant Report

Ms. Sredinski made a motion, seconded by Ms. Marzulla, to continue AHBR 25-1021, to

the following meeting. The motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

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 noting that revised floor plans and elevations were

submitted, that these revisions were prompted by a previous AHBR meeting, and that the

projection has been reduced.

The Board discussed: Granting a 3-foot exception to the projection, that this will be the only

house with this large of a setback -which is a deviation of more than 10-percent from the other

houses in this development, that the placement of the basement windows has shifted from the

previous elevation, that the basement windows need to be changed to reflect the first

submission, that other changes to the plans have been made since reviewing the previous

submission, and that if an exception is granted it will only be done because of the depth of this

particular lot,

Ms. Sredinski made a motion, seconded by Ms. Manko, that the following exceptions be

granted: 1) 3-feet be granted to allow a front projection - because of the depth of the lot.

2) A difference of more than 10-percent in the setback of this house as compared to

other houses in the development. 3) The basement windows align aligned with the

windows on the floor above

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

VI.

New Business

AHBR 25-930

38 Church St (Historic District)

Fence (6-foot privacy)

Attachments:

38 Church St - AHBR Packet

Ms. Manko made a motion, seconded by Ms. Marzulla, to continue AHBR 25-930 to the

following AHBR meeting. The motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

AHBR 25-1018

24 Warrensburg Cir

Accessory Structure (Detached Garage)

Attachments:

24 Warrensburg Cir - AHBR Packet

Ms. Coffman introduced the application by displaying the site, explaining the project, and

reviewing the staff comments.

Mr. Stephen Donatelli, homeowner, noted that brick will be used on the foundation as

requested by AHBR, he distribute specification sheets to the Board, requested one, two bay

door, instead of 2, single bay doors, detailed the type of trim, and noted the brick will match

the existing brick.

Ms. Sredinski, made a motion, seconded by Ms. Marzulla, to approve with a brick

foundation around the house and materials specification submitted to staff. The motion

carried by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

AHBR 25-1126

2533 Barlow Rd

Accessory Structure (Detached Garage)

Attachments:

2533 Barlow Rd - AHBR Packet

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

comments.

Mr. Bill Botosan, homeowner, distributed information to the Board, noted the stone and

siding match the existing stone on the house, that windows have been added to the sides with

fenestration problems, and explained the window grid patterns he would like.

The Board, applicant, and staff, discussed: The existing stone above the window that matches

the proposed stone, that the entire roof is metal, and that consistent window grids are

preferred,

Ms. Manko made a motion, seconded by Ms. Marzulla, to approve the application with

consistent window grids around the house, the front gable elevation to have vertical

siding, and the materials as provided in the specification sheet. The motion was

approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

AHBR 25-1153

22 Blackberry Dr

Addition (Dining Room & 3 Seasons Room)

Attachments:

22 Blackberry Dr -AHBR Packet

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

comments.

Mr. Nate Bailey, Hara Architects, noted, he will provide additional photos of the north

elevation, stated the removal of the man door was intentional, that matching siding will be

used as infill at an inside corner, described the roof plan for the proposed addition, and that

matching asphalt shingles will be the roofing material.

The Board, applicant, and staff, discussed: The use of the hip roof, that the gable boards will

be a variety of thicknesses in odder to give a measure of relief to the area, that additional

photos will be sent to staff, and that the foundation will match the existing house.

Ms. Sredinski made a motion to approve, seconded by Ms. Marzulla, with the

submission of materials specifications, photos of the project area, and a roof plan. The

motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

AHBR 25-1071

5223 Preserve Ln

New House (Single-Family Dwelling)

Attachments:

5223 Preserve Ln - AHBR Packet

Ms. Coffman introduced the application by, displaying the site plan, describing the project,

and noting the staff comments.

Mr. Tony Lunardi, LDA Builders, stated the grade lines as shown are correct, he will include

the impervious surface calculations on a revised submittal, he has revised the drawing to

allow consistent trim all the way around, that the window which does not align is problematic

because of the interior design, regarding the gable return the plans have been revised to meet

the staff comment, the lack of fenestration wall was explained as being in a bedroom and

alternatives were discussed, and the materials specification sheets were provided to the Board.

The Board, applicant, and staff, discussed: Alternatives and the lack of alternatives to aligning

the windows.

Ms. Sredenski made a motion, seconded by Ms. Marzulla, that the top window be

shifted slightly to the left, that the impervious surface calculations be submitted to staff,

that the second story window be constructed as shown in the revised elevation to allow

trim all the way around, and the addition of a small, 2 by 2 window on the back gable.

The motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

VII. Other Business

Findings of Fact for the following case:

#25-1042 - 2160 Bristol Ct

AHBR - Fin

25-1042

Attachments:

AHBR 25-1042 2160 Bristol Ct Decision

The Board discussed the finding of fact regarding Case Number 25-1042, due to it being in

conflict with the LDC.

Ms. Sredinski made a motion, seconded by Ms. Marzulla, to approve the finding of fact

for case 25-1042, as presented to the AHBR at this meeting. The motion was approved

by the following vote:

Aye:

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

Absent:

2 - Ms. Kenney and Mr. Workley

Minutes of Previous Architectural & Historic Board of Review Meeting:

AHBR 8.13.2025

August 13, 2025.

Attachments:

AHBR Meeting Minutes - August 13, 2025 Draft

Ms. Sredinski made a motion, seconded by Ms. Manko, to approve the August 13, 2025,

minutes as submitted. The motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

Minutes of Previous Architectural & Historic Board of Review Meeting:

AHBR 8.27.2025

August 27, 2025

Attachments:

AHBR Meeting Minutes - August 27, 2025 Draft

Ms. Marzulla made a motion, seconded by Ms. Mako, to approve the August 27, 2025,

minutes as edited. The motion was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

VIII. Staff Update

Ms. Coffman noted the AHBR subcommittee for Monday, September 29th, with a time to be

determined.

Chair Caputo and staff discussed requesting the historic consultant to speak to what historic

materials are appropriate for historic and new buildings. Staff noted there may be money in

the consultant budget to request a meeting.

IX.

Adjournment

Ms.Marzulla made a motion, seconded by Ms. Sredinski, to adjourn at 9:26 p.m. The

motion to adjourn was approved by the following vote:

Aye:

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

2 - Ms. Kenney and Mr. Workley

Absent:

___________________________________________

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