Lakewood Joint Planning Commission & Architectural Board of Review Meeting – May 23, 2024

Interim Planning Director David Boss convened a joint meeting of the Planning Commission and Architectural Board of Review (ABR) to kick off the final development plan process for the downtown development at Detroit, Bell, and Marlowe. The meeting began with an overview of the planned development process, schedule, and roles, followed by a presentation from the development team (CASTO and Dimmitt Architects) on an updated concept. Public comment was taken, and both boards provided extensive feedback. No formal votes were taken; the meeting served as a starting point for the six-month final approval process.

Public Comments & Testimony

• Nick Zangali and Caitlin (Marlowe residents): Expressed overall support for the project, particularly the grocery store and activation of the Detroit corridor. Asked whether the Curtis Block ground floor would be retail or building amenities; the development team stated it would be building amenities (lobby, leasing office, fitness, co-working).
• Carlos Ramos (owner of The T Lab): Raised concerns about policing of the pocket park after hours, parking challenges, and the unsightly chain-link fence around the pit. Requested temporary beautification measures such as signage or wrapping. CASTO noted that construction could start early next year, and the city will consider the fence request.
• Heather Rudge (1392 Clifton Blvd): Criticized the city's stewardship of the Curtis Block, noting deterioration under city ownership. Asked about the order of operations: she wanted the Curtis Block addressed first due to its condition. The city said the phasing would be clarified in future meetings.
• Ian Andrews (Lakewood Alive): Applauded CASTO for staying with the project and thanked them for preserving the Curtis Block. Offer to help with placemaking and fence wrapping. Asked about unit mix (1/2/3 bedrooms) and affordable housing. Supported the public space approach, noting Lakewood is a streetcar suburb, not a town-square town.
• Linda Barbero (2249 Olive Ave): Asked for assurance that the Curtis Block would be rebuilt with like-for-like materials if damaged, and whether any public amenity could be included inside. Also questioned the massing of Building One (sheer height, lack of setbacks).
• Mike Skeets (1478 Marlowe): Raised the issue of the sloped parking lot and the retaining wall abutting his property, asking how the new plan would address grading and foundations.
• Jesse Sheddon (1488 Marlowe): Emphasized the need for transition and scale sensitivity on Marlowe and Bell, and expressed concern about parking shortfalls (412 spaces for about 329 units + other uses).
• Ferris Shimon (Aladdins and Forage): Expressed overall support and hope for timely progress.
• Gordon Geiger (Gagers, 14710 Detroit Ave): Supported the project, praised the Curtis Block preservation, and echoed concern for its winter protection.
• Jean McKay (13428 Lake): Advocate for Curtis Block; appreciated the apartment restoration but asked that the rear porches and windows be preserved for cross-ventilation. Also disappointed that the ground floor amenities won't be public.
• Councilwoman Cindy Streiebig (Ward 3): Echoed parking concerns, requested bedroom counts per unit to assess parking demand, and suggested exploring residential permit parking on Marlowe and Bell.

Discussion Items

• Project Overview & Schedule: David Boss presented the final development plan process, emphasizing a six-month timeline (June to December 2024) with multiple meetings. The goal is to get the plan to city council in Month 5. CASTO confirmed submission is targeted for June 24, 2024. The development agreement will run concurrently.
• Concept Presentation (Gary Ogracki, Dimmitt Architects):
  • Building One (north parcel): Now a single U-shaped building with a 40,000 sq ft grocery on the ground floor and five stories of apartments above. A rooftop amenity deck with pool serves all residents. The grocery entrance is from the parking garage; a pedestrian entrance opens onto the plaza.
  • Curtis Block: Preserved and attached at the first floor, serving as the residential lobby and leasing office. Five apartments on the second floor will be restored. No public access inside.
  • Parking garage: No longer has liner units; instead, a linear park/landscape screening is proposed.
  • Plaza and pocket park: The plaza is slightly smaller but intended to be flexible for festivals; the pocket park on the southern block is a more passive, garden-like space.
• Planning Commission Feedback:
  • Chair McDermott: Clarified procedural concern about the expired preliminary plan (12-month limit). City administration confirmed they can proceed with final review based on ongoing communications. Noted that major changes (use, massing) require updated traffic study, land-use table, and public space analysis. Emphasized need for an ironclad record.
  • Commissioner Sanderson: Asked about plaza activation to differentiate from the existing plaza one block away, and questioned the interface between Building One and the garage (pedestrian route goes outside). Supported the removal of liner units if replaced by a linear park.
  • Commissioner Reese: Disappointed about losing liner units; asked for dimensional analysis of why they cannot work. Concerned about the added story on Detroit and its impact on neighbors. Wanted the plaza to be robustly programmed.
  • Commissioner Gall: Disagreed on the plaza duplication (more parks are good), supported the linear park concept for the garage frontage, and asked about a mid-block crosswalk to the pocket park.
  • Commissioner Colin Plessner: Stressed that the garage frontage is a major discussion point, demanded a traffic study, and urged that at least one or two bays of the Curtis Block ground floor be retail/active uses rather than inward-facing amenities.
• ABR Feedback:
  • Chair Bennet: Noted the massing change of Building One (two stories taller than previous office scheme). Suggested sending a massing model to ABR pre-meetings to accelerate feedback. Supported removing liner units if the alternative is better circulation and greenery.
  • Commissioners: Echoed need to activate the Detroit street front (especially the grocery's large blank wall), maintain the Marlowe step-back, improve pedestrian circulation (sidewalks on both sides of the internal street, safe crossings on Detroit), and ensure the plaza and park are well-programmed. Requested sections showing street-level experience.
  • Commissioner (unnamed): Emphasized that parking garages can be successfully activated with art and landscaping; urged a high-quality execution of the linear park.
• Process Coordination: Both boards and the city discussed ways to streamline: ABR pre-reviews, cross-attendance via Zoom, potential joint meetings, and a shared list of priority issues (massing, liner units, circulation) to resolve early. The development team asked for early feedback on building one massing to avoid late-stage redesign.

Key Outcomes

• Kickoff of Final Development Plan Process: The meeting marks the official start of the six-month final approval cycle. Submission is expected June 24, 2024, with formal reviews beginning in July.
• No Votes Taken: No decisions or approvals were made. The meeting was an information-sharing and feedback session.
• Identified Priority Issues for Final Review:
  • Building One massing, height, and its relationship to Curtis Block and adjacent residences.
  • The fate of the parking garage liner units vs. a linear park/landscape treatment.
  • Updated traffic impact study to reflect grocery use.
  • Activation and programming of the plaza and pocket park.
  • Ground-floor use of Curtis Block (inward amenities vs. public/retail).
  • Pedestrian circulation and safety (crosswalks, sidewalks on both sides of internal street).
  • Temporary beautification of the construction site.
• Next Steps: The city will work with both boards to refine the meeting schedule, possibly adding joint meetings. CASTO will continue design development and submit final plans by June 24. Planning Commission and ABR will review submissions in early July.