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Record of Proceedings

Lakewood Board of Building Standards/Architectural Board of Review Meeting – August 8, 2024

Boards and Commissions — Thursday, August 8, 2024

BodyLakewood, Ohio

SessionBoards and Commissions

DateThursday, August 8, 2024

StatusFILED

Video Record

0:00 / 2:36:48

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:00

All right, we're gonna get to it.

0:02

Let our last board member uh be a few minutes.

0:04

Late, but we have a quorum.

0:06

So welcome everyone to tonight's Board of Building Standards Architectural Border Review and Sign Review Meeting for August 8th, 2024.

0:14

May we get this evening's roll call, please.

0:17

Mr.

0:18

Monet.

0:19

Here.

0:19

Mr.

0:20

Ackerberry?

0:20

Here.

0:21

Mr.

0:21

Smith.

0:22

Here.

0:23

Mr.

0:23

Slauterbeck.

0:25

Leave it.

0:25

He is en route.

0:26

And then Miss Cohen Plessner is not attending tonight.

0:30

All right, thank you.

0:32

First in the agenda, did everyone have a chance to review the meeting minutes from the July 11th meeting?

0:37

Is there any questions, comments?

0:40

Nope.

0:40

I will make a motion to approve the meeting minutes from the July 11th meeting.

0:44

Can I get a second?

0:45

Second.

0:46

All in favor?

0:48

Thank you.

0:48

May we get this evening's opening remarks.

0:52

Welcome to the Board of Building Standards Architectural Board of Review Signor View Board.

0:56

The purpose of the architectural board of review is to protect the value, appearance, and use of property when buildings and homes are constructed or constructed or altered.

1:03

In approving building plans, the board will take into consideration development of adjacent buildings and properties.

1:08

All applicants, as well as those members of the public who have come to offer comment when asked to come to the podium, please print and sign your name on the oath sheet and then clearly state your name and address into the microphone for the record.

1:19

Please stay close to the microphone so we can capture an accurate record of all discussion.

1:23

For those members of the public who have come to speak on a given proposal, we ask that you please keep your comments within five minutes to allow everyone an opportunity to comment.

1:31

Questions and comments should be directed to the chair who will compile them and provide them to the applicant for discussion after everyone has had the chance to speak.

1:38

We will now begin with the regular business of the Board of Building Standards, Architectural Border Review, Sign Review Board.

1:45

All right, thank you very much.

1:47

Starting off, we'll begin with uh some old business of the architectural border review.

1:51

Docket number 065824 for the Irene and Donald Avenue uh Thoreau Donald Development.

2:05

I'm gonna chime in real quick here too.

2:07

Um this was approved for preliminary plan development by the Planning Commission uh last week uh with the following conditions where we can get into uh once we need to, but after the applicant is yeah, we'll get on that list after you do your presentation.

2:23

Sure.

2:23

Uh good evening.

2:25

Uh thank you for uh your service, especially tonight and and the the way that this week's been.

2:32

I know it's difficult, so I appreciate you everybody everybody showing up here to keep this happening.

2:39

Um Paul Began being in architectural design.

2:43

Um this uh project is at a uh Norfolk and Southern uh lot just north of the tracks between uh Thoreau and Donald Avenues.

2:57

Um just to remind uh the the board uh in addition to the parcel itself, Norfolk and Southern, will also be uh selling an additional eight feet uh to the south uh between the property line on this uh aerial plan here and the tracks uh to uh accommodate the the what will be the entirety of the site.

3:23

Umcluded on uh this drawing we tried to answer some of the questions from pre-review.

3:30

Um I think you had asked about hey, what are some what are our heights going to be uh relative to the other houses on the street?

3:38

So we just did a uh as best as we could.

3:42

We didn't go out in field measure, but uh you know, counting brick and siding and things like that, trying to get some heights of the adjacent structures on street uh immediately adjacent to that uh to this uh you could see on our elevation that's kind of in the middle of the drawing right there, right?

4:00

The house uh directly to the north uh is a Cape Cod style kind of one and a half story house, uh a little bit out of context with the rest of the neighborhood, uh which is a little bit taller.

4:12

So you could see that our single family house, which we get in the development plan that's gonna be on the Thoreau Avenue is relatively in alignment with that side of the street.

4:23

If you look on the other side of the street, we're we're definitely in more context uh because there are two family houses uh on that side of the street.

4:31

Um the elevation uh kind of on the left there is to show the heights of the townhomes uh there, just so you can kind of see we are uh uh higher than that, primarily because uh uh again when we get into the developed plans, I'll show you.

4:51

You know, ground floor is uh garage and above space.

4:54

Really the living floor is on the second floor, and the third floor is uh the bedroom floor.

5:01

Uh context photos so you can see a little bit what's happening on the street.

Discussion Breakdown — Share of Meeting

Zoning Code██████████████████████████████30%

Building Codes█████████████████████21%

Retail Development██████████████14%

Procedural██████████10%

Landscaping Design████████8%

Signage████████8%

Housing Assistance████4%

Stormwater Management██2%

Fire Safety█1%

Summary of Proceedings

Lakewood Board of Building Standards/Architectural Board of Review/Sign Review Meeting – August 8, 2024

The meeting was held on August 8, 2024, at 5:30 PM in the City of Lakewood Auditorium. The board addressed old and new business items under the Architectural Board of Review, Sign Review, and Building Standards. Key actions included preliminary approval of a planned development, approval of signage, deferrals due to zoning and design issues, and a conditional approval for a garage project.

Consent Calendar

The minutes of the July 11, 2024 meeting were approved unanimously (motion by Mr. Smith, second by Mr. Ackerberry).

Public Comments & Testimony

Thoreau & Donald Development (Docket 06-58-24): Four residents spoke in opposition:
- Ben Crick (1237 Thoreau) expressed concerns about density, traffic, and the planned development rezoning, stating it disrespects existing residents.
- A neighbor (1305 Thoreau) spoke about overcrowding and danger, especially during events at Cove Park.
- Donnie Davis (1280 Thoreau) opposed the rezoning to higher density, citing concerns about changing the neighborhood character.
- Dave Kermod (1286 Thoreau) urged deferral, citing inadequate buffer (only 5 feet), noise from deliveries, and potential loss of privacy from balconies. He noted the plan needs significant reworking.
No public comments were made for the other docket items.

Discussion Items

Old Business – Docket 06-58-24 – Thoreau & Donald Development (Applicant: Paul Beegan, Beegan Architectural Design):
- Proposed a planned development with 10 townhouse units (contradicting the agenda which listed 7 townhouses and 3 single-family homes; the applicant presented 10 townhomes and one single-family house) on a Norfolk Southern parcel near Irène and Donald Avenues.
- Key changes from pre-review: driveway moved to the north side to improve setbacks; five-foot buffer with a six-foot privacy fence proposed.
- Board comments focused on the north elevation needing more architectural detail, concerns about pedestrian safety along the private drive, and the need to address fire department overhead clearance (13'6") for balconies over the fire lane.
- Planning Commission had conditionally approved the preliminary plan the previous week. The board gave preliminary approval for the overall site layout and massing, subject to further refinement of the north facade, fire code compliance, and landscaping details.
New Business – Sign Review – Docket 08-69-24 – St. James Corporate College (Applicant: Sean Nugent): Proposed a non-illuminated monument sign (192" x 48", 40 sq ft) at 17514 Detroit Ave. The sign is for the corporate campus; separate signage for other tenants (e.g., Sacred Hour) will be handled on their own parcels. Approved unanimously.
New Business – Sign Review – Docket 08-70-24 – RISE Dispensary (Applicant: Iliana Kazandziev): Proposed two wall-mounted signs (one illuminated shoebox, one non-illuminated) at 11818 Madison Ave. Sign C was removed, bringing the project within allowable square footage. Approved with a condition that any future window signage must come before the board.
Architectural Board of Review – Docket 08-71-24 – 1464 Riverside Dr. (Applicant: Jeremy Dotson, representing owner Gary Fischer): Proposed a new single-family home on a vacant lot. The project had been multiple iterations. Board noted significant zoning variances needed (lot coverage, side/rear setbacks) and that no BZA application had been submitted. Design concerns about massing, roof pitch, and context with the demolished house. Motion to defer, seconded, and approved. The next BZA meeting is September 19, 2024, with a deadline of September 4.
Architectural Board of Review – Docket 08-72-24 – 874 Beach Rd. (Applicant: Daniel Margulies): Renovation of an east facade including a recessed third-floor terrace, new windows, siding, and color scheme. The design was praised for its contemporary yet contextual approach. Approved unanimously.
Architectural Board of Review – Docket 08-73-24 – 2358 Northland Ave. (Applicant absent): Demolition of an existing garage and construction of a new 22' x 20' prefabricated garage on a corner lot. The applicant was not present due to the power outage; however, the board proceeded after city staff confirmed the applicant had submitted required materials (color palette, examples of work). Approved conditionally, subject to review by the Law Department regarding the process.
Architectural Board of Review – Docket 08-74-24 – 16003 Detroit Ave. – Huntington Bank (Applicant: Joshua Gonsalves, Vocon): New bank building and parking lot. The site plan includes a pedestrian pathway, one-way circulation (entry on Detroit, exit on Orchard Grove), and landscaping. Planning Commission had requested revisions. Board discussed expanding planter boxes, screening utilities, and material selection (brick, cast stone, ACM panels). The building design received favorable comments, but the board deferred the overall project to allow for refinements to the site plan and landscaping, pending further review by Planning Commission. Motion to defer approved.

Key Outcomes

Docket 06-58-24 (Thoreau & Donald Development): Approved preliminary architectural plan (motion by Mr. Slauterbeck, second by Mr. Monet; all in favor). The applicant will work with neighbors on buffer issues.
Docket 08-69-24 (St. James Corporate College sign): Approved (motion by Mr. Monet, second by Mr. Smith; all in favor).
Docket 08-70-24 (RISE Dispensary signs): Approved with condition that window signage requires board approval (motion by Mr. Smith, second by Mr. Ackerberry; all in favor).
Docket 08-71-24 (1464 Riverside Dr.): Deferred (motion by Mr. Slauterbeck, second by Mr. Monet; all in favor). Applicant directed to first resolve zoning variances and redesign massing.
Docket 08-72-24 (874 Beach Rd.): Approved (motion by Mr. Monet, second by Mr. Smith; all in favor).
Docket 08-73-24 (2358 Northland Ave. garage): Approved conditionally, pending Law Department review (motion by Mr. Ackerberry, second by Mr. Slauterbeck; all in favor).
Docket 08-74-24 (Huntington Bank): Deferred (motion by Mr. Monet, second by Mr. Smith; all in favor). Applicant to submit revised site plan with improved landscaping, pedestrian path, and lighting.

Adjournment

The meeting was adjourned at approximately 10:45 PM (motion by Mr. Monet, second by Mr. Ackerberry; all in favor).

Meeting Transcript

All right, we're gonna get to it. Let our last board member uh be a few minutes. Late, but we have a quorum. So welcome everyone to tonight's Board of Building Standards Architectural Border Review and Sign Review Meeting for August 8th, 2024. May we get this evening's roll call, please. Mr. Monet. Here. Mr. Ackerberry? Here. Mr. Smith. Here. Mr. Slauterbeck. Leave it. He is en route. And then Miss Cohen Plessner is not attending tonight. All right, thank you. First in the agenda, did everyone have a chance to review the meeting minutes from the July 11th meeting? Is there any questions, comments? Nope. I will make a motion to approve the meeting minutes from the July 11th meeting. Can I get a second? Second. All in favor? Thank you. May we get this evening's opening remarks. Welcome to the Board of Building Standards Architectural Board of Review Signor View Board. The purpose of the architectural board of review is to protect the value, appearance, and use of property when buildings and homes are constructed or constructed or altered. In approving building plans, the board will take into consideration development of adjacent buildings and properties. All applicants, as well as those members of the public who have come to offer comment when asked to come to the podium, please print and sign your name on the oath sheet and then clearly state your name and address into the microphone for the record. Please stay close to the microphone so we can capture an accurate record of all discussion. For those members of the public who have come to speak on a given proposal, we ask that you please keep your comments within five minutes to allow everyone an opportunity to comment. Questions and comments should be directed to the chair who will compile them and provide them to the applicant for discussion after everyone has had the chance to speak. We will now begin with the regular business of the Board of Building Standards, Architectural Border Review, Sign Review Board. All right, thank you very much. Starting off, we'll begin with uh some old business of the architectural border review. Docket number 065824 for the Irene and Donald Avenue uh Thoreau Donald Development. I'm gonna chime in real quick here too. Um this was approved for preliminary plan development by the Planning Commission uh last week uh with the following conditions where we can get into uh once we need to, but after the applicant is yeah, we'll get on that list after you do your presentation. Sure. Uh good evening. Uh thank you for uh your service, especially tonight and and the the way that this week's been. I know it's difficult, so I appreciate you everybody everybody showing up here to keep this happening. Um Paul Began being in architectural design. Um this uh project is at a uh Norfolk and Southern uh lot just north of the tracks between uh Thoreau and Donald Avenues. Um just to remind uh the the board uh in addition to the parcel itself, Norfolk and Southern, will also be uh selling an additional eight feet uh to the south uh between the property line on this uh aerial plan here and the tracks uh to uh accommodate the the what will be the entirety of the site. Umcluded on uh this drawing we tried to answer some of the questions from pre-review.

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