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).