Lakewood Planning Commission Meeting - September 5, 2024

The Lakewood Planning Commission met on September 5, 2024, at 6:00 PM in the City Hall Auditorium. The meeting included a pre-review session at 5:30 PM. The commission considered five docket items: a planned development for downtown Detroit Avenue, a complete streets initiative, a conditional use for the Screw Factory, a parking plan for Huntington Bank, and a conditional use for a medical marijuana dispensary. Key decisions included approval of the downtown development with conditions, deferral of the complete streets items, approval of the Screw Factory and Huntington Bank plans, and deferral of the dispensary application.

Consent Calendar

• Minutes of August 1, 2024: Approved unanimously.
• Minutes of August 6, 2024 (Special Joint Planning Commission & ABR Meeting): Approved with one abstention (Commissioner Gall).

Public Comments & Testimony

• Downtown Development (Docket 07-33-24):
  • Councilperson Cindy Streiebig (Ward 3) expressed concerns about truck traffic on Marlowe Avenue, proposed flipping the truck bay to Bell Avenue, and requested attention to the wall facing neighboring property. She also suggested incorporating a projection screen in the plaza for emergency communications.
  • Resident Mike Skeets (1478 Marlowe Ave) raised concerns about the elevation change between building four and his property, noting a brick wall that varies from one to six and a half feet.
• Complete Streets (Dockets 07-30-24 & 07-31-24): No public comments.
• Screw Factory (Docket 08-34-24): No public comments.
• Huntington Bank (Docket 08-35-24): No public comments.
• Standard Wellness/The Forest (Docket 09-36-24):
  • Attorney Robert Zimmerman (representing RISE dispensary, the existing operator next door) noted that RISE plans to relocate by end of 2024 or early 2025, but the timing is uncertain. He also raised a potential issue regarding the 500-foot distance from Rocky River Reservation park.
  • An email from Diane Mister (Gridley Ave) was received, questioning parking and traffic studies.

Discussion Items

• Old Business: Planned Development (Docket 07-33-24) – 14501-14519 Detroit Ave:
  • The applicant (CASTO) presented updated plans including revised street sections, parking garage layout (one-way aisles, elevator sizing), plaza design, landscaping, and public art. Key changes: trash loading relocated, bus stop integrated, on-street parking reduced to 21 spaces, and pedestrian connections improved.
  • Staff reviewed parking (570 off-street spaces, 141% of minimum), setbacks, massing, and traffic impact study (showing at least half the trips of a hospital).
  • Commission comments: praised progress, but asked for clarification on on-street parking locations, bike parking, ride-share zones, tree planting specifications, and public access easements on the plat. The pedestrian crossing over Bell Avenue was highlighted.
• Communications: Complete Streets Initiative (Dockets 07-30-24 & 07-31-24):
  • Staff reported that a hybrid version of the ordinance and resolution is being developed after meetings with council members. A follow-up meeting was canceled due to storms. The item was deferred to allow a single combined document.
• Conditional Use: Screw Factory (Docket 08-34-24) – 13000 Athens Ave:
  • The applicant (Omni Lakewood Holdings) sought a mixed-use overlay to add commercial uses. The site has 280 existing parking spaces; a restriping plan adds 62 spaces, totaling 342. Staff calculated a parking requirement of 230 spaces for proposed uses, leaving 78 flex spaces.
  • Commission discussed an annual check-in but concluded it was unnecessary due to building department oversight. A motion to approve with condition that uses not exceed available off-street parking passed.
• Parking Plan: Huntington Bank (Docket 08-35-24) – 16003 Detroit Ave:
  • The applicant (Vocon) revised the plan to one-way circulation, added a pedestrian path with bench, and stormwater management improvements. They requested 14 parking spaces (maximum is 8). Staff recommended approval with condition to investigate a shared parking agreement with adjacent development.
  • Commission noted the bench should be reoriented and wheelchair companion space provided. The applicant agreed to consider leaving three angled spaces unsigned for future shared use.
• New Business: Conditional Use: Standard Wellness/The Forest (Docket 09-36-24) – 18605 Detroit Ave:
  • The applicant proposed converting the former Harry Buffalo space into a medical/adult-use marijuana dispensary. They presented floor plans, security, parking (13 spaces on-site, 10 shared off-site), and traffic management. They are awaiting a provisional license from the state.
  • Commission raised concerns: parking adequacy, ownership of adjacent parcels, the 500-foot park distance, and the drastic change from a lively restaurant to an opaque dispensary. The applicant will provide traffic data from their Cincinnati location and clarify property boundaries.

Key Outcomes

• Downtown Development (Docket 07-33-24): Approved with conditions:
  • Access easements (vehicular and pedestrian) to be added to the plat and confirmed by the city engineer.
  • Sidewalk connecting to the hospital to be included in the plan.
  • Ride-share drop-off zones to be analyzed and coordinated with the city engineer.
  • City engineer to confirm traffic impact study is consistent with initial study.
  • Landscape specifications for tree planting to be created, with post-construction sign-off by the landscape architect. (Motion carried unanimously.)
• Complete Streets (Dockets 07-30-24 & 07-31-24): Deferred to a future meeting to allow staff to present a single combined document. (Motion carried.)
• Screw Factory (Docket 08-34-24): Approved with condition that specified entertainment and retail uses per Ordinance 09-2024 are permitted at levels not exceeding available off-street parking. (Motion carried unanimously.)
• Huntington Bank (Docket 08-35-24): Approved with condition to continue investigating a shared parking and maintenance agreement with the adjacent development. (Motion carried unanimously.)
• Standard Wellness/The Forest (Docket 09-36-24): Deferred to allow the applicant to provide additional data on parking demand, property ownership, and address the 500-foot park distance issue. (Motion carried.)