Lakewood Board of Building Standards & Architectural Board of Review Meeting – September 12, 2024

The Lakewood Board of Building Standards, Architectural Board of Review, and Sign Review Board met on September 12, 2024 at 5:30 PM in the City Hall Auditorium. The meeting covered approvals for signage, architectural reviews for new construction and renovations, and a major downtown development proposal. Public comments were heard on several items.

Consent Calendar

• Approved minutes from the August 8, 2024 ABR meeting and the August 6, 2024 Special Joint PC & ABR meeting.
• Sign Review Summary Approvals:
  • Docket 09-75-24 (Bear Soul Studio & Rock Shop, 15230 Madison Ave): Approved with condition that any wall signage be returned.
  • Docket 09-76-24 (Simply Sugar, 17017 Madison Ave): Approved after landscape bed information was confirmed.
  • Docket 09-78-24 (Functional Luxury Goods, 17905 Detroit Ave): Approved. Note: existing window signage (1 sq ft) is already in place; logo matches blade sign.
  • Docket 09-79-24 (Sagittarius Moon, 13706 Madison Ave): Approved.

Public Comments & Testimony

• Downtown Development (09-80-24):
  • Heather Rudge (13910 Clifton Blvd) inquired about phasing of the Curtis Block, preservation consultant, and details of plaza design.
  • Linda Barbero (2249 Olive) asked about Curtis Block in first phase, preservation consultant, and suggested brick paver behind Curtis Block. Also questioned public art vs. live planting and cold weather plant survival.
  • Multiple speakers commented on window color, movable trees in plaza, brick wall abutting townhouses, pet relief areas, and Uber drop-off zones. A written comment from Cindy (via email) raised questions about street trees, parking garage screening, lighting, and bus stop.
• Huntington Bank (08-74-24):
  • Mark Zodie (1418 Orchard Grove) expressed concern about the property line fence between the bank and his house, requesting a replacement fence and assurance that existing fencing would remain.
• 18169 Clifton (09-81-24):
  • Nancy Binder (18171 Clifton Rd) voiced strong support, saying the new house fits the neighborhood well and that neighbors are eager for construction.
• New Cafe (09-85-24):
  • No public comments.

Discussion Items

• Downtown Development (09-80-24) – CASTO Communities:
  • The applicant presented updated designs for a mixed-use development at 14501-14519 Detroit Ave, including four buildings (1, 3, 4, parking garage) and a plaza. Key changes included refined building materials (brick, ACM panel, fiber cement siding), window color options (white, black, gray), and a redesigned plaza with simplified paving and a floating seating fixture. The landscape architect discussed planting plans, lighting, and site furniture.
  • Board members praised the progress and design but requested more detail on: all four sides of all buildings, lighting photometrics for the parking garage, a night rendering of the plaza, and a comprehensive sign plan for commercial spaces. The board also discussed the brick application on Building 4, with some suggesting a single-story brick base on certain elevations. The applicant agreed to study options.
  • The item was deferred to the next meeting (scheduled for September 25, 2024).
• Huntington Bank (08-74-24) – 16003 Detroit Ave:
  • The applicant returned with revisions addressing earlier comments, including adjusted planter heights, a consistent setback, and a pedestrian path through the site. Material samples were presented.
  • Board members accepted the design and site plan. After public comment, a condition was added for a new privacy fence along the south property line.
  • Approved with that condition.
• 18169 Clifton (09-81-24):
  • The applicant presented plans for demolition and new construction of a single-family home, citing severe structural deterioration. The new design mimics the cottage/story-and-a-half style of the neighborhood, using lap siding, a galvalume roof, and a front porch. The house is set back 10 feet into the front setback (no further than original).
  • Board members unanimously praised the design, scale, and contextual fit. Approved.
• 12201 Detroit (09-83-24) – Second Floor Deck:
  • The applicant (owner Nicholas Huggett) proposed a triangular second-story deck to preserve light to the kitchen below. Materials match the house. BZA approval had been obtained.
  • Approved.
• 16803 Detroit (09-84-24) – Dairy Queen:
  • The applicant proposed removing railroad ties and asphalt, adding new landscaping, replacing the dumpster fence, adding a small shed, repaving the lot, and raising a catch basin. No changes to the building or signage.
  • Approved.
• 16203 Hilliard (09-85-24) – New Cafe:
  • The applicant proposed a small rear addition to enclose a patio for kitchen space, a dumpster enclosure, and a new exterior door and light. No site changes in this phase.
  • Approved with condition that only the addition, fence, door, and light are being considered.
• Request for Modifications – 12534 Lake Ave (Shady Cove Townhouses):
  • Tabled at applicant’s request.

Key Outcomes

• Approved:
  • Sign Review summary approvals for Bear Soul Studio, Simply Sugar, Functional Luxury Goods, Sagittarius Moon.
  • Huntington Bank (08-74-24) with condition of privacy fence.
  • 18169 Clifton (09-81-24) new home construction.
  • 12201 Detroit (09-83-24) second story deck.
  • Dairy Queen (09-84-24) exterior alterations.
  • New Cafe (09-85-24) addition and enclosure.
• Deferred:
  • Downtown Development (09-80-24) to September 25, 2024 special meeting.
• Tabled:
  • 1464 Riverside (08-71-24) at applicant’s request.
  • Lake Erie International High School signage (09-77-24) due to no-show.
  • Shady Cove Townhouses modification request (11-94-23) at applicant’s request.