Lakewood Board of Zoning Appeals Meeting – March 20, 2025

This regular meeting of the Lakewood Board of Zoning Appeals was held on March 20, 2025, at 11:30 AM. The board considered two variance requests: a proposal for a two-car garage with a rooftop deck at 1180 French Avenue, which was deferred by the applicant after board feedback, and a proposal for a one-story addition and elevated deck at 17852 Lake Road, which was approved unanimously.

Consent Calendar

• Roll call was taken with four members present (Michael Alexander, Gillian Bellino, Matt Marklin, Anthony Santiago); Jeffrey Pickett was excused by motion.
• Minutes from the February 20, 2025 meeting were approved by voice vote.

Public Comments & Testimony

• No public comments were received for either agenda item.

Discussion Items

1180 French Avenue – Garage and Rooftop Deck Variance

• Applicant Thomas Schoen, owner of 1180 French Avenue, requested three variances to replace an existing one-car garage with a two-car garage and an unroofed deck above: (1) deck height of approximately 11 feet, (2) deck size of roughly 500 square feet, and (3) reduced rear setback for the deck. The garage itself would meet the minimum setback requirements.
• Board members expressed concerns about the privacy impact on neighbors, noting that the elevated deck would overlook six adjacent properties. Members questioned whether the applicant had explored other options to meet his needs (e.g., ground-level patio, attached deck) before requesting such significant variances. The board also noted that the proposal was unusual for Lakewood and that the variances were far larger than typical (inches vs. feet).
• The applicant stated he had considered alternatives but found them insufficient. After discussion, the board indicated the proposal did not meet the “practical difficulty” test and that a vote would likely fail. The applicant requested a deferral, which was accepted by motion.

17852 Lake Road – Addition and Deck Variance

• Applicant David Griffiths, owner of 17852 Lake Road, presented a revised proposal for a one-story addition and an elevated open deck. Previously, the project had sought three variances, but after working with the neighbor (the Gallaghers, represented by attorney Steve Deber), the minimum side yard variance was eliminated, leaving only two requests: (1) a reduction in the total side yard requirement from 25 feet to 21 feet (a 4-foot variance), and (2) a variance for the elevated deck (which was replacing an existing structure).
• Attorney Steve Deber stated that the Gallaghers had signed a private agreement withdrawing their objections to the variances in exchange for certain conditions. The board noted that the variance requests were smaller than those approved in 2022 for the same property.
• Board members praised the collaborative resolution and the reduction in the scope of the project. No public comments were received. The site plan was updated to reflect the changes.

Key Outcomes

• 1180 French Avenue: The applicant’s request for deferral was granted by voice vote. The applicant may return with a revised proposal after further consultation with city staff and neighbors.
• 17852 Lake Road: The two variances were approved unanimously. The roll call vote was: Michael Alexander – Aye, Gillian Bellino – Yes, Matt Marklin – (not called, but counted as present), Anthony Santiago – Yes. (Three votes in favor, none opposed, with one member excused.)
• The meeting was adjourned by motion.