Lakewood Board of Zoning Appeals Meeting - May 15, 2025
Lakewood Board of Zoning Appeals Meeting - May 15, 2025
The Lakewood Board of Zoning Appeals met on May 15, 2025, to consider three variance requests. The meeting began with roll call (members present: Michael Alexander, Gillian Bellino, Matt Markley, Jeffrey Piggett, Anthony Santiago), approval of the March 20, 2025 minutes, and opening remarks. No public comments were received during the meeting, but a neighbor of the third applicant attended a pre-review meeting and expressed satisfaction.
Discussion Items
1. Docket 05-07-25 – 17879 Lake Road (Garage Variance) The applicant requested variances to construct an attached garage and replace an existing detached garage on a corner lot. The proposal required a side yard setback of 5.5 feet (10 feet required) and the accessory structure would be in front of the abutting primary structure. The applicant’s architect explained practical difficulties due to the lot’s unique shape, existing kitchen window, and the desire to add a mudroom. Administrative comments noted the lot’s configuration and that the existing garage was non-conforming. Board members discussed the adequacy of notice (10 calendar days) but found the proposal reasonable given the lot’s uniqueness. One member expressed concern about notice but voted in favor. The board voted 4–1 to approve both variances as proposed.
2. Docket 05-08-25 – 1256 Hall Avenue (Deck Variance) The applicants (Olivia and Chris Casimir) requested a variance to place a deck 26 feet from the rear property line (30 feet required). They demonstrated that the house’s design, French doors, AC unit, and limited lot depth (100 feet vs. neighbors’ 120–160 feet) left only about 60 square feet of usable deck space if the 30-foot setback was observed. Administrative comments confirmed the lot is undersized (3,500 square feet) and that the proposed deck (220 square feet) meets all other requirements. A resident (John Demiko) spoke in favor, noting the sloped backyard and poor growing conditions. The board found practical difficulty and voted unanimously (5–0) to approve the variance.
3. Docket 05-09-25 – 1605 Riverside Drive (Fence Variance) The applicants (Richard and Jordan Carter) requested a variance to install an aluminum fence closer to the street than permitted, covering approximately 21 feet of a 57-foot extension. The fence would enclose a garden and improve aesthetics along the sloped property. Administrative comments noted the corner lot’s unique topography and that the fence (47 feet from Riverside Drive) would not impede sight lines. A neighbor who attended the pre-review meeting expressed no objections. The board voted unanimously (5–0) to approve the variance.
Key Outcomes
- Garage variance (17879 Lake Road): Approved 4–1 (Alexander aye, Bellino no, Markley aye, Piggett aye, Santiago aye).
- Deck variance (1256 Hall Avenue): Approved 5–0 (unanimous).
- Fence variance (1605 Riverside Drive): Approved 5–0 (unanimous).
- Meeting adjourned after the final vote.
Meeting Transcript
Good evening and welcome to the uh City of Lakewood Board of Zoning Appeals. Uh May 15th, 2025 meeting. Uh first item on the docket is the roll call, Ms. Nocta, if you could please. Michael Alexander. I'm here. Gillian Bellino here. Matt Markley. Here. Jeffrey Piggett. Here. Anthony Santiago. Here. Thank you. Item number two is the approval of the minutes from the March 20th, 2025 meeting. If everyone has had an opportunity to review those, uh, we can uh have a motion. Uh all in favor. Aye. Aye. Number three on the docket this evening is the opening remarks, Mrs. Nocta, if you could please. Welcome to the Board of Zoning Appeals. For a variance to be granted, the board must get sufficient information from your presentation to determine if your property meets the practical difficulty test. All documents included with an application to the board and any addenda, statements, maps, diagrams, sketches, letters, photographs, or other materials proffered to the board by any person shall be considered by the board prior to rendering its decision on the application. No permits shall be issued unless submitted plans conformed to those approved by the board. If modifications are made to the approved plans, a successive variance request must be filed and approved to account for the modification. For the record, please sign the form on the podium and state your name and address. This serves as an oath or affirmation that you will tell the truth before the board. We will now begin with the regular business of the Board of Zoning Appeals. New business. Thank you. And uh once you're done signing in, if you want to just go ahead and give us your presentation, that'd be great. Yeah, um, in this unique lot, um the directives from the uh owners were twofold. They have uh existing concrete block, like rusticated concrete block, detached garage. So the first request was for an attached garage. Um it's their going to be their second winner here in Cleveland, and it's something they want for their lifestyle. And then the second request was to replace the detached garage with something that is uh more in line with the style of the house. It's not the most handsome building in the world. And um have enough room for the cars they want to have for their teen, you know, their teenage boy and he possesses a couple cars. So it's not necessarily a lot coverage or rear lot yard area variants. It's to get two cars and not block the only window that's in the kitchen. That's that's what led us to pushing this garage. The the existing kitchen window, the only kitchen window is right there. Um and the geometry of the attached garage allows for a mud room, which most Lakewood houses don't have if they're historic. So we held it, you know. It'd be great to be wider, but we held it to 22 feet uh with that uh steep approach. Um, which left us with five and a half feet left on the side yard with a 10-year 10-yard 10-foot minimum. Um just like the pre-meeting, um the the side, you know, the the other side yard by definition is huge. So we're not even close to approaching the total side yard variants. And then the second request, that line right there is the line of the existing garage.
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