Lakewood Planning Commission Regular Meeting

Date: June 5, 2025
Time: Pre-review at 5:30 PM; Regular meeting at 6:00 PM
Location: Lakewood City Hall Auditorium

The Lakewood Planning Commission met to consider four new business items: a lot split/consolidation, an expansion of a non-conforming church use, a parking plan exception (garage replacement with a shed), and a historic property designation eligibility. All items were approved with conditions or under specific provisions. No public speakers appeared in person, but one written opposition letter was submitted for the parking plan.

Consent Calendar

• Approval of Minutes: The minutes from the May 1, 2025 meeting were approved by a unanimous motion (Mr. LePoint first, Ms. Gall second). No public discussion.

Public Comments & Testimony

• Docket No. 06-23-25 (Parking Plan – 1606 Woodward Ave): One letter of opposition from a neighbor was submitted and noted by the commission. No public speakers appeared.
• Docket No. 06-24-25 (Historic Designation – 13465 Franklin Blvd): Betsy Shaughnessy, Vice President of the Lakewood Board of Education, spoke in opposition to the timing of the historic eligibility request, stating that the board had already voted unanimously to auction the building and that the designation could deter buyers. She noted the board had invested in preserving historic facades for other school properties. The board’s representative added that the property was appraised at $275,000 with the building and $345,000 without, and that renovation costs would be $8 million to $10 million. No other public comment was offered.

Discussion Items

1. Lot Split/Consolidation – 11750 Madison Ave & 1622 W 117th St (Docket 06-21-25)

• Applicant: Edward Hack (attorney for owners Ed and George Abdallah).
• Proposal: Approve a lot split/consolidation of two parcels (PPN 315-15-102 and 315-15-013) to remove an appendage from the Madison Road parcel and attach it to the 117th Street parcel, creating a more regular lot shape. The primary reason is to preserve a cross-access easement benefiting a Burger King property (Parcel B).
• Staff Recommendation: Approval. All zoning setbacks and area requirements remain met; engineering review completed.
• Commission Action: Approved with one condition – that the cross-access easement benefiting parcel 315-15-016 be updated if necessary to ensure continued cross access.

2. Expansion of Non-Conforming Use – 2051 Quail St (NorthCoast Baptist Church) (Docket 06-22-25)

• Applicant: Travis Logston (Blatchford Architects) and Pastor John Lutz.
• Proposal: Expand the non-conforming church structure (built over 100 years ago) by infilling a small southeast corner (approx. 155 sq ft) to enlarge the fellowship hall and add a kitchen. The expansion is within the code’s maximum of 2,000 sq ft and 20% of gross floor area (existing floor area 3,636 sq ft; total expansion from 2022 approval plus this proposal = ~600 sq ft, about 16.5%).
• Staff Analysis: The church is in an R2 district but is a pre-existing non-conformity. The 2022 expansion added ~450 sq ft and received BZA approval for reduced side yard. The proposed addition maintains a 10-ft setback on the south side. Lot coverage will increase from 54% to ~56% (code permits up to 35% for R2, but non-conformity rules allow expansion). No negative impacts on parking, traffic, or lighting are expected.
• Commission Action: Approved unanimously (no opposition).

3. Parking Plan – 1606 Woodward Ave (Shed vs. Garage Replacement) (Docket 06-23-25)

• Applicant: Joseph Dzingeleski (property owner).
• Proposal: Remove a dilapidated, non-functional garage (originally 219 sq ft, now about half that) and replace it with a shed. The garage cannot be salvaged; removal would require cutting a mature oak tree, which provides shade for neighboring properties. The applicant has lived there 27 years without using a garage.
• Staff Report: The zoning code requires one off-street parking space in a garage for single-family homes. The applicant seeks an exception under Chapter 1143 for a shed (exception #3). Staff noted that 13 homes in the immediate vicinity lack garages, and the tree canopy is a community asset. Two similar cases in 2024 were approved.
• Public Input: One letter of opposition from a neighbor was received.
• Commission Discussion: Commissioners debated the code’s garage requirement and the practical benefit of preserving the tree. Mr. Sanderson opposed the request, stating the code should be changed but he cannot ignore it. Others supported the exception.
• Motion: To approve the removal of the garage and allow a shed in its place, with conditions: (1) the shed must be of high quality (e.g., lumber/timber frame, not a prefab kit), (2) color match the house (main body and trim), (3) the mature oak tree must be protected during demolition and construction.
• Vote: Motion carried (4 ayes, 2 nays, 1 abstention? The transcript states “four two one” after the aye and opposed calls; exact tally ambiguous, but the motion carried).

4. Designate as Eligible for Historic Designation – 13465 Franklin Blvd (Franklin School of Opportunity) (Docket 06-24-25)

• Applicant: Peter Ketter (Lakewood Heritage Advisory Board – LHAB).
• Proposal: Designate the 1907 Franklin School (with 1915/1921 rear additions and a 1950 gymnasium) as eligible for historic property nomination. The school meets multiple criteria under §1134.03.D and has high historic integrity and cohesive character (§1134.03.F). LHAB recommends excluding the rear parking lot and noting the gymnasium as non-contributing.
• Staff Notes: The process is two-step: eligibility tonight, then a public hearing on actual designation. Owner consent is sought but not required for eligibility. The Planning Commission may schedule the hearing and defer as needed.
• Board of Education Position: Represented by Betsy Shaughnessy and a board representative. The board voted 5-0 to auction the property (bids due June 23, 2025) due to fiscal pressure and lack of educational use. They oppose the designation timing, fearing it will deter buyers and could leave the building vacant. They noted the building is appraised at $275,000 with structure; renovation would cost $8-10M. A potential new owner might need historic tax credits, making eligibility potentially valuable.
• Commission Discussion: Several commissioners agreed the building clearly meets eligibility criteria. Concerns about timing and impact on the sale were raised. The commission decided to approve eligibility while scheduling a public hearing no earlier than August 2025 to allow the auction to proceed and to give time for owner consent solicitation.
• Motion: To approve eligibility under §1134.03.D criteria 1, 3, and 4, and §1134.03.F criteria 1 and 2. Conditions: (1) a public hearing shall be scheduled at the first available regular meeting in August 2025 or later; (2) the owner (current or future) shall be asked to provide consent per code; (3) the eventual designation application must specify which elements of the property are sought for designation.
• Vote: Unanimous.

Key Outcomes

• Lot Split/Consolidation: Approved with condition to update cross-access easement.
• Church Expansion: Approved unanimously.
• Parking Plan (Shed over Garage): Approved with conditions (quality shed, color match, tree protection). Vote tallies: 4 ayes, 2 nays, 1 abstention (per transcript ambiguity).
• Historic Eligibility: Approved for Franklin School. Public hearing scheduled for August 2025 or later, with conditions on owner consent and specificity of designated elements.
• Next Steps: The commission will reconvene on July 3, 2025 (next regular meeting) but the historic hearing will be deferred until at least August.