Planning Commission Parking Plan Review – July 8, 2025
Planning Commission Parking Plan Review – July 8, 2025
The Lakewood Planning Commission held a pre-review meeting on July 8, 2025, to discuss a parking plan review for Neighborhood Pediatrics LLC at 16024 Madison Avenue. The applicant, Michael Daso of Daso Properties, is seeking approval for a parking lot as part of the conversion of the former Lothher Center. The meeting was an administrative pre-review; no formal vote was taken.
Discussion Items
- Parking Plan Review (Docket No. 07-25-25): The applicant proposed 23 off-street parking spaces, but the code requires 26 spaces based on the building's 12,900 square feet. The existing lot has 22 spaces (a discrepancy exists: the applicant originally depicted 20 spaces, but staff diagram shows 22). The proposal adds one additional space. On-street parking on Northland Avenue cannot be counted because code requires off-street spaces. The applicant identified several mitigating factors for an exception: a municipal lot at Caribbean Road (38 public spaces within 800–1,000 feet), transit access (the #25 bus line on Madison), and limited available surface parking nearby. The site currently has a loading zone on Northland, which may be removed as part of a planned water main project that will also install curb bump-outs, further complicating on-street parking.
- Existing Conditions: The lot has one entrance off Northland and an exit onto Madison. The proposed layout would reverse the flow (entrance from Madison, exit onto Northland). Staff noted the proposed lot configuration would align with the new striping.
Key Outcomes
- No decision was made; this was a pre-review meeting. Staff indicated they saw no reason to deny the parking plan, given the proposed improvements (22 to 23 spaces) and the availability of public parking within 1,000 feet. The applicant will need to formally address the shortfall and any code exceptions at the regular Planning Commission meeting scheduled for later that evening (6:00 PM).
Meeting Transcript
Alright, so we have one agenda item tonight. It is a the uh parking plan review for neighborhood pediatrics. Um they have uh they went through the whole bidding process and are assuming uh the former Lothher Center at Northland and Madison. So the site plan that they submitted as they were going through the ABR process. It is. We're just doing the pre-review right now. Oh, I'm not part of that? Not right. We'll start at six. Yeah. Yeah, we're just I'm just going through the case with them. I'd be here for the pre-review. Uh you're certainly welcome to, but just there's uh we just review it administratively. Oh yeah. Okay. Yep. I guess it's gonna hang out. That's fun. Yeah. So I I asked for and they submitted, I know it's hard to see. I can pull up uh a PDF of the existing conditions. Um the way that they showed, uh, I believe there's um 20. 20 parking spaces is what they depicted as currently on the site for the Lothers Center. Yeah, there's two right adjacent to the building, seven in the back row, and eleven on the side row. And then there, and this is tough to see on their the proposed uh changes it up, but I think it brings it up to 23 spaces. The requirement is 26 based on the square footage of the building. They were depicting three spaces on Northland as within their requirement, which they can't. Like the code doesn't allow you to put off-street spaces, or I mean on-street spaces, it's all got to be off-street. Um so they don't meet the requirement. So uh looking at exceptions to the minimums under parking plan review. Um, and they can talk through uh impact the central character uh on overflow parking, available surface parking lots within the neighborhood, which there is one within a thousand feet, um which I'll show you, highlight that as a that's one of the exceptions under the minimum. I don't know what their total number of employees are, but it's also on the bus, the main, the 25 line on Madison in terms of transit. So there are some mitigating factors under that are listed under the parking plan review criteria. So I just did this diagram of this is what how it's laid out now. There's actually 22 spaces, um, the seven, eleven, and two that they had on theirs, and then there's people have been using these two spaces, and there was actually a stripe in the one of the latest imageries back there. Um this area on Northland is actually a loading zone right now. There really isn't parking there. Um and then I have a Northland is getting ready to start a water main project here this month. And so we've actually got curb bump outs that are gonna get installed there, um, which will complicate on-street parking there, but just push it back a little bit. Um I I don't know if that loading zone was particular to the Lothers Center. Usually it is for like a business or something like that, and so it it may go away. I don't know if they're gonna replace those signs as part of the water main project. Um right now, and I the the uh the flow is also the entrance is off of Northland, and then the exit is onto Madison, and that's the way that the lot is signed. Um they have the exit only sign there on Madison. The way that they have it depicted right now, the it's the opposite. The entrance would be off of Madison and then flowing off to Northland. Um that's the way they have their like lot, the spaces are uh aligned that way. Um 12,000 nine hundred square foot building, a minimum of 26 spaces. They have 23 off-street proposed, and there are 38 public spaces within the thousand feet. Um so that is one of the allowable exceptions.
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