Lakewood BZA Meeting – November 20, 2025: Variance Approved for 1114 Forest Road
Lakewood Board of Zoning Appeals Meeting – November 20, 2025
The Board of Zoning Appeals met on November 20, 2025, to consider a variance request for a new single-family home at 1114 Forest Road. After public comment and deliberation, the board voted 3–2 to approve the variances, allowing the owner to build with reduced front setbacks from Forest Road and Clifton Boulevard.
Consent Calendar
- Docket 1-20-25 (62 Lauderdale Avenue): This minor area variance was administratively approved; no board action required.
Public Comments & Testimony
- Tom Fraser (1124 Forest Road): Opposed, arguing the lot is an orphan parcel from the 1962 Clifton Boulevard extension, the variances are substantial (80% and 60%), and the applicant knew about the need for variances before purchasing. Referenced the Duncan v. Middlefield criteria.
- Mary Ann Crampton (17893 Captain's Cove): Opposed, speaking as a former Clifton Park trustee. Noted that Clifton Park has no HOA, and other homes close to Clifton Boulevard are larger. The trustees have a policy that orphan lots are unbuildable and do not grant beach access. Expressed fear the house would become an absentee landlord rental.
- Tara Caravan Weddle (1116 Forest Road, adjacent neighbor): Opposed. Disputed the applicant's claim that her driveway encroaches on his property (her survey shows 0.4 inches). Stated she was told the lot was unbuildable. Argued the structure would devalue her property, destroy old-growth trees, and disrupt wildlife corridors.
- Ryan Nowlin (18177 Clifton Road): Opposed, emphasizing the substantial variance, the applicant's prior knowledge, and the alteration of low-density zoning character.
- Paula Reed (1080 Kirtland Lane): Opposed, stating the project would harm the western gateway of the city and stick out as a sore thumb.
- James Roomer (1126 Forest Road): Opposed, noting the survey available before purchase showed minimal buildable area. Raised concerns about the planned community confluence road project (roundabouts) that may affect the site, and the removal of a light pole and trees.
- Kevin Butler (attorney for neighbors): Opposed. Argued there is no code section guaranteeing a home on every lot, and that other orphan parcels along Clifton Boulevard remain unbuilt. The variances are too large, and the city should not set a precedent. Requested the full May 2024 application be made part of the record.
- Woody Hall (former ARB member): Opposed, urging the board to be brave and deny because the variance magnitude undermines the zoning code.
- Robert Ivanov: Asked about acquiring state property for the right-of-way; clarified that the house sits entirely within the property lines and no acquisition is needed.
Discussion Items
- Applicant Presentation: Nick Matouch (Old World Custom Homes) and owner Jason Leo presented the revised plans. The proposed home is two-bedroom, two-and-a-half bath, approximately 1,700 square feet, with a detached garage. Variances sought: front setback from Forest Road – 30.25 ft (required 50 ft) and from Clifton Boulevard – 24.4 ft (required 50 ft). They reduced massing from a prior denial in May 2024 by detaching the garage, decreasing square footage, and lowering height to 28 ft 8 in. The lot is about 8,000 sq ft in an R1 low-density district.
- Owner Statements: Jason Leo stated he contacted the city before purchasing and was told the lot was buildable with variances. He spent $4,000 on a survey and tried to work with neighbors, including offering to sell the lot for green space, but received no response. He acknowledged the beach access policy and said he was aware the property is not part of Clifton Park beach privileges.
- Board Deliberation:
- Matt Markling: Supported approval, noting the owner has a right to build, the code permits variances, and no smaller house could avoid a variance. The owner made good-faith reductions.
- Michael Alexander: Supported approval, emphasizing that private property should not be treated as common green space. Found the arguments about renters and beach access offensive.
- Anthony Santiago: Voted in favor, finding the spirit of the code allows this and the applicant met practical difficulty.
- Gillian Bellino: Voted against, concerned that the structure feels too small for the large-lot neighborhood and that previous revisions did not substantially reduce the setback requests.
- Jeffrey Piggett: Voted against, citing substantial variances, safety concerns on Clifton Boulevard, historic neighborhood precedent, and the applicant's knowledge.
- Administrative Comments (Ms. Nocta): The same owner was denied in May 2024. The current proposal reduced massing but increased the variance from Clifton Boulevard (now under 6 ft). No prior variances for new construction with such setbacks in Clifton Park. The lot was created by eminent domain in 1962, and the building line map shows 50-ft setbacks for both streets. The public record included 11 written comments (31 pages), all opposed.
Key Outcomes
- Motion to approve the variances as proposed: Passed 3–2 (Michael Alexander – aye, Gillian Bellino – no, Matt Markling – aye, Jeffrey Piggett – no, Anthony Santiago – aye).
- Effect: The applicant may proceed with the construction of a single-family home at 1114 Forest Road with reduced front setbacks (30.25 ft from Forest Road and 24.4 ft from Clifton Boulevard), subject to architectural review by the Architectural Review Board.
- Other: Minutes from the October 16, 2025 meeting were approved. The meeting adjourned after the vote.
Meeting Transcript
Good evening and welcome to the uh excuse me, the Board of Zoning Appeals, City of Lakewood. Um November 20th meeting. Uh first item on the docket is the roll call, Ms. Nocta, if you could please. Michael Alexander. Here. Gillian Bellino here. Matt Markling. Here. Jeffrey Piggett. Here. Anthony Santiago. Here. Thank you. Item number two on the docket is the approval of the minutes from the October 16th, 2025 meeting. I was not on the board that evening, but if you would like to. Mr. Chair, would you like me to read the opening remarks? Oh. I can't. Did we approve the minutes for the 16th? Oh, yes. We can do that first. I'm sorry. My bad. I'm not gonna I'm not gonna cut you off. I was not here on the 16th, so I will not be participating in that. But if anyone else would like to make a motion to I'll move to approve. I'll second all in favor? Aye. Item number three on the docket is the opening remarks. Ms. 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 addendas, 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 permit 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. Thank you, Ms. Nocta. Uh new business item number four, uh docket number one one-20-25 14 uh 62 Lauderdale Avenue. I believe there's an update you have for us on that one. Yes, Mr. Chair. That item was able to be administratively approved. It was a minor area variance. No action is required at this time.
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