Lakewood Board of Building Standards / Architectural Board of Review and Sign Review – July 9, 2026

The board met on July 9, 2026, at 10:45 UTC, for a combined sign-review and architectural-review meeting in Lakewood, Ohio. No written minutes for this meeting were available in the record. The board approved the minutes of its June meeting, then heard old and new business covering signage, residential renovations, awnings, a new home build, and site improvements. Many items were approved with conditions, while others were tabled or deferred for additional drawings and details.

Consent Calendar

• The board unanimously approved the minutes from its June meeting.
• Opening remarks described the board’s purpose and set a 5-minute public-comment limit for speakers.

Public Comments & Testimony

• Public comment was opened and closed on most dockets with no speakers coming forward.
• On the new-build application by Greg Allen Builders, a public speaker who said they had worked with the homeowner for about 18 years expressed strong support for the design, called it a major improvement over the original house, and said the client was thrilled.

Discussion Items

Sign Review – Old Business

• 13611 Detroit Avenue (Philly Flavor): The applicant from Neon Signs said window graphics had been removed and the sign reduced to address the previous square-footage concern. The board approved a 17-inch-by-120-inch awning sign only, with no window graphics included in the approval.
• Detroit Avenue ground/monument sign follow-up: A sign professional presented a ground sign replacing a previously discussed wall-mounted version. The board approved it with the condition that landscaping at the base of the ground sign be submitted for administrative approval.
• 1590 Coutant (Fast Signs): The owner requested window graphics and a side wayfinding sign. The board noted the project exceeded the allowable window-signage square footage and that full storefront coverage is not allowed. It approved the left storefront window and the wayfinding sign as presented, and required the background to be removed from the right-side storefront sign, with the revised sign resubmitted for administrative approval.

Architectural Board of Review – Old Business

• 1518 Hopkins: The applicant presented revised plans and asked about window options, including possible European-style windows. The board approved the project with the following conditions: the double-hung windows are included in the approval; the horizontal transom windows on the left elevation are included; a standing-seam porch roof with concealed fasteners may be approved administratively after submittal of a cut sheet and color selection; and a revised front elevation with corrected porch column and beam detailing, including base and capital details on the columns, must be submitted for administrative approval.
• 15431 Edgewater Drive: This return-for-modifications request was discussed at length. The applicant had built deviations from the approved design and, according to the board, submitted only photographs with no drawings or detailed description of the changes. Some members opposed approving as-built modifications because it could set a bad precedent, while others wanted to give the applicant another opportunity to present revised drawings. City legal counsel advised that a denial could be appealed to the Court of Common Pleas and that enforcement is a separate city matter. The board voted to table the application.

Sign Review – New Business

• 1550 Detroit Avenue (Taco Bell): The board approved a comprehensive sign plan as presented. The package covered a brand refresh with replacement logo faces, white channel letters, a monument-sign color change, purple cove accent lighting, mobile pickup signs, and canopy refurbishment.
• North Coast Apartments / La Brioche: The applicant proposed fabric awnings and two illuminated blade signs, including a La Brioche sign and a coffee-brand sign. Board members liked the concept but could not confirm dimensions, placement, or visibility from the renderings, especially how the awnings and signs would fit together on the actual building. The item was deferred to the next pre-review meeting, with possible administrative or summary approval if revised scaled elevations resolved the concerns.
• 15603 Detroit Avenue (Mary Arts): The owner said she is expanding the store and wanted a uniform storefront sign. The board accepted the modest square-footage overage because of the unique context and approved the sign with conditions that the text match the existing adjacent sign and that any window signage be submitted separately.
• 15715 Madison Avenue (Lily's Gifts to Go): The board approved the blade-sign package as within square-footage allowances, with the condition that the blade sign be mounted above the brick soldier course.

Architectural Board of Review – New Business

• 17828 Lake Road: The applicant proposed adding a front-facing attached garage. The board said the proposal conflicts with the city’s residential design guidelines because an existing rear-loading garage provides another viable location. Board members suggested exploring a side-load layout and tabled the case to allow revisions.
• Mars Bar rear patio/dumpster enclosure: A representative requested approval for a new fence, automated gate, dumpster enclosure, planters, lighting, and patio furniture. The board found the concept positive but the drawings incomplete. The item was deferred until the applicant submits a scaled site plan, elevations, dimensions, construction details, and product or cut-sheet information. The board noted the dumpster enclosure could also be reviewed through the building-permit process.
• 14224 Detroit Avenue (New Life Church): The board approved a proposal to infill the church’s west courtyard, using Hardy panel siding, windows, and a sloping roof, with the condition that the windows be clear anodized rather than dark bronze.
• New build by Greg Allen Builders: After a fire damaged the existing house, the applicant proposed demolishing it and rebuilding on the existing foundation. The board treated the application as a new build, stated that painted brick is not permitted, and requested full colored elevations with labeled materials, neighborhood context, exterior lighting cut sheets, a landscape plan, and clarification of arch and soldier-course detailing. A public speaker supported the project. The board voted to defer it and asked the applicant to email revised drawings directly to staff and return after a pre-review meeting.

Key Outcomes

• Approved the June meeting minutes.
• Approved conditional sign and architectural items for Philly Flavor, the Detroit Avenue ground sign, 1518 Hopkins, Fast Signs, Taco Bell, Mary Arts, Lily's Gifts to Go, and New Life Church.
• Tabled 15431 Edgewater Drive and 17828 Lake Road.
• Deferred North Coast Apartments / La Brioche, Mars Bar, and the Greg Allen Builders new build.
• Deferred and tabled items carry next steps to submit revised drawings, scaled elevations, cut sheets, and product information; some may receive administrative approval without another full hearing.
• All votes were voice votes, and no opposing votes were recorded in the transcript for the motions that carried.