Planning Commission - Regular Meeting

We are live.

Okay. Great. I'd like to call the regular meeting of the planning commission for February 2026 to order. Can I have a roll call, please?

Del Ragneaux? Here. Smith? Here. Jones? Here. Falcone? Here. We do have a quorum. Thank you.

The Westlake Planning Commission complies with Ohio's Sunshine Law. The procedure. The meeting will be called to order, and the clerk will take the roll call. The commission will then approve the minutes of the previous meeting. The council representative will then present the council report.

Commission business, when your project is called, please come to the podium, place your drawings on the document table, and they will then be projected on the screen for all to see. The applicant or representative making the request state their name and address for the record. Please make a short presentation speaking into the microphone. Everyone making comments or presentation to the commission must speak into the microphone. Ask that audience members speak one at a time after giving their name and address.

This is for the purpose of the minutes we're meeting. Please speak clearly. The applicant will respond to public comments. Again, we ask that people speak one at a time. The planning commission members will have an opportunity to make comments and ask any questions that they may have. The commission will then take action.

Great. Thank you. Next item on the agenda is election of the officers. So if it's okay with everyone, I don't mind staying chair.

Could do that.

Anyone else wanna be chair?

Negative.

Okay. Yeah. And then we need a vice chair. Right? Yes. And a vice chair.

And a secretary.

And a secretary?

I'm willing to stand as vice chair.

And were you secretary?

Willing to

sit here. You very much, mister Smith.

Bonnie, you'll do secretary. Okay.

We need a motion for

that. Mhmm.

Make a motion.

Thank you. Second.

Roll call, please. Smith?

Yes. Jones? Yes.

Del Cone? Yes. Dahl Regno?

Yes.

Motion carries.

Great. Thank you, guys. Next item on the agenda is approval of minutes from 01/05/2026. We get a motion, please, for them.

I'll make the motion.

Second. Roll call, please. Jones?

Yes.

Falcone? Yes. Del Ragneaux?

Yes.

Smith? Yes. Motion carries. Great. Next item on the agenda is a council report. Councilman Del Ragneaux?

Nothing to report.

Okay. Thank you very much. So we'll move into our business. The first item on the agenda is Century FCU sign plan.

Yes. So this is 2207 Crocker Road. It's a new window and wall signage. This a new tenant build out. It's between Chopped and Kitchen Social. And it's a non not for profit cooperative serving Northeast Ohio recognized as the official credit union of Cleveland Cavaliers and Monsters. So the storefront was approved and constructed nearly two years ago. It's not changing as part of this. So I won't go through all the details that you see on there. But I'll just tell you that the the way that it is designed, the construction is is correct.

And the only so the the materials and the fabrication is fine. It is the logo is larger than what that particular shopping center allows per their master sign criteria. So 36 inches are allowed. They do need a 8.75 inch waiver. And if you look at your, you know, agenda is about eight and a half inches wide.

So that's about what it is. And this was a master sign criteria that was developed by the former developer. Is a new developer actually owns the retail portion of this center now. So in proposed sign compliant, there's a difference in size. I tried to line them up so you could see scale wise.

I think it's actually very actually I had done the same thing. And then where I used Photoshop and came to the same conclusion. So you can see the difference with the original design and the compliant sign. There does become a point where the compliant sign, it becomes harder to read the lettering if you shrink that logo down. But it really is up to you on whether or not you think it you know they should have it where the logo is at 36 inches and then you have much smaller lettering as a result.

Regardless there's no issues in terms of the amount of square footage for that tenant. And there's no issue with the vinyl graphics either. So with that said, it's you're either going to approve this I'm assuming approve it with one size or the other size. The proposed or the smaller size that's in compliant. Thank you.

Great. Thank you. Would the applicant come forward, please? Welcome.

Good evening. Ryan Brady. 1721 Hancock Street in Sandusky, Ohio.

Great.

Anything to add?

Jim did a pretty good job explaining it. Obviously, we had the original design, and then we we wanted to show the compliant design to show the the scale. And after discussing it with, the architect as well as the client, they felt that, they still wanted to present the original design for the reasons that Jim stated in terms of just visibility from, the road, as well as they just felt the original design just kind of fits that storefront space better. Thank you.

Would anyone from the audience like to speak on this one? And then I'll start with Mrs. Smith.

Mr. Biddell, could you just, take it back to the the, you had a view with the adjacent shots?

Yes. Yes. So

it looks actually, I think it looks in proportion to that. Personally, I I think it's alright. I have no further comments.

Okay. Thank you. Councilman Delbregno?

No. No comments. I I don't have a problem with the size. The increased size, I should say.

Mister Jones?

Yeah. I think that the, version that's scaled down to meet code actually looks out of proportion. I would prefer the the original design.

K. And I would agree with that. I think the branding makes it work, and also the FCU is too small to see in the compliance sign. So I'm I'm in I think there's it's not a problem. Can I get a motion, please?

Sure. Based upon the findings of fact, I move to approve the Century FCU sign plan with the following, waiver from the Crocker Commons master sign criteria for the logo height to exceed 36 inches.

Second. Roll call, please. Jones?

Yes.

Falcone? Yes. Del Bregno?

Yes.

Smith? Yes. Motion carries. Great. Thank you very much.

Thank you.

Next item on the agenda is achievement centers for children dumpster.

Oh yes. To eight five zero one Clemens Road. So back in 09/08/2025 you approved a site improvement plan for achievement centers new headquarters. And primarily a new drop off driveway and canopy structure. And this area previously functioned as the loading dock and housed the facility's dumpsters.

So the approval included a new brick dumpster enclosure with metal swinging doors. And that was designed in accordance with twelve eighteen point zero six. Don't worry I won't read it but it's on the screen there. So citing the high cost the brick design, they're now requesting it to be changed to an eight foot tall cedar wood plank clad enclosure with matching cedar doors in a natural sealed finish. It's not visible for any street or adjacent property as you can see where the arrow is pointing, it's heavily wooded.

In that area it is an improvement over the historic condition. The dumpsters were just simply placed at the loading dock area. So previously there was no screening at all. I tried to find some similar modification requests that were approved for comparison. I just wasn't able to find anything. It doesn't mean it's doesn't mean that there weren't any. I just wasn't able to locate any. The other thing that I wanted to look at too is why was this code created? 1218.06i. You know what was the rationale at the time?

Was it for durability? Low maintenance needs? Overall appearance? I did look at the minutes when that was added in 1991. And unfortunately there's no explanation.

So you know getting back to maintenance needs, durability, low or overall appearance. Is that something that can be addressed through this know this design, careful design, appropriate material selection, consistent maintenance. Twelve twenty point zero five this is a review and modification. There's three performance standards really that could apply. Are there unique conditions given this location, building design, its relation to adjacent uses which really really doesn't relate to anything.

Does it protect the desirable characteristics of this this site? Does it promote desirable and beneficial use of the land? Does it promote the economic development of the city? And you're saying it's just a dumpster enclosure, right? Anyway so here's the location that's at the end of that new drive lane.

I would say for many of the people using the drop off, they probably won't see it. Maybe when you first pull in you're going to look straight down and you might see it off in the distance. But most of the people using that are going to drive I guess what counterclockwise using the drop off. As you can see where the arrows are primarily going. So we've got the approved dumpster details.

Again masonry, steel gates, and then the proposed. It's going to a cedar design instead. So with that said, if you are comfortable with recommending approval of this wood enclosure, we do recommend the installation of bollards beside the wood posts on the gate side of the dumpster enclosure to prevent damage. And that is a condition of approval. And there's just simply the modification to change the change the material. Thank you.

Okay. Thank you. Welcome.

Oh, Thank you.

Anything to add? No. I need your name and address.

Oh, yeah. Thank you. Dave Robart, Vocon, 3142 Prospect In Cleveland, 44115. No. Appreciate you guys looking at this. The use of cedar, it's you know, we wanted to have something that's gonna be long lasting. Achievement Centers did buy the building rather than they were looking at leasing it originally. They're gonna be taking very good care of this whole place. So have a lot of confidence in that going forward. So yeah, we would prefer to do the masonry one, but you can see the design differences and the costs in that and they are nonprofit. They ask us to come and take a look at it from that standpoint.

Great. Thank you. Would anyone from the audience like to comment on this project? Seeing none, Mr. Jones?

Thank you. Yeah, I think given the location of this, the fact that it's unlikely to ever be seen by any other use. And then, you know, the only time that anybody using the facility itself will see it, they'll be heading straight at it. So, know, in my mind, the visual of the metal doors versus cedar doors, in fact, the cedar might even look better, you know. And I think the fact that it's sort of tucked into a wooded area there, I think the cedar may actually fit the site better. So I I think that, you know, I I don't really have a problem with it. So I'd I'd be fine with the modification.

Okay. Thank you. Mister

Smith? Generally, I have a concern that that the cedar won't be as durable as the masonry would be. Mhmm. But I do see the the point that you guys are that your client is a nonprofit. I think the addition that I would make to the detail would be to put a substantial concrete curb, you know, six inches or a foot for when they kind of like throw the dumpsters down and they kind impact at the back of that. So that that would be something that I would like to add to it. Other than that, I think in the location that it is, it's probably fine.

Okay. Councilman D'Arregno?

Similarly I have aesthetically I don't think it's an issue but longevity and then of course we put one cedar dumpster enclosure up in the city of Westlake and everyone's gonna ask for a cedar dumpster enclosure. So I hate that concept. But I would agree I think the durability and then from a maintenance standpoint and while we're saving pennies on this end, the cost of maintaining the cedar dumpster with the dumpsters coming in and out, I don't know if they've fully vetted the return on this. So I'm hoping you're advising them that I don't care what dumpster service they use. They're not the gentlest individuals in the world.

So there's a huge risk of, as Mrs. Smith said, banging into it and creating a then would be a eyesore, right? When we start hitting it with the dumpster and it's falling apart and we're doing property maintenance evaluations on it, it's going to be a concern of mine. Thank you for that. Totally fair. The

bollard idea was perfect to begin with and that needed to happen as well. And Friday afternoon, took a drive around just the Clemens Road neighborhood, and there are a number of wood dumpsters at commercial establishments that are pretty bad shape. So the warning signs are there. Mhmm. So, yeah, I think if we can protect it enough, then thank you. I appreciate that.

Thank you. And do we have a cost was there a cost difference between the two that that was in

the paper?

I don't have that. I could supply it

I was just curious.

For reference or for the record. I don't have cut

it off,

man.

So it's gotta be a magnitude of four.

Four. Okay.

Times four. Okay. Got it. I guess I I don't have I agree with councilman DelBregno. I don't want to see this to be the norm. But I think based on where it's located, based on what's around it, based on the use, I think I am okay with the modification as well. Can we get a motion, please?

Yeah. Before I do that, missus Smith, you brought up adding a curb to it. Where where were you I'm I'm sorry.

Was Oh,

on the the inside face of the cedar. Just so that the cedar isn't the first thing that's stopping.

Okay. So basically, like around the interior of it. Yeah.

Just in back so when they don't shove it up against the back. Yeah. That that's a great idea.

That's fine. Yeah, I can add. I'll add that as another condition. All right, based upon the fines of fact, I move to recommend approval of the Achievement Centers for Children's Site Improvements with the following. One, modification for the dumpster enclosure and gate to be of cedar instead of brick and metal as previously approved. Two, condition that bollards are installed next to the wood post on the gate side of the dumpster enclosure. And three, condition that a curb is added on the backside of the interior of the dumpster enclosure.

I would say three sides.

On all on all okay. We'll modify that to say a curve is added on the interior of all three sides of the dumpster enclosure.

Thank you. Second? Roll call please. Falcone? Yes. Del Reigno?

Yes.

Smith? Yes. Jones?

Yes. Motion

carries. Great thank you very much.

Great thank you everyone.

Our next item on the agenda is a Jazz and Lot Assembly on 2nd Street.

Yes this is 27433 and 27437 2nd Street. The purpose is to combine two parcels owned by the applicant. One contains the home and the other the detached garage. So merging these parcels will allow them to plan for a 1st Floor addition that would otherwise span two separate lots. And that's just simply not possible that way.

It's a one family resident. And so the actual design is not within your purview. So as far as you know that that actually falls under the you know just the building code. But you certainly can take a look and approve this assembly so that they can go forward with their plans. Guide plan does identify this as single family residential low density in support of this request.

And looking at the box score, everything will be okay. In fact, it gets better in terms of lot coverage and all that stuff. So with that said, you know, this is something that you if you are able to approve this tonight, it's just as that's basically the standard condition that we have for lot splits and assembly plats. Thank you.

Great. Thanks, Mr. Bedell. Welcome. Name and address, please, for the record.

Hi. Darby Hickey. 13111 Shaker Square, Suite 304, Cleveland, Ohio, 44120.

Great. Anything you'd like to add?

No. Mr. Bedell summed that up pretty well. It's just a pretty standard combining the two lots that they've lived on for a number of years. Great.

Thank you. Would anyone from the audience like to comment on this project? Seeing none, councilman Doregno?

Hello, neighbors. I'm right in your backyard.

So,

I am okay with this.

Great. Thank you. Mister Jones?

I have no comments.

Missus Smith? I have no comment.

I agree. It makes sense to me. Can we have a motion?

Sure. Based upon the findings of fact, I move to approve the is it Jason? Yes. Move to approve the Jason lot assembly involving permanent parcel numbers 212Dash05Dash19 and 020 with our standard condition for Platts.

Second. Roll call, please. Del Reigno? Yes. Smith? Yes. Jones?

Yes.

Belcone? Yes. Motion carries. Great. Thank you very much. Thank you.

Thank you.

Next item on the agenda is the Shiva Park master sign criteria Corporate Circle.

Yes. So this is really a lot of this is just clean up from the last meeting. There were just some things that needed you know some corrections and some things to be changed for clarification. And so that's really what we're looking at here. Nothing nothing new or different from last time. Just like I said, some clarification. So the in terms of modifications and things like that. They are asking for an additional monument sign and one a little bit larger than what they they're allowed to have. That's really only results in a 30 square foot modification. The important thing I think is if you look at the total the totality of the building signage, it it's under for this site.

And then even when you add in you know the site signage as well, you're still well under what they could have. So I think as designed, I don't see this as being at all over signed. It's also very large piece of property with a lot of frontage on Crocker Road. And so and then you've got the the B signs that you see there really they're providing some important way finding at the entrance. And then what you see is ANC is really defining the limits of Cheyenne Park more than anything.

So I think they're going to be you know, you haven't seen them yet. Obviously this is something that would come to you at a future meeting. But it looks it looks like what they're thinking is something that's going to be very architecturally attractive. And then some of the other things for clarification. So Building 1 there was a thought that some signs would be able to exceed the 20 foot height limit. Well, now this clearly states what their intention is for this. And that's that this is only for Building 1. It's really only for Scheiben. So they would allow the signage on that building to exceed 20 feet, to be on the top to be at 33 feet above grade. The individual letters to be at five feet and logo at eight feet.

And again, just for Building 1. And then there's also a caveat with that. If that is ever subdivided so that it's not you know a single tenant, then at that point it falls in line with what's allowed for other buildings at Cheyenne Park. Another one, this is something that it's going to happen anyways but let's memorialize it that if you've got a corner unit that the corner unit can use the frontage on both for both storefronts for the allotment. I mean it's something that's going to happen anyways but it needs to be in there as just to help out in the future.

The other thing that they're asking for with this is that for the maximum size of any one sign that it be a 100 square feet maximum. And that's anywhere in the city you're allowed a 100 square feet. So much of this is is kind of based on the neighbors next door and across the street. I just wanted to point out that Crocker Park has limited itself. And Crocker Commons next door is limited to 75 square feet.

So these would be slightly larger. Again still in line with chapter twelve twenty three. But a little bit larger than what you'll see from the neighboring properties. The design guidelines did have a condition of approval to remove section four point zero. That actually had some good information about signage and some good thoughts about signage that really belong in the master sign criteria.

So that has been taken care of. We do have an updated design guideline now that has that removed. And you'll see where this has now been moved to appendix A, B, and C. So just the design criteria highlights. And I'll just go over some of the things that have changed that are kind of bolded.

So this is you know for clarification the Planning Commission may adjust tenant signage allocations provided total sign for building frontage is not more than 1.5 square feet. So what does that mean? That means if you've got multiple tenants in a building and the other tenants aren't using much signage and you want let another tenant have some of that additional square footage, that's something that you're able to do. Next one is just some clarification. So signage on the rear facades of Building 5 And 6, except for instructional signage.

Those are the you know that's your way finding. But that any signage on the rear facades is is going to be placed on the rear service doors. And it kind of lays out what that means. But they're really it's just identifying those tenants. Those are going to be service doors anyways. So it's going to be it's going to instruct people that that you know doing deliveries and things like that perhaps. Those are the doors that they'll use. Next secondary tenant signage. Sorry about the typo there. That is just want to point out that is very standard.

That's very similar to what you'll see at West Bay Plaza, Cheyenne Park. Sorry not Cheyenne Park, Crocker Commons. So very common. So no issues with that. So site signage. Wayfinding signs. No maximum number. And again these are they're very small. Often they're just simple post and panel signs. And they direct individuals to various parking lots and you know the location of where various buildings are. But they're not the same thing. They're not billboards. They're not advertising signage. They're just for way finding. And then monument signs.

So two monument signs may include up to 36 square feet of sign area. And two may include up to 30 square feet of sign area. And then we already looked at where they're located. Then that is in Appendix C. The new Appendix C. Construction and installation standards. Acrylic faces and matte finish. That's a very standard thing just so that you don't get a lot of glare when the sun's hitting the sign. It makes for a better it's a better sign. They look They read a lot better.

They look a little higher quality too. So the maximum letter logo height, five feet for Building 1. While it remains a single tenant building and four feet for all other buildings. And like I said, if Building 1 is subdivided, then it's gonna be four feet at that point. And I think we have something in there about the height as well.

And I just don't think I included it here. And that's if it's subdivided that the maximum height goes back down to 20 feet above grade. Nothing there for prohibited that's changed or administrative procedures. Then there was some additional information. There was a master signage plan pages 10 through 13 that provide a matrix for signage. And we suggested that it be removed at this time. And that's because they don't have the buildings designed yet. And it was telling you that there was a certain amount of square footage for each of the buildings. And you really don't want to do that until you have those buildings designed. So you can always come back later.

I tell you it's very handy for for people administering the master sign plan to have that in place. So formally in the design guidelines you have Appendix A with some examples of tenant signage, wayfinding signage, monument signage. Okay. So if you can approve this, again you're the approving body. The first condition has not changed at all.

Or it's a modification. Sorry. These are modifications. So that's allowing for that additional 30 square foot monument sign at location area B. And one monument sign at 36 square feet at area C. Wayfinding signage is excluded from the total maximum allowable site signage. I just based that on other other developments. For Building 1 the maximum height is 33 to above grade. Maximum height within a single letter is five feet or for a logo is eight feet provided that it continues to operate as a single tenant building. So that fixes it.

If it's subdivided then it has to behave like the other buildings. The single building frontage of a corner unit it's included in the total furniture allotment and secondary signage is permitted. And I'm not going to go through all that but it's you've got it like I said that's very standard number five. And I believe that's it. Thank you.

Mister Bedell. Welcome. Name and address for the record, please.

Jason Chibin, 16394, Pepperwood Court, Strassel.

Bridie Matheny, 107th Avenue, Suite 150, Chardon, Ohio 44024. Thank you.

Roberto Vega Peralta at, 23506 Kurse Road in Avon Lake.

Great. Thank you. Anything to add to mister Vidal's report?

That was that was very complete. Oh, you wanna

get on the mic?

That was

very thorough.

Okay. Nothing else to add?

Thank you. Nope. Okay. We we worked very closely on this.

We cared. Yeah. That's what I figured. Thank you, mister Beadell. Would anyone in the audience like to comment on the master sign criteria plan? Seeing none, missus Smith?

I would just wanna say I appreciate the work that you've done separating the criteria and making this so clear for when we move forward with your design. So that's I support this.

Thank you. Councilman Doregno?

No. Thanks again. Appreciate your efforts and thanks mister Beadell for working with you on it. The one thing is the way findings. Way findings is truly way findings. Right? So is it pointing should do we need to exclude a tenant from being on that wayfinding sign? So this way to Scheidman which your name is gonna be on it or this way to so and so's tenant. Is that something we should be looking at? Because wouldn't that be considered signage at that point?

Well we really can't do that. We can limit the square footage of wayfinding but we're not able to regulate the actual content of the wayfinding. Gone all the way to the Supreme Court.

Okay. That's fine.

Yeah. Just wanted to get clarification on it.

We have an understand. We have a general understanding that it's not like I said, this is not meant to be advertising signs for products or or goods or It could easily

turn into advertising signs is my concern. Yeah. Mhmm. That's where I'm at with it. Other than that, I think I'm okay. I appreciate your efforts.

You. Mister Jones?

Thank you. Yeah. I'll echo what the others have said. You know, I appreciate you working with the administration and coming up with something that that works well for both sides. I don't have any issues with any of the proposed modifications. I think the the criteria itself makes sense. I I think particularly, you know, the way that the criteria set up for the future Scheibond Building, I think, is is a pretty pretty smart way of going about that. So I I I think that that works well. I don't have any issues with the wayfinding signage. I know that they're very limited in size, which kind of limits their potential for being advertising. It's strictly just so people know where they're going and I don't have a problem with that. Yeah I don't have anything else. I'm good with it.

Great. Thank you. Yes I agree. I think this is a good place where we landed and I appreciate everyone's work on this. I'm ready to make a motion too.

Sure. Based upon the findings of fact, I move to approve the Scheibond Park master sign criteria with the following modifications. One, an additional 30 square foot monument sign at location area b driveway and one monument sign at 36 square foot at area c. Two, way finding signage is is excluded from total maximum allowable site signage. Three, for Building 1, the maximum height for wall signs is 33 feet above grade and the maximum height within a sign of a single letter is five feet or for a logo is eight feet provided it continues to operate as a single tenant building.

Four, the second building frontage of a corner unit is included in total frontage allotment for that unit. Five, secondary signage is permitted and may include wall signs at 0.5 square feet, freestanding a frame signs at 0.1 square feet limited to one freestanding sign per tenant not to exceed three square feet per side, and window signs at 0.225 square feet per linear foot of tenant frontage.

Second. Roll call please.

Hold on one second. No. I I know I drafted these. But as I'm sitting here thinking so for for number three, I think we we probably should clarify that if it if if it no longer continues to operate as a single tenant building, then the maximum height of a single letter or logo is four feet. And or single letter is I'm sorry. Yeah. Single letter or logo is four feet and the maximum height above grade is 20 feet. Okay. And that conforms conforms with the With the rest of the center. Center?

Yeah. Then I'm I'm fine with that change.

Bill, second. Yes. Great.

Okay.

Roll call, please. Smith? Yes. Jones? Yes. Del Cone? Yes. Del Reigno?

Yes.

Motion carries. Great. Thank you very much. We appreciate it.

Thank you.

Thank you. Thank you. And thank you, mister Bedell, for helping with all that. Welcome.

Next item on the agenda is Chancellight Site Improvements, the playground in the parking lot.

Yes. This is the 24650 Center Ridge Road. And it's it's a little bit slightly larger than the last version. It's about 700 square feet more. So and then pursuant to comments at the November meeting, it's now situated within the parking field away from the entrance where it could be a distraction to students.

And so it's now there are some former safety concerns related to children crossing the parking area. The path is this pathway is definitely more direct than where it currently is and should be easier to see and manage being it's only about 74 feet from the gate to the building entrance. They do have three permanent warning signs that will help approaching the crosswalk. I do think that movable safety signs at the crosswalk and the playground is in use. I think that's a low cost easy thing that teachers can place there as they're using the playground.

Then they can pick them up and bring them back in when they're done. We did have some concerns about distracted drivers. And we did recommend angled spaces instead. And they drew it up that way. Per recommendation the city engineer agreed. So you do have this new change and so that somebody would not be able to back straight into a bollard. They could still angle into one. But it's certainly less likely. And they're more likely to stop before they could actually enter the playground with their vehicle at an angle. At least that's my my theory.

I look to our engineer to see if I'm correct. He can correct me if I'm wrong. So it does remove 36 spaces. That it really shouldn't affect other office tenants. It will maintain a surplus of 66 spaces. And then schools require fewer spaces, about 40, than an office would be about 53 in the same location. So that should not really be an issue. Plus offices that's per our code, by the way, those numbers. It's not reality as we know offices don't employ as many as they once did. So fewer vehicles.

They do have the vehicle impact protection bollard spaced four feet apart. Again our engineering and fire departments will need to approve the specifications. And that has been recommended as a condition. And that's actually in the fire department review that you see here. Looking at the box score everything is okay. The only thing with this the buffering is great from a setback distance. I don't know how you could actually buffer this now just because of where it's located. And you do have a three story building that's directly to the west. So there's really I don't know of a way a fence that would be high enough where you couldn't see it. So I guess you'll have to decide if that's really even necessary.

You might argue a playground looks nicer than a parking lot. And there's no buffering for the parking lot. Okay. So this is the proposed location as you can see. And they've really removed quite a few parking spaces along the building and where this would be located in the crosswalk area with the idea of making it safer.

And you can see the angled parking spaces as well. That should help. So with that said, if you are able to recommend approval it would require modification or not or a condition regarding buffering whatever you decide. And then the other the other next one you know I've seen this before condition the playground shall remain locked when not in use restricted to school operations only bollard specifications administratively approved by the city engineer and then I would suggest movable safety signage placed at the crosswalk when the playground is used and three is the standard condition thank you

great thank you Mr. Verdell. Welcome.

Thank you so much. My name is Laura Wolf. I'm from 4814 Ridgebury in Lyndhurst. And this current plan is approved both by the school and from from the building owner. It seems to check a lot of boxes.

Great. Thank you. Would you gentlemen like to add anything? We just need your name and address too.

My name is Wajid, and address is 2887 Adams Drive, Twinsburg, Ohio. And looks like we make all those changes which are suggested to us before from different angles. And we will see on that.

Thank you.

Rob Petruska, 19665 Rosalind Drive, Rocky River. Yeah, I think we've made the appropriate changes. I think everybody on our side between the school and the ownership is on board with your recommendations and we'd like to move forward with it.

Great. Thank you very much. Would anyone from the audience like to speak on this project? Seeing none. Mrs. Smith?

I I think they have made some very good changes to respond to our concerns about the children's safety and about circulation through the parking lot. It seems like a lot clearer circulation pattern. You're not coming down and bumping into or having to back up to get around the playground anymore. And it's probably for the site, it's probably the best design that we could come up with. I would agree that buffering is would be difficult to accomplish with the adjacent buildings.

I I think I'm ready to approve it.

Thank you. Councilmember Doregno?

So, Jim, what was this increase in square footage on it? 700 square? Approximately 700 square feet. The reasoning behind the increase on that? Is it the change in the layout? The we went from a square to a rectangle?

That's it. The square to the rectangle.

I figured.

And you

have to maintain those free areas.

Got it. Yeah.

Big one was that swing set.

Alright. Alright. Yeah. No. Thank you for making the adjustments as we spoke and thanks to Jim for catching the angled parking.

I don't the only I guess the only thing I concern is someone angled to the north still trying to exit from the south without going up and around which we see frequently. Do we change the angles on that entire run to be angled parking as opposed to just at the playground area? I don't don't know how much it's going to change it but make it a one way essentially as opposed to a two way. So if you park beyond it, where it says 36 feet, I could back out and head to the south towards the existing building to exit. Right?

Which would then cause me to have a one way traffic, not seeing it coming back. I don't know. I'm just I'm concerned with that. I I don't know how like, it seems to me there's plenty of other parking spots that are free, it wouldn't be that impactful unless that building really got rocking.

So Yeah. You you What if we add a an arrow?

Yeah. I think an arrow makes sense, but, like, again, when you get beyond in my opinion, you get beyond that. I'm in the East West parking spot. I back out and try and come south. I'm going against it. There's nothing really like I don't know. If you just took those two two areas and angled them all, I don't know if you lose spots with that or how that would work, but just a concern. Other than that I'm appreciative of the efforts and I agree buffering I don't I would don't see any way to buffer to be honest so.

I would agree. Thank you. Mister Jones?

Thank you. Yeah. I've you know, we've seen this proposal moved a couple of times on this site and you know, I I think I've come to the determination that there's no perfect solution for this. I I think that this is the best one we've seen yet, all things considered. You know, I I think we we talked at a previous meeting about the particular needs of the students at this school and and, you know, how how that makes it less than desirable for the playground to be right up against the building, which I think would would be otherwise the the ideal situation.

So although all things considered, I think this is the best location. I would agree that buffering it would be impractical and in my opinion unnecessary. I I think that you know the if the parking lot doesn't require any buffering, don't see why this would. I'm struggling a little bit with the angled parking. I really don't think it's a great idea.

I I think that the the issue that I have with it is exactly what councilman Del Reigno just said is is that if somebody is leaving one of the spaces to the north on this plan and heading back out, they're just gonna go down this aisle. And the expectation of somebody backing out of the spots is that nobody's coming from that direction. When you're backing out of an angled spot, you're looking behind you, which is traffic heading north. You're not gonna be looking at the traffic heading south. And that to me is particularly since this playground is gonna be completely wrapped in bollards, personally my opinion is the spots should stay 90s.

I think that it's safer to back out of 90 degree spots because you're forced to look both directions and again the bollards are there to solve that problem. The bollards are there to solve the problem that the angled spots is also trying to solve. Think you're you're taking an extra step to solve a problem that's already being solved and you're creating a new problem by doing it. And I I just my opinion is I I don't like the angled spots. But you know I I could be talked into other solutions I guess.

Well, you're the engineer. I'm gonna listen to you. But I like the idea of doing the one way.

Having the aisles one way would certainly solve the problem. Right.

Prove double protection.

Yeah. And you angle angle up the bases on But then

you have to angle the entire row. Which you

could do that. It's just paint, you know, to Mhmm. Repaint them.

I I would be more comfortable with the entire row with both of those entire rows being striped as angled parking.

That's an suggestion. That were one way signage.

Yes.

I mean you're gonna you're probably gonna train these parents there's gonna be emails going out I mean you're gonna tell them how to use the parking lot. We get that at our schools so I think yeah I would agree with that.

Okay so I would add that as a condition that the that those both both of the impacted aisles would be striped for angled parking will both be one way northbound.

Signed one way yeah.

Yeah and then you do lose some spaces angling but there's You will.

Yeah. And does that does that mess up the calculation? Like, do we is there anything that we do There's

still what did I say? Did I say sixties they're over by 66 spaces or Yeah. Something like

Okay. Since they're over anyway,

it doesn't it doesn't work. It's

over. Yeah. You're not gonna lose 66 more spaces doing this. You're gonna lose

They're you know close to 66.

Yeah. You're five you're gonna lose maybe 10. Yeah. Right.

Is that agreeable to the applicant? Anything else from my commissioners?

No. That's all I have.

Can we get a motion, please?

Yes. Based upon the findings of fact, I move to recommend approval of the chance light site improvements of the following. One, modification to waive the requirement for buffering. Two, condition that the playground shall remain locked when not in use with use restricted to school operations only. Bollard specifications are administratively approved by the city engineer and movable safety signage is placed at the crosswalk when the playground is in use. Three, condition that the that the two impacted drive aisles will be converted to one way northbound and all parking spaces adjacent to those aisles will be converted to angle parking. And and four are standard

Great. Thank you. Second?

We just have a with your Yes. Excellent condition, by the way, really good, can we just tack on that striping plan as submitted for administrative approval? Yes.

Please have.

Get a roll call, please? Jones? Yes. Falcone? Yes. Del Rego?

Yes.

Smith? Yes. Motion carries. Great. Thank you very much.

Thank you.

Thanks. Thank you so much.

Mhmm. Thank you.

Next item on the agenda is the center development plan edition.

Yes. 25689 Detroit Road. So this is obviously coming back again just to as a reminder it's an addition to LaSalle. It's an 11,806 square foot addition, expansion of the ballroom, adding a two story event space, and service and storage area, new restrooms, entrance to North Park parking lot, cover drop off area, and materials, stylings, colors to blend seamlessly with the existing architecture. So a number of items are returned today mainly for clarification.

No change in the design. One key thing that is really required and you won't be able to get a building permit until you have a lot assembly plat. So that's a condition of approval. We've got a better idea of some of the materials. The outdoor pavilion, the canopy structure that we know now that it's going to match the building.

Facia post will match the building. The underneath underneath will be a wood grain metal material. This is all the same as last time with the fire department. Okay. So going through the box score, many of the items remain the same from the last meeting.

Just for clarification with that lot split and assembly plat that they'll be doing, It's the size of the site is going to change right now. Entire year all those properties equal 13.22 acres. So we'll know what that is when that comes through. And the next one is let's see really going down to the bottom. So parking has changed a little bit.

The land bank parking has been shifted now so that it actually does meet the setback requirements and the requirements are buffering as well. And that did change the number of parking spaces by four. So those numbers are just four difference. So it's four fewer spaces than what you had before. Or 87 space deficit if all land bank parking is constructed.

So 87 spaces deficit. Or 142 the way it currently exists. Curbing. We do have a detail indicating ODOT type six curbing which our engineering department will require. Buffering as I mentioned that will come in the future but at least we know that there's the spacing needed for it. Same thing with tree preservation plan that'll come in the future. There will be no signage as part of this. The lighting really it's building lighting, a lot of accent lighting. There's some under canopy lighting. And they do meet code.

There's some up lighting as well. It is acceptable. There's cornices and metal coping that will capture that upward lighting so it is loud. Next, as far as the design review, now that we know what the canopy information is, that's been switched over to okay for all the materials. Okay. These are sorry. I'm gonna go through these quickly. These are from last time in case we need them. Okay. So this has been updated SP 101.

As I mentioned before, we do now have some better information on that canopy structure. We also know that the canopy structure will include no lighting, no electrical, no speakers. It's really just a shelter area. It's not really meant to be used an active location for weddings or anything like that. We do have lighting.

The lighting does meet as I mentioned it meets the code requirements. So with this if you are able to recommend approval modification relative to the parking deficit condition number two is as I said very important prior to the building department being able to issue construction permits, you you you're gonna have to deal with the the lot split and assembly because you've got an addition that's gonna span two properties and that's not allowed. Condition just memorialized and what we've been told about the pavilion with no lighting, heating, ceiling fans, or audio visual components. Condition we we do still need details for equipment screening including the color and a roof plan for administrative approval. And then standard comments as well.

Thank you.

Thank you, Mr. Riddell. Welcome. Would you like to add anything to Mr. Riddell's report?

No. But the roof, if you want to flip back one slide there.

Oh, name and address. Thanks.

Yeah. Jeff Foster, Peyto Architects, 1220 West 6th Street. This plan actually shows the roof plan and the portion on the right, the long rectangle there. You see the two rectangles that have sort of one upside down c turned on its side and another c, that represents the screening and that screening looks almost exactly like the screening that's on the existing building. It's a metal panel system. It's a little taller than what's on the existing building. Those units are 10 feet high or actually units are nine feet and the screening is 10 feet approximately. Smooth metal panels match the rest of the building is what that's constructed. And there is a section that I included with the submission that shows the structural details through that shows the section cut.

Yeah. I was having I I I know it's yeah. I I get it. The the color of the material, it's going to be colored to match the building. Right?

It's the same white metal. Yeah. That's on the

white metal?

Metal. Yeah.

Okay.

Great. Anything else?

No. No. Mean, we kinda covered it.

Great. So is there an actual elevation there's not an actual elevation drawing of what those screens look like, though, is there?

Go back to the building elevations if you could in your slide

deck here.

Try to figure out where it is. Yeah.

Keep going back.

It's gonna be way back here.

Right?

Yeah. Probably way back from the last meeting. Yeah.

Because if it's here, we can well, does it show up on this anywhere? It does, doesn't it? So what we have I'm gonna use a laser pointer here. Let me see this. Yeah, there

you go.

This is it right here. Yeah. Looks And so this is what you're going to be providing. Right? Except it's more of an more of like this. Right?

Yeah. Shape of it the shape of it is exactly that.

Exactly that. Okay. Then I don't I'm I'm good. I've got enough to go on then. So that would that that condition can can come out of there come out of the draft.

That sounds good. Would anyone from the audience like to speak on this project? Seeing none. Mr. Jones?

Thank you. Yeah, I think most of my questions that I had last time, this was before us, had been answered. I I think the it was important to make sure that the the land bank parking was a little bit more figured out which now it is. Think all the design questions that were hanging out there have been answered particularly with that little canopy in the back. So I guess the only question I have is how do we as a board address the parking deficit.

And I don't necessarily have a problem with approving this with the number of spaces that it has. I'm just struggling with how we justify it. So I guess maybe I'll throw back to the applicant. I'm assuming that you have something as far as like some sort of standards as far as the number of parking spaces that would typically be required or needed. Maybe not required, I'm sorry, but actually needed for this use. And, you know, I'm assuming you've done some homework on that. Yeah.

So We we have. And it's entirely practically based on

Mhmm.

What their experience has been. I mean, it's been operating as an office building in an event center, they've seen how it works. And I've included some wording on that site plan to describe that. Okay. I mean I feel that kind of memorializes what your concerns are, like in the lower left hand corner there. Okay. That I feel kind of memorializes it?

Yeah. And the biggest thing is that the is that you've basically got a shared use situation where the office use and the and the entertainment use, I guess for lack of a better term won't have the same hours typically.

Have the overlap.

Okay. Yeah then I think that since that fact is stated on there and I think that we all acknowledge that you know this plaza is you know again it's interesting I've been to events at this over the years and you know the front parking does fill up you know but you can always just go on the back and there's always parking. So I I I don't think I don't think the total number of spaces is an issue. I think the, you know, the distance from the building to some of the spaces might be an issue, but that's not really something that can be controlled. I mean, the site is what it is and they they've shown that they can get what they feel they're gonna need. So I I think I'm good with it. So and I have no other no other concerns with this.

Thank you. Missus Smith?

Echoing Mr. Jones' concerns about the parking, you know, I was wondering that's a large deficit. However, as your paragraph of explanation says, you will be provide the additional spaces needed essentially from the what's not being used by the office staff. It's very rare that there are daytime events that take up that amount of space. I think my questions have basically all been answered. You provided some landscape islands in the that south parking lot there, and I I think that's that meets a lot of my concerns.

Thank you. Councilman Doregno.

Two things. One is this what I think I'm calling it the smoking shelter, Jeff. I don't know what else to call it.

That is and that's exactly what

it's for. Is that is that roofed and guttered? Is that what I'm seeing? It it is. Yeah. Okay. So that's that's getting guttered and tied into existing storm. It is. Yeah. And then the other one is I don't want to lose track of it but didn't we approve a coffee shop at the corner of Houlihan's with bollards on that side at the corner. Does that parking go away now with with this addition? How does how does that work?

Good point.

Got

the I got the deer in the headlights look.

Yeah. You do it well.

Yeah. Different.

Previously last year I guess they were looking to put a coffee shop in the corner of Houlihan's Building, the office building right at the Southwest corner. And we had a little porch and overhang and bollards and parking coming in from the to the east and from to the south. So with this expansion that East side or the West Side, I'm sorry, would go away. Right? I mean there's no parking over there.

So gets a little confusing over there as to what happens with the potential future coffee shop. So that's those are two of my concerns. I don't otherwise, you know I think it looks looks good and if the business model calls for it the business model calls for it so.

Cafe. Shaban.

Shaban or Shaban? Shaban.

Well I can think Shaibon but I was

not sure.

Yeah. Something like that. That's the jewelry.

Let me see if I

can pull that

up in Ambe's. That's an excellent

Good question.

Thank you. Yeah that is a good question.

Other than that I'm We're

bigger than there. Does this count? No.

Your client owns both of them so you got to fight it out with We'll

work that out.

Do you want to come forward and talk about the coffee shop? You're not with the coffee shop. Okay. You know about it because you're leasing. Name and address?

Do I know their address?

No, your name and address. Sorry.

Mohammed Salem two five one zero four Wildwood Drive

Thank Westlake, you. I guess

So we talked we were just talking about with this expansion we had a there was a plan before us with the coffee shop with the on the corner of the Houlihan Building right? Yes. They had parking would be heading to the east, and we had bollards that we had to put in and all of that. How does how does this expansion affect that as far as clearance goes and

You know, the building opens up from the back too. There's a lot of parking in the back that No.

And I apologize. I'm not I'm not worried about I'm the only one not worried about parking apparently. So the I'm more concerned with do we need the bollards there or those what are we going to do with that corner in tying that building to La Center?

Yeah so there I'll let me put this up here but it the patio comes off the front corner of the building. Yeah. So let me just put this on there.

I didn't know it came off to the side.

I thought it was just

in front. Again, I'm just trying to remember what it was. Don't remember if we

I think it's just the front. I don't think they could mess

up I the remember putting bollards on that side. Yeah. You did. We had Safety. We had parking along there is the reason we were looking at it, I believe.

But It's still safe to have them.

Alright.

Yeah. Okay. Yeah. They're they're not coming off.

Much as it seems.

Okay. So all those spots on the on that side go away?

Yes. And everything down the middle.

Now the drive aisle's gonna be where those spots are.

Correct.

So the bollards are still appropriate to protect

the I would say so.

Yeah.

So I think it yeah. I I don't know that this has a negative impact on the No.

Couldn't remember. So if you look at the picture on the left where the two cars are, the lower one, that I mean, I couldn't remember if that pavilion came out.

Like stuck out. Right. And when you said that, wasn't sure either. But now seeing this, that's where the aisle will be, so I

didn't accept Okay.

And the bollards are acceptable and appropriate. Mhmm.

Okay. I apologize. Yeah. No.

I think that's good.

Glad that we checked that. That's good.

Great. Anything else you guys would like to add?

No. Okay.

Thank you. Anything else for my

follow-up commissioners?

We're good? No.

I don't have anything else.

Okay. Can we get a motion on this one?

Okay.

So, I'll take a crack at, the parking deficit modification, but feel free to change it after I make this. Based upon the findings of fact, I move to recommend approval of the last center development plan with the following. One, modification to allow, a parking deficit due to the staggering of peak demand times between uses on the site. Two, condition that a lot split in assembly flat indicating the new property boundary is approved prior to construction of the proposed improvements. Three, condition the pavilion will have no lighting, heating, ceiling fans or audio visual components. Four, condition the details for equipment screening. Oh no, those have already been submitted. Right? Do we not need condition four anymore? We don't need four anymore.

Okay. Scratch that then. Condition four then is our standard conditions.

Second. Roll call, Jones?

Yes.

Del Cone? Yes. Del Reigno?

Yes.

Smith? Yes. Motion carries.

Great. Thank you. So when we write up the motion, you said modification about the parking deficit.

Yeah, modification to allow a parking deficit due to staggering of peak demand between uses on the site.

We'll include in brackets what those numbers are based on what I had on the screen. Yes. Okay. For both, with the land bank parking and without the land bank parking. So it memorializes it in motion that way. Great. Thank you.

Thank you.

We appreciate it. Thanks. Take care. Next item on the agenda is the Rockefeller State's conceptual development plan.

Yes. This is 1636 Dover Center Road. So back in 2023 there was a development plan, signed plan for an eight unit townhome in this location. This project has been canceled. It will not proceed.

So this is in its place a five unit cluster development proposal. I just included this just to remind you of what was there. One notable exception, does they would like to ask for a gate that this be a gated community at the location of the turnaround. And that would also be the location of the community mailbox. Conceptual landscaping plan, it does not really identify this area.

So there's a conceptual and I should point out this is a conceptual plan. So this is the first step in the development plan process. And so and this is actually a little unique for the Planning Commission. You actually get to approve the conceptual plan because that allows the developer to then move on to the development plan which has more detail than what you're seeing tonight. So you have a conceptual landscaping plan. It's essentially the same landscaping plan that was approved previously for this development. A very excellent landscaping plan I might add. And a very good screening plan as well. But there's been some new items that have been added to it such as a retention basin that you can see in this area here. That's retention.

That's an area of landscaping. And then there's area right here. This does kind of play off of another turnaround at the neighboring property here. But this would require buffering along this edge as well. And that let's see. So Tulip Park motion did include modifications for berms to be used along the drive in the skinny area of the site. So you would want to do the same thing here as well. Let's see. It does designate this property. The future land use map designates much of this property as multifamily residential.

And it does include cluster home developments as part of that. Let's see. This is a, as I mentioned, this is a conceptual plan. I won't go through all this. Just to say that this is really a chance to look at this more generally before everything gets fully engineered and designed to give you a chance to weigh in on this. And there we go. Okay. So next is on to the box score. You see a few okay's there. So I'll go on to the things that we need to talk about.

Maximum story height. This is it's actually in the code. 10 feet from floor to ceiling is the maximum ceiling height that's required. And there will be restrictive covenants. They do address just the general house styles.

And so this is condition of approval at the time of the development plan unless they want to actually change the restrictive covenants. We would say have us go ahead and review maximum story height at that time. The idea was we don't have a maximum height to these so the idea was to keep clusters smaller and more in residential character so that you don't have that multifamily appearance that that you would have with townhomes or apartment buildings for example. Parking spaces. The two are required per unit with one in a garage.

So that's 10 total. One visitor space per four units is required for two. So they do have two in the garage and two on the driveway. And actually there's more than two on the driveway for other units. But they really need to somewhere find a place for two guest spaces as well. And that's just that's what code requires. Obviously if they could provide more guest spaces that's always helpful if there's parties or company or something to that effect. There's a very long driveway. Unfortunately the fire department will not allow the driveway to be used for parking. Sidewalks.

They do have a sidewalk going into the site from Dover Center which is a great idea. It does stop at the location of the cul de sac. So it's just kind of a you know it doesn't make sense to have a sidewalk in the cul de sac area or is this cul de sac close enough that people can just walk on that small area of driveway before they actually get to the sidewalk. That's something to discuss. As far as a tree preservation plan, they should be able to hit that without a problem.

They do need to correct the landscaping plan relative to the basins as I mentioned. And that turnaround as well. Signage. There is a sign shown on the landscaping plan. It's just a general location. So you can discuss that. Obviously the design is something that would come with a future development plan for that. And I've already talked about the retention. Let's see is there anything else? Where you do have a retention basin and it's within that perimeter setback area, know that's something that needs to be addressed as well.

There is a location of one on the narrow portion of the lot. It does not meant basins are within the 30 foot perimeter setback. Eastern one is within a 30 foot buffer setback as well. Next is HVAC location and screening. So the only thing I want to say about that, these are essentially cluster homes are essentially single family homes.

Really no different than any other single family house you'd have on its own lot in Westlake. And normally AC units are in the rear yard. Sometimes they're on the side yard but normally they're on the rear. But just the way this is drawn and you'll see in the plan they've got what's called building envelopes and you're going to see big rectangles or almost square areas. Now that doesn't mean that that's going to be the actual outline of the eventual home.

That they're all going be a little bit different. There's going to be a lot of ins and outs. But one point I wanted to make with this is that there is that 30 foot perimeter buffer. So if you've got an AC, you know, deck, patio, all that stuff needs to stay out of the perimeter buffer. So just be aware of that. Next thing is design review requirements. They do need a modification for vinyl siding and the ASIC material. That's also made of vinyl. That's for the soffits, fascia, and gable ends. The ASIC's a little bit different.

I mean that's basically almost like Hardie board. It's material. So it's different than vinyl siding. I will tell you that vinyl siding is something. There was a there's similar cluster housing development that recently made a request for modification for vinyl siding and council did not approve it.

So you recommended approval but council said no they want to stick to December. So just to let you know council is not likely to approve vinyl siding. I think the AZIC is a different story. But just just in the way that it looks and in its durability. So and this is then we can do exhibit B.

As I said we've got design guidelines that come along with this. And I wasn't gonna I just thought I would have this for reference. I'm not gonna bore everybody and read all of these different requirements. But they generally are very much in line with what you would want to see anyways. Design review requirements.

As I said, those are working very well. One thing that is kind of a gray area. 30% of the garages are supposed to face away from the street. Just the way that this is laid out, I just don't think it's, I don't even know if it's going to be possible or if it makes sense because they're all in a cul de sac. So I guess you could say the two on ones aren't.

But they really are more than anything. One thing when you do the final development plan with this and this is from our fire department, a cul de sac shall have a minimum diameter of not less than a 100 feet if fully paved. I don't know if that's going to be necessary in this case if you've got the actual turnaround the way that they need it to be. But I thought I'd highlight that just to be on the safe side. This is something we may want to refer back to during discussion.

I'll go back to this slide. So you can kind of see how this relates to the neighboring properties. And the landscaping and buffering. Although as I've mentioned a few times, you know some of this right here is going to be a little different as designed. This is where there's a basin shown.

And then somewhere around this area is where they're showing the turnaround in the mailbox the mailbox area as well. I just included these images. They were some really good images that I took. Quite some time ago, as you can see the grass is green and yeah. There is is drainage going through the site.

I'm not I don't recall. I know that was worked out with the prior plan for it. In terms of picking that up, I think there might be a I don't know if there's a private drain. I can't remember how that worked. It was an engineering thing. But that was resolved. In fact, they had actually with the other development, Tula Park had began pulling permits. They actually started working on the project. And technically Tulip Park is still in play too. So for some reason they wanted to scrap this and go back to Tulip Park.

It's still they can do that without having to go back through the process. I didn't include everything from you know everything that you have have there for the design guidelines. These are just some representative designs though that I thought I would include. And there are a lot. Okay.

So this is kind of different. Like I said, this is where you actually approve the conceptual plan and you're basically you're giving guidance to the developer and and his design professionals in terms of what you would like to see done differently with the development plan. And I don't have anything down here. Just just basically go ahead and make a recommend or not approve or don't approve. Thank you.

Thank you Mr. Rudell. Welcome.

Welcome Bob Kelly at 18501 Hilliard Boulevard Rocky River Ohio.

Wally Dardier 1450.

John Chandler 19204 Detroit Road Rocky River.

Well, I guess I'll start because I'm a little more used to standing here. So so, Jim, you did a really good job explaining the whole project here. Waleed, reached out to me when he started looking at the concept that he had approved and started work on. And I said to him, we had some success working with people, making more of a cluster development with single family detached homes. There seems to be a good market for it.

So we said let's take a quick look at it, this is what this concept plan really shows here today. So what we were able to do is take more advantage of the overall concept of the original contours of the property, you know, and kind of right where the land widens out as a natural high point. So we created that a natural high point. And then we worked on the plan. And the plan is actually a T turnaround.

So I saw that comment from the fire department. And so what it really is, it's really a T turnaround, similar to what you have over at Vuela Way that Chetch Lembe is putting in. And what we just did at the T turnaround is to create more space between the drive aprons was to just put up just more concrete there. And it actually provides for two parking spaces on the street that will meet those two additional spots without having to park on the main driveway. So it's really a T turnaround, but the cul de sac is really not a cul de sac.

It's just really extensions of the aprons to reduce the overall footprint of the concrete parameters, but to still meet the overall goal and accomplishments that the fire department looks for for emergency vehicles. You know, we were able to split the drainage because I told you there was a natural high point in between. So we're taking part of the drainage to the West, and the rest to the East. When they built those apartment complexes just to the West, they designed their storm sewer system because this is zoned for multifamily apartment zoning. They designed their whole system to accommodate this into a multifamily apartment zoning.

And actually, Walid himself, he's a little bit in the middle. There's the people next door looking just to expand the apartment buildings there. Other than the eight townhouses, I said, why don't you just take a look at doing something that's more residential, more private, more cluster ish. We matched up for that turnaround where the mailboxes are, to that turnaround to the house, to the south. There is a gate there, but that turnaround is big enough for Amazon or delivery vehicles.

The gate can be opened by access by anybody coming in and out, but prevents just third party people that don't have any access to get in there. All the mail, all the drop boxes for Amazon, there's going be some larger drop boxes are in there. The setback, I heard something about the setback that's 30 feet on the Western property line. We could squeeze that a little bit, but when they developed that property to the west, it never had 10 feet. Those apartments whatever their garages are 10 feet off.

They're not even I think they're five feet off the property line. And we'll be landscaping on the west side of the retention basin, you know, to block that because us blocking that view is important to the setback itself. And then especially the long narrow basin coming in and that all that landscaping you saw in the landscape plan will all be moved to the south of that basin. So there'll be additional landscaping and we push the sidewalk to the other side, you know, and we're bringing the utilities in there, the water and everything else in through there. I mean just comparing this plan to the eight unit townhouse complex or a multi family apartment complex, I think it's a good plan.

And the utilities just work out perfectly. And the traffic volume, maybe three cars an hour, know, not much more than a single family with a bunch of people in there. So it's just a nice plan. I I really don't need to say anything further. John or Walid?

No. I think Bob covered most of it, but I I I think it can be an interesting single family cluster residential site that gives a lot of privacy from the setback off of Dover. And we will make some modifications, obviously, because the landscape plan was done prior to the engineering final engineering plan with the location of the retention. So the walk's gonna get moved to the north side and and the pond's gonna go in on the south side. So the landscaping will get revamped and we'll consider the buffering up against the turnaround as Jim mentioned where the neighbor is to the south.

One question on the vinyl. That was vinyl for for the overhangs or or or all siding?

It was siding.

Okay. I just wanted to clarify that.

Yeah. It wasn't for the old one.

The AZAC wasn't for the siding. The AZAC was for the trim and

Right. Yeah. It wasn't the trim and the Yeah. The soffits and things like that. It was the it was the actual vinyl. It was a shake shaped vinyl siding. They just said no to vinyl.

Yeah yeah okay I just want to clarify that. So we've got Hardy Board in as as well in there so that can that could take precedent then.

Okay. Okay.

Well I just wanted to mention that I did pull the permit for the fencing on Tula Park and I was ready to break ground and I just was not happy I wasn't satisfied with the eight townhomes so I had to go back to the drawing board and I just I didn't feel comfortable and then I got an offer from Mid America, the neighbors they wanted to I think put a building there that was their intent and so they gave me an offer to accept an offer by December 18 and I didn't want to accept that offer so I think I want to do something like this I think this is conducive to the parcel so. Thank you so much guys

I think I'm gonna have the public come up next because I know there's some people that want to comment can we please limit it to three minutes a comment and then kind of to new items if that's okay I think we can come back up if the three minutes weren't enough. I just wanna make sure we have time to talk to everyone.

Find that.

Pardon? Yeah.

I'm gonna switch to that

one here. Would anyone from the audience like to comment on this? And please make sure you state your name and address when you come up. Welcome.

Hi. Bruce Bradick, sixteen eighty six Dover Center Road. For forty five years, I worked for two banks in the mortgage department, a residential mortgage department. And part of my job was to appraise subdivisions like this. I'm curious. Is it what kind of square footage are we looking at? Are these gonna be ranches, townhouses?

You'll have to go ahead and talk into the mic, and then we'll invite the developers back up to answer all

houses are they putting up? You showed a bunch of different styles when you went through the pictures. Is this are these gonna be colonials? Ranches? Cape Cods?

I think it's preliminary, but we'll have the developer come back up once everyone goes through their questions.

Alright. Also, what is the base price for that? And in regards to the economic obsolescence, they gotta look at all these ugly apartments. Has that been taken into consideration? In regards to the retention basis, what's the city's requirements on maintenance on those so they just don't turn into whatever? What do you have

Yep. We can talk about that if that's one of your questions. Yeah. We'll I mean, we'll we'll list them all, then we'll get them all answered.

And what kind of base price are we talking here?

If I

have that listed as one of your questions.

Yeah. Does it does the economic obsolescence, is that taken into consideration? So and square footage. I like to know what square footage is we're talking about.

Okay. Is that it?

Yeah. You can address the Yep. Both retention basis. Is that so you can't really tell. Is that gonna be a fence on the neighbor's side at south from the driveway down and up to the back of the apartments?

Yes. The neighbors the

one that's going up on Detroit? They already got that white fence on both sides?

I don't know that that's been designed yet. Is Oh, the one that's being

developed now on Detroit Road, those big townhouse

Oh, by the Lutheran Church.

You yeah. Like the one. I'm saying in this case, this is a conceptual plan. So at this point, nothing is nothing's etched in stone right now.

Yeah. Understand that. Yeah. But I but they must have an idea how big these things are gonna be and whatever.

Yeah. That's

gonna

last yep. Alright. Got it. Thank you.

Thank you.

Would anyone else like to speak on this? Just so you understand. So come on forward. So you ask all your questions from the residents, and then we invite the developer and the engineers to come back up and talk about it. And then we talk about it as a group as well. Hi. Welcome. Hi.

We're all back two years later. That's Okay. Andrea Scala, 1726 Dover Center Road. To say this project is interesting is pretty accurate because it's in this gentleman's backyard. Whether it's townhomes or single family homes, there's gonna be people living in their backyard and butting up against Village in the Park apartments.

I guess we have a different perspective because we're not to the front or to the side of this property. I'm behind it. And so we see what's the back essentially of what's going to be built. It does again, I'm just stating that it seems like we went from Tulip last year from March to May. It seemed to be on the MLS.

The developer was trying to sell this property for $890,000 And now we're moving to these five independent cluster homes. You know, if this was an investment mistake, I don't know, but we shouldn't have to suffer for it. I do understand it's zoned multifamily, which I'm not sure how that ever came to be. My property is 2.6 acres. I have one house on it. And this property is smaller than mine. That's all. Thank you.

You very much. Would someone else like to comment on this? Anyone else? Okay. Could the applicants come back up and address? There looks like two residents, and the multiple questions from the first resident. Okay. Yeah. Mister Bedall handle the basin.

Which question? Oh, Actually, Kelly can handle the basin.

Million dollars. I don't know. Yeah.

Mister Kelly knows the basin answer better than me. Better handle

it. Let

me just start with the first gentleman's questions. Type of houses

Mhmm.

We we specify in the guideline book that we're gonna have potentially three types of homes, a ranch, story and a half where you'd have the owner's suite on the 1st Floor, and then a full two story possibility just depending on the market. I feel pretty confident to say that probably they're gonna all end up being a ranch or a story and a half just because the concept of single family cluster is most of these residents that are moving in here are residents that are coming out of bigger homes in Westlake. They wanna stay in Westlake, but they wanna get into something smaller, more living space on the 1st Floor. The price point depending on the improvement costs and so forth, we're projecting will be somewhere in the vicinity of about $8.50 to a million 1,000,002 range. Square footages are 2,200 minimum for a ranch, 1st Floor.

Storey and a half is gonna be $2,628,100 for a two story. If you look at the market right now, one of the most active parts of the market is single family cluster. If you look at Crocker Woods as an example, the resale has been excellent there. And and the typical homes have ranged in about a 2,400 to 2,800 square foot range. Most with 1st Floor masters, 1st Floor owner suites.

I I was asked to look at this, and my my gut feeling was to say, think there's a lot of townhouses right now in Westlake, a lot of townhouse developments, and I just felt that the market seemed to be looking for single family detached type residences as far as new housing and in an effort to try to keep it more affordable in that in that general range that I was mentioning. So I just think it's less density. It's a private cul de sac. It's got a good setback off of Dover. And it just seemed to be a good alternative when when Waleed was approached by the apartment complex, I wanted to buy the land and and complete another building or two on it.

So I thought that would be not something I would recommend for him to do. So that's that was my feeling on it. The fence design, we'll bring in on the on the file. I had one in the in the book, but we will study that and and, you know, but there will be a a complete fence design submitted on the second plan that we bring in for the development plan. As far as economic obsolescence, I'm I'm kinda scratching my head over the question because this is a new product that the market is paying for and wanting.

So we do have a strong demand for this type of house. And I think as the population continues to age, this type of floor plan will will continue to be popular.

Do you wanna answer about the storm drainage?

What was the?

That was what kind of retention

basin? That's a very good question. And so retention today has actually developed a long time since the retention codes of any city led on Westlake has come. But these retention basins now, they're not ponds. They're actually like small preserves, environmentally friendly preserves.

So they do, at times, like a ball field, hold water. But eventually, they don't maintain water over a long period of time. We do have a water quality issue where we keep about six to 12 inches of water in the bottom of the basin. But the basin itself is landscaped. It's not like a lake and then the landscaping around the perimeter.

But the landscape plants themselves are developed to sustain more of a preserve or more of a habitat for animals like butterflies and songbirds and other things you would see in a neighborhood. So the retention basins are self maintained. They do have control structures that need to be maintained. And those were maintained monthly by the homeowners association. And every year, homeowners associations submit all the action plans that they did with these basins to the city.

And the city then applies those to their NPDS permit, the National Pollution Permit. So these basins are more of a landscape feature than they are like a pond that we saw over at the estates or somewhere. So we don't build ponds anymore because they're just too hard to maintain. They fill up with silt. So we pretty much build a wetlands preserve that should be bone dry ten months out of the year.

But during a rain event, it might hold water to make sure that any kind of first flush particles are coming off the street get captured and then are biodegraded or are caught in the trap itself.

SPEAKER Anything else?

SPEAKER Regarding the Village In The Park, somebody had mentioned the Village In The Park. That's the neighboring property there. They did they're owned by Mid America. And that's the company that did approach me. And they did make an offer. And John, remember, they sent you the purchase agreement. And they gave me until December 18 to accept the offer for the property. And they did want to put, I believe, a building on there for twenty four units. So that's just to answer her question that she had there. And there are believe a $2,000,000,000 company and they have 2,000,000,000 in real estate.

So so that's just to answer her question. And then she mentioned something about Zillow for $8.99. I think that figure came about when we had Tula Park and when we had the units. Zillow generated its own figures regarding the units. So I think that's how that came about the $8.99 figure. So it wasn't me trying to sell anything. So that's just to answer the question.

Okay. Anything else you'd like to add? Would anyone else like the from the audience like to comment? Okay. Oh, someone back there? Come on up. I couldn't see you. Yeah. You gotta come forward. Name and address on the mic.

1613

I'm sorry. I didn't catch your name. You weren't on mic.

Kelly Coleman, 1613.

Silver Center? Yeah. Got it.

Go ahead.

Welcome. The gate. Thank you. The gate in the front. I'm curious as to the size and, mailboxes. And I'm not sure how you're gonna sell a $900,000 ranch sandwiched in someone's backyard.

That's what I'm sure

we're And it's not like we just don't live in that kind of community. That's that's not it.

Okay. That's it. Anything else? Thank you. Developer can come back

I have a neighbor her name is missus long she's looking to downsize Her husband passed away, Robert Long. And he actually was vice president of the Plain Dealer. He's my neighbor now. He lives across the street. And she's looking to downsize. And she's looking for something specific just like that. And you know she wants to downsize. And that's what she's looking. And she said, Walid I'd love to have something like that. In that price point?

In that price point actually. About 900 to 1,000,000. And she said I would love to stay in Westlake and I can't find anything like that and I would love to have something like that so you know when you start getting it together let me know. I think there's a few people that are looking for something like that you know like Mrs. Long so.

Anything else you want

to add?

Don't you

want me to

put the camera. Yep. Right on the seal.

I can hear.

Yep. There's the gate. So answering the gate question, how big it is?

It expands the width of the private drive 20 feet. K.

And now

the on the gate?

The final decision on that gate Mhmm. We're gonna give to the HOA. Okay. You know, they may say we we really don't wanna go ahead and the gate, but we've had several people ask about it. So we thought this time around, we better present the concept up up up front.

Great. Thank you. And then I'd ask my fellow commissioners to weigh in. Missus Smith?

In looking at the site plan, I guess I had a question. Only there's only one sidewalk down the north side?

Yeah. There's just one sidewalk that comes in and then brings everybody into their units. So takes people from the street if they wanna go to the to the drug mart or to the

Right.

To the restaurant and stuff like that.

Thank you.

You know, it's really a private driveway, but it does have a five foot walk.

Only five five homes there

and

maybe single occupants. So I I guess won't be people rushing into that little turnaround area. And I guess you I had a question about the guest spaces. Can you the two guest spaces, can you just kind of point on a

plan where that would be? Yeah. So it's really a excuse me. It's really a my voice I really don't mean a microphone. But it's really just a T turnaround. Some Just kind of show me where Right here, I'd have shown in green.

Okay. Oh,

they So those are need two on-site parking. And we might add a few more on the driveway coming in because you're parked. But these are remember, fire trucks, emergency vehicles, everybody, you know, the the it's they're designed to kinda go if I just switch to the next drawing Put

the two here.

Yeah. Put the but I have the drawing here. It really was that was the concept. So that that's like the t turn lawn like you see at Beulah Park. And we just said, why not just put a little a bubble there to make it architecturally nice and make these aprons more, you know, stand up. There's a there's a there's a lot of spots add parking.

Right. Right.

Right. And and and and it exceeds the code, but it would there if somebody had a a big party, the road's 20 feet wide. You know? Mhmm.

So a

car's eight feet. So it's still these, you know, 12 feet in and out. You know, the the doors to the fire station are, I think, eight feet wide. So, I mean, the fire truck can get out of the garage. So just starting to get down the street. But we're putting the hydrants on the other side of the street, on the north side. And then we're to bring a hydrant back into the development case there was a fire back over there with an eight inch main. So there's ample parking. And there's ample ingress, egress. And I think we're I don't know.

But it's really, truthfully, it's a T turnaround with just the aprons are part of a bubble. Concepts.

Yeah. It makes it a little softer and nicer.

Yeah. It does.

It does. Yeah. Okay. Next question was I mean, if I've got the floor here, guess. The the buffering, you're gonna use berms on the west and the south, but then it sounds like the to the To the east and the south. I'm sorry. Yeah. Get my directions mixed up. To the west, you've got the it's not a I'm not an engineer. The Retention Basin?

Yeah. Yeah.

So there's little bit of retention

basin in here, the sidewalks in the other side. And and there is, I think, a fence along this portion. Right. You know, but the price of these homes, they want more of a, you know, landscaping that suits the value of the houses. So there'll be a land The sidewalks on their sides is just a landscape plan I have in front of you. But so this will be the base. It'll be a dry base, and and this will be a basin that butts up to the the the the garage, I guess. You know? I mean,

the garage. So if that's kinda flat back there, how how does that how are you gonna landscape that out? When it does have water in it, will it kill the landscaping?

Or

Which side? Which I think

it's the west. To the west. That the long one that's against your apartment neighbor.

See, we show that. Oh, yeah. So we're gonna go on here.