Planning Commission - Regular Meeting

That that could be your gavel. I'd like to call this planning commission meeting March 2026 meeting to order, please. Roll call.

No. Do I wanna do the announcement first? Here. Jones? Yeah. Here. And we do have a member a new member? Yes. Linda Apple.

Welcome, Linda. Welcome back, Linda. Thank you. Thank you.

I'm proud and happy and honored to be here.

And we'll go ahead and do the recording first. Sorry. I missed that.

The Westlake Planning Commission complies with Ohio 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 representative will then present the council report.

Commission business, when your project is held, 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 will print their name and address on the attendance sheet and state their name and address for the record. Please make sure a presentation is speaking into the microphone. Everyone making comments with presentation to the commission must speak into the microphone. City staff will give a staff report on the project.

We will then hear from the audience. Any member of the audience that wishes to speak will have to speak into the microphone after printing their name and address on the attendance sheet and stating their name and address for the record. We ask that audience members speak one at a time after giving their name and address. This is for the purpose of the minutes for the 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. Can we have a motion to approve the minutes from 02/02/2026?

So moved.

Second. Thank you. Roll call. Smith? Yes. Apple? Abstain? Jones?

Yes. Falcone? Yes. Del Reigno? Yes. Motion carries. Great.

Thank you. Can we have a council report? Councilman Delregno? Is there one today?

Nothing to report.

Okay. Great. Thank you. I will move right into business. The first item on the agenda is the guide plan update.

Yes. That's us. So the last time the future land use map was amended was back in 2021 to reflect rezonings for Hope Point Place townhomes. And since then we've continued to update the map internally just to account for subsequent rezonings and newly planted subdivisions just to kind of keep it up to date. So formal amendment now is needed just to keep it current.

This is something that we use with the reports. We do refer to the future land use plan. And right now it has a horizon from 2010 to 2025. So we just want to extend that four years now to 2030. And we do intend to work with you on a full guide plan update at some point that will incorporate the Centerbridge Corridor master plan, new census demographics, and just a comprehensive review of the future land use map.

But we've been delayed. There's a number of zoning changes that are in process right now that you haven't seen yet but you will and others that we're going to be working on just to keep our zoning code up to date and that really is more important at this point. So with that said it's just recommended that this be approved and this is an amendment that you make. Council actually does not approve the guide plan. Just Planning Commission. Thank you.

Great. Thank you. Would anyone from the audience like to speak on this? Being none, Councilman D'Arregno, do you have any comments?

I do not.

Thank you. Mister Jones?

No. I have no objection to keeping it going for now as we contemplate, you know, more comprehensive changes going forward.

Sounds good. Missus Smith,

I have no objections.

Okay. Missus Apple? No concerns.

Great. Thank you. Can I get a motion, please?

Yes. I move to amend the Westlake guide plan future land use map.

Second. Roll call, please. Apple?

Yes. Jones?

Yes.

Falcone? Yes. Del Reigno? Yes. Smith? Yes motion carries

great thank you next item on the agenda is the achievement centers for children sign plan if the applicant would like to come forward please while mr. Beadell presents his report

yes this is 28501 Clemens Road they've got some different signage on-site the first one is actually something that could be approved administratively but we just lumped it in with the other signage and this is just to rephrase their existing monument sign that you see there. And then they also have nine non illuminated wayfinding signs for on-site circulation at their new location. There they all are. Okay. So the freestanding sign, it's mounted.

It's a 17.25 square foot sign. So not huge. It's on an aluminum backer. It's painted in their branded purple color. And it's utilizing that existing structure that you see. The letter and graphic area, it's FCO, that's flat cut out letters in vinyl with the white brand orange. Our faces and edges painted with the brand white orange stud mounted flush to the backer board. So there's some dimension to it. And they'll refinish the existing cabinet. They'll paint it MAP brushed aluminum.

I do have one question about illumination. The permit didn't show that there would be any illumination. The photo does actually show some existing illumination. So I'm just wondering I'll be wondering about that when the time comes. Freestanding signs are a lot of 24 square feet and six feet at height. So there's no issues, no modifications. And even if this elimination is going to be reused, that's not a problem. The way that that's designed, that capture all the light without any spillover. Then the instructional signage. We've got five single faced and four double faced non illuminated way finding signs, monument style.

These are aluminum cabinets as well in the purple color. They have opaque vinyl applied to each face. And they are three feet in height. I'm gonna skip over some of this just because you already have this information here. And it's for instructional purposes. The total site signage permitted, it's approximately the total amount that's allowed for the entire site. There's a lot. 155 feet they could have. They're only at 53.25 sq. Feet proposed. So the plan is well within the allowable allocation. And there's no modifications that are needed as a result of that. They're fine science. They're handsome science. And I think they'll do a good job.

It's a very a large site and it is a little confusing. I've driven around there and I think this is going to be very helpful for what they need to do there. Thank you.

Great. Thank you. Welcome. Can we get your name and address, please, for the record?

Sure. Ryan Brady. Brady signs. 1721 Hancock Street, Sandusky, Ohio.

Thank you. Anything to add to report?

Not really. I mean, like most things we bring to you guys, we try to we try to design within the code, and we did that here. Obviously, we're standing in front of you because of the additional wayfinding signage on the property. Just context for that. Obviously, this this parcel is being used now as a as a school and administration building.

So routing the the traffic that's gonna be there on a daily basis, whether it's parents dropping off kids, buses, and how it all works is a you know, has been a point of emphasis within the sign package. So I know, you know, in a vacuum, nine signs feels like a lot for the wayfinding. But if, you know, if you have spent time out there, you would understand that there's a fair amount of decision making points, and we're trying to make it as simple as possible for for folks who are are gonna be there on a daily basis.

Great. Thank you. Would anyone from the audience like to speak on this one? Seeing none, missus Apple, do you have any comments?

No. I am familiar with the site. I've driven back there. So I I think it's great the addition of the extra wayfinding will be very helpful to the community members that you support. So thank you for that. No concerns.

Great. Missus Smith? I agree with missus Apple. I think they're handsome signs, and they'll help with wayfinding and safety.

Thank you. Mister Jones?

I agree with what my fellow commissioners have said.

Councilman Doregno?

Ditto.

Thanks. And I love wayfinding so I'm happy. Any sort of wayfinding is very clean looking and they are attractive signs. Can I get a motion, please?

Yes. Based upon the findings of fact, I move to approve the Achievement Centers for Children's Sign Plan.

Second. Roll call, please.

Jones?

Yes.

Belcone? Yes. Del Rego? Yes. Smith? Yes. Apple? Yes. Motion carries.

Great. Thank you. Thank you very much.

Thanks. And Jim, I didn't answer the question about the lighting of the monument That's not in our scope of work, it was discussed that they were gonna those fixtures have seen better days. So I think they were gonna probably, you know, keep them in the same place, but upgrade them so that there will be some uplighting of the sign.

Okay. I'll I'll reach out to them, or or you can reach out to them. Let let them know to just run the new fixtures by me and just take a look at them. Make sure that there's main thing we're concerned about is glare. Right.

Yeah. Sure.

I can do

that.

Thank you. Alright. Thank you.

Great. Thank you. Next item on the agenda is ordinance twenty twenty six dash 15 a conditional use permit for recreational use for Westlake indoor sports

yes 31170 Viking Parkway so Westlake indoor sports this is a conditional use permit. It's a new indoor sports facility. It will primarily focus on indoor volleyball and basketball. It's a vacant lot on Viking Parkway as you can see. This is exclusive industrial and it's everything around it is exclusive industrial that's why there's only one color on that map.

Per 12/2003 H13 it is does require a conditional use permit. It's about 7.2 acres, undeveloped woodlands. Most of the woods are gone. There's an area the northeast part of it still has woods on it. Proposed use. So it will be a new pre engineered warehouse style building. Just under 51,000 square feet for the 1st Floor and about eight twenty square feet for the 2nd. So a total of 51,620 square feet. This is large enough for eight indoor courts according to their drawing. They do show parking for two zero six.

Code only requires 32. They're planning ahead for tournaments. And also this went through the planning zoning legislative subcommittee meeting and they learned that they they would probably land bank a number of the spaces when they're first starting out. So future development plan is something that would be required at this point you're just seeing a concept plan that's really all we want to see. We don't even want to see the full concept plan that you'll see with the development plan.

This is just purpose of this is just to just kind of provide an indication that they could actually do something on the site that they're proposing. So I did take a look at you know other conditional uses in the area. And got Paramount Tennis Club February. And Sky Zone 20 Eleven-one Hundred 31. And then just almost two years ago now I'm not sure when that was approved in 'twenty four or 'twenty five but 'eighteen Lab Golf.

And if you're wondering why are these gravitating towards the industrial areas, well they generally require large open floor buildings with high ceilings. So they're more akin to warehouses than what you might see in another type of a commercial zone instead. Know building in site, this particular building in site can be designed to allow for future conversion to industrial use if that becomes the highest and best use and if that's what they wanted to do with it. And there's over seven acres there should be enough room to do that. So the estimated maximum number of occupants at any one time, they think anywhere from 60 to 80 on a regular basis.

And then during those special events maybe two fifty. It would be a seven day a week operation mainly between three and 10:30 p. M. On weeknights during the school year. And then eight a. M. To seven p. M. On weekends. They're not exactly sure about summer hours at this point.

This a lot of this stuff we learned about during PCL. So retail sales of food beverages and merchandise. And this is something that we see at other recreational uses. They're really not selling things unless they have something like a tournament or a camp. You know otherwise you know they may have online sales of merchandise, vending machines, sports drinks, healthy snacks on-site.

But no restaurant, no bar, nothing like that. Their staffing fluctuate from around maybe five to 10 employees depending on what happens in the future. So one of the things you're charged with doing is taking a look at the standards for evaluating conditional use permits. And there's really three main ones that apply to this type of use. And the first is that the location, extent, and intensity of the proposed use is not objectionable to nearby dwellings.

Well there are no nearby dwellings. So that's an easy one. The next one is whether it forms a harmonious part of the industrial district. And then taking into consideration convenience of access in relationship of one use to another. So we'll take a look at that in a second. And hours of operation and concentration of vehicles. That it's not more hazardous or dangerous than the normal traffic of the district. And I guess the one thing I would wonder is when you have two fifty people are they all coming at once and all leaving at once or is it two fifty people during the day. And then you can recommend any safeguards and conditions. And I took a look at the other ones that are in the neighborhood.

And for Paramount Tennis Club, the only condition there was that they wanted it to be configured such that it could accommodate future truck loading and unloading docks. And this one, at least their current concept plan, could do that. Sky Zone again, it's their current concept plan. You may see something different, completely different with the development plan. Sky Zone, that was just a condition for an approved development plan.

That's not a condition we use anymore because of course they have to have a development plan. You can't build a building in Westlake without a development plan. And then I always include this one. It's in this particular development just to put the developer on notice that there are design standards for this development. Beacon Westlake had actually created this years ago.

And we've got so there's more strict design standards here than what we actually have for our industrial zones in terms of the building materials and setbacks and things like that. So and we will I believe they have a copy of this but I can always provide one if they need one. And then our performance regulations in 12/2006. There's only only one and that's you know all permitted main and accessory uses except for parking and loading is to be within an enclosed building. And that's how this is planned to be.

So I did go ahead and do a concept box score just for the concept plan. And you're to see a lot of this tonight by the way. We've got concept plans. And I still want to make sure that things are feasible. And as you can see everything's working out here. The only thing I got to be nitpicky about something in the sidewalks. They need to be seven feet where cars overhang. They're only five feet. That's all I could find, really. There wasn't anything else to really object to.

So based on that, I think I've covered everything and I was not able to think of any safeguards and conditions. So I'll go ahead and back it up here.

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

Hi. I'm Ty Stewart with Liberty Development Company, 28045 Rainey Parkway, Suite E, and that's in Westlake.

Great. Anything you'd like to add to mister report?

No. I think mister Beadell did a a good job of outlining the various conversations we've had. We have looked at future adaptive reuse of this at some point in time if that ever works. We've got room out there for truck docks. We're building the building a little bit higher than we normally would just for future reuse. We're looking at doing some other potential infrastructure upgrades on the building. As far

as the

parking, that drawing you're looking at was primarily an exercise in seeing what can we get on the site and looking at what your code might require for future use. Even though we know it's it's much more significant than what we would need for this use. What we'll probably end up doing as as Jim alluded to is maybe a phased approach to the parking so we may not put in, for instance, those two northern rows on the north side of the building, which is the top of the screen. So some of that will be vetted through the final development plan as we work through that. Other than that, I think it's I'd say an amenity that the community would like.

It's being driven by people that have daughters that they're hauling all over the place now in volleyball. They both, our customers live here, they have businesses in Westlake, they live in Westlake, they're thinking why not do this in Westlake. And this seems like we looked at a couple different sites in Westlake. Some of them we we were steered away from. Rightfully so this looks like a good a good fit for it though just based on the surrounding tenants that are users in that park so.

Great thank you. Would anyone from the audience like to speak on this one? Seeing none, Councilman Doregna, any comments?

Other, I mean, we're going to see more to it. But land banking early is, I know tournaments, That's probably where the big draw is going to be for So your I get a little, just because I've, as most of us have been in that situation, tournaments get crazy and parking becomes a big commodity. And I just get concerned that we're gonna have, if we don't build enough parking for tournaments and I think this is one of the things you might want to talk to the guys about is what's the anticipated volume of tournaments early on. That's where they're going to make their money. That's what they're going to really want to push.

And I don't want to see it flowing, spilling over into adjacent neighbors that just aren't there that week or on that weekend. So make sure we're not land banking too much, if you will. So that's probably my biggest concern with it.

I agree. That's something that's being weighed now. It's based on projections and so forth. The last thing they want is to get that reputation either.

Right. Yeah. And I know I just kind of looked. And eighteen Lab is next to it which is open on the weekends. And then the other ones aren't but I just don't want I don't think we need to be in the who left their garbage in my yard conversation. Just cautiously go about that please. Agreed. Other than that I'm okay.

Great. Thank you. Mister Jones?

Thank you. I'm excuse me. Sorry. I have no objection to, the conditional use permit. You know, again, I think when we get into the, assuming this moves forward, when we get into the the more detailed look at the development plan, I think I'll have, you know, some of the same questions that councilman Del Reigno has.

You know, it's, the site appears to have room for even more parking than what they're showing here if they, got a little bit more creative with the layout. So I think, you know, if it turns out that the projections, you know, for again, obviously tournaments probably being the biggest driver, know, it's so the If the building's occupation is like two fifty, you know, are those turnaround times look like in between games and things like that. Know, that's all as we all know, having been through this, know, as youth sports parents, you know, that that's gonna be the tricky time. So once once the development plan comes out, it's definitely a question that I'm gonna have. But again, it it appears that the site has room for it. So I I think I think we'll be fine.

Great. Thank you. Missus Smith?

Regarding the building, it looks like you've you've picked a good location for a building that's that's this size. What was it? 51,000 square feet.

Roughly.

So it'll fit in well there. And I guess any further questions that we might have on the building aesthetics or the floor plan will be answered at later date after you have a chance to flush all this objection to the conditional use permit.

K.

Thank you. Missus Apple?

I I do not have an objection to the conditional use permit either. I did I I do wanna talk a little bit about the parking for tournaments. Now, typically, for volleyball I'm a basketball mom, not a volleyball mom. But you like, there's a a bit of a role to that, isn't there? There are games, and then people leave, and then they come again.

So not all 250 people come at the same time. Right? And then I'm I'm anticipating, and maybe I'm ahead of myself, that there probably will be some summer camps. And I guess I just wanna make sure parents and that would be, I guess, a conversation once this is up and running, that parents aren't queuing up into the street, that they actually you know, to pick up kids or drop kids off at a summer camp type of situation, that they're actually parking, kids are getting out, getting in. I think we'll just wanna be aware that there's no queuing into the street. So that would be Yeah. I'm I that would

be it.

But I don't have an objection to the conditional use permit. You're right. Volleyball is staying as popular. It just keeps growing. So thank you.

Both both fair points. Regarding the the queuing, we're going to put a secondary entrance into the building on the north side. So people can actually drive all the way around the back of the building to get into it. It I'm sorry. It would just be during some of the ticketed events that they might steer them into the front, and then you don't have that that kind of issue as much. So

Okay. Thank you for explaining that. Great.

And I do not have any other questions. I think it'll be great addition to that area. I agree. As a sports parent, you wanna have all these facilities in Westlake. That's great. Can we get a motion, please?

Sure. Sorry.

Thank you. Based upon the fines of fact, I move to recommend approval of ordinance twenty twenty six dash 15.

Second. Roll call, please. Falcone? Yes. Del Reigno?

Yes.

Smith? Yes. Apple? Yes. Jones?

Yes.

Motion carries. Great. Thank you.

Thank you

very much.

Very much for your time. Thanks.

Next item on the agenda is ordinance twenty twenty six dash 16, conditional use permit for salon use, Joy Beauty Salon, medical micropigmentation.

Yes. 25125 Detroit Road. And you recall, that you were asked to recommend on changing the code, for this exact purpose. So this is, except for for Linda. Sorry Linda. This is new to you but for everyone else this is review basically. So I'll just kind of go through it quickly. And then for Angela this is your your last time through this process. It's been many many meetings leading up to this. So it's a conditional use permit. And really the purpose and the reason the code was changed was to allow medical tattooing micropigmentation. Sometimes it's called microblading. It's not artistic tattooing. That's something completely different. It's a different licensing through the state and everything.

So it would not allow that. And so the code was actually changed because she is located in the office lab zoning district. And she would like to add this, be able to add this. In fact, she has someone who will be working with her as soon as this is approved. And so let me see the standards to look over for this.

Whether or not it's objectionable to nearby dwellings, not an issue with that. If it forms a harmonious part of the business district, convenience of access, relationship of one use to another, This is room within her existing facility which she owns by the way. Hours of operation concentration of vehicles. I don't think there's going to be a traffic jam as a result. This is the first request for a CUP since the code was amended.

And it was only amended for the office lab. We looked at this previously with the zoning text change. There's only a handful, literally a handful of properties that this would ever be applicable for anyways. So again and this was the reason you amended the code was for this reason. It's one more staff member.

And hours and and days of operation same as what they currently have. So it doesn't change any of that. And we have to look at performance regulations. Everything will be entirely within the building of course why wouldn't it be and guide plan does support the request as well so with that said the recommendation to approve there's no conditions that would be applicable to this. Thank you.

Thank you mister Bell. Would the applicant come forward please? Welcome. Thank you. Angela Tempest 507 Lindbergh Boulevard, Berea, Ohio. Thank you. Do you have anything to add to mister Bardell's report? I do not. Okay. Thank you. Would anyone in the audience like to speak on this? Seeing none, councilman D'Argno?

Welcome back. Thank you. Thanks for your patience. I have no objections to this.

Thank you. Mister Jones?

Yeah. I have no no objections either. I think this is a great thing that you're doing.

Thank you.

Missus Smith? Agreed. No objections. It's one more service in an existing salon. Thank you. Missus Apple?

No objections. But clearly, you have a lot of patience. So thank you

for this. Thank you. Yes. I don't have any objections either. Thank you for your patience too. Can we get a motion, please?

Yes. Based upon the fines of fact, I move to recommend approval of ordinance twenty twenty six dash 16. Second.

Second. Roll call, please. Del Reigno?

Yes. Smith? Yes. Apple? Yes. Jones?

Yes.

Falcone? Yes. Motion carries. Great. Thank you.

Thank you very much.

Thank you all.

Thank you. Next item on the agenda I believe we're going to table. It's a conditional use permit ordinance twenty twenty six point nineteen at the request of the

yes I don't think that the applicant is here tonight and they have they're not able to make this meeting we don't think they're going to be able to make the next meeting either so at this point we're just saying request a table and we will put it on the next agenda that way if if they're able to send someone at the next meeting it'll it'll be then. You'll just see it when they're available. Next meeting is April 6.

Okay. Is there a time constraint on this one though?

Not yet. No. Because it just was referred.

Not for but what's the time Is there a time constraint on the licensing?

Sixty days.

Sixty days. So at the yeah. So we we'll table it. I guess we'll have to see it at the next one. So I guess you might as well table it to April 6 then. And then if they're not able to make that meeting, then we'll do extension of time at that at that meeting.

Do they have a they have a time constraint based on the licensing correct?

Oh yeah they have until the fall. They they have plenty of time.

I just I didn't I couldn't remember the date sorry.

Yeah. Great. Can we get a motion please to table?

Yes. Motion to table ordinance twenty twenty six dash 19 to the April 6 meeting at the request of the applicant.

Second. Roll call, please.

Smith? Yes. Apple? Yes. Jones?

Yes.

Falcone? Yes. Telregno? Yes. Motion carries.

Great. Thank you. Next item on the agenda is the Farage Plaza development plan on Center Ridge Road.

Yes. 27210 Center Ridge Road. So as you recall, gosh, almost a year ago now, you reviewed the concept plan. And this is a redevelopment of the former it was last known as a Get Go gas station into a shopping center. So the existing 2,367 square foot building will be expanded with a 2,373 square foot addition. So just about doubling the size. And that's not changed since the last time. They will still create four units. Although you know you can move walls around. So that you know may be fewer than four.

But you could have four. That's really not an issue. The design, the existing building re skinned with brick and stone veneer matching the addition. So they've added a little bit of stone below the windows. And some of the colors are a little bit changed from what you saw before. No change to the new aluminum storefront systems that will all match. The existing slope roof changed to a flat roof. So that's the same as before. Canopies still will be added and provide lighting for entry. So no changes with that.

A little more landscaping added. Parking was reduced by a couple of spaces at the northwest corner of the building. And they were not functional as designed. You wouldn't be able to back out of them without hitting the curb. So fire did have some comments. The proposed parking on the Southwest corner reduces the 20 foot fire access lane to the rear of the building. And I just did all I used AutoCAD there. And it really with maybe moving one more parking space or you might be able to just shift that parking space a little bit to the front of the building let's say. You might be able to save that one parking space. But there is room.

There's room to make that work and still have the 20 fivefifty turning movements that they require. So there is that one. And then is there anything else? I think that's the same with both of those. Let's see.

So the guide plan does identify this as retail commercial in support of this request. And those are the performance standards that go along with the modifications because there's a few modifications that are needed. And for those of you in the audience, a modification is an exception that is granted by the Planning Commission and Council. It's similar to a variance that would be done by a Board of Building and Zoning Appeals. But in Westlake it can be done different route through Planning Commission review and Council approval.

So the percent landscaping, it's supposed to be 25%. The existing is 6%. It jumps up to 21%. I think that's a real win for the city to have that kind of increase. It does still require modification to be below 25. Setbacks are working out fine now. They weren't before, but they are working out really great. Setbacks for parking. So we were a little too close to Center Ridge Road and to Dover Center. The existing parking has the same encroachment.

So it's not really changing anything. And they are adding some additional landscaping and that which provides buffering, which does not exist currently. And you really cannot develop this shopping center without allowing parking for it, obviously. Then the next thing, everything is okay. In the box score we get down to trees.

And in order to make the the trees caliper work would require four inch caliper trees. They're actually specifying two inch trees. Given the location of this site and the soils and you know what we know about you know urban soils and things like that. I'm good if they want to use two inch caliper trees. They have a better chance of establishing in those conditions. And so I think that's fine. Two inches today and give it about two or three years and you'll get up to the four inches versus putting in four inches where they'll be more stressed out. Lighting. We really need to talk about lighting. They really they have minimal lighting with this.

They don't have parking lot lighting. And we don't have a photometric plan, which I guess I can kind of see their point. How do you do a photometric plan if you don't have any lighting? But the concern is there won't be any lighting and then eventually down the road wall packs will show up on the front of the building because they don't have enough lighting. And that that simply is not not allowed per our code.

And it might not not even be the current owners and maybe some future owner that will do that. So I really think that's something that needs to be revisited. Trash enclosure. So the dumpster does there is a modification needed to encroach into setback areas. There is a dumpster enclosure that is required per the code. We don't have any details of that. HVAC screening and location. We need more information. I think it's going to be a rooftop and parapet wall screening. But don't know for sure.

Need to get that pinned down. Material samples. Images required with the development plan. So know there's some stone for example. We're not sure what that is. And so we need you know better idea of what the materials are going to be. The colors as well. And also they're kind of lucky because they're the last new development that will be allowed to actually use concrete block or CMU concrete masonry units. And that's because they got in before the change happened. They're putting them on parts of the building that aren't visible anyway.

So that's really great. So they are allowed to have masonry units. They must be in a split face, flashed, smooth finish and reduced size. Integral earth tone colors. And it will require modification anyways because the code and this is one of the things we've changed now with the code we did allow this type of split face block.

But it was in such a small they were in four inch by 12 inch blocks that nobody could get. They didn't make them anymore. So we have allowed them in a standard unit size. But as long as they're split face, flashed, or smooth, and have the colors. So here's the concept plan if we need to refer to it.

And then the marks submittal I have those drawings as well. We have all the engineering drawings as well. We need them. I will say that the lighting fixtures and when I say detail, like I don't know what the I don't know what the color rendering is. I don't know what the lumens are. None nothing's filled out on here. Like nothing's circled the way it should. So I have no way of knowing. The fixture itself should comply. And these are the fixtures on the like the rear and side of the building.

So they should comply. But I need to know those other details because they they could still be out of compliance if they're if they're too bright or if they're you know 6,000 ks or something like that. Same thing with that under canopy light that's shown right there. Need the details on that. So that's what I have. Thank you.

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

Hi. Gary Fisher with Fisher and Associates Architects.

Great. Anything you'd like to add or discuss some of the questions we had?

No. Actually, Jim did a great job of really putting things together. And then, really, some of the other things, we we do not anticipate adding any light poles on the project. The things that we're looking at are just the under canopy downlights. And I can had I known, I I would have provided, you know, more information on the color rendition on that, but we're not looking at lighting it up like the airport parking lot.

The wall lights that we picked are on the rear of the building and the sort of the backsides of the building, and those are really a strong downlight. So they're a sharp cutoff light fixture in all cases. Signage, we're working on that. We're actually working with a potential tenant in the building who will actually take about two thirds of the existing building right off the bat, And we're gonna work on a substantial sign package that would indicate a a consistent signage throughout the building, which we would do as a separate submission on that. We appreciate the size of the trees.

I agree wholeheartedly with that. It's a lot less stress and a lot more survivable. The minor parking changes, we have no objection to any of that. That's good information to know from the fire department because we wanna comply with what they need. I'm trying to think if there's anything at that point, but I'm happy to answer any questions.

Great. Thank you very much. Would anyone from the audience like to speak on this project? Seeing none, missus Apple, your comments or questions?

So Mr. Bedell, do you still need information on the stone colors before we can move?

Yeah, I think there's yeah, there's an yeah, yeah, definitely.

Okay.

Yeah, the materials do you have you don't have samples?

We had submitted them previously,

but But I I don't remember

about get them to you again. It's not a problem.

I don't recall. Did you take them back with you? Because we don't

I don't think so because I don't have them in our file with us. I would have had them in the file.

Yeah. Because I I'll check but I'm I'm always positive that we don't

I can I can get you another set?

So there's that and

Then you still need the detail on the lighting?

Yeah. The lighting info is super important. Like I said, I think that you picked out good fixtures. But without Yeah. You you need to have that stuff pinned down.

Yeah. I'm sorry. I didn't realize you needed that

That's fine.

Finite detail on that.

And then the just the lighting, just like philosophically, is that lighting gonna work like that? I know you're relying on street lights.

Right. That was what I was making. Is that lighting gonna be enough? Yeah. Right. So which I think is why we need the detail of what the lighting on the building We'll

provide it.

That's okay.

Other than the same concerns that mister Beadell brought up to you, everything I everything else looks good. Thank you.

Was it's

quite an improvement to that corner. And I'm glad you could

move the you know, boost the landscaping up.

And I appreciate the knowledge of those who know trees to

I think it'll look a lot better than what's sitting there now.

Absolutely. So, yeah, I just share the concerns that mister Beadell outlined to you.

Thank you. Great. Thank you, missus Smith.

I share Mr. Biddell's and Mrs. Apple's concerns. Other than that, dumpster details, guess that was mentioned comments. I guess that would be a question for you. And it looks like per the engineering plan, it's it's moved from the design plan to a more accessible location. That that was kind of it for me.

Yeah. I I don't think it was the accessibility. It's the location in the back corner of the building, which we discussed a couple meetings ago on the initial plan. It's sitting in the corner, and there was some concern because it's in that back corner. However, it's really out of the way. It's kinda next to the post office property and by the cell tower area. So from that aspect, it's kind of a nice pull in and pull back out for the trash truck. And it's also out of the kind of out of the public view back there too.

Right. Yeah. They're very yeah. The trucks are very unwieldy.

But there's not an enclosure?

No. We we plan

on enclosure. You did? Okay. Alright.

We just need the we'll

mention building masonry on that. And

yeah with that you do the obviously the CMU right? For that. Yeah. That makes sense.

Okay. Thank you. Great. Thank you, missus Smith. Mister Jones?

Thank you. Yeah. I'm happy to see this, site getting redeveloped and upgraded. It's a it's a great thing for the city. So I have no objections to any of the modifications that are proposed. I think they're all reasonable. And I think without them, again, it would make redeveloping the site next to impossible or at least at a minimum impractical. I'd rather see us, you know, have some consideration for that to make sure that this property can be improved. I think the landscaping will be a major improvement. So and the parking, have no issue with them reusing what's already out there.

As far as the you know, again, we already talked about that there's some missing information. One thing that hasn't really been brought up yet is, the site circulation. I think the fire department had potential concern with that. So obviously, you know, we need to see that that's been worked out, you know. I'm assuming that we'll see something about that at a future submittal, but, you know, that's just just to make sure that they're comfortable with how they would access the site. You know? That's and then, also be interested in seeing the master sign criteria. I know that that's probably gonna be a separate thing I would assume. Right? But I'd still wanna see that it's been, you know, still wanna see that it's been incorporated into the overall look and everything just so we know, you know Definitely.

Kind of look at it as an overall package, guess. That's really it you know again happy to see this moving forward.

Thank you Mr. Jones. Councilman Doregno?

Thank you. A couple of things. The driveway egress well, hold on. Before do that, Jim, didn't we talk about what we're seeing here with the canopies and the tiebacks? Was that

preferred? Like, I thought

we had some questions about that.

Yeah, was, well, wanted to make sure the signs weren't too high up on the building because the supports for the canopies can

Still fit in.

Limit where you put your signage.

Okay. I couldn't remember if we were we didn't like the potential tiebacks or if we were okay with them.

Yeah and this is I guess it's something to talk about right now. Yeah. I mean

I thought we were trying to stay away from them in the past if I remember correctly but I

Yeah it you know it's and even as a I know if it was my building I would want it designed where I could have more flexibility and where my tenants could locate their signage. Everything is going to be now maybe that's on the plus side I guess it's more uniform everything's going to be in the exact same location so maybe that's okay.

And that's really what we're trying to achieve with that too.

Okay. Okay.

Driveway egress, where are we at location wise to that intersection since it was the get go? Have we always had the, I we expanded that intersection at some point and it was a get go at that point did we have any police or fire have anything to say about that that intersection based on the locations of the what I'll say is the South Exit and

Now they're improving. They're farther they're smaller so that pushes them farther away from

the intersection.

Yeah the ideal situation would be for them to be as far from the intersection as you

can see.

Right. I know there's not a there's not a lot of room to put them anywhere but I didn't know because like making a heading east on Center Ridge coming out of there would be treacherous across you know or worst case scenario is trying to get over to go south on Dover Center and make it across all six lanes at that point from that exit.

Thankfully, there's a drive on Dover Center. So hopefully people

We don't. Use that one. Can only use that. Sense. Is and then there's no setbacks on the current building. Is that a fair statement, Jim? We have no no

It's Actually, it's it's a very strange site because it looks very small on pay or or in person. It looks very like, you can't believe that there's room to almost double side double the size of the building.

The only one we would have would be on the dumpster. Would be

Yeah. The dumpster.

Dumpster would require

a modification. Modification. And and the the front parking, which is already non compliant. Right. In fact, it gets better now because at

least it's got some landscaping to screen it. HVAC screening, we're talking about using parapet walls and noticed that the there's just on the visible side of the building is currently showing parapets. We need anything on the backside for that?

Yeah. We need more information on how that's going to work. The they're gonna be rooftop units.

We're kind of weighing that based on the tenant size in there that we could actually do an internal unit. We'd have condenser units that would go on

the roof, but they're gonna be

more or less like a residential condenser size. So everything, even if their rooftops, would be screened from Center Ridge Road side and the Dover Center side because the parapets are high enough there. Then on the back of the building and again, I had a question about that. Can we use, you know, a a screen system for those units so that's not a problem at all.

Yeah and that's the mechanical screening

we just got to make sure we're watching that backside is where I was going with that as long as we're keeping an eye on that. And then potential tenants we say we might have one on what are we not looking for names not looking potential tenants for this What are we we can build four units here, but we aren't sure who's moving into it, which could drastically affect a lot of different things.

We're looking at more like business type units in here. So I can't talk about the unit, you know, the

one I'm talking

about. Business related.

Business related. Are we, I mean, convenience store type things? Are we, is that who we're marketing this to?

Not really. I think not really convenience store tenants or really looking at more business side. Fred Faraj.

Welcome.

Hello. Fred Faraj, 4044 Harding, Westlake, Ohio. As far as tenants, we kinda it's kinda open to, you know, more we're we're looking for something with possibly, like, you know, smaller takeout restaurants. Like, we've had a a number of medical use companies reach out to us. So it's we you know, we don't we wanna try to keep it kinda consistent in there and and to where it's kinda where we have, you know, we we ideally, we'd like two to three tenants in

there Mhmm.

Because of the parking situation. I I know we we submitted to where we can have up to four, but ideally, we'd like two to three. So as of right now, we don't have any tenants that have committed

to

the site yet. But to answer your question is, we're kind of open to different tenants coming in and whatnot. But it could be food, it could be, know, medical, could be, you know, salon type, know, stuff like that.

And then average, approximately how big are the four units that you put in there square footage wise?

Well, they they kind of vary. Mhmm. So right now, the existing building is like 2,300 square feet or almost 24, and then we could add another 2,800 square feet. So a thousand square feet per Per tenant. Yeah. Per tenant. A little over a 1,500.

I guess where I was going, you're not the plan right now isn't to make one two thirds of the unit and

No, like twothree of the entire no. No, no, no.

You're okay.

Mean if honestly, someone took the whole building before a business use, great.

Great. I get that. You're in I just get concerned with trying to get five in. Right? Or how can we Sure. You know, we just keep cramming and packing more into it is the bigger concern for me.

And that's the other consideration we have to look at when a tenant approaches. You know, what what are their parking requirements? What are their, you know, input output? You know, the the food places, a lot of them would be even very limited because of the no ability to have a drive through. You know, we're kind of in that kind of a society now where everything we can't get out of our cars.

Right. Okay. I wanted to thank you for improving that corner. Definitely could use some love. So I'm good.

Thank you very much. Yeah. I think last time we about this, I explained how excited I was because this corner does need to be improved, and it's part of the Center Ridge Road corridor plan too. So that's exciting. But I do believe we have to table this based on the items that we still need. Okay. Obviously, lighting, signage. What did we talk about? Dumpster. Stone colors, dumpster, site circulation, and then HVAC screening.

So If I could, I I really think that they need to rethink that parking lot lighting. And and at least if you're not gonna put it in now, then they should stub in. You should design it and stub in for it in the future so that if you decide that you do need to add a couple poles out in that parking lot you're not having to cut through your brand new pavement. Agreed. And I'm speaking from experience because another shopping center I'll talk to you about it if you want to after the meeting where it's been a nightmare for them because it was never designed right. And it was decades ago when that one was done. So it's a lot cheaper to do it right now than it is in the future.

Agreed.

Yeah. I think the with the a couple pull lights on, you know, probably one on Center Ridge, one on Dover, maybe in the corners.

Photometrics for you.

All right yeah I really you know at this point think that makes a lot of sense. Great

so a motion to table. Yes. March 18 we need stuff by.

Oh yeah Can you March 18? Is that good to get it back to us? Alright. Great. Oh, I don't have a I don't have a thing here. Oh, that's okay. Just a table. So we're Yeah.

Okay. It's the Farrage Plaza. So let's call Yeah. Okay. So motion to table the Farrage Plaza development plan to the April 6 meeting. Second.

Roll call, please. Apple? Yes. Jones?

Yes.

Belcone? Yes. Del Reigno? Yes. Smith? Yes. Motion carries. Great. Thank you very much.

We'll

see Thank you on you. The Next item on the agenda is ordinance twenty twenty six-seventeen the rezone for 1097 Bradley Road.

Yes. I'm having a problems here. Hold on a minute here. There we go. Yes. So this is to rezone this what you see that's in pink. It's sort of a frying pan shaped lot right now. And it's a vacant property. And you may have remembered there's been a number of different proposals over the year for this spot zoned office piece of property. The most recent was a faith based rental hall in 2024.

So the proposal aligns this a lot better with the surrounding uses that you're going to see in a minute. So what they would like to do, this is exclusive industrial is what they are wanting to do. It's currently spot zoned office building. It's approximately 3.31 acres undeveloped, formerly recreation. And this would allow them to consolidate their existing Westlake operations into one purpose built facilities.

So the hearth shop and the chimney masonry company from their current locations will all be in one area. And so they can improve operational efficiency, reduce inner site traffic, enhance client service through a centralized design showroom and office environment. And let's see so covered all that. Their main building will include indoor outdoor showrooms, offices with displays such as fireplaces, outdoor kitchens, fire pits, grills, pizza ovens, heaters, etcetera. So no manufacturing, heavy fabrication, or mass production, only light staging or display operations.

And it's so 8,000 square feet would be the warehouse with units for I'm sorry I didn't I forgot about that. So building phase one is 5,000 square foot showroom and office area. And then they also would like to add a second building which would be a warehouse with units for lease. Is a I think I've got something wrong there because I think they've got showroom, office, and warehouse as phase one. And then they've got the potential behind the main building to add a smaller commercial unit so it would be off release.

And I think that last one I think is a little bit confused. But the phase two would be the warehouse that was on that last slide. And I'm happy to be corrected in a minute. So not part of the future details. Really again anything that you're seeing in terms of the design of this is going to come in the future anyways. It's all conceptual at this point. Including parking. So they'll phase their parking and they'll phase the design of the site or the development of the site. But you'll know about that if you rezone this. So phase one approximately 20 to 30 employees.

Future tenant staffing would be unknown. Days hours of operation, you know normal, not out of the ordinary for what you would see in that area. And that map right there, that's the future land use map. And this is I don't know how long it's been this way, but the future land use map has been showing this as being industrial. So it actually supports this rezoning perfectly.

Taking a look, I won't go through all this, but just a purpose statement. Does this fulfill the purpose of industrial zoning? What they're proposing to do, I think it does. It's almost completely surrounded by industrial, exclusive industrial. There's a small area that's Holiday Inn Express. It's actually considered spot zoning. It's not something we allow today. I'm not sure how it was allowed in the past to be that way. It primarily permits professional office uses, institutional activities, certain recreational uses. And we've had a lot of proposals over the years.

And some of us have seen and heard of these proposals. And this one fits the best with this area. I did do a buildable area study when this came in. Just you know taking a look at what they were proposing. And just because of the odd shape, know, how much buildable area is there in terms of the setbacks? How are the setbacks different compared, you know, based on what it's next to? And there really is plenty of room to do the development that they've proposed. They've got they'll have to adjust make a few adjustments here and there. As you can see in this, there's some parts of the building that are actually in the south setback. So they'll have to move things around.

But you're just looking at a concept plan right now. So there's I'm sure there's different ways to lay this out. This is an exclusive industrial zone, so they are able to use more industrial type materials. But I think they've done it in a creative and attractive way. Just one of the things we like to do is we take a look at all the different uses that are allowed in the current zone.

And I think I've mentioned, primarily you've got your office and institutional and you actually have some recreational type uses and some other business uses like banks and things like that. And when you go to the exclusive industrial offices that are in conjunction with the building business are allowed. Professional offices are allowed as a conditional use permit. And then you know mainly manufacturing light manufacturing type uses. And some service uses as well. Thank you.

Thank you very much Mr. Bedell. Would the applicant come forward, please?

Welcome. Welcome. Hi.

Name and address for the record, please?

John Angelanti. 27303 Center Ridge Road. Gary Fisher. 554 West 9th Street, Lorain.

Great. Thank you. Anything you'd like to add to mister Bardell's report?

Just that minor correction. Yeah. The original structure is is roughly 14,000 square feet. And then phase two, we'll we're gonna we're still working through how many square feet we can get out of phase two. We're hoping to be somewhere in the 16 to 18,000 square feet of runnable space in the back half of the property.

And we're working with, civil on actual site layout versus setbacks and, drainage.

Great. Would anyone from the audience like to comment on this one? I see none councilman.

Think it's, yeah, some tweaks here, some tweaks there. I think we'll you're on the right path at least. I don't see any issues with that. I think it's, you know with the setbacks obviously everything gets a little tighter but I think it's still as Jim pointed out very doable. Plenty of room. Yeah. I don't see any issues and we talked last time about traffic and how it was gonna flow and we talked the last time also about the hotel right and being mindful of them and I think you would do a good job of keeping your activities away from them at this point. I have no no other comments at that point at this point.

Thank you. Mr. Jones?

Thank you. Know really at this point know we're only looking at this from a rezoning standpoint right I mean we're not making any consideration of the proposed even even on a preliminary level what they're what they're proposing build there. Pretty clear that this site should be zoned exclusive industrial. I have no issues at all with changing the zoning. Any thoughts or concerns I might have with the site layout we can address in the future.

Thank you. Missus Smith?

I agree with my fellow commissioners. It's a perfect use for this site, seeing as how all the surrounding property except for the Holiday Inn Express is industrial. Thank you.

Thank you. Missus Apple, no objections to the rezoning.

Yes, I would agree with my fellow commissioners. Can we have a motion, please?

Sorry. Sleep at the wheel

again. Probably could wing this one, but that's okay. Based upon the findings of fact, I move to recommend approval of ordinance twenty twenty six dash 17.

Second. Roll call, please. Jones.

Yes.

Falcone. Yes. Del Rego.

Yes. Smith.

Yes. Apple. Yes. Motion carries.

Great. Thank you very much.

Thank you.

Next item on the agenda is ordinance twenty twenty six dash eighteen, a rezone for 3395 Center Ridge Road?

Yes. So this is a purpose of this is to rezone. It's for a six lot cluster housing development. The current zoning you've got some it's split zones. So the front is RMF 40 multifamily 40. It's actually a zone that could support townhomes if there's enough acreage. And then the back is R1F80 or one family residential. Site is approximately 4.2 acres. We're all familiar with Greens Garage that's in front and the rear is undeveloped. So proposed use against six cluster homes.

That is the maximum. This density is set by way of a yield plan. Which you'll see that in a minute. A yield plan is a subdivision residential subdivision that is laid out in meeting all the code requirements for a residential subdivision. In terms of setbacks, distance, and so on and so forth.

Square footage, lot square footage, right of way, all that. So literally you could take that yield plan and just construct it and have that be the subdivision instead of doing this. R1F cluster zoning allows more creative layout and typically will allow for a lot more open space as well. As most of the properties owned in common. That's typically how it works. So there's a concept plan as well. Tonight is just the rezoning. So you're taking a look at the rezoning. You would see a future development plan. And at that's that point that's when you would actually see how this would lay out.

But right now that is provided. And it does provide an indication that this is something that is feasible. So the concept plan two does meet the code for setbacks and distances buildings. They do have their basin in the front setback. So that's the one thing that does differ from that.

At least at the PZL there was discussion about gated community with turnaround escape lane engineering to approve. There was not any support and I think most of Council was at that meeting they were not supportive of it being a gated community. Just have to let you know. And again like I said future development plan that's when you would actually see detailed plans and architectural design. So the future land use map does designate this property for single family residential low density and multi family residential medium density.

Cluster housing is allowed in the zones that they are paired with. 1,211.07 permitted buildings on lots. Those requirements are really not going to bore everybody and read those. But I'll just let you know that what you're seeing on screen, that is all satisfied with this in terms of the again, this conceptual concept plan that you're seeing. Yield plan.

This is because they are doing this R1F cluster zoning. This is the actual subdivision. It's a little hard to see here, but you'll see it again. And so if the developer wanted to, you could be seeing a request for this particular subdivision and not to do this actual cluster design. The only thing that doesn't meet code completely, there's one lot line there.

I think it's less than 170 feet. It's not too unusual with cul de sac lots and infill to have a lot a line or two that don't meet exactly right. But the other some of the other things we look at, it's it only has to have one access point to Center Ridge Road. It's not more than 1,000 feet long. It's not even more than 500 feet long.

So it's okay in terms of even as a cul de sac street if it was going to be a single family subdivision like that. And the other thing with this because I'm taking a look at this as a yield plan I want to make sure it's realistic. And it is. It's laying out fine. $1,127.04 this is talking about where you should have two tiers of lots.

That's one thing that just simply wouldn't be possible here. So that would be a modification if you're going to lay that out as a single family subdivision. So we always take a like to take a look at the zoning. And just to kind of compare what is allowed in the different districts, the R1F 80, R1F Cluster, and RMF 40. And as you can see R1F 80, there's a lot of things that you can do, Even though it's single family, one family residential.

There's a number of different things you can do. The RMF40 you can do a lot of the things, same things that you would do in the R1F80. But when you zero in on that cluster, really you can only do the single family detached cluster six per yield plan that's allowed. What you're seeing there, B, that's federal law. We can't do anything about that. C, agricultural use. And you can do agricultural in those other residential zones. Nobody's going to be putting a farm there. And there are no conditional uses. So there's a lot of different conditional uses you could do under the current zoning.

And then just because we do have a conceptual plan and it's to scale and it's realistic, I was able to take a look at everything. And as I mentioned, everything pans out. This is that first comment that you're seeing right there that is dealing with the yield plan. And as I mentioned there is a lot the average depth of Lot 4 is 164 feet. Lot 5 is 169 feet.

They're supposed to be 170. I mean that's de minimis really. Anyways. But just going through the rest of the box score everything looks good. The front rear side setback location of two off street parking spaces in the community mailbox is unknown. So it's something to be discussed. And again you don't necessarily need it until you get to the development plan phase of this. But it would be nice to discuss it anyways. Location I've got that in two places, don't I? Yeah, two off street parking spaces.

Location of the sidewalk. There does need to be a sidewalk somewhere. So that needs to be identified. And then just retention that would be a future zoning modification that would need to be addressed. But again you're talking about really at this point I mean this is all future anyways.

But more or less to put the developer on notice that those are things that will have to be addressed. It's a little bit closer up. If we need to see these like this close-up, this is really badly pixelated. So we'll go ahead and use the document camera. But as you can see it's very you know here everything is is very very rigid in the design.

You got a straight street going in. The lots are you know pretty much to a 90. Even going around that cul de sac there they kind of play off the center of the cul de sac as they're supposed to. And this has a more fluid layout to it in the same number of units. And then the idea with the way cluster normally works is a lot of that property would be owned in common.

And the homeowners would own some area around their unit. I mean it's not unusual for them to obviously own if they've got deck or a patio, know their driveway space around the sides. There's a kind of a requirement that they have a certain amount of land around each side which it does. Again this is something you'll see in the future. One of the things that was brought to our attention from the Metroparks had to do with the requirement for a 50 foot setback.

Actually if what you saw was presented to you, it actually mentioned about a 200 foot setback from the Cleveland Metroparks. But that 200 feet did not speak spoke to commercial development and billboards and things of that nature. It actually specifically said that residences would have a 50 foot setback. And these have looks like about almost double that amount. So that would be okay with the way that they have that agreement.

I had to read that a couple of times because when I first saw it I thought 200 feet that's the entire just about half of the property. But that's not how that actually works. So they're allowed to do I wish I could read that better used only for single family residential agricultural gardening or greenhouse purposes is how that reads.

A letter.

Thank you. And this is actually a it's a R1F cluster. So in our code a one that's one family cluster. It's the same as a single family zone. And I think that covers everything. Thank you.

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

Good evening. Kevin Hoffman with Polaris Engineering and Surveying.

Edward Papacek. I live at 1779 Granite Court here in Westlake.

Great. Anything to add to mister Fidel's report?

I I did wanna say on that, the Metro Park statement. I think their their second comment on there had to do with the the other use in a r 1 F cluster was a residential facility, one to five people, I think, on your staff report. So I think they were just saying if it gets zoned to r one f cluster that a that that 200 foot feet would apply to a a residential facility, whatever that means.

Yeah. What that is, that's a single family home that's used as a group home. And that trumps everything. That trumps this deed restriction. It trumps local law. And it's not something that you're ever going to see given the price point for these homes. No one's going to be using Maybe these a hundred years from now they might. But no one in our lifetime will ever use one of these homes as a five person group home

Right.

Facility.

That was my understanding of it too. Yeah, other than that, we think it's a good use for the for the property. And I think too, I think I wanted to add to that right now, just with the property that's available, we couldn't even do an RMF 40 townhome because it needs to have four acres or two acres. That's right. So we just feel this is the best use of this property.

And the the only comment on it to best use Kevin, can you Jim, do you have access to a couple pictures that we can throw on there?

Yeah. Yeah. Go yeah.

Yeah. Oh, he has it right there. Okay. We we were gonna put this as a as a single family residence under the the 80 code, But the property is pretty wide open in the middle. After we had all our environmental's done on the property, it made more sense to do it this way because it saves pretty much all the buffering and trees that are already there. So on it is is this like a Yeah, pause it, though. Yeah, pause it. Go

Back.

Yeah, just go back. That should be another one. I don't know what you some of these views are, I'm standing, I was taking these pictures so you can see them on it. I stand at the back of the lot line, I go up about every 30 feet to 50 feet, and I take a picture. This is going to the east, about 35 feet up, 40 feet up.

You want to go to the next one, so the view, you can see the tree lines on it. Same thing here. This is about 35, 40 feet up from the rear rear line. This is almost at the middle of the cul de sac, which is going to the east. This is to the east, about a 140 feet up, 200 feet up from the rear property line.

This is at the cul de sac facing east with all the buffering that's there already. This is the east property line from at the edge of the street looking towards my townhomes that I own and other cross of the street. So on it, this is the same view on the east property line. We went to that view. Do you have the one other did you have the there's a west view as well too. I think this is no. That's east. Yeah. Here's west from about 50 feet from actually, is about 80 feet from the back of the property line looking west. You can see the new home that was done in the background there.

So I just wanted to show and again, this is east excuse me, this is west with the new home that's to the that's Dutch Valley is doing to the and again, to the west with the green shed. That's there. There's the green shed to the west about a 150 feet up on the property. But I just wanted to show everybody where these pictures are at to show that, you know, being if mister Van Dyke was still on this committee, he would love love what I'm having to say is that try to save as many trees as we possibly can. And this is what we have to get into with the engineering, but it's pretty much open.

And I counted probably about 13 trees in the middle of the subdivision that have the caliber length that will have to come down, but everything else will pretty much stay. And then we would have to figure out a a good way of adding some more buffering that has some areas that don't have it. It's kinda more unique situation that we can add when we get to that point with the tree preservation plan and stuff. But, ultimately, it's it's kinda designed for the setup on it. And I think that's about all I have. Any questions or comments or anything we have?

Great. Thank you. Would anyone from the audience like to comment on this project? Yep. You can come up. I think there's one behind you too. Just come up. Name and address.

Christopher Smith, 30278WoodlandPlace. So my house is the one that immediately abuts the edge of this new property.

K. Thank you.

I was we were here many years ago, I think, with Mr. Pavusik, and it was gonna be a larger development. And another person bought the Sabarino property, is just to the west where that new house is. And so the property didn't go forward. And then there was concerns about EPA concerns with regard to Greene's garage. And I guess that's probably my biggest question. As you had alluded to, you did your site survey assessment environmental stuff. I'm wondering is there any documentation of that? Has there been an ESA or any other further testing with regard to the impact of removing Greens Garage and whether that's safe? Number one.

And then two, the pictures and I understand you know it's allowable, you're gonna make the change, you're gonna develop the property, but for us this drastically changes our rear view in the backyard of our house. And if this subdivision goes up, we move. And that's that. So that's how much it affects us. But, you know, I appreciate the fact that Westlake develops and this is what we do. And I would just ask that you ensure that the property is is clean for development. Thanks.

Great. Thank you. Welcome.

Sky Huntington 30419 Center Ridge we are the direct property to the to the west and we are two months out from the finalization of our single family home being built. We did invest a significant we and the previous landowner invested a significant amount in the detention, the storm drainage. You can see the very large detention basin that we have in the front. And while we're generally supportive of the rezoning and the design, I just I really ask that there this development is held to the same level of standards that we were. I wanna make sure that the size of this retention basin is really supportive of six you know, the development of six homes of that nature, and how the drainage in the back could make its way to the front.

Just really would hate to build this home and put this investment in, and then have, you know, worry about flooding and things. That's our concern, and I know it's a future state, but just ensuring it's held to the same standards that we were as well.

Great. Thank you. Thanks. Would anyone else like to comment on this? Good evening. Welcome.

Charles Drapac, 4486 Bayless Road. I've got a lot of concerns actually. We were here three to four years ago when they wanted to develop basically the full site where the other piece property was sold and there's a house built now. A lot of the concerns are what we've had for many a year. I've been out here since 1981.

I've got the oldest house in this whole area other than Greens Garage 1904. Our previous councilman, Mark Getsi, when this was brought about and I don't know if you were the developer at that point we did not want it because there are concerns I'll jump ahead a little. They tabled billing anything else in the western quadrant above South of Center Ridge because of the water concerns. Bradley Woods is classified as wet woods, so there's a lot of flooding concerns. It took us forever to even get our street somewhat to the point where we're not constantly flooded.

I know this is all in the beginning stages, but there are big concerns. I'm a little bit more away, but you have the development right behind them. And I see all that water going towards them, which is gonna end up in a retention basin that's basically offset from my property. And that basin's been full before as it is. The reason why it's saying it's gonna go that way because there's a little creek that, I don't even wanna call it a creek, drainage ditch that kinda runs down the east property line.

So there's a bunch of concerns with the drainage. The other question would be, you got a retention basin out front, which is a lot better than where they wanna place it last time, but which way is that going? As far as layout, and they wanna change to make it all buildable as such, why didn't they build more condos in the front end like they did just down the street and do single residential behind. Big concern is drainage. What are they gonna do with the water not to push it off on everybody else?

It's a big concern. Like I said, if you go back roughly three years, Mark Gutsy, they basically tabled any new building South Of Center Ridge in this western quadrant because of that. I know it's in the beginning, but these are concerns that need to be addressed. Thank you.

Thank you. Would anyone else like to comment on this project? Seeing none, can the applicants come back and answer these questions for the public, please?

We're here for rezoning right now. So, again, this is still in concept form. We don't have the engineering done yet. We don't have it, but I am sure that there'll be zero flooding for anybody when we get to that point because that's that's first thing that engineering and everybody looks at. So that will not be an issue on it. And for the neighbor, I know Brian builds a great home for you. I know him. These homes are gonna be of that caliber. So it's not gonna ever have any issues with resale on your properties or anything like that.

You wanna speak into the mic? Sorry.

Oh, I'm sorry. We'll have no issues with you on on anything like that on it. And then the best way for the buffering for the zoning is, like I mentioned previously in my comments, is to use what's there. We have some really big trees. We have a lot of undergrowth. We cleaned a little bit out, but ultimately to the position where we can add more of that into it on it. But like I said, we're here for the zoning and the concept is pretty close, but we haven't done any of the engineering or anything yet on that.

Right. Yeah. Ideally, I I think our plan right now is to take it to Center Ridge, which I believe then drains north. I think it drains east and I think north. So I I think that is kind of a a more of a different watershed than to the east there. I know that goes east under Crocker Road. And I believe when they redid all that the detention basin on the East Side of Crocker Road, I think that that resolved a lot of the the the flooding issues in that area because that was part of a hundred year flood plain when they they blocked up that that that ditch. So

What about the question about Greene's Garage and EPA?

We have all our environmental done. We're clear. Yeah. There's no I've never heard of a statement of getting thing tabled because of EPA stuff anyways. But, anyway, we're we're all clear.

Okay. Comments from the board, missus Apple?

Sure. Thank you. So I just wanna make sure I'm clear on with mister it's zoned r m f 40 in the front, r m f one in the back, and we just wanna make it cluster. And primarily, because you guys looked at it and that seemed to be the best way to space your development that you were hoping to do with preserving trees and then the economic impact to you guys as well. Yeah. Fair. Fair. We're all in here.

Correct. And

next volunteering. I get it.

And actually, the the the area that's zoned r m F 40 isn't large enough to actually do townhomes.

That's a point two acres.

Okay.

Yep.

Okay. Mhmm. Okay. Yes. I am in favor of the zoning, and I look forward to the conversations about the engineering. And in my experience,

when something like this is developed and you do do

all the engineering, it positively impacts the neighbors with the water. I have seen that happen many times. So but I I look forward to those reports and having those discussions. But I'm okay with the rezoning. Thank you.

Mrs. Smith, please.

Basically, I agree with Mrs. Apple regarding your comments. I think we'll see these concerns addressed when we see your future engineering plans. And if we're voting for plans, I do prefer, as you judge for yourselves, that the cluster homes as opposed to the regimentally lined up single family homes.

Thank you. Mr. Jones?

Thank you. Yeah. I mean, so trying to focus my attention strictly on rezoning. So looking at this layout that we see here as compared to the guide as a parent to the compared to the yield plan, which again so we've we've see a yield plan that pretty clearly shows that this property could be developed as six traditional single family lots, leaving very little flexibility, for things like buffering, things like where to put retention, potentially fixing existing drainage issues. When you develop this way, it's a lot harder to fix some of those problems.

And it's a lot harder to do things, and lay things out in a way that would have the least negative impact on surrounding properties. So going back to the cluster layout, do I think that this is the perfect layout? I don't know. I mean, I think but again, the beauty of rezoning this as a cluster development is it gives us the it gives us and the developer the flexibility to take a look at this and say, okay, what is the best way to fit, you know, six nice cluster homes on this property? You you aren't limited by, you know, setbacks between the buildings as much.

You're not limited by front yard setbacks. You're not you know the street layout can be a little bit you know less traditional you know and have you know some flexibility. All things that that would be positive. And probably most importantly, some of these areas where you're gonna have required buffering like against the existing residences to the East and the one that's under construction to the West. You know those areas ideally will end up in common ownership which means they're going to be protected and permanently set up as buffers as opposed to you know being in someone's private backyard where you're subject to the whim of whoever buys that house in ten or fifteen years.

So again I think you know understanding all the concerns about you know how this property would you know you know, you know, concerns with drainage and things like that, which certainly will be looked at when we get into the development plan stage, this goes forward to that. You know, as I've mentioned this many times before on this board, developing properties like this is often and frequently an opportunity to fix some of those drainage issues. So you're gonna put infrastructure in place that can, you know, while while the goal of it isn't necessarily to alleviate flooding on the neighbor's property, you can certainly put in something that will make this property drain better, which by extension will make the adjacent properties, better as well. Again, we can get into the details of that when it gets to the development plan. At this point, you know, strictly looking at it from a rezoning standpoint, the yield's exactly the same.

They're looking to do six. I don't really see a way that you could get away with more. You know, could somebody come to us with a yield plan that shows more than six based on what I'm saying? I don't think so. So, you know, I I think six is is pretty much it for a realistic yield plan. So I I really believe that, you know, we're we're safe in rezoning this to r one cluster and that this and it's gonna be something along these lines ultimately. So I'm I'm good with moving forward with the rezoning.

Thank you. Councilman Doregno.

Thank you. Yeah. Well well, mister Van Dyke is not here. I still he still whispers in my ear frequently. So yes, don't doubt that.

Trees are we appreciate what you're doing as far as pre preservation on that goes. It's a twofold, right? You get a benefit out of it from the natural buffering that you don't have to put in and also you're saving what's there. So thank you for that. A question I have Jim maybe is so the lot split on the RMF 40 is to the west, is that lot still zoned the same where it's split down the middle with RMF 40 in the front and single family in the rear?

Well actually the whole thing, all the property, the entire site will be all the same R1F cluster zone.

This one is, yeah. I guess I'm okay with that. What's next door to the west of it, the new build?

Oh, yeah. But single family homes are allowed in either zone. Okay. So it's not

a problem. I didn't know if there was a concern there. No, think I agree with my colleagues. I think while we all don't like it, it's probably going to benefit everybody on the drainage side of things at the end of the day. I think it's really going to help everybody out. Right now you probably have net let nature take its course and water finds the path least resistance. If we can control it, it's gonna help everybody along the lanes. And I know mister Smolik will do a fine job. He's following in mister Kelly's footsteps. So the water control will be top priority for him. So at this point with this, I I have no issues with the the rezoning.

Thank you. I guess no gate. We had wanted to come forward with a gate. We're we're not a gate. We're not what did they say? Naples. Someone likened us to Naples at the last planning commission. I mean, we do we don't do gates So that's definitely a no. I agree, with councilman Del Reigno. Buffers, trees, huge, and I'm glad we have the control here with this kind of development. And as a city planner, I do love the idea of this product. I feel like this is a product that we need in Westlake cluster homes for people that are downsizing or people that are younger and don't want a full home at this point. So I think it's a good product. I'm in favor of the rezoning. Can I have a motion, please?

Yes. Based upon the findings of facts, I move to recommend approval of ordinance twenty twenty six dash 18.

Second. Roll call, please. Belcone? Yes. Del Rechno? Yes. Smith?

Yes. Apple? Yes. Jones? Yes. Motion carries.

Great. Thank you, everybody. Thank you

very much.

Mister Ruddelso, does this go to counsel for how many read three read was it three readings?

Two two readings.

Two readings. Yeah.

Alright. He already had one. So we got two more.

We'll we'll come back on

Two more.

Oh, gotcha.

Front of this for the planning in April or May?

Let let's talk

We'll talk about it. Okay.

Yeah. Alright. Thank you.

Great. Thank you. Have a good night.

You too.

I think next item on the agenda is miscellaneous.

Legal has a miscellaneous.

Okay. Legal.

Oh. Great. It's rare.

It is rare.

Given that this issue came about the last time and we prepared for the gated community evaluation and then it was kind of withdrawn by the applicants, I did prepare a exhilarating legal opinion about gated community In

the mic. I'm sorry. They can't.

Gated community law in in Westlake. If anybody really wants to read about it So

send it to us.

I can forward it all to Yes. You, mister Maloney permits. But, you know, make sure it's not towards the end of the evening of your night where you might doze off while reading it. Thank you. I know because you requested that I give you that we that legal give a little bit of information about gated

communities. Perfect.

I did do something for her.

Thank you, Mr. Valore.

You're very welcome.

Great. Anything else for miscellaneous?

No.

Meeting adjourned. 07:38. I have a why?