Planning Commission - Regular Meeting

I'd like to call this July 6, 2026 Planning Commission meeting to order. Roll call, please.

Del Regno? Here. Smith? Here. Apple? Here. Jones? Here. Falcone?

Yes, here.

We do have a quorum.

We'll do our recording now.

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 will print their name and address on the attendance sheet and state their name and address for the . Please make a short presentation or 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.

Thank you. Can I get approval for the minutes from June 1st, 2026?

Yes, motion to approve the minutes from June 1st, 2026.

Second roll call please Smith. Yes, Apple. Yes, Jones.

Yes, Falcone. Yes, Del Regno. Yes, motion carries.

Thank you. Do we have a Council report? Councilman right now?

Nothing to report.

OK, thank you will move right into business. The first item on the agenda is freehold investment group site improvements that the applicant will come forward please.

And I'll just go through quickly just to remind everyone so that's a renovation of the vacant office property at this address 2 6 6 1 4 Center Ridge Road making cosmetic changes to the outside of the building along with an expansion of the front parking lot and rear parking lot and other so update There we go. With the expansion of that front parking lot, they're adding a concrete retaining wall along the north side. So obviously they've got some work to do to stabilize that slope. And I have mentioned D-sized riprap stone as part of that. There is a detail provided for the dumpster enclosure. That was a requirement of the last meeting. I don't know why this is due in two at a time. There we go. Okay, so things that have changed. They have told us that they need additional parking for the front tenant. That'd be the front of the building. And so they've expanded that front parking lot. It does change the setback. So there would be a greater encroachment with approximately a three-foot setback. And that just has to do with the way that we actually measure parking versus the lane for parking. So it doesn't actually get any closer to the sidewalk than what it is today, but it is a modification for that as well. side parking the there is a modification for the front parking to encroach ten feet into the west side setback so that's something that is different rear parking is okay for the rear and there is a condition and they can explain how this is going to work with that upper parking and whether or not guardrail or some other methods are needed But if they are, then we're recommending for planning and engineering department approvals, or it could come back to this group as well. Same thing with curbing. That would be an engineering department requirement for any new parking. Buffering, there are some conditions relative to buffering. Additional screening at the west end of the front parking lot and west end of the rear parking lot, and there is a green berm indicated for the rear parking lot, but not at the west end of it. Ground signs. There's no sign plan yet. It's not required at this point, but they should submit one for future approval. There's no lighting plan at this point, so there would be a condition for a lighting plan for all new exterior lighting. There's not a stormwater design that I'm aware of yet, and I'm not sure if engineering is going to require one or not. They very likely may for parking for this, but perhaps they have an answer for that. The trash enclosure, there is a modification to allow architectural concrete masonry units for the dumpster enclosure with a condition that the colors are to complement the building architecture and are administratively approved. from the design review requirements really the only issue has to do with the dumpster enclosure that requires a modification other than that all the design is perfectly fine So that's just a little illustration I put together showing the various setbacks so that you can see how they work. Because it is a budding residential, there's actually a 50-foot buffer that is to the west. And the parking does encroach into that. I think the existing parking encroaches as well. 40-foot front parking setback, and you can see how that encroachment works as well. So here's the existing condition. So that's not really meeting code either. So that's what you saw previously, and this is what you're seeing now. So not really anything changing in the rear except for the addition of the berm from site spoils. But that front parking line, as you can see, is changing quite a bit. You've seen those drawings before. So with that, this is a final development plan. You're going to see a lot of conceptual development plans tonight. This would be a final one. There are a number of modifications for it. The canopy and patio to encrutch into the front setback. I don't remember hearing anything negative about that. Previously, the front parking lot, the encroachments that I mentioned with that, and to allow the ACMU for the dumpster enclosure. And then I won't read all these conditions that are in the report, but you can see there's a number of conditions I accidentally repeated. Four is actually covered in number three as well, so you can ignore that. Thank you.

Thank you very much. Welcome.

Hi.

Need your name and address.

Sean Nugent, owner and contractor for the building, address 219 Bradley Road, Bay Village.

And Jeremy Smith, the architect, 18119 Detroit Avenue, Lakewood, Ohio.

Great, welcome. Do you have anything to add to Mr. Bedell's report?

Go ahead.

Okay, yeah, no, Jim captured everything extremely well. You know, we're... We're enlarging some of the things that we talked about. So softening the softening the apron as you're coming west on west on Center Ridge Road, enlarging kind of that that cut to 22 feet to match up with our drive aisle. We're in the process of having a civil engineer produce some drawings that will be part of the the permit submission. So everything that we kind of discussed in there will be part of the That submission, which hopefully happens in the next couple weeks. The retaining walls have been a little bit more defined. As we talked about, I think Jim, you mentioned the need for guardrails. I think our plan is to not have them and actually have a nice gentle slope in the back. That's part of why we're not expanding that front parking any deeper. Um, and then, yeah, just looking more into the trash enclosure in the back and kind of refining some of those details to make sure that we have, uh, the green berm to kind of block some of those headlights looking back into the residential neighborhood.

You know, without Topo, really couldn't tell if that was going to be like driving off a cliff or that parking, but you're saying it's a gentle enough slope? For the upper parking? Yeah, for the upper parking. It's gentle enough that you wouldn't need to have anything to stop anybody from doing that.

No, it's not bad and I think as we talk this through with civil we will have some sort of significant curb or something at that at that north edge of that parking lot. Stop cars and then whatever reach. I think the at least the retaining walls that we're looking at right now are just solid concrete reinforced. But we are talking about dressing those up with whatever we probably River Rock, whatever we use for the berm that we create around the dumpster enclosure. The dumpster enclosure grade is very gradual. That's probably only a couple of feet of elevation change. So we thought rather than standing on top of the dumpster looking down and do it, that it would look a little nicer with a little more gentle landscape plan around that so that we could lay everything down flat where the dumpster pad is on concrete and then just have a gentle berm around it.

I think that's about it.

Great, thank you. Would anyone from the audience like to comment on this project? You can come forward and state your name and address for the record and make your comments. Welcome.

I am Tom Slater, 2537 Forest Parkway, more directly west from the building the second block down from Center Ridge. Historically, we've had drainage trouble that the engineers came and gave us an idea for a serpentine mound. which we invested in and had done at a high expense, but it took the drainage away from the base of the property. But my main concern is when we hear gentle slope, and I think of my drainage problem.

Can you speak in the mic, sir, so they can hear you at home?

When I hear somebody say it's a gentle slope, I just mainly, and I see on the notes you guys did a great job of presenting your needs, but our engineers need to make sure that the drainage that would come away around, not around the retainer wall, but go down the driveway and into the back. Down in the back, the low end of our property is soggy. It takes a while to get dry out. And I just think if there's any danger, of more flow of water out of Center Ridge, which I don't know what that would be. I just feel more comfortable knowing that the engineers took that into consideration. And then the buffer area, because we'll be on the driveway side, when you come down the driveway, and you go back into the new parking area or the designated parking area, there's a possibility of when people are, depending on what business is there or who's involved, how many cars would be coming out with headlights on in the winter. And to just think about the driveway and be careful because that it will be slope enough that they can have a problem getting up and out. So other than that, if the buffer has some Shade or some some break from the light from the building.

I think what you look you've done a great job on renovation. I think it looks wonderful.

And it's an improvement to the neighborhood. But I just want to make sure that the neighbors, you know, like that guy up on the corner where you're coming over, you're gonna be right up to his property line almost, aren't you? What you're added on, on your 10. So you'll be bringing back, and the parking of, let's say three cars parked there, if they're heading the wrong way, you're gonna have lights going into his house and stuff. You know, I'm sure you're thinking about all that, but I trust the engineers. They really helped us, but I just really want to encourage you to make sure. That you do it and you guys do it right. Thank you.

Thank you drainage and buffering for the lights. Thank you. Anyone else like to speak on this project? And you heard the timer go off. We're going to limit public comments to two minutes just because we have a pretty large agenda tonight. Any other comments on this? Alright, do you wanna? Could you address the comments?

I guess first of all, the there's a lot of really Grading that's happened on this lot. I think they must have had a bad sewer line at some point There's really weird mounds all over the place that have never really been properly graded out. I will say that Our efforts will be and there's also no catch basins or any sort of dewatering devices in the existing asphalt so By the time we're done. We fully anticipate to not only be able to stop water Not completely. I mean it is a it is a steep lot but um that soggy backyard that he referenced I think we'll be able to solve with the civil engineer creating proper drainage not only in the parking lot where right now everything just kind of comes down that hill and leaves the site at that northwest corner but we also have storm drains that have been tied in and daylight right into that corner as well that again we hope to get tied into a catch basin or into some sort of retention in some way. So we think we'll have that solved.

Okay, great. And then the light, the buffering for the light or the screening for the light?

I didn't catch exactly the addresses we were talking about, but we, at least on east and west sides and to a pretty strong extent on the north side, there's pretty heavy trees. We have a tree line on both sides of the property that at least in the summertime you can't see through. We'll do whatever we can to make this as private and protected from the residential homes as we can. The comments about the upper parking lot. Ideally, we'd love to have parking that isn't seen from the road. The unfortunate challenges of this particular site are, like you said, in the wintertime, we don't think anybody will actually be able to walk up that road from a back lot to get in the front door. Obviously, we have an upper floor and a lower floor. We're creating a separate entrance for the back where people will park down in the lower lot. But at least the couple of folks that we've talked to already about potential tenancy, that front lot for the upper floor has become something that everyone's kind of pointed to as an absolute need for any sort of modern tenancy for this building.

That's great. Thank you. I'll start with my fellow commissioners. Mrs. Apple, your comments?

The improvements you've made look good to me, and it sounds like you really are trying to take in consideration of your neighbors, so I don't have anything further to say. Thank you.

Thank you. I agree, it seems, with the modifications that we've asked you to make and your willingness to do some buffering or keep those remaining trees in place, then hopefully all the issues will be answered.

Jones, thank you. Yeah, so definitely appreciate your efforts since the last time we saw you. I think you know that there's been a lot of lot more detail presented. And again, I think this is a. Just in general, this is a really solid improvement for this property. It's glad to see getting an adaptive reuse. That's great. It is a little, I feel like unusual that we're looking at a final development plan with no civil engineering drawings, you know, especially for a site that where there does appear to be a drainage issue in the back. So hopefully I know that we've got some draft conditions that are in there that I would definitely want to make sure You know, hopefully the city's engineering department will take a close look at some of that stuff. But probably the only concern I still have looking at it is, you know, now that we've seen more detail on that front parking lot to the west, it is expanding a little bit farther west. There is residential to the west there. We heard from one of the residents, but actually I think the one I'd be the most concerned about is probably the one south of him. And that's, you know, I know that there's some heavy, we're looking at the, we're actually looking at the street view here and I can see that there's a mix of trees in there. There's some lower evergreen trees and then some taller, taller deciduous ones. But I'm curious if those evergreen trees at the bottom are gonna remain, because I think they would serve pretty well to address some of the maybe headlight trespass concerns that we have. So if that's, Is the intent for all those trees that are there now to remain, or are they going to have to go into them a little bit to expand the parking?

Yes, there's probably a dozen trees. One is in that front clump of the existing view. There's only one of those trees up front that is still alive, but other than taking dead trees out, we have no plans. Other than trimming them up and making sure that they're healthy, we have no plans on removing anything. If anything, we'd do a net add. We haven't determined if we're going to put any shrubbery on top of the mound or not, whether we'll be able to build it up tall enough.

Yeah, that's fine. I guess what I would suggest is that if any, and I think the landscape plan is going to come administratively, it seems like, for approval right at this point. it's it's up to you yeah i mean there's all this yeah it's okay it's up to you so i think you know you know you know what we're looking for i mean i think we need to make sure that we you know whatever existing buffering is there now you know we certainly wouldn't want to see that reduced you know if there was any issue with that i hope that it would come back to us so we'd have a chance to look at it but um Yeah, I think other than that, that's the only concern I have. Otherwise, this is a really nice improvement, and I'm glad to see it's happening.

We are eager to have a work session with the engineering department, which I think will address both trees and potential tree removal and any other issues with storm drainage. Sounds good. Thank you.

Thank you. Councilman Del Regno?

No, thank you. It's long overdue for this little area there. I think that's going to be a nice improvement. Question is, I'm looking at an old, I think it was the previous submission, there was a site plan there. There's a wood fence on the west property. Is that yours or is that the homeowner's wood fence? It's showing up on here on the back of 2549 and 2537, and then it looks like it turns and heads west again, running north to south. the fence to the west if that's the one you're referring to is um that is not on our property that is not okay so in any idea what the height on that is it's six foot six foot so it's following the contour i'm assuming it's six foot so hopefully that will assist with that expansion of the asphalt new parking lot up front for Some of that lighting that's up there. So again, I don't agree with mr. Jones I think we got to maintain as much of that buffer as we can It shouldn't affect anything down what I'll say is north down the hill, but where the parking lot is expanded We're gonna have to keep a close eye on that one. Okay. Yeah, but other than that and then Nothing we really can do about the setback since it's where it's at.

Yeah, there's a lot of conditions to this, but it's almost all having to do with where the building sits existing.

Existing now, so there's not a lot we can change with that. But other than that, I think I like the looks and I appreciate the detail on the trash enclosure.

That 10 foot setback on the West edge where you see that little bump out in the parking area that is probably between there and the front sidewalk is probably the only area that really just has a bunch of scrub type brush in it. So I guess our thought would be if that does come out, you know, we'd love to see like some nice clean Western Arbor Valley or something that is evergreen, tall, grows like crazy to fill that in.

Thank you. I would appreciate if you did something like that. Yes. Okay.

Thank you. My only question is, can you pull up the modifications real quick, Mr. Riddell? What was the modification for the trash enclosure again?

CMU in a non-industrial.

I do have one I can add to that. Maybe before that comment. We have no problem. So CMU, just for durability, we would have no problem doing the same treatment that we're going to have on the face of the building with the siding material if we wanted to see the exterior of that with something on it. I'm not a huge proponent of CMU block either.

So is it the color, or is it the material that we're giving the condition for? It's the material. It's the material, yeah. I mean, there's a lot of modifications on this. I wonder if you'd be willing to wiggle on that one. Or is that something the commission's interested in, or you prefer what it looks like you're fine with the materials, you're fine with the color? I mean, I think it does look good with the building, but I guess, again, it's one more modification that we're bringing.

I think as long as it's made to match the building or to complement the building, I'm okay with it.

The building is CMU, and it's not going to change. Then I'm fine with it.

The thought was that if it's architectural CMU, it'll be obviously higher quality than what you would see in a basement. Right. We're not talking about basement block here. And if we go for something that's lighter as opposed to darker, then it's probably going to disappear more. than if it were black or something else. Obviously, we'll have the front gates will speak more heavily back to the materials on the building, but it's just about disappearing to the neighbors and not looking like a backyard. Okay.

All right. I'm fine with it. Can I get a motion, please?

Yes. Based upon the finance effect, I move to recommend approval of the freehold investment group site improvements the following. One, modification for the canopy and patio to encroach into the front setback, for the front parking lot to encroach into the front south setback and the west side setback, and to allow ACMU for the dumpster enclosure. Two, condition that curbing or other methods are approved by the planning and engineering departments to prevent vehicles from extending over the sidewalk. Three, condition that a guardrail or other methods are approved by the planning and engineering departments to prevent vehicles from driving off the north end of the front parking lot. Four, condition for additional screening at the west end of the front parking lot and west end of the rear parking lot. five condition that a site plan is submitted for approval at a future meeting a sign plan i'm sorry is submitted for approval at a future meeting six condition that a lighting plan for all new exterior lighting is submitted for approval seven condition that the stormwater system is approved by the engineering department eight condition that the colors for the dumpster enclosure ecmu complement the building architecture and are administratively approved and nine are standard conditions

Second roll call please.

Hold on one second.

You're gonna get mad at me, but I think you know what leave number four in Cuz now that I see now that I see now I recall your number four is now number 11 condition that the engineering department approves curbing of all parking areas Yeah, cuz I know that's that's gonna be their requirement anyway, so just I am NOT renumbering anything Please

Apple?

Yes.

Jones?

Yes.

Balcone?

Yes.

Delragno? Yes. Smith? Yes.

Motion carries. Great. Thank you very much. Thank you very much. Next item on the agenda is a Cleveland Clinic Medical Outpatient Center Westlake Sign Plan.

Yes, 24723 Detroit Road. So it's just new identification signage for Cleveland Clinic at this location. Total sign area used, 81 square feet. There's 193 square feet possible for the site, so there's no issue with that. The monument sign, it's a cabinet sign between the two existing brick columns that you see in the photo. And it will have a flat top as you can see it has a sloped top currently. So double faced internally illuminated aluminum cabinet. Black, white LED illumination in the way that we like to see it where the entire face does not shine through but only the graphics will illuminate at night. It's about three feet above grade, could be eight feet above grade so that's not an issue at all. Total sign, square footage, 24 square feet, maximum is 30 square feet that is allowed. And this is how it will look. So wall sign, this is something new for the building. And it's a flat cut out PVC logo, elements and letters, peg mounted, half inch off the brick. It's less than 20 feet above grade. It's in their branded colors. Total sign area 57 square feet could be as much as 100 square feet. So there are no issues with either of the signs. No modifications or conditions.

Perfect. Thank you very much. Welcome.

Hi, I'm John Benedict, Broyan Electric Sign Company, 4811 Van Epps Road, Cleveland, Ohio. Hi, I'm Gordon Jones with the Cleveland Clinic, 9500 Euclid Avenue, Cleveland.

Great, welcome. Anything you'd like to add to Mr. Bedell's report?

No, I thought he pretty much covered what we're looking to do with the signage at this site.

Great, thank you. Would anyone from the audience like to comment on this one? Seeing none, Councilman Dorigno?

It's perfect. I think I'm good. Thank you, Mr. Jones. I have no concerns.

Great, Mrs. Smith? It's good, as is. Mrs. Apple? Thank you very much. No comment. Great, thank you. I agree. It was a good improvement. So can I get a motion, please?

Yes, based upon the fines effect, I move to approve the Cleveland Clinic Medical Outpatient Center Westlake Sign Plan. Second.

Roll call, please.

Jones? Yes. Falcone?

Yes.

Del Regno? Yes. Smith? Yes. Apple? Yes. Motion carries.

Great. Thank you very much.

Thank you. Thank you.

Next item on the agenda is the Rowan Storefront and Sign Plan.

Yes, 225 Main Street. So it's the former Bahia Bowles tenant space. It includes updates to the storefront and new signage. The existing cladding, it's a six-inch wide wood grain metal plank in natural wood color, base tile in black. It's proposed to be replaced with a metal rain screen panels and two existing ventilation louvers in rowan pink color. New salvo base tile and mauve matte, which is a soft dusty pink color with a smooth non shiny finish The existing storefront system will remain. They'll have a couple of brass letter pole door handles New fabric awnings in Tempo Test Candy Pink proposed with frame painted to match Rowan Pink and the design complies with the mixed-use area design guidelines which permit contemporary treatments except for the branded color and that counts towards the total allowable sign square footage. So for signage, there's a variety of sign types. Facial wall sign, banner sign, window decals, a neon sign. Facial wall sign, it's pin-mounted channel letters, row in red color, faces and returns. No issues with that. Window sign, neon style, LED mounted on the inside of the window. That's actually allowed at Crocker Park. Window decals, no issues with that. Banner, no issues with that. So the proposed signs are permitted in terms of their individual size and location and design. Waiver is required. They're about six square feet more than what is allowed for this particular storefront. 40.5 square feet is what's allowed. The metal rain screen panels, louvers, base tiles, and awning colors are not included in the Crocker Park Mixed Use Area Design Guidelines color palette. So there's a number of options. There's the option that says no. And then if there's a yes, then there's different ways you can go about doing it. If you don't think they should be counted as signage, then you would have a motion to include a waiver from the Design Guidelines color palette to approve the proposed colors. If you wanted to approve and you determined that they should be counted as signage, then you would need a waiver from the master sign criteria for the additional sign area and 192.2 square feet of additional area. If you do not wish to approve it, you may do so based on the basis that they're not included in the design guidelines color palette and that the proposed storefront signage already exceeds the allowable total by 5.75 square feet. There could be a compromise. You could allow certain elements, such as the base tile, such as the awning, for an additional 55.6 square feet and requiring the wall surface to remain a neutral complementary color. So lots to think about with this one. Fire department, that's just a typical comment about the NOx box for access. Proposed. Colors you're starting to see on some existing. This is rendering how it would look. Here it is in context of the street. So I've gone through these. I guess we'll just just keep in mind that there's different ways to work the motion when you come to that point.

Great, thank you, Mr. Bedell. Welcome.

Hi, Mick Farr, Stark Enterprises, 629 Euclid, Cleveland.

Anything to add to Mr. Bedell's report?

It's very pink.

Yes, I would agree with that. It's very pink. Would anyone from the audience like to comment on this one? All right, seeing none, Mrs. Apple?

Where are the metal panels in this picture I'm looking at?

so above the awning basically up and down the side piers and up over the top behind the rowan sign that currently right now bahia bowls has a kind of a wood horizontal nichija yeah panel which they will be removing and replacing with a pink acm panel okay and the pink is on the approved colors it's not

It's not.

It's not a color that's close to it where you could say that it matches color such and such.

Okay. And pink is part of their brand, I would assume.

It's one of their color schemes. They have a store out in Pinecrest that's more black and white. which I think they probably opted to go away from that scheme because it's essentially blending in too much with Pandora and Estella. So we just picked a lot of boring colors 20 years ago on our criteria. Should have picked pink.

It's really pink.

It's very pink.

Yeah, I mean, I appreciate their need for branding and all, but... And what would be the options if we didn't go, like pink is the way it's gonna be and what we're thinking about is how we can get this to fit in our criteria. I'm asking you. Yeah, go back to our options again.

You're well, no.

Oh, go ahead.

Yeah, no. Or if it's if it's yes, then you you're OK with pink. Your yes is exactly like this or a compromise. Maybe you're OK with the awning being pink. And. But the walls being some neutral color. I don't know what neutral color that would be, but.

I guess I'm OK with pink. Victoria's Secrets, is Victoria's Secrets even still there? It was pink for a while. Yeah, it's not even there anymore. It's no longer there. It's just really pink.

I think a lot of this is the renderings. It's not a terrific rendering. I mean, the rendering makes it probably look a little bit more bland than it will once the awning's in place and the panels are in. They'll have some color, you know, some shine to it.

And I appreciate the need to be contemporary and go with their brand. So I like that if that's what they want for eye-catching. I want them to be successful there. Yeah. It's just very pink. I'm going to listen to some of the comments of my other commission members. And I like pink, but it's very pink. Mrs. Smith?

Yeah, there's a place for pink. This is very, I think you've established that the pink is very much associated with their brand. And we have looked at other stores in Crocker Park where they wanted to use a lot of that color that was part of their brand, and we perceived it as signage. AND SO WITH THAT, I FORGOT THE EXACT AMOUNT THAT WE WOULD BE APPROVING.

SIGNAGE WISE WAS A LITTLE BIT, TINY BIT OVER, RIGHT?

RIGHT. THE SIGNAGE, CLASSIC SIGNAGE WAS A TINY BIT OVER. But if the metal panels become, as I see them, they're part of the branding, it becomes part of the sign. So you're hugely over, help me out here, Jim.

Over 200, over 200 square feet.

Over on that. So I think some of the compromises, and I'm gonna let my fellow commissioners speak as well, would be more acceptable. It just really, I understand the need to stand out, but I think something like piercing is nothing that you're gonna walk you know, probably some extreme piercing that you're going to go through there. It's not something that you're going to walk up and do, gee, look, there's rowing. I'm going to go get my piercing today. I don't get my piercing there. Yeah, I don't get my piercing there. But anyway, it's more of a destination. And so I think they would seek them out online. They'd say, oh, great, I don't have to go to the east side. There's one here in Westlake and I can go there. So I think if you have the store there, it will have your customer base. So I would like to see a compromise, like say maybe the awning and the red sign. I'm fine with that. The rest of it, even storefront really, I'd like to see in a neutral color. That's me. Thank you. Mr. Jones?

Thank you. Yeah, I mean, right now this entire storefront reads as a sign to me and, you know, and not a particularly attractive one, if I'm being honest. So I think what I would prefer to see, I think what Mrs. Smith is saying makes sense. I think if if you would maybe come back to us with something that's more along the lines of the awning being in their branded colors, the signage being in one of their branded colors, and then something different for the rest of the storefront. Not necessarily, you know, still finding a way to contrast with the units on either side of it. You know, we don't want it to blend straight in with Pandora and whatever's on the other side, I forget. But, you know,

somehow to still contrast with with pandora and the place to the right there um and but you know not read as this whole thing being one giant sign i i think that that's what what i'm looking for so that's and and jim that's a whole different discussion i mean you could go you could go up and down through crocker and and you know where where is that argument that some stores color is their is their brand, is their branded color and where we decide to count that as part of signage, right? Like you could look at Banana Republic, black awnings, black logoed awnings, signage all over, but then because that's that color of that signage, if anything on that storefront, the storefront's painted black, is at all counting towards that signage? You know, look at Apple's old store. Those are colors that you chose that were in your master sign. Well, I was just going to say, I know where you're going with this. Well, that's the waiver for that color, right? That's a different argument other than square footage being over because we're counting that as signage. I mean, this sign is red, but actually that's when it's on, right? When it's off, it's white.

the science yeah i don't know there's no issue with the sign color it's the pink and the pink's not well and i would say like you know if it's determined if the general feeling is that this is even though like i said it looks like a one giant sign even if it's determined that it's not one giant sign it's still a color that's way far away from the um from the palette that's approved for this area and to me i wouldn't support it based on that either So I think either way, it's not something I would want to see.

So I want to go back to them and see. Obviously, it looks like we're going to have to go back and see what other color combinations they think we all agree with. Yeah. I mean, the awning, I think the awning, we could probably look at several different options. I would imagine they want to have the backdrop pink just to give it some pop, but You know, when we've got Trader Joe's, we've got red awnings. We've got red awnings right across from Miniso. Literally, they're right across. Maybe the storefront. I mean, the storefront's got to get painted anyways because it's the Bahia black, I think, right now. Maybe that becomes white. I mean, is that going in the right direction? I want to give them something in the right direction. Or do we look at options and you and I can look at options?

Let me go back to your day done.

Yeah, that was all I had.

So let me do Councilman Del Reino and then me and them all.

Yeah, no, I'm kind of I'm in agreement and Mick. I've never heard anyone say that so bad rendering. Usually it's the opposite way. The rendering comes in perfect and we don't get what we see. So different different verbs there. But I do think I agree. I think. If you're looking for suggestions, I think the the awnings right now in this rendering that awning just blends right into it. You can't even tell it's there in that the pink on the storefront is. You know, and as far as color being signage, we did it with Dunkin Donuts. We did it with Seven Brew. We've done it with several others in the city. We said, hey, that's, you know, these are just so far out there that you're, they're across the board. That's what you're known for is your, so otherwise I'm, I can't get behind this right now in this condition.

and i would agree with my fellow commissioners i'm looking up rowan across the country and no one has a fully pink rowan building i can see where they've got the rowan with the red and the pink but mostly it's white in the background or a neutral color in the background gray black there's some blue too so at some point they were blue i have seen yeah so i i guess this is this just isn't what crocker park is so yes if we could see something different working with jim um i'm i'm fine with accent but that whole pink is a problem august 3rd okay So do we want a table?

They wouldn't do. I see.

Yeah, I think so.

Can I get a motion to table?

Yes. Motion to table the Rowan, is it storefront and sign plan? Yes. Yeah, okay. To the August 3rd, 2026 meeting.

Second. Roll call, please. Elkhorn, yes. Del Regno, yes. Smith, yes. Apple, yes. Jones, yes. Motion carries. The deadline for tabled items is July 15th. Okay. So let me know if you need additional time. Thank you. Sounds good. Thanks, Mick.

Next item on the agenda is a send at Central or Center Ridge subdivision preliminary plan.

Yes, this is the 11 lot subdivision that you may recall. This property was recently rezoned. It was split office building and one family residential, so it was all rezoned to one family residential for this purpose. And the preliminary plan is very similar to the rezoning concept plan. It's been refined somewhat. The stormwater basin is a little bit farther from Crocker Road. They've added a 20-foot landscape easement along the frontage. They've identified storm sewer, sanitary sewer easements, catch basins, proposed 8-inch water main, proposed hydrant locations. The location of a potential power pole overhead sign relocation is shown. A six foot high vinyl privacy fence owned and maintained by the homeowners association is shown. And the orphaned portion of the property that's east of Crocker Road will be deeded to the city after planting. There's a note in regards to that. So going through the box score, seeing a lot of okays. The modifications are basically the same as what you've seen previously, and you're going to see that why in a minute. There is a standard condition regarding the ornamental metal picket style in green, brown, or black. So here's the concept plan. And it's very hard to see. There's not much changing between the concept plan for the rezoning and the preliminary plan. So with that said, if you are planning Commission is a recommending body for preliminary plans. And if you do make a recommendation, it was recommended that you use the modifications and conditions in the report and any others that come up tonight. Thank you.

Thank you. Welcome.

Good evening. Kevin Hoffman with Polaris Engineering and Surveying, 34600 Chardon Road, Willoughby Hills. And yeah, as Mr. Riddell was saying, really not much has changed from the plan we took through the rezoning, other than we did at the showing that parcel on the opposite side of Cracker Road there. that we'll be deeding to the city. We figured it'd just be easier to make it a block in our plat and deed it to the city that way. And then, yeah, just some preliminary utilities and things like that. My client could not be here tonight. He was already out of town, basically. But we did notice with the tree requirements, there would be like 151 trees that are required across the site. So we'll probably look to do, obviously, we know with the road and the homes, it's hard to save some of the larger trees. But so we'll probably end up doing a little bit of buffering along some of the adjacent properties.

Great, thank you, but anyone from the audience like to speak on this project No, I think I appreciate you cleaning it up a little bit there I think it's kind of what we expected to see I don't see any real major changes as far as What's changed appreciate you looking at that? Triangle out there and plotting that back to us. But other than that, I think it's what I expected to see. I

Mrs. Smith? I would agree. You've cleaned it up, and I agree with my fellow commissioner. Thank you. Mrs. Apple?

Yeah, it looks good to me. Thank you, Kevin.

Yep, I would agree. Can we get them? Pardon?

So just to clarify, there won't be an island in the cul-de-sac? You know what?

We'll confirm that with the final development plans. I'll check with my client if you would like that. All right.

Okay. Thank you. Okay. Can we get a motion, please?

Based on the finding of the facts, I move to recommend approval of the send at Center Ridge subdivision preliminary plan with the following one modification to allow sub lot nine and 10 to be less than a hundred feet wide at the building line and to allow the shared lot line between sub lot nine and 10 to not be radial to the cul-de-sac. Two, condition that the front setback of sublat 9, 10, and 11 is 80 feet, and that the stormwater basin fence be metal ornamental picket style in green, brown, or black, and are standard conditions.

Second. Roll call, please.

Del Regno?

Yes.

Smith? Yes. Apple? Yes. Falcone? Yes. And for the record, I don't know if I missed it, but Mr. Jones was abstaining and is not part of this conversation.

Great. Thank you.

Thank you.

Alright, thanks. Next item on the agenda is Rowan Gate development and sign plan. 6 cluster homes.

Yes, not to be confused with the Rowan storefront sign.

Yeah, I'm changing our sign for pink. My daughter would love that so.

30395 Center Ridge Road. So you do recall this was part of a recent rezoning to rezone this R1F cluster for a six unit cluster development. And so it's been working through that process for quite some time. And we are at the point now in the process where we're looking at the final development plan and the sign plan for this. So what you're seeing, it's substantially consistent with the concept plan, a slight adjustment of the lot line between units four and five, adjusted from a dogleg to a continuous angled line. Correct me if I make any mistakes, gentlemen. Three parking spaces and mailbox added to the cul-de-sac islands. Entrance gate removed. Ground sign relocated from the island to the landscape mound at Center Ridge Road entrance. Some privacy vegetation added to screen unit six from Center Ridge Road. Buffering along the shared boundary with one family residential properties stormwater Basin fence it's it's shown the note specifying a four-foot ornamental fence was omitted I think that was just a mistake so died and design guidelines were provided so development plan it's the last step required for building and engineering permits before a construction can begin and you've already reviewed the design guidelines in May and the monument sign for the development and And as you see the box score, most everything is okay with this. So there is a recommended condition just that the design guidelines be revised to state that building heights shall not exceed two stories. That's the requirement for cluster home developments. And another condition that buffering is adjusted in the field during construction as needed. And we're all familiar with this in instances where we're relying on existing vegetation to provide that buffer. So if it's inadequate, then more will be added. And Mr. Pavacic, I know, has done this before with some of his other developments. The ground sign does require modification to exceed the four-foot height limit. This is reasonable because the sign's text is approximately three feet above grade, which is fine because the maximum height is at four feet anyways. And just a condition, though, that a sign permit application is submitted so that it can be approved by the building department. retention the retention basin where they're locating it that's the best location just giving where drainage flows on the site that's where it needs to be and so it does require a condition to be in the front setback or modification to be in the front setback condition that it had a four foot high black ornamental metal fence consistent with the design shown in the design guidelines which I'm sure that's why they have it in the design guidelines but Since there wasn't a note for it, then just make it a condition of approval. And design review requirements, the design guidelines do meet the requirements. There's some exhibits 1 and 3 and 4 and 9 that are blank, at least in the version that we have. So this to be formally adopted with the final development plan with the condition that it be revised to include the missing exhibits. That's the condition that you're going to see. This is just a holdover from the May meeting. This is from the Cleveland Metro Parks. They don't have any issue with setbacks for their easement. And so we have the conceptual plan and the July submittal. As you can see, not much is really changing there. We do have a new drawing here. This is showing the landscaping and the buffering that you see around the site. And then we've got some drawings. These are really for engineering plans and profiles. This is something our engineer will review. More technical. Then what we get into. So with that said, just modifications I've gone through in the conditions. I believe I've gone through all of them as well.

Thank you, welcome. 1779 Granite Court here in Westlake.

Kevin Hoffman with Polaris Engineering serving again.

Great, thank you. Anything to add to Mr. Bedell's report?

Just a couple things. We've just, like planning know here, the garage and adjacent building were demoed a couple weeks ago, so we're preparing for construction on the site. I believe most of our permitting, actually, preliminary permitting has actually come through already. with epa and everything like that so we're on the pace a couple things here this is the minimum for the trees and the buffering that we have but this doesn't include all the home landscaping this will be kind of out of this world in this in this subdivision also too around the front i plan on adding A NICE RETAINING BECAUSE IT'S GOING TO BE SEEN FROM CENTER RIDGE ROAD SO WE'LL PUT A WHITE RIP WRAP STONE AROUND THE ENTIRE BASIN SO THAT WILL LOOK NICE WITH THE FOUNTAIN AS WELL. I THINK FROM THAT STANDPOINT I think Kevin did a good job on everything. Lot three and five, we have construction plans for already. So this go up pretty fast. So if any neighbors are here, we plan on this going up relatively fast. I think that's what I wanted to add. And then just to show if anybody's here as well too, this is kind of the finishes and the color schemes that's with our ARB of what the houses will look like back there with the white stone, the carbon color peppercorn, solid color black. So just kind of give an outlook of what to expect back there with the hardy siding and such. And then just a couple other, I don't know if everything can be seen from here. But that's kind of the update on what I wanted to add.

Great, thank you very much. Would anyone from the audience like to speak on this one? Okay, Councilman, or Councilman, Mrs. Apple? Thank you, Mrs. Felton.

Yes, thank you. It looks like you've taken into consideration some of our earlier concerns, and what you have planned looks like a great fit for the community. Thank you. You're welcome.

Mrs. Smith? I agree with Mrs. Apple. Thank you. Thank you. Mr. Jones?

yes thank you i agree um i especially like to see the landscape plan i think that uh um you know you definitely took some of our concerns into into account particularly with uh with the buffering that you're looking to add uh along the woodland place side of the property so and as well to that newer residents to the west so looks great um renderings look great so no no issues thank you councilman

No, thank you. I think it came along what we talked about before. Appreciate you taking our thoughts into consideration.

Yes, thank you. I think it looks good. Can we get a motion please?

yes based upon the findings of fact i moved to recommend approval of the rowan gate development plan with the following one modification to allow the retention basin and fence to be located in the front setback to condition the rowan gate design guidelines submitted with the conceptual plan are approved subject to the revision to include the missing exhibits and state that building height shall not exceed two stories that buffering be adjusted to meet opacity requirements in the field during construction if necessary and that the retention basin's ornamental ornamental metal fence be consistent with the design shown in exhibit number seven of the Roanoke design guidelines and three are standard conditions.

Second. Roll call please.

Smith?

Yes.

Apple?

Yes.

Jones? Yes. Falcone? Yes. Del Regno? Yes. Motion carries.

Thank you very much.

Do we need one for the sign as well then? Based upon no, not just OK. I moved to approve the Rowan Gate sign plan with the following one modification to allow the sign to exceed the 4 foot height limit and two condition that a sign permit application and construction drawings are submitted for administrative approval.

Second roll call please. Apple yes Jones yes Falcone yes Del Regno yes Smith yes motion carries thank you thank you thanks thank you.

next item on the agenda is pansteris uh and i guess a couple of property owners lot split and assembly uh west preston and west avalon uh yes so this is uh hello kevin hey last last one of them thought you're moving in get my get my money's worth tonight right right so um It's a lot split in assembly, and it's a little complicated. I actually did a colored version here so you could see how things are changing. And maybe this is going to be the... Kevin can actually explain better than I can, but you can sort of see this is how the configuration of the lots currently are, and this is how they will be when it's done. And we go back here to the box score. And what we're looking for is, does it meet the code requirements? And yes, it does. Everything is OK. Great.

Thank you. Welcome again.

Good evening. Kevin Hoffman with Polaris Engineering, surveying again. Yeah, basically, we actually brought something in front of you in 2023 for a lot split for this that actually never got recorded. And based on what my understanding is, the existing house on Penn Stairs on Preston is actually going to be demolished and a new house is going to be built. But I have not seen plans for that yet.

Great. Thank you. Would anyone from the audience like to comment on this one? The non-council in the right now.

Intriguing with it. Entrance, you don't know, probably you haven't seen anything on it. Yep. I'm going to need a no basis. I see that. I see that. They'll just call you when they need you. Yeah, interesting. So a couple of different things that took place there. Jim, go to the next slide. No, the other way, I guess. This was original, right? So parcel F loses a little corner there.

Right, there's actually three, or is it, there's actually technically four different parcels. So right now, actually, The lot on Hilliard Boulevard is owned by Alex's father, who is, I think, they're going to transfer it into Alex's name and his wife's, and then they're going to combine it into one big lot.

I see.

But yeah, they're doing little triangles with the neighbors, a little... give and take. Got it. Okay.

It makes sense to me that the plan is now. I'm good.

Thank you. Mr. Jones?

I have no concerns.

Great. Mrs. Smith? No concerns. Mrs. Apple? No concerns. Me too. Sounds good. Can I get a motion?

Yes, based upon the findings of fact, I move to approve the Pansteres, Kakamonu, NND Holdings lot split and assembly involving permanent parcel numbers 216-31063, 067-072, and 073 with the condition that approval is subject to the plat, meaning the requirements of the county and state as indicated in the Ohio Revised Code and approval by the Engineering Department in compliance with the code and the ordinances of the City of Westlake.

second roll call please Jones yes Falcone yes Del Regno yes Smith yes Apple yes motion carries thank you thank you have a good night you too next item on the agenda is the Citizens Bank conceptual development and sign plan yes this is 1911 Crocker Road so you may recall this was a part of a conditional use that was done at this let me just get to where there's some figure out whether there we go okay it's right at this corner right here Conditional use was approved to allow another bank on this property. This is the Gemini Towers property. And there was an extensive discussion at the time. It was just a very rough concept plan at the time, showing setbacks and some things that didn't work out. So what we have here today is much closer to meeting the code requirements. If I go back now, there we go. Yeah, so we have a lot of things that are working out here. We do have a modification for the building and parking. So the prior setback issues, they've largely been resolved. The building setback from Detroit and Crocker Roads is 100 feet, which is perfect. The plan provides 130 feet from Detroit Road and 113.3 feet from Crocker Road. So those are both working great. parking setback meets a hundred foot requirement along Detroit Road it's approximately seventy five point eight feet along Crocker Road so that does require a modification it's not not a huge modification but one is required nevertheless And that's approximately twenty four point two feet for that The other modification is to reduce the number of parking total parking spaces by ten there's been a lot of testimony during the CUP and other meetings Regarding the fact that it's over parked. There's more spaces and what they can do And even with losing 67 spaces, adding 10 spaces, so 57 spaces, there was actually a surplus of 47 spaces. And that's how many parking spaces over. As far as I know, there was going to be a third tower that was never constructed. That's why there's so much room for parking, more parking than what they'll ever need. So to reduce that really makes sense. There's some things that will come later on. This is a conceptual plan, so we don't see the lighting plan at this point. If there's a trash enclosure, well, there is, but we don't really see that at this point. HVAC location screening, that'll come in the future. Some of the things are pretty well far along. The design review requirements, they've identified some colors and materials, and they are okay. The green color is something that you'd have to make a determination whether or not it's a neutral green color. I know that came up earlier with our pink color that was not neutral. Dark green, though, is a color that I think many businesses could utilize without it being specific to only one like pink would be. So they do have a conceptual sign plan showing a variety of sign types, wall signs, directional signs, canopy clearance signs. Possible location for a proposed monument sign and the zoning modification it would be required for an additional monument sign And again, this is something you'll have to make a determination whether the branded green colors of the canopy are neutral or whether they count against signage and So anyways, this is, again, it's conceptual. We don't have the detailed sign information at this time, square footage and things like that. So I can't tell you much more than that, but something that you could discuss, I guess, would be that canopy color. Some other considerations, the drive-through does include one ATM lane. There's a bypass lane. It's separated from the new Crocker Road driveway by an island that came out of prior meetings. So that's good that that's been addressed. The conditional use permit did have a traffic study that found no adverse impacts at the Detroit or Crocker Road access points. This proposal adds another access point onto Crocker Road, so that would further reduce traffic at the existing access points. Fire, there is a comment about widening the entry access to 20 feet. This is why we do this concept plan. If there's some things like this that need to be addressed with engineering or fire, it's a good time to do it before you have the site completely designed. And with that said, let me. This is a conceptual plan, so there will be a final development plan to follow. And so at this point and this is one of those items that you actually do approve conceptual plans and most cases you're recommending body and just so with the conditions, I would say that the final development plan address the outstanding items outlined in the report and any other items discussed at the meeting. Thank you. It wouldn't be the time to really approve any modifications that would come with the final development plan.

Thank you.

Welcome.

Hi, my name is Eric Allen. I'm with Atwell Consulting. My address is 4094 Preserve Run Circle, Medina, Ohio.

How's it going? I'm Isaias Cuevas. I'm with Atwell as well. My address is 5031 East Lake Road, Sheffield, Ohio. Thank you.

Alexi Kotov. I'm with Citizens Bank. The address is 39650 Aurora Road, Solon, Ohio.

Great. Welcome. Anything to add to Mr. Bedell's report?

No, thank you. It was very thorough. But I do have some questions about the entrance when we get to that point, specifically what the fire department had to say.

Okay. Let me see if anyone from the audience has anything to comment on this one. Seeing none, let's start with our commissioners, and then we'll talk about the fire department comments. Mrs. Apple? Sure.

Can you go back so we can see the building? I want to see the green awning. Okay. I think it was one more. There you go. Okay, so I I would consider the green awning part of the signage because it is in keeping with their branding color But it does make sense and I think it is attractive. So I don't take issue with that And as far as the building and what you're planning to do, it seems like it's a good fit in that Spot so that was my only comment.

Thank you. This is Jones. This is just mrs. Smith. I think I'm losing it Oh

Anyway, I was looking for did you bring samples of those colors with you? I was looking I looked on the mapes website for the MPC green that you've called out and they have like six different greens, but they didn't have the MPC green so I was just Curious to see no, we did not bring anything else today Okay, we'll definitely have to have that for the final development plan.

Okay.

All right It's actually handsome. I don't think there's really much more green canopy than than what we approved as far as orange canopy over at the the Dunkin Donuts so I other than being curious I had no problem with it there's not a lot of signage on the building either so there may be enough square footage to to cover that that amount of the green canopy if it's needed okay great Mr. Jones

Thank you. We did already approve a conditional use permit for this, right? Yeah, that's what I thought. Okay, so when we discussed the conditional use permit, I think that was when the traffic impact study first was brought up. So it looks like the traffic impact study has been completed. One question I have is whether or not that study specifically contemplated adding a right-in, right-out on Crocker Road. Because I think our concern at the time of the study was just to make sure that this wouldn't have any negative impact on the existing street network signalized intersections. Obviously, this is a busy intersection. So was that right and right out actually part of the study and evaluated for its impact on the street as part of the study?

I'm going to have to check that, Mr. Jones, but I don't think so. That's just my personal recollection.

Yeah, and I do have concerns with it. I think a right out at that location could be problematic just because of the fact that where this lands on Crocker, you're right in the middle of a very heavily used double left northbound Crocker to westbound Detroit. My fear is that people are going to try to get into that left turn lane from this right turn lane. And, uh, that would be a very, very difficult thing to do at even moderately busy times over there. And it would probably be impossible at certain times of day. Um, so I I'm skeptical that having that right out is going to not have a negative impact on the function of the intersection. The write-in, I totally understand, and I would support adding a write-in at that location. But the write-out, to me, is going to be a problem, and I'd like to make sure that that gets looked at as part of the, you know, if it wasn't already looked at as part of the study, I'd like to see it evaluated if the thought is to leave it in. Other than that, I have no concerns at all. I think, you know, again, we talked about this, I think, at a work session, if I'm right, and it's a great use of the property, the site layout. Again, with the exception of the write-out, I'm very much in support of it. Thank you.

Councilman DeRogna?

um i agree as mr jones is pulling up i think that's going to be a problem um it and then just from a flow standpoint i'm looking at this the atms on the south or yeah the atms on the south side of the building and you're entering it from the west which would then require 180 return to get to back out to crocker which is going to probably infuriate people which is going to say i'm going to try and skip to those left turn lane which is going to be the problem child is my thought on it um Yeah, I think that needs to be looked at. But other than that, I think we're good. I would agree on the green sign. It probably is considered signage. But like Mr. Bedell said, I think it's going to be close, if not under the total signage.

Sounds good. I would agree with my fellow commissioners. Can we get a motion?

Before you do so the question about the the fire department comment. I'll have to follow up with our assistant fire chief I wonder if you might have thought that the entrance from Crocker Road was the only entrance to the site and didn't realize this is the entire Gemini property because if you look at it from that standpoint then yeah, they they want that that in you know, the they want it to be 20 feet wide and so that would make sense but this is not the this wouldn't be the excess point that they would be using anyways they would be using one of the two existing so I'll follow up with him on that thank you there are multiple even from Detroit so that it was it was a little bit of a shocker to see that the 20 foot there but yeah that'd be great if you could follow up thank you Jim Yeah, because you have the fire lane behind the building on the east side of the building. That would function as your fire lane.

Great, thank you. Can we get a motion, please? Sure.

Yeah, that's probably good. All right, so just trying to think of what are the outstanding items. Well, there are some, I guess there are other fire comments they need to resolve. They were all pretty straightforward, Knox Box. Show the 2550 turning movements for the site. Yeah, we'll put turning movements on it. Yeah.

Yeah. So we can just leave that comment the way it is then, I think. Yeah, OK, good. So based upon the fines of fact, I move to approve the Citizens Bank conceptual development and sign plan with the following one. A final development plan will address the outstanding items outlined in this report.

2nd roll call, please.

Falcone yes, Del Regno yes Smith yes Apple yes Jones yes motion carries.

great thank you very much next item on the agenda is the julie billiard school concept conceptual development plan at crocker yeah 3600 crocker so the purpose of this is to add an 8 400 square foot addition to the existing building to relocate students currently in lower in the lower level to more appropriate and accessible learning spaces additional restroom facilities new programming spaces That they can explain better than me And I'll let them go over some of the details as far as student enrollment and things like that existing parking lot sufficiently accommodates the staff and visitor demand and They would like to have construction begin on June. This says June of 2026 completed 2027 So not June. I might have that wrong very possibly do Let's see depart with the fire department with their review. I think it's just all standard things that we see So really nothing to address through this. I Guide plan does identify this area for one family residential use. Schools are a permitted use within the one family residential district, so no issues with that. Buffering, there's a modification that would be needed for buffering and then also for siding, the siding material that's being used. And one of the modifications is granted in Chapter 11, the other is granted in Chapter 12, so that's all that's saying right there. But going through the box score, seeing a lot of OKs. Some things that are to be determined. There is only a 10 foot buffer required between the school and the single family residential use per the code, and so at this point we don't have a buffer plan that's really expected. It's just a conceptual plan at this time, so landscaping plans would come later on. Uh. Retention, this is to be determined. I think the retention, another retention pond that's existing was for the entire site, including the church and this property. So whether or not it's a size to handle the additional building, I can't say at this time. HVAC location and screening, RTUs, rooftop units for final development plan. So we would wanna know how they would be screened from view and then also sound. Siding and trim. So siding and trim may include horizontal lap, board and batten, shingle and wood or wood simulated products, fiber, cement, tile or metal limited to 66% of the total facade. And so we have a material that is not within the design review requirements. It's a ribbed metal panel, charcoal gray color and smooth texture. And so that would require a zoning modification. We don't have a lighting plan yet, and we wouldn't well I guess we do have a conceptual lighting plan, but all the fixtures Would meet the code requirements I'll probably land on that picture. Maybe this one right here Let me just get to the end so again as a conceptual plan The final development plan comes in the future and does address any outstanding items in the report or anything else that you decide on tonight. Thank you.

Thank you. Welcome. Thank you. Name and address, thanks.

Lanny Davis Frecker, 3600 Crocker Road, and I'm with Julie Billy Art Schools.

Great.

Quinn McGuire, I'm with DS Architecture, 1020 Huron Road, East Cleveland.

Thank you. Hi, Nicholas Fanley, DS Architecture, 1020 Huron Road, Cleveland, Ohio. Welcome. And thank you for having us tonight.

Thank you for coming. Go ahead and add anything you want to Mr. Bedell's report.

Thank you, Mr. Bedell. Just a teeny bit of context, our schools serve students with special learning needs. This does allow for more appropriate learning learning environments for our students. We will be able to add a beginner garden class, which is also in demand. It's kind of the early fives program. We all know early intervention does help with success longer term. We do have a wait list at the school. We have students in the lower level. We'd like to turn the lower level into our therapy area where we can do occupational therapy, speech therapy, art therapy, music therapy, and then bring all of the classrooms kind of into the light, into daylight above ground. And we really believe that this will allow us to really meet the mission of our schools to help these kids succeed and learn.

I do think at the end, just like our last presentation, we maybe want to address some of the fire questions that we have as well, because there are some concerns there. I think the important thing we want to talk about are the buffering and address community comments tonight. I know there are some community comments. So Quinn, you want to start with a few of the buffering and landscape?

Yes. So in regards to the buffering, we did submit a preliminary landscaping plan, and we've continued to work through that with our consultants. So there is an existing fence that will be removed as part of the construction, but then it will be replaced along the property line. And there will be a few larger maple trees that will be introduced to help maintain those buffering requirements. So we are working towards meeting those buffering needs. In regards to the retention, just to give some preliminary context to that, we have worked with our engineers to get an understanding of the drainage that is going on in the area. So there will be significant earthwork to the southern side of the property with the removal of a large section of the earth mount. Drainage patterns will be improved to ensure that that stormwater is conveyed into the existing inlet. And an additional inlet is to be added to the southwest corner of that proposed building expansion. In regards to the screening for the RTU, we have designed the parapets to kind of mask any projection of that RTU unit that will be on the new addition. In regards to the siding material, we would like to move forward with the proposed boxed ribbing. We feel it's a lot more appropriate for the typology of the building. We understand it is in a residential area. But the kind of boxed smooth finish is something that starts to signify a more dignified finish to the building. There is also an option to turn it horizontally, as I know that is more standard or more accepted in this zoning area. But that is something that we would like to move forward with. And yeah, that is what we have in terms of the comments that we've received thus far.

Well, I'm just going to add to, excuse me, Quinn's comments. Could we switch over to one of the renderings? Or we're supposed to show them here?

I have to figure out where they're at here.

Desktop.

Now it's OK. I think they're in this direction and won't while I'm doing this so that the fire comment I think that you wanted to mention too is. It's the. The distance right approved fire apparatus access road shall be provided for every facility and and that's the number one. So do you have a way of? Of dealing with that that first comment that they have.

I think you just switched, I just asked you to switch away from the site plan that I might address while we're on this. I think the other thing to note is, excuse me, is that we have switched the panel also to kind of a tan and off-white to match the trim of the building so that charcoal color is gonna stand out a little bit less, but also we're trying to carefully landscape the building to mitigate the length of the building. This building is a long building, So I think one of the approaches is to add the appropriate amount of landscaping around that perimeter if the committee would allow us to continue to use the vertical metal siding in this scenario. So I think that addresses it a little bit or maybe brings to light what the approach is for the building material. As far as the site and the fire there's three main comments the Knox box is obviously something that's going to be addressed The second one we do have a question about this too, and it's the hose length of 250 feet from the hydrant In a in a direction center of the road center of the street we have created a diagram I don't know if we're able to share it here That illustrates our approach here yes there we go and if you can see probably can't see at this scale there's an existing hydrant on either portion on either side of the south and the north building if you follow the line of the hydrant with the hose around to the new addition on both sides from the top existing hydrant we're at 240 feet At the bottom existing hydrant, we're at 280 feet. That's 30 feet past that limit. But because it's an existing hydrant, instead of reworking infrastructure, we'd like to be able to continue to talk with Assistant Chief Freeman to see if that's maybe within the consideration to not incur the cost to move hydrants and fire line there. The apparatus access. So you can see that we've added a spur. This was based on Assistant, I believe that's his name, Assistant Chief Freeman. The spur in between the building was the fire department's suggestion to begin to alleviate that. The concern with adding an access road around the entire building, you'd have to wrap around the building, interrupt the playground, and you're effectively creating less Inviting environment for the students and safe environment for the students So we'd like to continue to discuss if that spur with a one-story sprinkled building will meet the fire Department's comments and concerns for protecting this building So I think that's one of our biggest Questions to still work through with the fire department. I Think that's really the majority of the questions and

OK, great. Let me see what the public, if anyone in public wants to comment on this. You can come forward. Just state your name, and we'll give you about two minutes to speak. name and address, please welcome.

Sharon Tansky, 3661 Guilford Court in Westlake. I'm one of the neighbors to your building. And I just have a suggestion that if you haven't already, it would be a good idea to talk about the buffering plan and the fence with the Homeowners Association for the Woods of Westlake.

Absolutely.

That's it.

OK. Great. Thank you very much.

Can the committee share that HOA information with us?

Yeah, we can do that.

We don't have actually we don't do we have it have what HOA we don't have the letter.

I thought I just there's just the letter they sent. They didn't have an address or contact. There was no card.

I can also make sure that we reach out.

Great thank you. Thank you. Would anyone else like to speak on this? Please come forward. Name and address in two minutes please.

Hi, John Lucance, 3660 Guilford.

Welcome.

And two minutes is not enough time, but if that's what I got, that's what I got. You know, this caught, I can tell you right now, caught our development by surprise. We got this notice a week ago Saturday. So there's been a lot of thought put into this, of course, a lot of diagrams. Things have been going on that we haven't been able to absorb yet. Clearly buffering is one. Not doing it is another. This is a blow to our neighborhood that we won't recover from. You're taking a valuable piece of green space, which is called the woods, and will now be called the wall. So that's what I got to say. I'm waiting to hear back from you. Excuse me. I'm losing my voice. And I will follow this throughout the process. Thank you.

Thank you very much. I think I saw another hand. Welcome.

Val Edmonds, 3741 Trenton Court in Westlake.

I represent the- I'm sorry, I did catch your name.

Val Edmonds.

Did you write the letter? You wrote the letter? Yes, I did.

I sent the letter. I represent the community, the association. So if you want to use me as a point person, but I agree with the comment. We were caught by surprise. We had no idea this was going to happen. And we're a quiet community. And while education is very important, I think our homeowners' peace of mind is also important. So if somebody can begin to loop us in, we'd appreciate that.

Great. Thank you. Do you want to just give your email for the record? Is that all right? Do you want to do that? No, never mind. We're not doing that.

No, because this is broadcast.

Never mind. Please get your email to him afterwards. Thank you. I thought there was one other hand back there. Welcome. Thank you.

My name is Kevin Warner. My address is 3543 Monroe Trail.

I'm not really impacted as much as the woods is, but I just wanted to bring to light when the church on the rise, now called the Ascent Church, when they were being built, one of the requirements that they had was they had to put in a mound that was about 30 feet wide, 10 feet high, and then put a six foot high fence on top of that. Maybe that's something that should be taken into consideration for this project if you're going to go through with it. The other concerns I have is the entrance for the fire department to get in there. If you go back to the diagram where you were showing, I forget which one it was, but it was showing the plot, and it was showing the north side of the lot as still being there. The fact of the matter is there's eight homes going in there now. there's a subdivision going in there. So the entrance, there were two entrances before, now there's only one entrance. So if the fire department has to get in there because of two facilities, maybe you should look at having them put in a second entrance to that. And the other final notice, it was brought up at when Velour builders were out talking about doing that development, there was a pack of coyotes in that location. And it was pointed out to everyone at that point in time that, hey, you know, somebody needs to relocate these coyotes. Well, that was overlooked and it was no problem. And needless to say, three to four weeks after that happened, coyotes attacked two dogs and killed them. One was over on Hilliard and the other one was on Jefferson Way. Okay. That's all I got. Thank you.

Thank you. Oh, there's another one coming up. Sorry. Sorry. Welcome.

Hi, my name's Cheryl Wilson, 29677 Washington Way. Welcome. I want to thank you guys. You did a great detailed plan. It was wonderful. I want to thank everybody for what they've done. One thing I'd like to address is what's on the north side of what is Ascent Church and the way it looks today. And I just want to ask, with all the detailed work that everyone's been doing thus far, that we don't replicate what currently, for me personally, is a terrible eyesore to the city. The velour builders, if you look on that on Crocker Road, it has orange, I don't know what it is, fencing, netting. goes up and down, it's mangled, there's cones all over the place, there's garbage all over, up and down, where that Velour Builders is on the north side of the property. It's a huge eyesore to the city. And all I ask is in the consideration of all these wonderful things that everybody's talking about, we don't replicate that damage.

Thank you. Thanks. Would anyone else like to comment? Come on. Welcome.

Hi, thank you. Nick Grady, 3646 Guilford Court. Just want to say we, my family thinks that it's a very noble cause what you're doing. We support education. We're a family of educators. Concern that we have here is I think we're looking for maybe a little bit more information on what the plans are based off the map we're looking at. We're one of these houses here on the circle. So Obviously, preference would be you get what your end goal is for a building for the education. Looking at the map, I don't know what property lines are between this and with Ascent Church. I'm sure other plans have been discussed, but what this looks like is like it's coming right up onto our deck, our family deck. We would love to know what the plans are for the line. It looks like there's a buffering. When you look at over the trees like this, it's a canopy of branches. If you actually go into our backyard, it looks like it's gonna be a deck where kids are playing and then a wall. So we would like to know more about that. Is there a plan to potentially move it up, maybe put it on the other side? What's the plan for in the woods that are butting up to people's backyards? That's a very large concern.

Thank you. Anyone else like to comment on this? All right. Do our fellow commissioners want to comment first and then have them answer all the questions? Does that sound all right?

That's fine. Sure. I'm good with that.

All right. We'll start with Councilman Del Regno.

Thanks for coming in. Appreciate it. So just so we're clear, this is special learning nonprofit associated with any association with the church next door. I think your sister's Notre Dame. You're totally different. Yes, we're totally different. Would you call it beginner garden? Is that a?

Yes, kindergarten. It's before kindergarten. Kind of a pre-K, but it's not pre-school. I had to write it twice to make sure I had it correct. And to spell it is harder.

Believe me, don't judge me on my spelling. And currently, you have a wait list?

We do.

OK, so looking you up, it looks like there's an Akron facility, Brecksville, and Westlake are the only three that I saw?

No, there's four, and Lynnhurst.

And Lynnhurst. OK, so you're covering all of the geographical areas of Northeast Ohio. Yes. All right, thank you. So obviously a need, right? There's a need for expansion. There's a need for that. You're doing taking children that probably don't fit into public or private schools that are standard common school system. Is that a fair statement?

So is that where kids that may thrive more in our setting?

OK, very good. Yeah, so I think what you're doing and seeing the need for it is. huge right i mean there's not a lot of other areas that are offering this service if you will so um i see the need for it i also see the need for buffering and went out there today i don't even i was on your property and walked it um early morning so if you see me on camera i'm sorry uh but there is currently a six-foot wood board-on-board fence that is sitting there that's coming down. There's a drop-off, I'll say. You said a little bit higher than the, is that Guilford Court over there? You said a little bit higher than that one. And it appears, as the gentleman spoke, that looking at another fence going back up and then adding in trees to that which you're taking down. Is that a fair statement? So I think while... Buffering, probably landscape plan buffering needs to be cleaned up. But at this point in the game, we're not at that stage, right? This is just conceptual right now. So we're kind of looking at it. Does it work? And will it fit? And is there a need for it? And so we've checked off that it'll fit. We've checked off that there's a need for it. And will it work? I think that's going to come with the rest of the design. So I don't have an issue with the siding at this point. We're still in the early stages for that. I think we'd probably want to see some of the material, see what that looks like, and get our hands on it from that approach. Otherwise, I think the conceptuals that we're seeing here, the renderings, are much better than I think they fit in. I think it just kind of all blends together. It's a good thing for the community. It's a good thing for Northeast Ohio. I think if you're going to continue to do this, then how do we support you in doing it, is my opinion right now. So that's it.

Thank you. Mr. Jones?

Thank you. Yeah, so I'm familiar with your school. I'm familiar with your mission and everything. And it's fantastic. I'm glad to see that you're expanding here. You're definitely filling a need that I can say firsthand is a need that is not filled to the extent that it should be. So that's great. As far as the building itself, obviously I've shared the concerns of the residents with the impact on the buffering zone and the proximity to the homes on Guilford. I think certainly we need to see more details on what this is gonna look like. And I think to expand on that, looking at what that south elevation, looks like. Again, right now, other than wrapping the front corner with some of the same treatments that the East Face has, it's a long blank wall of material that we don't typically allow. As to whether or not, and I understand the economic realities of it, I can certainly appreciate that it's not the part of the building that people look at when they drive up, but unfortunately it is the part of the building that people are going to see from their rear yards on Guilford. And so I think before I would be in support of allowing that material or to look like that, I would want to see a lot more detail as to how well screened it will be. If it's truly not visible from the residence to the rear, or if it's almost entirely obscured by either fencing, landscaping, mounting, mounting is going to be a challenge with that sort of a... Setback, let's be realistic. But you know fencing and landscaping can certainly be part of the equation Then I think you know, I could potentially get on board with allowing a material like that but again, it's all gonna depend on who sees it who can see it and We don't have enough detail right now to be able to tell that so I think we need to see more information to make that kind of a determination and And I also have some concerns with the fire department on this one. I want to make sure that they're comfortable with it. They need to be able to come back to us and tell both you and us that they can service this building. certainly uh i'm certain that you guys feel the same way you know i mean it's if they tell you that they can't service it i'm assuming you're going to want to look at doing something different so we need to make sure that everybody's on the same page there and that that's all covered Other than that, that's really it. I think in general, I like what you're doing. I don't necessarily have a problem with the location of this building. It's just all about how can it be made to not be Again, it's the visibility of it, it's the appearance of it, it's the impact that it's going to have, and that impact somehow has to be mitigated, and we have to see what that looks like before we can really say for sure that this is the right fit for the site.

Thank you. Mrs. Smith. I agree with my fellow commissioners that you guys have a great mission and you're definitely serving a need. Just as an architect, I would suggest that, you know, there might be some way to soften that long, long wall, maybe add, they're not, they won't be part of the floor plan necessarily, maybe add some pilasters as you go down the wall, maybe a wainscot, something to kind of dress it up and make it fit in with that the lovely brick front of the two your new building and then the existing building so uh that's just just thrown out that out there as a thought the the metal we don't typically allow that um but but i think it's too early to tell

Yeah, it's going to depend on how visible it is. Right.

Exactly. And if it's well screened, I mean, maybe it just, it's like the Frank Lloyd Wright plan of vine. It's gone. But anyway, those are my comments. Thank you, Mrs. Apple.

And I echo the comments of my fellow commissioners. Yes, I was not a fan, am not a fan of the metal screening, but do appreciate the economic, or the metal siding, do appreciate the economic need. I also appreciate Commissioner Smith's expertise in offering those suggestions. um yeah um and then the the buffering that you i think um one of the neighbors had also talked about or maybe you sir had spoken about improving the drainage pattern so thank you for that because um and there is a retention pond on this site right yes so you'll just review that and make sure everything's you're retaining your own water yes great yes and then the buffering screening it really sounds like a lot of this could be resolved if you started communicating which I which I it seems you look forward to doing communicating with the neighbors yeah you you seem eager to exchange contact information I think that will help and then once we get more and can I would like to see what the material that you're talking about

um that's all i have thank you yeah i yeah because i i think it's important to the neighbors because you are going to be i can see why you put the building on the side that you did there's an efficiency to the floor plan so you you know you can't really just stagger the floor plan or wrap it around or anything with the circulation for the classroom so um you know i see how it got where it got but it is really close to their backyards yeah oh that's it thank you sorry

And I would agree with my fellow commissioners and then I guess we want to walk through some of the comments Quickly since this is gonna obviously come back to us one question.

Thank you. Um I would also look at taupe graphically where Guilford Court sits relative to Your building is because if you know we talked about possibly putting it, you know near a 10-foot mound and 10-foot high with a six-foot fence that I climb the fence and to look down and it's there is a ravine so there is a pretty decent change in elevation between that circle and their place just to keep that in mind when you're explaining it I think that would help if I could add something to that I think we've requested and received line of sight exhibits in the past of course I think a line of sight exhibit would be really valuable here to take one probably right from those rear homes on Guilford

uh you know basically turn this into three dimensions so so we can really get a sense of what will you see with the with the buffering put in place i think these are all things that we're happy to and thanks to the community for for sharing because we do want to address your concerns as much as possible

You know, I think some of the things we've already started, we started with a two-story building when this project came to us. And just to start that conversation, we dropped it down to a one-story building, knowing that that would lord over kind of the neighborhood. And the buffering, we're going to work hard. We're going to talk to you about plant materials. I will give out cards to everyone that would like one. Well, six people that would like one. And we're here to make sure that the school and the community are always partners. So you'll feed answers or questions to me and we'll help figure that out. This is preliminary. I think there are some difficulties on site. Obviously, our property doesn't allow for many other locations for the school. The transformer that was placed on the South side of the building that we didn't want to you know incur the cost to move Kind of cause you know part of the location of the building and We do appreciate that you understand a little bit about the economics of a not-for-profit school, too. I mean We're trying To give everyone a beautiful building. There's economic realities to it obviously and You see it all the time. The construction costs that we're going through right now are outrageous. But thank you. I don't know if there's any other questions we want to address at this stage or if it's just resubmission, continue the submissions, continue the conversation with Assistant Fire Chief Freeman. We're happy to continue that conversation.

It looks like we have one more question. Do you want to come up? You have to come up to the mic. You have to come up and say your name and address. Thank you.

Hi, my name is Linda Grady. I live on 3646 Guilford Court, so I'm directly behind you. I guess I missed somewhere in the statements or the beginning Why is it not possible to put the new building where the playground is and put the playground where the new building would be? I think it would be friendly for everybody. And I love hearing the kids play.

I can answer that for you. If you look at the way the property lines and the setbacks of our site where you see the playground. There's a black line on this drawing right here. That's as far as the building can go. We can't build a building past that line as well.

You can't put it in between the building and that little barn that's over there? No, it doesn't fit.

So site-wise, to meet the client programmatic needs and classrooms, this is really the only portion of the site that's available for their needs.

Got it. Thank you. Thank you. OK, so I think we addressed everyone's comments. The big thing is definitely buffering, keeping with the feel of the neighborhood, just making sure any construction sites not going to look like the current one over there. Just keeping it clean. I think that's it.

So can I address the keeping the site clean? Please feel free to reach out to the city for. we have a property maintenance issue that's what yeah we can assist with that so reach out to the building department don graham um or i think we also have so we have two officers that are on property maintenance patrol so um please if they point it out to them and then we'll address it but

Alright, thank you and I just want to point out the sightline study. The topo we want to see the materials talking about the drainage patterns. The impact of the neighborhood working with the fire Department more detail and obviously talking about that South Elevation Wall. So those are kind of issues running through and then I guess as a Commission do we want to table this or you want to one more thing through those that felt they were taken off guard by this or there is this.

The process is a long one. Unfortunately for. for the builders. So this is our standard process. It's not that we're not breaking ground on that tomorrow as much as Mr. Bedell wanted to do it in June for some reason. There's more steps to this. There's more opportunities for you to see this. So don't think that what we do here or whatever we decide here is, going forward it's it's this is the whole idea behind the process to allow everybody an opportunity to weigh in on it so nobody should be taken feel like they're we're just building in your backyard at the end of the day that's what that's why we do this process and it is just a conceptual plan yep

Do we want to?

So the question is, do we table the concession? Have them come back with an updated conceptual plan? I would agree. I think that there's too many things hanging out there at this point.

Nothing else for fire?

Yeah, if nothing else, yes, exactly. I think that that, because that could change things a lot if they can't come to an agreement. All right, I would then motion to table.

Does August 3rd would be the next meeting and the deadline to submit plans would be July 15th? After that, the next meeting would be September 14th, and you wouldn't have stuff to us to the end of August.

What works for you?

We prefer to be on the early end.

July. You can get stuff next. Good deal.

All right. Motion to table the Julie Billiard School Conceptual Development Plan to the August 3rd, 2026 meeting.

Second. Roll call, please.

Del Ragnall, yes.

Smith, yes. Apple, yes. Jones, yes. Falcone, yes. Motion carries. And if you need a couple more days after the 15th, just email me or call me. Thank you all. Great.

Thanks for your time. Next item on the agenda is the Northmore Studios conceptual development plan on Viking Parkway.

Yes, 31207 Viking Parkway. This is a concept. These are conceptual plans again. So light industrial and office development. It's approximately 9.7 acre site. We'll have four freestanding mass timber buildings constructed in two phases. First phase is a 3,850 square foot studio for woodworks, two 9,600 square foot flexible office buildings and associated parking. Second phase is a third 9,600 square foot office building and associated parking. They can go over the details in terms of the materials used and how the materials and site work together in a very environmental way. So I'll let them go through all that with you. I will tell you that I did check with our building department regarding the use of the exposed mass timbers and the wood siding and there's no issues with their type five prohibition. they are allowed in some of those comments i think number four here from the fire department was relative to that as well Let me see. I think there was a comment here with the fire department again regarding them with their approved fire apparatus access roads and the location that comment, the very first one that you see there being not compliant for three flexible tenant buildings. So if that is the case, that's something that will have to be addressed in an additional design. Okay. That plan does identify this area as industrial in support of this request. OK, so with the box score light flexible industrial is permitted by right if the idea is that you would have office buildings on the site that if it is the main use of the building is office than a conditional use permit would be required as well. Same goes if fitness use is something that is contemplated, but just to actually have the industrial buildings are fine, you know just. So that's fine for that. The next one is with setbacks. There is a workshop eight spaces encroach at the approximately 24-foot setback. That's something that would have to be addressed as well and that's an easy one to address or you just grant the modification for that as well. Something that's unique about this site is you've got a couple things going on here. You've got zoning requirements and then you also have restrictive covenants as well for this property, for all these properties that were part of this development at the time. So I've kind of broken them all out here, and that's why you see in some cases it says okay for both or okay for one, not okay for restrictive covenants, modification for zoning code. That's what that's all about. I'm not going to go through all these tonight, but they're in the report. There's some kind of some things we see sometimes with sidewalks have car vehicles overhanging them and some adjustments that may need to be made so that they're still usable, still meet ADA requirements. And this can be addressed in the future with the final development plan. Buffering, there's parking lot screening buffering. That's the only requirement for that. There's also some tree canopy requirement for the parking lots as well. So a future landscaping plan will need to address that as well. The restrictive covenants also require the screening of the parking lots from roadways. Tree preservation plan. I think my understanding is large areas of forest are going to be preserved and are likely to comply. So we'll just need some more data on that. They could do that with a tree sampling, for example, and a data table as well. Signage. They should have a master sign plan, master sign criteria for this, unless the idea is that they're not going to have signage on the building and they're just going to have a monument sign or something to that effect. But this is a multi-unit development, so it's good to have that as part of the final development plan approval. Lighting we don't plan on seeing a lighting at this phase Lighting plants, so we'll see that in the future trash enclosure HVAC the same with that and The show Sugi band siding it's not an approved exterior material either the zoning code or the restrictive covenants zoning modification could allow it so that's not an issue the And I did, like I said, I did check on this. So the building code does not prohibit the construction, the use of this particular siding. So that's actually going to be fine with it. The only thing with this is Beacon Marshall. I don't know how much involvement you've had with Beacon Marshall. They're the developer. They would need to grant approval of the exception from their requirements. They're very specific in what the buildings are supposed to look like. And that's all outlined in the report as well. I have everything that you've given me on this, all these great images are here, so we can certainly go through them. I'm just getting to the end to see if there's anything else, and it doesn't look like I really have anything else. Just, you know, with the final development plan, that's when we'll see some additional documentation, foyer access, hydrant locations, those matters that need to be addressed, the tree preservation data, final landscaping, lighting, signage, mechanical screening, and hopefully some approval by Beacon Marshall for the things that they need to approve. Thank you.

Great. Thank you, Mr. Burdell. Welcome. Thank you. Name and address?

Yes. Matt Stevenson from AODK, representing the owner, 14394 Detroit Avenue, Lakewood, Ohio.

Jeanette Pastrana, AODK, 14394 Detroit F. Thank you.

Anything to add to Mr. Bedell's report?

It was pretty thorough. The Beacon Marshall, I'm not actually familiar with what that is.

Yeah, so that's the original developer of the property, and I'll do what I can to try to put you in touch with them. I'm not sure how this is going to work in this instance, where you have these restrictive covenants, because that's really between you and and the original developer who wanted this development all to have a certain look about it, certain materials used, and the setbacks are different. There's a requirement for a walking trail. There's certain things that you have to do, and that's actually recorded with this property, so I'm not sure what the remedy is and if they no longer have involvement. I looked through it. There didn't seem to be an appeal process. other than Beacon Marshall approves the plants, and that's how it's gone. That's how it's happened in the past, so I don't know what happens. 100 years from now, there's no Beacon Marshall, so I don't know. I mean, it's a conundrum, and it's not something that we've had to deal with before.

Restrictive easements last forever. Yeah, they are fully transferable.

They last fully transferable. They last forever, but again, I don't know if you I guess this is, you know, you want an exception. You want things to look different. I mean, the other remedy is look through what's required and see if there's something that works in terms of the type of siding. You know, maybe maybe there's materials that will still give you the same aesthetic.

Or just by their permission is the other thing people do. Is it? What did you say? By their permission. You just pay for the permission. Oh, you can do that. It's the most common.

Oh, can you use the mic?

No, I don't want to be on there.

Yeah, well, the directors that want to be on record.

I think we can get you a contact with Beacon Marshall, and we'll see if there's something that can be done.

All right. Great.

And I guess the other contact I would need to make is with the fire chief.

I just want to make sure my... Assistant Fire Chief Freeman. So his comments had to do with fire access with your office buildings. And I think I can see why there's no fire lane in front of the building. There's nothing, you know, it's all parking in front. There's no fire lane behind the building. And I don't know if that's your intention. Well, there's not even a way really to have a fire lane back there.

So coming up with some way. Between the buildings.

Yeah, that would be probably the best way to do it that way. Yeah, the most disruptive. Just do it in between the buildings. Yep.

Great, anything else to add?

No, not at this time.

Okay. Would anyone from the audience like to comment on this project? Seeing none, Councilman Del Rigno?

Yeah, no, cool looking buildings, I'll say that. Great designs. Thank you. Interesting to see. The wood shop that's a single tenant, is that what we're looking at?

Yeah, that's actually the Northmoor Wood Shop. Andy Tanner couldn't be here, he's out of town. He owns the wood workshop and he's looking to move it here close to where he lives. He's a Westlake resident.

Yeah, grab the mic, thanks.

And so, yeah, he does some small custom jobs. He wants to do it out of that.

That's actually going to be a working wood shop? Yeah. Okay. And then the two, possibly three flex units, those are, is that a lease or is that a sale?

Leasable tenants. Leasable tenants for each one?

Yeah.

Yeah, and that's one of the things I'm going to struggle with the conditional use permit is I don't know what those tenants will be. So that might just be on them for when they do their build outs. I'm not sure how we would need to change the zoning to make that happen. We can't obviously predict who is going to want to take those.

You just construct them as flex buildings, and then when the new tenants or owners, however that is, if it's lease or owned, then they'll reach out to us. Then they'll have to have a CUP at that time. The alternative is someone could do a CUP, the owner could do a conditional use permit for the entire site and go about it that way.

And then I think we all received a letter on parking.

Yes, thank you. We actually think we just try to meet what the zoning standard was. We actually do think this is too much parking as well. So I don't know what the right answer is, but we're willing to, you know, I think right now it has to be 150 for the whole three buildings about a hundred for the two and that feels like a lot considering, you know if it does end up being Because I think we were going with just business the definition But if it ends up being you know, a light industrial, I don't see why we would need that much parking, right?

Okay, you know, I don't know and I think it tries YOU DO TURN IT IF IT DOES A GYM, RIGHT? YOU DO TURN IT IF IT DOES A GYM, RIGHT? LIKE A YOGA STUDIO. LIKE A YOGA STUDIO. IT COULD BE MULTIPLE PEOPLE IT COULD BE MULTIPLE PEOPLE COMING IN FOR CLASSES AT THAT COMING IN FOR CLASSES AT THAT POINT. POINT. SO I THINK THAT'S WHERE THE SO I THINK THAT'S WHERE THE STRUGGLE COMES WHEN YOU GET INTO THE STRUGGLE COMES WHEN YOU GET INTO THE CUPS IN THIS AREA. CUPS IN THIS AREA. YOU COULD HAVE A LOW TRAFFIC UNIT NEXT TO A HIGH TRAFFIC UNIT WITH ANOTHER HIGH TRAFFIC UNIT AND COULD JUST SO I DON'T KNOW WHAT THE RIGHT ANSWER IS. I'M JUST THINKING IF WE KEEP THAT IN MIND WHEN YOU'RE GOING THROUGH THIS, YOU KNOW, IF YOU DID ALL FOUR UNITS INTO A FITNESS FACILITY AND THEY ALL HAVE CLASS AT THE SAME TIME, PARKING IS GOING TO GET PRETTY BAD, RIGHT? RIGHT. AT THE END OF THE DAY. OTHERWISE, I THINK IT'S A COOL LOOKING BUILDING.

I don't know if this is solution, but I know the neighboring property every time I've driven by that has about. 200 empty spaces.

Exceptions. Yes, what's up? Well, so so what you could do and with this too is is design the parking for the code like you've done and land bank what you don't need. So it's there if you ever get a user that for some reason needs a lot of parking spaces. then at that point they can they're able to it's already designed it's already approved and just you get your engineering permit and you can you can you know develop the additional parking but yeah no one wants to see you especially it's a beautiful wooded site you know you don't want to see you cut down all the trees for parking you're never going to use thank you i'm good now okay mr jones

Thank you. Yeah, so I like the site layout. It appears you've taken great strides to preserve a lot of the natural features of the site, which is great. I really like the building design. It's something a little bit different. It'll certainly stand out, but I don't think in a bad way. And that being said, I'm not... I don't know that I want to spend a whole lot of time discussing it. If this is a possibility that, you know, if you actually are going to need to get approval from, from another entity, uh, before you could even come to us with something like this. So I think that that's obviously the next step for you is to make sure that, you know, and I would hope that you could come to some kind of an agreement with the, with the original developer to make this work the way you show it because. My guess is that those restrictive covenants would not allow you to build anything even close to what you're showing us here. So hopefully that can be worked around because I think, again, I really like what you're doing. I think it will work nicely with the natural features of the site. I think it will blend well with it. So really, that's all I have at this point. I think, you know, if we can move forward with getting that agreement, then I think that this is something we could probably get behind here. And I do agree fully with developing less than the required number of parking spaces and just land banking the additional required area.

Thank you. Mrs. Smith? I agree with what my fellow commissioners have said. It seems like a critical step for moving forward is getting in touch with Beacon Marshall.

Mrs. Apple?

Nothing more to add. I agree with them. Thank you very much. I would agree, too. Thank you. Can I get a motion, please?

Sure. This is another preliminary one. So are we thinking of approve the conceptual plan on this one? Or yeah, that's kind of where I'm at with it.

Yeah.

OK. And we do still need condition number one, since they're Yeah. Okay. Based upon the findings of the fact, I move to approve the Northmore Studios Conceptual Development Plan with the following. One final development plan will address the outstanding items outlined in this report.

Second.

Will call, please.

Smith.

Yes.

Apple. Yes. Jones. Yes. Belcone. Yes. Del Regno. Yes. Motion carries.

Great. Thank you. I look forward to seeing the rest of the plan. Thank you. Next item on the agenda is Serpentini Chevrolet Development Plan on Detroit Road. Do it.

Yes, this is for an accessory structure used for detailing and paintless dent repair. Light paint work was constructed on their lot without permits or prior city review or approval. According to the application and cover letter, it's a 1200 square foot prefabricated structure. It was originally purchased as a quote. carport and they state they were unaware that it required permitting. It's not attached to the main building functions as a separate repair area. Building and fire department inspections confirmed dent removal, body work and limited painting occurring within the structure. It's located in an area that previously held about seven parking spaces with a small lawn strip and one tree also removed. building department structure was constructed without any review permits or approvals from the city no certificate of occupancy was issued there are many inherent problems with this structure that cannot be vetted until a formal plan submittal takes place that's construction plan building department but I will name a few. This is a separate building closely constructed to the main structure. The Ohio Building Code addresses multiple buildings on the same lot and their separation distance. The erected structure appears to be constructed on and attached to an existing parking area. Therefore, no footings or foundation are present to protect it from frost, heat, and movement. This presents a significant issue because the new building's utilities come through the wall of the existing building, and are subject to the movement of the structure. The current use of this unpermitted building is an S-1 and would require fire suppression. As the existing building currently has, bodywork slash painting was witnessed being performed. This work requires a proper exhaust system, a spray booth, and fire suppression. uh the fire department one limited spraying spaces shall comply with sections 24 04.9.1 through 2404.9.4 uh 20 25 0 fc 2404.9 i'm not going to read the rest of those don't worry So and then Mr. Freeman has said identify the type of mountain materials for fine finishing to be done to determine if a suppression system or spray booth is required. The next one has to do with protection against sources of ignition being provided. Radiant tube heating observed in close proximity to spray finishing on site visit March 2026. And there's a number of other items after that. And the last one, number seven, is to show egress lighting on the south side between the buildings. Guide plan does designate this for special commercial that does include automobile dealerships. Zoning code requirements, body shops are permitted in conjunction with a new automobile dealership. has to be franchised automobile dealership in this case body shop are permitted accessory uses to such a full-service franchise automobile dealer only provided these uses are in the same building as the new car sales room all body work shall be performed in a soundproof portion of the building so this would require a zoning modification because the body shop is not located within the same building as the new car sales room and i actually doubt that it's also a soundproof portion or soundproof building as you know this is what gives you the authority to grant zoning modifications and the performance standards that would need to be met As far as the box score is concerned, I've just gone over that it's not connected to the building, the main building. It's not a soundproof building. As far as the design review requirements go, it would require modification for more than 66% of the building to be of horizontal metal siding. I didn't go over that. It's fully clad in a metal siding, taupe metal siding with white doors and black roof and trim. So color scheme is acceptable. It's a metal siding that requires some modification. It's located in a rear area of the building. With that said, it does require the modifications and just the standard condition in the report. Thank you.

Thank you, Mr. Bonnell. Welcome.

Thank you. Ryan Serpentini. So obviously Serpentini Chevrolet. Address is 701 West Lakeside Avenue, Cleveland, Ohio 44113. And then just obviously to start off, Unconventional because it's already up. When this idea was presented to me, it was presented as a shed that was going to be used for paintless dent repair, which is what we use for most car dealerships have vendors that come onto the lot and they do these things out in the open. So this would be something that we could put a couple of cars in and do that. So we're actually not a body shop. We're not looking for body shop permits. We don't do any outside businesses with any customers, insurance companies or anything. The only thing that this was used for is for all of our used cars that have any paint or dents that need repaired, and then wheels possibly getting painted black, but not for any revenue-generating purposes as far as a typical body shop would go. So not quite under the same jurisdiction as what we would be looking for for that.

Thank you. Would anyone from the audience want to speak on this one? OK, we'll start with Mrs. Apple.

OK, well, oops. And now we need to figure it out. So do you have the fire suppression and the ventilation are concerns. I would imagine they're concerns to you as well. So is there a plan to?

So we halted everything once, obviously, this happened. We're kind of going through this to get the approval and once hopefully if we can get a conditional of once we get X, Y and Z done, we're willing to work with you guys and do whatever we need to do on our end to get those types of things taken care of.

OK, well I guess I would want to know what the plan was and I'm also concerned about Mr. Graham's mention of the no footers so it you know. Could be a victim of Frost TV said or. Yeah, so. I thought you would come to us with a plan on how you're going to fix those things or fit it in here.

So I mean, we would be happy to install any of the ventilation and all of the concerns as far as that goes. We would be willing to install and work with the fire department to make sure everything was up to code. Now, as far as footers go, I'm assuming he's referring to the space between the building. Is that what he's?

I think he was actually referring to the structure itself. Yes, exactly.

He's referring to the structure itself.

Yes.

Yeah, one way of doing that. What's that?

Yeah, one way of fixing that. Just take the building down. Yeah, you gotta remove the building. We're gonna fix that.

So I. I mean, I I guess I I don't know how to approve something. If I'm approving you say yes, you're going to fix the litany of issues that we have here. And I'm glad you've halted everything because that's good. And I appreciate what you were doing. So at your other dealerships, this is just done out in the open. There's no cover.

So there's more space. There are other dealerships. So they have a lot more areas. Some of them have body shops that are already built and attached. So they can do things in those areas that have the ventilation.

And you don't have a body shop outside at all?

No, correct.

Well, you need to fix it. So that's where I am. And I think the footers need to be in because that's what should have been done in the first place. I don't really see a lot of wiggle room there. THAT'S WHERE I AM. THANK YOU.

THANK YOU. MS. SMITH? I'D LIKE TO SEE YOU COME BACK TO US IF INDEED YOU NEED THIS FUNCTION AT THIS SITE AND YOU CAN'T DO THE WORK AT ANOTHER SITE BECAUSE IT SOUNDS LIKE I THINK YOU'VE GOT, WHAT, SIX OR EIGHT DEALERSHIPS, WHICH IS, YOU KNOW, QUITE AN ACHIEVEMENT. I'D LIKE TO SEE YOU COME BACK TO US IF IT'S NEEDED AT THIS SITE WITH A FULLY COMPLIANT PLAN THAT WE COULD ACTUALLY LOOK AT. SO THANK YOU.

jones thanks yeah i have nothing to add yeah councilman right now there's i don't even know what you come back to me with to be honest it's it's a tear down go get your permitting do the right thing slapping it up there as a shed is not going to cut it no footers on it is your is the is there's no fixing it it is it's got to come down i hate to tell you that but there's no fixing that i i how long has it been up a little over a year okay yeah so it's there's you can try and convince me that you're going to slip a footer underneath an existing structure and it's not going to work i got bad news for you there's nothing you can do right now to tell me that you're going to come back to me with a plan that's going to bring this up to code um kind of very disappointed to be honest with you that it went this far that we got a citation in march and we're in july and it's been up for about a year so that's you know we got to do what's right for the city and this is not right at all so and and when it comes to working with the city here this is not something that again was

intended to get this far. I didn't realize how elaborate this was, and shame on me for not digging in. Obviously, here I run seven stores, so I have people that

But even if it came to you as a shed, we have permitting for sheds in a residential neighborhood.

Sure, and I would have assumed that the people that were in charge at the time would have taken those precautions. Nothing happened. No, and I completely understand, but we try to work with our communities in doing things, obviously with schools.

I'm really disappointed in this one. I don't even know where to begin with it. If you want to try and come back and convince us of doing you're gonna do something different that's gonna make it bring it up to code When you have the building department in the system fire chief writing us that lengthy of a message.

That's not good for you, sir I'd be fine with taking this to a vote If anybody I mean I'd be willing to table up but I'm also willing to put it to a vote Motion to approve the serpentini chevrolet development plan with the following one modification to allow the structure to operate as a body shop use without being attached to the showroom building are located in a soundproof building and to permit more than 66 percent of the facade to consist of horizontal model siding and two are standard conditions

Second. Roll call, please. Apple? No. Jones? No. Balcone? No. Del Regno? No. Smith? No. Motion fails.

Thank you.

Thank you.

Next item on the agenda is Inch Creative Conceptual Development Plan.

Oh, yeah. So this is an addition at 27850 Detroit Road. It's a 2,300 square foot addition for Inch Creative to provide much needed storage space for their corporate gifts and branded apparel operations. And they are just simply out of space. I learned a lot about this business through this process. So they were founded in 1983. They've owned this property since 1997. It was actually converted from a residential home to an office in 1977, so it's spent most of its life as a commercial use. So they would like to do an addition to the rear that will help them with their operations. It's a lawn area. There's a couple trees there and some shrubs, a sidewalk, and some steps to be removed. And so the future guide plan, the future land use map does identify this as office and office lab in support of this request. Modifications, a couple modifications. I'll go over them in a second. So, mostly okay with the box score. There is a modification for the east setback, Cahoon Nursery being to the east, so I don't think they're going to mind. Also for the rear, there's a setback. That's the I-90 sound wall, so no issues with that really. There's no buffering. There's a 10-foot buffer required between the office building and the residential uses. But if you see where this is being located, it's actually behind the detached garage for the neighboring home to the west. So buffering in that area really provides a little benefit to the neighboring property. So I think a modification to waive that buffering there makes sense. There's no lighting plan. I don't think there's any new exterior lighting as part of this. So if that's the case, then it's unnecessary. The modification for the materials, so the interior addition will be sided. And so it'd be a modification for the entire thing to be sided and not just where it's limited to 66%. This is really one of those form follows functions things, though. Are you really going to require them to do brick or stone for something that no one's ever going to see? I mean, that's your call. So. There you go. This is an aerial I put together so you can see the outline of the addition. And as you can see, it's way back behind the garage of the neighboring property to the west. And then you've got the sound wall right behind it as well. Cahoon Nursery is to the east. That's used as part of their operations. So not likely to be an impact to anyone. So with that, this is a conceptual plan at this point. There's just a little bit more detail that would be needed for the final development plan. And with that said, just the same conditions I mentioned previously.

Great. Thank you. Welcome. Thank you. Thank you. Name and address for the record, please.

Hello. Amanda Romeo, 2526 Candlewood Drive in Avon.

Tom Inch, Inch Creative, 25798 Briarwood, Westlake.

I'm Pat Varan representing Inch Creative. 27850 Detroit.

Ben Stafford with Spicer Group performed the survey and I'm at 6161 Oak Tree Boulevard, Independence.

Thank you. Anything to add to Mr. Bedell's report?

The only thing we're requesting a change is that building separation distance so there's a little connection from these existing building to the new and we're just requesting instead of a 6 foot distance to 10 so we can just. Basically have our separation from 6 foot to 10 foot that would change the rating of the firewall from one hour to 0 hour.

So that would push it closer to the sound wall by four feet. Yeah. So that reduces that setback. And this is, you know, and that's where that sound, you know, you can see kind of trying to find the best picture here where you can see. But I don't think I-90, I don't think ODOT's going to mind too much if that happens, right? The other thing you could do, I know, well, anyways, that's all. That's good.

Okay, anything else? Nope.

Just to answer your questions or concerns.

Great, thank you. Would anyone from the audience like to speak on this one? Mrs. Apple?

Well, I think it's cool. I think it's cool. I'm glad that your business is growing enough that you need to expand like this, and thank you for, you know, even what you just said with wanting to move that. You're already clearly wanting to work with the city to make this work, and we really appreciate when you work with the city. So thank you very much.

Ms. Smith? I fully support it. I think it's a great business and look forward to your future success. Thank you. Mr. Jones?

Yeah, I have no concerns at this point.

Council Member Ragnow?

Are you going to put footers in?

I'M SORRY I GOT A LITTLE HOT THERE.

I'M SORRY I GOT A LITTLE HOT THERE.

I'M SORRY I GOT A LITTLE HOT THERE. NO, THANK YOU. NO, THANK YOU. NO, THANK YOU. I APPRECIATE IT. I APPRECIATE IT. I APPRECIATE IT. WELCOME TO MY WARD, BY THE WAY. WELCOME TO MY WARD, BY THE WAY. WELCOME TO MY WARD, BY THE WAY. I APPRECIATE THAT. I APPRECIATE THAT. I APPRECIATE THAT. WE'RE LOOKING TO GET A SIGN OVER. WE'RE LOOKING TO GET A SIGN OVER. WE'RE LOOKING TO GET A SIGN OVER. NO, THE KEEPING UP WITH THE NO, THE KEEPING UP WITH THE NO, THE KEEPING UP WITH THE JONESES. JONESES. JONESES. BRIAN'S GOING TO PUT THAT

garage up and you guys had to expand too yeah i saw what he was planning so good good hopefully get our own in there it's as beautiful as his so no i have no issues thank you well for you oh sure do a motion so so this is the conceptual so for the final development plan so we'll see one more time here for the final development plan and you There's really not much more for them to show, right? So we've got going to change the outline of the building, make it the six, the additional four feet that you want it to be. And they'll just need a sample of the siding material, the colors that you're going to use. Is there anything else that you think? Is there any exterior lighting as part of this?

We would put lighting at the man door and near any openings that we would need them by the man door on the side.

okay just make sure that you uh include that as part of it and nothing that's like a wall pack that shines straight out you know shielded type fixtures okay and then the deadline for the next meeting is uh july 15th well that's if it's tabled oh that's this is a conceptual plan yeah right we're gonna Oh, I see. That was for tabled items. That's for tabled items. Never mind. Okay, never mind. Just get it in to us as soon as you're able to.

I do have revised drawings for that distance request, so I have those with me tonight if you would like them, unless you would like me just to send those to you.

You don't need to submit them during working hours. We'll do that. Business hours.

Yeah, and you can do that at the same time. I'm trying to think, is there anything else that would be at that time? Probably not, just the...

Oh, there's the fees. There's in the fee schedules change too.

Actually, they're already. They already paid. They're not. Oh, that's right. Yeah, they're not part of that. Okay, yeah, you can contact us tomorrow if you want about that.

Great, can I get a motion?

Sure. Based on the findings of fact, I move to approve the inch creative conceptual development plan with the following one final development plan will be will address the outstanding items outlined in this report.

Second. Roll call.

Jones? Yes. Belcone?

Yes.

Del Regno? Yes. Smith? Yes. Apple? Yes. Motion carries.

Thank you very much. Thank you.

Thank you.

Thanks.

Next item on the agenda is Philip Sirup, site improvements on Rainy Parkway.

Yes, 28025 Rainy Parkway. So this is a prefabricated aluminum access platform and stair system, and it'll be on the west side of the building. Our fire department can't wait for this to be installed. When they've had to go on the roof to do inspections, it's by a very scary extension ladder, I believe. remember correctly so this is really going to fix that for them and it is one of those things this is an industrial zone so there's nothing in terms of aesthetics really that comes into play and and i if not for the fact that the building was pretty much constructed at the setbacks i would be approving it administratively and you would be finding out about it but because of that situation unfortunately We're here tonight, and I can tell you that it is in really the best location for the rooftop access. It will still allow the fire department access where it needs to be. I worked closely with Mike Freeman on making sure this was – that's my drawing down there, actually, to make sure it was the way that he needed it to be for approval. So that will meet their requirements, and the guide plan supports it. Modifications are fine. So the only modification is to reduce the side yard setback by 6.25 feet. And did I already show the neighboring? I can't remember now.

It's been a long night.

So there's actually this, there you go. The neighboring property, it's the rear, it's another industrial property. It's multi-tenant, and it's their rear parking, so I don't think anyone's going to be bothered by it. All right, thank you.

Thank you. Welcome. Okay.

Matt Merkel. And I'm actually out of the Lions Phillips facility that is in 95 Richwood Avenue. And that is... Oh, geez. Blanking on the... Yeah, I'm so used to... It's near Walton, Kentucky. That's what I'm thinking. I just moved to that area. So anyhow, this is a facility that's, you know, under... My advisement on capital projects and things such as that. So we're looking to do this much more as well for the maintenance. You've got a couple of HVAC units on the roof, and the way the guys were getting there, it just scared me. I had to do something like this as well in our other facility, but getting on top of tanks. So, yeah. Yep.

Okay, anyone from the audience like to comment on this? Seeing none, this is Apple.

Guess it's good to be last. Yeah, I guess.

I have no comments, thank you for doing this.

Oh, I do have footers, not this one. We like that.

Yes. Oh, good. And you're not removing any trees. Nope. No. I'm good with it.

Thank you, Mr. Jones.

No concerns.

Councilman Del Regno?

No concerns.

Nope. I agree. I think it makes sense. Can I get a motion, please?

Based upon the findings of fact, I move to recommend approval of the Phillips-Surup site improvements with the following modification and conditions. One, a modification is granted to allow the staircase to be less than 25 feet from the west property line. Two, condition to stripe and mark the fire apparatus access no parking fire lane along the west side to the stairway to keep the apparatus access unobstructed.

Second roll call, please. Falcone. Yes. Del Ragnar. Yes. Smith. Yes. Apple. Yes. Jones. Yes. Motion carries.

Thank you. Thank you. Thank you. Have a good night.

Yes, you as well. Thank you. And go USA. Yeah.

Yeah, that's what I get. Long drive. Next item on the agenda is ordinance 202677, AC Orthodontics Bay Pediatric Dentistry Sign Plan Conditional Use Permit.

27519 Detroit Road. As you may recall at our June meeting, you approved a new sign at this location with a condition that 1996-55, condition number 6, be amended. That's the conditional use for this to permit a 25 square foot sign with interior illumination. And this actually does that. This is the formal process of doing that. Now it comes back to you as an actual formal ordinance, 2026-77. Great.

Thank you. Comments on this? No. No. Okay. Can I get a motion?

Yes. I move to recommend that council approve ordinance 2026-77.

Second. Roll call, please. Del Regno?

Yes. Smith? Yes. Apple? Yes. Jones? Yes. Belcone? Yes. Motion carries.

Thank you. Miscellaneous? Yes.

None.

German, we're losing 1-4-5. Yeah, 1-0. Oh, they just tied it up. Oh, they did? Yes, I see that.

All right, look at that.

Tillman, nice.