Planning Commission - Regular Meeting

I'd like to call this August 3rd Planning Commission meeting to order. Can I get the roll call please?

Del Ragnall? Here. Smith? Here. Apple? Here. Jones? Here. Balcone? Here. We do have a quorum.

Thank you and we'll have our recording now.

The West Lane Planning Commission complies with Ohio's Sunshine Law. The procedure. The meeting will be called to order and the clerk will take the roll call. The commission will then approve the minutes of the previous meeting. The council representative will then present the council report. Commission business. When your project is called, please come to the podium. Place your drawings on the document table and they will then be projected on the screen for all to see. The applicant or representative making the request state their name and address for the record. Please make a short presentation speaking into the microphone. Everyone making comments or presentation to the commission must speak into the microphone. 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 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 the public comments. Again, we ask that people speak one at a time. The planning commission members will have an opportunity to make comments and ask any questions that they may have. The commission will then take action.

Great, thank you. Can do we have a Council report? Councilman right now?

Nothing to report.

OK, thank you. I will go right into. No, I'm sorry. Approval in minutes. Sorry about that. Can I get approval for the July 6, 2026 minutes?

Yes, motion to approve the minutes from July 6, 2026.

Second roll call Smith. Yes Apple.

Yes Jones. Yes Falcone. Yes Del Regno. Yes motion carries great.

Thank you. Now we'll move into business. The first item on the agenda is Rowan storefront and sign plan at 225 Main St.

Yes, this was tabled at the last meeting. There are a couple of different options. Instead, option one is a metal rain screen panel design, two existing ventilation louvers. It's in a French white color, which is an off-white color, a rowan pink colored storefront system, and a matte white tile base with a pink fabric awning and gray frame. The second option is an exterior plaster facade, two existing ventilation louvers, an oak buff colored storefront system, tile base in cream color, and black fabric awning with a gray frame. So the existing storefront system will remain just in one of the two proposed schemes. Facial wall signs, they did reduce the size of the facial wall sign slightly. It still is a little bit over in signage, about 4.5 square feet, I think, over, no, 5.02 square feet over. Not bad for that, really. So decision though to make about that pink awning and storefront in option one, it was determined at the last meeting that that does qualify as signage. So if you wish to approve option one, the proposed signage is 5.02 square feet over the limit. Awning is 45.6 square feet over. The storefront systems and doors are about 32.8 square feet. So that puts it at 83.42 square feet, give or take, of total signage that's over the limit. Option two, that's just the signage is just a little bit over for that. So both options require a waiver from the master sign criteria. Both options are okay in terms of the materials being used. It's just the color is really what counts here. So as I said, the sign did get a little bit smaller. Also, it was red letters before. Now it's going to black. Not sure why they decided to do that. Maybe Mick can tell us when I'm done talking. So as I said, pink awning, black awning. No change to the banner. No issues with that either. That's the window sign. No change to that. That's allowed per the master sign plan. OK, so no change for that. Window graphics are fine, no change. So where we mainly see the changes are the color palette has changed. And there's some good examples of that, so it was previously all pink. Option one is mostly white. You've got the pink awning. It doesn't really show up very well, unfortunately, on this screen. It's kind of washing things out. But pink awning, pink storefront system, off-white colored background. And here we're going with that very light tan color background with black awning, black sign. Yeah, sorry, that's just washing out, isn't it? OK, so if you are ready to approve tonight, It will be with a condition either for option one or option two there's a third condition about a fire department comment that that be addressed and Then as far as signage goes that kind of goes along with it as well the term depending on which option you choose Choose the appropriate condition. Thank you.

Thank you. Welcome.

Hi McFar stark enterprises 629 Euclid Cleveland

Anything to add to Mr. Riddell's report? No. Any reason why they changed the color scheme?

Well, so I went back and I explained what we all had looked at the first time around. That probably need to come up with a couple of different options that aren't so saturated in pink. I think the first option they still wanted to incorporate some of that. I think, Jim, to answer your question, the newer schemes are all pink and red. That's their kind of newer prototype design. So I think at a minimum, they wanted to get the splash of color up top, which is why they left the banner. I think they're just pulling some more of the pink into it in option one. Option two is a little bit more like some of the old store designs. So, I mean, we like either one. I mean, if I had my preference, I think option one is still nice to get some of their color in there. but we're okay with option two as well.

Okay, thank you. Would anyone from the audience like to speak on this one? Seeing none, I'll start with you, Mrs. Apple. Sure.

Thank you for listening to us. I like both of them. I actually prefer option two, but if my fellow commission members lean towards option one, I could go along with that as well, and I don't have any other concerns. Thank you. Thank you.

Mrs. Smith? I think we talked about this quite a bit last month, and I thank you for all the changes that you've come up with, and I prefer option two. Thank you. Mr. Jones?

thank you um yeah i also prefer option two i i do have some concerns with option one just needing a larger modification too i just think that you know from a code compliance standpoint i would prefer to see option two and actually personally i like option two a little better i i do think that uh i think it um still stands out enough from the surroundings without uh without blending too much so i i think it's i would for option two thank you councilman right now

I can go either way. I appreciate you going back to him and getting changed some things up listening to us, but I can go one or two. I don't mind either of them to be honest.

Thank you. I'm going to say number two is my favorite. I think it just matches the existing storefronts a little bit better and but they still have a little bit of pink on it so they can get their pink. I don't have any other questions. Can I get a motion?

Sure. Are you going to skip to the door from? Oh, we're already there. OK, I gotcha. Alright, so we're option two. Alright, so based upon the findings of fact and moved to recommend approval of the Rowan storefront with the following one condition that the option two storefront is approved and two condition that the fire department comment is addressed. second roll call please appeal apple yes jones yes falcone yes del ragno yes smith yes motion carries thank you and then for the sign plan yes based upon the finance effect they moved to approve the rowan sign plan with the following uh one condition that signage in option two is approved with a waiver granted from the master sign criteria to allow the approved signage to exceed the 40.5 square feet of permitted total sign area for the storefront second roll call please

Jones, yes. Falcone, yes. Dalbegno, yes. Smith, yes. Apple, yes. Motion carries.

Thank you, thank you. Next item on the agenda is Portland Leather Sign Plan at 161 Main Street.

Yes, so this is the former Francesca's Collection storefront signage for Portland Leather. It's a currently it's a it's very traditional storefront white wood panels trim black granite tile base bay window display units 15 light divided door striped awning. So that will be replaced with metal composite cladding and board and patent style and anthracite color. That's the dark color that you see on the screen. Cast stone water table in limestone color, black metal glazing frame, black metal canopy, and new exterior lighting. And the materials and colors comply with the Crocker Park mixed use area design guidelines for the eclectic style color palette. Signage, there's a variety of sign types. There's a facial wall sign. It's about 20 square feet. Blade sign, just about 5 square feet and a banner sign. And they also comply in terms of the size, location and design. Fire Department, they just had a comment about the reusing the Knox box if they would like to do that. So that's the almost a Victorian sort of look. And I must say, I think this actually goes better with that storefront of the masonry that you see above the new design. So this is a Kind of an easy one. There's only one condition from the fire department and there's no waivers required for the sign plan Thank you.

Thank you. Welcome.

All right Make far stark enterprises 629 Euclid Avenue, Cleveland Shauna Suri Portland leather nine three seven six Fernwood Drive, Olmstead Falls

Julian Russell, Jensen Architecture, 2850 Euclid. Great. Thank you. Anything you guys would like to add to Mr. Burdell's report? I don't. Anyone in the audience? Seeing none, Councilman D'Aregno?

I have no issues other than another bag store for my wife. Thank you very much.

Mr. Jones?

Yeah, it looks fine to me. No concerns.

The spent I agree looks fine. I do have a question. I thought Portland leather was only an online store Is this one of the first actually this will be our 20th store?

Really? We have we started last year expanding and we are moving quickly and expanding across the country Interesting.

Thank you.

Hey, this is Apple that your expansion is exciting. Welcome to Westlake and I have no issues with this. I

Thank you. I like the science as well and I'm excited for another leather store too. Can I get a motion please?

Sure. Based upon the findings of fact, I move to recommend approval of the Portland leather storefront with the following one condition that the fire department comment is addressed.

Second. Roll call please. Belcone. Yes.

Delragno. Yes. Smith.

Yes. Apple. Yes.

Jones. Yes. Motion carries.

Great. Thank you very much.

And then for the sign plan, based upon the findings of fact, I move to approve the Portland leather sign plan.

Second. Roll call.

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

Thank you. Thank you very much. Thank you. Good luck. Next item on the agenda is Miniso Sign Plan, 224 Main Street.

No, that was removed off.

Oh, it was?

Yeah.

Never mind. Next item is Church of the Redeemer Sign Plan.

Yes, this is 23500 Center Ridge Road. So the intent here would be to renovate the existing monument sign. This is in the RMF 24 zoning district. It's an internally illuminated aluminum header cabinet with a routed face and white acrylic letters. And you see that on the bottom sign as well. So that part matches. and they would like to replace the old-fashioned plastic letters with an actual digital display. So they will both use the same brick in the same location, and the main change that you're seeing here really is that electronic message center. in the bottom of it the height it's a little bit higher than what code would allow it's only by eight inches though so that's pretty de minimis as far as the setback goes there's no really no change to that it's closer than what it should be but we would just address that with a standard condition about removal if the road is widened As far as total area goes, this is considered an institutional use in the sign code, which allows 24 square feet. So they're asking for modification for 11 square feet more than that at 35 square feet. It's a digital sign. I'm sorry, this might be a little bit confusing. So the proposed sign is 35 square feet and they're allowed to have 33% of that is allowed. So for a normal sign, you know, 24 square foot sign, they'd be looking at about an eight square foot electronic message center so this is much bigger than that in fact it's more like 60% electronic message center which if you look at that your eye tells you that as well by looking at that so it looks like it's about two-thirds of the size so if you're okay with this it will require modification about a 27% modification The illustration does actually show a photograph with some lettering on it. The code actually says it should be a single text color and a second color as a background. I know I said black, it could just be another color though. So that's what the code requires. If they would like it to be something different, they'll have to make that request tonight. Illumination. So both signs, technically they're both internally illuminated, and so they require modification for that. And as I said, there's no issues with the header, and there's really no issues with the electronic message center either being internally illuminated. It's just it's larger than what code requires. and that's your ability to grant modifications at 1223.13 H. So it's an interesting area. Actually, there's office that's across from it. There's some homes that were converted at one point to office, and there's general business that's to the west of it. so that when you look down the road, it really doesn't seem to be the residential part of Center Ridge. It's right on the edge of where it becomes residential. Okay, so Planning Commission recommends, or does not recommend, Planning Commission approved signage. If this is something that you're able to do tonight, there are a number of modifications. I won't read them all. They're on the report, and they're on the screen as well. And one condition that I mentioned regarding relocating at the owner's expense, and that's a standard condition whenever we're too close to the right-of-way. In this case, like I said, it's an existing location, so that's really not an issue. It's more of formality. Thank you.

Thank you. Welcome.

I'm John Bennett, growing electric sign company 4811 Van Epps Rd, Cleveland.

I'm Mary Canzig. I'm 5980 Creekside from North Ridgeville.

OK, thank you. Anything you'd like to add to Mr. Bedell's report?

It's pretty much what we're looking to do is replace the existing changeable copy sign with the message center, which would allow them to better portray what they have going on at the church and just kind of really give the sign an upgrade. So I think Mary could speak a little more to what their planned usage is for the signage.

Great.

Well, the current sign, as you know, is all manual. Very difficult to change, especially during the winters. And it has such limited space that we really could not put out there what our programs are and what our events are. And so with the new sign, and one that we can actually show a picture of what it's about, will certainly help and enhance the program and enable people to understand what the programs are and welcome them. And our church is a very welcoming, opening church. We welcome all. And we've been in here in Westlake for over 70 years now, and we care for this community. So we like to include in our programs folks from the area so if there's any way we can we need to do we need to get our message out and we can't do it with what we have today that's for sure and as you know just putting letters up there people don't often stop to read but I put a picture up there, then they'll know that we have something special to offer to them. And that's what we'd like to do.

Thank you. Thank you.

Would anyone from the audience like to speak on this project? I'm sorry.

Oh, I was checking to see if anyone from the audience would like to speak on it. Seeing none, Council Member Ragnarok?

Um yeah, so Jim think when your statement there is code. Are we allowed pictures now? Yeah, so I think I think it is a owner. You need to recognize that what we're saying code is not going This image that we see up on the screen now of with a with an end with pictures on it, right? It's it's simply going to be letters I want to make sure that that's Understanding of that we don't allow it in the city to have images on the electronic sign and and then I also want to make sure that you're aware that there is I think we can only display so many messages we went through this and it's so many messages in a day um and in the rotation of them is kind of uh specific as well so I think that you know I have no issues with Getting your message out there, I think that's a great thing. I think you just have to understand that you're still going to end up with lettering only, and that's going and might change your thoughts on the size of the sign and the what I'm assuming to be costs of it at that point. And then, again, the other one is just Center Ridge. Center Ridge, four lanes, very, I'll call it narrow lanes, right? Everybody's on the curb. So I think the more imaging that we put out there, the more things that it's, my concern would be people actually at the sign and not at the road at the end of the day when they're coming down that I mean there's not a lot of wiggle room looking left or right could put you into the curb or into the traffic next to you. So that's kind of where. I'm sitting with it right now. I don't necessarily think that the size is exorbitantly high. It's a modification I could see doing, but I want to make sure you're aware of it.

Just to speak to your your concern. The larger sign, having the larger lettering will actually improve safety. So it's more readable. So people aren't focusing. They'll be able to see the messaging much faster with the larger space. So that's definitely, I understand that concern.

As long as your messaging's. Short and sweet and not well, you can't. Yeah, it's pretty much going to be at 35 miles an hour and with that much space. If you try to fill the board, it's going to cause the exact opposite effect, correct?

No, you gotta have the font size sufficient size for it to be effective for sure.

Mr Jones.

Thank you. Just a procedural question first off. Do we even have the ability to authorize them to utilize the full capability of this sign, or is that strictly something that's dictated by city code?

Well, code says they're not supposed to, but that was this modification authority that allows you to allow photographs or more than one color of text or anything like that.

Have we ever done that before?

I don't know. I don't. I have to look into that. I don't have an answer off the top of my head.

Yeah, I can't think of other than a few signs in town that we know that are being operated. You know outside the boundaries of what we allow. I can't think of any that we've ever allowed or any that even exist frankly. Yeah, this is a pretty significant leap into something beyond what what is typically allowed in Westlake, so I'm not in favor of this. I'm certainly okay with you improving your sign, and I'm certainly okay with you putting up an electronic message sign as long as it's operated in a similar fashion to the way other electronic message signs are operated in the city, which is two colors, one of which is typically black as the background, and you're not changing copy. It's just staying static for 24 hours at a time. And I also, I'm going to disagree with Councilman Del Regno. I think this sign is too large. I do think that it's a pretty significant modification that's being requested to make it as big as what's being requested. i'm not saying that i think that it has to be exactly i i could potentially support an increase in the allowable size just to make sure that the copy is readable as you were saying correct because i would agree that you know you need to make sure that the one that's there now i think you could argue as a distraction because the letters are so small and they're hard to read and they're close to the ground so i think that You know, I certainly am not opposed to the idea of allowing something a little bit larger just in order to make it functional and readable. But as far as, you know, allowing for multiple colors and, you know, for anything beyond what's normally allowed by code as far as the amount of times that it gets changed, I wouldn't be in support of. So that's where I stand on it.

Thank you missus Smith. Councilman Del Rey know captured my thoughts on this perfectly. This is not this is something that we don't allow in our code so we couldn't approve it and perhaps Mister Jones is correct if we're not going to have the graphic on there then the sign probably does not need to be as large as it is and maybe we don't need to exceed the height of the existing sign.

Well, I would say that, I mean, when you look at just the sign, it's only five feet tall. But when you add in the base, obviously it raises the profile. So it's not like a giant billboard by any means.

I'm just saying it's a big increase.

And the other thing would be as far as messaging, a lot of communities will have conditions based on, okay, what's your message plan and have it conditioned to adhere to those messages. So that's something that can be addressed. Technically, it's a changeable copy science, what they have on there currently. Technologically, obviously, it allows them to control the messaging without having to physically change anything. I understand what the city's stance is regarding it, but I think it can be programmed in such a way that it will not be... something that people will not be too happy you know they'll be fine with like it's in terms of the conditions of the area I don't think it would be anything that would be all that radical but obviously I respect you know everyone's thoughts on this so

this is ample yes thank you and I agree with my fellow commission members I appreciate what you're trying to do with bringing people in but I can't support the graphic I'm okay with the size of the sign I actually find it attractive and think it will fit that space just fine so I'm okay with that and then yeah then you just are continue when you're posting of messages in compliance with what the. Ordinances for they can change twice a day.

Is that what it is?

Yeah. So but I am I I can see the size of the sign that does not bother me.

It would be limited to a background and text. Yeah, so it's right. It would be very yeah.

Thank you, and I am, I mean, I, this is a number, we've done a number of these signs, and I guess if you look at Dover, if you look at the Methodist Church, if you look at Prince of Peace has one too, correct? I'm not sure if we exceeded for those, but I think those are all, I can read it when I drive by it, so I mean, I think that, I'm concerned this is going to be too big, and obviously you just have to go with the colors and the one time, or the two colors and the one time a day, changing, no pictures, so how do we want to handle this? Do we want to have them come back, or do we want to?

mean i think what we're asking for is a pretty big change from what's being presented so i do think they should have to come back um i thinking about this a little more you know it's knowing what the city's restrictions are on the capability of the sign the colors the graphics and things like that you know i question whether um you know the church In my opinion, I would think that you would want to consider whether the financial investment you're making in a sign that has this capability really makes sense because, again, you're restricted to something. Again, she... know you gave the examples of of the couple other churches that have them i think you know you could think about the schools a few of them westlake city schools have similar signs um and i and i believe also the city is in the process of putting some signs in uh in a couple of locations that that have the remote capability and you know solve the problem that you're having now with about having to go outside in the winter and change the old school letters you know we get that you know we understand that that's a a legitimate you know concern and we would we can appreciate you wanting to address that um but yeah i think you know given our concerns i think it would probably make sense for them to come back okay so we'll go ahead and table it table and you'll work with mr riddell before you do can you just clarify what are they what's going to be different when they come back no picture right and a smaller closer to the code with the size well you know it sounds like we're a little split on that so you know i i would maybe consider i don't know if there's a way to come back with a couple different options or something like that you know because i i i do have concerns with the size and i think um i think i think you do as well it sounds like some of the others maybe don't um you know seeing something a little different might might sway me but you know i do think that it's pretty large um you know again it's the code i think allows for what 24 square feet total and that is 24 and if if that does not include the bit that's just the sign itself not including the base so you're so that your your comment about the base i think is not really not really the concern that we have our concern is the size of the actual sign which which is sitting on the base which which is 50% larger than what code allows. That's pretty significant. So in my opinion, I think that it should be looked at.

Okay, can I get a motion to table, please?

Yes, motion to table the Church of the Redeemer sign plan to the September 14th meeting, and the deadline to have the revised plans is August 26th.

OK second. Roll call please.

Smith yes Apple yes Jones yes welcome yes Del Regno yes motion carries great.

Thank you very much. Appreciate it. Next item on the agenda is the Ironwood parking lot site improvements at 688 Dover Center Rd.

Yes. So you actually approved this back in 2025. Work was not able to commence within one year of Council's approval, so it has expired per Section 1220.09. And unfortunately, if we had just received a request to extend, then we wouldn't be here tonight because nothing has changed. Zoning hasn't changed at all, and it expands the existing parking lot shared by Ironwood Cafe and Cavoli's, so it's needed more than ever. There'll be around 22 parking spaces when completed. Our engineering specifications will be met. There'll be a driveway to Vineyard Road added, and like I said, this is everything that you've seen previously. And normally, if this hadn't expired, it would be just simply you'd be receiving a letter saying, please give me another year. So this will allow another year, although we're going to hear that this will be underway soon. So if you do agree, the draft motion has the modifications and conditions that were approved back in 2025. Thank you.

Great. Thank you. Welcome.

Thank you. Rodney Johnson, 688 Dover Center Road.

Anything to add?

No, I mean the plan is to continue as is. We just ran out of time and money with other projects going on so. It came and went faster and I even knew so got it, but anyone from the audience like to speak on this one.

I've seen the Mrs Apple.

I know I've I was not on planning Commission at that time.

they liked it then and i don't see any reason not to like it now so i'm okay with this thank you mrs smith uh i think you made some changes based on a request you know we we went through several iterations of this and you came back with something that we like so i accept it as is thank you mr jones i echo mrs smith's uh comments i'm good with it we already went through it once and this is what we landed on so it's fine great councilman oregano

uh just remind me so are we doing what the back to vineyard what's going on with the access there is it was that that if i remember correctly they don't have a gate yeah across it we're installing a steel gate that'll be closed and only in use when the city okay the knox box is what's going down at that end okay and then uh mr johnson did you get your

land back i guess i'll say did you have a conversation with the individual who's encroached um yes i've had several conversations with them and we were waiting till this was taken care of until we address it again very good okay um i have no issues great i don't either um can i get a motion please yes

Okay, based upon the science of fact, I move to recommend approval of the Ironwood site improvements with the following. One, modification for the parking setback to be less than 60 feet and the buffer setback to be less than 50 feet. Two, condition that seven foot tall evergreen trees with tree species approved administratively. A locked gate with Knox boxes installed for the driveway to Vineyard Road with design and location approved by the engineering department. A permit is submitted for any new parking lot lighting in the future. And new parking spaces on the south side of the lot are used for employee parking. Three are standard conditions.

2nd. I will call please Apple.

Yes Jones. Yes Falcone. Yes Delregno. Yes Smith. Yes motion carries great.

Thank you very much.

Thank you very much. Have a nice evening.

We're going to do a quick flip because this next one will go pretty quickly. We're going to do ordinance 202688 conditional use permit 1st. So I think Mr Burdell is getting that pulled up and then we'll jump right back to Julie Billy Art School.

You already read it?

Yes, ordinance 202688 conditional use permit for 28045 Rainey Parkway.

Yes, this is a conditional use permit to occupy a tenant space and we'll learn more about the business and how it functions. It will include a sensory gym and therapy rooms. hours generally monday through friday 10 to 6 saturday sunday 9 to 5 nothing out of line for that district it's actually an industrial district that also allows office uses and recreational uses with conditional use permits so that's the reason for them being here tonight so the west side does lack similar resources their business is on the east side we'll learn more about that it It does not generate objectionable noise. The environment is quieter than a typical gym would be, and it's typically low traffic, appointment-based traffic, so it fits well within the industrial district for that reason. There's ample parking available. You'll see that in a minute. It's let's see, I think most of this they can go over a lot of this stuff right there as well. This was reviewed at the July 9th PZL Planning Zoning Legislative Committee. That's a subcommittee of Council where it was discussed. And. Was explained the business was explained hours were discussed staff and client volume other building tenants 88 parking ramp accommodations and council members did support the CUP which is why you're seeing it tonight Mr. Del Ragnall can comment on that Guide plan does identify this as industrial in support of this use. As far as the standards for evaluating conditional use permits, there's really only a couple, and that's that this use would form a harmonious part of the industrial district, taking into account convenience of access, relationship of one use to another, and also hours of operation, concentration of vehicles is not more hazardous or dangerous. If there's any reason that you think a safeguard and or condition should be necessary You're allowed to do it under the code Also, since this is an industrial zone There's also some performance regulations. There's really only one that comes into play and that's that it Take place within an enclosed building, which this is And I think that speaks to safety so This is the location. And they've provided a lot of really great information too that I'm sure you've looked over, but I have it all here too in case you need it. And this is one of those things I don't have any recommendations other than just to recommend approval or not. Thank you.

Thank you. Welcome. Thank you. Names and addresses, please. Hi, I'm Vicki Jablonski with LDC Westlake 28045 Rainy Parkway.

I'm Alexandra Plex 700 beta Drive suite 300 Mayfield, Ohio Connor plots 700 beta Drive suite 300 Mayfield, Ohio. Great.

Would you like to anything to mr. Burrell's report I

I guess I'll just touch on the business as a whole. So we are an inclusive play space. It's created for children of all abilities to kind of play together. It was it is an international franchise, so it was started in California. We opened the first Cleveland location in 2023 and things have been amazing. So we're really just looking to expand services to the West Side as well. And then About a year after we opened We Rock the Spectrum Cleveland, we included a, I started a separate LLC, Array of Sunshine, and that's our therapy clinic. So all of the staff that work in the gym are therapists, both occupational and speech, and we operate the clinic as well.

Great, thank you. Anything else you'd like to add? Okay, would anyone, would any of the audience like to speak on this project? Seeing none, Councilman Del Rey, no.

No, other than to say that they were before PZL. Very impressive group. Appreciate what you're doing. Definitely is a needed item here in the west side. Very good space for it, in my opinion. I think it fits where it's at and allows, opens up their services to a wide array of people. It's easy access from 90, so you've got a lot of traffic the parents can come in and also enjoy our cracker scene so i think it's a really nice location for them but i think their services are desperately needed and i fully support it great thank you mr jones thank you yeah i don't have any concerns with uh this uh use at the proposed location um and um as far as uh

what you guys are doing i think it's fantastic i just wish it had been available 15 to 20 years ago that's i really wish it had been so i'm glad to see you coming in that's great thank you thank you mrs smith uh i agree with my fellow commissioners i think it's a great service to be able to provide to our community thank you

This is Apple.

I agree. Welcome to Westlake. We're excited to have you here.

This is very exciting and I have no issues. Thank you. I agree with my fellow commissioners. Welcome. Can I get a motion please?

Yes. Based upon the findings of fact, I move to recommend approval of ordinance 2026-88.

Second. Roll call please.

Jones. Yes. Falcone. Yes. Delragno. Yes. Smith.

Yes.

Apple. Yes. Motion carries.

Great. Thank you very much. Thank you all very much.

We appreciate it.

We're gonna keep moving the agenda around, I'm sorry, just because these next two are really quick. Ordinance 2026-90 is going to be tabled. Can I get a motion to table that?

Motion to table Ordinance 2026-90 to the September 14th meeting.

Second roll call Falcone.

Yes, Del Ragnar. Yes Smith.

Yes Apple.

Yes Jones.

Yes motion carries motion carries and the next one is ordinance 2026 dash 84 amending the use of the zoning code for definitions. This is real quick too.

Yeah, so this is actually coming from staff from our code enforcement officers in coordination with the law Department. This will add a new subsection defining hedges to Chapter 1203 definitions. And so it will provide a clear definition to ensure consistent application of vegetation-related regulations. So this really strengthens enforcement activities. And I found that the word hedge is actually used throughout the zoning code and then in other city codes as well. So I think this will be very useful. Eventually. And it was at the PZL meeting back on the 9th as well. Council members did support the amendment. Thank you.

Great, thank you. Would anyone from the audience wish to speak on this ordinance? Seeing none, Mrs. Apple? I support this. Great. Mrs. Smith? I also support this. Thank you. Mr. Jones?

Yes, I'm in favor of it.

Councilman DiRagno? No.

I'm in favor, just let everybody know that Mr. Vidal counted how many times and had that in his presentation to the PZL. Hedges shows up, but I am in support of it.

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

Yes, I move to recommend that council adopt ordinance 2026-90.

second roll call please tell Regno yes Smith yes Apple yes Jones yes Falcone yes motion carries great thank you all right so now we're back to Julie Billy Art School conceptual development plan 3600 Crocker thank you for letting us get through the other items welcome again thank you good to see you again

Okay, so let's maybe we should just go through the items that have changed there's an awful lot here as you know There were some issues in terms of the fire department. They've been addressed There's now access that they need there's they added a another access point to the building and they've changed some things around With I believe a hydrants been relocated So it's actually meeting their requirements now There's now a buffer plan. I guess I should point out this is a conceptual plan too. So we this is actually a little bit more detailed than what we would even have for a buffer plan. So they actually have that worked out. That's why you see some of these things that say to be determined. Retention, HVAC location, screening. Those are things that we'll see with the development plan, for example. One of the things I think you'll want to talk about, obviously to help them out, will be how is the cladding going to work? OK, so as far as the changes go, I went sheet by sheet. I hope I didn't miss anything. It was like, you know, looking at those those two drawings side by side, trying to figure out what what's changed. So the first thing is with the site layout plan, the fire access drives added to this and subsequent sheets. There is a under the next one C2.0. This is the site grading plan. So the mound at the rear addition has been regraded. So you can see it stretches farther to the south and then you're also going to see those fire access drives show up as well. Next one, so utility plan, storm drain added between the existing building. In the addition, fire department connection relocated there. I said hydrant, that's what I meant. Sanitary sewer shown, relocated a utility pole, existing hydrant to remain shown, electric line relocation shown. So again, it's a little bit more detailed than what you would normally see, but helpful nevertheless. And things that really can't change much anyways. Then this is stormwater management plan. This is something that you don't really, this is not within your purview anyways. ever site electrical uh plan uh no changes made so no new drawing was submitted for that same thing for this other one it says site elect electrical demolition plan nothing on the outside that changed site lighting calculations again nothing changed there from what you've seen previously again a little bit more detail than what we would normally see at this time but that's fine landscaping plan this has changed this is showing that additional buffering so as you see the addition you'll see the circles at the bottom we've got some red sunset maples which and then there's also an opaque board on board fence I believe it's board on board and then an arborvitae hedge along that edge as well Let's see, this one right here is just updated to show the fire access drives, regraded mount, and additional buffering. This one right here was updated to address the fire department review comments, as was this drawing. With this one, no changes were made, so no new drawing was submitted. Same thing with this one and this one and this one. OK. So this actually is the same drawing. It just looks a little bit different the way they've done some of the shading. Here what we're seeing this was a suggestion to try to do something. This was suggested at the last meeting to break up that long wall. Is there something that could be done by adding some masonry? I'm not sure. Bonnie, I think this was your comment. I'm not sure this is exactly what you meant, but that was what they came up with. Same thing with this one. I think we're going to see that happen. Let's see. So here with the same drawing, July to August really doesn't change much. There's one door, one little exterior door that you see in the middle. See, it goes to full glass. That's in that interior courtyard. No issues with that, obviously. And then here you're seeing that masonry in the middle drawing, the masonry that gets added to the corner just to break up that long, expansive wall. That's all the same cladding material. Many of these things are not changing dramatically. This was requested at the prior meeting, Planning Commission meeting. So this does, at the bottom, that does have that cross-section view showing the relationship between the addition, the proposed buffering fence, and the neighboring homes. Sorry, that jumped. This just further illustrates the buffer in plants. And then here we're seeing in 3D view of the change in masonry. So this is a conceptual development development plan. This is something that you approve. This does not go to Council and this gives them the go ahead to move forward with the final development plan that Council will will will approve. Thank you.

Thank you. Welcome. Name and address again for the record.

Lanny Davis Frecker, Julie Billy Art School 3600 Crocker Rd.

Jeff Meyers, DS Architecture, 1020 Huron, Cleveland, Ohio.

Nicholas Family, DS Architecture, 1020 Huron, Cleveland, Ohio.

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

Well, I think the only thing that our team would like to add is that we've heard the concerns with both the committee and the community, and we're working, and we've worked towards trying to address some of that, and I hope that we can, you know, together find a resolution to make the community happy. So thank you for having us again.

Great. Anything else?

No, it was mentioned that, you know, there's a lot more detail provided than typical. It's because we want to make sure we're telling the whole story, so we went ahead and did a little bit more.

Thank you.

Did I miss anything? It wasn't easy to go through page by page like that.

I think you did a great job. I don't think that we have anything else to add that you didn't hit on, so great job.

Actually, let me just say, I do have one thing to add because we did receive a letter with some concerns from the community, and the one thing that's may be difficult to address in a drawing form, in an architectural form, is there's some concern about tree removal and the safety and the validity of a contractor who might do that. I just want to alleviate any concerns. In our industry, we hire people with the right bond, the right insurance. And that is absolutely part of what an architectural project is, a permitted project, a construction project at this scale. So there should be no concerns about the professionalism and the insurance that would encapsulate anything that happens on the site during this project.

I think we probably have some residents here that want to speak on the project if you want to come up. And of course, state your name again and address for the record. And we'd like to keep it around two or three minutes if that's okay for the comments.

And do you have, did you bring any drawings? Because sometimes it's going to be easier for you to point there than it is to try to do it on the screen behind me.

Val Edmonds, 3741 Trenton Court in Westlake.

I'm sorry, I didn't get what your name was.

Val Edmonds, 3741 Trenton Court in Westlake. Welcome.

May I ask you to describe the buffer plan one more time? I know we've got 10 feet. Do you want to speak in the microphone, ma'am?

I'm sorry.

The fence will be between the school and us. Where are the plants going to be located?

Let me just pull up some drawings here that will help illustrate that.

Thank you. In the meantime, I will mention that the group did not reach out to us at all. So based on recommendations from our attorneys, we did hire a surveyor and had the property line marked. So that's been done. So now we have a visual of what we had been asking for on where is the property line and how is that in relation to our homes. And one of the things we did notice within that buffering zone, there are quite a few trees that could stay in place that would help with our privacy. And what we're trying to achieve, which is to keep trees.

I have it ready. Okay, so just to kind of walk through where this plan kind of originated. So this line that you can see my hand tracing is going to be the new fence line. And so that's a board on board fence, a pretty traditional fence for a residential neighborhood. And then beyond that, you can see these smaller circles, these smaller forms. I want to say it's 38 of them. That's an arborvitae, and that's an evergreen plant.

I know what it is. But when you say beyond that, you mean in front of the fence?

On the school side. On the school side. So fence, arborvitae, maple, and then the planting bed with the additional planting.

So what's planned on the homeowner's side?

You'll see the fence.

That's all we're gonna see? Yes. Okay. So that really does detract from what we're used to seeing now. We've got trees and it's very peaceful. We've been in place in that community before the church was built, before their community center was built, and before Julie took over the school. So we have a concern. Okay.

Thank you for explaining that. Thank you. Would someone else like to speak on the project?

Hi, Nick Grady, 3646 Guilford Court. I'm still lacking a little bit of clarity just based off some of the concerns that we brought up in our last meeting with some of the properties here. So I had mentioned we're one of the properties that is likely impacted the most here. And I'm not, you know, I went through the plans in detail that were posted on the agenda and read through all of these. And I'm still, when I stand in the backyard, unclear on where, like, I see it here, but these canopies are a little bit deceiving. I was under the impression based off our conversation last time that there was a recommendation for us to see an actual visual of what this buffering zone would look like from our backyards. And I'm not able to really gather that. So I see the plants, I see the arbor ready, and it looks like on the other side of the fence that will look nice. But on our side, when we're standing in the backyard, We obviously have the tree concerns. You addressed that. I get that you'll have professionals in place for tree removal. We're still a little unclear on what things are looking like for us on our side. Even in some conversations from the last meeting, we thought we were going to be getting that. We're not seeing that. To me, that raises a bit of a concern on the priority level for that, personally. The board on board fence, too, I do think is a concern. Depending on what type of material is used for the board on board, obviously, and I know everybody in the room likely knows this, but that could be a five to 10 year fence. With the state of the fence on the Julie Billiard property currently being very dilapidated and leaning and almost falling down in some areas, we'd like to know a little bit about the maintenance plan for whatever buffering is there. Is it on the woods? Is it on Julie Billiard? Me personally, I hope for longevity for Julie Billiard to be occupying that property and carrying out their mission. But in the offset chance that in 10, 15 years, a new occupant takes over that land, moves, how is that going to work? Because we're doing a significant land removal, fine. But when all of this property changes and we are left there for 20 plus years with this alteration in this fence, What's the plan going to be? I would like for us to really be able to reconsider another material to be used for this buffer and for this barrier. I read the notes on the concerns of budget in respect to a nonprofit. I understand that there's a budget. I've been a part of capital projects for nonprofits for many years as well on my end. I'd like to urge for maybe a potential another material used in the beginning so that that could last over time to just make the neighborhood be able to be sustained if we're welcoming this project next door for us to have some of that space to where we're not concerned with dilapidated material wood that needs replaced a new occupant potentially that doesn't see the same value that we do we have a front barrier on crocker that's brick that's been there over 30 years and it's lasting very well i think number one seeing what this actually looks like from our backyards in a print that's different than this that on the bottom right doesn't tell me anything number two really please reconsidering the material that's used on the buffer and then we also are still lacking clarity on the light pollution question that we offered as a concern the last time as well so we would love to hear more on that and again know with an expansion of a project i think it's important for us to consider years down the line who's going to be there for the long term and the investment up front to make that a lasting success in the city of wesley thank you thank you uh would someone else like to speak on this anyone else welcome hi hi welcome um

Terry Mahaney, 29641 Washington Way. I received the notification that I could have some hopefully minor impact to my residence. I'm coming in late. I wasn't at the first meeting, so I'm assuming that these plans are all available online through the agenda. for this meeting or the prior meeting that was already established. Yes, there's a link on the agenda, you could click. Thank you, I will do that. So I don't have any information about exactly where this is going and how it could potentially impact my property, but that's because I'm delinquent in getting my information together, and I will do that. The purpose of me coming up here right now is to totally support this gentleman regarding the board on board fence that Juliette Bilyard wants to use. Having been a resident on Washington Way for 30 plus years, when Velary bought the property directly behind our homes, we were given no consideration from the building commission at City of Westlake. Our backyard properties were completely destroyed. Velary's contractors took down more trees than they were supposed to. We had to have council members come out, but it was too late. The trees are gone. Mounding is gone. Fence is gone. And I will say, when Church on the Rise was built, we negotiated with them, mounding and board-on-board fencing. They never maintained it. So boards would come down, and we, as backyard property owners, were responsible for going up and re-nailing up the boards. They were old. They wore out. And once that land was sold to Volari, we lost everything. So I totally support this gentleman's concern about getting a Better building material for the fencing that's going to go around the Juliet billiard Edition Thank you.

Would anyone else like to speak on the project? All right. Would you like to address any concerns that you just heard?

Yeah, we appreciate and always want to work with the community. We we are following all the regulations to the concerns that were brought up today on the board on board the planting the buffering the mounting all per year code. So 100% in compliance with the items that are being being brought up today I can appreciate the concerns but you know that the code that we're following is for the whole city of Westlake and I I don't believe that we should be held to a different standard than what's required by code and we're meeting that and so some ways exceeding it so that's my that's our response to that what about light pollution Yeah, we were within code implants you wanna yeah, I can address it.

I mean the light pollution one we do have a new lighting photometric plan that addresses there's there's zero light that would be Leaving the property from what you have currently The building itself will have roller shades for you know operable Blackout and and Shading mechanisms and you know, that's the concern of light fault really should not be of any concerns of this community It's clear if we could I don't I don't have the photometric plan I don't think with me because I was the last submission but you should have zero interruption to your to your property with all the new lighting because we're only replacing and removing or relocating one of the existing lights and

then what about the i i kind of agree that picture we were going to see like looking at the school from the backyard i mean i see you have a cross section but not anything like photoshopped or it's really difficult when you have this amount of green and private property to access private property and create that image i mean it's

We understand that, but it's still, with the amount of green that's there currently, if it was winter or we had a different opportunity, we won't be able to, you will not be able to see the school currently, as you can see even with the images that we have, without access in your property, that you are unable to see the school. And the sight lines with a 12-foot arborvitae shows clearly that you won't even see the new school addition. It's lower than the building. So, I mean, for our next round, we can certainly look at meeting with the community, but it's a very difficult...

image to create when you have that much greenery. Yeah, and it comes down to you're going to see a board-on-board fence. Obviously, I can speak for Julie Billiard, that will be maintained. As far as in the future, there are mechanisms in place if something is dilapidated to go through the city, if it's not Julie Billiard owning the building. But you're going to see the trees that are going to remain, the fence, and then above that, you'll see some tops of the Arborvitae, and then beyond that, the maple. You should not be able to see the school at all. And that's what this cross-section is trying to to depict for you Thank you.

All right, I'll turn it over to my fellow commissioners. Mrs. Apple.

Sure Mr. Burdell, can you go I think you had a slide that showed the school and then the surrounding resident properties the cross-section of the neighborhood Does that sound familiar I

Was it this one maybe?

I thought they keep keep going. I thought there was another one. Maybe I just. No, there there should be one with a with a whole residential right with their lots blocked off that I thought that's what I was. I thought you I thought you went. This is a lot. OK. Alright, so that's your addition I see and. And that property where you're building the school, that was always zoned that something could go in there, right?

Well, yes, zoning has not changed. No recent change to the zone.

No recent change to zoning. No. Okay. So there was always the opportunity that you were going to build something there and you have the space to expand. Okay. They mentioned, the residents mentioned a current fence on the property that is not being maintained. Can you show me in this drawing where that fence is?

Can we stop with the comments in the audience, please?

Thank you. Go ahead.

You guys can answer the fence question Is there a fence on your property that is in disrepair?

There is a fence It's not in disrepair, but there is a fence there that was from Ascent Church from a pre agreement. Oh, okay and When this happens, we'll continue to maintain like we have our other campuses and their fences.

Okay, so you okay, so you'll maintain the fence? Oh, absolutely. Okay, and the the board on board fence meets the code, correct, Mr. Bedell?

Correct.

All right, and are we taking down how many trees are we having to take down?

I don't have that number with me.

Can you show me on this drawing where the trees are that might be coming down?

We have a plan that shows that, I think. That's in here. We just passed it.

Yeah, and we did, per regulations, we did hire and had a tree survey done, so we were meeting your code. From a zoning standpoint, we're not asking for any variances.

Okay. Okay. Oh, here we go. That's what I was looking for. Okay. Okay. Okay, and then that's the fence to be relocated. All right. And then, oh, all right. And then there was another, I think you actually addressed it. I was concerned about the height, but the way you are.

I think the multiple layers of buffering is really trying to address different heights from different levels, you know, through the parapet. So there's no view of any of the building. Okay.

And it's only a one story, which was part of that too. Okay. Right. Thank you. I did have a concern about that span of wall. There are more qualified counts. Commission members who can address that. I appreciate the corners that does look better. I don't know if that's enough, but again, there are people on here who are more qualified to bring that up than I am. OK, and draining will all be per code and people. Yes, of course, of course you usually find in these situations that the draining of the neighbors improves.

Yeah. I think we are adding drainage to the property. So it should alleviate some of those previous concerns that the neighbors had.

Okay. All right. I'm okay.

Thank you. Thank you. Mrs. Smith? I think with your improvements, I mean, you've added basically three layers of vegetative buffering. You're gonna replace the fence on the property line. You've made an effort. I think a strong effort with your Revised elevation. I mean I would prefer to see like a concrete cement board or something as opposed to the metal siding that was I Think that would be more attractive, but it's well buffered You're gonna have and I have them around high house that you can have our provide a fairly close distance maybe what eight ten feet from or closer closer than that six six feet from each other so they're gonna they're gonna grow they're gonna fill in they do grow quickly I think for me the cross-section was pretty illustrative it it it shows that sight line I was concerned that it was a rather tall building but it's not I think the buffering will conceal it

And I do think we did work with planning early on. This was originally a two-story building. And knowing that this would have less impact on the site, we stretched it out and kind of made those concerns, hopefully alleviate some of those concerns. If it was a two-story building, we'd be having a slightly different conversation, both architecturally and with buffering.

And you're within the, as Mr. Bedell's chart shows, you're within the setback requirements. It's unfortunate to lose those trees, but you have a right to build on this. So those are my comments. Thank you. Mr. Jones?

Thank you. So one question I have, one of the residents that spoke brought up that after having the property line marked, they took a look at that buffer area on your side of the property and saw some trees that could potentially remain. what's the Would that be possible given the grading that has to occur in order to install both the drainage and the and the building itself?

Or is it or is it too early to know that well when you think about in I get the the concept that they could say but when you think about getting the heavy equipment in there that needs to dig foundations and crack the wall and

That's where those trees can't stay because of the the need to to build right if we could just put the building there without Building it then of course the trees could say but we can't we can't do that So it's a it's a mechanism of construction right understood and and I suspected that was the case I just wanted to clarify that you know while that The buffer area, you know is gonna get disturbed just as a matter of course So there's really nothing that can be done about that you know as far as What you're proposing to put back in the buffer zone, again, it seems to me, and Mr. Vidal, you can correct me if I'm speaking incorrectly, but it appears that they're actually going above and beyond in a lot of ways as far as what the buffering requirements would be per code. So I can definitely appreciate the effort that's being made there. As far as the aesthetics of the building, I can certainly appreciate Your status as a nonprofit and your limited financial resources. Boy, I just I'm not I'm not in love with the metal, you know, and I wish that there was some other option that could be looked at that would be obviously not as expensive as wrapping this entire thing in brick, you know, but, you know, again, while it's going to be. largely screened from view from the neighbors. You know, I think that you probably will see the tops of it from certain angles, and certainly if any of the neighbors have a second story, you know, that could come into play. So it's not like it's going to be, I think to say that it's going to be completely invisible to the neighbors is a little bit of a stretch, but, you know, certainly it's going to be very well screened, largely invisible to the neighbors. But, you know, I would ask as we get further into the Assuming that it moves forward from this stage that as we get further into the plan development that consideration be given to other ways to potentially You know soften that even more although I do like what you do with wrap on the corners I think that looks really good and I like that I like that design element and I do think that as those arborvitaes grow because those things do grow very quickly That I think that that'll also certainly help, you know break this up a little bit. So I All in all, I think I'm okay with it moving forward into a more detailed level of plan development.

Thank you. Councilman DeRogna.

No, thank you for making the adjustments and some clarifications on the buffering. As Mr. Jones said, I think you're above and beyond what you need to do for buffering. There is a visit of the site. There is an existing fence that is up there that probably needs a paint job. But other than that, it's structurally sound. I was able to climb on it. So there is a decent drop off. And I don't know if that... that image you have showing the sight line, is that two?

That's from GIS. We are using the two topography for that.

Okay. Because it doesn't, it appears to be greater than that when I'm up there looking down on it. That's where I was, the last meeting we talked about it. So I think from the resident side of it, they're going to know by the with that change you're looking they're not looking directly at a board on board fence it's going to be above eye level i'll say looking at the bottom side of that which they also have a substantial amount of trees on their backyard that are that are in place that are not being disturbed by this project so um i don't have any concerns there the siding side of things the the i I feel for you on that one. I think the corners definitely softens it a little bit. I said in the last one, and this is showing me even more, that it's not going to be visible to the general public, that side. And I don't have as big an issue with it as some others may have with it. But again, the corners being brick definitely help it out a little bit. Other than that, you know glad to see that the services are expanding and needed that you guys are willing to take it on so there's many people that can benefit from it and I appreciate what you do.

Thank you. Alright, I agree with my fellow Commissioners. I think we're ready for a motion.

Yes. Did we have any additional items that we needed to add based on that?

I don't think there was right?

OK. All right, based upon the findings of fact, I move to approve the Julie Bilyard School Conceptual Development Plan with the following. One final development plan will address the outstanding items outlined in this report.

Second. Roll call, please. Smith? Yes. Apple?

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

Great, thank you. Thank you to the residents, too. Thank you so much. Good luck. Anything on miscellaneous, Mr. Riddell?

No.

Anything else from the group?

All right.

Adjourned at 7.