Planning Commission - Regular Meeting

Great. I'd like to call this Planning Commission meeting for September 14, 2026 to order with a roll call, please.

Bill Regno? Here.

Smith? Here. Apple? Here. Jones? Here. Falcone? Here.

We do have a quorum.

Thank you. We'll listen to the recording, and then we'll move on after that.

The West Bay Planning Commission complies with the Ohio Sunshine Law. The procedure. The meeting will be called to order, and the clerk will take the roll call. The commission will then approve the minutes of the previous meeting. The council representative 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 a 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 state 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. 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 we get an approval, a motion for approval of the minutes from August 3rd, please?

Yes. Motion to approve the minutes from August 3rd, 2026.

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

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

Thank you very much. Councilman Del Regno. Do you have a Council report?

Just that we Council put moratorium on. Data centers at their last Council meeting and with an amendment actually in the last one so. Maybe take a look at their meeting minutes or notes.

Okay, thank you. I guess we'll go right into business. The first item on the agenda is Church of the Redeemer sign plan on Center Ridge Road, and I believe that is going to be tabled this evening.

Yes, so the plans did not come in until today, actually, so you will have them at the next meeting.

Great, thank you. Can I get a motion to table?

Yes, motion to table the Church of the Redeemer sign plan to the October 5th, 2026 meeting.

Second. Roll call, please. Apple? Yes.

Jones? Yes. Elkhorn? Yes. Yes, Del Ragnol. Yes, Smith. Yes, motion carries.

Thank you. Next item on the agenda is a Shabam coffee sign plan on Detroit Rd.

Yes, this is 25651 Detroit Rd. So. Am I?

OK. Hello, I'm just going to be waiting for my partners coming.

OK, we'll let Mr Bedell go first and then by that time you should be here.

So as you recall. That should be 2025 October 2025. You approved an outdoor patio and canopy for a new coffee shop at this location, so this request is to add a channel letter sign with the name and logo to the front of it. And as far as the design of the sign, the size of it, the construction of it, it is compliant. and the only condition recommended is that the raceway if it's visible which i think it will be that it's painted to match the canopy color okay thank you would you like to add anything or do you want to wait for your partner and we can see pretty much that's so okay that's it i need your name please yes uh my name is nizam solomon i'm sorry what was it nizam solomon thank you all right so nothing else to add

Pretty much that's it. It's very simple. I think we want to add on it.

Great, thank you.

Thank you.

I'll start with Mrs. Apple, and you can just stay here in case you have any questions.

I do not have any questions or any issues with this. As long as they follow that condition with the raceway, I'm fine with this. Thank you.

Mrs. Smith? No questions, no issues.

Thank you. Mr. Jones?

Yeah, same. Looks good to me. Thanks.

Councilman Del Regno?

No issues, no questions.

I would agree with my fellow commissioners. Can we get a motion to approve?

Yes. Based upon the findings of fact, I move to approve the Shabam, is it? Mm-hmm. Shabam Coffee sign plan with the following. One, condition that if the raceway is visible, it is painted to match the canopy.

Second.

Roll call, please.

Jones?

Yes.

Falcone?

Yes.

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

Thank you. Thank you very much. Thank you so much. Next item on the agenda is the West Hampton lot split on Vine and Early.

Yes, so the original developer will be selling the remaining two phases to a new developer, so this necessitates this subdivision of this property. And the arrows there are kind of pointing to what will go in this new area, at least what was approved to go in this area. And it does require the slot split. And so this is this is part of it right here. And although it does already appear on the county that it's a separate parcel, it really isn't odd thing. Same thing with this one. So it's just sort of an odd holdout that originally I thought I had a drawing here that showed it. But, you know, originally this was all one one big piece of property. And as little bits and pieces of it got separated off into their own phases, the county assigned them. They became new parcels. And these two are still strangely linked together. This is a new one by me. But really, it doesn't change anything in terms of the way that this can be developed. It just makes it possible for someone new to own the properties. Thank you.

Thank you. Welcome.

Hi there Jeff Jeff plots with nothing. Associates 6405 York Rd, Parma, Ohio 44130. I think Mr Adele pretty much hit on this one where where it stands. I really have a lot more to add.

Thank you and I just realized I forgot to ask for audience comments on the last one. I apologize. Would anyone from the audience like to comment on this one? See none accounts window right now.

No, I have no issues. Mr Jones, no concerns.

Mrs Smith, no concerns, no issues. This is Apple. I don't either. OK, neither do I. Can we get a motion for this one please?

Yes, based upon the findings of fact, I moved to approve the West Hampton lot split involving permanent parcel number 211-25001 with our standard condition for Platts.

Second. Roll call, please. Felcone? Yes. Del Regno? Yes. Smith?

Yes. Apple? Yes.

Jones? Yes. Motion carries.

Thank you. Thank you very much. Next item on the agenda is windmill village site improvements at deck on Wynwood Drive. Yes.

Those of you who have been on BBCA, this is something that you might be familiar with as it is residential. And if this were a single family subdivision, this would not be here tonight, but it is actually multifamily. It was developed with a development plan. So this is a 12 by 24 deck. It encroaches 4.5 feet into the required 30 foot rear yard setback and it is part of this approved cluster and so this does require a zoning modification in order to do that. If take a look in a second, but there really isn't anyone nearby that An adjacent parcel anyways, whether that would be affected by this at all Even if there was future development there would still be about a 63 foot separation between homes So not really an issue as far as that goes the existing door and foundation layout limit alternative configurations And so this is really the minimum modification needed for a standard deck. Originally, they were looking at something that was much smaller, but you really need to have enough room to be able to move around any furniture or anything to that effect. So this would be the location of it. And this is a very interesting property that it butts up to. I would say that was probably the holdout parcel when this was being developed, as you can tell. And so Woodmill Drive, at this point, is not able to connect because of it. And even if it did connect in the future, that's where I said you still would have quite a distance from where a home would be near Woodmill Drive to where this would be located. So not likely to be bothersome to anyone. and so um with that said it's just a recommendation a recommendation to approve this um i left off with the uh setback modification so that'll need to be added great thank you mr riddell welcome name and address please uh my name is joshua hoban with hoban remodeling address is 6642 nancy drive north homestead ohio 44070

I'm Rick Smith, I'm the owner. I live at Woodville Village.

Great, thank you. Anything to add?

No, we're just trying to pretty much do what everybody else in the neighborhood already has. We're just doing it the right way.

Great, thank you. I appreciate that. Would anyone from the audience like to speak on this project? Seeing none, Councilman.

Mrs. Apple? I have no problem with this. It does make sense with the other properties that are in the area.

Mrs. Smith? I have no issues. Thank you. Mr. Jones?

Yeah, I have no concerns with it. I think it's fine.

Councilman Del Regno?

I am as good as well.

Okay, thank you. I am too. Can we get a motion on this one, please?

Yes. Based upon the findings of fact, I move to recommend approval of the Woodmill Village site improvements with the following one modification to allow a 4.5 foot encroachment into the 30 foot rear setback.

Thank you second roll call. Please don't break.

No yes Smith. Yes Apple. Yes Jones. Yes welcome. Yes motion carries.

Thank you. Thank you.

Thank you so much.

Next item on the agenda is ascend at Center Ridge subdivision. Major final plat on Center Ridge Rd.

Yes. 29, is it 707 Center Ridge Road? Of course, you've seen this many times. This is an 11-lot residential subdivision zoning. It's all single-family zoning. Of course, there was an ordinance to rezone it for this purpose, and it'll be 7.63 acres. There is a tree preservation plan. That's something that is new, 153 trees, 610 caliper inches with at least six trees and 24 caliper inches per lot. So the refinement is very similar to the preliminary plan. They've added some signature lines, utility easements, and notes. A couple of the shared lot lines have been slightly adjusted and changing the street front distance for sub-lot 10, for example. So it's slightly under the 45-foot line. requirement but really that's minimal so no issues with that and of course you are able to make those adjustments. Other than that you've got Some of the same things as you previously saw, some of the street lot lines, like I said, are mainly the main thing that have changed. Standard condition for ornamental metal picket style in green, brown, or black, and four feet high, which is standard requirement. And just as you can, it's very hard to, It might help if I do the right to there we go. You can see just the slight shifting of that one lot line. OK, with that said, you've got Indian report and on the slides before you the modifications and conditions. Thank you.

Good evening. Kevin Hoffman with Polaris Engineering and Surveying, 34600 Chardon Road, Willoughby Hills, Ohio. George Davis, the developer, Pro-Built Homes and GD3 Ventures, 9134 Tyler Boulevard, Mentor, Ohio.

Great, thank you. Would you like to add anything to Mr. Bedell's report?

I don't think so.

Okay, great. Would anyone from the audience like to speak on this project? Seeing none, Council Member Regno?

No, I think it's relatively similar to what we've seen in the past, so I think I'm okay.

Thank you, Mr. Jones.

I'm abstaining from discussion and voting on this item.

Got it. Thank you. Mrs. Smith?

I agree. I have no issues. Very similar to what we saw before.

Mrs. Apple? Thank you for the tree preservation, and I'm good with it with this. Yep. I would agree with my fellow commissioners. Can we get a motion, please?

Based upon the finding and facts, I move to recommend approval of the ascent at Center Ridge subdivision. Major final plot with the following modification to allow sub lots 9 and 10 to be less than 100 feet wide at the building line and to allow the shared lot lines between sub lots 8 and 9 to not be radial to the cul-de-sac and for sub lot 10 to be less than 45 feet at the street. two condition that the front setback of sub lots 9 10 and 11 is 80 feet three condition that the ordinance for approving the plot include provisions requiring the stormwater basin fence to be a four foot tall metal ornamental picket style fence in green brown or black and our standard conditions

second roll call please smith yes apple yes falcon yes del regno yes motion carries thank you thank you very much thank you so much next item on the agenda i don't need to worry about the conditional use permit because it's just withdrawn by the applicant okay got it so we'll move on to maruti hotel group uh lot split and final development plan on sperry road

Yes, 25050-25054 Sperry Road. This separates the two existing hotels and two restaurants into four individual parcels. It does trigger some parking and setback zoning modifications. So that is the reason that you're seeing this development plan tonight in order to make that okay because there are some exceptions that are required. They have reciprocal easement declaration that formalizes shared access parking utility rights, which is something we would want to see, of course. The city has approved similar multi-parcel splits in the past. Crocker Commons, that was done for four parcels. Charles Schwab, the older office buildings. The new office building and retail tenants. The Julie Billiard school separation from Ascent Church, Luther House's separation from Concord Reserve, and we're not aware of any issues arising from those prior approvals. They are virtually invisible lines on the ground. So there's no changes to any of the properties that result from this request as well. If they're sold off in the future, new owners would be bound by this reciprocal easement declaration. And these modifications are for the uses that are there today. So if someone, you know, they scrape the site, then it starts over based on the code, I should say. So as far as the modifications go one is for parcel C and D to be less than two acres and The other one is parking modification for the site setback for parcels a indeed to be less than 15 feet Modification for the rear setback of parcels B and D to be less than 15 feet And of course that's going to happen when you have lot lines that are going through thank you going through parking lots and For example. So this is how it will look when it's complete. And right now that is all one parcel. It was one developer at the time. And actually parcel. Let me see. Parcel C no longer has a building on it, right? Am I in the right place? I'm in the wrong place. It still has a building. It still has a building. OK, I'm in the wrong place then. Uh, with that said, I think I've gone over those conditions. Thank you.

Thank you very much. Welcome again.

Jeff plots with Nefna Associates 6405 York Rd, Parma Heights, OH 44130. Again, I think. Jim pretty much explained what we're why we're here today.

Thank you. Would anyone from the audience like to speak on this project? The non councilman right now.

Mr. Bedell, why would we want to allow C&D to go less than two acres? What's the ramifications to that?

Well, obviously the size of the acreage is necessary to make sure that there's enough room on the site for parking and for the building for the use and the green space and so on and so forth. So that's why I said this is one of those instances where it's more like invisible lines on the ground. This would be an issue, could be an issue in the future if, you know, someone was to purchase one of those properties and then clear the site, then they would have to design something that would still provide lot coverage and setbacks and landscaping. Those percentages would all have to be met if that was something to happen.

And if they're parceling them off now, it would be, I mean, my gut tells me that that is the next step in this process would be to start selling the lots off.

That would be my understanding, too.

I mean, I guess if less than two acres... What could they turn into based on the zoning over there and what would they struggle with? So parking and green space would be in trouble, correct? That they sold and redeveloped.

Yeah, yeah, you might result in smaller smaller building footprints.

Yeah, and I guess where I'm at is I'm trying to avoid. When if the sale happens? the next purchaser coming in and to us and saying hey i need modification because back in 2026 you guys shrunk them down to two acres or less than two acres and put me in a spot so i suppose you know what they might say though they might say well we have these reciprocal easement agreements that allows us to use the parking on the neighboring property yeah so that would probably be the workaround for that yeah provided that that reciprocation comes through the deeded side of things when the transfer happens.

Yeah, I think I put that as a draft condition that they be with stays with the yeah parcel. They'd be recorded with each of those individually. OK, and then bound in in perpetuity. OK, so that's sort of the. I guess that's the safety net. If that it does happen in the future, it's not ideal really. I mean, obviously we would prefer the lots to meet the zoning requirements, right?

OK. Yeah, that's all I have on it.

Thank you Mr Jones.

Thank you. So the only concern I have, and it's probably already been addressed, but I just want to clarify. So there's going to be ingress-egress easements established across all four of these parcels, full ingress-egress to get to any of the driveways. So if the guy in parcel D wants to exit out to Columbia using the back driveway, he can safely do that, and nobody can stop him, basically.

That's correct. It's a blanket easement as well, so it's not designated easement.

Areas where those apply so if that and that's my neck that was my follow-up So in the future say if parcel B were to be redeveloped and their drive aisles moved You don't have to move the easements. The easements are already established. Correct. Okay, and then The other question I have also regarding easements So there are existing driveways on to that or existing accesses on to the parcel to the east Which I think that's the park and ride, correct? So I'm assuming the current single unified parcel has an ingress egress easement over that driveway Correct.

There's actually an easement that runs all the way from Columbia.

Okay around there So new ones don't need to be established when you split this into four parcels then correct those old existing easement still applies Okay that so Just wanted to clarify that all access points are still available to everybody and that nothing changes functionally for the site. That being the case, I have no concerns.

Great, thank you. Mrs. Smith? My potential concerns have been stated, so I'm good.

Thank you. Mrs. Apple? I have no further concerns. Okay, thank you. I agree with my fellow commissioners. Can we get a motion for this one, please?

Sure. Based upon the findings of fact, I move to approve the Maruti Hotel Group Inc. lot split involving permanent parcel number 21308018 with the following. One, condition that the final development plan is approved, and two, our standard condition for plats.

Second. Roll call, please.

Apple? Yes.

Jones?

Yes.

Elkhorn?

Yes.

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

And for the final development plan.

Based upon the findings of fact, I move to recommend approval of the Maruti Hotel Group Inc. Final Development Plan with the following one modification for parcels C&D to be less than two acres. The side setback for parcels A through D to be less than 15 feet and the rear setback of parcels B through D to be less than 15 feet and two condition that the reciprocal easement declaration is recorded with each of the four parcels.

Second roll call please.

Jones yes, Delcone yes, Del Regno yes Smith yes Apple yes motion carries great.

Thank you very much. Thank you next item on the agenda is flower child storefront and sign plan at Crocker Rd.

Yes, 1900 Crocker. So this is the former Bonefish Grill. It's being remodeled, or they would like to have that happen. The existing storefront of stucco and limestone finish, Nichiha siding in gray, canopy columns, window and door trim in dark bronze, metal planters in copper, and awnings in black are proposed to be replaced with. Well, the first thing they're going to do is they're going to move the entrance from under the canopy to the tower element. Walls will be painted white. There is a lemon themed building graphic design that you'll see. Nichiha siding and Canopy columns window and door. Sorry the siding canopy columns window and door will be in a green color. It is Similar to the design guidelines color palette bronze green, so it might be okay. You might you might be okay with that new gooseneck fixtures metal and wood planters They completely enclosed the patio so there won't be any walking through the from the patio to the outside and There's a section of decorative tile for accent striped awnings. So the materials and colors, they do comply with the Crocker Park mixed area design guidelines. Green, you want to weigh in on the green, of course. Eclectic style, it's a color palette. But this lemon theme, that's what I think you're going to want to talk about. Because with the lemon theme, does it function as business identification signage or as artwork for a business mural? Sign plan so there's a variety of branded signage types painted wall signs marquee signs proposed to advertise the business and enhance storefront interests or wall signs as I mentioned and David there's a tagline cabinet healthy food for a happy world as well But that was me for a second Okay If you determine that the lemon-themed building graphics qualify as signage, a waiver is required from the master sign criteria, and that is to exceed the allowable signage by about 786 square feet. So one of the things you have to consider, Section 1.1, the definition of what public art is. This is all in the report, so don't worry, I won't read everything. So if lemon-themed, if that is signage, this is the breakdown of all of the signage also in the report. If it's a building mural, signage is actually working. Standard conditions from the fire department. Okay, so this one gets a little bit complicated, and it all depends on where you land with this lemon-themed graphics. So we'll have to go through this when the time comes, but you're going to pick one of the two of these if you so choose. I didn't really go over the actual signage. The other signage is fine. It all complies design-wise. There's no issues with the other signage on the building. It's really this lemon motif that I think requires some thought. Thank you.

Great. Thank you. Welcome.

Hey there. McFarr, Stark Enterprises, 629 Euclid, Cleveland.

Thank you. Do you have anything to add to Mr. Bedell's report?

We are excited to get a new restaurant in there.

Great.

I think this will look great and show well from Crocker.

Great. Would anyone from the audience like to speak on this project? I'll start with Mrs. Apple.

Thank you. Yes, I'm excited to get a new restaurant in that site as well. So let's start with the green. The green seems a little bright to me, but it is in the color palette that's approved?

Well, it's similar, but it's really hard to tell from this, to tell you the truth. It might... especially with as much green as it is yeah it might be one of those things that you you could count it against signage again okay i didn't crunch the numbers with i don't think i crunched the numbers considering this signage even the green in the channel letters it's just it just looks like a brighter green than i've typically seen in some of our signs but if you if but if it's in the color palette

not really that's why i said it's kind of resembles what's there but it's not specifically that it would have to really specifically be the same color yeah so i i would prefer more of a hunter green there rather than that bright green playing off those darker cut that darker green in the leaves and there are a lot of lemons i i would consider the lemons part of the signage i looked at um other flower child restaurants and They don't all have all the lemons. I looked at Arizona. They're all over the place. So it's great for Westlake to have this restaurant. But I've seen these buildings done with fewer lemons. And I would like fewer lemons. I would be OK if we eliminated the lemons. But if the lemons are important, I could entertain a conversation about fewer lemons. I think it was the east elevation that really had a lot of lemons. North and South you have there. Oh yeah, well that's OK. Where is it at? I don't know it was in our packet.

Yeah, must not have it for some reason, OK?

Um? Yeah, they're just a lot of lemons, so I would like the color green toned down to maybe a darker green, which again I've seen in some of the other flower child restaurants. And fewer lemons with darker.

Do they have the darker green or just fewer lemons?

Both fewer lemons, fewer lemons. Yeah, you're right. The restaurants I looked at did have that same. I would call that a Kelly green. Um?

just read a little bright and maybe in real life it doesn't read that bright but that's just based on the information i have that's where i am so thank you thank you mrs smith um i agree with uh mrs apple's statement that the uh the green is very bright and then also the lemons i didn't really object to i saw them more as art but uh if we're going to go with fewer lemons i'd be open to that

Thank you, thank you, Mr Jones.

Thank you. Yeah, so I definitely feel that the that the mural with the lemons is signage. I feel very strongly that it's signage. I think if you look at again, I also took a look at a number of their other stores and you know it's pretty clear that that exact mural is part of their branding, which in my mind pretty clearly makes it signage. So that's not gonna work. I wouldn't support a Modification to grant that much overage of signage. I did take a look. I actually Looked at a few specific sites two of which I think are some at least somewhat comparable to Crocker Park One of them is Charlotte Ballantyne, which is also a lifestyle center The exterior of that building has no lemons at all it's primarily a white building with that same green color and um but uh you know toned down significantly their columns don't have the greens pretty much just within the signage so that's um and it does have the same awnings that we saw in this one which i think you know that that's i think that all works and it's a nice look and it fits that sort of lifestyle center motif Tyson's Corner, Virginia, which is sort of like the OG lifestyle center. Same thing. No lemons at all on that site. That's a multi-story building, the first floor of it. So it's a little bit of a different layout. But again, same thing. They did use that same green in their sign and in the awnings as well. And they actually have a patio where the chairs are that same green. It actually looks kind of nice. So that's also a possibility. So I think looking at comparable sites in other cities at lifestyle centers, I did see this sort of design in a few freestanding locations and strip malls and things like that, but not in the lifestyle centers. And I think that they should be looking more to match what they've done in those types of sites for this particular site. I don't have as much of a problem with the green as maybe you guys do. you know it's i can understand it's you know it's pretty bright and i think you could probably make the argument that since that's a branded color that that might also be signage but if that mural wasn't you know was changed and not not signage anymore i think that i could get behind something along those lines so um besides that um i'm also happy to see this building get reused as a restaurant very very glad to see that happening so yes that's all i have

Thank you. Councilman DeRogna?

Yeah, so Jim, you, we didn't, so the green, right? Some could say it's signage. Some could say it's close to a pallet that we have. But if the numbers that you have for overage with the lemons does not calculate that green as being signage, correct? So you're 786 over without the green in there? Is that?

Yeah, at that point I was saying it's kind of like bronze green. I guess what we would need is to see an actual paint chip to know for sure. But I was just assuming that if you agreed with that, then it's probably not a lot compared to the lemon. if the you know if the limits went away and you considered green store um signage you you might be okay there's not really not a lot of signage for this building no without that you know you're what a painted sign a couple of marquee signs so not not much really that's fine no i just uh i would tend to

Agree that the one the lemons would be. I would consider it to be signage and two. I think that I would not be in favor of that much overage once I do say that and then Mr. Jones did show me some pictures that he was looking at up here and I think that they've. They're able to do it without the lemons and looks like they're successful at least so I'm I'm not in favor of the of going that direction.

Thank you. Yeah, I would agree with my fellow commissioners. You know, maybe just a panel, like maybe like we did with Condado where they just kind of had a small little panel outside the restaurant with a lemon. Definitely toning down the green I think would be good, but I think it needs a little more work before we can move forward. And the ones I saw with the lemon seemed to be in Florida or warm places like Arizona, which is great, but it doesn't really match what I think of Cracker Park. OK, table at them will go ahead and table it sounds like it can make it a motion to table please.

Sure. Flower child, yes, motion to table the flower child storefront and sign plan to the October 5th, 2026 meeting second roll call please.

Falcone yes Del Regno yes Smith. Yes, Apple Jones. Yes, motion carries the deadline for submissions for tabled items is September 16th. This system is in the new portal. You have questions on how to get in there. Call me September 16th, September 16th is a deadline for tabled items. If you need more time, send me an email. Let me know. We'll need more time on this.

Alright, thank you.

Thank you. Next item on the agenda is the Marichi House site improvement storefront patio on Detroit Rd.

Yes 24389 Detroit Rd. So this is a very comprehensive renovation, modernization of this restaurant and site. And so the existing structure remains, but the interior and exterior are going to be significantly upgraded. As you can see, it's going to have a very upscale look to it. It'll have a dining patio on the front. There will be some site improvements like a redesigned parking lot, some new pedestrian walkways, outdoor dining patio, updated landscaping, a new dumpster enclosure, rear walk-in cooler. There's an existing storage shed. That's not changing. So and then you've got the existing roof awning is being removed There's going to be some window replacement aluminum picket a patio fence and Repainting of the brick veneer new signage and lighting so it'll give it a very nice contemporary look just some standard comments from our fire department and Okay, so some of the things just because of the age of this are legally non-conforming. It's not quite an acre. It's 0.67 acres. That's legally non-conforming or grandfathered. The minimum lot width is a little narrower than it should be. There are some new things. The patio, they'd like to have really the only place for a patio would be in front along Detroit Road. So that does require a modification. It's the existing building is at about a 52 foot setback and there's a 70 foot setback there. So really there's nothing you could do that wouldn't be a modification. Based on that, side is required to be 15 feet. The patio is 11.4 feet, give or take. Walk-in cooler is 12.6 feet. So that's a modification for the patio and walk-in cooler to encroach. as well. That walk-in cooler you'll see is behind the building, so it's not going to be very visible from the adjacent commercial parking lot to the west. There is a Crown, used to be called, I don't know what it's called now, Crown Court apartment building is to the east. As far as the rear setback goes, no issues with that. Parking. There's a 40-foot front parking. There's handicapped parking on the west side and a couple spaces on the east side that encroach. So it would be a modification for three parking spaces to encroach. And there's some landscaping that's provided between the patio and the Detroit Street sidewalk. As well Let's see and then our rear is okay for parking. That's because there's some legally non-conforming setbacks there They'll just maintain that this new dumpster enclosure does require modification to encroach into the rear setback and To alleviate that they're adding an arborvitae hedge to screen it from the subdivision to the south Outdoor dining, it is okay for the patio as designed with the setback modifications that I mentioned before. Lighting does require a condition that house side shields are provided for three SA fixtures on the east side of the parking lot, so there will be no glare into any adjacent residential properties. Trash enclosure, it's a six-foot-tall solid gates, which we'd like to see split-faced CMU. So that does require a modification for split-faced CMUs for that. The other thing is with the walk-in cooler, it is in an anodized aluminum finish. These are prefab units. And I think they might be able to come in other colors as well, but we can discuss that if that's something that's important to you. There is Ephus that's being used, but it's being used as an accent, so there's no issues with that. And you can kind of see kind of the way it looks right now with that mansard or canopy, whatever you want to call it, the new design.

Mansard, yeah.

Very handsome-looking building. But it just doesn't read very well, does it? Sorry. Can't really help the technology sometimes. Okay, with that said, I think I've gone over the different modifications. Yes, I believe I did. And the conditions, yes.

Great, thank you very much. Welcome.

How you doing? Leon Sampat, Ellis Architects, 22082 Lorain Road, Fairview Park, Ohio.

Imran Hashif, Mirchi House, 24389 Detroit Road.

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

We're basically trying to just rejuvenate this property. I mean, you can tell. He purchased the property from the previous owners. It's been kind of neglected for a few years. So he's got a lot of work ahead of him to do inside and outside. He's basically gutting the whole inside in, really just leaving the four walls up. We are adding the parapet, which will help screen some of the equipment, the hoods, things like that, from the rear, actually, too.

Great. Would anyone from the audience like to speak on this project? Seeing none, Mrs. Ample?

I would love to speak on this project because I live in the neighborhood to the south. And Asian Walk was a very good neighbor to all of us, and we are excited to have you here. So this looks great. And I hope you will be a good neighbor to the people to the south.

Can be, too. Yeah.

I mean, I often did walk to Asian Walk, so I think it'll be just great to have you, and it'll be wonderful to have that property cleaned up. What you have designed, I like it. I think it's a great fit for that corner and the other buildings that are there. And the other restaurants Luca West is across the street like it's very nice. My only question Yes, do you have any plans for live music because that I maybe it's not even appropriate for me to ask here, but That was a concern of the neighbors.

I don't think so. We have any programs.

Okay Okay, if he does decide to have live music does he have to come back to us or he can do that at his leisure? I

Let me check. Okay.

The neighbors are a little prickly about Panini's live music. So maybe just an awareness. And since your patio is in the front.

As of now, we don't have any plans.

No plans for that. I like the look of it and I'm so pleased. Welcome to the neighborhood. Thank you.

So we can't wait to get it going before the weather changes. So at least we can get something outside.

Yeah, cleaned up a little bit. Yeah, that's great. Thank you. Thank you. Mrs. Smith.

I completely agree with Mrs. Apple and I have nothing to add. Great look. It's going to be great.

Thank you, Mr. Jones.

yeah i really loved asian walk it was great um but i tell you very very excited to see this building uh getting rejuvenated you know again that like you mentioned the building had probably had some deferred maintenance i'm sure and you know was certainly dated so this this looks great you did a really nice job designing this uh really impressed um i have no concerns i think i think this is great glad to glad to see you coming in thank you uh councilman right now

I'm not quite as excited, but I am excited and very enthusiastic about this one. No, no issues. I think it's a good looking building. I think I think you're going to be successful at that location and I don't have any other issues.

Great, thank you. I have nothing to add. I'm also excited about the redevelopment of that building in that area. It'll be really nice addition.

This was to answer the question. So yes, if there is live entertainment, it will require a conditional use permit.

Thank you. Thank you. Can we get a motion on this one?

Yes. Come on. There's. a few slides tonight.

Okay, based upon the findings of fact, I move to recommend approval of the Murchie House site improvements with the following. One modification to allow the patio to encroach into the front setback, the patio and walk-in cooler to encroach into the side setback, three parking spaces to encroach into the front setback, the dumpster enclosure to encroach into the rear setback and be constructive split face CMU match in the building and the walk-in cooler to be in aluminum finish. Two, condition that house side shields are provided for three SA fixtures on east side of parking lot and signage is submitted for approval at a future planning commission meeting and three are standard conditions.

Second roll call please.

Del Regno?

Yes. Smith?

Yes. Apple? Yes.

Jones? Yes. Belcombe? Yes. Motion carries.

Great. Thank you very much. Good luck. Thank you.

Thank you so much.

Next item on the agenda is Julie Billiard School final development plan addition at Crocker Road.

Yes, so it remains largely consistent with the previously approved conceptual plan. There are additional site and engineering drawings and it Let's just let's just get into this. There's a lot of slides here to go through so. OK, good place to start. So comparison of conceptual plans and final development plans. And this is really challenging to go through all these and try to figure out what has changed. So hopefully I will be doing that in a moment. Taking a look at the box score though. You see a lot of OKs there. There is a standard condition regarding rooftop mechanical equipment that we have. I think where it's located is fine because it's facing towards the building. So I don't think that's going to be a problem. There is a... modification for design requirements for some of the materials that's that actually it's the rib metal panels i put charcoal gray actually that i don't know where i picked that up somewhere in there but it's actually not a charcoal gray color so we'll just say it's a modification just for that material alone So just going through here, no change to the site layout plan. And if I missed something, let me know as best as I could tell. Site grading plan, no change with that. Utility plan, no change. This this is actually a new utility plan right here. I had a note. I don't know what happened to it, but I had a note there that said that that was new, showing the utility connection at the street. Us, we really don't get into stormwater protection plans here at the Planning Commission, but you've got him anyways. You've got some details. This is actually something that the engineering department reviews. Let's see construction details. Again, this this is probably more for our engineering Department utility details as well. electrical site plan. So there were some notes that were added to this. I noted that there's a three foot height concrete base shown, so that does trigger a condition that the pole height does not exceed 16 feet. Total height from the luminaire to the finish grade is not to exceed 20 feet in this zone. So that'll ensure that that happens. On site electrical demolition plan, more detail. It's essentially the same, though. Sight lighting calculations. That's fine. Just a condition that lighting does not exceed 4,000K and then pole height again that I mentioned. Electrical symbol. Electrical general notes. These are new things. This is more not stuff that we review. This will be reviewed in our building department. So the Conceptual plan, and then you have the final development plan. I couldn't see a difference. Same thing with the property context plan, essentially the same. Boundary topo, same. site demolition same existing conditions is something that's new uh fire protection this was uh discussed at the last meeting so as you can see those dark red highlighted drives were added that's a fire department requirement to meet fire code no change in how that's designed same thing with that one There is a tree preservation report that was provided. They inventoried 95 trees at greater than 8 inches diameter, all located outside the proposed construction limits and exceeding Westlake's minimum preservation requirements. It does have some recommendations for protecting the trees and. Utility grading and civil plans were not reviewed and must be evaluated to confirm no future impacts to preserve trees as well. That's from the report. And this is the conceptual plan, and as you can see, this really doesn't change either. The wooded area that is to be removed for this is the same. Landscape plan, no changes. So this is the enlarged site buffer. No change to that. And this is the landscape plan and plant palette. Same again. Floor plans, Planning Commission really doesn't review floor plans. They're helpful in understanding how things will lay out. But they don't really don't have any say over interior spaces like that. This one does actually they both. They both show the rooftop unit. This one really shows it very well so that you can see and as you can see it's on the slope and it's facing towards that that courtyard that's in between the buildings. That they're creating. So the conceptual plan this was originally it had a design that had no masonry at the corners to in Planning Commission really supported and that was actually repeated again that design. I thought it was kind of agreed that every you know that at the last meeting that Masonry would be at the corners so And that has actually been included in this set as well. So you have that again. So you have it both ways, I guess. So I guess you can see what you didn't like and you can see what you do like. With that said, I think, let me make sure I didn't miss anything. No, I think I've covered all that.

Thank you.

Welcome back. Name and address please.

Jeff Myers DS architecture 1020 here on Rd Cleveland, OH.

Lanny Davis record Julie Billiard schools 3600 Cracker Rd, West Lake, OH.

Nicholas family DS architecture 1020 here on Rd Cleveland, OH.

Thank you. What would you like to add anything to Mr. Bedell's report?

No, I just wanted to thank the Commission for working with us through the whole process. What you see today is just more detail on what we've been discussing prior. We understand that the brick at the corners is the desired approach, and we're okay with that. It does add cost, but we understand that that's within your preview. But yeah, other than that, I just want to thank you for working with us through the process.

Great, thank you. Would anyone from the audience like to speak on this one? He none come from the right now.

Thank you for thank you for making the modifications that we requested. I think what you said you're going to last time is kind of what you showed us here. They appreciate it and I have no no real issues with with it.

Thank you Mister Jones.

Yeah, I would say the same thing. I'm happy that you've been able to work with us through this process, and I think I'm pretty happy with how this turned out. I think it's a good balance of allowing you guys to be somewhat cost-effective, conscious of your budget, while still coming up with something that works with the existing site and is as unobtrusive as possible to the surrounding areas. Yeah.

Thank you.

Appreciate it. Thank you.

Mrs. Smith? I agree. Thank you for working with us. And I think it's a good looking design. Those are my comments.

Thank you. Ms. Apple? I agree as well. Thank you for this, and I'm excited that you will have the opportunity to serve so many more of our families and our neighboring communities' families.

Thank you. Yeah. Thank you. I agree with my fellow commissioners. Thanks for working with us. Can I get a motion on this one, please?

Yes. Based upon the findings of fact, I move to recommend approval of the Julie Billiard School Final Development Plan with the following. One, condition of approval that parking lot lighting shall not exceed a total height of 20 feet, including the three-foot concrete base, that all fixtures operate at a maximum of 4,000K, that rooftop mechanical equipment is fully screened from public streets and adjoining properties wherever any portion is visible, and that the building elevations showing masonry at the corners are approved. Two, modification to allow ribbed metal panels with a smooth texture. And three, our standard conditions.

Second. Roll call, please. Smith. Yes.

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

Great, thank you. Thank you very much. Thank you. Good luck. Next item on the agenda is Northmore Studios Final Development Plan on Viking Parkway.

Yes, this is 31207 Viking Parkway. uh this is the final uh development plan it's a light industrial office development a 9.7 acre site we'll have four freestanding mass timber buildings constructed in two phases and we've gone over the different phases before and so for the sake of time I did again a comparison of the conceptual plans and the final development plans, and I'll go through them quickly. The fire department, they were able to actually work with the applicant and develop a solution so that it will actually meet code. There's one tree island that will need to be narrowed slightly, but other than that, they were able to make that work as well. This actually shows it right there. As you come in off the westernmost driveway, they need a 20-foot wide lane. That's why they say no auto turn per our code. It's a 20-foot wide actual lane like that. And there's a... Island that mirrors this on the total opposite side where it actually is designed It's it's narrower and it actually does work on the other side, but it doesn't work on this side So this this is one thing there's a condition about redrawing this to make it work That was the only issue that they had fire department is is fine with the rest of the design as it stands so a couple of things For the rear to the east, this gets confusing because it's a corner lot. Flexible tenant space C is at approximately a 30-foot setback. Code calls for 50 feet, so that requires a zoning modification. There's Northmore Workshop has some parking, eight spaces that encroach. They're kind of backed up because of wetlands and grading. They're kind of as far back as they can be on the site. So it's a slight encroachment, but it is something that you'll have to address. Signs will be at a future meeting. The trash enclosure is a six foot tall burnished CMU to match the buildings with solid gates. So actually that's been addressed. I guess I didn't change that to okay. HVAC, that's acceptable with the standard condition that mechanical equipment is not placed in front of the building and any visible equipment is screened, et cetera. There's a modification for the shu-suji, or how do you pronounce that?

Shushigibon.

Oh man, I was gonna never get close to that. So yeah, the modification for that, it's just not a siting that is in our code. Other than that, everything else is fine. So here's the architectural site plan. And there are some changes. The size of the buildings has changed. They've detailed out better the distance in between the buildings, the three buildings on the right, and the fire access that's provided as part of that. Let's see, so fire access, tenant parking phase one, so there's been some changes with tenant parking phase one, and I think this is in the report, but phase one's reduced from 103 to 60 with 27 additional spaces in phase two. This is gonna get confusing. I'm not gonna read all this. Just know that they've changed some of the parking. They've got new trees that are shown. Monument sign that'll come back to you. As I mentioned, the workshop building, it was 3850 square feet. 5200 square feet is what they're asking for now. And workshop parking, they did shave off one space there. The dumpster enclosure locations are indicated. There's a sidewalk connection. added to the south. There's an east. There should be an east one. I think that was just a mistake that was made, but the connection that's to the east isn't showing up on this drawing, but I think it's still there. It's just not showing up for some reason. Phasing plan. There's no new drawing submitted. So phasing has changed to include the easternmost building and associated parking in the second phase. Not an issue if they want to do it that way. Tree preservation plan. So this is more reflective of the existing site plan. 360 trees will be preserved, about 2880 cal per inches. Also they'll add 51 new trees and 204 cal per inches, which is way beyond what code requires, 97 trees and 291 cal per inches. No new drawing for the wetland preservation, and the new site plan not expected to change significantly. As I said, the Northmoor, so this is actually showing the old arrangement of the building, so the Northmoor workshop that you see at the bottom left, it gets a little closer to the wetlands, as you can see, to the right or to the east, technically, but still stays away from them. That is why the parking is crowded up closer to the road. It's because of those wetlands. As I mentioned, floor plans, we really don't approve floor plans. They're interesting, but not really your purview. This just simply includes a fire department requirement for fire lane signage. Get some new drawings. This is a note about hydrant paint color. Photometric plan. So some numbers are a little higher than code. It's exclusive industrial zone. There's a lot of trees. So it's really acceptable in this case. I did email for a revised drawing just to address that coming in off of that western driveway, just to shave off the corner of that island, that tree island, or remove it completely. So we should have that in the future. Okay. Remind about that the fire department is fine with the way that that's designed now in between the buildings. There are a lot of drawings tonight to go through. Materials are all great. I mean, remember this is the industrial zone. This these could be metal boxes and that would be fine. These are really attractive. Let's see if I missed anything. I don't think I did. No, thank you.

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

Jeanette Pastrana with AODK, 14394 Detroit Ave in Lakewood, Ohio.

Matt Stevenson, AODK, same place. Andy Tanner, developer, 1758 Jaeger Boulevard in Westlake.

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

No, no, it's done.

Okay, thank you. Would anyone from the audience like to speak on this project? Seeing none, Mrs. Apple?

I think this is beautiful. I have no issues with it. Thank you.

Mrs. Smith? Agreed, no issues. You've responded to any comments we had previously. Thank you. Mr. Jones?

Yes, I agree. I think, you know, we've This is our second look at this, and I'm pretty happy with how this all worked out. I think it's a great use of the site. Very nice design. Very, very happy to see it happening.

Thank you. Council Member Regno?

Couple things. Cool looking building. Don't get me wrong. The siding that we're talking about here, though, Is there a maintenance with this? Is it like what's the new to me?

It's like a thermally modified wood. So what they do is they heat it and they actually actually burn it such that it takes out all the nutrients that the bugs would want to eat. And it actually because it's been burnt, it doesn't weather like basically it'll be black. um for its lifetime you don't take the ground it's you don't see it in the renderings very much but in the documents we have that's where we have the burnished cmu at the base so you don't but it's it's if you hold a piece of it it's just it's how you kind of get like that kind of brazilian wood because it's just like solid because basically what they do when they bake it is it takes all the moisture out the moisture is what you know causes the rot and stuff so it's you know It's basically a way to treat wood in a way to keep it from being maintenance free. Now they have other thermally modified wood that's not blackened and that stuff will silver out. So if it's like the color of the wood on your rostrum there, like it'll gray silver out.

And I guess I'm like, Understand that I guess more concerned with not the coloring but is there's a my understanding over what mr Badell looked up was it gets a oil a natural oil and lacquered on it if you will you can Treat it with oil.

It's like hey, it's been 20 years and it's not as black as you can put an oil on it but for most part it's just the it's gonna last like vinyl siding is what you're gonna be the char and

It's going to hold its shape. It's going to do all of that. Nothing's changing on it. So my understanding, and maybe this is for the developer here, this is... LEASED SPACE, IS THAT CORRECT? YOU'RE LEASING THEM? YOU'RE NOT SELLING OR PURCHASING?

YEAH, THE 8 OR 12 EVENTUALLY UNITS WOULD BE RENTAL, YES.

OKAY. AND SO THE UPKEEP WOULD BE OBVIOUSLY ON THE PROPERTY OWNER ON THAT END OF THINGS. SO WE HAVE ONE SOURCE TO GO TO, I GUESS, IS WHERE I'M GOING WITH THAT ONE. IF THERE'S AN ISSUE WITH IT. THE OTHER PART OF IT IS, AND MR. BURDELL MENTIONED IT, THE ZONING FOR THIS, RIGHT, IS INDUSTRIAL AND THERE ARE CONDITIONAL USE PERMITS THAT ARE REQUIRED FOR OFFICE SPACE IF THERE IS GOING TO GO IN THERE. IF IT'S A STUDIO FOR ATHLETICS OR YOGA STUDIO OR SOMETHING LIKE THAT. SO WE WOULD HAVE TO EACH INDIVIDUAL WOULD HAVE TO COME BEFORE US TO REQUEST A CONDITIONAL USE PERMIT FOR THAT? ARE YOU AWARE OF THAT?

WE ARE. THAT'S ACTUALLY SOMETHING WE WOULD LIKE TO EXPLORE IS GETTING A CONDITIONAL USE PERMIT FOR THE LLC RATHER THAN AN INDIVIDUAL TENANT. BUT I UNDERSTAND THAT'S STILL KIND OF A NEW PROCEDURE HERE IN WESTLAKE.

CORRECT. Our conditional use permit process is not the quickest, right? There's several steps, months that could go by. And I think from a business standpoint, trying to get it out there and leasing it to someone and saying, but you got to wait right that's the that's the concern with it so um and i've had numerous discussions with mr biddell he's probably sick of hearing me talk about it but um it is definitely something that i want to make sure you're aware of that's all and would be would we'd love to sit down and talk and figure out what's the right way to do this to for everyone involved in it so um but other than that i think it's a really slick looking building and i think it's gonna fit in really really well with westlake

Great, thank you. I agree with my fellow commissioners. I'm excited about the design and the building opportunities, so thank you. Can I get a motion on this, please?

Sure. Based upon the findings of fact, I move to recommend approval of the Northmoor Studios Fennel Development Plan with the following. One, modification to allow Building C to encroach into the side setback and the Northmoor Workshop parking to encroach into the front setback and to permit the use of Shusugi Bond Siding or an administratively approved alternative. Two, condition that no mechanical equipment is placed in front of the building. Any equipment visible from a public street must be screened with landscaping or mechanical screening. Signage will be submitted for approval at a future meeting. Fire access lanes between the buildings must remain unobstructed and clear of snow at all times. And the planting island nearest the western driveway of the north parking lot must be redesigned to provide the required 25-foot turning radius. And three are standard conditions.

Second.

Roll call, please.

Apple?

Yes.

Jones? Yes. Mel Cohn? Yes. Del Regno? Yes. Smith? Yes. Motion carries.

Great. Thank you. Thank you. Good luck with everything.

Thank you.

Next item on the agenda is Rye School Conceptual Development Plan on Columbia Road.

Yes. This is 1299 Columbia Road. And as you recall, you did recommend approval of a conditional use permit for Rye School. And it did require a condition of consolidating the parcels, which is going to be part of this, obviously. There was a companion zoning tax amendment as part of this as well to allow this as a conditional accessory used to a place of worship. within this zone where it can be on the same parcel as an accessory use and So the proposal at that point was involved converting the former 22,083 square foot Citizens Bank into a preschool facility. And so what you're going to see tonight, which could expand private school serving preschool through middle school grades. So this could eventually would expand in their planning accordingly. So this would be a $6,929 square foot new building. It would remove the existing building and replace it with what you're going to see tonight. And I'm sorry, 7,462 square feet. I don't know, that must have been another number that was on one of the drawings. So it's actually 7,462. And it'd be constructed with brick veneer, ceraklet, is that how you pronounce that? Panels. storefront glazing, architectural signage, decorative lighting, and it does include a reconfigured parking lot for increased capacity, some new accessible walkways, extensive landscaping designed to meet all applicable city requirements. This is of course a conceptual plan at this point, it's not the final development plan, so we will see them back in the future at that point. There are a number of comments from the building department. The building department was very satisfied with the way this will be designed, so it will meet their safety codes for the type of construction and the fact that it will be fully sprinklered. Engineering will need demolition and site drawings. Of course, this is only conceptual, so that's fine. There's a number of some fire department things that will be required, especially the vehicle impact protection for the playground. That's a really important one. The fire lane markings are going to be important as well. Distances from the hydrants to all parts of the buildings. So these are things that they have to see, and there's some other things there too. So this is the site plan. I'll let Leon walk us through this in more detail. And unfortunately, I don't know how it looks up there on my screen. It does not read very well. Minimum lot area. That's actually fine when it's consolidated. So that will be fine the lot width again when it's consolidated no issues with that Building height could be 50 50 feet high. It's about 14 feet. So that's fine as well lot coverage I think that'll be okay with the consolidation plat and Percent landscaping, you know just based on the new school area alone is fine at 28% approximately so setbacks the front setback for the building it's actually required to be a hundred feet and They're asking to for it to be at 51 feet 4 inches, which is the same as the existing so that would be a modification for that and As far as parking goes, it's okay for things, but I don't think that that one south parking lane is wide enough. I tried to scale it. Maybe I just didn't do it right. But you have to have a 24-foot lane there to back out unless you've got angled parking, and that wasn't drawn as angled parking. So this is why we have this conceptual step. So you can tell me if I'm wrong or correct it for the next drawing. Driveway, there's an existing 31.5 foot condition at the roadway and that's okay if engineering approves it at that width. Tree preservation is required so calculated for the new school area nine trees 36 caliber inches before being front yard trees So they're gonna have to try to figure out how to squeeze a few more trees in there to make that work Especially in front of the school. I think can satisfy and some of them can be they can be small trees They can be ornamental trees as well Signs if there are any we could see that for the final development plan if they'll be ready at that point If not, that'll be a future meeting lighting More detailed lighting design and the final HVAC location and screening again the final development plan for that as far as the materials that are specified I Think they're fine. No issues. I So with this, this is actually a conceptual plan. So if you're ready, if you think this is something that they could move to the next phase, then this is something that you would just go ahead and approve tonight. The only condition really is any outstanding items that I've outlined up till now, anything that's discussed at the meeting. in that consolidation plat really that's really going to be necessary because they won't be able to get building permits or anything without it thank you thank you mr vidal welcome name and address please uh leon sap had two two zero eight two lorraine road fairview park ohio uh omar salama address two eight eight two forest lake uh drive west lake ohio abu chanawi 1840 king james was legal

WELCOME. ANYTHING TO ADD?

YES, I THINK WHEN WE ORIGINALLY CAME FOR THE CONDITIONAL USE, WE WERE LOOKING AT UTILIZING THE EXISTING STRUCTURE. THAT EXISTING STRUCTURE WASN'T DESIGNED WITH THE SPRINKLER SYSTEM. ONCE WE GOT INTO THE STRUCTURE OF IT, THEY HAD RECESSED WINDOWS. THEY WANTED TO MOVE THOSE OUT. BY THE TIME WE GOT INTO THE ACTUAL FEASIBILITY OF UTILIZING THE EXISTING BUILDING, IT BECAME APPARENT THAT IT WAS JUST GOING TO BE CHEAPER. more cost effective to basically get rid of the building. We would have to do a lot of structural modifications and to make the classrooms flow. So that's where this came about. I think Mr. Bedell, you are correct. We do need to get a couple of feet there for that south parking drive. So I think we just need to adjust our site plan a little bit. I think that was I don't know if there's any additional questions.

Let me see if the audience has any questions first. Would anyone from the audience like to comment on this project? Seeing none, I'll start with Councilman DiRegna.

No, I think I would agree. I scratched my head after the last one and said, how are you going to fit all these kids in this building? So thank you for recognizing that needed was a full demo. The only thing I would say is, of course, pay attention to pickup drop-off and queuing, as far as that goes. It looks like with the consolidation of the plots, the land, it would... You'd have some options at your disposal and we keep looking at it. I've tried to figure it out now how that back drive comes in, but it doesn't look like it comes through parcels that are under your control from what I can see, so I don't suggest. Adding that in as a option for car turns. just in case something does change on it. But other than that, I think it's a better option for you and for the city at this point.

Mr. Jones?

Thank you. Yeah, so yeah, in general, I'm good with this. As far as the location of the building, you're putting back what was there previously. So I can get behind a setback modification for this. Yeah, I had two concerns. One of them, Councilman Del Regno already brought up, and that is what the student pick up and drop off plan is. So yeah, I think what I'd like to see at the final development plan is if you could be prepared to give a little bit more detail as to how you plan to have pick ups and drop offs queue within the site. We just want to make sure that you consider you know, the number of students you're planning on having. You know, I'm not sure if their pick-up and drop-off times are going to be staggered or if classes are all starting at once. If that's the case, then you're going to have to give a little bit more thought to, you know, making sure the parents can get in here and not be backed up onto Columbia Road while they're coming in. So we just would want to see what the plan is for that.

So I think we actually kind of have that figured out. Oh, great. So the north, they've got two entrance drives. The north entrance drive would be the ingress. So the parents would be directed to go through there. wrap around the existing building to the North. I mean, you've got plenty of stacking. And then basically work all the way around to our entrance on the South side. So there's plenty of cars. So that way too, they're not crossing each other. They're coming in and leaving at different entrances.

Yes. And they're exiting at the one farther from the traffic lane, which is also better for circulation. So that's great. Yeah. Okay. That's great. So that'll work fine. And then the only other question I have is I know that it was brought up that the playground is going to require Vehicle protection so it will probably go to even guardrails.

Okay impact guardrail. Okay, just for safety.

Okay, that's fine Yeah, I just want to make sure I see what the details are that when the final development plan comes around Otherwise, you know, I think this is great. I think it's a great reuse of this property and I'm glad to see it happening. So Thanks

Mrs. Smith.

The building looks great. I had the same concerns for queuing and drop off and then also for the playground safety. So but I know you guys will work that out. So I'm good.

Thank you, Mrs. Apple. I did have those concerns. So thank you. Yeah, queuing always. We can't back up onto Columbia. My only other concern is do you again with drop off or pick up? Do you anticipate a situation where parents are parking and walking kids in? And do we need designated walkways in the parking lot for that. Great. That's my only.

We did discuss that in the north.

So yeah, they're saying that the north parking lot would be designated if parents want to walk and pick up. Okay. And we have the sidewalk on the south.

Okay. All right. That sounds like you've thought of everything. All right. Thank you. And yeah, I agree. tearing down and starting over. You can make it your own and build it to what you need. So I'm excited for you.

Thank you. Look better too. So yes.

I would agree with my fellow commissioners concerns and just being able to see that in the next step. And I'm excited to have this in Westlake. Welcome good reason that corner or that area. Thank you. Can we get a motion?

Sure.

based upon the findings of fact i moved to approve the rise school conceptual development plan with the following uh one condition that a lot consolidation plat is included with the final development plan submittal and two the final development plan will address outstanding items outlined in this report and discussed at the meeting second roll call please jones yes del cone yes del regno yes smith yes apple yes motion carries great thank you thank you have a good night next item on the agenda is the citizens bank final development plan on crocker

Yes, so council did approve the conditional use permit that you recommended authorizing a bank at this location. You reviewed the conceptual plans back in July. You did all believe that the canopy functions as branding and should be counted as signage. There's actually a condition regarding lighting of that as well, which is about the only time that you would allow outline lighting anyways is when it's for signage. So anyways, I'll get to that in a minute. So there were some concerns about a proposed right out movement onto Crocker Road conflicting with heavy northbound double traffic, double left traffic. and that this movement be specifically evaluated in a traffic study. The ATM's south side location requires an 180-degree turn to reach Crocker Road, which may prompt unsafe maneuvers. And so that's the background anyways. This is the request tonight. It's the final development plan. It's largely consistent with the previously approved conceptual plans. There's some additional drawings responding to those comments. signage will be reviewed at a future meeting and as I mentioned that illuminated dark green canopy will Qualify as signage its square footage will be applied to the overall signage what I've seen so far I think it's going to be fine. I think there's going to be plenty of Allotment for signage for that site anyhow, so I don't think there's going to be any issues if it is I can I'll go through these as we come to the drawings and So setbacks for building and parking. The prior setbacks issues, they've largely been resolved. The required building setback from Detroit and Crocker Roads is 100 feet. The plan provides 130 feet from Detroit Road, 113.3 feet from Crocker Road. Parking meets the 100-foot requirement along Detroit Road. It's approximately 75.8 feet along Crocker Road. A modification is required. The existing parking in this area is about 85 feet, so it's a modest reduction. And so it's a modification for about 24.2 feet for the parking setback. And this is the same as the conceptual plan as well. total parking spaces Modification to reduce the total number of parking spaces by 10 again same as the conceptual lighting Now we've got some more refined Drawings and cut sheets. So there's one fixture ol-24 It can be down. It can be a down light. It can be up light. It can be both so unfortunately for them it'll have to be a down light only if they had a If they had a cornice that would catch that light and keep it from going up into the sky, then it could be uplighting as well, but it's not designed that way. OL37 shall use the pole height designated for Type A, not to exceed 18 feet, with maximum base height of 2 feet above grade. That'll keep them at the 20 feet that's required. Otherwise it can drop to a shorter pole if they need a higher base in order to do that That's how you that would be the workaround for that trash enclosure, so My my understanding is that it's not going to be a dumpster They'll be the hand carts that the rolling trash bins is what they're using there. So it's really is that correct? That's what that's what I that's my understanding. Anyways, I

Well, I'm with the engineering group. I'm not positive of that, but I think that was the case because it's a relatively small structure.

That's what I know it to be, too. So they're asking to do something that's more of a fence material or a decking material, trex seclusions and a Winchester gray. That does require a modification for material.

Do you actually need a masonry enclosure if they're just the rolling trash cans?

Maybe not. Next is HVAC. So standard condition. Now, it's going to have a very high parapet. I'm fairly certain that will block anything. But at this point, until they can actually spec out the RTUs, it's better just to have the standard condition that they'll provide mechanical screening if needed. Condition that the canopy in dark green is also approved in the future sign plan submittal and lighting as well. Condition that EFIS is changed to an approved material. This is very much, very heavy on the EFIS, so I'll be interested in knowing if they have a solution to that. It's only allowed when determined by planning commission to be a minor architectural feature, belt course, or minor element. And so we have discussed this, so I'll be interested in knowing if they have a solution to that when I'm done talking. And other than the trash enclosure and ethos, all the materials and colors do comply. Traffic, you'll probably want to talk about disgust traffic, I'm sure. Then I'll go through here conceptual plan. They've just added a sheet index. Site layout, no change. Preliminary grading plan, no change. Fire truck access route shown. Utility plan. Distance from the hydrants are shown, and a slight change to the area boundary, and it does meet the requirements that the fire department's looking for. Tree preservation plan, slight change only to the area boundary, which doesn't affect anything for us. So the conceptual plan kind of looks like things were reversed. Other than that, it's the same. Materials are called out. Square footage of the canopy is given. Photometrics. I mentioned the downlight fixture. Design-wise, there's not a protruding cornice or anything like that that can catch the uplight, unfortunately. I really like the look when we have up and down, but it is what it is. And then, as I mentioned, OL37 with the pole height restrictions. Other than that, it's fine. Floor plan, again, that's just for reference only. So with that said, let me see if there's anything I missed. I don't think so. Another condition, it's in the code. It's a standard thing about site light dimming and being turned off except for security lighting. Didn't mention that before. And I think I discussed everything else. If this I think is a real key one though to. To pin down with this, because I actually have that as a condition of approval, so you'll you'll need to change that possibly.

Thank you, thank you Mr. Bernal, welcome. Thank you address please.

My name is Eric Allen and with Atwell Engineering 6001 East Royalton Rd in Broadview Heights.

Alexi Kotev, Citizens Bank, 39650 Aurora Road, Solon, Ohio.

Great, thanks. Anything to add to Mr. Vidal's report?

No, but I do have a question. I do want to clarify that with the dumpster issue, if I would be incorrect in that, and if it is a standard dumpster, would the dumpster surround then have to be masonry? Yes. Okay.

And I guess it could be the condition of you could make that a condition of approval to. So it could go both ways.

Alright, let me see if anyone from the audience has any questions. Anyone want to speak on this project? Seeing none, I'll start with Mrs Apple.

Thank you, thank you. The EFIS issue, what are we doing about that?

I did speak to one of the architects before I came tonight. They understand that there's no negotiating the EFIS, and if this project is to move forward, the EFIS has to go. I don't have the ability to promise anything what they're gonna be using one of the things they said that could be an option is a cast stone It'd be great again as a civil engineer. I don't really know exactly what that is. I'm just kind of relaying that but I can say that they recognize there's no negotiation. Okay.

Okay. And before we would move forward, would we want to see what they were going to use? Yes. I wouldn't want to prove this without knowing that. Okay. I would say that. I was concerned about the traffic. And we are going with the right in, right out? Is that?

That's correct. The request was made to have a traffic recommendation study done that was provided to.

I saw that. Yeah. Okay. Okay.

yes and that i just want so that's where we are um yeah okay those were my my primary concerns so so thank you but we will need to see what is going to be used to replace the efis thank you thank you mrs smith okay uh i did see the traffic uh study that you had done i guess we'll know how it really the way people use it and how it affects the traffic when when it's constructed um And then, of course, the Ephus is kind of a hard point with the City of Westlake.

Understood.

Those are my comments. Thank you.

Mr. Jones?

Thank you. Yeah, so I read the traffic report. pretty closely, and my feeling on it is that it pretty clearly supports write-in as helping the street network and the site circulation, but it's a lot more noncommittal on the write-out. There's definite trade-offs with providing that write-out. I can understand the rationale behind it theoretically reducing the number of lefts that you would make out onto the existing Detroit driveway. That is a pretty well-designed driveway that is some distance from the intersection, and it's directly opposite another driveway, which is exactly how it should be. Those are all good things. And you do have access to the signal to the south although admittedly is a pretty long drive and probably most people Aren't going to use it unless they're heading south. I would acknowledge that But that right out is still problematic they did mention in there that the trade-off is the potential for traffic conflicts with people having to dive across five lanes to make a left on the westbound Detroit and and I and I continue to have concerns with that that being said I think at this point i would defer to our city engineer on that matter if he reviews that memo and agrees uh that it's the preferable arrangement to add that right out and and theoretically reduce the number of lefts out onto detroit as an in exchange for that i mean i it's hard to argue that logic i do understand it but i i do think either way you know we're looking at a concern so um Other than that, I would agree about the trash enclosure. I think if it's just a trash enclosure and you're just putting, you know, wheelie trash cans like the one in my garage back there, then, yeah, I mean, a vinyl type surround, you know, would be perfectly adequate. That's not going to hold up for a full size dumpster. So, you know, I would ask that you get clarification on what's actually going to be used there. And we do need to know what your proposed material is going to be to replace the EFIS before we can move forward. Thank you.

Council Member Wagner.

THE NEXT ONE I WOULD AGREE WITH THE NEXT ONE I WOULD AGREE WITH THE NEXT ONE I WOULD AGREE WITH MR. JONES.

MR. JONES.

MR. JONES.

SO I READ THE REPORT AS WELL. SO I READ THE REPORT AS WELL. SO I READ THE REPORT AS WELL. AND THE RIGHT OUT, SO CURRENTLY It functions. And you have exit out to Detroit. You have exit out to Tracker. And I would agree, the write in is the correct thing to do. I struggle with the write out. reading the report it would say the biggest takeaway i took from it was it will cause less congestion and issues inside of our parking lot at that point right it's the the but you're trading that off with congestion and traffic for our city streets in my opinion like we said making that left turn is going to be Trying to make a left turn onto Detroit, going over five lanes is difficult and gonna cause some headache. Currently it works. Not the best scenario, but it does work. I'm curious to see the volume of traffic that you're anticipating coming through this bank To justify that, because I also see more of the two towers utilizing your exit right turn out, which is going to cause that conflict. So while you may alleviate some congestion or some potential issues inside of the parking lot, you're adding. Hazards to our city streets, which is all all accidents are concerning to me, Again, it's manageable inside of your parking lot currently. If you're telling me that Citizens Bank is going to bring in 180 more cars a day, then you might see another issue. But relative to what I see the business possibly being at Citizen as far as traffic goes, I think we're adding more problems to Crocker Road because, again, individuals are going to say, I don't want to drive south to get to the other exit onto Crocker. I'll just cut out this one and know that I can cut over. So I don't agree with the right out, to be honest with you. The right end is perfectly fine with me. I agree with that wholeheartedly. I do see the other issue with the right out being individuals, and I think they mentioned it in their letter, turn their transit signal on to turn right onto Detroit Road. individual making the right out things are turning into the citizens bank lot and that's where we have a potential for an issue because it is a breakdown lane existing and that's just where people turn their turn signals on so i am not in favor of the right out i'm in favor of the right end so i would strongly suggest we reevaluate that and maybe come up to let us know how many vehicles you're anticipating or what the volume anticipated volume for the site is on a daily basis and you're gonna have to come back to us for the ethos so thank you thank you I would agree with my fellow Commissioner so we'll have a motion to table yes I guess I

THE DEADLINE IS THE 16TH FOR TABLED ITEMS, SO IF YOU NEED MORE TIME, CALL ME TOMORROW AND WE CAN LOOK AT IT.

AND THERE'S NO WAY THE EFAS ISSUE CAN BE HANDLED THROUGH BUILDING. IT'S GOT TO BE HANDLED HERE.

CORRECT.

OKAY. MOTION TO TABLE THE CITIZENS BANK FINAL DEVELOPMENT PLAN TO THE OCTOBER 5TH, 2026 MEETING.

SECOND. ROLL CALL, PLEASE. BELCON, DEL REGNO, SMITH, APPLE, JONES. MOTION CARRIES.

And the deadline is in a couple days, so if you can.

I just told him that. Yeah, that's what you just said. I was just in my own little world right here.

We were having our own little conversation. To clarify, though, really the only thing that we would be, I want to make sure that the write-out could be handled through engineering.

I think we're asking engineering to weigh in on it. I don't know if they've, has engineering seen this and have they weighed in on this new letter from MS?

We will make sure that you have the definitive answer for your next meeting.

And you're coming back with EFIS, what we're not doing, EFIS. What you're putting in place with EFIS.

Would you want a material brought to the next meeting then? Yes. To show exactly what it is. Okay. I'll ask them to bring that.

Great. Thank you.

Thank you.

Next item on the agenda is Inge Creative Final Development Plan on Detroit Road.

Yes, 27580 Detroit Road. It's a 2,300 square foot addition. And let's see, we can get right into this. It really is, it's very similar to what you've seen before. It just has a little bit more detail than what we've had before. There is a slight modification to encroach into the east setback. Cahoon Nursery is to the east. So it's a two and a half foot encroachment. Rear does have the encroachment and this is nothing new. This is all the same as the last conceptual plan. But it does have an encroachment to the north setback and at the time you didn't think that I-90 would mind if that happened. And buffering modification to waive the buffering requirements and a modification for the addition to be of siding material. So since just going through here, what's changed? Final development plan, the light fixture has been specified. Knox box location has been identified, so that answers those questions. Again, light fixture location, the height identified, so we know that that complies with code. Same. Distance to the hydrant has been identified to the satisfaction of our fire department. And fixtures are fine. Utilities identified so they they are showing the 12 foot wide drive to the roll of door paved driveway so they can get to it. There's a trash enclosure detail provided. It's masonry. It's designed appropriately. And with that said. I think I've covered everything. Let's see store setbacks, That's it.

Thank you. Welcome. Name and address, please. Thank you. Amanda Romeo. I'm with Amanda Romeo, architect LLC, 2526 Candlewood Drive in Avon.

Tom Inch, Inch Creative, 27850 Detroit Road, Westlake. And Pat Ferran, also with Inch.

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

Thank you.

Nothing? OK. Would anyone from the audience like to comment on this project? Seeing none, Mrs. Apple? I have no problem with this. Looks good. Mrs. Smith?

It looks good. I appreciate you coming back.

Thank you.

Mr. Jones?

No issues. Thank you.

Councilman DelRagno?

Same.

Great. I would agree with my fellow commissioners. Can I get a motion, please?

Yes. Based upon the findings of fact, I move to recommend approval of the inch creative final development plan with the following one modification to allow encroachment into the east and north setbacks. Wave buffering requirements and permit vinyl siding and two are standard conditions.

Second roll call please tell Regno yes Smith yes Apple yes Jones yes Falcone yes motion carries great.

Thank you. Good luck. Thank you. Next item on the agenda is the sheets conceptual development plan at Crocker.

Yes, 1100 Crocker. I'll just run through these quickly. My understanding of this and the applicant I'm sure has a lot to add to this. So and I'm just going to handle both of them at the same time. So it's a new sheets and the redevelopment of the Wyndham Garden Hotel. The sheets would be partially in the area currently occupied by the hotel's conference center wing and associated parking that would be removed for that purpose. A hotel will receive a new primary entrance as part of the redevelopment, separate out parcels reserved for a future car wash. It's not included in this approval in any way, just it's more or less there for a placeholder and to show that one would be feasible at that location given zoning constraints. The city engineer did complete his review of the traffic study and inform the project architect that the city's review identified some items that required some clarification and I could tell you there was a Discussion on that I was part of it earlier today. So that is still ongoing. It's in the works There is Let's see A number of things in terms of building, engineering, fire, and police. And I don't want to read all these and bore everyone right now. This is a conceptual plan, too, by the way. So if you're here in the audience, Planning Commission, this is... concept plan it's not fully engineered fully developed site plan or architectural plans engineering anything like that that comes along in the next step of the process which would be the final development plan this is more or less looking at the schematic design These different departments, they're looking at it as if it is the final development plan, but it does give them some clues in how they do need to redesign that final piece to comply. This is the Interchange Services District is where this is located, and its guide plan does show this as a special commercial area as well. So there isn't a change in zoning that's required for this use. And it's actually the reason that you see two other gas stations on that corner. You can just kind of see the area that I've highlighted. To my knowledge, I think it's still in play, but there's a conditional use permit request for a pickup window, and that's just highlighting where that lane would be. But I'm not sure if that's something that they're still pursuing or not. We'll hear about that in a moment. This is the older version, so that's what you have in your report. I've actually updated that. There's some more information. And then, so like I said, there's a number of things here that would pertain to the pickup window. I'm not sure if that's still in play or not. So as far as zoning goes, the uses, they are allowed. Pickup window does require a conditional use permit. And let's see, building area. Convenient food sales, so this is interchange services. It does allow gas stations by right, so they're allowed as a main use. Convenient food sales are an accessory to that. Per code, not to exceed 1,000 square feet of sales floor within a building, which may not exceed 3,000 square feet. So SHEETS has identified 3,500 square feet of usable floor area in a 6,139 square foot building, so a modification for building area is required. So as far as the minimum lot area goes, they have some ideas about splitting these into separate parcels in the future. If there's no pickup window, it would be required to have 1.5 acres. If it has a pickup window, it's 2.5 acres. So it kind of depends on what they decide to do with that. If they split it the way they have it designed without the pickup window, it would be fine at 2.09 acres. That would actually work out fine. If there's a pickup window, then it's a modification because they're less than 2.5. A hotel requires three acres. It's at 5.02, so that's fine. Car wash, one acre, it's 1.31. So it just kind of depends on some decisions that they have yet to make. Percent lot coverage based on the proposed property split, a zoning modification would be required for the hotel. It's not much of one. 15% is the maximum that's allowed for it. They're at 16.04, so it's not really over by very much. And Sheetz is actually under either way. Percent landscaping, that's something that's not known. So 25%, that's something that we would definitely need to see with the final development plan. And moving right along, as far as the setbacks go, they're okay. Based on the property split, they work out. Parking, again, based on the proposed property split, they are gonna need a modification, zoning modification for sheets for the side setback. This is something self-inflicted, you know, they'd be creating that. They can move lot lines around a little bit different, but it would be 10.5. I think even if they switch it, then probably there might be a setback required on the other side, at the car wash side. So, anyways, rear is... 22 feet 68 so 15 feet what did I put here developer could remove the proposed stripe pavement areas from these oh yes so the rear works out fine rear is good with the rear one thing though that we you know we would question though there's a lot of stripe pavement areas that they're showing that they're not going to use and could they remove the pavement from those areas and make it landscaping And they may need to do it in order to meet the 25% I don't know. I can't tell Right now, but if you know, it's extra impervious surface if they don't need it, that'd be great to get rid of it, obviously Tree preservation will see that with the final development plan lighting final development plan Trash enclosure is needed. It's required to be 15 feet from the property line. It's 10.5 feet, so the design does not comply for it. This is one of the new property lines as well, so there might be different ways to work on that. It will need to be changed to be a masonry enclosure, and per an email back earlier today, they will change that to masonry. HVAC, we'll need more details on that, obviously. And the materials, they seem to comply, except for the dumpster enclosure. And here they are. I won't read through the list. You have them. But they're all things that we like to see. Outdoor dining sheets does include outdoor dining.

This is in the business code, so it's not anything that you can change through zoning. You can't you can't.

allow them to be open any later than this. This can only be changed if council changes their code, basically. So their hours of operation, 8 a.m. through midnight, Sunday through Thursday, and then 8 a.m. to 1 a.m. Friday and Saturday. And then I don't think there's any temporary weather protection as part of this. So existing hotel photos. And you can see the conference center wing that's in the front, the restaurant conference center that's going to be removed. And then this is how it gets reskinned with the new entry. A lot of glass. Vintage wood cedar fiber cement siding that looks like wood. So it really warms it up, gives it a much more modern look. sheets um standard design you can see there's lots of these around now like i said the materials are fine design wise you know meets the code even the i would say that even the red of the awning or we call it a canopy uh i would even say that that red is is like a brick red color It's pretty pretty neutral actually signage. Ignore the signage that you see. It's that'll be that would be a future. Something that really be great to see that with the development plan really should come with the development plan. Trash enclosure is, as I said, needs to be worked on. They did. We appreciate this. This floor plan the breakdown of space is very helpful. So. The conditional use permits not yet been referred. We're not sure what's going to happen to that. There's several items that require discussion. There's some follow up with the city engineer regarding traffic, so it's recommended that this be tabled based on that. I don't think you need my recommendation for that really. Unless the they are able to answer any questions that you have to your satisfaction, then you could. The next step would not would be to approve and they could move on to the final development plan. Thank you.

Thank you with the applicant come forward please. Welcome.

Thank you. I will be prepared.

Good evening. Vincenzo Calabrese, ABC Development, 3955 Center Road, Brunswick, Ohio.

I am Diane Calta, Land Development Council for Sheetz, and I'm with Mansour Gavin. My address is 1001 Lakeside Avenue, Suite 1400. That's Cleveland, OH 44114.

Kevin Westbrooks, Traffic Engineer with GPD Group 6200 Oak Tree Blvd in Independence.

Owen Wolf with Sheetz, Real Estate Team 243 Sheetz Way, Claysburg, PA.

And I'm Ellen Sally, I'm the permit manager for sheets and also 2, 4, 3 sheets way, Claysburg, Pennsylvania.

Great welcome. Well, listen, go ahead is going to start.

Do you can we get this colored plan on the right in front of us. Thank you for everyone's time tonight. So the pickup window we are dropping as a part of the development so that conditional use permanent is no longer needed. We are also continuing to make a few adjustments to the site plan, especially focusing on the hotel regarding the lot coverage. We are over by 1% at this point in time.

We need to have those in tomorrow. I'm sorry, 1% what?

Yeah, so we're over by 1% on the lot coverage for the hotel, but we're working on some site plans that could alleviate that issue and make sure that we meet the landscape requirement as well, because there are still some things that are up in the air with the hotel. We have an excellent operating partner for the hotel brands. They are in conversations with Marriott, Hilton, and IHG about which two sister brands would work the best in Westlake. And so they're running an analysis on that. And the operating partner is HSM Hospitality. They are very experienced with over 40 years in the hotel industry. They also recently completed two full gut renovations on the east side in Orange Place, and that was an Extended Stay of America and a Candlewood Suites by IHG. Last week, they actually won Best Renovation of 2026 from Extended Stay of America for that, and they started that in 2024. So they are not only excellent operating partners, but they are excellent at a full gut renovation and bringing new life into a hotel brand. And I guess I should mention the car wash parcel. We have put a car wash on the site plan, indicating that we believe that that will be one of the higher traffic users that could potentially fit on that parcel for the zoning code and lot requirements. But we are in conversations with a few different car wash car washes, but we have not solidified a tenant at this point in time, which is why we are not showing a brand or going for the conditional use permit.

And if we can just switch gears, if that's okay, I'd like to talk a little bit about sheets and then introduce, our team has actually already introduced themselves, but have Ellen walk through the site plan, have Mr. Westbrooks go through some traffic study highlights, I guess I would say, and then address your comments. They keep me around to let you know that we don't have any ethos in any of our materials. A little comedy there. But no, to tell you a little bit about Sheetz, I think as, I've been working with Sheetz for probably five, six years now. and going into different communities, everyone has a different level of knowledge of the Sheetz brand. As time has progressed, I think more and more communities are very familiar with the brand, and sometimes I don't really even get into much because everyone says, oh, I go there all the time, or I'm very familiar with the one on this street or that street. But I think it's an interesting story to tell that Sheetz is a family-owned and operated company. It was started back in the 1950s when Bob Sheets bought one of his dad's five dairy farms, and it's still owned and operated today by the family. Interesting, though, there's over 800 stores in a footprint of about six states, expanding into more states as we speak, including Indiana. This investment is a significant investment. It's a multi-million dollar investment for this development. And the store will employ, we generally say, about a dozen jobs split between part-time and full-time. I'm sorry, that's three dozen jobs, not a dozen. But they're split evenly between part-time and full-time positions. We've already talked about the zoning. Thank you. know this is a process and and as was mentioned this is the conceptual development plan so we're really interested to hear all of your comments we've received a lot of comments on a lot of feedback so far so we're doing a lot of work on a lot of different fronts with engineering addressing your usual fire comments all things that we typically do when we go into every community and so we welcome your comments and i think with that Turn it over to Ellen to walk you through some of the details of the site plan and to clarify that we will be dropping that pickup window so that conditional as of as we sit here right now it has not been withdrawn, but it will be.

and i just wanted to show you a few things on this site plan it is a typical sheets we have dropped as she mentioned the mobile order pickup i will make sure to message you officially that tomorrow so that can be taken off the record instead of the mobile order pickup window we have landscaping right here is what we're showing and that helps us to meet our landscape code This is our convenience store. There is outdoor seating that will comply with what Jim mentioned, the hours of operation for that limited during the evening time. Our six fuel pumps are out here. And then right here is where underground tanks will be stored. So we do have a large site. It's 2.07. It has been adjusted from what we originally submitted and what was reviewed by the CUP. uh committee but um we will get these updated plans to you we will make then an official resubmittal if um if we're tabled or we'll just update you with the final development plans that show all these lot lines the new lot lines do alleviate the dumpster setback that we discussed before and it alleviates the setback needed over on this side so we were able to reconfigure a little bit and especially with dropping that mobile order pickup it gave us the room to do that. Landscaping we are able to meet all of our landscaping percentage requirements on the site plan and then the dumpster I have an image of that too so you can see our brick dumpster. Building-wise, though, I don't have those plans, Jim, if we could maybe switch back to what you had. I do not have, though, with me the updated building plans that show the removed mobile order pickup windows, so that will be part of something that I can send to you guys.

Yeah, where I put them.

Materials wise though, this is very typical for us. It is an all brick building stone base. Even our canopy columns. They do have that same kind of match to it as well. It's a very sharp looking building. You can go to anyone around here and it's it's all very similar. And I can bring in those materials if you would like to see them. Modification-wise, I know there were a few others mentioned. The square footage of the building, you know, we do have a lot of uses in our building. Obviously, gas is our biggest thing that we sell for sheets, but you come inside and it's convenient. It's all about convenience for the customer. We have a made-to-order, so we need a large kitchen because you're going to put your request in and then they're going to make it. You need a place for people to sit while their order is being prepared. It's not like a fast food restaurant that already has it sitting there ready to go. You're going to have to wait just a few minutes for that. And while you wait, you can get your caffeine fix in any way that you want. You can also order that specialty. We have all kinds of fountain drinks, you can get coffee, and then also we have a large row of refrigerators that you can pick from there too. So we need all this space, all this footprint to sell all the items that we do, to sell the food that we do, to sell all the offerings that we have. Our customers, when they come to Sheetz, they expect certain things, and that is their favorite drink, their favorite snack, They expect a clean space. They expect a place they can sit and eat their food, a place they can stop and use the restroom. So that also contributes to the footprint. If you look at that breakdown, a lot of that space, you can see why it's needed and why it needs to be the size that it is. I will point out, though, that we have 30 seats inside. That is for when people stop and they're getting their lunch, getting their dinner, getting their snack, and we want to make sure we offer ample space for everyone who does that. Another modification we would need is for alcohol sales. Sheets will sell beer and wine for carryout here, and we will go through the proper Application process with the state we have a separate attorney that handles all of those applications We really don't think that we were able to alleviate all the other modifications and we can review those some more with Jim we've talked through the items with the traffic engineer and There wasn't anything of major significance that we felt would change the layout that you see in front of you from his comments. We do have to go back and check on some calculations and some numbers, but other than that, we feel that what you see in front of you should be approved by him, but we will obviously go through all the steps necessary for that. We did talk to the fire department. He said that he told me the same comments he provided. He didn't have any problems with sheets. And I've reached out to the police department and am looking to set up just a time to discuss with myself and our head of our security team just something that we like to do when we come into new communities. We have a security liaison here in the area that handles several different sheets in the area, and she will be that contact between YOUR POLICE FORCE AND OUR SECURITY TEAM. WITH THAT, THOUGH, I THINK I'VE PROBABLY HIT ON EVERYTHING FOR ME. I DON'T KNOW IF, KEVIN, YOU JUST WANTED TO TALK ABOUT OUR CONVERSATION SOME MORE WITH TRAFFIC TODAY?

YEAH, SO WE RECEIVED THE CITY ENGINEER'S COMMENTS, WENT OVER THOSE INTERNALLY, AND THEN WE MET WITH HIM THIS MORNING AS WELL AS THE PLANNER. To go over them went through one by one by one and I don't think there was anything in there that we didn't feel that we could Would not be able to satisfy we think we can make some adjustments resubmit that report and get everything that he's looking for documented Answered so I think we're expecting to to get that approved Based on those comments. I would see Wouldn't be a problem I could go into a whole bunch of detail because I love this stuff. I could read this page by page if you'd like. It's only a couple hundred, but I'd rather, you know, I don't know, save opportunity for questions if there is specifics when it comes to the traffic.

Great. Thank you. Anything else to add? No? All right. Can we get comments from the audience? Would anyone like to comment on the project? Okay. Welcome. Name and address, please.

My name is Richard Dusich, and my address is 1 Equity Way, Westlake, Ohio. And some of you might know me as far as the company I founded called Equity Trust. We have a 72,000 square foot headquarter building, and we employ 421 people here in Northeast Ohio right now. I also developed the building called Convergent next to the Equity Trust headquarters. We have at Convergent the U.S. headquarters for a $7 billion European-based company. We have RBC, and we have Huntington Bank as tenants of those companies. those two buildings so earlier today I Submitted thank you. Good an extensive list of questions. I asked that those questions be Answered and written format so that we can start a dialogue because we do have some concerns with this development Thank you, thank you would anyone else from the audience like to comment on the project I

Okay, seeing none, do we want to do the commissioners or fellow commissioners? We're going to end up tabling this, but do we want to have a quick, any questions so we can give them some more guidance? I'll start with Councilman Del Regno.

Great, thank you. One, yes, love Sheetz coffee. Frequently drink it, so, too often. The other, so a couple of things. So, You know, the size of the building is double, right, what we're anticipating or what we allow. And when you brought it up, I think it was we need, which understood you need it, but that's not what we want to see. That's not what we zone for. It's very difficult. So that's kind of a big thing for me, at least, and I would imagine some of my colleagues here. SO THE SIZE OF THE STRUCTURE, THE SIZE OF THE CONVENIENCE STORE AREA IS MAJOR CONCERN. I THINK, YOU KNOW, IT'S A CONVENIENCE STORE, BUT I DON'T I think you're recognizing now that you're not just a convenience store. You're kind of a destination spot, right? I mean, you're definitely getting more than the family driving from Toledo to Buffalo and stopping to get gas and some coffee. You now have, and it's reflective in your Avon and your North Ridgeville stores, right? Both of those stores are what I'll say is hotspots for hangouts, if you will. Speaking with Westlake or I'm sorry Avon PD speaking with North Ridgeville PD Both of them expressed concerns with it and looking at the call volumes that they're getting at their stores 87% more than what we see at four of our gas stations in that area. So that's you know, we Track this and what we're getting between the BP and the Shell very close to you, along with the BP and the Speedway at Bradley in Detroit. Combining those four, that store in North Ridgeville has 87% more unique phone calls of service to it. you recognize the issue you've put satellite camera systems out there you've been monitoring it extensively i believe um and i'd love to have that be in that conversation when your security liaison gets involved but we already have issues in that area right we we are consistently our police force devotes an awful lot of time to what they call the north corridor um i have a concern with that If for some reason, and it continues to move forward, the other thing is it's going to be the landscaping and the buffering between the hotel and the gas station. I don't necessarily, I think a row of boxwoods isn't going to cut it in my opinion. If we're going to go with an IHG product in that space, Don't think that their main front entrance is going to want to look out at the backside of a gas station and It's you know, we're looking for longevity in in Westlake. We aren't looking for someone to come in and take over a corner and do great business and make a ton of money on it. But we need to be good stewards to the citizens. And I think putting something like this in there is going to be a detriment to traffic, to our police force, to the existing hotel. I just don't see a big brand selling well with a gas station in the front of it. Yeah, so I I think there's there's some I appreciate you dropping the. dropping the drive-through um i think you also might want to look at maybe look at the news and see what west lake citizens are are having issues with and you'll see why i'm speaking the way i'm speaking right now we have crocker park great lifestyle community but yet we're very we're taking a lot of heat for it right there's a lot of a lot of things that come with that lifestyle and i think when you end up with a destination location as opposed to a convenience store same thing is going to follow with it. So I think we need to one. We're going to table it, but I think you need to look and explain to me what. Besides you needing 6000 square feet, why does Westlake need 6000 square feet building? Thank you.

You Mr Jones, thank you. Yeah, so. I guess I'll start with my concerns about traffic and I did see that. I did read through the city engineer's letter, and it sounds like, Mr. Westbrooks, it sounds like you guys are well on your way to addressing the concerns on that. There was one specific concern that I have with it that didn't seem to come up in his comments, though, and I'm curious as to whether it's come up in your discussions with him. And that's whether any study needs to be done or counts performed at Crocker Road and Hospice Way specifically. And what I'm concerned with is the potential increase, particularly in northbound left turns onto Hospice Way because... You know, the way I see it with the sheets here, being at the northern part of the site, being farther away from the Clemens Road intersection, and a lot of the people that are going to come to this site are coming from the interstate, maybe aren't super familiar with the area. You know, like Dave and I, when we're coming for coffee, we would most likely turn in on Clemens because we know we can get there. Someone may not know that and is therefore going to be pushed to Hospice Way. That intersection currently does not have protected left turns and does not have a dedicated left turn lane for northbound traffic. So I'm curious as to how that intersection particularly is going to function at full build out with both the sheets and also the car wash. And of course, I'm assuming That light was designed with the hotel as background traffic, but obviously it's all part of the picture. So I'd like to see. I'd be curious to know whether that's been thought about and whether or not there needs to be any consideration of a widening of Crocker Road to allow for a left turn lane at that location, as well as modifying the signalization as needed to add a protected left if it's justified. So that was one thing that I saw. I did have a question about, so gas stations, convenience stores, which this I guess is both of those things, are permitted uses in the Interchange Services District, right? Okay, so a question was asked, I think, by both of the individuals that sent us letters prior to this about the fact that there are already a number of gas station convenience stores, two of them already existing right at the intersection of Crocker and Clements. Because of the fact this is a permitted use, is there any restriction as to the number of these things that could be in one location?

No.

Correct. Yeah, that's what I assumed, and I wanted to make sure that that was the case. So I think it's important for us to note that Just because there's two other gas stations here, we can't really be in a position to say, no, you can't put a gas station here. There's already two gas stations here. So I think we need to keep that in mind. As we look at the site layout, it sounds like you're working on making some adjustments, particularly to the property line split. I would not be in favor of granting any setback modifications at all because you're creating your own property lines here and you're starting from scratch. As far as I'm concerned, the site needs to be set up so that setback modifications are not needed. and and that's I don't see any reason why even with even if you're dead set on going with your your prototype building with no modifications you should be able to do that on the site and still meet all setbacks because you're creating your own property lines so that that's I think that's important to know one final thought I have though and this is one that I'm not really exactly sure how we're going to get past and that is the fact that our code specifically states that convenience stores uh they've got the 1 000 square foot of sales floor limitation and a building size limitation of 3 000. this building is Almost double that, and that's a major significant modification in my mind, so I think that that's one that I'm not sure how we're going to get past that. You know, I think that we're going to need to see evidence as to why we would grant such a significant modification to that particular portion of our code. That's all I have.

Thank you Mrs Smith.

I would agree the size of the store is a real issue for me. It's almost 60% larger than it is. It's it's a lot larger than what we would grant within our zoning code. And then I had issue with the size of the convenience store within that store. So our ratio is 33% of a 3000 square foot store. So I would look for sheets I mean, if it's going, we can't prohibit a gas station, we can't prohibit convenience stores, but I would look for it to conform to our zoning code. And my fellow commissioners stated other things very eloquently, no need to repeat.

Thank you, Mrs Apple. I would agree and my primary concern was the size and the traffic. So thank you guys, but I really appreciate Mr Del Rigno's research and I'm not sure based on the information that you provided from the neighboring communities and the hangout effect. I'm not sure it's a good fit. And because of that, I would have a hard time granting any Modifications. Should be able to make it work in Westlake. If you really think you want to be here. So that's where I am. Thank you and thank you Mr. Delbert. No, thank you.

I would agree with my fellow Commissioners. I have a 23 year old and a 18 year old and we visited sheets and Alliance Ohio and over here in Avon. So I'm familiar with the concept. I understand what your model is, but I guess my question is where can you point to a smaller store? Do you have that model somewhere in your states in your where you've done a smaller convenience store? And do you have a model where you point to where you're in front of a hotel? Because I'd like to see that. I'd like to see those examples of where you've done this before and it worked or didn't work.

Yeah, I believe we actually have on hand 10 examples immediately adjacent to tell us prepared for you guys, I don't know if those are sending emails or is it and you know, I have it right here. Yeah, we're immediately located in Jason lots that's something we look for we are very compatible use in our mindset with hotels as well as hotels to us. So here are some examples on the screen.

Okay, so that I can look those up, but what about smaller store? Do you have a mini version of your store or that just doesn't exist?

Yeah, I guess I can touch on that a little bit. I mean, part of our offer, what appeals to our customers that we've heard over the 850 stores we have is the larger internal offering that we have. So we've all been to gas stations where you have to grab a key and go around back and you're in a single stall where it's very tight. And that's part of where in our business, We have larger bathrooms. To Ellen's point, we have an entire made-to-order kitchen, which is very different than other traditional convenience stores. So that's an element that obviously requires more square footage. Similar to multiple other gas stations within Westlake, we have larger cooler systems. The get-go on Center Ridge and, I believe, Columbia is just under 6,000 square feet. So a similar offer to us, obviously significantly higher than the 3,000 square feet that's listed in the code today. So there are several elements to our business that, from a more antiquated maybe definition of a convenience store, as the brand and as the industry has evolved, those are things that our customers have told us, hey, we really appreciate all the offerings that you have, the fact that you can walk in and you're not on top of each other walking throughout the aisles. So those are parts of the reason that our store is the size it is.

Thank you. Any other questions from my fellow commissioners?

I guess I do have one just to follow up. I don't know if this is something if we could ask the administration to take a look at. Again, there are other gas station convenience stores in the city that are larger than 3,000 square feet. He cited the get-go, which isn't that old.

I have the numbers for that right now if you'd like them.

Yeah, I'd like to see that, and I'd also be curious to know, were modifications granted for those, or has the code changed? And if so, just what the history of it is.

Yeah, Kitco's in a general business, so it does not have the same accessory. You can actually have a standalone convenience store in a general business zone. You cannot in interchange service. So that's the difference. That's what allows it to be larger.

I see. So essentially this is a prohibited use in interchange service if you think of it that way with that size. Not a prohibited use per se, but yeah.

The size is what's the issue.

It's a prohibited size in interchange.

But yeah, I looked up. I thought this might come up, so I just looked up. So the county has Gecko. It has the actual store building itself at 5,880 square feet. So that's 252 square feet smaller than what they're. On top of that, though, they also have a car wash. at 2,438 square feet. So that puts them at approximately 8,318 square feet of total building. So that's a couple thousand square feet more than what we're hearing about tonight. And then they have a canopy. I'm not sure how large the canopy is. They don't have it listed here. I would guess that Gitko's canopy is probably smaller. Do you know what the square footage of the canopy is by any chance? Yeah. I would guess it's probably smaller. Their canopy is about 5,500 square feet. Now they have more acreage there too. They've got, county's got it listed at 3.145 acres that Gitco has. Gitco also has retention though. And I think that I mean, this was started right before. Getco was approved in 2012. I came here in 2013 when it was under construction. I think that was just the size of the property. I don't think that they went out of the way. Right, they just bought a lot. That was the size of the corner.

It was 3.145.

I can do the same for other I can do this, you know an analysis of the other at the other ones.

I think we're going to probably find are more in the range of about a thousand square feet or yeah, and again Allison since we're tabling this anyway, you know, I think I would like to see maybe that thrown into a spreadsheet or something that we can look at her.

And Madam Chair, if you don't mind, one other thing, Mr. Westbrook, when you look at it, the exit onto Clemens Road, we're staggered right now with the existing drive. I didn't read the full report, I apologize, but is that a... HAS THAT BEEN DISCUSSED?

IT WAS DISCUSSED IN OUR CALL THIS MORNING. WE DISCUSSED THAT. THERE'S SEVERAL REASONS WHY I THINK IT'S AT THE BEST LOCATION IN TERMS OF TRAFFIC FLOW. SOME OF THESE OTHER FOLKS COULD PROBABLY TALK TO YOU ABOUT SITE RESTRICTIONS. BUT IN TERMS OF TRAFFIC FLOW, YES, IT IS OFFSET FROM THE DRIVE ACROSS THE STREET. But the drive across the street is a minor. It's a very low-use driveway. Their bigger driveway, I think, is the one to the west. It's got a left and a right turn lane. I don't have the numbers down there, but this one, the numbers, I think it was like 19 vehicles during the peak hour where we're coming out of there. So it's pretty low use. But it's not so far offset that you can't see it well. It's a little bit to your right if you're pulling out of that driveway, but you can see it well. But I think if we were to try to align internally to come up to line with that, because of where the hotel's at, you're going to have this S curve on the site to get that drive to line up. You're either not going to quite come at it at 90 degrees, or if you are, it's going to be a real quick turn. And I think you're going to have some awkward access points internal. The access into the hotel, the front is going to come in on that S curve. The potential car wash would come in, you know, right on that curve. And I think you're going to cause more problems internal than it's worth to get those to line up perfectly. In addition, you know, like just traffic flow in general, if you can make things square. it's so much better from a standpoint, so that's where I was going with this.

So you you did look at it and had a discussion on it.

We did. Yeah, we discussed that and so we're going to put some more some of that explanation into the study to document it. But that's that's. That's where the thinking was, because it was and it was discussed internally with this group. Hey, can we do it? Having problem, problem, problem, problem to make it align that. Thank you.

Great, can we get a motion to table then?

Do you want two motions, Nicole? Probably need two, right? They're different projects.

All right. Motion to table the Sheets Conceptual Development Plan to the October 5, 2026 meeting.

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

Jones? Yes. Falcone?

Yes.

DelBragno?

Yes.

Motion carries. Okay.

that means that means that they have everything in by Tuesday the 16th is the deadline so do probably talk to me if they have an extension yeah I mean because we have to look at a calendar are we just going to put it on the table it again I mean we want to request if they want to table it to the following month's meeting I guess is my thing it doesn't matter to me I'm fine with just tabling again next month if they can't do it in time that way they have the flexibility

And then motion to table the, sorry, hold on. What would you like? Would you like it just tabled till October or would November be preferable to you?

I mean, realistically, we're not gonna give you everything in two days. We wanna make sure we have the conversations with Fire chief the police chief the city engineer. We want to give you that full package. So I'm okay if we Move it is everyone else. Okay with that.

I don't see how we can get it there Did you say there could be a possible extension?

You've not not a lot just because I have to have departments have to review things We have to have stuff in public notice review so and I can't tell you when I have to look at the calendar to see when everything is and November 9th would be the November meeting.

Yeah, if you want to give us the extension, if you could.

I'll have to look at the calendar tomorrow. It might not be till just beginning of next week, so how is that going to give you enough time?

I guess we'll wait and we'll talk tomorrow.

OK, OK. OK, then motion to table the hotel redevelopment conceptual development plan to October 5th, 2026 meeting.

Roll call please. Apple yes Jones yes Falcone yes Del Regno yes Smith yes motion carries great thank you for your time we appreciate it thank you thank you very much thank you thank you uh I think the next item on the agenda is miscellaneous um I don't have anything yeah