WESTLAKE PLANNING COMMISSION MINUTES OF THE REGULAR MEETING JANUARY 8, 2018

Transcription

1 WESTLAKE PLANNING COMMISSION MINUTES OF THE REGULAR MEETING JANUARY 8, 2018 Present: Also Present: Chairman Brad Lamb, Lynda Appel, Phil DiCarlo, Lauren Falcone, vacant seat Planning Director Jim Bedell, Assistant Planning Director Will Krause, Law Director Michael Maloney, Clerk of Commissions Nicolette Sackman Discussion of agenda items and fact finding was conducted at 7:00 p.m. The regular meeting was called to order at 7:30 p.m. by Chairman Brad Lamb. APPROVAL OF MINUTES Mrs. Falcone moved, seconded by Mr. DiCarlo to approve the minutes of the regular meeting of December 4, Yeas: Lamb, Falcone Abstain: Appel, DiCarlo Nays: None, motion fails Mrs. Falcone moved, seconded by Mr. DiCarlo to reconsider the motion. Mrs. Falcone moved, seconded by Mr. DiCarlo to approve the minutes of the regular meeting of December 4, COUNCIL REPORT No new report. OLD BUSINESS Ordinance Rezoning corner of Hillsborough Pt. & Center Ridge from General Business to I-1F-80 (Single Family), PP# , 012, 013, 031, 032, ref. by council 10/5/17, rep. D. Vaneck, Ward 6, tabled 11/13/17, tabled 12/4/17, ext. of time until March 9, 2018 Applicant was not present. Motion: Ms. Falcone moved and Mr. DiCarlo second to table Ordinance to the February 5, 2018 meeting. Ordinance Code amendment to and (h)(3) regarding definitions and permitted uses in Exclusive Industrial Districts regarding Distillery, ref. by council 10/19/17, tabled 11/13/17, 12/4/17, ext. of time until February 16, 2018 Page 1 of 11

2 Mr. Sean Kennedy, owner of Sibling Revelry, explained they have requested the text amendment as he is expanding the business to distill spirits and sell them at his brewery. Part of the state licensing requires that food service be offered when spirits are sold. Mr. Bedell reviewed his staff memo and the code changes suggested. Motion: Ms. Falcone moved and Mr. DiCarlo second to recommend that council approve Ordinance with the changes presented in the January 4, 2018 staff memo. Crocker Woods Cluster Preliminary Development Plan for cluster single family, PP# & , for 50 single family cluster homes in Planned Unit Development zoning, south of Center Ridge Road and west & east of Crocker Road (the area previously known as Bretton Woods Park Subdivision Phase 4), rep. K. Hoffman, Ward 6, tabled 11/13/17, 12/4/17 Mr. Hoffman, engineer for the applicant, explained the plans have not changed since the last meeting and the reason it was tabled was so Mr. Kelly could be present this evening and address drainage concerns raised by the neighbors. Mr. Bedell reviewed his staff memo. Mr. Kelly explained the development is required to contain all water on the property and slowly release it per city codes and EPA mandates. He reviewed water flow rates, retention and quality of water requirements. Last year the city made large improvements to the Dover Ditch creating a 16 acre retention basin and stream restoration project to address water retention and flow and he reviewed the project. The following residents were present and made comments: Mr. Tom Frank Sycamore Oval; Mr. Gene Bernhard, Sequoia Trail; Mr. Mike Lamb, Tamarack Trail. Comments and concerns expressed were: there has been heavy flooding in the past and it is uncertain if the recent basin improvements installed by the city will handle water flow and reduce flooding for current homes let alone additional homes; questions how the retention will be handled on the site and the flow pattern; if the existing creek/ditch will be cleaned out; the water has been mismanaged in the past and there is no guarantee the problem has been resolved or will be managed properly in the future; per discussion the homeowner s association (HOA) will be responsible for the maintenance but what if they do not keep up with the maintenance, what then; concerns that Bretton Ridge would be used as a cut through and allowing a gated community (Mr. Bedell explained the gate is an emergency access gate that will be locked at all times and vehicles will not be able to go through the gate as it will be used by emergency responders in the event of an emergency. This is not a gated community.); concerns with the grade and if water will be directed to the existing neighborhood. Mr. Kelly explained that the developer is required to provide a 2 year maintenance bond which is used and after the HOA is established they will maintain the basins/ditch. If they do not maintain it the city has the ability to provide maintenance and then charge the HOA for the service and fees. They are also required to provide monthly reports per a maintenance agreement. Discussion ensued on the stormwater management model and how drainage will be impacted. It was explained that a lot of the mandates and requirements for stormwater management and drainage have changed since the original Bretton Woods Subdivision was created and are an improvement over past practices. The recent improvements to the Dover Ditch is expected to improve the base flood elevation for the FEMA flood zone delination map for properties in that area and this will be benefit some residents who will no longer be required to carry flood insurance. 1. The proposal meets regulations for a residential planned unit development preliminary development plan as specified in section of the zoning code without the need for any modifications. 2. This preliminary development plan is a necessary component of Ordinance , which is the planned unit development ordinance for this property s rezoning. 3. Refinements to this preliminary development were made as a result of the wetland delineation. 4. The new preliminary development plan is an improvement because it has less density, greater preservation of natural areas, internal circulation that is private, and provisions for visitor parking. Page 2 of 11

3 Crocker Woods Cluster preliminary development plan as submitted with the following conditions: 1. The final development plan will address comments in Part III of the 1/2/18 staff report. 2. The final development plan will address the requirement that (n)ot less than seven and one-half percent (7.5%) of the entire land area excluding perimeter setbacks within a Planned Unit Development (PUD) District shall be permanently designated for civic buildings, public uses and public parks for common use. 3. This replaces the preliminary development plan and conditions currently approved for Ordinance The Residences at the Reserve Assembly Plat, & Center Ridge, PP# & 004, & 013, rep. K. Hoffman, Ward 6, tabled 11/13/17, 12/4/17 The Residences at the Reserve Subdivision Preliminary Plan (9 lots), & Center Ridge, PP# & 004, & 013, rep. K. Hoffman, Ward 6, tabled 11/13/17, 12/4/17 Mr. Hoffman, engineer for the applicant, explained the proposal has been modified since the last meeting to be changed from a multifamily development at the front of the parcel with four single family lots at the rear to a nine lot single family subdivision with no townhouses at the front of the parcel. The retention basin was relocated and moved to the front of the parcel along Center Ridge Road. The two existing parcels will be assembled into one parcel that will be subdivided for the nine single family lots. Mr. Bedell reviewed his staff memo noting two of the lots are squarer in shape then rectangular which can happen with infill developments. He also noted that the circa 1820 stone house may be demolished with this plan, as previously it was proposed to be part of the club house for the townhomes. Mr. Kelly reviewed drainage and the water flow for this water shed. Mr. Mike Lamb, Tamarack Trail was present and expressed concerns with drainage for the house on Bailus Road. Mr. Kelly advised the improvement plans for this project will not improve that situation but it will not make it worse as there will be no impact for that house due to this development. Discussion ensued regarding drainage. Members of the commission preferred this proposal over the past proposal with townhouses and single family lots. 1. The assembly is being done to provide property for the proposed Residences at the Reserve Subdivision. 2. There are no non-conformities created by this request that result in the need for any code modifications or variances. Motion: Based upon the findings of fact Ms. Falcone moved and Mr. DiCarlo second to approve the Residences at the Reserve assembly plat regarding permanent parcel number , 004, and and 013 with the following condition: 1. Condition that Green s Garage, two homes and a garage will be demolished in concert with the Residences at the Reserve Subdivision. 2. Approval is subject to comments in Part III of the 1/4/18 staff report and approval of the final plans by the Building and Engineering Departments in compliance with the code and the ordinances of the City of Westlake; and, in the development process, should there be any changes necessitated by engineering requirements that visually alter the appearance of the development approved by the Planning Commission, the plan shall be re-submitted to the Planning Commission. Discussion ensued that the condition of approval should be amended that the circa 1820 stone house does not need to be demolished and efforts should made to retain or relocate it if possible. It was also suggested that possibly a new house could be designed to incorporate the stone house as part of the new house. Page 3 of 11

4 Motion: Ms. Falcone moved and Mr. DiCarlo second to reconsider the previous motion. Motion: Based upon the findings of fact Ms. Falcone moved and Mr. DiCarlo second to approve the Residences at the Reserve assembly plat regarding permanent parcel number , 004, and and 013 with the following condition: 1. Condition that Green s Garage, one home and a garage will be demolished in concert with the Residences at the Reserve Subdivision; while efforts will be taken to preserve the circa 1820 stone house by retaining the house or relocating the house. 2. Approval is subject to comments in Part III of the 1/4/18 staff report and approval of the final plans by the Building and Engineering Departments in compliance with the code and the ordinances of the City of Westlake; and, in the development process, should there be any changes necessitated by engineering requirements that visually alter the appearance of the development approved by the Planning Commission, the plan shall be re-submitted to the Planning Commission. Subdivision: 1. A new cul-de-sac street is being created that will include nine single family residential lots. 2. Modifications for sublot 5 for the depth/width ratio to be.9:1 and sublot 6 to be 1.2:1 and more square than rectangular in shape is acceptable because these lots are at the end of the cul-de-sac and they mainly abut the Bradley Woods Metro Reserve. 3. Modifications for sublots 3, 5 and 7 to be less than 170 in depth is acceptable because the average depth for S/L 3 is 176 ; S/L 5 is 188 and S/L 7 is The length of the cul-de-sac is 485, which is less than 500 allowed by code. 5. Modifications are in accordance with Section , since the land involved in a subdivision is of such size or shape that it is impossible or impracticable in the particular proposal for the developer to conform fully to a provision of these Land Planning and Subdivision Regulations 6. Section authorizes the Planning Commission to accept such adjustments as may be reasonable, if within the general intent and purpose of these Regulations. 7. A future sign is indicated and a separate sign application and approval is required for it. 8. The information regarding R-MF-40 (TOWNHOMES) SCHEDULE OF AREA, YARD & HEIGHT REGULATIONS should be removed as future townhome development is no longer part of this plan. 9. Clarification is needed regarding whether the retention basin is on its own lot. 10. The final subdivision plat improvement plan should be engineered to preserve mature trees. Residences at the Reserve Subdivision major subdivision preliminary plan with the following modifications and conditions: 1. Modification for the depth to width ratio for sublot 5 and 6 to be less than 1.4:1 and squarer than rectangular in shape. 2. Modification for sublots 3, 5 and 7 to be less than 170 in depth. 3. Condition that the subdivision preliminary plan will be revised to show the location of sidewalks. 4. Condition that a homeowners association will be established. 5. Condition that Green s Garage, one home and a garage will be demolished in concert with the Residences at the Reserve Subdivision; while efforts will be taken to preserve the circa 1820 stone house by retaining the house or relocating the house. 6. Approval is subject to comments in Part III of the 1/4/18 staff report and approval of the final plans by the Building and Engineering Departments in compliance with the code and the ordinances of the City of Westlake; and, in the development process, should there be any changes necessitated by engineering requirements that visually alter the appearance of the development approved by the Planning Commission, the plan shall be re-submitted to the Planning Commission. Page 4 of 11

5 Mallard Cove 3 Subdivision Preliminary Plat (5 lots), 30400, & Center Ridge, PP# , 012 & , rep. K. Hoffman, Ward 6, tabled 11/13/17, 12/4/17 Mr. Hoffman, engineer for the applicant, explained the proposal has not changed and Mr. Pavicic could not be present this evening. The proposal shows five single family lots with a future townhouse development along Center Ridge Road. There would be an emergency access road from the subdivision to Center Ridge Road through the townhouse development. Mr. Bedell briefly reviewed his memo and reported that the Westlake Guide Plan shows this road connecting to Greenview Parkway in the future, while the developer is not in favor of that and would like to extend the street into a cul-de-sac. Mr. Kelly reviewed the utilities and drainage and was in favor of following the Guide Plan and in the future connecting this street to Greenview Parkway. Since Mr. Pavicic was not present it was suggested to table this until the next meeting. Motion: Ms. Falcone moved and Mr. DiCarlo second to table the Mallard Cove 3 Subdivision Preliminary Plat until the February 5, 2018 meeting. NEW BUSINESS Dover Center Road and Center Ridge Road Intersection Improvements, rep. R. Kelly, Ward 4 Mr. Kelly, Westlake Director of Engineering, explained the proposal. As part of the new Westlake elementary school the city and the Westlake City Schools hired a traffic consultant to provide a traffic study. The improvements include a traffic light at Dover Center and Westown, a traffic light at Center Ridge and Glenmore, the addition of right turn lanes at the intersection of Dover Center and Center Ridge Roads for all legs of the intersection, widen Center Ridge Road in front of the new Westlake Elementary School to include a center turn lane, install 8 wide sidewalks with 3 wide planters, and left hand turn lane on Glenmore at Center Ridge. The planters will be similar to ones done recently at Canterbury and Center Ridge. Any changes to private property resulting from this project will be designed subsequent to negotiations for right-of-way acquisition. The following residents were present and made comments: Mr. Bill Bennett, 2650 Dover Center; Mrs. Mary Bennett, 2650 Dover Center; Mr. John Anglilante, Center Ridge Rd.; Mr. Bill Beech, 2570 Dover Center Road; and Mr. Terry Mackin 2843 Dover Center. Comments and concerns expressed were: purchase of right-of-way along Dover Center; how close the road will be to structures on Dover Center near the intersection; concerns with the sidewalk location in relation to the street and the setback to the previous dentist office on Dover Center; concerns that traffic on Glenmore stopped for the traffic light will block access to the dentist s office; concerns with the construction schedule and negative impacts on businesses; the length of the improvements on the street and how it will impact individual property owners. Mr. Kelly explained the proximity of the existing structures and proposed right-of-way cannot be avoided and while in some locations a larger setback from the right-of-way would be nice these are distances that do occur in urban areas. He noted construction would begin in spring 2018 and finish in late fall 2018 or possibly start in 2019 (springfall). Mr. Kelly reviewed the scope of the project, starting and ending points for the improvements and urged residents to contact his department to review specifics related to their property. Letters will also be sent out to property owners regarding purchase of right-of-way, relocation of signage if necessary and he reviewed the negotiation process. Discussion ensued on the length of time vehicles are stopped at a light, which varies from seconds pending on the intersection. It was noted some of the plants used in other planter boxes within the city have been too tall and it was suggested to not use grasses that are too tall. Mr. Kelly advised they have been adjusting and replacing plants used when necessary. Page 5 of 11

6 1. Development plans may be required for non-conforming parking lots. 2. Modifications may be required for the relocation of any non-conforming free standing and/or monument signs. Dover Center Road and Center Ridge Road Improvements. O'Brien Professional Building, Sign Plan, Detroit Rd., PP# , rep. D. O Brien, Ward 3 Mr. O Brien explained he would like to install a wall sign on the façade of his building. His building shares a driveway with a condo development and often visitors will think his building is the condo clubhouse. Mr. Krause reviewed his staff memo. Discussion ensued that some additional landscape material would help the property to stand out more, which Mr. O Brien responded is already in the works and will be installed this spring. 1. O Brien Professional building is permitted sf of sign area per code and are requesting a total of sf of sign area. 2. They are requesting an sf wall sign consisting of non-illuminated stud mounted black acrylic letters mounted 20 above grade. Motion: Based upon the findings of fact Ms. Falcone moved and Mr. DiCarlo second to approve the O Brien Professional building non-illuminated wall sign as submitted. Ordinance , Rezoning & Center Ridge Rd., PP# & 017, from R-1F-80 (single family) to R-MF-40 (multi-family), ref. by council 12/7/17, rep. A. Vacanti, Ward 6 Mr. Vacanti, representative for the applicant, explained the property currently has split zoning multifamily along the front portion of the parcels and single family zoning along the rear of the parcels. They would like to rezone the rear of the property to multifamily so all of the parcels have the same zoning. This will make the property more marketable. At this time they have no development plans and he noted that the city s guide plan shows these parcels being zoning multifamily. Mr. Bedell reviewed his staff memo and reviewed permitted uses in R-MF-40. He noted the guide plans has shown these properties to be zoned multifamily since the 1980s. 1. The proposed map amendment is consistent with the Guide Plan goals, policies and objectives and has been identified as being multi-family in the future land use plan. 2. Potential uses in the proposed zoning district are compatible with surrounding uses in terms of land suitability, density of use, environmental impacts, traffic impacts, aesthetics, infrastructure capacity, orderly development, and maintenance of property values and enjoyment. 3. The map amendment does not create an isolated and unplanned spot zone. 4. Circumstances have changed substantially since the establishment of the current zoning map to warrant the proposed amendment. 5. The subject property has been vacant for a long period of time in relation to the pace of development of nearby properties. ordinance Page 6 of 11

7 Robek s Juice, Sign Plan, Detroit Rd., PP# , rep. V. Dilonno, Ward 5 Mr. Dilonno, Bling Signs, explained that Robek s is rebranding their image and the proposal is for a new sign to match the new reimaging. The sign is wider than the master sign criteria permits so they need a modification. He advised is the past they had received waivers from the criteria for small amounts of orange and apple green colors in their wall sign, which they will continue to use. Mr. Krause reviewed his staff memo. 1. Robek s is permitted 25 sf of sign area for their 15 wide storefront as per the Promenade Sign Criteria and they are requesting 25 sf of sign area. 2. The Promenade sign criteria limits signage to 66.66% of the tenant storefront width and they are requesting a sign that is 88.86% of the storefront width, which will require granting of a waiver from the approved sign criteria. 3. Robek s was granted a waiver to permit the use of a small amount of orange and greater amount of apple green colors in their signage. Their new signage will include approximately the same amount of orange and apple green colors. Motion: Based upon the findings of fact Ms. Falcone moved and Mr. DiCarlo second to approve the proposed 25 sf Robek s Juice sign plan as presented with a waiver to permit the sign to equal 88.86% of the tenant width. Prince of Peace Lutheran Church, Sign Plan, Center Ridge, PP# & 008, rep. R. Kear, Ward 4 Mr. Kear, representative from Prince of Peace Lutheran Church, explained they wish to replace their existing internally illuminated monument sign and replace it with a new sign that has a full color LED electronic message center (EMC). The existing sign is over 20 years old and is deteriorating. The new top portion of the sign will match the existing sign design but instead of the old style insert letters they are seeking approval for an EMC. They are located across the street from multifamily development (Arden Ct. and Westlake Village). Mr. Krause reviewed his staff memo noting the church is in a residential district which limits the size and type of sign that can be used. The church has a legal non-conforming sign as it is larger than permitted and internally illuminated. It is also closed to the right-of-way than permitted. The current sign code prohibits animated signs and message centers cannot change more than once in a 24 hour period and are to be static and one color. The church has agreed in writing that they will not operate the sign as an animated sign. The church is located on a major street with limited visibility from single family homes. When other churches or other institutions in residential districts have requested permission to install this type of internally illuminated signage (which requires a modification from the Planning Commission to be internally illuminated in a residential district) they have asked that any residential property owners that can see the sign from their properties sign off on the proposed signage for the institution before they would act on the request. None of the other churches have been near multi-family developments so not sure how Planning Commission weighs being across from multi-family development. At this time the church has not received any letters from surrounding residential property owner, although they did contact owners but did not receive any letters. Discussion ensued that the commission did not feel letters needed to be obtained by property owners in the multifamily developments but those single family owners within 600 should be contacted and sign off if they are in favor of the proposal or not. Motion: Ms. Falcone moved and Mr. DiCarlo second to table the Prince of Peace Lutheran Church Sign Plan until responses are obtained from the single family property owners who can see the sign from their properties and who have property which is approximately 600 or less from the church. Page 7 of 11

8 Vionic, Storefront & Sign Plan, 251 Main St., PP# , rep. R. Levitz, Ward 6 Mr. Levitz reviewed the proposal for the storefront and sign plan. The storefront is mostly glass with a stripe pattern tile on the columns. Two samples of the tile were presented with the tenant preferring the more subtle pattern but staff preferring the more vivid pattern. The architecture is a modern style with an orange canopy with signage. The proposed signs comply with the sign criteria for Crocker Park. Mr. Krause reviewed is staff memo noting the orange canopy is considered signage, but even counting the canopy as signage they comply with requirements. Discussion ensued that the commission preferred the more vivid pattern for the tile as it would be more visible. Storefront 1. The design appears to be consistent with the Crocker Park Mixed-Use Area Design Guidelines. 2. The orange color is not one of the approved storefront colors in the Design Guidelines. 3. Two tile options have been submitted for the tile sheathing on the feature column. storefront as presented with the Woodlines Shorea tile option for the feature column with the condition that the storefront conforms with the comments submitted by the Fire Department. Sign Plan 1. The proposed signage conforms with the Crocker Park Mixed-Use Area Sign Criteria. 2. The whole face of the orange canopy is counted as sign area. Motion: Based upon the findings of fact Ms. Falcone moved and Mr. DiCarlo second to approve the Vionic sign plan as submitted. State Bank, Sign Plan, Center Ridge, PP# & 009, rep. T. Baker, Ward 6 Mr. McKrell, North Coast Sign and Lighting representative, explained the bank is seeking to install a wall sign with a 48 logo, letters, and two colors of blue signage. Mr. Krause reviewed his staff memo noting that the maximum height permitted for the logo is 24 and the proposed 48 double the height permitted. Discussion ensued that the commission would like to see a smaller logo possibly at 24, 30 or 36 and would like to see revised plans with the different size logos. They did not have any issues with the two colors of blue proposed but the height of the logo was a concern. Motion: Ms. Falcone moved and Mr. DiCarlo second to table the State Bank sign plan to the February 5, 2018 meeting. Boursinos, Lot Split & Assembly, 3290 Bradley, PP# & 024, rep. V. Boursinos. Ward 6 Mr. Bedell reported this split does not conform to code and the applicant has withdrawn the request. Motion: Ms. Falcone moved and Mr. DiCarlo second to approve the Boursinos Lot Split & Assembly. Page 8 of 11

9 Yeas: None Nays: Lamb, Falcone, Appel, DiCarlo, motion failed Cuyahoga Community College, Development Plan, Clemens Rd., PP# , rep. T. Veider, Ward 3 The following were present: Mr. Tom Veider, 2013 Master Plan Moody Nolan Architects; Mr. John Lang and Ms. Terri Pope from Cuyahoga Community College. Mr. Veider reviewed the 2013 master plan for all the phases of the college development. There are two future buildings and parking lot. Phase II will construct the Building 2, which will be an addition to Building 1, and install the parking lot. The new building will be located west of the existing building and the parking lot will be west of the buildings. Mr. Veider reviewed the interior layout of the building and the façade materials to be used. The building will match the exiting metal panels (grey tones) and brick that was used in Phase I. The roof will be designed to be a green roof in the future and they are seeking LEED Certification. The proposed lighting consists of poles 30 in height that will match the height and style of the existing parking lot poles. Mr. Bedell noted this plan was submitted before the new lighting regulations were adopted and he did not have any issues with the lighting as proposed as it will match existing poles and result in fewer poles in the parking lot and there are no residences nearby. Native plants will be used for the landscape and they proposed to use a metal louver material for the trash enclosure for the trash dumpster as it will be visible from classrooms and the proposed material will complement the style of the building more than a masonry structure that would stick out. There will also be bollards around the enclosure and landscape. Mr. Bedell reviewed his staff memo and it was noted that no signage is being considered or approved with this portion of the project. Future signs will need to come back to the commission for approval. Ms. Betty Lou Curatolo, Clemens Road, owner of West Shore Distributors (33 years in Westlake), expressed concerns with construction traffic. She explained when the first phase was constructed the construction vehicles used her business s parking lot on a daily basis, preventing customers and deliveries from being able to access her business, creating a negative impact on her business. She had to have Mr. Kelly out on a regular basis to get construction vehicles removed from her parking lot but as soon as he would leave the construction vehicles would return. They put up no parking signs and a chain across the driveway so they could close the lot during non-business hours but nothing helped. She had to reconstruct her parking lot due to damage at a cost of $31,000. She wanted to know what was going to prevent this from happening again as she cannot afford the loss of business or damages to her property again. Mr. Lang and Ms. Pope were unaware of any past issues and assured that there will be a construction manager on site who will be advised of past issues so they can prevent anything from happening again. They can also make the college security aware of the issue so they can also monitor the situation. They anticipate that all construction vehicles would be on their property and will work with Ms. Curatolo as they want to be good neighbors. Members of the commission were concerned by issues raised by Ms. Curatolo and stressed that the college work with her to prevent any future problems. They complimented the architect on the design of the project. 1. The proposal completes building 2 and the parking and circulation identified in the 2013 Westshore Campus Master Plan Update that was approved on 11/11/ The proposal meets the Performance Regulations in Section of the zoning code. 3. Additional landscaping is suggested for the area between the parking lot and I-90 right-of-way to soften views to the parking lot and block headlights from shining into traffic. Cuyahoga County Community College development plan with the following conditions: 1. A minimum width of 7 be provided for any new sidewalks where vehicles overhang. Page 9 of 11

10 2. Modification to permit the dumpster enclosure to be a louvered aluminum metal panel construction as presented with a revised landscape plan indicating screening of the enclosure to be presented for administrative approval by the Director of Planning and Economic Development. 3. Condition the no signage was included in this approved and any future signage will be submitted to the planning commission for approval. 4. Approval is subject to comments in Part III of the 1/4/18 staff report and approval of the final plans by the Building and Engineering Departments in compliance with the code and the ordinances of the City of Westlake; and, in the development process, should there be any changes necessitated by engineering requirements that visually alter the appearance of the development approved by the Planning Commission, the plan shall be re-submitted to the Planning Commission. Westhampton Phase II C, Development Plan, 2-3, 5-6, 9-11, 14, 17-19, 22 Ashbourne (12 units), PP# , rep. B. Kuck, Ward 5 Mr. Kuck, Bialosky Architecture, explained the proposal is for the final development plan and minor revisions to the previously approved homes are the only changes. More specifically, the roof line has been changed from a sloped roofs with a flat area on top to an entirely sloped roof by eliminating the flat area as it is not desirable in Ohio s climate and was not going to be used for a rooftop deck. The architectural design on the side of the homes has been revised and the front elevation has changed with the addition of more windows on the ground floor that are in better proportion with the bay windows above. Mr. Bedell reviewed his staff memo. The commission complimented the outstanding landscape plans throughout the site. 1. The design is similar to the 2011 approval with the exception of changes to the facades as indicated in the plans. 2. These changes are still in keeping with the design aesthetic for Westhampton and provides additional variety for the development. 3. No modifications are required. Westhampton to Phase II C development plan with the following conditions: 1. Conditions in Part III of the 1/4/18 staff report are addressed. 2. Approval is subject to comments in Part III of the 1/4/18 staff report and approval of the final plans by the Building and Engineering Departments in compliance with the code and the ordinances of the City of Westlake; and, in the development process, should there be any changes necessitated by engineering requirements that visually alter the appearance of the development approved by the Planning Commission, the plan shall be re-submitted to the Planning Commission. Ord , Code Amendments - Assisted Living & Independent Living Facilities in Various Districts, ref. 12/21/17 Mr. Bedell reviewed his staff memo nothing the ordinance reflects the suggested changes that the commission previously recommended and discussed at the 11/21/17 joint PZL/Planning Commission meeting. As it has now been put in the form of an ordinance, it is returned to the Planning Commission for a final recommendation. Motion: Based upon the findings of fact Ms. Falcone moved and Mr. DiCarlo second to recommend that Council adopt Ordinance as presented. MISCELLANEOUS Page 10 of 11

11 No action taken. Suggested code amendments regarding lot coverage of outdoor structures and hardscaping in rear yards ADJOURNMENT Meeting adjourned at 11:00 pm. The next regular meeting is scheduled for February 5, 2018 in the Westlake City Hall Council Chambers. Brad Lamb Chairman Brad Lamb Nicolette Sackman Nicolette Sackman, MMC Clerk of Commissions Approved: February 5, 2018 Page 11 of 11