[2025_1217_Sheiban Park - PDP Master Plan] PROPERTY LINE STORM SEWER EASEMENT SANITARY SEWER EASEMENT PARKING SETBACK BUILDING SETBACK 67 SPACES BUILDING SETBACK 100' - 0" PARKING SETBACK 60' - 0" 40' - 0" 30' - 0" 40' - 0" 5' - 0" PARKING SETBACK LOT NO. 1 PPN 211-26-032 LOT NO. 2 PPN 211-26-066 40' - 0" 40' - 0" 15' - 0" PARKING SETBACK 60' - 0" BUILDING SETBACK 155' - 0" ELEVATED BERM WITH 6'-0" HIGH FENCE 39 SPACES 26 SPACES 17 SPACES 19 SPACES 34 SPACES 25 SPACES 15' - 0" SHEIBAN JEWELERS MIXED USE (RETAIL, SERVICE, OFFICE) 10,000 SF +/- (12,000 SF W/ MEZZ) 1 STORY + MEZZANINE HEIGHT: 35 FT +/- WATER FEATURE 8,260 SF +/- 1+ STORY HEIGHT: 30 ft +/- 12,260 SF +/- 1+ STORY HEIGHT: 30 ft +/- BUILDING SETBACK 10,400 SF +/- 1+ STORY HEIGHT: 30 ft +/- 4,400 SF +/- 1+ STORY HEIGHT: 18 ft +/- 22 SPACES 27 SPACES BUILDING 1 BUILDING 2 BUILDING 4 BUILDING 3 BUILDING 6 TOWN SQUARE SHEIBAN PAVILION 6,750 SF +/- 1+ STORY HEIGHT: 30 ft +/- BUILDING 5 WATER MAIN EASEMENT 50' - 0" MASTER PLAN 12.17.2025 | 240112.01 | 001 Sheiban Park - Preliminary Development Plan 1" = 40'-0" PROPERTY LINE BUILDING SETBACK PARKING SETBACK EASEMENTS BUILDING 1 USE: RETAIL, SERVICE, OFFICE BUILDINGS 2, 3, 4, 5, AND 6 USES: ALL PERMITTED USES IN THE INFILL DEVELOPMENT/REDEVELOPMENT PUD PURSUANT TO SECTION 1212.02(e)(1) OF THE CITY OF WESTLAKE ZONING CODE (EXCLUDING RESIDENTIAL USES OR HOTELS), INCLUDING BUT NOT LIMITED TO THE FOLLOWING: - PREMIUM CLOTHIER - FINANCIAL INSTITUTION - HIGH-END COSMETIC/ MEDICAL - BEAUTY AND GROOMING - BOUTIQUE FITNESS/ SPA - PRIVATE TRAINING SCHOOL - HIGH-END RESTAURANT - OFFICE BUILDING HEIGHTS / STORIES TO CONFORM TO THIS PRELIMINARY DEVELOPMENT PLAN. PHASE 1 WILL INCLUDE THE CONSTRUCTION OF BUILDINGS 1 AND 2. PHASE 2 WILL INCLUDE THE CONSTRUCTION OF BUILDINGS 3, 4, 5 AND 6. RETAIL AND RESTAURANT OPERATIONS TO BE CLOSED BY 11 P.M. SITE AREA: 8.55 ACRES OPEN SPACE: 4.77 ACRES (55%) N TOTAL PARKING: 356 PHASE 1 PARKING: 133 PHASE 2 PARKING: 143 LANDBANKED PARKING: 80 --- [Ltr. to PC explaining revised submissions] T ; DALE H. MARKOWITZ CHRISTOPHER A. HOLECEK OF COUNSEL: T H RA S H E R JOSEPH R. ZNIDARSIC ELIZABETH E, COLLINS MATTHEW D, WHEELOCK TODD C, HICKS* SAMUEL T. O7LEARY , D I N S M O RE J. JAREDD FLYNN RACHEL C, DODDS & DOLAN BZIO A. LISTATI CHRISTOPHER R. ELKO *ALSO ADMITTED IN NEW YORK KELLYA.SLATTERY TREY QUILLIN *#* ALSO ADMITTED IN PENNSYLVANIA BRANDON D.R.DYNES RAY K. THRASHER (1906-1973) LEO M. SPELLACY, JR. JAMES W, DINSMORE (1916-1975) TIM L, COLLINS*** LAWRENCE J. DOLAN (1931-2025) BRIDEY MATHENEY DAVID E. LOWE (1937-2019) TANJA M, HOLECEK ALEGAL PROFESSIONAL ASSOCIATION WWW.TDDLAW.COM WRITER’S EMAIL: bmatheney@tddlaw.com December 17, 2025 VIA ELECTRONIC MAIL ONLY City of Westlake Planning Commission Attn: Nicolette A. Sackman, MMC Clerk of Commissions 27700 Hilliard Boulevard Westlake, Ohio 44145-3030 Email: nsackman@cityofwestlake.org Re: Letter Explaining Revisions to Amended Preliminary Development Plan for Sheiban Park PUD, Design Guidelines and Signage Criteria Parcel Numbers 211-26-032 and 211-26-066 Dear Ms. Sackman: On behalf of the applicants, SJ-TCJS1 LLC and Crocker Road Corporate Circle LLC (collectively the “Applicants”), please allow this letter to serve as the explanation of the proposed revisions made to the amended preliminary development plan for the planned unit development, Sheiban Park, as well as the proposed revisions made to the Design Review Guidelines and the Signage Guidelines, in accordance with Chapter 1220 of the City of Westlake Codified Ordinances for parcel numbers 211-26-032 and 211-26-066 (the “Property”). After the December 1, 2025 Planning Commission meeting, the Applicants made some revisions, based on the comments and suggestions from the members of the Planning Commission as well as the public, to their previously-submitted, amended preliminary development plan (the “Master Plan”), the Design Guidelines and the Signage Guidelines for the Property and submitted those to the City in both hard copy and digital form for the upcoming January 5, 2026 Planning Commission meeting. With respect to the Master Plan, the Applicants made the following revisions: (1) moved all buildings 1 through 6 and associated parking south by 20 feet and updated the south building line setback to 40 feet; (2) added additional parking north of buildings 2 and 4 and between buildings 1 and 3; PLEASE REPLY TO: CHARDON OFFICE ce saa RESTA SERNA 100 7TH AVENUE, SUITE 150, CHARDON, OHIO 44024 » PHONE: (440) 285-2242 * FAX: (440) 285-9423 1282 WEST 58TH STREET, CLEVELAND, OHIO 44102 * PHONE: (216) 255-5431 * FAX: (216) 255-5450 December 17, 2025 Page 2 (3) removed parking along the south and east ends of the Property; (4) decreased the amount of land banked parking from 121 spaces to 80 spaces to allow a larger buffer between the Property and the residences; (5) added dumpster enclosure areas to the north of building 4 and to the south of building 5 to minimize disruption to the residences; and (6) added a ten (10) foot berm with a six (6) foot fence to the north and east of the Property to provide a significant buffer between the Property and the residences. The overall goal was to move the buildings further away from the residences to the north and east of the Property. With respect to the Design Guidelines, the Applicants inserted the revised Master Plan in the figures contained in the Design Guidelines so that they are consistent with the above revisions made in the Master Plan. Finally, with respect to the Signage Criteria, the Applicants re-calculated the square footage of the proposed signs based on the discussion that such calculation is to involve just the lettering and not the entire sign. The signage, as a total, has been reduced considerably from 2,364 square feet to 1,550 square feet. All buildings are now under the total allowable square feet. Please feel free to contact me directly at (440) 285-3020 or by email at bmatheney(@tddlaw.com if you need any further information or if you have any questions. Very truly yours, THRASHER DINSMORE & DOLAN Bridey Matheriey, Esq. --- [Sheiban Park Revised PDP FOR JANUARY MEETING] WESTLAKE PLANNING COMMISSION STAFF REPORT 12/26/25 PART I GENERAL INFORMATION Sheiban Park revised preliminary development plan, Corporate Circle, PP#21126032 & 066, Ward 5, tabled 11/10/25, 12/1/25 The following report was originally presented when the Preliminary Development Plan was approved in 2024. Proposed revisions introduced at the November and December meetings are shown in bold italics, while more recent updates for the January meeting are highlighted in yellow. PART II PROJECT SUMMARY/ZONING This Preliminary Development Plan is a necessary component of the rezoning process for planned unit developments (Ordinance 2024-77). In accordance with WCO Chapter 1212, it indicates the location, boundary, number and type of dwellings and density of the proposed uses throughout the entire PUD district. Since its approval in 2024, the development has been refined to include the following proposed changes, with the goal of the most recent changes “to move the buildings further away from the residences to the north and east…” • Six single-story commercial buildings: o Building 1 (completed in phase 1) would be up to +/- 12,000 s.f., 35’ tall and home to Sheiban Jewelry and their corporate office. o Building 2 (also completed in phase 1) would be up to 10,400 s.f. and Buildings 3-6 (completed in phase 2) would be up to 4,400 s.f., for Building 3, 8,260 s.f. for Building 4 and 6,750 s.f. for Building 5. Building 6 is new and would be up to 12,260 s.f. Total of all buildings – 54,070 s.f. o All buildings would be up to ~30’ tall (except Building 1 at ~35’ and building 3 at ~18’) and could be any of the office or retail uses permitted in Section 1212.02 (e): retail stores, offices, mixed use (retail/office/restaurant in same building), restaurants (not drive thru), bank/financial, training schools of a private, technical or professional nature. The PDP identifies several uses they anticipate as examples, as they would not be limited to only those uses and instead would be permitted to include any of the uses mentioned above for 1212.02(e): Premium clothier Financial institution High-end cosmetic/medical Beauty and grooming Boutique fitness/spa Private training school High-end restaurant Office o The only exception being that 1212.02 (e) also permits residential and hotel uses, and they have specifically excluded those uses. Therefore, this has been memorialized in a condition of approval. o The PDP indicates “retail and restaurant operations to be closed by 11 P.M.” • Surface parking coinciding with phased development – Phase 1 (buildings 1, 2) = 133 spaces, Phase 2 (buildings 3-6) = 143 spaces, and landbanked parking = 80 spaces (356 total). • Public spaces including a “Town Square” and “Water Feature”. • Buffering Options: preserve a 60-foot-wide section of existing woodland as a permanent nature preserve. This buffer may be expanded if the landbanked parking area remains undeveloped. Alternatively, an elevated berm may be constructed within the 60-foot strip instead, consistent with the approach used for the neighboring Crocker Commons development. In response to comments from the November meeting, the applicant prepared illustrations including an aerial overlay, site diagrams, contextual elevations, and line-of-sight studies. These materials depict the berm in relation to neighboring properties and reflect the applicant’s assessment that it will mitigate sight line and noise concerns. The current proposal adds “a ten (10) foot berm with a six (6) foot fence to the north and east of the Property to provide a significant buffer between the Property and the residences”. Parking Page 2 along the south and east ends of the property was eliminated and the amount of landbanked spaces were decreased to allow a larger buffer to the adjacent residences. • Front Setback and Parking Configuration: The front building setback remains at the previously approved 155-foot distance from Crocker Road, and parking remains at the approved 60-foot setback. The only change is the addition of one parking row on the west side of the lot. This configuration matches the Crocker Commons parking setback from Crocker Road. The current proposal provides additional parking north of buildings 2 and 4 and between buildings 1 and 3”. • South setback: “buildings 1 through 6 and associated parking [were moved] south by 20 feet and updated the south building line setback to 40 feet.” • Dumpster enclosure areas were added dumpster enclosure “to the north of building 4 and to the south of building 5 to minimize disruption to the residences”. 1212.13 PRELIMINARY DEVELOPMENT PLAN. A preliminary development plan shall be required for all Planned Unit Development (PUD) Districts and shall be approved prior to the companion amendment to the Zoning Map. Once approved by Council, the preliminary development plan shall be binding on the owner, successor, heirs and assigns. The preliminary development plan may be revised and amended only if submitted to and recommended by the Planning Commission and approved by Council following the provisions of Section 1212.12. However, once a preliminary development plan is approved, Council is under no obligation to amend an approved preliminary development plan. The preliminary development plan required in this Chapter shall be defined as per this section and shall contain the following information: (Ord. 2018-122. Passed 2-7-19.) (a) Survey or engineering drawing of the development area to be rezoned. (b) Permanent parcels including parcel numbers and dimensions of all parcels or portions contained in the proposed District. (c) Location and number of dwellings by dwelling type in each area, acreage of each area and densities in each area of the District. (d) Location of existing and proposed public roads. (e) Minimum peripheral setbacks around the perimeter of the District. (f) Location of all existing structures in the District and any structures within twenty- five feet of the boundary of the proposed District. (g) Schedule of construction or phases of the development. (h) Location, type and size of any easements, covenants, deed restrictions or other restrictions proposed or recorded. (Ord. 1991-42. Passed 5-16-91.) 1212.02 USE REGULATIONS(e)(1) permitted uses: A. Midrise multifamily dwellings – are specifically excluding residential, so not allowed. B. Retail stores. The PDP indicates the potential for this use and has provided examples. C. Offices. The Sheiban Jewelers building will include their corporate office and the PDP indicates potential office uses for buildings 2-6. D. Mixed use buildings defined as retail shops and/or offices that may also include residential dwellings in the same building. For Buildings 2-6, could mix retail, office, restaurant, and service establishments (no residential). E. Restaurants. The PDP indicates the potential for this use and has provided an example – “high end restaurant” in buildings 2-6 and other restaurants, such as fast casual or an ice cream parlor are possible. F. Hotels. The PDP specifically excludes hotels as a permitted use. G. Service establishments. The PDP indicates the potential for this use and has provided examples – “high end cosmetic/medical, which could be service or office, beauty and grooming and boutique fitness/spa and all are permitted in Section 1222.02(e). Medical is allowed as a professional office for Buildings 2-6. H. Bank/financial institution. The PDP indicates the potential for this use for Buildings 2-6, financial institution. Page 3 I. Training schools of a private, technical or professional nature. The PDP indicates the potential for this use for Buildings 2-6. BOX SCORE FOR PRELIMINARY DEVELOPMENT PLAN IN PUD ZONE STANDARD CODE PLAN DIFFERENCE MIN. LOT AREA 1212.03 8 acres 8.558 acres OK MAX. BUILDING HEIGHT 1212.07 4 stories -50’ All 1 story. Building 1 = ~35’ (includes a mezzanine) and Buildings 4-6 = ~30’, Building 3 = ~18’ OK Open Space 1212.06 50% 55% OK SETBACKS FOR Front 80’ plus 35’ building height = 115’ 155’ (same setback as Crocker Commons PUD OK MAIN/ACCESSORY USES 1212.05 Side As established by Planning Commission and Council. 40’ north, which is the same as Crocker Commons and 60’ south. N – >40’ S – >60’ OK Rear 100’ to R-1F-80 E – > 100’ OK SETBACKS FOR PARKING Front 60’ >60’ OK 1212.05 Side 15’ north and 15’ south >15’ OK Rear 60’ >60’ OK TOTAL PARKING SPACES 1212.11, 1221.05 327 – assumes ~20% is does not require parking (e.g. corridors, restrooms, storage, service, etc.) Phase 1 (133) + Phase 2 (143) = 276 Land banked = 80 Total = 356 OK DRIVEWAYS 1221.11 24’ 24’ OK SIDEWALKS 1212.10, 1237.04(a)(4)(C) 5’ clear; 7’ where parked automobiles overhang. Provided OK BUFFERING 1130.04, 1130.05, 1212.04 50’ buffer required at rear. Buildings >100’, parking >60’ OK LIGHTING 1230.03 Planning Commission determines lighting zone and LZ 2 is recommended due to proximity to residential Will be required in final development plan. OK with condition that lighting will meet requirements for Lighting Zone 2. DESIGN REVIEW REQUIREMENTS 1237 Per Section 1212.04 Land Planning Guidelines and 1212.10 Design Standards. Design manual is required prior to approve development plans in accordance with 1212.14. Design manual provided in accordance with land planning guidelines in Section 1212.04 was provided for future approval. It is in accordance with Chapter 1237. Will be presented at a future meeting PART III DEPARTMENTAL REVIEWS Fire 1 Type V construction is not allowed within the city of Westlake. WCO 1303.06 2. Construction will not interfere with access for emergency vehicles and/or fire department personnel. 2017 OFC Section 504.1 Page 4 [comments to be addressed during the development plan or construction plan approval]. 3. Fire alarm plans, fire detection plans, and fire suppression plans to be submitted by certified professional designers for each area. Plans are to contain specification sheets, calculations, etc. for proper review by AHJ. 2017 OFC Section 105.4 4. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches (102mm) high with a minimum stroke width of 0.5 inch (12.7 mm). 2017 OFC Section 505.1 5. A Knox Box (approved locking key box) is required to be installed in an approved location determined by the Fire Department 2017 OFC Section 506. Order the box at www.knoxbox.com. Minimum requirement for existing structures is the Surface Mount, Model 3261. For new construction the Recessed Box, Model 3270, plus the mounting kit Model 3290, is recommended. • Contact the Westlake Fire Department at 440-835-6422 for more information or to determine the approved locations for the tenant spaces and buildings. 6. Emergency Responder Radio coverage shall be provided in all new buildings in accordance with 2017 OFC 510. 2017 OBC 403.4.5 and 916.1 7. Fire hydrants are required on private property, in conformity with the WCO/Building Code, and shall be installed and in working order before beginning construction on the permanent structure for which the building permit has been issued. WCO 1371.02 8. Private hydrant barrel/base shall be painted “RUST-OLEUM” Safety Yellow, caps painted “RUST-OLEUM” White, or the equivalent. 9. A minimum 8” fire main with private fire hydrants will be required on this site. WCO 1371 10. All fire hydrants, new or replacements shall have a 5” Integral Storz Pumper Connection on the fire hydrant pumper nozzle and 2½” Cleveland Standard thread on the remaining ports. Hydrants shall be Mueller, Kennedy, or the equivalent. WCO 1371.04 11. The building and hydrant locations shall comply with Westlake Codified Ordinance 1371.03. “All buildings and structures shall be so located that all parts thereof are not more than 250 feet from at least two readily accessible public or private Fire Department hydrants. Such distance shall be measured along the centerline of the streets, roadways or driveways.” 12. WFD requires to be notified 48 hours in advance to witness the hydrostatic test and the flushing of the underground fire main before backfilling. The fire main will be flushed with the appropriate GPM as noted on The Contractor’s Material and Test Certificate for Private Fire Service Mains. The contractor is responsible to supply all necessary materials and testing equipment. 2017 OFC 507.4 Call 440-835-6422 to schedule these tests. 13. Fire department connections (FDC) shall have a 5” Integral Storz Pumper Connection, with a 30-degree angle. 2017 NFPA 13 6.7.1.1 and 2016 NFPA14 4.8.2.1 14. Fire lanes will not be obstructed (construction, vehicles, or dumpsters at any time). 2017 OFC 503.4 15. The 25’/50’ turning radii shall be maintained throughout the site for emergency access. 2017 OFC 503.2.4 • Show the turns compliant as 25:50, No autoturn drawing. 16. Approved fire apparatus access roads/fire lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road/fire lane shall extend within 150 feet of ALL portions of the facility and all portions of the exterior walls of the first story of the buildings as measured by an approved route around the exterior of the building or facility. 2017 OFC 503.1.1 17. Fire apparatus access roads/fire lanes shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2017 OFC 503.2.1 18. Fire apparatus access roads/fire lanes shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. 2017 OFC 503.2.3 19. Approved signs shall be provided for fire apparatus access roads/fire lanes to identify such roads or prohibit the obstruction thereof. 2017 OFC 503.3 20. Tree clearance shall be maintained at a minimum height of 13' 6" for emergency vehicle access, 2017 OFC Section 503.201 21. A minimum 8” fire main with private fire hydrants will be required on this site. WCO 1371 PART IV DRAFT FINDINGS/MOTION Draft Findings of Fact 1. The revised preliminary development plan introduces a sixth building, specifies individual building sizes, and adds parking near Crocker Road, all while maintaining compliance with applicable zoning regulations. 2. The future development plan will need to be designed in accordance with the comments in Part III of this staff report. Draft Motion1 If the Planning Commission can make a recommendation, the following motion is advised: Based upon the findings of fact, I move to recommend approval of the Sheiban Park revised Preliminary Development Plan with the following [same conditions from the 10/7/24 Planning Commission approval and 11/21/24 Council approval, except as noted: 1. Condition that commercial exterior lighting meets the requirements for lighting zone 2 pursuant to Section 1230.03. Page 5 2. Condition that the uses allowed in Section 1212.02(e) are permitted except for residential and hotel uses which are not permitted and limited to one restaurant use which is subject to further review by the planning commission. 3. Condition that the future development plans include the 10’ high buffer mound and 6’ high fence shown on the preliminary development plan and constructed concurrent with Phase 1 development. 4. Condition that retail and restaurant uses are closed by 11 p.m. 1 This is suggested language only and not a recommendation for or against the approval of this request.