[PLAN - Plans-Drawings for CHANCELIGHT - 24650 CENTER RIDGE ROAD - REVISED DRAWINGS - 1-9-2026 - PENDING] DEMO SCALE 1/32" = FT. 24650 CENTER RIDGE RD. WESTLAKE REMOVE 34 PARKING SPACES SHOWN DASHED EXISTING BUILDING PLAY SCALE 1/16" = FT. 24650 CENTER RIDGE RD. WESTLAKE POST SIGN THAT READS: PRIVATE PROPERTY ADULT SUPERVISION IS REQUIRED AT ALL TIMES PLAYGROUND IS OPEN ONLY DURING SCHOOL HOURS | |} —f | \ yi | T = YA. TBACK | T CAL an | Oo WY “0 5 EP 6 a Hz 7 aia | ————_ | CHILDREN AT—4 PLAY SIGNAGE — | aw || | " SETBACK WS N N — NS \S EXISTING BUILDING L. | PROVIDE BALLARDS AROUND THE PLAY AREA @ 4' SPACING PROVIDE 5'W $ _______ STRIPED PATH TO re) PLAYGROUND <5 & — | | CHILDREN AT ‘—— PLAY SIGNAGE 20' = 24650 CENTER RIDGE RD. WESTLAKE SCALE 1/32" = FT. --- [ChanceLight Site Improvements FOR FEBRUARY MEETING] WESTLAKE PLANNING COMMISSION STAFF REPORT 1/29/26 PART I GENERAL INFORMATION ChanceLight site improvements (playground in parking lot), 24650 Center Ridge Rd., PP#21328010, Ward 1, tabled 9/8/25, 10/6/2511/10/25, 12/1/25, 1/5/26 PART II PROJECT SUMMARY The following report was presented at the 9/8/25, 10/6/25, and 11/10/25 Planning Commission meetings and is reprinted with updated information in bold italics. The purpose of this request is to approve a playground for the new ChanceLight School. According to their website, ChanceLight’s Alternative Education program helps school districts in the region support at-risk students through flexible, individualized instruction designed to improve academic outcomes and facilitate reentry into traditional classrooms or to graduate. ChanceLight typically operates with very small class sizes of up to six students per classroom, supported by a two to one student to teacher ratio. The program serves grades K–12, ages 5–18, with a total enrollment of approximately 50 students. Operating hours are Monday through Friday, 8:00 a.m. to 3:30 p.m., consistent with the schedules of other office tenants in the building and surrounding area. In preparation for the 2025 school year, ChanceLight constructed a 2,500-square-foot (50' x 50’) playground in the rear parking lot near their building entrance. Once staff became aware of the playground construction, work was halted and the applicant was directed to submit for formal approval of the following: • The revised design is slightly larger than the last version that was 2,225 SF and is now 2,967 SF (36' x 82’-5”'). Pursuant to comments at the November meeting, it is now situated within the parking field and away from the entrance where it could be a distraction to students. While this is better for students, the former safety concerns related to children crossing the parking lot has returned, although the pathway now is more direct and will be easier to see and manage children being a distance of 74’ from the playground gate to the building entrance. The school should place moveable safety signage at the crosswalk when the playground is in use. Three permanent warning signs will be installed with visibility for drivers approaching the crosswalk and playground but the separation from the building and parking lot does bring back the need for movable safety signs at the crosswalk when the playground is in use. • Staff expressed concern that a distracted driver could back into the bollards and recommended converting the spaces to angled parking. The City Engineer agreed, and the design was revised accordingly. • The removal of 36 parking spaces is not expected to affect other office tenants, as the site maintains a surplus of 66 spaces. Furthermore, schools require fewer spaces (~40) than an office use (53) in the same location and are not likely to require any of the eliminated spaces or remaining surplus spaces. • A 53” high black ornamental metal picket fence with a 46-inch-wide gate was installed and will remain locked outside of school hours to prevent public use. • The playground surface will be elevated using railroad ties and covered with six inches of unpainted rubber mulch. Landscape fabric will be installed between the mulch and the existing pavement, which will remain in place beneath the new surface. • Vehicle impact protection bollards, spaced 4’ feet apart, will be installed along all sides of the fence. As bollard specifications have not been provided, administrative approval by the Engineering and Fire Departments are needed and recommended as a condition of approval. PART III DEPARTMENTAL REVIEWS Fire 1. The 25'/50' turning radii shall be maintained throughout the site for emergency access. 2017 Page 2 OFC 503,2.4 [subsequently approved by the Fire Dept. – see drawing following this table]. *show the dimensions as 25:50, no autoturn plan. 2. The fire lanes around the proposed playground and in front of the FDC will need to be identified by signs and or pavement striping. 3. Bollards or impact protection to be compliant with (L) SECTION 3 VEHICLE IMPACT PROTECTION (1) 312.1 General. Vehicle impact protection required by this code shall be provided by posts that comply with paragraph (L)(2)(312.2) of this rule or by other approved physical barriers that comply with paragraph (L)(3)(312.3) of this rule.(2) 312.2 Posts. Guard posts shall comply with all of the following requirements:(a) Constructed of steel not less than 4 inches (102 mm)in diameter and concrete filled.(b) Spaced not more than 4 feet (1219 mm) between posts on center.(c) Set not less than 3 feet (914 mm) deep in a concrete footing of not less than a 15-inch (381 mm) diameter.(d) Set with the top of the posts not less than 3 feet (914mm) above ground.(e) Located not less than 3 feet (914 mm) from the protected object.(3) 312.3 Other barriers. Barriers, other than posts specified in paragraph (L)(3)(312.2) of this rule, that are designed to resist, deflect or visually deter vehicular impact commensurate with an anticipated impact scenario shall be permitted where approved. PART IV GUIDE PLAN/ ZONING Guide Plan – the Future Land Use map indicates this property as Office & Office Lab in support of this request. Zoning Code Requirements 1133.02 MODIFICATIONS. Where the Planning Commission finds that the land involved in a subdivision or development plan is of such size or shape, is subject to such title limitations, is affected by such topographical conditions or is to be devoted to such usage 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, the Commission may accept such adjustments as may be reasonable, if within the general intent and purpose of these Regulations. 1220.05 PLANNING COMMISSION REVIEW AND MODIFICATION (excerpt) a) The Planning Commission shall review the plans taking into account the spirit and intent of the Zoning Code, the standards and requirements of the Zoning Code, the location of the proposal, the effect on the surrounding properties and the relationship of the proposal to the Guide Plan. b) The Commission, in reviewing the proposed development plans for conformity to the provisions of the Zoning Code, may make adjustments to certain yards, area and other dimensioned requirements based on the performance standards of Section 1220.06. If the applicant requests modifications or reductions to one standard, the Planning Commission may recommend and request modifications to increase other standards to offset the applicant’s request. 1220.06 PERFORMANCE STANDARDS (excerpt of applicable) Modifications to development plans in dimensioned and quantitative requirements for new development shall incorporate the following performance standards: (a) Modifications to setbacks, height, parking spaces or lot coverage shall not increase the overall amount of building square footage or intensity of use that could otherwise be developed on a parcel. (c) Modifications for dimensional standards in the Zoning Code should be designed to provide better utilization of the land and offset by greater standards in other areas of the Zoning Code. (d) Modifications may be considered due to unique conditions of the parcel, building, design, parcel size, parcel location, topography, adjacent uses of proposed use of the parcel. (e) Modifications shall be designed to protect the desirable characteristics of both existing and planned development as adjacent properties. (f) Modifications shall promote the desirable and beneficial use of the land and promote the economic development of the Page 3 City. Box Score STANDARD CODE PLAN DIFFERENCE ZONING DISTRICT OB/Office Building Schools are an allowed main use and playgrounds are an allowed accessory use. OK SETBACKS FOR Front 70’ ~488’ OK MAIN/ACCESSORY USES 1216.06 Side 15’ East 40’ West E = ~35’ W = ~109’ OK Rear 40’ ~164’ OK BUFFERING 1130.04, 1130.05 10’ required between office building and residential uses (see code) ~126’ OK for setback distance. The new playground location is farther from the parking garage that previously helped screen it from the nearby residential building. In the open parking lot setting, effective buffering is difficult given the multi-story views and would require impractical solutions like tall fencing. PART V DRAFT FINDINGS/MOTION Draft Findings of Fact 1. The proposed playground is an allowed accessory use. 2. If the Planning Commission waives the buffering requirement, it is pursuant to Section 1133.02, wherein the Commission may approve the modification to waive buffering because the playground’s location on a pre‑existing parking lot makes buffering impracticable, and eliminating the requirement remains reasonable and consistent with the intent of the Regulations. 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 ChanceLight site improvements with the following: 1. Modification to waive the requirement for buffering [or if buffering is to be required provide the preferred method at the meeting]. 2. Condition that the playground shall remain locked when not in use with use restricted to school operations only and bollard specifications are administratively approved by the City Engineer and moveable safety signage is placed at the crosswalk when the playground is in use. 3. Approval is subject to comments in Part III of the 1/29/26 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. 1 This is suggested language only and not a recommendation for or against the approval of this request.