[PLAN - Application for WESTLAKE INDOOR SPORTS - 31170 VIKING PARKWAY - 2-10-2026]
The rity nf
vvww.cityohvestlake.org
DRNNIS M. CI.OUGII, MAYO
NOV
1 9
2025
2770(» Milliard lilvd.
Wcsilakc, OH 44145
I’hniie 440.871..1500
PLANNING DEPT.
pArmit 4PPJ1C4 rioN
All sections of this application must be completed
Name of ApplicantVBusiness requesting CUP; Westlake Indoor Sports
Name of Applicant\Business Owner requesting CUP: Liberty Development Company
Address of ApplicantVBusiness Owner:
Ranney Parkway; Suite E; Westlake, OH 44145
440-892-1800
Email: tstewart@liberty-development.com
Telephone:
Name of Propeity Owner: Beacon Westlake, LLC
Address of Properly Owner: 3457 Granger Rd, Akron, OH 44333
Telephone: (330) 659-2040
Email: ©niarshall@mccdesignbuild.com
Name of Representative: ~^y Stewart
Address of Representative:
Ranney Parkway; Suite E; Westlake, OH 44145
216-406-6942
Email: tstewart@liberty-development.com
Telephone;
CUP Request:
to permit construction and operation of a new indoor sports facility, primarily focusing
on indoor volleyball and basketball
Propeny address for CUP:
2-R1, Viking Parkway, Westlake. OH 44145
(if tenant space provide tenant address and/or suite number)
Involving Parcel
(nnisf provide parcel number and zoning)
Property zoned: Business: HOB [~~1E0P HsC OgB QiS 0113 DAP DHIVI DlSE
Residential:
DR-IF-SO nR-IF-Cluster □R-2F-100 □R-MF-40 nR-MF-24 DR-MF-IS
Industrial: QOL [S]EI □EOL
Section of Code for CUP: Section 1218.03 (h)(13)
(provide code section listing use as CUP)
Square foot area of building requested for CUP:
51,620 SF +/-
Health Campus:
I
IhC
Planned:
I
|PUD
I
jPQ
/
/
y/
^
Signature of Business Owner (required)
Submit completed application and any supplemental information to the Westlake Planning Department
Signature of Property Owner (required)
sv,T| rw
m«
ti
---
[PLAN - Ordinances and Resolutions for ORDINANCE 2026-15 - 31170 VIKING PARKWAY- RCREATIONAL USE - 2-10-2026]
1
CITY OF WESTLAKE, OHIO
2
ORDINANCE NO. 2026-15:
3
AN ORDINANCE CONSIDERING A
4
CONDITIONAL USE PERMIT FOR A
5
RECREATIONAL USE.
6
______________________________________________________________________________
7
8
WHEREAS, Liberty Development Company, representing Westlake Indoor Sports, has
9
submitted a request to the Council of the City of Westlake, Ohio, for a Conditional Use Permit for
10
the property at 28045 Ranney Parkway, Suite E, Westlake, Ohio (Permanent Parcel No. 211-02-
11
015), for a recreational use; and
12
WHEREAS, after receiving the current application, the application was sent to the
13
Planning Commission for its review, and the Planning Commission recommended ____________
14
of the Conditional Use Permit with certain conditions; and
15
WHEREAS, this Council provided and held a Public Hearing on the application for the
16
Conditional Use Permit.
17
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
18
WESTLAKE, COUNTY OF CUYAHOGA AND STATE OF OHIO:
19
Section 1:
That this Council does hereby approve the application of Westlake Indoor
20
Sports for a Conditional Use Permit for the property at 28045 Ranney Parkway, Suite E, Westlake,
21
Ohio (Permanent Parcel No. 211-02-015), for a recreational use, which said use is to be
22
conditioned only within the areas located within the address described in this Ordinance.
23
Section 2:
That this Conditional Use Permit application is approved upon the
24
following terms and conditions:
25
26
27
Section 3:
That the approval of this Conditional Use Permit shall become null and void
28
if the operation of the conditional use permit is contrary to law and/or the conditions of this
29
Ordinance and the Conditional Use Permit shall not be transferable to another location without a
30
new Conditional Use Permit being obtained but would be transferable at the location described in
31
Section 1 hereof to a new owner subject to all the terms and conditions thereof.
32
CITY OF WESTLAKE, OHIO
ORDINANCE NO. 2026-15
PAGE 2
Section 4:
That it is found and determined that all formation actions of this Council
33
concerning and relating to this legislation were adopted in an open meeting of this Council and
34
that all deliberations of this Council and any of its committees that resulted in such formal action
35
were in meetings open to the public in compliance with all legal requirements including Section
36
10, Article XI of the Charter of the City of Westlake and Section 121.22 of the Ohio Revised Code.
37
Section 5:
That this Ordinance shall take effect and be in force from and after the
38
earliest period allowed by law.
39
40
First Reading: _____________
41
42
Referred to Planning Commission: __________________
43
Report of Planning Commission on: _______________________
44
The Planning Commission recommended to Council that this Ordinance be:
45
46
Approved: _____
Disapproved: _____
47
48
Second Reading: _______________
49
50
Public Hearing: ________________
51
52
Passed:
____________________________________
53
David S. Greenspan
54
President of Council
55
56
Presented to Mayor:
Approved: __________________________
57
58
59
ATTEST:
60
61
___________________________________
____________________________________
62
Denise L. Rosenbaum, MMC
Dennis M. Clough, Mayor
63
Clerk of Council
64
---
[PLAN - Application for WESTLAKE INDOOR SPORTS - 31170 VIKING PARKWAY - 2-10-2026]
The rity nf
vvww.cityohvestlake.org
DRNNIS M. CI.OUGII, MAYO
NOV
1 9
2025
2770(» Milliard lilvd.
Wcsilakc, OH 44145
I’hniie 440.871..1500
PLANNING DEPT.
pArmit 4PPJ1C4 rioN
All sections of this application must be completed
Name of ApplicantVBusiness requesting CUP; Westlake Indoor Sports
Name of Applicant\Business Owner requesting CUP: Liberty Development Company
Address of ApplicantVBusiness Owner:
Ranney Parkway; Suite E; Westlake, OH 44145
440-892-1800
Email: tstewart@liberty-development.com
Telephone:
Name of Propeity Owner: Beacon Westlake, LLC
Address of Properly Owner: 3457 Granger Rd, Akron, OH 44333
Telephone: (330) 659-2040
Email: ©niarshall@mccdesignbuild.com
Name of Representative: ~^y Stewart
Address of Representative:
Ranney Parkway; Suite E; Westlake, OH 44145
216-406-6942
Email: tstewart@liberty-development.com
Telephone;
CUP Request:
to permit construction and operation of a new indoor sports facility, primarily focusing
on indoor volleyball and basketball
Propeny address for CUP:
2-R1, Viking Parkway, Westlake. OH 44145
(if tenant space provide tenant address and/or suite number)
Involving Parcel
(nnisf provide parcel number and zoning)
Property zoned: Business: HOB [~~1E0P HsC OgB QiS 0113 DAP DHIVI DlSE
Residential:
DR-IF-SO nR-IF-Cluster □R-2F-100 □R-MF-40 nR-MF-24 DR-MF-IS
Industrial: QOL [S]EI □EOL
Section of Code for CUP: Section 1218.03 (h)(13)
(provide code section listing use as CUP)
Square foot area of building requested for CUP:
51,620 SF +/-
Health Campus:
I
IhC
Planned:
I
|PUD
I
jPQ
/
/
y/
^
Signature of Business Owner (required)
Submit completed application and any supplemental information to the Westlake Planning Department
Signature of Property Owner (required)
sv,T| rw
m«
ti
---
[PLAN - Plans-Drawings for WESTLAKE INDOOR SPORTS - 31170 VIKING PARKWAY - SITE PLAN AND DRAWINGS - 2-10-2026 - FOR REFERENCE ONLY]
2045 Rannay Parkway, SuileE | Westlake, OH 44145
(440) 692-1800 | wwwilibetty-development.com
8
Shect issue 44/19/25
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(440) 892-100} wwediberty-development.com
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[STAMP
LOT 2-R1
VIKING PARKWAY
PPN 21102015
WESTLAKE, OH 44145
WESTLAKE INDOOR SPORTS
—
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---
[PLAN - Ordinances and Resolutions for ORDINANCE 2026-15 - 31170 VIKING PARKWAY- RCREATIONAL USE - 2-10-2026]
1
CITY OF WESTLAKE, OHIO
2
ORDINANCE NO. 2026-15:
3
AN ORDINANCE CONSIDERING A
4
CONDITIONAL USE PERMIT FOR A
5
RECREATIONAL USE.
6
______________________________________________________________________________
7
8
WHEREAS, Liberty Development Company, representing Westlake Indoor Sports, has
9
submitted a request to the Council of the City of Westlake, Ohio, for a Conditional Use Permit for
10
the property at 28045 Ranney Parkway, Suite E, Westlake, Ohio (Permanent Parcel No. 211-02-
11
015), for a recreational use; and
12
WHEREAS, after receiving the current application, the application was sent to the
13
Planning Commission for its review, and the Planning Commission recommended ____________
14
of the Conditional Use Permit with certain conditions; and
15
WHEREAS, this Council provided and held a Public Hearing on the application for the
16
Conditional Use Permit.
17
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
18
WESTLAKE, COUNTY OF CUYAHOGA AND STATE OF OHIO:
19
Section 1:
That this Council does hereby approve the application of Westlake Indoor
20
Sports for a Conditional Use Permit for the property at 28045 Ranney Parkway, Suite E, Westlake,
21
Ohio (Permanent Parcel No. 211-02-015), for a recreational use, which said use is to be
22
conditioned only within the areas located within the address described in this Ordinance.
23
Section 2:
That this Conditional Use Permit application is approved upon the
24
following terms and conditions:
25
26
27
Section 3:
That the approval of this Conditional Use Permit shall become null and void
28
if the operation of the conditional use permit is contrary to law and/or the conditions of this
29
Ordinance and the Conditional Use Permit shall not be transferable to another location without a
30
new Conditional Use Permit being obtained but would be transferable at the location described in
31
Section 1 hereof to a new owner subject to all the terms and conditions thereof.
32
CITY OF WESTLAKE, OHIO
ORDINANCE NO. 2026-15
PAGE 2
Section 4:
That it is found and determined that all formation actions of this Council
33
concerning and relating to this legislation were adopted in an open meeting of this Council and
34
that all deliberations of this Council and any of its committees that resulted in such formal action
35
were in meetings open to the public in compliance with all legal requirements including Section
36
10, Article XI of the Charter of the City of Westlake and Section 121.22 of the Ohio Revised Code.
37
Section 5:
That this Ordinance shall take effect and be in force from and after the
38
earliest period allowed by law.
39
40
First Reading: _____________
41
42
Referred to Planning Commission: __________________
43
Report of Planning Commission on: _______________________
44
The Planning Commission recommended to Council that this Ordinance be:
45
46
Approved: _____
Disapproved: _____
47
48
Second Reading: _______________
49
50
Public Hearing: ________________
51
52
Passed:
____________________________________
53
David S. Greenspan
54
President of Council
55
56
Presented to Mayor:
Approved: __________________________
57
58
59
ATTEST:
60
61
___________________________________
____________________________________
62
Denise L. Rosenbaum, MMC
Dennis M. Clough, Mayor
63
Clerk of Council
64
---
[PLAN - Plans-Drawings for WESTLAKE INDOOR SPORTS - 31170 VIKING PARKWAY - SITE PLAN AND DRAWINGS - 2-10-2026 - FOR REFERENCE ONLY]
2045 Rannay Parkway, SuileE | Westlake, OH 44145
(440) 692-1800 | wwwilibetty-development.com
8
Shect issue 44/19/25
‘STAMP
“jl esis ae
7
LOT 2-R1
VIKING PARKWAY
WESTLAKE, OH 44145
y,
”
—
fad
O
oO.
”
ec w
oO 9s
Oo 8s
QO Ff
Zz NAN
uw =
waa
a
v“)
LU
=
Mikinaaekw
copyge 6 2025 Le Contucn Le
Ad Rights Reserved
or)
ome
coca
SITE CONCEPT
OVERALL PARK
ne "= 1000"
me — CO
7) Site - Project North w/Overall Park Aerial
1"= 100'-0"
Zz?
3
~~ 2
=
o hi
£
a3
eB
: re oe D |}
= a = : = Zi
! I —- SS earrrrra, Area Schedule (Gross Building) Parking Schedule LQ fg
i SSS ===2=>=5525=>5%s z ; |} 1 AO z
= = TSN ame | Area || Type Comments| Count wm] 3
, | a NAW AY : = =. al
| | f Nvyhyy |First Floor Gross | 50,800SF 10" x 20° | 201
Conservation Easement Wilh [Second Floor Gross 820SF HDCP 5
— HILL Drainage Easement ait 51,620SF Grand total: 206 208
: - 1] | Fi . cone : Total Gross Building Area 51,620 SF
ee HETIL : - Ht
Lot) Sy vealyb . init a
Ueer - S Hi Sheotlssu 44/19/25
Lec | eo . I] Ih =
_o7 | j = a atta ‘STAM ~
_- I 2 attyyt
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1
: | -
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cont? i Yi
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Lu 1. SE
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ARKWAY ~ 60 ae oo
— a =e a ‘Checked By:
oe [are N a a
pees _ _ 7 Be SITE CONCEPT
i i sea 1" = 40-0"
—
(7) Site - Project North _ ——
yr = 40-0"
woorwowdornap-AuogT AMM | ODeL-Z68 (Ort)
SPL HO ‘ONBREANA | 9 oling ‘demyeg AoLURY Spnge
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11/19/25
Sheet Issue
Date:
‘STAMe
Svlvr HO ‘SMV ILSAM
AYMaYd ONDIA
bu-2 LOT
SLOZOLLZ Ndd
$S1LYOdS YOOMUNI ANV1LSAM
(Copyright © 2028 LOG Consruetion, LLC
25-120
Project to,
Tws.
Drown By:
‘Checked By:
1" = 40-0"
C-1A
SITE CONCEPT WITH
AERIAL
Beale,
Sheet Tite:
oe
Site - Project North w/Aerial
No:
Shoat
7" = 40°-0"
u
SvLvy HO ‘SNVILSAM
AVMeVd ONDA
Prrrenecoersonnaies timer ey Nil Ac KT] & Lu-z LOT
= SLOZOLLZ Ndd
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OCT ARS!
Sheet Issue
Oate:
[STAMP
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28045 Ranney Parkway, Sulte E | Wastlake, OH 44145
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LOT 2-R1
VIKING PARKWAY
PPN 21102015
WESTLAKE, OH 44145
WESTLAKE INDOOR SPORTS
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[Ord 2026-15 Westlake Indoor Sports CUP]
WESTLAKE PLANNING COMMISSION
STAFF REPORT
2/26/26
PART I GENERAL INFORMATION
Ordinance 2026-15 conditional use permit, Westlake Indoor Sports, (indoor sports facility primarily focusing on indoor
volleyball and basketball), 31170 Viking Parkway, PP#21102015, Ward 3, ref. 2/19/26
PART II
PROJECT SUMMARY
Applicant Ty Stewert of Westlake Indoor Sports, in partnership with Liberty Development Company, is
requesting a Conditional Use Permit for a new indoor sports facility on a vacant parcel on Viking Parkway
(Lot 2‑R1, Parcel No. 211‑02‑015). The property is zoned Exclusive Industrial, and the proposed use is permitted
as a conditional use under Section 1218.03(h)(13) of the Westlake Zoning Code.
The site consists of approximately 7.2 acres of undeveloped woodlands and will include the following:
•
New pre‑engineered, warehouse‑style building totaling 51,620 square feet (50,800 square feet on the first
floor and 820 square feet on the second floor).
•
Eight indoor courts primarily for volleyball and basketball.
•
A total of 206 parking spaces are proposed, exceeding the code requirement of 32 spaces.
A future development plan will include full architectural design and civil plans for the proposed facility. This
level of submittal will address building elevations, materials, utilities, grading, landscaping, lighting, and all other
required site improvements. It will also refine the overall design concept presented at the conditional use stage,
ensuring compliance with zoning requirements, engineering standards, and any conditions of approval.
Precedent for this type of conditional use includes prior approvals for Paramount Tennis Club (Ord. 2008-40),
Sky Zone (Ord. 2011-131), and 18Lab Golf (Ord. 2024-12). These facilities require large, open-floor buildings
with high ceilings that function and appear more like warehouse structures than typical commercial developments.
The building and site are designed to allow future conversion to industrial use if the proposed recreational use is
ever discontinued.
The facility is expected to operate seven days a week, with weekday hours between 3:00 p.m. and 10:30 p.m.
during the school year and weekend hours between 8:00 a.m. and 7:00 p.m. Summer hours will be determined at a
later date. The estimated number of occupants at any given time is generally 60–80, with a maximum of
approximately 250 during peak events. Retail activity will consist primarily of merchandise sales during
tournaments and camps, with additional online sales and on-site vending machines offering sports drinks and
healthy snacks. Staffing levels will vary based on events, camps, and overall growth, with an initial workforce of
approximately 5–10 employees.
PART III
GUIDE PLAN/ ZONING
Guide Plan - the future land us map identifies this area as Industrial in support of this use.
Zoning Code Requirements
1227.03 STANDARDS FOR EVALUATING CONDITIONAL USE PERMITS.
An application for a conditional use permit shall not be approved unless the following conditions and standards
are complied with as set forth for the following districts:
(b) Business and Industrial Districts (excerpt of applicable standards)
Page 2
(3)
The location, extent and intensity of the proposed use shall be such that its operation is not objectionable to nearby
dwellings by reason of noise, smoke, dust, odors, fumes, vibrations or glare greater than is normal or as permitted
by the performance standards of the district;
(4)
The proposed use shall form a harmonious part of the business, research, service and industrial district, taking into
account, among other considerations, convenience of access and relationship of one use to another;
(6)
The hours of operation and concentration of vehicles in connection with proposed use shall not be more hazardous
or dangerous than the normal traffic of the district.
(c) Safeguards and Conditions. Safeguards and conditions may also be set forth in the permit in addition to the
general standards set forth in subsection (a) and (b) herein.
(Ord. 1969-169. Passed 7-16-70.)
Safeguards and conditions for comparable approvals include the requirement for Paramount Tennis Club
(Ord. 2008-40) that the building be positioned to allow for future truck loading and loading docks should
the occupancy change, along with the dedication of a one-foot reserve strip along the western property line
to the City, subject to approval by the Director of Law. Sky Zone (Ord. 2011-131) was conditioned on
securing an approved development plan. No conditions were attached to the approval for 18Lab
(Ord. 2024-12). The developer was advised that Beacon Marshall maintains stringent design standards for
this site.
1218.06 PERFORMANCE REGULATIONS (excerpt of applicable regulation).
(a) Structures.
(1) Enclosure. All permitted main and accessory uses and operations, except for off-street parking
and loading facilities, shall be performed wholly within an enclosed building or buildings. Proposed use
will take place entirely within the building.
Box Score for Concept Plan
STANDARD
CODE
PLAN
DIFFERENCE
ZONING DISTRICT
E.I./ Exclusive Industrial
Use requires a CUP
This request.
BUILDING AREA
No Max or minimum.
51,620 square feet
OK
MAX. BUILDING HEIGHT SEE 1218.05
FOR EXCEPTIONS
60’
35’-10”
OK
SETBACKS FOR
Front
50’ code – 75’ restrictive
covenants
~125’
OK
MAIN/ACCESSORY
Rear
50’ code, 25’ restrictive
covenants
~419’
OK
USES 1218.04
Side
25’ for both
E = 25’, W = ~116’ min.
OK
SETBACKS FOR
Front
50’ for both
50’
OK
PARKING/LOADING
Side
5’ for both
E = 25’, W = ~46’ min.
OK
1218.04
Rear
5’ for both
~287’
OK
TOTAL PARKING SPACES 1221.05
8 Courts = 32
206
OK
LOADING SPACES 1221.13
2
2
OK
DRIVEWAYS 1221
24’ min.
~25’
OK
SIDEWALKS 1237.04(a)(4)(C)
5’ clear
Sidewalks next to
building are ~5’ and will
need to be 7’ in
development plan
submittal.
To be addressed with
future development plan.
Page 3
PART IV
DRAFT FINDINGS/MOTION
Draft Findings of Fact
1. The proposed indoor sports facility is a conditionally permitted use within the Exclusive Industrial District
under Section 1218.03(h)(13) of the Westlake Zoning Code, and the Guide Plan identifies this area for
Industrial use, supporting the appropriateness of the request.
2. The location, extent, and intensity of the proposed use meet the applicable conditional use standards for
Industrial Districts. All activities will occur entirely within a fully enclosed building, the site provides
significantly more parking than required, and the hours of operation and anticipated traffic levels are
consistent with what is typical and acceptable within the district.
3. The proposed facility is compatible with the character and development pattern of the surrounding industrial
area and aligns with precedents for similar large indoor recreational uses previously approved by the City,
including Paramount Tennis Club, Sky Zone, and 18Lab Golf.
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 Ordinance 2026-15.
1 This is suggested language only and not a recommendation for or against the approval of this request.