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Planning Commission Board Reviews Various Auburn Twp. Proposed Text Amendments

Planning Commission – December 10, 2024

Meeting Details: The Geauga Planning Commission met in regular session on December 10, 2024 at 7:30 am at the Geauga County Office Building, 12611 Ravenwood Drive, Chardon, OH 44024.  This meeting was in person with no virtual attendance option.  The agenda is normally available online prior to the meeting. A copy is also available at the meeting.  Observer Note: The website presents the minutes and meeting dates, and the agenda is included in that section.

Public Comment Policy:  No formal policy, but in practice, public comment could be permitted at the Chair’s prerogative. However, this does not happen. No public comment is solicited or offered except in cases where an applicant or zoning inspector is present to answer questions regarding an item on the agenda. 

Board Attendance: Chair Nick Gorris, Vice Chair Dennis Bergansky, County Commissioner James Dvorak, and Members Walter (Skip) Claypool, Caterina Cocca-Fulton, Matt Johnson and Jim McCaskey were present. Gary Neola, Jr., Secretary/Treasurer was also present. Board members Dan Miller, Ralph Spidalieri and Tim Lennon were absent. 

Staff Attendance:  Linda Crombie, Planning Director, Allyson Kobus, Planner II, and Pamela Irizarry, Administrative Assistant. 

Others Attending: This observer and one other person were in attendance. No members of the press were present.

Minutes - Once approved by the board, the minutes are available online here.  Scroll down until the section on Minutes and Agendas.

Pledge of Allegiance, Roll Call, Approval of Minutes - Minutes for the November 14, 2024, meeting were approved.

Approval of Agenda/Addendum Items - Approved as is.

Financial Report and Approval of Expenses -   

• Total Appropriations: $246,110

• Expenditures: $208K

• Balance: $38K

Following a motion to approve the financial report, all members voted in favor.

Other Business - NONE

Major Subdivisions to be Reviewed

Arborwood Subdivision - Replat of Sublot 1, Munson Township (Final Plat):
The board reviewed a proposal to replat Sublot 1 of the Arborwood Subdivision, splitting it into two parcels: Sublot 1A and Sublot 1B. Each parcel is approximately 3.8 acres, reduced from the original 7.6-acre lot.

Key Details:

• Zoning Variance Approval: The Munson Township Zoning Commission granted a variance to allow the subdivision, despite the area being zoned for a minimum of five-acre lots.

• Wetland Mitigation: The owner obtained approval from the Army Corps of Engineers to fill a small wetland area (0.05 acres) to create access to Sublot 1B.

• Soil and Water District Requirements: The Geauga Soil and Water Conservation District required specific language to be added to the plat to ensure compliance with stormwater and drainage regulations consistent with the original subdivision.

• Planning Commission Approval: The replat was conditionally approved, requiring the soil and water language to be added to the plat by December 31, 2024.

Motion passed unanimously, with one abstention from Mr. McCaskey.

Township Zoning Amendments to Be Reviewed

A. Auburn Township Text Amendment ZC-2024-02:

This amendment addressed cemetery regulations and followed a prior review by the Planning Commission in July 2024. It was reintroduced due to public notice issues. Reviewer Note: Please see the July 9 Planning Commission Observer Report  for more information.

• Outcome: The commission recommended approval with no changes. Mr. Bergansky abstained from the vote.

B. Auburn Township Text Amendment ZC-2024-03:

The amendment proposed new regulations for mobile food units (food trucks).

• Key Points:

  • Definitions for "mobile food unit," "restaurant," and "special event" were added.

  • Concerns were raised about enforceability under zoning laws versus the Ohio Revised Code (ORC 505.94).

• Outcome: The commission recommended denial, advising Auburn Township to regulate food trucks through ORC 505.94. Mr. Bergansky abstained from the vote.

C. Auburn Township Text Amendment ZC-2024-04:

This amendment proposed reducing the maximum height for accessory buildings from 23 feet to 18 feet and clarified the definition of detached accessory buildings.

• Key Points:

  • Concerns were raised about inconsistencies in language, including the use of the term "detached." The board recommended not changing certain verbiage in the current zoning code, arguing that existing language was sufficient to address enforcement issues.

  • The term "detached" was specifically noted as potentially problematic, with members expressing concern that it could introduce ambiguity about attached structures.

  • Potential difficulties for property owners with large vehicles (e.g., RVs) were highlighted as a reason to maintain the existing height limit of 23 feet rather than reducing it to 18 feet.

  • The Planning Commission emphasized the importance of avoiding unnecessary changes to zoning terminology that could lead to enforcement confusion or excessive variance requests.

• Outcome: The amendment was not approved. The board maintained the existing 23-foot height limit and declined to adopt the proposed language changes, including references to "detached." Mr. Bergansky abstained from the vote.

D. Munson Township Text Amendment 2024-01:

This comprehensive update request included language revisions for wireless communication towers and construction equipment storage.

• Key Points:

  • Clarified rules for accessory buildings and updated regulations for wireless communication facilities.

  • Discussed telecom towers, specifically the 15-day notice rule mandated by the Ohio Revised Code (ORC), which was identified as favoring telecom companies by limiting the time available for local governments to review and respond to proposals.

  • Concerns were raised that the short notice period requires greater local vigilance and proactive measures to ensure that community interests are protected.

  • Ms. Crombie indicated plans to update their own code in early 2025 to better align with state requirements, address this imbalance, and streamline future reviews.

• Outcome: Approved with minor edits to improve clarity and align with Ohio Revised Code provisions.

Director’s Report

Ms. Crombie provided an overview of the Director’s Report, previously distributed to board members. She highlighted some of the key content:

1. Claridon Land Use

   • The Claridon Land Use Plan is nearing completion at 90%. Committee members are actively reviewing draft chapters, with the final revisions anticipated soon. This comprehensive update reflects modern zoning challenges and community needs.

2. Thompson Land Use

   • Progress continues with strong stakeholder engagement. The collaborative effort aims to create a land use plan that respects local heritage while accommodating future growth.

3. Leadership Geauga

   • Ms. Crombie participated in Leadership Geauga’s education-themed events, visiting diverse educational institutions. Highlights included the Amish-run Stillwell Country School, where students of all ages learn together in a single classroom.

4. Informational Sheet Series

   • The Planning Commission is developing an informational sheet on agricultural zoning, ensuring alignment with state laws. This resource will clarify regulatory nuances for stakeholders.

5. Senate Select Committee on Housing

   • Ms. Crombie monitored discussions on Senate Bill 299, focusing on short-term rental regulations. Concerns include tax disparities and enforcement challenges, highlighting the bill’s potential impact on local zoning.

6. Aquilla Dissolution

   • The former village of Aquilla is transitioning to township governance. Zoning adaptations are required for its small lot sizes, including properties as small as 0.10 acres. This change presents unique regulatory challenges.

7. Ohio Statewide Zone Maps

   • Updates to the statewide zoning map aim to improve clarity and usability, aligning county and township planning efforts with modern standards.

8. Commercial Construction Activity

   • Notable projects include Ohio Premier Archery’s 13,000-square-foot facility in Middlefield Township and the transformation of Bainbridge Township’s Field Cinema into a multi-use event center, blending history with community needs.

9. Grant and Brownfield Programs

   • A $2.9 million Brownfield Cleanup Grant was awarded for Pine Street in Bainbridge Township, addressing contamination and preparing the site for future development. Additional demolition grants supported Chardon School District’s facility updates.

10. Legislative Updates

    • Short-Term Rentals: Discussion centered on balancing community interests with economic opportunities, focusing on enforcement and tax equity.

    • House Bill 315: This potential legislation offers funding incentives for communities updating comprehensive plans, emphasizing modernization.

11. Planning Commission Shirts

    • To enhance visibility during public events, staff proposed and proceeded with purchasing branded shirts. This initiative reflects the Planning Commission’s commitment to professionalism and community engagement.

12. Work Summary

    • The Planning Commission’s activities included extensive land use planning, zoning reviews, and participation in educational webinars on riparian setbacks.

Correspondence - None

Old Business - None

New Business - None

Adjourned at 9:04 am.  

Next meeting: January 2025 meeting TBD.

More Information about the Geauga Planning Commission is available online.

Observer: David Lewis

Editor: Anne Ondrey

Reviewer: Sarah McGlone

Submitted: 12/19/2024

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