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Planning Commission Board Moves Forward on Farmland Preservation Plan

Planning Commission – March 11, 2025 

Meeting Details: The Geauga Planning Commission met in regular session on March 11, 2025 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 was 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, Secretary/Treasurer Gary Neola Jr. and board members Jim McCaskey, Phillip Miller, Caterina Cocca-Fulton and Matt Johnson were present. Member Enzo Perfetto was absent. County Commissioner James Dvorak, Dane Davis (Carolyn Brakey’s alternate), and Walter Claypool (Ralph Spidilieri’s alternate) were present.

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

Others Attending: This observer and one other member of the public 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 - The pledge was recited.

Approval of Minutes - Minutes for the February 11, 2025 meeting were approved.

Approval of Agenda/Addendum Items - Approved as presented.

Financial Report & Approval of Expenses

• A supplemental budget adjustment was made for the 2025 budget to correct allocations in the license, travel, and equipment accounts. Delays in posting expenses were noted, with some expenses expected to appear in next month's report. Prior-year expenses for Dex imaging, t-shirts, and sweatshirts were cleared from the 2024 accounts. The financial report was approved.

Other Business - NONE

Major Subdivisions to be Reviewed

No major subdivisions were reviewed during this meeting.

Township Zoning Amendments

A. Bainbridge Text Amendment Z-2025-1

• The amendment modified the definition of "home occupation" by limiting it to residential districts (R5A and R3A). Discussion centered on potential conflicts with nonconforming homes in commercial and industrial districts.

• There was a discussion on short-term rentals (Airbnb) and the township's authority to prohibit them. Mr. Claypool raised concerns about legal enforceability and whether such prohibitions align with Ohio law.

• The commission recommended approval with modifications, including:

  • Removing zoning district references from the home occupation definition.

  • Eliminating unnecessary wording in the public school definition.

  • Aligning the public school definition with Ohio Revised Code.

B. Chardon Text Amendment 2025-1

• The amendment addressed sign regulations but attempted to merge outdated zoning language with new standards, making it difficult to review.

• Concerns included unclear height measurements, undefined maximum sign limits, and content-based regulation of signs.

• The board recommended denial, advising the township to start with the most recent zoning model as the base and make modifications from there.

• Ms. Crombie will author a letter with commentary to Chardon Township.

Director’s Report

The Planning Department director, Ms. Crombie, discussed the following.

1. Commissioner’s Alternates

• Alternates, who can attend and act as a commissioner during the meeting were noted for each commissioner:  Carolyn Brakey’s alternate - Dane Davis; James Dvorak’s alternate - Dave Fabig; Ralph Spidalieri’s alternate - Walter Claypool.

2. Lot Splits

• There were eight new lot split applications for February in Thompson, Claridon, and Parkman Townships.

3. Land Use Plans

• Claridon and Thompson Township land use plans are nearing completion.

• Burton Township is moving forward with its public hearing in the spring.

4. Request for Assistance

• The Department of Emergency Services requested demographic data for its five-year hazard plan update. The Planning Commission will assist in providing relevant census data.

5. NEO Planning and Zoning Workshop

• The annual Northeast Ohio Planning and Zoning Workshop will be held at the Eastwood Event Center in Niles. The program schedule will be finalized by May.

6. REALink for Realtors

• Planning staff attended a session hosted by the Soil and Water Conservation District for local realtors covering wetlands, hydrology layers, and zoning.

7. Interoffice Assistance

• Newbury Township requested historical imagery and old survey records for local cemeteries. Aerial imagery and available records were provided.

8. ESRI (Environmental Science Research Institute) GIS (Geographic Information System) User Conference

• The County Auditor’s office received four free registrations for the ESRI GIS conference in San Diego.

• Planning Commission staff member Allyson Kobus will attend alongside three GIS employees from the auditor’s office.

9. County Auditor GIS Department Logo

• The GIS Department collaborated on a new departmental logo which was observed during the meeting.

10. Commercial Activity

• A major commercial development in Middlefield is underway. The property listing reported a square footage of 747,000 square feet (size is likely a typographical error); verification is pending. 

11. Leadership Geauga

• The director, Ms. Linda Crombie reviewed DISC (Dominance, Influence, Steadiness, and Conscientiousness) personality assessments to understand different leadership styles.

• This session, the focus was on civic outreach projects which include assisting with property maintenance for community residents.

12. Legislative Updates

• Several bills currently in the Ohio General Assembly were touched upon to keep relevant legislation potentially affecting planning in front of the board, including:

  • House Bill 109 – Would allow townships to require short-term rental registration and fees but not prohibit them.

  • House Bill 138 – Would allow townships to object to annexations.

  • Senate Bill 42 – Related to residential stability zones. Reviewer Note: The bill would  authorize local governments to create “residential stability zones” where homeowners may qualify for a partial property tax exemption. This represents an approach to addressing housing affordability and community stability issues at the local level.

  • Senate Bill 104 – Addresses short-term rental regulations.

  • Senate Bill 122 – Would eliminate township authority to regulate agricultural land in platted subdivisions.

13. Work Summary

• The General Plan (the commission’s five year plan) was referenced once in February.

• Staff continues assisting townships with zoning issues, particularly regarding signage and short-term rentals.

Correspondence - None

Old Business - Farmland Preservation Plan Update

• A task force is being formed to update the 1999 farmland preservation plan. The purpose of this update is to assess current agricultural trends, challenges, and preservation strategies in the county.

• The commission discussed potential members, including local farmers, the Farm Bureau, township representatives, and planning experts. Soil and Water Conservation provided a list of four potential farmer representatives.

• The task force will be responsible for researching agriculture-related data, zoning policies, and economic impacts of farmland use. Their findings will contribute to recommendations for future land use policies.

• Ms. Crombie will develop an application process to ensure balanced representation on the task force and establish a chairperson to lead discussions.

• Ms. Crombie reviewed a draft letter which will go to potential members.

• Staff will compile relevant census and GIS data to aid in the task force’s research and planning efforts.

• Next steps include finalizing membership and scheduling the first meeting, anticipated within the next few months.

New Business

A. Executive Session

• The commission entered an executive session to discuss compensation and performance evaluations for public employees. The session lasted 28 minutes.

Salary Adjustments

• Following the executive session, a 4% increase was approved for the Planning Director.

• A 3% increase was approved for both the Administrative Assistant and the GIS Coordinator.

• Salary adjustments will take effect during pay period six, which is the pay period following this meeting.

B. 2026 Draft Budget

• The draft 2026 budget was presented for review, currently estimated at just under $250,000, which is slightly lower than the 2025 budget.

• The budget includes funding for a GIS intern to assist with specialized projects.

• Final approval is expected at the next meeting.

C. Intern Position

• The Planning Commission is hiring a GIS intern for summer 2025.

• The primary focus will be updating the Buildings by Type GIS layer to classify structures more accurately.

• The intern will also assist with farmland preservation tracking, zoning matrix updates, and conservation easement mapping.

D. Ohio Township Association (OTA) Legislative Priorities

• The Ohio Township Association (OTA) has outlined key legislative priorities for 2025, focusing on township authority and regulatory clarity.

• The OTA is advocating for broader general welfare powers for townships to allow more local governance flexibility.

• Another major priority is preserving local control over land use decisions, particularly in light of Ohio Senate Bill 122, which proposes eliminating township oversight of agricultural zoning in platted subdivisions.

• The board acknowledged that while township authority is important, state legislation may continue to shape the regulatory landscape.

Next meeting: April 8, 2025.

 

More Information about the Geauga Planning Commission is available online.

Observer: David Lewis

Editor: Anne Ondrey

Reviewer: Carol Benton

Submitted: March 12, 2025

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