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Farmland Preservation Progress Reported as 

Commission Revisits NOACA Concerns

Planning Commission – November 13, 2025

Meeting Details: The Geauga Planning Commission met in Regular Session on November 13, 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:

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

Others Attending: This Observer and one other member of the public were in attendance. 

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 meeting opened with the Pledge of Allegiance.

Roll Call - Roll was called. A quorum was present.

Approval of Minutes - October 16, 2025 Regular Meeting Minutes

• Members reviewed the draft minutes in their packets.

• Minutes were approved by unanimous vote.

Approval of Agenda/Addendum

• No changes to the agenda were proposed. The agenda was approved as-is.

Financial Report and Approval of Expenses

• Ms. Cocca-Fulton asked about the newspaper/legal notice subscription expense. Staff explained it is needed to verify the publication of legal notices (especially for the Farmland Preservation Plan) and to track where townships publish statutory notices.

• The financial report and associated expenses were approved unanimously.

Other Business

There was no “other” business to discuss.

Major Subdivisions to be Reviewed

• There were no major subdivisions to review.

Township Zoning Amendments to be Reviewed

A. Hambden Township – Text Amendment ZC-2025-01 (Swimming Pools)(Initiated October 6, 2025)

• Ms. Crombie explained the amendment revises Hambden’s swimming pool regulations to align with the County Model Zoning Resolution. Changes include replacing paragraph (1) and revising paragraph (3) to authorize power safety covers as an alternative to fencing. The township provided the full section for context.

• Ms. Cocca-Fulton noted that the addition of “invitees” was recognized as having clearer legal meaning.

Action

• Motion: Recommended approval.

• Vote: Passed unanimously.

B. Hambden Township – Text Amendment ZC-2025-02 (Cargo/Shipping Containers)(Initiated October 6, 2025)

• Ms. Crombie stated that Hambden proposes to regulate “cargo containers” (shipping containers) as follows:

• Allow only in Commercial and Industrial districts.

• Add a definition (“reusable, portable welded metal container”).

• Place regulations under Section 406 – Temporary Buildings/Structures/Uses, though the intent appears to be permanent allowances.

• Standards:

  • Storage only for the primary business.

  • Must be to the rear of the principal structure.

  • Require a paved/hardened/structural surface.

  • Not stackable.

  • Minimum 10 ft from other structures.

  • Maximum of four containers per lot.

• Ms. Crombie voiced her concerns:

  • If intended as permanent, they should not be placed under the temporary use section.

  • “Structural surface” is undefined and needs clarification.

  • Enforcement of “primary business storage only” is unlikely to be feasible.

  • Stacking prohibition may not make sense if containers are used as building materials for permitted structures.

  • Some technical edits needed (e.g., “foot” → “feet”).

  • Containers are structures; the 10-ft separation rule may require clarifying whether containers must be separated from one another.

Action

• Motion: Recommend approval with staff-recommended modifications.

• Vote: Passed unanimously.

C. Newbury Township – Text Amendment 03025-1 (Landscaping Businesses)(Initiated October 29, 2025)

• Ms. Crombie reviewed the Newbury proposal:

  • Add a definition of Landscaping Business (grounds maintenance, landscaping construction, supplies, materials).

  • Add “Landscaping Business” as a permitted service establishment in the B-1 Business District.

The definition is intentionally broad, allowing both small and large businesses and possibly retail sale of landscape materials.

Action

• Motion: Recommend approval with staff-recommended modifications.

• Vote: Passed with Mr. Fabig abstaining.

D. Bainbridge Township – Text Amendment Z-2025-4 (Initiated October 28, 2025)

This amendment contains two major components:

Part 1 – Home Education & Learning Pods

The amendment adds ORC (Ohio Revised Code) definitions for “home education” and “learning pods” and states that zoning does not prohibit such pods and that these uses are not agritourism.

Concerns Raised

• Mr. Claypool and Mr. McCaskey believed the amendment stems from a specific enforcement dispute in Bainbridge and may unintentionally regulate homeschooling.

• Mr. Claypool noted that education uses generally fall outside zoning authority, and defining them in zoning may create unintended regulatory consequences.

• Ms. Cocca-Fulton thought the amendment is inconsistent with the homeschooling community’s preference for minimal regulation.

Part 2 – Architectural Projections / Yard Obstructions (Section 161.11)

Ms. Crombie indicated that the amendment revises porch/step/sidewalk projection rules:

• Permits porches, steps, decks, etc., to encroach 12 ft into front setbacks only for nonconforming lots.

• Allows sidewalks to project 3 ft into side setbacks.

• Having different rules for conforming vs. nonconforming lots creates inequities and is difficult to enforce.

• A 3-ft sidewalk directly against a building wall is too narrow for safe/accessible movement.

Action

• Motion: Recommend approval with modifications, including:

(1) Strike all parts relating to home education pods (Sections 101, 105, 134).
(2) Modify Section 161.11 consistent with staff comments so that porch/step/sidewalk projections are applied uniformly and meet practical widths.

• Vote: Passed unanimously.

Director’s Report – Ms. Crombie

Ms. Crombie reviewed the monthly report:

1. New Building Lots

• Four new building lots were recorded in October in Newbury and Parkman. September saw unusually high activity; October was lower.

2. Claridon, Thompson, and Burton Township Land Use Plans

• Thompson: Staff completed five additional chapters; four remain. Staff expects to finish its part by year-end.

• Claridon: Work paused pending township direction.

• Burton: Work will resume soon.

3. Township Association Quarterly Meeting

• A presentation from UH (University Hospitals) highlighted a newly opened wellness trail near the hospital on Ravenwood. It is open to employees and the public. 

4. Soil & Water Conservation District (SWCD)

Ms. Crombie attended the SWCD annual meeting. Key points:

• Bald eagles have made a strong recovery in Ohio.

• The extinction of the passenger pigeon was discussed as a cautionary example of habitat loss.

5. Vibrant NEO 2040 Survey

Referenced briefly; no extended discussion occurred.

6. County Model Zoning Resolution Updates

• Planning Department staff are preparing model zoning updates for December. Some forms still reference newspaper-only notice, despite new ORC provisions allowing website posting. These will be updated.

7. ODOT (Ohio Department of Transportation) Access 2050

Ms. Crombie attended an ODOT workshop on regional safety and access planning. Topics included:

• Chardon–Windsor Road/State Route 608 safety

• Amish traffic patterns

• Data and public input via the Access 2050 survey Reviewer Note:  See more information about this here. Click here to take the survey which includes board priorities for the region. 

8. Commercial Construction Activity (October 2025)

• Bainbridge – Rainforest Car Wash near Meijer, replacing several demolished structures.

• County Airport – The Airport Authority is constructing a 12,000-sq-ft hangar on land owned by the Geauga County Commissioners.  Reviewer Note:  The Geauga Airport Authority is the entity overseeing the construction of the new hangar, although they have received a match from the Geauga County Commissioners on their grant from the FAA (Federal Aviation Administration).  See information from the Maple Leaf here.

• Middlefield Township – Middlefield Plastics 27,000-sq-ft addition.

9. Legislative Updates

Ms. Crombie provided an overview of recent state legislative activity with potential relevance to zoning, agriculture, and public administration.

• House Bill 48 – Clarifies that public bodies may enter executive session to discuss the performance of public employees. Ms. Crombie noted that this largely formalizes what is already allowed under the employment-related exceptions of the Open Meetings Act but may help eliminate ambiguity.

• House Bill 483 – Proposes a property tax deferral program for qualifying homeowners based on income and home value thresholds. Ms. Crombie noted that if enacted, it could impact the timing of county revenues and require administrative coordination with county tax offices.

• Senate Bill 285 – Would exempt agricultural properties transferring into conservation uses from the CAUV (Current Agricultural Use Valuation) three-year recoupment penalty. This could be relevant to landowners pursuing conservation easements and to broader farmland preservation efforts.

• Senate Bill 287 – Creates a seasonal farm labor workforce development program, to be delivered through OSU Extension offices. The bill aims to support producers facing labor shortages in certain crop sectors.

• Senate Bill 288 – Establishes an Ohio Food and Agricultural Policy Council to analyze statewide food systems and provide recommendations to the General Assembly. The Director noted possible intersections with local agricultural planning initiatives.

Additional related bills and sponsor memos were included in the shared folder for further review. Several commissioners reported difficulty accessing the online folder. Staff will work with IT to resolve the issue.

Correspondence

No correspondence was reported.

Old Business

A. Farmland Preservation Plan Update

The task force met on October 28. Key points:

• Reviewed Green Township’s Prime Farm District example from Ashland County.

• Continued SWOT analysis (Strengths, Weaknesses, Opportunities, Threats) Reviewer Note: See more about this type of analysis here.

• Reviewed the 2008 plan recommendations.

• The Planning Department launched a Farmland Preservation online hub with maps and materials. The website is located on the planning commission web page here.  

• The task force aims to produce recommendations by February, with the Planning Commission review targeted for March or April.

New Business

A. Housing Update – Expanded

Ms. Kobus provided the annual November housing development update, which tracks all residential subdivision and multi-family construction in Geauga County from 2020 to present, with an emphasis on changes since last year’s report. The update included a master spreadsheet, GIS mapping, completion percentages, and identification of remaining phases for multi-phase developments.

The county continues to see the majority of new development in three areas:

1. City of Chardon

2. Village of Middlefield

3. Bainbridge Township

These areas contain the county’s largest concentrations of infrastructure (water/sewer) and commercial services, making them the most attractive for developers. Staff emphasized the trend toward multi-family units, especially in Bainbridge, and the steady continuation of single-family phases in Chardon and Middlefield.

Key Project Highlights

Auburn Township – 12-Lot Subdivision

Previously reviewed by the Planning Commission; final plat not submitted yet. No construction underway.

City of Chardon

• Maple Trace

  • Phases 1 and 2A fully built (42 units).

  • Phase 2B nearly complete; only a few lots unbuilt.

  • Phase 3 awaits final plat; lot count may change.

• Thistle Creek

  • Phase 1: 28 lots, ~89% built.

  • Phase 2: 3 lots; 2 built (~66%). One property owner owns two adjacent lots.

• Cider Mill Townhomes

  • Planned 21-unit townhome development.

  • Only one building appears constructed or near completion. Progress remains early-stage.

• Willow Tree

  • 49-unit Phase 1. Road appears built, but the final plat has not been recorded.

  • Future phases anticipated.

Village of Middlefield

• Wood Song

  • Phase 12 (36 units) and Phase 13 (33 units) are nearly complete.

  • Some remaining lots in Phase 13.

• Owen Family Independent Living

  • 24 senior independent-living units across eight buildings.

  • Recently completed; staff noted these units filled quickly.

• Heritage Point

  • Annexed land on the west side of the village.

  • Phase 1 includes 38 lots; still in preliminary planning.

Burton Township – Deer Lake Park Mobile Home Park

• Approximately 24 units, ~25% built.

• Recent BZA (Board of Zoning Appeals) variance allows additional units on the northern segment tied to new internal road layout.

Bainbridge Township – Canyon Lakes (Phases 14B, 14C, 15)

• Steady buildout continues:

  • Phase 14B – 74%

  • Phase 14C – 25%

  • Phase 15 – 51%

Bainbridge Township – VC Park at Geauga Lake

A major multi-family development representing one of the largest recent housing expansions in the county:

• 331 units total; buildings appear complete.

• Units available now, with rents ranging from $1,125 to $3,435 per month depending on size.

• The smallest unit is approximately 328 sq ft; the largest nears 2,000 sq ft.

B. Draft Letter to Commissioners – NOACA (Northeast Ohio Areawide Coordinating Agency)

A draft letter prepared by Mr. Neola was introduced for review. The letter asks the County Commissioners to reassess Geauga County’s membership in NOACA, citing concerns that the agency has expanded beyond its core transportation role.

Mr. Neola noted that a previous letter from the Planning Commission received no response, and emphasized the need for clearer communication and a request thatGai

Discussion

Mr. Claypool suggested the letter should present two options for the Commissioners:

1. Consider withdrawing from NOACA, or

2. Remain in the MPO but formally limit participation to transportation-related functions and funding, opting out of broader initiatives.

There was brief discussion about funding implications and the possibility of forming a separate MPO (Metropolitan Planning Organization).

Next Steps

Members will send comments on the draft before the next meeting. A revised version will be prepared for possible action at a future meeting.

No vote was taken.

Adjournment

The meeting adjourned at 8:55 am following a motion and unanimous vote.

Next meeting: December 9, 2025.

More Information about the Geauga Planning Commission is available online. 

Observer: David Lewis

Editor: Gail Roussey

Reviewer: Rooney Moy

Submitted: November 17, 2025

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