Planning Commission – October 12, 2023
Meeting: The Geauga Planning Commission met in Regular Session on October 12, 2023 (on Thursday instead of Tuesday due to the Columbus Day holiday on Monday) at 7:30 AM at the Geauga County Office Building, 12611 Ravenwood Drive, Chardon, OH 44024. This meeting was in person with no virtual option. The agenda was available online one week prior to 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.
Board Attendance: Present were Chair John Oros, Commissioner James Dvorak, as well as Members Dennis Bergansky, Caterina Cocca-Fulton, Walter (Skip) Claypool, Dan Miller, Gary Neola and Nick Gorris. Jim McCaskey was absent, as were Commissioners Timothy Lennon and Ralph Spidalieri.
Staff Attendance: Linda Crombie, Planning Director, Allyson Kobus, Planner II, and Pamela Irizarry, Administrative Assistant.
Others Attending: Steve Metcalf, representing Canyon Lakes Subdivision, and Grace Gallucci, Executive Director of NOACA. There were also several members of the public.
Minutes - Usually minutes are available online here; however, at publication the specific link for minutes was not available.
Addition to Agenda - It was announced that there was an addition to the Agenda. Grace Gallucci, Executive Director of NOACA (Northeast Ohio Areawide Coordinating Agency) would be attending.
CEDS (Comprehensive Economic Development Strategy) Letter from Planning Commission to Commissioners - Mr. Claypool asked what had happened to the letter, in which the Planning Commission had stated its objection to being part of the NOACA CEDS. Mr. Dvorak stated that he had his letter. Ms. Crombie said that it had been delivered to Commissioner’s Clerk Christine Blair. Mr. Claypool asked that it be reissued and redelivered, as Commissioner Spidalieri told him that he didn’t get the letter. Mr. Claypool also asked that there be a request to put this issue on the Agenda for the Board of County Commissioners.
Financial Report
Ms. Irizarry discussed the Financial Report and stated that there was a balance of $56,347.55 in the General Fund. Expenses for the month totaled $166.38. Fees and revenues for September totaled $10,700, with over $9,000 of those fees attributable to the Canyon Lakes Subdivision (also on the Agenda later in the meeting).
Year to date revenue is $21,670 with $10,700 in September (over $9,000 of that was for Canyon Lakes Subdivision).
Director’s Report- Discussion is included as noted.
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New Building Lots - Four (4) new building lot proposals were submitted in September, mostly in the eastern part of the county.
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Claridon Township Land Use
Staff attended a meeting in September, and they are still working with Claridon on the public survey. To date the cost of staff time has been $2,800 with about 55-½ hours total Staff time.
Later in the meeting, Ms. Crombie stated that the Claridon Township Land Use Plan should be complete around April-May.
There was a brief discussion about the survey and whether it would be online or paper. Ms. Crombie said it would be online as a free service through GIS but that individuals could still fill out a paper survey. Observer Note: The County and Planning Commission pay for services through GIS. Click here for more information on GIS.
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Construction Activity - There was little new construction, except for a building addition in Middlefield for Discount Grocery.
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Interoffice Assistance - Ms. Kobus assisted Geauga Public Health with a dashboard. Staff participated in the GIS Users Group Meeting. They also provided the Auditor’s office with a Tax Map Research Map link.
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Lot splits - There were 19 lot splits/consolidations, etc.
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General Plan - In September, the staff referred to the General Plan four times.
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Ballot Issue regarding Marijuana Use - Ms. Crombie said that, if passed, there would be a new code section in Ohio Revised Code (ORC 3780). She stated that since 2016 when medical marijuana dispensaries were permitted, many townships had listed this as a prohibited use. She said she was not sure what townships would do, or the legal implications, should this issue pass.
Other Business - None
Major Subdivisions - Canyon Lakes Subdivision No. 15, Bainbridge Township, Final Plat - Approved
Ms. Crombie described this as 61 acres, with lots ranging in size from .68-1.76 acres. The map was reviewed. The Subdivision is off Chagrin Road near Routes 306 and 422. Mr. Gorris also answered questions about why one of the roads was public. Ms. Crombie stated that there were several tax exempt parcels that were conservation easements, there were easements for a 5’ storm water pipe, a retention pond, and 12’ utility easements.
Mr. Steve Metcalf, representing Canyon Lakes, also answered questions regarding the configuration of the lots and current status of sale of lots.
Re-plot of the Janson Subdivision, Sublots 1 and 2, Auburn Township, Final Plot - Approved
This is on Messenger Road and is already part of a subdivision.
Township Zoning Amendments to be Reviewed
Text Amendment ZC 2023-1, Initiated September 27, 2023 by Zoning Commission - DENIED
Ms. Crombie reviewed the amendments and said that most were from the Model Zoning. The main issue was whether the Zoning Inspector could revoke a conditional use. It was stated that the only power the Board of Zoning Appeals has to revoke a conditional use is when there is a question of mineral extraction.
There was also discussion of why the language in the application for a Conditional Use was deleted from the Amendment as well as why the application itself was not included or made a part of the amendment.
Ms. Crombie stated that the Prosecutor had recommended that language should state that only court action could revoke a conditional use and that violation of the conditional use should be remedied by application ot the court for an injunction.
The Planning Commission wanted to deny this Amendment, but to provide reasons for the denial. Ms. Crombie said that the prior procedure by the staff, recommended by the Prosecutor, was to simply deny and tell the township to contact Ms. Crombie for more information.
The Board voted to deny with an explanation.
Ms. Crombie also said that they will have to review this section of the Model Zoning, as it also stated in the Model Zoning that the Board of Zoning Appeals Inspector can revoke a conditional use. In the Model Zoning this is not restricted to mineral extraction.
Correspondence
Request from Thompson Township for Land Use Plan Assistance
Ms. Crombie discussed this request and stated that Thompson Township wants to update their plan. Ms. Crombie said that, in her opinion, they do have time. Staff has also been working on a Land Use Guide, which will be very helpful to Thompson Township and should cut down on the amount of Planning Commission staff time.
There was general agreement that this would be helpful and staff should proceed. Mr. Claypool made the comment that he wanted to make sure that Ms. Crombie had enough time to attend Planning Commission Board meetings and prepare for those meetings. She indicated that, as that is part of her job, she would certainly be doing that.
Discussion of NOACA/CEDS
Ms. Grace Gallucci, Executive Director of NOACA, joined the Board.
CED (Comprehensive Economic Development) was explained and it was clarified that the letter referenced from Medina County was regarding NOACA being involved in Climate Action Planning and not CED.
Observer Note: Throughout the discussion there were references by Mr. Claypool both to CED and Climate Action Planning.
Mr. Claypool stated that he didn’t want the federal government involved in the county’s economic development at all. He said that the fundamental underlying NOACA approach was Cleveland/Cuyahoga County centric with everything being “equity, fairness.” He said that NOACA had no understanding of communities in Geauga County and that Climate Action was another problematic issue.
Ms. Gallucci stated that the makeup of the board was 48 members- 3 from Geauga, 4 from Medina, 5 from Lake, 7 from Lorain and the remaining 29 from Cuyahoga County. She said that a strictly population based formula would have given Geauga fewer than 3, but it was established that there would be a minimum of 3. She also referenced that Geauga County Commissioners had roles on the Executive Board. Observer Note: This year Mr. Lennon serves on the Executive Committee.
Ms. Gallucci stated that Ms. Crombie sat on the CED board and that all of her 21 comments were incorporated in the final plan. She said that Medina County had also made comments that were incorporated in the final plan.
She stated that a CED is required in order to receive federal economic development funding.
Ms. Gallucci stated that areas of interest in the Plan are: Access to Broadband, Aerospace/NASA/Glenn, Agriculture, Cultural Amenities, Education, Equity, Immigration, Innovation and Entrepreneurship, Urban/Rural, Manufacturing, Parks and Recreation, Tourism, Transportation, Water Resources and Workforce Development. In her opinion these are reflective of Geauga County issues.
Mr. Oros asked whether NOACA was supposed to be involved in these issues or just transportation matters. He said that Mr. Claypool states that NOACA should be just transportation. Oros said that he is familiar with NOACA and the conversation. He also said that Geauga Park District is working on a hike and bike project with NOACA right now.
Ms. Gallucci said that NOACA was formed in 1968 originally as part of Title 2 of the Demonstration Cities and Metropolitan Development Act, and that Transportation included more than roads and bridges as transportation. She said that “NOACA doesn’t do anything without the backing and urging of the Federal Government.” Gallucci continued to review the history and role of NOACA. She said that every major city has an MPO (Metropolitan Planning Organization) and asked whether they wanted to be competitive with other major cities.
At this point, noting that Mr. Claypool had been attempting to override her presentation, Ms. Gallucci said that “I’m going to speak or I’m going to leave.”
Ms. Gallucci said that Covid funding was an example, as they had to have a CED to get the funding. NOACA worked with Akron, Canton and others to see where there was a gap. Columbus and Cleveland didn’t have a CEDS. Gallucci said that when the CED plans were first developed, smaller communities needed access to Appalachian funding, so they went ahead and developed CED first so they could get that funding.
Ms. Gallucci mentioned that everyone should read the CED Plan.
Mr. Claypool said that he objected to the “threats section.” Observer Note: This is a reference to the section of the CED document which lists threats to economic development. Claypool said that “many of us in Geauga don’t believe in climate change.” He also said that income equity and racial segregation were not issues, because, “Nobody is segregating on race”. . . “and yet we are putting this into a guiding document."
There was then a long discussion about “Equity,” with several board members asking questions and joining the conversation, including Mr. Miller. In speaking for the Amish community, Mr. Miller stated that “We don’t want federal help and we don’t need help.”
Ms. Cocca-Fulton said that “the carrot of funding being dangled out there is something that Geauga County is not particularly interested in.” She went on to say that she felt that Geauga County was not part of decisions driving the organization (NOACA).
Ms. Gallucci talked about NOACA’s role in getting the federal portion (or $10 million dollars) for buggy lanes.
Mr. Claypool said, “That’s a lie” regarding NOACA having a role in obtaining these funds and referred people to Engineer Cattell and former County Commissioners who were in office during this time.
The funding breakdown as stated by Ms. Gallucci was:
$10 Million Federal, $3.5 Million ODOT, and $1.5 Million NOACA
Mr. Miller also stated that “it could have happened without NOACA.”
Ms. Gallucci said, “yes, it could have happened, but it didn’t happen until NOACA got involved.”
There was continued discussion of this point.
Mr. Bergansky said that he wanted every county to have equal representation. He said that the problem with federal funds is that “they tell you who you can hire, how many percent of this or that you have to use.”
Bergansky said “all big cities are crime ridden, unemployment through the roof, people who could work are not working.” He also said that Geauga County was not getting a proportional benefit. He continued, “We don’t want federal aid; that is why we live in Geauga County.“
Ms. Gallucci said, “If you don’t want to use the CED, it won’t harm you.” She discussed again the Executive Committee which has an equal vote among all counties, while the entire Board is proportionate for population.
Mr. Bergansky again said that if NOACA would change their representation so that each county had the same number of members, then he would consider CED.
Another discussion started with Mr. Neola questioning the term “environmental justice.” He stated that there should not be adjectives added to the word justice.
Discussion continued, but at 9:30 am this Observer left. Commissioner Dvorak also left at this time.
Observer Note: Board of County Commissioners meetings begin at 9:30 am on Tuesdays.
Follow Up Observer Note: This Observer wrote to Ms. Crombie to ask if any specific action was taken by the Board at the end of the meeting, and she responded that the Board decided to send another letter to the BOCC for their action. The action requested was to send NOACA a letter that Geauga County would not participate in the CED or Climate Action planning. In her written response, Ms. Crombie also confirmed that if Geauga County does not join the CED, then projects in Geauga County would not be eligible to receive any federal funding that requires a CED. It is not clear if Geauga County would be able to join the CED at a later date or in fact if the CED for the whole region can go forward without Geauga County. A request to Ms. Gallucci to clarify this point has not been addressed as of the date of publication.
New Business - topic listed was General Plan Annual Review - As no observer was present, it is uncertain if this agenda item was addressed.
Meeting adjourned (After 9:30 am)
Next meeting: November 14, 2023 at 7:30 am.
More Information about the Geauga Planning Commission is available online.
Observer: Gail Roussey
Reviewer: Sarah McGlone
Submitted: 10/20/2023
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