Planning Commission Approves 2026 Budget
Planning Commission – April 8, 2025
Meeting Details: The Geauga Planning Commission met in regular session on April 8, 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, Enzo Perfetto and Matt Johnson were present. All County Commissioners’ alternates were present for the Commissioners: Dave Fabig (James Dvorak’s alternate), Dane Davis (Carolyn Brakey’s alternate), and Walter Claypool (Ralph Spidalieri’s alternate).
Staff Attendance: Linda Crombie, Planning Director, Allyson Kobus, Planner II, and Pamela Irizarry, Administrative Assistant were present.
Others Attending: This observer and three other members 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 March 11, 2025 meeting were approved.
Approval of Agenda/Addendum Items - Approved as presented.
Financial Report & Approval of Expenses
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The board chairman, Nick Gorris highlighted that the Commission was at approximately 21% of its annual budget for 2025. A motion to approve the financial report was made, seconded, and approved unanimously.
Other Business - NONE
Major Subdivisions to be Reviewed
No major subdivisions were reviewed during this meeting.
Township Zoning Amendments
A. Chester Township Text Amendment ZC-2025-2
This proposed amendment addressed accessory structures with attached roof extensions—commonly referred to as “lean-tos”—and how these additions should be factored into zoning regulations regarding ground floor coverage and setbacks. Planning Director Linda Crombie led the discussion.
Key points discussed included:
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Whether the term “lean-to” is appropriate or should be replaced with broader language like “roof extensions.”
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Ms. Crombie recommended clearer language to define such extensions and suggested maximum square footage limitations to prevent structures from extending excessively around accessory buildings.
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The group debated how many such extensions should be permitted and what constitutes “enclosed” or “partially enclosed.”
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Board members agreed this language served more as a protective advisory than an enforceable requirement.
A motion was made to approve the amendment with staff-recommended modifications and passed following a second and no opposition.
B. Chester Township Text Amendment ZC-2025-3 (Property Owner-Initiated by Gregory Mersol)
This amendment dealt with solar energy regulation, especially small-scale and ground-mounted systems. The text drew heavily from Ohio Township Association (OTA) model language. Ms. Crombie led the discussion.
Main topics included:
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Definitions of solar systems, including rooftop, integrated, ground-mounted, and small solar facilities.
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A key concern was that the current definition of “small solar facility” might unintentionally prohibit residential-scale systems. Ms. Crombie recommended substituting in the Ohio Revised Code definition, which defines small solar facilities as those under 50 megawatts.
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The proposed zoning changes would prohibit large-scale energy facilities but allow solar as an accessory use in residential and commercial districts. Ms. Crombie suggested including industrial districts as well.
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Board members debated the proposed maximum height for ground-mounted systems (the requested six feet seemed too short). Several felt this was too short based on observed installations. While no height change was mandated, the commission added a recommendation that Chester Township consider reviewing the height standard.
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Screening requirements prompted a lengthy discussion. Concerns about vague language around vegetative and fence buffers were discussed. One issue was whether tall landscaping might interfere with sunlight, thus reducing system efficiency. Board members agreed to remove overly broad language and emphasize reasonable screening while deferring to existing fence regulations.
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The proposal included a new Article 8 in Chester Township’s zoning code to comprehensively regulate solar energy systems, dividing them into prohibited, permitted accessory, and conditional uses.
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A motion to approve the amendment with the recommended modifications (including reconsideration of the six-foot height) passed unanimously.
Director’s Report
Ms. Crombie provided a cursory update on the report sent to the commission members:
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One new building lot was created.
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39 new home permits were issued in Q1 2025.
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The “Analysis of Impediments to Housing” report was recently circulated. This report is authored by the Geauga Department of Community and Economic Development. Mr. Claypool criticized the study and questioned the necessity and accuracy of the report, indicating he would share additional information with the board members.
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Staff is continuing work on township land use planning with Claridon and Burton and a zoning matrix highlighting key regulatory elements like riparian setbacks, flag lots, and buffers.
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Ms. Crombie highlighted House Bill 315, which offers $1.5 million in grants to help townships modernize zoning regulations in line with state housing goals. With a June 30 application deadline, she emphasized the urgency of collaboration and encouraged active participation in a related survey sent to all townships, aimed at assessing zoning needs and readiness for reform.
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Middlefield Village is planning a 200-home development on nearly 65 annexed acres.
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University Hospitals is partnering with Geauga Parks to explore trail development behind the hospital campus.
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Commercial permits included a new Chipotle on Cherry Avenue in Chardon and additional cabins at Camp Ho Mita Koda.
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Ms. Crombie noted that she will continue to provide updates to the commission on legislative activities potentially impacting the commission.
Correspondence - None
Old Business
A. 2026 Draft Budget
The 2026 draft budget was presented and discussed in detail:
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The only notable increases were for personnel costs and software subscriptions (Adobe and Microsoft Office 365).
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Commissioners questioned the sharp increase in Microsoft licensing costs. Staff indicated that all licensing goes through the county’s data processing office, and the director agreed to follow up to better understand the cost structure. Reviewer note: See LWVG Observer report from January 13, 2025 ADP meeting where the changes in the Microsoft licensing structure and costs for the county were discussed.
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A substantial portion of the meeting was dedicated to evaluating whether the Planning Commission should include funding for an additional full-time planner in its 2026 budget proposal:
Context and Rationale for Consideration
Ms Crombie explained that, while the current three-person staff is managing the existing workload, expanding the team could allow the department to increase its capacity for specialized planning work. This includes interactive mapping, township-level planning projects, and updating the model zoning resolution. These initiatives are often time-intensive and difficult to pursue while maintaining core responsibilities like zoning reviews and township assistance.
She emphasized that the additional position—likely a Planner II or GIS Coordinator—would focus heavily on:
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Administering lot split processes;
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Supporting township zoning updates;
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Developing advanced GIS tools such as interactive zoning maps;
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Taking on public-facing special projects, such as corridor or conservation area plans;
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Enhancing internal efficiency and digital service delivery.
However, Ms. Crombie was candid in stating that she did not want to rush the Planning Commission into a decision, especially given the April 18 budget submission deadline. She acknowledged that if the Commission wished to pursue this option in 2026, it would be prudent to include the necessary funding in the initial budget request since later amendments would be more difficult to secure.
Commission members expressed a mix of support, caution, and curiosity. Several key themes emerged during the discussion:
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Balancing Workload and Staff Efficiency: Some members acknowledged that the current staff already performs a substantial amount of work and that bringing on another planner could unlock additional value. Projects such as the long-discussed update to the model zoning code were noted as critical items that had been delayed due to limited capacity.
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Ensuring Long-Term Value: Others raised questions about the sustainability and value of the role. Mr. Claypool cautioned that hiring a full-time employee represents a long-term financial commitment. He questioned whether the additional work—such as interactive mapping—justified a new hire or could be seen as “fluff” unless it delivered clear, measurable benefits to taxpayers. He suggested that if the value case is strong, it should be explicitly documented.
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Possibility of Internships or Part-Time Support: An alternative proposal was to continue leveraging interns to handle special projects, especially GIS-related ones. The Planning Department has successfully used interns in the past, and one is already budgeted for 2025. Mr. Davis felt that another intern could help address temporary workload spikes without committing to a permanent headcount.
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Timing and Preparedness: There was a shared sense that the Commission needed more time to clearly define the position’s responsibilities and outcomes. Mr. Neola expressed regret that the discussion wasn’t initiated earlier in the year, which would have allowed for a more detailed staffing proposal. Still, they recognized that including the role in the budget now would preserve flexibility.
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Budget Mechanics and Strategy: Mr. Gorris noted that budgeting does not guarantee hiring; it simply makes funding available. By including the role in the 2026 budget, the Commission could conduct further research and finalize a job description later in the year. If, by mid-2026, the need no longer appeared justified, the position could remain unfilled, demonstrating fiscal prudence.
Outcome
After weighing the options, the Commission voted to approve the 2026 budget as presented, which did not include the additional headcount. However, the Commission left the door open to revisiting the issue later in the year or during the 2027 budget cycle. The conversation concluded with a general agreement that staff should continue evaluating workload trends, define the role more concretely, and be prepared to revisit the discussion if needed. Ultimately, the Commission voted to approve the budget as presented, preserving the option to amend and revisit hiring later in the year.
B. Farmland Preservation Plan Update
Ms. Crombie presented a draft list of potential task force members, representing a wide range of agricultural sectors. Board members supported sending letters of interest to the individuals before formally appointing anyone. Suggestions were made to collect availability preferences and ensure the task force reflects diverse viewpoints. Additional names were offered for inclusion. Ms. Crombie will update the letter and send it to solicit interest and availability. This action allows staff to keep on schedule to the original proposed plan.
New Business - Norfolk Southern Request for Comments (Rail Line Abandonment)
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A 1.8-mile segment of rail line in Bainbridge Township is under consideration for abandonment. Ms. Crombie shared a draft letter prepared at the request of the County Commissioners, noting that the potential conversion to a trail aligns with the Geauga County General Plan’s goals for recreation and connectivity. The planned trail could extend into Solon and Aurora, connecting to the existing Headwaters Trail in Portage County.
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After discussion, the Commission voted to approve the letter, which expresses support for trail conversion in line with long-range planning goals while not taking a position on land ownership or easement issues.
Adjournment - 9:15 a.m.
Next meeting: May 13, 2025.
More Information about the Geauga Planning Commission is available online.
Observer: David Lewis
Editor: Carol Benton
Reviewer: Sarah McGlone
Submitted: 04/09/25
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