Planning Commission Advances Zoning Changes,
Refines Farmland Task Force, and Considers Model Zoning Code Updates
Planning Commission – June 10, 2025
Meeting Details: The Geauga Planning Commission met in regular session on June 10, 2025 at 7:30 a.m. 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: Vice Chair Dennis Bergansky, Secretary/Treasurer Gary Neola Jr. and board members Caterina Cocca-Fulton, Jim McCaskey, and Phillip Miller were present. Chair Nick Gorris and board members Enzo Perfetto and Matt Johnson were not present. County Commissioner James Dvorak was present. County Commissioner Carolyn Brakey was not present, but was represented by her alternate, Dane Davis. County Commissioner Ralph Spidalieri was not present but was represented by his alternate, Walter Claypool.
Staff Attendance: Linda Crombie, Planning Director, and Allyson Kobus, Planner II, were present. Newly hired GIS Intern Oliver Richard was also present. Pamela Irizarry, Administrative Assistant, was absent.
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 meeting opened with the Pledge of Allegiance.
Roll Call - Roll was called. A quorum was present.
Approval of Minutes
The board unanimously approved the minutes from the May 13, 2025 meeting.
Approval of Agenda/Addendum
A motion was made by Ms. Cocca-Fulton to amend the agenda under New Business to include discussion of model zoning. The amended agenda was approved unanimously.
Financial Report and Approval of Expenses
The Commission reviewed and approved the financial report. May year-to-date expenses totaled $100,670.41, which is consistent with the budget.
Other Business
There was no “other” business to discuss.
Major Subdivisions to be Reviewed
A. Lake Lucerne Replat (Bainbridge Township)
Replat of Sublots 4 and 5, Block M:
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Proposal involved consolidation of two lots into one.
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The southern parcel contains a house.
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The zoning inspector signed the plan.
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The board approved the final plat unanimously.
B. Coldwater Reserve Replat (Hambden Township)
Replat of Sublots 15 and 16:
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Total area: 6 acres.
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Constraints included riparian setbacks, drainage districts, and wetlands.
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A motion to approve was passed unanimously.
Township Zoning Amendments to be Reviewed
A. Chester Township – Text and Map Amendment ZC 2025-4
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Proposal to rezone three residential parcels to industrial.
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Board discussed whether to include an abutting residential parcel whose owner may wish to be included but had not clearly confirmed.
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Several board members raised concerns over the impact of excluding the property and how it may affect future use and neighboring properties.
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After discussion, the original motion to not include the residential plot was rescinded by Mr. Davis.
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A revised motion was made to:
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Motion passed with a unanimous vote.
B. Bainbridge Township – Text Amendment Z-2025-2
Comprehensive review of zoning text amendments totaling 15 pages and covering:
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Definitions (e.g., carports, service stations, signs, menu boards).
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Lot line and corner lot interpretation.
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Trash container placement inconsistencies.
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Building heights and setback standards.
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Landscaping standards in commercial districts.
Key board concerns and recommendations:
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Mr. Davis recommended use of tables for clearer depiction of setbacks.
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The Executive Director, Ms. Crombie, recommended simplification and removal of redundant text and the rewording of vague or ambiguous provisions (e.g., “and the like”).
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Ms. Cocca-Fulton and Mr. Claypool directly opposed the proposed wording and content in the landscaping section due to it being “unreasonable.” In Ohio Revised Code section 519.0210, landscaping stipulations are allowed so long as they are “reasonable and uniformly applied.” One unreasonable example given was the requirement for specifying and measuring tree caliper (trunk size) with the anticipation that such a requirement would create the need for a landscape architect review.
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A motion was made to approve the proposal subject to the requested revisions and required modifications that address the current landscaping scope exceeding what is “reasonable” under ORC. The motion was unanimously approved.
C. Bainbridge Township – Map Amendment Z-2025-3
Two zoning changes proposed:
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Rezoning City of Solon–Owned Parcels from residential to active park (Timberlake Park and Grantwood Golf Course).
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Rezoning Portion of Geauga Lake Redevelopment Area from mixed use to convenience business:
The Executive Director recommended approval of both proposals. A motion to approve was made and passed unanimously.
Director’s Report
Highlights included:
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No new minor subdivisions recorded in May.
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Introduction of the GIS intern, Oliver Richard, and his focus of mapping actual building use in Thompson and Montville Townships. Current mapping software does not map to this level of detail.
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Planning staff are assisting townships with land use plans (Claridon wrapping up, Thompson underway, Chester pending).
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There was discussion of AI tools in planning and GIS. Their usefulness was noted, but the need for staff-conducted analysis was also acknowledged. Ms. Crombie expressed interest in drafting a policy on limited AI use in the office.
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Legislative updates: Active bills on short-term rentals, property tax relief, and zoning reform were noted.
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Planning for the upcoming Farmland Preservation Plan task force is progressing. Two additional members were approved by the board (see Old Business Section below). Board member Mr. McCaskey had been added to the task force in absentia during the May board meeting. Mr. McCaskey declined participation due to schedule conflicts.
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A brief update was given on the August 2025 Youth Leadership Institute presentation.
Correspondence
A. Request from Chester Township for Land Use Assistance
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The Executive Director received a formal request from Chester Township.
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Staff will assist primarily with mapping and general consultation.
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A motion to approve assistance was passed unanimously.
Old Business
A. Farmland Preservation Plan Update
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Letters were mailed to selected task force members. One potential member, Karen Gorris, declined, but she expressed willingness to answer questions if needed.
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Two new interested individuals were approved for addition: an unidentified individual from Century Farm and Joe Green.
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Planning staff expect to launch the effort in August.
New Business
Model Zoning Code Discussion
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Ms. Cocca-Fulton proposed regular review and updates to the model zoning code.
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The first proposal by Ms. Cocca-Fulton was to add definitions related to electric vehicles and charging infrastructure. Ms. Cocca-Fulton provided content for review by the board.
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Future updates may address flexibility in permitted uses and inclusion of “substantially similar” language to allow zoning inspector discretion.
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Planning staff supported the initiative and agreed to include model zoning draft language in future meeting materials.
Adjournment
The meeting adjourned at 9:24 am following a motion and unanimous vote.
Next meeting: July 8, 2025.
More Information about the Geauga Planning Commission is available online.
Observer: David Lewis
Editor: Carol Benton
Reviewer: Sarah McGlone
Submitted: 6/16/25
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