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Balancing Growth and Safety: 

Auburn Township’s Klarich Farms Development Road Access Debated

Planning Commission – July 8, 2025

Meeting Details: The Geauga Planning Commission met in Regular Session on July 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:

Staff Attendance: Linda Crombie, Planning Director, and Allyson Kobus, Planner II, were present. 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. These individuals were Frank Klarich, a developer noted later in this report, Dan Lark, Geauga Public Health Director of Environmental Health, and Joe Guardo, a County resident mentioned later in this report.  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

Minutes from the June 10, 2025 meeting were submitted for approval. A clerical error in the draft document, which had been mistakenly labeled "May 13," was corrected prior to the meeting. The corrected minutes were approved by majority vote, with one abstention from Mr. Gorris, who had not attended the June meeting.

Approval of Agenda/Addendum

No changes were needed to the agenda.

Financial Report and Approval of Expenses

The financial report for June 2025 showed revenue of just under $4,300, largely attributable to the Klarich Farms subdivision application. Expenses were described as routine and included items such as copier fees and staff travel reimbursements. A motion to approve the report was made, seconded, and passed with one abstention from Mr. Claypool.

Other Business

There was no “other” business to discuss.

Major Subdivisions to be Reviewed

Klarich Farms Subdivision – Auburn Township, Preliminary Plan
The Planning Commission reviewed a preliminary plan for Klarich Farms, a proposed 12-lot major subdivision located at the northeast corner of State Route 44 and Stafford Road. The development consists of reconfiguring two existing parcels totaling approximately 35.9 acres. The proposed lots range from 2 to 6.9 acres, with an average lot size of 2.99 acres. No new public roads are proposed, as all lots would front on Route 44 or Stafford Road.

Key topics discussed:

• Zoning Compliance: The subdivision complies with Auburn Township zoning regulations, which require a 2-acre minimum lot size and a minimum lot width of 175 feet. The township signed off on the plan with no zoning concerns.

• Topography and Soils: The terrain is relatively flat to gently sloping (2–6% slope) with soils designated as prime farmland. One riparian area was identified and included in the development plan.

• Stormwater Management: Rather than installing a traditional detention basin, the developer proposes on-lot bioretention swales for stormwater management. Geauga Soil and Water Conservation District (GSWCD) recommended conditional approval and indicated that further details would be needed before final plat approval.

• Driveway Access: Staff recommended the driveway for sub-lot 2 be relocated from Route 44 to Stafford Road and that the driveway for sub-lot 5 be aligned with the centerline of Stafford Road. Board members engaged in an extended discussion about the feasibility and safety of these adjustments. It was noted that topographic or access challenges may require flexibility.

• Septic and Well: Geauga Public Health requested additional information about well locations. This was addressed in revised plans. Septic systems have not yet been approved, and further review will be required before final plat submission.

• ODOT Review: The Ohio Department of Transportation (ODOT) initially recommended a single access point on Route 44. However, they later confirmed that individual property owners can apply for driveway permits, and the site distances met minimum standards. Staff suggested that driveways along Route 44 be spaced at least 100 feet apart to align with ODOT guidelines.

Mr. Claypool expressed concern about the viability of two-acre lots with on-site wells and septic systems. Reference was made to a past Auburn Township development that encountered water and soil limitations despite similar lot sizes. Mr. Dan Lark from Geauga Public Health clarified that detailed evaluations of each lot would occur at a later stage.

Mr. Klarich, the applicant, participated in the discussion and confirmed that ODOT had reviewed and approved existing driveways. He also emphasized that the driveways meet access standards and that the proposed design avoids the need for a new road.

Motion: A motion was made and seconded to grant conditional approval of the preliminary plan with the following conditions:

1. Driveway for sub-lot 2 must be relocated to Stafford Road.

2. Driveway for sub-lot 5 must align with the centerline of Stafford Road.

3. Compliance with GSWCD and County Engineer stormwater requirements must be demonstrated before final approval.

The motion passed unanimously.

Township Zoning Amendments to be Reviewed

No zoning amendments were submitted for review.

Director’s Report

The Director, Ms. Crombie, reviewed the monthly report:

• Buildings by Type Mapping: The intern has completed mapping of building types in Thompson, Montville, and Hamden Townships. Chester Township is currently in progress. This effort contributes to land use planning and zoning evaluations.

• Conservation Easement Review: Staff is analyzing properties placed under conservation easements in 2016 to assess changes in valuation and tax obligations. A summary of findings will be presented at a future meeting.

• Population Pyramids: Using 2020 Census data, staff is preparing community-specific population pyramids to evaluate demographic trends. Middlefield Township notably exhibits a younger population profile compared to other rural areas.

• Land Use Plans: The Claridon Township Land Use Plan draft has been submitted to the township. Work continues on the Thompson and Burton plans, though no new activity occurred on the Burton plan during June.

• Leadership Geauga: The Director completed the Leadership Geauga program. She reported positive experiences and improved networking that are already proving beneficial to departmental collaboration.

• Recent Development: Permits were issued for a new Meijer store in Bainbridge. Also in Bainbridge, a permit had been issued for a salt dome project in the first quarter, and it is now built. These represent major construction efforts for the quarter.

• Legislative Tracking:

  • HB 96 (State Budget) increased referendum petition signature requirements from 15% to 35%, drawing concern over local governance implications. Reviewer Note: This refers to the number of signatures (as a percentage of the total votes cast for Governor in the last election) required on referendum petitions related to township zoning amendments.

  • HB 335, HB 365, and SB 192 focus on property valuation and taxation changes.

  • A petition initiative is gaining momentum that seeks to eliminate property taxes in Ohio through an Ohio Constitutional amendment. 

Correspondence

No correspondence was presented.

Old Business

A. Farmland Preservation Plan Update

Ms. Crombie reported that 10 responses to the task force’s initial survey had been received. These responses will be compiled and shared with the board in aggregate before the first task force meeting scheduled for August 21. Mr. McCaskey declined to serve on the task force. Alternate member Mr. Claypool offered to serve, prompting discussion about whether alternates can be appointed to external committees. Ms. Crombie will consult legal counsel and provide an update at the August meeting.

New Business

A. Timmons Variance Request – Burton Township
The Commission unanimously voted to post notice of a public hearing regarding a variance request related to the subdivision regulation prohibiting "stacked" flag lots. 

B. Model Zoning Update: Electric Vehicle Definitions
Ms. Crombie reviewed the draft definitions for various electric vehicle classifications, such as plug-in hybrid, battery electric, and other electric vehicle types. The definitions are intended for inclusion in the model zoning resolution. Board members discussed bundling this amendment with future changes to solar energy regulations and Article 4 revisions. The matter was tabled for consideration later in the year.

C. Guardo Driveway Relocation Request
Mr. Joe Guardo requested approval to relocate an existing driveway easement from a “hazardous” intersection at Cedar and Sperry Roads to the southern side of his property. The relocation aims to improve sight distance and overall safety, while preserving the option to sell the front lot in the future. The current configuration was described as unsafe and previously flagged by Chester township. The new location meets required sight distances.

Board members discussed traffic safety, historical crash patterns, and conditions for approval. One requirement is that the existing driveway be removed and regraded after the new driveway is built. A new recorded covenant will also be required to formalize the change.

Motion: A motion was made and approved with the following conditions:

1. New driveway and easement must be on the southern side of the parcel.

2. The existing driveway must be removed, regraded, and seeded.

3. A new restrictive covenant must be recorded.

The motion passed unanimously following discussion.

D. Packet Distribution to Alternates
The Director raised the issue of whether alternate members should receive full meeting packets by default. Although alternates currently have access to a shared Dropbox folder, bylaws do not explicitly authorize staff to send packets to alternates. Board members generally agreed that bylaw revisions should be drafted to clarify and permit this practice. Ms. Crombie will return with proposed language at the next meeting.

Adjournment

The meeting adjourned at 9:13 am following a motion and unanimous vote.

Next meeting: August 12, 2025.

More Information about the Geauga Planning Commission is available online. 

Observer: David Lewis

Editor: Carol Benton

Reviewer: Sarah McGlone

Submitted: July 13, 2025

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