MINUTES OF THE CUYAHOGA COUNTY PLANNING COMMISSION MEETING

February 12, 2026

CALL TO ORDER
The meeting of the Cuyahoga County Planning Commission (County Planning) was called to order by Councilperson Simon at 2:05 p.m. and the roll call showed a quorum was present.

ORGANIZATIONAL MEETING
The 2026 Board Roster was introduced with the Director of Regional Collaboration Chris Alvarado joining to represent the County Executive’s Office replacing Director Michael Dever.
Councilperson Simon noted that this is an organizational meeting and nominated Director Alvarado to be Chairperson. On a motion by Mayor Orcutt, seconded by Mayor Dailey Jones, the vote was unanimous to elect Director Alvarado as Chair.

The floor was open for the nomination of Planning Commission Vice Chair and Councilperson Sunny Simon was nominated. With no other nomination for Board Vice Chair, on a motion by Mayor Welo, seconded by Mayor Dailey Jones, the vote was unanimous to re-elect Councilperson Simon as Vice-Chair.

Director Alvarado continued by chairing the meeting.

The 2026 meeting schedule was reviewed and on a motion by Councilperson Simon and seconded by Mayor Orcutt, the vote was unanimous to accept the 2026 meeting schedule.

COMMENTS FROM THE PUBLIC
No Public Comment.

APPROVAL OF MINUTES OF DECEMBER 11, 2025 MEETING
On a motion by Mayor Orcutt, seconded by Mayor Weiss, the minutes from the December 11, 2025 meeting were duly adopted with a unanimous vote.

FISCAL UPDATE: 2026-2027 Biennial Budget
Jennifer Karaffa gave a financial report and reported that County Planning’s total budget of just over $3.1 million is supported in full by the General Fund. The Agency’s 2026 operating budget was adopted at over $2.42 million and the balance of nearly $700 thousand supports special programs which currently funds the Healthy Urban Tree Canopy program (HUTC) and primarily supports the 5th round of HUTC funding awarded in 2024. Ms. Karaffa noted that the 2025 Round 6 of HUTC funding and future rounds were transferred to the County Soil & Water Conservation District to manage.

Ms. Karaffa noted in her report that County Planning staffs 21 full-time employees, a count steady since 2024 and includes one full-time, year-round intern. County Planning continues to generate outside revenues through billable projects and contracts with the deposits going back to the General Fund.

Ms. Karaffa reported on County Planning’s new biennial budget that was adopted by County Council at the end of last year. Its Operating Budget is funded for both 2026 and 2027 with approximately $2.4 million annually and was built using year-end 2024 expenses as its base. However, Ms. Karaffa noted a few exceptions: Salaries were increased over the prior biennial and based on payroll from Pay 13-2025 for Agencies, Boards, and Commissions, unlike Pay 19-2025 for County Departments. She also explained that the salaries budget was intended to include a 2% COLA increase over each budget year, and benefits were budgeted higher each year at over $600 thousand to cover rising health care costs, to result in a collective increase of about 2.4% between these two budget years. Ms. Karaffa noted too that County Planning’s non-labor operating costs were built from year-end 2024 actuals but not increased in the new biennial budget. Ms. Karaffa then shared County Planning’s 2026 Operating Budget in graphic form which demonstrated that staff is its largest expense, with Salaries & Benefits accounting for 98% of the total adopted Operating budget, and that its non-labor expenses account for roughly 2% of the budget, at just under $56,000.

Ms. Karaffa also compared the new budget to Year End 2025 actuals that County Planning incurred. While she recognized some modest increases in a few budget categories over 2025 actuals, Ms. Karaffa pointed out shortfalls in various accounts. While Benefits were budgeted higher than 2025’s combined benefit expenses- approximately 3.3% more- the 2026 appropriation may still not be enough with medical costs expected to be 5% higher over the prior year. As compared to 2025, the combined appropriation for both Salaries and Benefits were funded 2.2% less than 2025 actuals. Of County Planning’s non-labor accounts, two of its smaller non-labor accounts – Contracts and Other Operating-  both show slight increases over 2025 totals, but other primary operating accounts like Supplies, Employee Services, and Controlled (Chargebacks) were all funded less than previous 2025 Actuals, with the most significant reduction within the Employee Services account which funds conference attendance, membership dues, meeting attendance and mileage reimbursements. Only County Planning’s Operations account was realistically funded for expenses, although with rising costs in software and commodity costs here, Ms. Karaffa also noted that it may be insufficient.

In total, County Planning’s non-labor accounts were funded 13% less, resulting in a total of $55,880 for both biennial years. In general, when compared to County Planning’s Actual expenses in 2025, the new biennial budget is an overall reduction of 2.4% as compared to how County Planning ended 2025. However, Ms. Karaffa reported that County Planning continues to generate revenues for some of the work it does and those revenues have totaled roughly $200 thousand annually. Over the past 5 years, outside revenue collections have totaled close to $1.2 million dollars that County Planning has brought in and deposited back to the General Fund since 2021. Early last year, County Planning was successful to repurpose some of its 1st Quarter deposits to help fund some of its non-labor shortfalls in its 2025 budget. County Planning aims to do that again, working with the Budget Office and County Council to redirect a portion of its deposits as spending authority to certain non-labor accounts and towards projects. Ms. Karaffa noted that County Planning will be issuing close to $83,000 this quarter from billable projects and contractual obligations and is again on track to solicit and deposit $200,000 in outside revenues in 2026.

RESOLUTION NO. 260212-A – A Resolution Requesting the Approval of an Extension of the Preliminary Plan Approval for the Willow Grove Subdivision in Olmsted Township.

Mr. Erik Engle presented the Willow Grove Subdivision Extension with the applicant requesting an extension of approval of the Preliminary Plan for the Willow Grove Residential Multi-Family Townhouse (RMF-T) Subdivision, originally approved in February, 2024. The property (PPN: 263-02-001) is located on the south side of Bagley Road, between Olmsted Falls High School and Olmsted Falls Middle School in Olmsted Township and is zoned Residential Multi-Family Townhouse (RMF-T). Mr. Engle explained the history of the project originating on January 10th, 2024, when Gross Builders submitted a complete application for the Preliminary Plan for the Willow Grove RMF-T Subdivision. Although the parcel totals 29.23 acres of land, the project boundary of the proposed subdivision includes only 13.49 acres to accommodate 50 townhomes at a density of 3.7 units per acre. The project includes 772 lineal feet of roadway, 1,675 lineal feet of sidewalk, and the allocation of 2.7 acres of open space.

The Cuyahoga County Planning Commission subsequently approved the 50-unit Preliminary Plan (Resolution No. 240208-B) at its February, 2024 meeting. Per Section 104.5 (VI)(C) of the Cuyahoga County Land Development Regulations, final plat approval shall be obtained within the two-year Preliminary Plan approval period, unless the County Planning Commission approves a written request for extension from the applicant filed prior to the Preliminary Plan expiration date. The developer submitted a written request for an extension of the Preliminary Plan, which, if approved, will now expire on February 12, 2028.  Per Section 104.5 (VI)(C)(1) no more than two (2) extensions shall be approved for any Preliminary Plan. In the Letter of Extension Request submitted on January 27, 2026 (refer to Page 17 in the Board Packet), the developer noted that work has been completed in accordance with the approved Preliminary Plan and Improvement Plans, but experienced delays, see letter for list of issues.

The Cuyahoga County Planning staff and other reviewing entities recommend that the Willow Grove Master Preliminary Plan be extended for an additional two (2) years; and, if approved, that this extension of approval is subject to the conditions set forth in the original approving resolution (Resolution No. 240208-B).

On a motion made by Mayor Weiss, seconded by Mayor Orcutt approval of the recommendations the Willow Grove Master Preliminary Plan be extended for an additional two (2) years; and, that this extension of approval is subject to the conditions set forth in the original approving resolution (Resolution No. 240208-B), was unanimously approved.

RESOLUTION NO. 260212-B – A Resolution Requesting the Disapproval of the Proposed Modifications to the Master Subdivision Plan and Preliminary Plan for Phase 5 of The Sanctuary and Preserve of Olmsted PRD Subdivision in Olmsted Township.

Mr. Erik Engle reported that the Applicant requested approval of a Phase Modification for the Master Preliminary Plan for The Sanctuary of Olmsted and The Preserve of Olmsted Planned Residential District (PRD) Subdivisions (“The Sanctuary & Preserve”), combining the initial Phases 2B and 5 into a singular “Phase 5”. Further, the Applicant requested approval of the Preliminary Plan for this “Phase 5” of The Sanctuary & Preserve which increases the number of single-family detached homes, given the site extension and minor modifications to the lots size, width, and shape on certain sublots. Upon review, the planning staff recommends disapproval of the modifications and preliminary plan proposed for “Phase 5” because the Applicant did not submit all requested materials needed to complete a full and timely review of the proposed Phase nor meet requirements laid out by the Cuyahoga County Department of Public Works. As a result, the applicant requested to table the item until the March 12, 2026 meeting.

On a motion by Mayor Weiss, seconded by Mayor Orcutt on request from the applicant, the resolution was tabled, with a unanimous vote until the March 12, 2026 meeting.

INFORMATION-ONLY PRESENTATION
Mr. Patrick Hewitt presented the upcoming West 117th Street Corridor Study, a major north-south transportation route through one of Cuyahoga County’s most densely populated areas.  This is an in-kind project that the Cuyahoga County Planning Commission will undertake. The study area of the corridor will be West 117th Street starting at Berea Road and north to Edgewater Drive. The planning process will address issues with roadway reconfiguration, bicycle and pedestrian connectivity, safety improvements, transit access, and development potential. The study is expected to take approximately 12 months and will include eight phases with two of the phases taken to the engineering level to qualify the project to be eligible for federal funds. The eight phases include:

1. Project Initiation
2. Corridor Profile
3. Traffic & Safety Assessment (engineering)
4. Corridor Vision
5. Planning Recommendations
6. Traffic Analysis & Conceptual Alternatives (engineering)
7. Implementation Strategy
8. Final Tasks

Mr. Hewitt noted this is a collaborative effort with multiple partners including County Planning, the cities of Cleveland and Lakewood, Greater Cleveland Regional Transit Authority (GCRTA), and Cuyahoga County Department of Public Works. County Planning will provide professional planning services and facilitate public engagement efforts at an estimated cost of $110,000 of in-kind costs. Project partners will contribute engineering support, assist with public engagement, and collaborate throughout the process.

EXECUTIVE DIRECTOR’S REPORT
Executive Director Cierebiej introduced County Plannings newest intern Justin Finney to the staff. She also shared that Patrick Hewitt along with the First Suburbs Consortium and other County Planning staff have been selected to present a session for the National American Planning Association’s annual Planning Conference, to be held in Detroit, MI in April 2026.

Executive Director Cierebiej reported on several projects that County Planning will undertake this year, including the Safe Streets and Roads for All (SS4A) project. County Planning will ultimately lead the development of Comprehensive Safety Action Plan for Cuyahoga County after receiving a Federal Highway Association (FHWA) Award of $600,000 in 2024. Delays were due to capacity issues and changes to the original contract language which have since been revised by FHWA; County Planning is now awaiting the revised contract.

Resolution 241010-D previously authorized County Planning to enter into contract and receive funds from USDOT. Executive Director Cierebiej noted that an RFQ will be issued to engage a consultant to lead the effort, a requirement of the award, and that County Planning is required to provide a match of $150,000 worth of in-kind services. Additional Board approval will be required for County Planning to enter into a contract with a consultant once they have been selected. This project will require coordination with communities, NOACA, and others on current safety projects and initiatives related to this effort, and coordination with County Fiscal and OBM to appropriate dollars in 2026 and 2027 to pay the consultants, since this USDOT award is a reimbursable grant and not a direct award.

Executive Director Cierebiej also reported on the Unified Zoning Code (UZC) project, an initiative that was presented to the Board in December, 2025. Ongoing conversations with communities have resulted in six (6) formal Letters of Interest to participate: from Euclid, South Euclid, Fairview Park, Brook Park, Maple Heights, and East Cleveland. One (1) verbal support has been communicated from North Olmsted but is pending an official Letter of Interest from them. The initiative was presented to County Executive Ronayne’s team, Council President Miller and Councilman Houser, and all have been very supportive. Momentum is growing and fundraising efforts have begun. Legal opinions are also pending on any potential issues. Initial conversations with OBM have started to repurpose a portion of Q1 2026 deposits to help seed this effort. The next steps include meetings with communities opting-in for contract development, and engagement of their boards, commissions and council. County Planning intends to develop an RFP to engage consultants to lead technical zoning work. Future Board approval will be required to enter into contracts with participating communities and the selected consultant.

Executive Director Cierebiej concluded her report with sharing County Planning’s second formal Workplan which defines the Agency’s Strategic Imperatives for 2026 and the tools designed to measure impacts and report progress and success. The next steps are to develop specific goals, activities and metrics with the Management team for each of the Strategic Imperatives. In 2025 County Planning achieved a completion rate of approximately 80% and is shooting for 90% completion goal for 2026.

OLD BUSINESS
There was no old business.

NEW BUSINESS
There was no new business.

ADJOURN
With no other business, Director Alvarado made a motion to adjourn the meeting with a second by Mayor Burke at 2:57 p.m.

NEXT MEETING
March 12, 2026 (tentative)