MINUTES OF THE CUYAHOGA COUNTY PLANNING COMMISSION MEETING

December 11, 2025

CALL TO ORDER
The meeting of the Cuyahoga County Planning Commission (County Planning) was called to order by Director Dever at 2:03 p.m. and the roll call showed a quorum was present.

COMMENTS FROM THE PUBLIC
No Public Comment.

APPROVAL OF MINUTES OF OCTOBER 9, 2025 MEETING
On a motion by Mayor Burke, seconded by Mayor Orcutt, the minutes from the October 9, 2025 meeting were duly adopted with a unanimous vote.

Resolution No. 251211-A – Requesting the approval of a Resolution to amend Resolution No. 211014-A, previously adopted on October 14, 2021, to further revise County Planning’s Professional Development Policy

Executive Director Cierebiej introduced the previous board approved Resolution No. 211014-A dated October 14, 2021 to create a new Section 5.21 containing a Professional Development Policy for County Planning employees. The revised policy contains process improvements, clarifying language for advanced approvals and signatures, forms now required by the Fiscal Department for reimbursement, and reinforces language that approval is subject to budget availability. Policy now includes an Appendix containing required forms:

• Attendance Authorization Form
• Anticipated Attendance Expense Report
• Expense Report

If approved, revised policy becomes effective immediately and employees will be provided with a copy of the new Section 5.21. All employees will sign off acknowledging receipt of policy.

On a motion by Director Dever, seconded by Mayor Daily Jones, requesting the approval of Resolution251211-A to amend Resolution No. 211014-A, previously adopted on October 14, 2021, to further revise County Planning’s Professional Development Policy, was duly adopted with a unanimous vote.

Councilperson Simon joined the meeting at 2:12pm.

INFORMATION ONLY PRESENTATION
Mr. Patrick Hewitt presented a Unified Zoning Code initiative. Local communities continue to experience ongoing zoning issues that include out-of-date and difficult codes to update and enforce. Some communities have been able to update their code piecemeal while others have undertaken more holistic updates that are costly to the community. Mr. Hewitt stated that doing individual updates community by community would take multiple years at a significant expense to the communities. Often they do not include modern features such as online maps or printed maps that are updated in tandem with code changes. Also, it is very challenging for residents and developers to know what they can build and where, when there are fifty-nine (59) different zoning codes in Cuyahoga County. The existing codes are often at odds with existing development and future development goals. Mr. Hewitt explained that many zoning initiatives are already underway like County Planning’s TOD zoning overlay work in cities like Euclid, South Euclid, East Cleveland, and Fairview Park, in addition to North Olmsted’s Mall Area Mixed Use Overlay District created for the Great Northern Mall. Comprehensive zoning updates have also been completed by private consultants in cities like Lakewood and Garfield Heights.

Other zoning initiatives include single-family Zoning code updates in cities like South Euclid and Euclid with an infill overlay and more comprehensive residential updates in, Warrensville Heights, Brooklyn, and Maple Heights. In South Euclid, zoning barriers were identified and removed resulting in more than 25,000 parcels no longer needing variances, allowing for the construction of fifty-six (56) new infill housing units. The City on pace to have well over one hundred (100) new homes constructed over two years.

Mr. Hewitt illustrated that a Unified Zoning Code would allow for a more universal opportunity for zoning reform that suburban communities could adopt. We would create a single online zoning map showcasing the zoning districts of all communities that have opted into the Unified Zoning Code in one place. The code would be administered locally, in line with local home rule and ongoing support at the county level.

The goal is to maintain zoning alignment over time. We would create a consortium of Unified Zoning Code communities that could meet quarterly to identify zoning deficiencies, challenges they are facing, and work collaboratively with County Planning to address any updates required. The ongoing support from County Planning requires an ongoing fee to maintain online zoning maps for all association communities, develop and adopt code updates, and respond to changes in case law.  Next steps include:

• Seek funding for consultant services and staffing needs
• Enter into agreement with participating communities
• Develop RFP/RFQ for consultant(s)
• Acquire necessary funds and outline funding process
• Enter into contracts with participating communities
• Work collaboratively on Unified Zoning Code and map updates
• Assist communities with adoption process

County Planning is seeking at least five (5) community partners to jumpstart this project.  As of December 2025, there are letters of interest from Euclid and South Euclid with a RFP response from Cleveland Heights and verbal interest from Maple Heights. The potential total cost is estimated to be $500,000-$900,000 in order to engage an outside zoning consultant firm for zoning updates, subdivision regulations, design guidelines, etc. Project costs also include in-kind services from our agency to lead the community education and engagement efforts, potentially engage legal representation to assist with adoption and contracts, the creation of online mapping software for a single zoning map view, County Planning staff time and resources to facilitate this process over 2-3 years, and ongoing assistance to communities during the implementation process. Potential funders include:

• Private Grant Foundations
• Economic Development Organizations
• Municipal and Public contributions

FINANCIAL REPORT
Ms. Jennifer Karaffa gave a fiscal report starting with the year-to-date 2025 budget activity and ending with a look at the next biennial budget. Ms. Karaffa explained that the 2025 adopted budget originally totaled $3,169,600 with $2,219,600 for operating costs and a special program fund of $950,000 for the Healthy Urban Tree Canopy (HUTC) program.  In early 2025 however, HUTC funding was transferred out to the County Soil & Water Conservation District to manage the program.

In general, County Planning’s operating budget had shortfalls in 2025 within its non-labor accounts and its Personnel Services account.  Ms. Karaffa shared how County Planning’s had proactively moved some funding into its non-labor accounts where shortfalls were anticipated and successfully repurposed outside revenues to cover other non-labor shortfalls. Similar to 2024 where County Planning had twenty-one (21) full-time positions including an annual full-time intern, County Planning ended 2025 with higher personnel costs than originally appropriated.

Year 2 of the biennial budget (2025) had also not accounted for all occupied positions when the budget was built in 2023, nor did the higher costs of commodities and County-issued charge backs such as mail and validated parking. Ms. Karaffa reported how she worked with OBM to advance a budget adjustment to increase County Planning’s total final operating budget to close to $2.482 million to cover these year-end deficits. She also noted that while County Planning continues to generate and deposit outside revenues into the County’s General Fund, County Planning is bracing for tighter spending and deferring costs, like a website upgrade, for another year.

Ms. Karaffa gave a brief update on outside revenues it generates through contracts and fees for services. On average, County Planning has generated about $200,000 in revenues annually since 2020. Over the past five (5) years County Planning has brought in and deposited over $1.1 million into the County’s General Fund.

Ms. Karaffa also reported on County Planning wrapping up its 5-year commitment as fiscal agent to the Healthy Urban Tree Canopy (HUTC) program that started in 2019 now that both the program and funding have shifted to the County Soil and Water District. However, County Planning is still active with the program and managing the final round of funding, program year 5 which kicked off in 2024.

Ms. Karaffa elaborated that the 2026-2027 operating budget is lean and was built using 2024 expenses as its base, with a few exceptions. Salaries were based on Pay 13-2025 payroll for our Non-Executive Agency, unlike Pay 19-2025 for all other County departments. Appropriation was intended to include a 2% Cost of Living Adjustment (COLA), and Benefits were budgeted higher given rising healthcare costs. Ms. Karaffa reported that both 2026 and 2027 were appropriated roughly $2.4 million per year, which is less than how County Planning will end 2025. In general, County Planning’s next biennial shows a 4% reduction over the 2025 Final Approved Budget, with the most significant reduction within its Employee services account which funds conference attendance, membership dues, and meeting registrations and mileage reimbursements.

EXECUTIVE DIRECTOR’S REPORT
Executive Director Cierebiej announced that County Council approved the County’s Executive’s recommended re-appointments:

• Mayor Welo: 1/1/26 – 12/31/28
• Mayor Kurtz: 1/1/26 – 12/31/28
• Mayor Dailey-Jones: 1/1/26 – 12/31/28

Executive Director Cierebiej shared some project updates.  She reported that the First Suburbs Consortium awarded County Planning with the 2025 Visionary Project Award for its Transit-Oriented Development (TOD) Zoning Study, with County Executive Ronayne issuing a proclamation honoring County Planning. Executive Director Cierebiej also shared the Agency’s 2025 Workplan, the first formal workplan for County Planning to measure impact and success for the year. Managers were assigned to lead various elements of the plan. The goal was for County Planning to complete 80% of the metrics for 2025. As of December 2025, it is estimated the completion rate of the 2025 workplan will be 78%. The shortfalls are mainly due to Safe Streets 4 All contract delays and the new contract requirements, delays in assignments for EERs, and significant changes and elimination of federal funding sources.

The development of the 2026 Workplan will continue by evaluating the 2025 strategic initiatives that were not successfully achieved to determine which initiatives will continue in 2026. Then, input from the team will be solicited for new or modified initiatives for 2026. Executive Director Cierebiej noted that a new 2026 Workplan will be presented to the Board at the organizational meeting on February 12, 2026.

Finally, Executive Director Cierebiej gave updates on County Planning and team involvement where staff served and participated in events with the Cleveland APA and Ohio APA, several team members also spoke at professional conferences. County Planning raised funds, food, and personal hygiene products for the Cleveland Foodbank, as well as Christmas gifts for children in foster care in an effort to give back to the community. As a last note, two team members, Micah Stryker and Alexandrea Long, will be adding to their families soon.

OLD BUSINESS
There was no old business.

NEW BUSINESS
There was no new business.

ADJOURN
With no other business, Director Dever made a motion to adjourn the meeting with a second by Mayor Burke at 2:59 p.m.

NEXT MEETING
January 18, 2026 (tentative)