MINUTES OF THE CUYAHOGA COUNTY PLANNING COMMISSION MEETING

June 12, 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 requests for public comment.

APPROVAL OF MINUTES OF April 10, 2025, MEETING
On a motion by Mayor Welo, seconded by Mayor Dailey Jones the minutes from the April 10, 2025 meeting were duly adopted with a unanimous vote.

RESOLUTION NO. 250612-A – SANCTUARY & PRESERVE
Executive Director Cierebiej introduced Meghan Chaney and a resolution requesting approval of the Phase 2A Final Plat for The Sanctuary of Olmsted and The Preserve of Olmsted (The Sanctuary & Preserve) PRD Subdivision in Olmsted Township by Valore Builders, LLC. In February 2020 (and updated in 2023), the County Planning Commission granted conditional approval for the Master Subdivision Plan, which proposed the creation of 136 sublots for single-family detached homes. Built in five (5) Phases with Phases 1, 3, and 4 to be built by Pulte Homes of Ohio, LLC. a modified Preliminary Plan of Phase 2A was approved in February 2023 via Resolution No. 230209-A. Ms. Chaney reported that a request by Valore Builders was submitted on May 15, 2025 for Phase 2A Final plat approval. Phase 2A encompasses 4.99 acres of land and includes:

• 76 acres of open space and 0.67 acres of stormwater management
• 1,286 lineal feet of pavement and 1,928 lineal feet of sidewalk

Phase 2A will create nine (9) sublots for single-family detached homes. Valore Builders has submitted requisite items for Final Plat application review according to Section 105.6 of the County Subdivision Regulations. The Final Plat is consistent with the approved Preliminary Plan and is consistent with the Planned Residential District (PRD) zoning granted by the Township. Conditions set forth for the approval of the Phase 2A Preliminary Plan have been addressed. Infrastructure improvements have been built in accordance with improvement plans and have been completed to the satisfaction of Public Works and the Township.

County Planning staff recommends approval of the Phase 2A Final Plat, subject to the following conditions:

• The final plat and mylar be updated to reflect prior corrections from the Township and Public Works.
• Submission of a finalized soil erosion and sediment control measure maintenance guarantee in accordance with the County Subdivision Regulations.
• Submission of a finalized sidewalks and street trees performance guarantee in accordance with the County Subdivision Regulations.
• Submission of favorable results of the deflection test that was performed on June 11th, 2025.

Once the Cuyahoga County Planning Commission Executive Director signs the Final Plat, County Council will consider the acceptance of dedicated lands (including rights-of-way and other easements) within Phase 2A. After the County Council has accepted the dedication of lands, the developer can file the Phase 2A Final Plat with the County and the sublots will be created.

On a motion by Director Dever, seconded by Mayor Burke Resolution No. 250612-A requesting approval of the Phase 2A Final Plat for The Sanctuary of Olmsted and The Preserve of Olmsted (The Sanctuary & Preserve) PRD Subdivision in Olmsted Township with conditions, was duly adopted with a unanimous vote.

RESOLUTION NO. 250612-B – BELMONT PLACE
Executive Director Cierebiej introduced Erik Engle and a resolution requesting approval of the of the Overall Master Plan and Phases 1 and 2 of the Preliminary Plan for Belmont Place Planned Residential District. The subject property is 29.85 acres and is located on the southeast corner of Sharp Road (a Township Road) and Schady Road (a County Road).

The property was previously farmland and featured an irrigation ditch to the south of the parcel (Busby Ditch). The initial application was submitted on September 12, 2024, and the applicant withdrew to address concerns and questions about the usable open space and the overall design of the proposed regional detention pond.  Since then, Palmieri has worked with County staff and partners to better align the Belmont Place Preliminary Plans with the Subdivision Regulations and other applicable engineering standards. A revised application was resubmitted on May 14, 2025. The applicant is requesting approval of the Preliminary Plan for Belmont Place to be developed as 64 sub lots for single-family detached homes.  The request also includes:

• 98 acres of this dedicated to open space
• Approximately 2,770 lineal feet of roadway
• Regional stormwater detention pond (approximately 3.42 acres) with passive recreation amenities and native plantings.

The development is planned to be constructed in two phases, with all infrastructure and utilities being completed in Phase 1.

Mr. Engle shared proposed drawings showing the existing land that indicate two (2) wetland locations, with one that will be mediated and filled. A question was asked about the protection of the wetland. Mr. Engle explained that wetlands protection decisions occur at the local level, and the developer received appropriate approval from Olmsted Township. Discussion followed as to the subdivision regulation requirements and if the County has jurisdiction over the township regarding wetlands protection. Mr. Engle stated that township wetlands buffers are the only form of protection for wetlands: County Subdivision regulations only reference Township requirements. Furthermore, the applicant did receive OEPA approval to fill the one wetland and mitigate it with a wet retention pond.

The overall landscaping plan follows all the requirements in the County Subdivision regulations and the Soil & Water Conservation District was pleased with the use of native plants for the stormwater basin. The Planning Commission Board has requested that the representation of Olmsted Township Trustees be present for meetings that have Township business on the agenda.

On a motion by Director Dever, seconded by Mayor Kurtz Resolution No. 250612-B requesting approval of the of the Overall Master Plan and Phases 1 and 2 of the Preliminary Plan for Belmont Place Planned Residential District for single-family detached homes with conditions listed in the meeting packet, was duly adopted with ten (10) yea votes and one (1) nay vote.

PROPOSED BYLAW AMENDMENTS, DISCUSSION #4

Executive Director Cierebiej reported on the Bylaw amendments that will simplify language in Article 7.04(E) based on the Board discussion from April 10th that related to changing a meeting location and its requirement for seven (7) days’ notice. Also, previously rejected red-line edits that were inadvertently deleted from sections in Article 6 related to Removal of Officers and Vacancies of Officers have been changed to original text. The floor was opened for discussion on the draft for any additional edits or changes with a vote scheduled for the final version at the next Board Meeting.

FISCAL UPDATE
Jennifer Karaffa gave a financial report starting with highlights of 2025 budget activity, a budget that was built and adopted in late 2023. County Planning is fully funded from the County’s General Fund for both agency operating costs and special program costs, which totaled just over $3.1 million with $950,000 reserved for another round of HUTC funding in 2025. The operating budget is intended to cover personnel costs for 21 occupied full-time positions. In general, County Planning is on track with spending and continues to bring in the outside revenue generated through contracts and fees for services.

County Planning’s 2025 operating budget was originally approved and adopted by County Council at $2,219,626 and included two adjustments to the Agency’s personnel accounts. It included County Council-approved funding for all occupied positions in 2024 and County Executive-approved funding for Equity Salary Adjustments put in place late last year. When combined, personnel costs are County Planning’s largest expense, and account for roughly 98% of its total operating budget at $2.179 million. For its non-labor accounts however, County Planning’s original appropriation in 2025 was funded identical to the prior year with less than $1K in contracts, roughly $12K in both its Employee Services and Operations for a total non-labor operating budget of only $40K.

When compared against Actual expenses incurred last year, County Planning’s non-labor costs outpaced funding within those budget categories; $56K was spent in total non-labor last year, which is 40% more than the original $40K.  Within those non-labor accounts, “Operations” expenses in 2024 alone totaled $22K in 2024, and exponentially more was incurred within the “Contracts” last year, at roughly $9,000, even though County Planning had been originally funded at less than $1K.

Anticipating higher expenses in these non-labor categories, County Planning sought the creative solution of repurposing some of its revenue received in early 2025 to help fund some of these shortfalls.  In April 2025 County Planning requested and was able to successfully repurpose $37,350 received as outside revenue earlier in the year to help fund some of its operational shortfalls. Using 2024 actuals as a guide, these revenues were repurposed as spending authority within certain operational accounts, adding some appropriation to the Contracts account ($5,000) and the remainder to County Planning’s Employee Services and Operations accounts. This transfer increased the total non-labor budget from the original $40K to $77,375, which increased County Planning total current operating budget to closer to $2.257K.

Ms. Karaffa shared year-to-date expenses.  Salaries continue to be County Planning’s largest expense and was roughly halfway spent through early June, at $818,600.  Benefits costs- which are highly correlated to salaries- are also halfway spent, but on a slightly higher trajectory with 55% expenses incurred by early June, at roughly $287K. Within the Operating & Other Expenditures accounts, because of having moved in$37K in revenues here, year to date expenses only total $18,600 which is about ¼ of the $70,500 now budgeted here, but there are still outstanding professional membership dues and authorized conference expenses as well as annual software expenses which are substantial costs to post within those accounts. Year-to-date “Contracts” expenses total $3,800, just half of that account’s appropriation, and County Planning will again postpone upgrading its website another year and/or engaging in other contractual commitments this year because of budget constraints.

Ms. Karaffa also reported on the Healthy Urban Tree Canopy (HUTC) Grant Program – a 5-year commitment where County Planning acted as Fiscal Agent on behalf of the Dept of Sustainability and has been administering nearly $1 million in reimbursement grants annually since 2019 – with one year hiatus because of COVID in 2020.

As part of the current biennial budget, County Planning was again budgeted in 2025 with $950,000 in program funds for another round of tree canopy grants.  Soil & Water expressed in an interest in taking over the program and because County Planning had fulfilled its 5-year award obligations, requested transfer of the 2025 round of funding to Soil & Water’s budget to manage this and future rounds of Tree Canopy awards. Ms. Karaffa noted however, that County Planning still has two prior rounds of program grants open: PY4 which closes June 30, 2025, and PY5 which closes at year end 2025. To date, County Planning has issued over $3.7 million in total HUTC reimbursements and is estimating that a grand total of more than $4.42 million of the $4.75 million dollar program will ultimately be issued.

Ms. Karaffa also reported on County Planning’s revenue collections over the last five years. Even with lower collections in 2020 due to COVID, County Planning has demonstrated a significant contribution to the County General Fund at over $1.1 million between 2020 to 2024.  County Planning’s year-to-date revenues total $47,580, of which $37K has been repurposed, but County Planning expects to potentially bring in close to $200,000 again this year from client services and active, recurring contracts. County Planning will also be starting the next biennial budget process soon, with a meeting scheduled for late July. County Planning will work with OBM staff to build a fair budget but is aware there is a proposed deficit in the County’s General Fund and its Health & Human Services Levy Fund. The guidance received from the County Budget Office suggests however that salaries will be built with a 2% increase in 2026 and 2% in 2027 but based on filled positions or authorized strengths and not built with any vacancies. Health care costs are being budgeted with a 5% increase annually over the next two years.  Given rising costs and a projected deficit, County Planning expects it to be another lean biennial budget.

INFORMATION ONLY PRESENTATION
Luke Ols introduced the Transit-Oriented Development (TOD) Trends report. This study analyzed how much added building value from new development along frequent public transportation routes has occurred throughout Cuyahoga County since 2019.

County Planning reviewed and evaluated all new developments to determine if they contribute to transit-oriented design based on these criteria:

1. Closeness/proximity to the street
2. Single or Multiple stories high
3. Parking located to the side/rear
4. TOD-friendly use/mixed-use businesses
5. Front-facing building entrance

The data was collected from Cuyahoga County Fiscal Data (2019-2024) called “DeltaTrack”, data which tracks several different criteria such as >$1,000,000 added building value over a 1-year period but may not include developments that are tax-exempt or abated and does not factor in changes to land value.

Liam Leveto was introduced and continued with the mapping process used for the analysis.  He described factors such as buffers: a ½ mile radius for “Frequent” Rail and ¼ mile radius for “Frequent” Bus. The boundaries of Statistical Planning Areas (SPAs) also known as “Cleveland Neighborhoods” and municipal boundaries were also considered. Using GIS, each point mapped from the Delta Track data was spatially classified by its Added Building Value, its buffer (could be both Rail and Bus), Neighborhood, and Municipality.

Luke Ols reported that the findings from mapping the data showed:

• 686 total developments in Cuyahoga County between 2019 and 2024
• 275 developments within our TOD walksheds
• 161 met TOD criteria
• Of those that met TOD criteria, just 5 developments were outside the City of Cleveland
• TOD investment accounted for 33.6% of total added building value in Cuyahoga County between 2019-2024.

EXECUTIVE DIRECTOR’S REPORT
Executive Director Cierebiej reported on the TOD Summit that County Planning held yesterday June 11^th, hosting over 120 representatives from communities, funders and developers. At the TOD Summit, the County Department of Development announced a new TOD loan program to help with funding for this work.  Summer intern Bianca Cammarano from Cornell University was introduced and welcomed to County Planning.

Executive Director Cierebiej explained the new requirements of the revised USDOT Contract for the Safe Streets for All (SSFA) award. The grant application was submitted in May 2024, and the Notice of Award was received in September 2024 with the Board authorizing Executive Director Cierebiej to sign the contract in October 2024. The County Law Department reviewed the initial contract, and Executive Director Cierebiej signed the original grant agreement and sent it back for FHWA signature in January 2025. Under the new administration, the contract was delayed until May 2025 with revised terms and conditions that excluded Equity as performance measures per Executive Order 14173. The Terms & Conditions specified changes to both the SS4A project and County Planning’s operations that the Executive Director Cierebiej felt it was important to bring the contract back to the Board for discussion. A brief discussion followed, and feedback was solicited before a decision will be made.

Executive Director Cierebiej continued with a general update that there are four (4) projects that are going to need Board approval making it necessary for a July meeting; the 2025 Data Book: Our Communities has just been published; and County Planning is working to identify funding opportunities and strategic partnerships to advance its zoning work.

OLD BUSINESS
There was no old business.

NEW BUSINESS
There was no new business.

ADJOURN
On a motion by Director Dever, seconded by Mayor Kurtz, the Planning Commission meeting was adjourned at 3:15 p.m.

NEXT MEETING
July 10, 2025