Re: Proposal to Conduct Merger Study City of Macedonia, Northfield Center Township and Sagamore Hills Township

Transcription

1 September 26, 2017 Honorable Joseph Migliorini, Mayor City of Macedonia 9691 Valley View Road Macedonia, Re: Proposal to Conduct Merger Study City of Macedonia, Northfield Center Township and Sagamore Hills Township Dear Mayor Migliorini: CT Consultants is pleased to submit this proposal to prepare a Merger Feasibility Study for the City of Macedonia, Northfield Center Township and Sagamore Hills Township. Our CT team, which is experienced in municipal governance, planning and public finance, will be supplemented with police and fire professionals, as sub-contractors, to provide the full complement of resources to meet the diverse needs of this project. The resumes of the project team are included in Section 2 of this proposal. Kristin Hopkins, Dave Miller and I will be most involved in this assignment. The CT team would be happy to meet with you to review the proposal in greater detail. I look forward to continuing my association with Macedonia. In the meantime, if you have any questions please feel free to contact me. Respectfully, CT Consultants, Inc. David B. Hartt Senior Advisor, Planning Services cc: Kristin M. Hopkins, FAICP, Manager, Planning Services S t e r l i n g C t. M e n t o r O H w w w. c t c o n s u l t a n t s. c o m

2 SECTION 1. PROPOSAL FOR MERGER FEASIBILITY STUDY CITY OF MACEDONIA, NORTHFIELD CENTER TOWNSHIP, AND SAGAMORE HILLS TOWNSHIP September 26, 2017 UNDERSTANDING THE PROJECT CT Consultants (CT) is pleased to submit this proposal to conduct a study of the costs and benefits of merging the City of Macedonia, Northfield Center Township and Sagamore Hills Township into one municipal jurisdiction. The jurisdictions are located in northern Summit County and all are part of the Nordonia Hills School District. Together the three communities serve more than 28,400 residents living in a 26 square mile area. While Macedonia and Sagamore Hills Township are about equal in population (around 11,000), Northfield Center Township has only about half the population (5,800). These communities, along with Northfield Village, were once one community. Currently, they share some services, and the City of Macedonia and Northfield Center Township have partnered on economic development, through a Joint Economic Development District. These three communities are considered the Client, though it is recognized that there is the possibility that Northfield Village may decide to participate. Our proposal approach and focus are to: develop an impartial assessment of the level and cost of services provided by each jurisdiction; identify the general capital improvement requirements and the level of need for each community; provide a general outlook regarding future conditions such as population growth and economic development; and determine whether merging into one community is more cost effective and/or otherwise more beneficial than continuing to exist as three separate jurisdictions. The details of our proposal are presented in the following sections: Project Team Study Committee Work Plan Optional Community Engagement Cost Estimate Schedule

3 9/26/17 PROJECT TEAM Project oversight will be provided by David Hartt, Senior Advisor of Planning Services, who is very familiar with all three jurisdictions. Mr. Hartt will be primarily assisted by Kristin Hopkins, FAICP, Manager of Planning Services; David Miller, Financial Planning Analyst (and former public finance director); and Dana Cohen, Planner, who will provide supporting research. Ms. Hopkins has experience in merger studies having served on Cuyahoga County s merger study committee for the four east side communities of Moreland Hills, Orange, Pepper Pike and Woodmere, and provided merger consultation to Olmsted Falls and Olmsted Township. Mr. Miller has 38 years of experience in local government management and municipal financing. Additional CT staff will be utilized on the project as needed. CT also understands the need to retain the services of well-respected public safety experts who are intimately familiar with the unique needs and challenges of local police and fire departments. To this end, CT will engage the services of two subject matter experts to assist with the interviews, analysis and alternatives related to the communities police and fire services. If CT is selected to provide these services, the police and fire professionals will be selected in consultation with the participating communities. CT is familiar with many of the legal issues involved in mergers, however, we are not qualified to provide legal counsel. Per our discussions, CT understands that the City s legal counsel will be available to address legal questions. In addition, while CT has municipal finance experts on staff, we understand that the City s finance director will assist with data collection and analysis. STUDY COMMITTEE Our Work Plan recommends establishing a Study Committee, with equal representation from each community, to provide project oversight and guidance. We believe this structure to be the most effective means for conducting this type of study. We anticipate that this Committee will include a minimum of two but not more than four representatives from each community and be a mix of elected officials and community volunteers. Details on the committee structure will be agreed upon at the time the project is awarded, and the mayor and township trustees will appoint their representatives. As the services progress CT will, at the committee meetings, report on each of the tasks completed and, following each meeting, summarize conclusions made by the group. CT will facilitate the meetings to ensure that the opinions and comments of all committee members are heard and considered. To the extent that the need for broader community engagement is desired, we have outlined optional services at the end of this proposal. 2

4 9/26/17 WORK PLAN CT's proposed approach is designed to prepare a technical feasibility report about the advantages and disadvantages of merger for providing more efficient and cost-effective services. Our detailed work plan, including specific tasks, deliverables, and anticipated time frames are provided below. PHASE 1: PROJECT KICK-OFF CT will meet with the Committee at the start of the project. At this kickoff meeting, CT will discuss the study approach; potential issues and concerns Committee members may have; roles and responsibilities of both CT and the Committee; and how CT and the Committee will work together during the study. At this meeting we will identify data and information resources; review the project schedule, and discuss a tentative schedule for committee meetings and schedules for conducting interviews and site visits to begin collecting relevant materials and data for review. Work Products: Committee meeting Time Frame: Month 1 PHASE 2: ANALYSIS OF EXISTING SERVICES This Phase includes four components: local data collection and interviews, demographic and socioeconomic data analysis, service area mapping, and Committee meeting on existing services and capital needs. 2.1: As soon as practical after the project kick-off meeting described in Phase 1, CT will undertake extensive data collection. We will make on-site visits to the City and Townships to interview key operations staff; tour operational sites; review budget, personnel and other operating records; identify existing cooperative arrangements; and collect electronic or hard copies of key documents such as, union contracts, JEDD and other agreements, existing fixed assets inventory lists, rate sheets, etc. The complete list of department interviewees will be determined in consultation with the City and Townships. Prior to each interview, we will distribute a list of information that we are hoping to gather. We anticipate seven (7) to ten (10) being interviewed in each community and that each interview will last approximately 1 to 1 ½ hour. 3

5 9/26/17 This hands-on approach will enable CT to develop a comprehensive understanding of current operations in the City and Townships. This base of information about "what is" will be summarized in the Existing Conditions Report and also provide the framework for identifying options for the future. Data to be Provided to CT by the City and Townships General information for each service delivered (e.g., budget allocation, number of employees involved and specialized knowledge required, service complexity, and potential for cost savings). CT will rely on the City and Townships to provide budget and personnel information; CT will keep personnel information confidential. Financial assets and debts. For information on equipment and other fixed assets, CT will rely on information supplied by the City and Townships, based on available inventories. Capital investments and needs. For information we will rely on existing capital plans available from the City and Townships, or interviews with the jurisdictions' key personnel, as identified by the City and Townships In order to thoroughly understand the characteristics of the communities, CT will gather general demographic and socioeconomic data, such as population and housing trends, household income, home values, job centers, major employers, etc As part of this Phase, CT will prepare maps of existing operational sites, including fire stations, police stations, parks and other recreational facilities, and illustrate each facility s service area. This mapping exercise will help convey the existing conditions information including identifying service overlaps and gaps. 2.4: CT will compile an Existing Conditions report that synthesizes the information gathered and provides a comparative snapshot of the state of services, facilities and government operations for the three communities. CT will meet with the Committee to present and review the Existing Conditions report, answer questions, and discuss any additional information needed or gaps in the information. Work Products: Existing Conditions Report, Existing Facilities Maps, Committee meeting, and PowerPoint on Existing Conditions Report Time Frame: Months 1-3 4

6 9/26/17 PHASE 3: FISCAL IMPACT AND POTENTIAL GOVERNMENT STRUCTURE ANALYSIS This Phase will include three components. The first is the analysis of existing services now and based on potential growth, the second is the preparation of the "Analysis Report" related to merger, and the third component is a Committee meeting to discuss the Analysis Report. 3.1: CT will analyze the current level of services and identify where service levels differ. As part of this analysis, CT will prepare reasonable future state scenarios based on the service needs and tax implications of potential development. 3.2: For the Analysis Report CT will assess the service quality impacts of merging, and identify if there are cost-effective alternatives to merger. These options will be developed based upon work done in earlier tasks. We anticipate making projections that will fall in the following categories: (a) status quo, and (b) merger of the three jurisdictions; and (c) shared services. We will compare the benefits and disadvantages of each option. For the merger and shared services options, CT will conceptually demonstrate how services may be provided, and document the potential cost savings, improved efficiencies or service enhancements. For each of the identified options, the report will provide, at a level of detail sufficient for planning purposes, the anticipated cost impacts to the City and Townships, and estimated impacts to the budgets and tax rates for each. To the extent that we believe it is possible, CT will estimate the generalized costs of transitioning services from three jurisdictions with differing governmental structures to one municipality. CT will also analyze the potential competitive and nontangible benefits that may result from becoming one larger community, such as the ability to better coordinate improvements, attract new investment, and compete for new development and grant money. The end result of the work described will be the written Analysis Report. 3.3: CT will meet with the Study Committee to review the analysis, discuss the report and make any needed revisions before it is presented to elected officials. The discussion will focus on the net fiscal benefits of merger, the impact on the desired level and type of services, and the equity in cost changes to taxpayers of the City and Townships. Two meetings with the committee are anticipated to review and refine the material. Work Products: Analysis Report, Committee meeting on Analysis Report Time Frame: Months 3-6 5

7 9/26/17 PHASE 4: REVIEW WITH ELECTED OFFICIALS This Phase will consist of three components: consolidation of the research and analysis into one draft Merger Feasibility Study report, the presentation of the Report by CT and the Committee to the elected officials for each community, and refinement of the draft report. 4.1: CT will combine the Existing Conditions report, the Analysis report and feedback from the Study Committee into a draft Merger Feasibility Study and distribute the draft Study to the Committee and elected officials. 4.2: CT will prepare a PowerPoint presentation to deliver to the elected officials. The presentation will cover key existing condition information as well as a summary of the findings from the Analysis Report. Along with the Committee, CT will answer questions. Although this will be an open public meeting, the purpose of the meeting will be to present the findings to the elected leaders, answer their questions, and receive their input. This component is anticipated to involve separate meetings with each jurisdiction. As an alternative, and in consultation with the clients, CT could present the material to all three sets of elected officials at a joint meeting. 4.3: Based on the outcome of the meetings with the elected officials, CT will refine the draft Merger Feasibility Study and identify potential next steps. Work Products: Consolidated draft Merger Feasibility Report, PowerPoint presentation to elected officials on the Draft Report, refined draft Time Frame: Month 7 PHASE 5: FINAL FEASIBILITY REPORT This Phase consists of two components: a Committee meeting and final revisions to the Feasibility Report document to complete the study. 5.1: CT will meet with the Study Committee to review the final report and discuss the Next Steps, and make any needed revisions before it is finalized and submitted to the elected officials. 5.2: The elected officials of the City and Townships will receive a copy of the final Merger Feasibility Study report. NOTE: It is important to point out that the scope of our Work Plan does not include developing the actual conditions of merger which identifies the method and steps to follow for undertaking a merger (as required in ORC ) if the communities agree to proceed. Therefore, CT's 6

8 9/26/17 proposal constitutes conducting a study of the feasibility of a merger. However, CT believes that the details developed for this study can provide the basis for much of the information needed for technical merger plan. Thus, the City and Townships can build on this study they will not have to "reinvent the wheel" if they decide to move forward with merger ballot issues. CT would be happy to provide this additional consultation, if requested. Work Products: Committee Meeting, final report Time Frame: Month 8 OPTIONAL COMMUNITY ENGAGEMENT Jurisdictional mergers are complex endeavors, and merging three communities presents significant challenges. While this study is an impartial assessment of existing conditions and cost/benefit analysis, there are judgement calls related to preferred vs acceptable levels of service. CT s proposal is structured to work closely with the Study Committee, whose members will receive information and analyses on an ongoing basis, and also have opportunities to have their questions answered as the project unfolds. To the extent that the communities wish to also provide the opportunity to residents and other stakeholders to be kept abreast of the study s progress and provide input, CT can provide the following additional services. Project Website: CT can work with the communities to develop and maintain an interactive website for the project, and supply regular content to post on the website. Public Informational Meetings: CT can prepare for and host informational meeting(s) with the Committee expressly for the public. Times when such an informational meeting can be helpful include: Project Introduction. Within a few weeks of the project startup in order to introduce the project and provide an opportunity to solicit input from the community on the services they receive and any issues/concerns they have. Analysis of Existing Services. A public meeting, accompanied by a PowerPoint presentation, to explain the analysis of existing services. A public meeting at this point provides citizens the opportunity to understand their government services and how they may be integrated or duplicated. This is also the point where citizens would have the opportunity to voice their opinions about what options they consider most beneficial, and to offer suggestions for additions or other considerations that should be taken into account while moving forward. Analysis Overview: A public meetings at this stage give the public the opportunity to weigh in on governance options that will affect their community in the years to come. 7

9 9/26/17 COST ESTIMATE CT offers to complete the Proposed Work Program Phases 1 through 5 for a not-to-exceed fee of $78,000. This includes an allocation of $15,000 for two sub-consultants who are experts in the respective fields of police and fire operations. The fee to provide the optional public engagement components would be in the $5,000 to $15,000 range, based on the number of public meetings provided. The fees noted above (covering all consultant fees and miscellaneous expenses) assume that the City and Townships will pay all costs for legal advertisements and public notices and all mailing and/or duplication or publication costs for any public information released by the Committee during the project, and will arrange for meeting spaces. Finalize Scope of Services: If selected, CT will work with the client to refine and/or clarify the scope of services, specifically the work elements outlined above, if needed, and determine the committee structure and membership. The consultants will work with the client to enter into a formal contract with an agreed upon not-to-exceed fee to perform the services outline. PROJECT SCHEDULE CT anticipates that the project will commence as soon as possible after the final contract is signed. From that point, the project will be completed in approximately eight months. There are many variables that will influence this time frame. First, the schedule is dependent on the City and Townships providing information and scheduling interviews requested by CT on a timely basis. Second, there may be the need for additional Committee meetings depending on what we find during the study process. If it is jointly decided by CT and the Committee that more meetings are desired, we will accommodate these needs within reason given the scope of the budget. 8

10 9/26/17 Phase Work Elements Phase 1 Project Kick-off X Merger Feasibility Study Proposed Project Schedule Months Phase Analysis of Existing Services Primary data collection/interviews regarding facilities and services 2.2 Socioeconomic data analysis 2.3 Facilities and service area mapping 2.4 Phase 3 Existing Conditions report and Committee meeting Fiscal Impact and Potential Structure Analysis X 3.1 Current service level analysis 3.2 Impacts of merger 3.3 Analysis report and Committee meetings X X Phase 4 Review with Elected Officials 4.1 Draft Merger Feasibility Study report 4.2 Meeting with Elected Officials X 4.3 Refine Merger Feasibility Study Phase 5 Final Feasibility Report 5.1 Review with Committee and refine X 5.2 Submit final report to City and Townships 9

11 9/26/17 SECTION 2. RESUMES 10

12 DAVID B. HARTT areas of expertise Comprehensive Planning Citizen Participation & Public Meetings Market Assessments Neighborhood / Commercial Revitalization Zoning Regulations Expert Witness Development Services EDUCATION PROFESSIONAL LICENSES & AFFILIATIONS senior advisor 48 years experience University of Michigan, Master of City Planning Bachelor of Architecture American Planning Association Historic Warehouse District Development Corporation Home Builders Association Downtown Cleveland Alliance APA Ohio Shaker Heights Planning Commission Dave s more than 45 years of professional experience includes public and private planning and development positions. He has managed and worked on projects involving clients with specialized needs in comprehensive planning, zoning consultation, zoning code development, and expert witness testimony. Under his direction the firm has completed more than 30 zoning code updates and more than 30 comprehensive plans. Services have been provided to more than 200 communities in Ohio alone. Dave is also a regular volunteer speaker at numerous planning and zoning seminars throughout the state. In 2009, the Ohio Chapter of the American Planning Association awarded Dave the Outstanding Planner of the Year Award for his contributions to planning throughout his career. Comprehensive Planning & Zoning Experience > > Comprehensive Plan Update - Tallmadge, > > Land Use Plan and Zoning Amendments, Geneva/Harpersfield JEDD - Route 534 Corridor Community Improvement Corp., Geneva, > > Comprehensive Land Use Plan Update - Norton, > > Comprehensive Plan Update - Rootstown Twp., > > Historic Town Center Corridor Plan - Kirtland, > > Zoning Code Update - Fairlawn, > > North-End Redevelopment - Berea, > > Comprehensive Plan and Zoning Code Update - Chardon, > > SR-58 Corridor Study - Amherst Township, > > Old Spanish Trail Corridor Initiative Implementation Plan - Houston, TX > > Master Plan Project (2004) - Mayfield Village,

13 DAVID B. HARTT > > Comprehensive Plan - Norton, > > Rocky River Drive Corridor Study - Cleveland, > > Zoning Code Rewrite - Dayton, > > Zoning Code Rewrite - Wooster, > > Mixed-Use District Zoning - Blacksburg, VA > > Sign Ordinance - Anchorage, AK > > Quality of Life Plan - Toledo, > > Sign Regulations and Design Guidelines - Hudson, > > Downtown Plan - Willoughby, > > Comprehensive Plan - Western Trumbull County,

14 KRISTIN HOPKINS, FAICP areas of expertise Comprehensive City and Neighborhood Planning Citizen Participation & Public Meetings Land Use and Public Health Zoning & Other Land Use Development Regulations Development Services Local Governance Studies EDUCATION PROFESSIONAL LICENSES & AFFILIATIONS manager of planning 30 years experience Cleveland State University, MPA Economic Development University of Cincinnati, Bachelor of Urban Planning American Planning Association American Planning Association, Ohio Chapter American Institute of Certified Planners Kris is a certified urban planning professional with broad private and public sector planning experience at the city and neighborhood level, and regulatory experience. Over the course of her career, she has developed a unique combination of expertise including: research; land use planning; economic analysis; zoning, subdivision and storm water management regulations; design guidelines; community surveys; local governance analysis; meeting facilitation; project management; and planning education and training. Kris has continuously served in leadership roles for the Ohio Chapter and Cleveland Section of the American Planning Association since 1991, including Chapter President, Vice President, Treasurer, and Professional Development Officer. She has organized numerous local and state wide planning conferences and educational seminars. In 2016 she was inducted into the Fellows of the American Institute of Certified Planners for her contributions to the planning profession. Comprehensive City and Neighborhood Plans > > Stow Comprehensive Plan Update - Stow, > > Comprehensive Plan Update - Rootstown Twp., > > Warren Downtown Strategic Plan - Warren, PA > > Comprehensive Land Use Plan - Springfield Township, Summit County, > > Comprehensive Plan Update - Hinckley Township, Medina County, > > Comprehensive Plan Update - Olmsted Township, Cuyahoga County, > > Comprehensive Plan Update - Warrensville Heights, > > Comprehensive Plan - Brooklyn,

15 KRISTIN HOPKINS, FAICP Zoning Code / Resolution Rewrites > Glenwillow, > North Canton, > Springfield Township, > Rootstown Township, Portage County, > Zoning Update - Olmsted Township, Cuyahoga County, > Northfield Center Township, Summit County, > Zoning Update - Willoughby, Specialized Planning Studies > Downtown Parking Supply and Demand Analysis - New Castle, PA > Creating Healthy Communities Initiative East Cleveland, Euclid and Cuyahoga County, > Complete Streets Toolkit Cuyahoga County, > Euclid Avenue Health Impact Assessment Euclid, > Westlake Commercial and Industrial Regional Market Analysis Westlake, > Moreland Hills, Orange, Pepper Pike, Woodmere Shared Services/Merger Study > Olmsted Township Governance Study

16 DAVID MILLER areas of expertise Water, Sewer and Electric Utilities Rate Studies Solid Waste Financial Planning Utilities Financial Analysis Loan & Grant Administration Debt Management Finance Department Administration GASB Fixed Assets EDUCATION PROFESSIONAL LICENSES & AFFILIATIONS financial planning analyst 38 years experience Fenn College, Professional Coursework Government Finance Officers Association David has extensive experience as a municipal finance director and in utilities finance consulting. He has undertaken numerous rate studies and finance studies in connection with water, sewer, and solid waste operations. In addition, David has been involved in capital works planning for these utilities. David provides analytical guidance for solid waste district planning, implementation and capital improvement development. Rate Studies > > User Rate Analysis for Water and Sewer - Elyria, > > Annual Review, Water and Sewer Department Funds - Lake County, > > User Rate Analysis for Water, Sewer and Solid Waste - Lake County, > > User Rate Analysis for Water and Sewer - Lorain, > > Sewer Rate Analysis - Willoughby Hills, > > Sewer Rate Analysis - Delphos, > > Sewer Rate Analysis - Sunbury, > > Industrial Block Rate Development - Ravenna, > > Comprehensive Financing Plan Sewer Expansions - Willoughby Hills, > > Water and Sewer Rate Analysis including Infrastructure Flat Rate - Vermilion, > > User Rate Analysis for Alternative Water Treatment Options - Groveport, GASB34 Implementation > > City of Willoughby, > > City of Willowick,

17 DAVID MILLER Solid Waste > > Financial Analysis, Lake County Solid Waste Management District Plan Updates > > Financial Analysis, Crawford County Solid Waste Management District Plan Updates > > Financial Analysis, Ashtabula County Solid Waste Management District Plan Update > > Lake County Solid Waste Facility, Finance Study - Study consisted of evaluation of allocated costs of County-owned landfill operations, including operations services contact, capital projects including cell closure, and landfill post-closure financing requirements. Other > > City of Willoughby Hills, Appointed member of the Independent Audit Committee. > > Financial analysis in connection with loan and grant applications for numerous clients including Hartville and Ashtabula County - Ashcraft WWTP > > Ashtabula County, Utility Billing System Evaluation - Evaluated alternative proposals for a new utility billing system that will ultimately cover both water system and wastewater system customers.

18 DANA M. CEN areas of expertise Regional Planning Zoning Permitting Zoning Board Presentations Geographic Visualization Software Site Acquisition Fair Housing Community Development Mortgage Fraud EDUCATION PROFESSIONAL LICENSES & AFFILIATIONS planner 7 years experience University of Illinois at Chicago, Master of Urban Planning & Policy The Ohio State University, BA in Sociology American Planning Association Dana has experience in both public and private planning sectors specializing in zoning, research, housing and community development. She has attended and presented at Board Hearings to secure zoning approvals. Dana also has begun assisting in Community Housing Impact and Preservation (CHIP) Program. Her educational experience has included a master s project proposal for regional planning in Northeast Ohio, as well as an honor s thesis studying on the conditions of Slavic Village in Cleveland following mortgage fraud and housing crisis. She also developed skills in geographic visualization and plan making design software. Planning & Zoning Experience > > Land Use Plan and Zoning Amendments, Geneva/Harpersfield JEDD - Route 534 Corridor Community Improvement Corp., Geneva, > > Comprehensive Land Use Plan Update - Rootstown Twp., > > Comprehensive Plan Update - Willoughby, > > Comprehensive Plan Update - Tallmadge, > > Comprehensive Plan Update - Stow, > > Downtown Parking Study - New Castle, PA > > Zoning Code Update - Village of Skokie, IL > > Strategic Plan - Village of Westchester, IL Community Development & Housing Rehabilitation Programs > > FY2014 Downtown Revitalization Grant Implementation - Medina, > > PY2015 Community Housing Impact and Preservation Program (CHIP) - Geneva, > > Lorain County Neighborhood Initiative Program (NIP) - Lorain County, > > PY2015 Community Housing Impact and Preservation Program (CHIP) - Conneaut, > > PY2015 Community Housing Impact and Preservation Program (CHIP) - Huron County,

19 DANA M. CEN Work Experience Zoning Manager, LCC Law Site Acquisition, LLC; Rosemont, IL - Organized and conducted presentations for public hearings as required by local jurisdiction. Managed zoning requirements for multiple new site build projects resulting in zoning approvals for new telecommunications towers Industrial/Commercial Valuations Intern Cook County Assessor s Office; Chicago, IL - Conducted research for comparative market analysis to aid in the reassessment of vacant properties poised for redevelopment in Cook County. Lake County Plan4Health - Assisted with the development of Health Action Plans for five communities in Lake County: Mentor, Mentor-onthe-Lake, Perry Township, Wickliffe, and Willowick. Work included coordination with individual communities to develop guidance in the overall long range planning of recreation assets. The five planning documents addressed various park facilities, trails, and pedestrian improvements. Work included condition assessments, data analysis, public engagement, concept development, and funding strategies. establish an up-to-date framework for any City initiatives that might enable this area to be more competitive in the market. The update evaluated progress of the retail and residential markets since implementation of 2008 strategies which focused on: promoting healthy, stable and sustainable commercial area development; increasing viable and valuable housing stock; and providing optimum public access to Lake Erie Stow Comprehensive Plan Update, Stow, - Project planner providing assistance for the development of long-term vision and policies, updated the implementation strategies, and prioritized key action steps for the City moving forward. Resulted in development of updated city-wide policies and strategies as well as ten focus area policies and strategies. Comprehensive Plan Update, Willoughby, - Project planner responsible for updating the North End Focus Area Study to