P ro po sal fo r
City of Lenoir
Comprehensive Plan Update F ebruary 9 , 20 24
City of Lenior | Comprehensive Plan Update
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City of Lenoir | Comprehensive Plan Update
Table of Contents 6 Project Team
40 Project References
18 Relevant Projects
41 Project Timeline
28 Proposed Process
42 Cost Proposal
City of Lenior | Comprehensive Plan Update
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City of Lenoir | Comprehensive Plan Update
February 9, 2024 Hannah Williams, AICP, Planning Director City of Lenoir 801 West Avenue Lenoir, NC 28645
Dear Ms. Williams, It is with great pleasure that we present the Nealon-Green Heron team’s qualifications and proposed approach for the City of Lenoir’s 2045 Comprehensive Plan Update. We have assembled a team of experts that will bring a fresh perspective and share ideas gleaned from a long history of work on similar projects. Located entirely in North Carolina, our team is comprised of seasoned planners and designers who have helped numerous communities leverage their assets to catalyze new economic opportunities and enhance the local quality of life. We use our experience to listen carefully to stakeholders, understand their core values, and work with them to craft a compelling vision for the future. Then, we collaborate with clients to deliver a meaningful and manageable action plan to help the community move from planning to successful implementation. Based in Hickory and Blowing Rock, Nealon Planning will co-lead the team with Green Heron Planning. Meg Nealon will be responsible for project management and be available for in-person meetings with staff to ensure a smooth, efficient process. She will also guide the team’s exploration of future land use scenarios. As a planner and landscape architect, Meg brings years of urban design experience communicating development concepts to shape visions for the future. For this reason, Meg will lead the neighborhood planning tasks. Green Heron Planning, a frequent partner with Nealon Planning, will co-lead this effort. Ben Hitchings will participate in all aspects of the project. He has decades of public sector experience including his roles as former Planning Director for Morrisville and Chapel Hill, and his continuing work training planners across the state as a fellow at the UNC School of Government. Ben will apply his expertise to lead the development of policy recommendations and key implementation strategies to help Lenoir realize its updated vision. VHB has also worked extensively with Nealon, sharing projects ranging from regional plans, such as GroWNC, to small-scale community and area plans for Cramerton, Moncure, and Hickory. Today, VHB has expanded its services by adding planners, urban designers, and engineers. In this assignment, VHB will support the team in land use planning and conceptual design activities, and will be responsible for GIS mapping, transportation planning, environmental analyses, and utility capacity assessment. In addition, VHB will manage a dynamic public engagement process, employing a range of tools to disseminate information and solicit input. Kathleen Rose of Rose & Associates is a seasoned real estate market analyst with extensive experience in commercial development and helping public and private sector entities catalyze change through strategic investments. In addition, Kathleen will address housing needs and help identify realistic solutions. We believe Lenoir is ideally positioned to leverage the investments occurring locally and regionally to advance a shared community vision. Working together as your partners, our multidisciplinary team will deliver a dynamic and impactful 2045 comprehensive plan tailored to community needs. It is our sincere hope that we can join you in charting a course to realize Lenoir’s vision for the future. Sincerely,
Meg Nealon, AICP, PLA Ben Hitchings, FAICP,CZO President Principal Nealon Planning, PLLC Green Heron Planning, LLC PO Box 2552 2018 Wilson Street Hickory, NC 28603 Durham, NC 27705 704.904.0219 919.625.1250 megnealon@nealonplanning.com bhitchings@greenheronplanning.com City of Lenior | Comprehensive Plan Update
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Project Team Project Leadership
Meg Nealon, PLA, AICP
Ben Hitchings, FAICP, CZO
Community Engagement All team members will have an active role in devising and implementing the community engagement strategy.
Land Use + Conservation Meg Nealon, PLA, AICP Ben Hitchings, FAICP, CZO
Equity Review
Lauren Patterson, PLA
Nicole Bennett, AICP
Development Character / Concepts / Design Standards Meg Nealon, PLA, AICP
Infrastructure + Community Facilities Ben Hitchings, FAICP, CZO Andrew Topp, PE, PTOE
Lauren Patterson, PLA
Demographics / Real Estate Kathleen Rose, CCIM, CRE Daniel Bellot
Theresa McGovern, PE
Natural + Cultural Resources Ben Hitchings, FAICP, CZO Meg Nealon, PLA, AICP
GIS Mapping + Analysis Lauren Patterson, AICP, PLA Regan Buchanan, AICP 6
City of Lenoir | Comprehensive Plan Update
Project Team Nealon Planning and Green Heron Planning have assembled an outstanding team of planning and design professionals to assist the City. They represent the firms listed below. This team includes award-winners and industry leaders in the fields of planning, urban design, zoning (and NCGS 160D), landscape architecture, engineering, real estate, housing, and public engagement. The chart on the page that follows indicates the roles assigned to each individual.
Nealon Planning is a woman-owned consultancy assisting clients who seek creative ideas to strategically manage change. Established by Meg Nealon, AICP, PLA, an experienced community planner and landscape architect, Nealon Planning approaches each project with the intent of defining a realistic vision for the future. Nealon Planning specializes in developing public policy and design solutions, considering how the natural and cultural heritage of each location can be leveraged to achieve economic stability. By balancing the desires of the community with the complexities of economic and environmental conditions, plans are created that are both aspirational and implementable. Services include Community Planning, Land Use Planning, Public Realm Master Planning, Open Space Planning, Urban Design, and Landscape Architecture. www.nealonplanning.com Green Heron Planning was founded to help local governments and other organizations use the power of planning to realize their community visions. It specializes in planning for emerging issues, drafting innovative plans and codes, and catalyzing effective project implementation. Ben Hitchings, FAICP, CZO, is the award-winning principal. A Past President of the NC Chapter of the American Planning Association (APA-NC) and current member of the APA National Board of Directors, Ben has more than 30 years of experience working on planning issues. The former Planning Director for the Town of Chapel Hill and the Town of Morrisville, NC, Ben is a fellow at the UNC School of Government, providing guidance and training to planners across North Carolina. www.greenheronplanning.com
VHB, Engineering NC P.C. provides integrated planning, transportation, land development, and environmental services, supported by innovative and effective public engagement techniques. From the firm’s offices in Raleigh and Charlotte, NC, VHB staff understand that any comprehensive or small area planning process begins with a vision that helps both public and private interests work together to revitalize a property, neighborhood, or an entire community with the shared goals of future growth and economic development. www.vhb.com Rose & Associates Southeast, Inc. is a boutique firm of uniquely qualified specialists providing real estate and economic development advisory services for private, public, and institutional clients. As a leading expert in analyzing real estate market, land use and economic conditions, the firm includes a consortium of professionals with expertise in real estate, socioeconomics, economic development, experiential place-making, tourism and small business/entrepreneurship.
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Project Team Experience
Meg Nealon, a community planner and landscape architect, has been assisting clients in the public and private sectors with complex planning and design efforts for 25+ years. As the founder of Nealon Planning, she combines her analytical capabilities, knowledge, and experience derived from a wide range of projects, which include plans that define sound public policies, establish regulatory frameworks, convey direction through scenario planning and conceptual design plans, initiate change with effective implementation strategies, and are based on inclusive public engagement programs. She is focused on assisting communities to manage change while respecting the natural and cultural assets upon which their identities and economic opportunities are based.
Meg Nealon, AICP, PLA Education
Relevant Project Experience
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Licensing / Certifications
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Master of City and Regional Planning, University of North Carolina at Chapel Hill (’98) Bachelor of Landscape Architecture, University of Georgia (’91)
American Institute of Certified Planners, #015044 Landscape Architect, NC 827
Affiliations / Service • • • • •
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NC Board of Landscape Architects (2010-2018, Chair 2016-2018) Charlotte-Mecklenburg Planning Commission (2010-13) City of Charlotte Historic District Commission (2004-09) City of Hickory Appearance Commission (2015-2019) Foothills Conservancy of NC (2019Present)
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Cramerton Land Use Plan, Cramerton, NC* Blueprint Wendell 2030 (Comprehensive Plan), Wendell, NC* Plan Chatham (Comprehensive Plan), Chatham County, NC* Plan Moncure, Chatham County, NC* Knightdale Next (Comprehensive Plan), Knightdale, NC Knightdale Next (Comprehensive Plan) Update, Knightdale, NC Matthews Comprehensive Plan and Downtown Plan, Matthews, NC (nearing completion) Hendersonville Comprehensive Plan and Downtown Plan, Hendersonville, NC (underway) Mint Hill Comprehensive Plan, Mint Hill, NC Garner Forward (Comprehensive Plan), Garner, NC Envision Elon 2040 (Comprehensive Plan), Elon, NC* Envision Moore (Comprehensive Plan), Moore, OK Move McAlester Forward (Comprehensive Plan), McAlester, OK* Harrisburg Area Land Use Plan + Update, Harrisburg, NC* Re:Vision Holly Springs (Land Use Plan), Holly Springs, NC Fuquay-Varina Comprehensive Plan, Fuquay-Varina, NC
* Nealon served as Project Manager.
City of Lenoir | Comprehensive Plan Update
Project Team Experience
Ben Hitchings, FAICP, CZO, is an award-winning planner who founded Green Heron Planning to help local governments use the power of planning to realize their community visions. A Past President of the N.C. Chapter of the American Planning Association (APA-NC), Ben has more than 30 years of experience working on planning issues. He is a fellow at the UNC School of Government (SOG), providing guidance and training to planners across North Carolina. He is the former Planning Director for the Town of Chapel Hill and the Town of Morrisville, N.C., and has developed award-winning plans at the local and regional level. Ben serves on the APA National Board of Directors. In 2016, APANC recognized him with its highest honor, the Philip P. Green Distinguished Service Award. In 2018, he was inducted into the College of Fellows of the American Institute of Certified Planners.
Ben Hitchings, FAICP, CZO Education
Relevant Organizational Experience
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Master of City and Regional Planning, University of North Carolina at Chapel Hill (’97) Bachelor of Arts in History, Amherst College (’90)
Licensing / Certifications • •
Fellow, American Institute of Certified Planners N.C. Certified Zoning Official
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Affiliations / Service • • • • • • •
Member, American Planning Association (APA) National Board of Directors (2018-present) Chair, Vice Chair, APA Chapter Presidents Council (2016-2019) President, Past President, President Elect, N.C. Chapter of the American Planning Association (2011-2015) Member, APA National Legislative & Policy Committee (2007-2011) Legislative Chair, APA-NC (19992007) Member, Wake County Housing Committee (2014-2015) Chair, Member, Leadership Triangle (2001-2005)
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Principal, Green Heron Planning, LLC (2019-present). Consults with local governments and others on land use and planning issues; serves as fellow at UNC School of Government providing guidance and training to planners across N.C.; coauthored PlanNC Guidebook (2021) and Handbook for Historic Resilience Community Planning (2023). Planning Director, Town of Chapel Hill, NC (2016-2019). Led Planning Dept. of 14 staff with 3 divisions and annual budget of $2.1 million for town of 60,000 that is home to UNC and UNC Health Care; managed portfolio of planning projects. Planning Director, Town of Morrisville, NC (2005-2016). Led Planning Dept. of 7 staff with annual budget of $875,000 for town of 23,000 next to Research Triangle Park and RaleighDurham Airport; managed and led numerous planning projects. Land Use Program Manager, Principal Planner, Triangle J Council of Governments (1997-2005). Managed land use planning program, including municipal, county, and regional projects to assist local govts. and partners
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Strategic advisor, Moore County Land Use Plan (2023-present) Team member, Hendersonville Comp Plan (2023-present) Team member, Matthews Comp Plan (2023-present) Team member, Moncure, NC Small Area Plan (2023) Co-lead, Johnston County, NC Comp Plan (2021-2023) Plans for Six Towns in Brunswick County (2021-2022) Lead, Town of Butner Gateway Zoning Districts (2021-2022) Team member, Town of Mint Hill Comp Plan (2021-2022)
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Project Team Experience
Lauren is a Landscape Architect and Planner with experience leading projects from large scale regional planning initiatives to detailed immersive designs. She has worked on a wide variety of projects throughout the U.S. and is involved in outreach and advocacy for smart planning and design initiatives throughout the country.
Lauren Patterson, PLA, ASLA Education
Relevant Project Experience
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Cherokee County, Cherokee County Greenway and Trails Master Plan, Cherokee County, GA
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City of Texarkana, Renew Texarkana Comprehensive Plan, Texarkana, TX
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City of Broken Arrow, Parks and Recreation Master Plan, Broken Arrow, OK
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City of Lake Dallas, Vision 2023 Comprehensive Plan, Lake Dallas, TX
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Charlotte County, Myakka River Park Master Plan, Charlotte County, FL
MLA, Landscape Architecture, Kansas State University, 2014
Licensing / Certifications •
Licensed Landscape Architect, FL, (reg# LA6667595), NC, (reg# 2417)
Affiliations •
City of Charlotte Bike Advisory Committee, 2023
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North Carolina Board of the American Society of Landscape Architects, 2023
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Congress for the New Urbanism, 2022
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American Society of Landscape Architects, 2017
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Urban Land Institute, 2022
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City of Lenoir | Comprehensive Plan Update
Project Team Experience
Regan bridges the gap between qualitative and quantitative analysis in her work as a planner. She specializes in transportation and land use, focusing on comprehensive planning, public engagement, and spatial analysis. She has many years of technical writing and research experience, including planning work in the academic realm and private sector. Regan’s areas of interest include multimodal transportation, survey design, bike/pedestrian planning, and equitable community engagement.
Regan Buchanan, AICP Education
Relevant Project Experience
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MCRP, City Planning, Georgia Institute of Technology, 2022
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City of Wilson Comprehensive Plan, Wilson, NC
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BA, Global Studies, University of North Carolina at Chapel Hill, 2017
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NCDOT/DHHS, Health Equity in Transportation Planning & Prioritization, Statewide, NC
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Coweta County, Joint Comprehensive Transportation Plan & Comprehensive Plan, Coweta County, GA
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Cherokee County, Cherokee Moves: Cherokee County 2022 Comprehensive Transportation Plan, Cherokee County, GA
Licensing / Certifications •
American Institute of Certified Planners
Affiliations •
North Carolina Chapter of the American Planning Association
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WTS- NC Triangle Chapter
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Institute of Transportation EngineersNorth Carolina Section
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Project Team Experience
Andrew has diversified traffic engineering and transportation planning experience that includes traffic capacity analyses, corridor planning, spot safety studies, highway noise studies, traffic impact analyses, traffic simulation modeling, forecasting, roadway functional designs, and campus transportation plans including planning of pedestrian, bicycle, transit, and parking accommodations. His traffic engineering experience includes conducting various types of traffic analyses for arterial corridors, freeways, and intersections, as well as developing recommendations for improvements to enhance traffic flow. His campus and transportation planning experience involves developing context sensitive solutions that balance the needs of pedestrians, bicyclists, and motorists.
Andrew Topp, PE, PTOE Education •
MCE, Civil Engineering, North Carolina State University, 2004
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BS, Civil Engineering, Virginia Polytechnic Institute and State University, 1999
Relevant Project Experience
Licensing / Certifications •
Professional Engineer, NC, 12/2024 (reg# 029380)
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Professional Engineer, VA, 09/2024 (reg# 0402053148)
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Professional Engineer, SC, 06/2024 (reg# 38287)
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Professional Engineer, AR, 12/2025 (reg# 13095)
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Professional Traffic Operations Engineer, 2022 (reg# 2257)
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City of Raleigh, Midtown-St. Albans Area Plan, Raleigh, NC
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NCDOT, North Carolina Strategic Highway Safety Plan Update (SHSP) 2014, Statewide, NC
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UNC Chapel Hill, Ridge Road Pedestrian Plan, Chapel Hill, NC
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Virginia Tech Office of University Planning, Parking and Transportation Master Plan, Blacksburg, VA
Affiliations •
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Institute of Transportation Engineers, North Carolina Section (NCSITE), 2001
City of Lenoir | Comprehensive Plan Update
Project Team Experience
Nicole has nearly three decades of experience working in the intersection of equity, environmental justice, transportation, and land use. Her career has been devoted to amplifying disparities in marginalized communities and ensuring that their voices are centered in planning processes to address them. Nicole’s expertise includes equity strategy, policy development and analysis, NEPA analysis, and engagement strategy. She helps clients embed equity in programs, plans, policies, and service delivery. Nicole is in her fourth year as a member of Raleigh’s Planning Commission, where she has helped shape comprehensive planning policies on Missing Middle Housing, Equitable Development Around Transit, Sustainability, and Affordable Housing. Under her leadership, the City added an equity analysis section to rezoning reports.
Nicole Bennett, AICP Education
Relevant Project Experience
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MRP, Regional Planning, University of North Carolina at Chapel Hill, 1995
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BA, Economics, University of North Carolina at Chapel Hill, 1992
Licensing / Certifications •
American Institute of Certified Planners (reg# 014916)
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Hillsborough Comprehensive Sustainability Plan, Hillsborough, NC
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Lexington & South Main Community Development Plan, Norwalk, Connecticut
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NCDOT, North Carolina Strategic Highway Safety Plan (SHSP) 2024 Update, NC
Affiliations •
American Planning Association - Equity, Diversity & Inclusion Committee; Legislative & Policy Committee; Community Planning Assistance Team
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City of Raleigh Planning Commission – Chair, Text Change Committee; Past Chair- Infrastructure & Mobility Committee
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Conference Of Minority Transportation Officials, North Carolina Chapter – 2nd Vice President
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Project Team Experience
Championing the creation and expansion of access to opportunity for traditionally marginalized communities is where Dionne’s purpose, passion, and talent meet. She has demonstrated this commitment in her prior work in the local government and nonprofit sectors and she continues to demonstrate this commitment in her doctoral research focused on integrating game methodologies into equitable coproduction processes. Dionne thrives on working with policy, process, and evaluation in planning for increased equity, shared decision-making, and positive community impact.
Dionne Hines, AICP Education
Relevant Project Experience
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MCRP, City and Regional Planning, Morgan State University, 2013
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MA, Historic Preservation, Savannah College of Art and Design, 2007
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BS, Architecture, University of Virginia, 2004
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Town of Hillsborough, Comprehensive Sustainability Plan, Hillsborough, NC
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NCDOT/DHHS, Health Equity in Transportation Planning & Prioritization, Statewide, NC
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Durham County Government, My Brother’s Keeper, Durham, NC
Licensing / Certifications •
American Institute of Certified Planners (reg# 33888)
Affiliations •
American Planning Association, North Carolina Chapter, 2009
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International City/County Management Association
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National Forum for Black Public Administrators
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City of Lenoir | Comprehensive Plan Update
Project Team Experience
Theresa has extensive environmental consulting experience with focus on water quality modeling and TMDL development and compliance, hydrology and hydraulics, and stormwater management and design. A Professional Engineer registered in Massachusetts and Rhode Island, she has developed several surface water quality models to evaluate the impact of point and non-point source pollutant loading on surface waters. Theresa has modeled watershed loading and surface water concentrations of nutrients, sediment, algae, and metals. Her knowledge of ArcGIS and programming has been used on several projects to streamline data analysis, model within the GIS framework, and display and analyze model results.
Theresa McGovern, PE Education
Relevant Project Experience
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MS, Water Resources Engineering, Tufts University, 2005
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City of Portland, Integrated Plan for City of Portland Water Resources, Portland, ME
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BS, Civil Engineering, University of Massachusetts Amherst, 2000
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City-wide Floodplain and Drainage Master Plan, Keene, NH
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James Madison University, Stormwater Master Plan, Harrisonburg, VA
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Broadway and State Street Green Infrastructure Project, Albany, NY
Licensing / Certifications •
Professional Engineer (Civil), MA (reg# 46730)
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Professional Engineer (Civil), RI (reg# 9052)
BWSC, Industrial Facility Stormwater Pollution Prevention Program, Boston, MA
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T.F. Green Airport Drainage Master Plan and RIPDES Reapplication, Warwick, RI
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Project Team Experience
Ms. Rose is Founder, President and CEO of Rose & Associates Southeast, Inc. She has combined decades of development and commercial real estate experience to build a boutique womanowned consulting practice which began in 1992 in the northeast and moved to the Carolinas in 1999. As Chief Problem Solver she serves as a consultant, facilitator, instructor, developer, investor, speaker and author for public, private and institutional clients.
Kathleen Rose, CCIM, CRE Education
Relevant Project Experience
Kathleen Rose, CCIM, CRE •
University of Vermont – Nursing 1981; University of Hartford – Appraisal/Real Estate 1985
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Iredell County Horizon Plan 2045, Iredell County, NC
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Economic Development Strategic Plan, Fletcher, NC
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Statesville Comprehensive Land Use Plan 2045, Statesville, NC
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Corridor & Economic Development Strategic Plan, Rolesville, NC
Ms. Rose is Founder, President and CEO of Rose & A She has combined decades of development and experience to build a boutique woman-owned co began in 1992 in the northeast and moved to the Car As Chief Problem Solver she serves as a consultan developer, investor, speaker and author for public, clients. Licensing / Certifications •
NC Broker #185643
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CT Broker (1987-2001)
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CT Certified General Commercial Appraiser (1994-1999)
Affiliations •
CCIM (Certified Commercial Investment Member) – since 1989, Life Member
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CRE (Counselor of Real Estate) – since 2011
She holds the Certified Commercial Investment Mem 16
City of Lenoir | Comprehensive Plan Update
Project Team Experience
Daniel Bellot has been an integral part of the Rose team since 2012. He is a graduate of the University of North Carolina (Charlotte) with a B.S. in Economics. Having broad experience in economic data analytics, commercial and residential property management, and commercial site selection and brokerage. Daniel’s role at Rose and Associates includes market-based analytics, land economics, and real estate strategy. His skills include GIS based analytics, research and creative solutions for clients by combining data and visual graphics. In addition, he heads the firm’s growing commercial brokerage division.
Daniel Bellot Education
Relevant Project Experience
Daniel Bellot Economics/Market Analyst •
University of North Carolina – B.S. Economics 2017
Licensing / Certifications •
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Iredell County Horizon Plan 2045, Iredell County, NC
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Economic Development Strategic Plan, Fletcher, NC
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Statesville Comprehensive Land Use Plan 2045, Statesville, NC
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Corridor & Economic Development Strategic Plan, Rolesville, NC
NC Broker #309688
Daniel Bellot has been an integral part of the Rose t 2012. He is a graduate of the University of North Ca (Charlotte) with a B.S. in Economics. Having broad e economic data analytics, commercial and residentia management, and commercial site selection and br Affiliations •
Solidworks
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CCIM Candidate
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Member: NC CCIM Chapter
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ULI – Young Leaders Group
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Charlotte Regional Board of Realtors
Daniel’s role at Rose and Associates includes marke City of Lenior | Comprehensive Plan Update
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Relevant Projects The team assembled for this project is comprised of experts who will bring a fresh perspective to the City of Lenoir and share ideas gleaned from a long history of work on similar planning efforts. Located entirely in North Carolina, our team is comprised of seasoned planning and design professionals who have helped numerous urban and rural communities across the U.S. We use our experience and expertise to generate ideas and tailor them to fit the needs and opportunities of the project area. The following list features some of the NC communities for whom our team members completed projects. They have been selected because the communities have some similarities to Lenoir or there are aspects of their projects that align with the objectives of this assignment. A subset of the projects have been completed in the last three years and are described on the pages that follow.
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City of Lenoir | Comprehensive Plan Update
Relevant Projects
Blueprint Wendell 2030 Wendell, NC For more than a decade, the Triangle region has been named as one of the fastest growing places in the U.S. Recognizing the substantial increase in local development as a result of the influx of people and jobs, the Town of Wendell decided to update its vision for the future of the community to better define a path forward and manage change in accordance with the new vision. The process to develop the plan included a variety of community engagement activities, including in-person and online meetings, surveys, mapping exercises, and a “meetingin-a-box.” The resulting plan is an effective communication tool, conveying the community’s expectations as change occurs. The plan, which serves as the new policy guide, also informs many decisions being made by Town leaders pertaining to development approvals, conservation, capital investments, and the expansion of municipal services and facilities. Key initiatives flowing from the plan recommendations included downtown revitalization, new gateway treatments at I-87, investment in parks and greenways to create a connected network of open space, transportation improvements to enhance mobility locally, and accommodation of various employers to expand job growth and leverage the talent pool expected as Wake Tech establishes a new campus in Wendell.
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Relevant Projects
Cramerton Town of Cramerton, NC Located west of Charlotte, this small town has been evolving over time, becoming a choice residential location in one of the fastest growing metropolitan areas in the U.S. that, at the time, was home to over 2.6 million people. The town was once a “company town” as it was created around Cramerton Mills in 1922, and remnants of the original mill village remain. Anticipating the impacts of exponential regional growth, the Town of Cramerton. Situated along the South Fork of the Catawba River and an important link in the regional Carolina Thread Trail network, the Town sought opportunities to promote the high quality of life and outdoor living while expanding land use to ensure the creation of a complete community. The plan highlights redevelopment and infill that respects the historic mill village pattern, and development concepts that feature trail-oriented development. Locations for supporting commercial development were also identified at the key gateways into town.
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City of Lenoir | Comprehensive Plan Update
Relevant Projects
Matthews Comprehensive Plan Town of Matthews, NC Located near Charlotte, Matthews has experienced significant investment as people of all ages, including retirees, seek places to live with a high quality of life in the region. Nealon’s role in the project was to help community members communicate expectations for future redevelopment in key locations. The resulting concepts support the overall land use vision. Three area were selected as opportunities for reinvestment, responding to the direction provided in the future land use maps. Each illustration depicts a mix of uses, demonstrating the transformation of sites while retaining some of the anchors; reimagining the locations of some existing businesses; introducing new, complementary uses; demonstrating better utilization of land available; enhancing existing neighborhoods; and integrating residential uses to add to the vibrancy of each place and the viability of each as business locations.
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Relevant Projects
Chapter 160D Statewide Guidance North Carolina How do you help local governments across North Carolina comply with the largest update to the N.C. planning statutes since 1923? Develop and deliver a multi-media training program composed of publications, workshops, and customized technical assistance to help local governments update their development ordinances. SOG followed this by launching the PlanNC initiative to help communities draft a streamlined and impactful community plan to comply with the Chapter 160D planning requirements. As an SOG fellow and adjunct faculty member, Ben Hitchings, FAICP, CZO, principal of Green Heron Planning, helped lead 160D training workshops, conducted customized code scans, and provided technical guidance to help planners and communities comply with the requirements of Chapter 160D. In addition, he co-authored SOG 160D guidance documents and a handbook titled the PlanNC Guidebook: A Practitioner’s Guide to Preparing Streamlined Community Plans. The SOG 160D assistance program helped hundreds of N.C. communities comply with the law in a timely and effective manner. In 2021, the program won a state planning award from APA-NC.
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City of Lenoir | Comprehensive Plan Update
Relevant Projects
Updates to Unified Development Ordinance City of Mebane, NC How do you help a fast-growing town update its development ordinances to match changing community expectations? Work with staff to prepare a series of targeted revisions to the Unified Development Ordinance, and hold community open houses to engage the community. Key topics addressed included updating the Table of Permitted Uses, revising the sign ordinance, changing the section on nonconformities, updating the requirements regarding parks and open space, revising the language on landscaping and buffers, and making extensive updates to the definitions. The City Council adopted the first round of updates in 2022, and the second round in 2023. In this way, Green Heron Planning helped the City improve its development standards in a costeffective manner.
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Relevant Projects
Hillsborough Comprehensive Sustainability Plan Hillsborough, North Carolina VHB is assisting the Town of Hillsborough in developing a Town-wide Comprehensive Sustainability Plan. This effort includes a right-sized public engagement process, analyzing and evaluating existing plans, developing goals and objectives, setting criteria for establishing priorities, and creating benchmarking and tracking systems for the plan elements. The Town’s existing plans will be compiled with a sustainability filter, incorporating climate action and resiliency. This project won Honorable Mention for the American Planning Association’s North Carolina (APANC) Marvin Collins Award at the North Carolina Planning Conference (NCPC) in October 2023, as well as an Engineering Excellence Award presented by the American Council of Engineering Companies (ACEC) in 2023.
Hillsborough Comprehensive Sust a inabilit y Pla n Hillsborough, North Carolina
VHB is assisting the Town of Hillsborough in developing a Town-wide Comprehensive Sustainability Plan. This effort includes a right-sized public engagement process, analyzing and evaluating existing plans, developing goals and objectives, setting criteria for establishing priorities, and creating benchmarking and tracking systems for the plan elements. The Town’s existing plans will be compiled with a sustainability filter, incorporating climate action and resiliency. This project won Honorable Mention for the American Planning Association’s North Carolina (APA-NC) Marvin Collins Award at the Nort 24 City of Lenoir | Comprehensive Plan Update Carolina Planning Conference (NCPC) in October 2023, as well as an Engineering Excellenc
Relevant Projects
Move Kannapolis Forward Comprehensive Plan Kannapolis, North Carolina
Clarion Associates, in partnership with VHB, was hired by the City of Kannapolis in 2017 to lead the process to develop the city’s first comprehensive plan. The Move Kannapolis Forward 2030 Comprehensive Plan built off recent public and private investments that HB Schedule are transforming the former mill town. The plan envisions a City where the strength of its Kannapolis, NC tarted: Feb. 2017 historic heritage, growing connections to Charlotte, and burgeoning industries including ompleted: Jan. 2018 high performance racing teams and medical research are harnessed for economic and in a way that is inclusive of City all community members. VHB, in partnershipenvironmental with Clarionresilience Associates, was hired by the of Kannapolis in 2017 to lead the process to develop the city’s first comprehensive plan.. The Move Kannapolis Forward 2030 Comprehensive Plan built off recent public and Outreach private investments that are transforming the former town. The plantook envisions a City where was a critical component of the planning process andmill public engagement the strength of its historic heritage, growing connections to Charlotte, and burgeoning industries including high place via attendance at multiple community gatherings, discussions at local businesses, performance racing teams and medical research are harnessed for economic and environmental resilience in a feedback at large publicmembers. meetings, and online using social media and surveys. The plan way that is inclusive of all community established new direction for creating mixed use urban centers, revitalizing corridors, Outreach was a critical component of the planning process and public engagement took place via attendance preserving the historic mill village neighborhood, prioritizing infrastructure in distressed at multiple community gatherings, discussions at local businesses, feedback at large public meetings, and growing smart on The the edges, and integrating highdirection quality green online using social areas, media and surveys. plan established new for space. creating mixed use urban centers,
lient larion Associates, LLC
Move Kannapolis Forward Comprehensive Plan
revitalizing corridors, preserving the historic mill village neighborhood, prioritizing infrastructure in distressed areas, growing smart on the integrating highincluded qualityevaluating green space. A keyedges, phase ofand the planning process relationships between the draft Conceptual Growth Framework and Future Land Use and Character maps and A key phase of the planning process included evaluating relationships between theproposed draft Conceptual Growth transportation system The analysis used the Metropolitan Regional Travelimprovements. The Framework and Future Land Use andimprovements. Character maps and proposed transportation system analysis used the Demand Metropolitan Regional Travel Demand Model asconditions a screening tool and considered current Model as a screening tool and considered current and opportunities for conditions and opportunities for expanding multimodal infrastructure and enhancing connectivity, safety, expanding multimodal infrastructure and enhancing connectivity, safety, aesthetics, and aesthetics, and access management for all travel modes. The team also supported downtown revitalization by access management for all travel modes. The team also supported downtown revitalization identifying the City’s pressing parking, transit, and passenger rail needs and included tools for improving transit by identifying the City’s pressing parking, transit, and passenger rail needs and included tools services. for improving transit services.
City of Lenior | Comprehensive Plan Update
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Relevant Projects
Community Care Plan Cary, North Carolina
Cary Community Plan VHB worked withCarolina the Town of Cary and Clarion Associates to develop the transportation element of the Cary Cary, North Community Plan, a major update of the Town’s comprehensive plan. The Community Plan process, called
Imagine Cary, implemented a unique approach, blending transportation and land use into the same effort to create a new vision for the Town.
VHBTheworked with the Town of Cary and Clarion Associates to develop the transportation transportation element serves an update to the Town’s Comprehensive Transportation Plan, integrating with theofland components and other the Community Plan. Forcomprehensive the transportation element’s element theuse Cary Community Plan,elements a majorofupdate of the Town’s plan. The development, VHB addressed future transportation needs, considering roadways, transit, bicycles, and pedestrians, Plan and discussing how the Town’s transportation system and choices affect development of the Town’s Community process, called Imagine Cary, implemented a unique approach, blending land, economy, infrastructure, and environment. VHB coordinated with a 10-member Transportation Advisory transportation land usesteering into the same effort to create a new vision for the Town. Group as well asand a 30-member committee. As part of the project team, VHB participated in the comprehensive community and stakeholder outreach program, which was the most ambitious public engagement effort the Town has ever undertaken. The public Theoutreach transportation element serves an update toforthe Comprehensive Transportation kick-off event for the project, called the Summit theTown’s Future, was the most popular public meeting in Cary history, with more than 700 participants. Additional public involvement included four Area Conversations, Plan, integrating with land use components andOther otherpublic elements ofefforts the Community designed to engage thethe community in their neighborhoods. outreach included a CEO Roundtable to engage the business community, extensive stakeholder interviews, and traditional and social Plan. For the transportation element’s development, VHB addressed future transportation media outreach.
needs, considering roadways, transit, bicycles, and pedestrians, and discussing how the Town’s transportation system and choices affect development of the Town’s land, economy, infrastructure, and environment. VHB coordinated with a 10-member Transportation Advisory Group as well as a 30-member steering committee. 26
City of Lenoir | Comprehensive Plan Update
Relevant Projects
City of Asheville Comprehensive Plan Asheville, North Carolina
City of AshevilleAs part Comprehensive of a multi-disciplinary team,Plan VHB helped complete Living Asheville, A Comprehensive Client Plan for Our Future, a citywide effort to guide long-term development. VHB led the Skidmore, Owings Asheville, NC& Merrill transportation element of the plan, including extensive participation in an ambitious LLP public engagement process. Recommendations reflected six major themes supporting part of a multi-disciplinary team, VHB helped complete Living Asheville, A Comprehensive Plan for Our Future, VHBAs Schedule sustainability, economic and individual health and plan, opportunity. The a citywide effort to guide environmental long-term development. VHB led thevitality, transportation element of the including Started: Mar. 2016 extensive participation in policies an ambitious public engagement process. Recommendations reflected six major developed emphasized enhanced walkability and safety (embracing Complete Completed: 2017 environmental sustainability, economic vitality, and individual health and opportunity. The themes Sep. supporting Streets and Vision Zero); effective parking strategies; encouragement of transit-supportive policies developed emphasized enhanced walkability and safety (embracing Complete Streets and Vision Zero); development; and optimization of existing infrastructure capacity. effective parking strategies; encouragement of transit-supportive development; and optimization of existing infrastructure capacity.
City of Lenior | Comprehensive Plan Update
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Proposed Process Project Understanding and Approach Located in the foothills at the base of the Blue Ridge Mountains, Lenoir offers small-town charm as well as access to the myriad outdoor spaces and activities. The city grew and prospered in the decades when furniture manufacturing thrived. As furniture companies moved factories overseas, communities including Lenoir were impacted by the disinvestment. In recent years, the City has worked to diversify its economy and recruit industry— and jobs—that complement the furniture manufacturing that remains. Today, the city is ideally positioned between the growing communities of Boone and Hickory, the two cities that are home to the campuses of Appalachian State University. Higher education is just one of the expanding resources and assets the City can leverage to attract the types of investment the community desires. The challenge now for the City is to maximize the benefits of corporate and institutional investments while preserving its working landscape, small-town character, and rural lifestyle for those who want it. The preparation of a Comprehensive Plan provides an opportunity to craft a shared vision for the future that can help the City balance economic development and conservation. The plan, once adopted, can help the City add new employment, tax base, and lifestyle opportunities while managing the impacts of change and protecting the features that Lenoir residents cherish in the place they call home. The Nealon-Green Heron team’s approach to developing a comprehensive plan is one that considers local and regional issues and opportunities and integrates community engagement throughout. The scope of work presented herein follows the process we have effectively delivered in other communities, tailored to achieve the City’s objectives. A well-organized process is key to completing all tasks in the time allotted while allowing ample time for the community to be engaged in a meaningful way. The proposed process indicates a series of logical steps from project initiation to preparation of the final plan.
Planning Process PHASE 1
PHASE 2
Discovery
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•
Project Kickoff
•
Land Use Alternatives
•
Community Engagement Program
•
Subarea Concepts
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Community Workshop
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Public Forum #2 – Bringing the Vision Into Focus
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Data Collection I Plan Review I Mapping
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Existing Conditions Assessment
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Advisory Committee Meetings
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Public Forum #1 – Community Goal Setting
PHASE 3
Plan Development
• •
Direction + Documentation •
Policy Recommendations & Implementation Strategies
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Implementation Action Plan
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Public Forum #3 – Realizing the Vision (Optional)
• Land Use & Conservation Plan Map (“Vision”) •
Plan Production I Presentation
Supporting Transportation Network Concept
City of Lenoir | Comprehensive Plan Update
Board Review I Plan Adoption Support
Proposed Process Scope of Services This scope describes an integrated strategy for updating City’s Comprehensive Plan to guide land use, development, and associated implementation measures in the community over the next 20 years. The scope includes three distinct phases: (1) Discovery, (2) Plan Development, and (3) Direction & Documentation, each with a number of specific tasks which the project team will carry out with City’s leaders, staff, and partners to successfully complete the project. Objectives: •
Craft a new “vision” for the future along with supporting policies that, together, clearly reflect the goals the Lenoir community has for the future of the city.
•
Define mechanisms for conserving community and regional assets, and leveraging them to advance the community’s goals for the future.
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Work with neighborhoods to explore the issues associated with—and help find solutions to overcome— disinvestment.
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Clearly convey complex policy ideas through mapping, conceptual illustrations, and precedent imagery.
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Examine the barriers to positive change and ways to employ updated land development regulations to achieve desired development.
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Address infrastructure, particularly transportation, to ensure a development pattern evolves that enables feasible maintenance and expansion of safe, efficient networks.
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Provide clear guidance with an implementation action plan, equipping City staff and officials with the tools necessary to effectively realize the community’s vision.
Phase 1: Discovery 1.1
Project Initiation and Ongoing Coordination
Kick-off Meeting - At the initiation of the planning process, the Consultant will hold a kick-off meeting with the Client. This informal gathering provides an opportunity for City staff and the Consultant to become better acquainted, review the draft project schedule and potential meeting dates, and discuss data to be acquired. (Refer to Tasks 1.2 and 1.3.) A discussion of the group’s initial thoughts regarding issues and opportunities will be followed by a discussion of project objectives and expectations. Study Area Tour – A tour of the area, which can be scheduled to follow the kick-off meeting, will strengthen the Consultant’s understanding of the existing conditions and stimulate ideas to explore during the planning process. This tour should include the City staff and others with knowledge of local planning issues. This sharing of insights will reveal important local conditions and issues that might not be immediately apparent. The Consultant will observe conditions, gather input from City staff on key locations/challenges, record observations, and take photos. Note: The Client will be responsible for arranging transportation for those participating in the study area tour. Coordination – Throughout the process, the Consultant’s Project Managers will participate in general coordination calls (up to 9) with the Client Project Manager to discuss matters related to the Comprehensive Plan: schedule, data issues, upcoming public involvement activities, deliverables, etc. The Consultant will utilize Dropbox, GoToMeeting, and MURAL to enhance coordination efforts. Project Schedule – A project schedule will be confirmed at the beginning of the process and updated as needed to ensure all project participants have awareness of the duration of project phases, sequence of activities, key meeting dates, milestones to anticipate, and the approximate timing of deliverables. City of Lenior | Comprehensive Plan Update
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Community Engagement Strategy In order to engage, educate, and solicit input from the community during the planning process, the Consultant will work with City staff to develop an engagement strategy for involving a variety of stakeholders including elected and appointed officials, property owners, business interests, community groups, institutions, and the general public. The multi-faceted strategy will include options ranging from virtual meetings and other online engagement activities to low-tech options, such as open house sessions, meeting-in-a-box packets, and mail-back surveys. Various mechanisms are recommended. The strategy will outline a menu of supplemental options from which the Client can choose. The Consultant will support selected community engagement activities at the Client’s request.
Potential Community Engagement Strategy (CES) Menu Options Website – Host a website and/or provide information and documents that will be suitable for posting on the City’s website, including the following: project schedule, presentations, flash polls, and draft plan documents. Social Media – Develop a social media strategy to engage and broaden the project audience. The Client will keep the public up to date on the process by crossposting to multiple Facebook pages and Twitter handles that already have a substantial following. Postings can link to flash polls, engagement questions, and other information and updates on the project website. Online Surveys – Web-based surveys can provide a good way to reach stakeholders who are not able to attend in-person meetings, and broaden the public involvement effort. Meeting-in-a-Box – Assemble materials that can be disseminated by staff to local groups and individuals 30 430
willing to host small gatherings and record input that the Project Team can use as ideas are being generated for the future “vision”. Pop-up Events – Host events with small groups and/or provide project summaries at community events. Focus Groups on Targeted Topics – Conduct focus groups on targeted topics with various audiences. Project Update Videos – Produce several short project update videos. This can be a particularly effective way to engage community stakeholders and raise the profile of the project. Project Branding – The Consultant can develop graphic standards and a color palette to create an easily recognized visual identity for the project. Translation Services – The Consultant can arrange for translation services into Spanish and other languages.
City of Lenoir | Comprehensive Plan Update
Applying Policies: Future Land Use Some land use policies developed through the process will apply citywide. Others will be specific to neighborhoods, corridors, or other subareas. Following the goal setting exercise in Phase 1, the Consultants will work with citizens and other stakeholders to define how proposed policies might shape the community and the places within. Our team has decades of experience employing mapping tools and illustrations to help people make informed decisions about such policies before the plan is finalized.
City of Lenior | Comprehensive Plan Update
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Proposed Process 1.2
Community Engagement Program
Community Engagement Strategy (CES) – In order to engage, educate, and solicit input from the community during the planning process, the Consultant will work with City staff to develop a community engagement strategy for involving a variety of stakeholders including elected and appointed officials, property owners, business interests, community groups, institutions, and the general public. The engagement strategy will focus on equitable engagement to ensure all residents and stakeholders are represented. Community Engagement Strategy Implementation – The Strategy will outline a menu of options. In addition to (or instead of) the community engagement tasks described in this Scope, the Consultant will work with the Client to support selected engagement activities at the Client’s request. (A budget is suggested in the Cost Proposal for such support.)
1.3
Data Collection, Plan Review, and Mapping
At project initiation, the Consultant will gather data necessary for the creation of the Comprehensive Plan, particularly for the analyses conducted to assess the existing conditions. The Consultant will prepare a data inventory, specifying data that are readily available from the Client as well as state, regional, and local agencies, and defining the types and formats of data to be acquired. The inventory will identify an array of information ranging from GIS shapefiles to relevant plans and studies. As appropriate, the inventory will note any limitations of the data collected. This inventory will be provided to the Client, as the Client will assist the Consultant in identifying and obtaining such data. The GIS data acquired will be used to produce base maps and existing conditions maps. Provided the appropriate shapefiles are available, the Consultant will produce the following: •
Existing Land Use & Pending Development
•
Environmental and Cultural Features
•
Existing and Planned Infrastructure
•
Land Supply (vacant and underutilized)
•
Land Suitability (for residential, commercial, and industrial)
The Consultant will review a synopsis of adopted plans, recent studies, and ordinances prepared by the City. From this, we will gain a better understanding of the policies in place that are shaping growth and influencing development, redevelopment, investments, and other types of changes in the study area. In reviewing the synopsis, the Consultant will note the City’s accomplishments as well as recommendations that should be considered in the formulation of the Comprehensive Plan 2045 recommendations. We will also examine the details of B-7 (Highway Business) and R-C (Residential-Commercial) zoning districts to identify potential limitations. The Consultant anticipates the synopsis will address the plans and policy documents noted on page 2 of the RFP. Note: The Client will be responsible for preparing the synopsis. Optional: The Consultant will draft a Policy Review of adopted plans, recent studies, and ordinances. This work will focus on the relative consistency of existing adopted plans, ordinances, and public investments, and key opportunities to address community needs. The Consultant will examine the most recent annual budget and capital improvements plan as part of this additional work. 32
City of Lenoir | Comprehensive Plan Update
Proposed Process 1.4
Existing Conditions Assessment
The Consultant will assess the existing conditions of the study area and present the findings of the assessment in an easy-to-read summary. Special consideration will be given to the objectives identified by the City for the update. 1.4.1
Demographics and Market Conditions
As part of our initial analysis, the Consultant will conduct a demographic analysis to gain an understanding of the community composition today as well as the likely population changes over the next 10 years. This information will reveal key characteristics and trends, which can then be compared to NC, the Hickory MSA, Caldwell County, and/or peer communities. The Consultant will collect economic data to evaluate employment trends and determine the economic base. From this estimated demand, projections can be determined for both housing and commercial uses based on both population and job growth. Initially, this will help determine future housing and employment demand. Recently approved development will be taken into consideration, as well as current market dynamics of housing and commercial inventory supply. The market analysis will help determine the specific scope of opportunities based on projected growth and support market realistic land uses. 1.4.2
Land Use
The primary purpose of the land use analysis is to answer questions that are critical to the creation of a vision for the future of the city, such as where are the best areas to direct future growth, what market opportunities exist for revitalizing older areas through the redevelopment of underutilized parcels and infill development, and what areas are most suitable for desired residential and commercial development? In this task, the Consultant will set the stage for determining appropriate land uses by:
1.4.3
•
examining the existing development patterns and prepare a map of existing land use;
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generating a breakdown of the amount of land devoted to each land use category; and
•
using GIS to define the land supply (land available for future development) and the suitability of available land for various uses that take into account location decision factors: topography, parcel size, infrastructure availability, environmental constraints, proximity to existing land uses, etc. Community Character and Design
Through a qualitative assessment of development characteristics in the study area, the Consultant will identify the features that, in combination, contribute to the character of places within the community. The Consultant will identify those features that distinguish one area from another, such as the mixture of uses, heights of buildings, and scale of public spaces and streets, and density/intensity. Special areas, such as Downtown and historic properties, will be highlighted. 1.4.4
Parks, Open Space, and Natural Resources
The Consultant will map the natural systems as well as the parks and recreation system. Together, various types of open space should complement existing and future development. By considering open space components of the development pattern as future land use is contemplated, these areas can be better conserved and integrated in a meaningful way into future development. This step is intended to acknowledge the City’s assets, advance planned improvements, facilitate opportunities for supporting other initiatives (i.e., Overmountain City of Lenior | Comprehensive Plan Update
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Proposed Process Victory National Historic Trail connections), and find opportunities for additions that would enhance the overall network. 1.4.5
Community Infrastructure
An understanding of the systems in place that are serving the city is necessary to develop and implement a sound growth management strategy. As part of the initial analysis, the Consultant will become more familiar with the City’s existing systems and adopted facility plans to better understand service areas, available capacity, current deficiencies, the City’s plans for near-term improvements, and concerns about meeting future demands as desired investment is encouraged. The following will be examined with assistance from City departments and local agencies. This information will provide a basis for related recommendations to be developed later in the planning process.
1.4.6
•
Transportation - existing connectivity among roadway, bicycle, pedestrian, and transit networks throughout the City as well as capacity. With input from the Client, the Consultant may examine one or more of the following: gaps in the bike/ped network; congestion areas; transit service; safety issues; and parking.
•
Utilities - water and wastewater systems and available capacity.
•
Broadband Community Facilities
As key civic anchors and community resources, community facilities, such as recreation centers, schools, and libraries, are among the important components of the development pattern. Libraries have evolved to function as community centers offering educational programs, job search assistance, and opportunities for building social networks. Through the process, the Consultant will seek opportunities to elevate recreation centers, schools, libraries, and other civic assets in the development pattern to ensure equitable access, increase community support and sense of ownership, and appropriately maximize the use of available facilities to support programming and meet community needs.
1.5
Stakeholder Interviews
Stakeholder interviews provide important insights that may not be immediately apparent from a review of existing plans and data. To enhance the Consultant’s efforts in Task 1.4, the Consultant will conduct meetings with appropriate stakeholders as determined by the Client. Up to six one-hour interview sessions will be conducted virtually. Representatives of organizations and interest groups who can speak to the issues pertaining to topics ranging from environmental concerns to real estate trends, housing needs, job creation, and quality of life factors may be among those assembled.
1.6
Advisory Committee Meetings
The Consultant will conduct meetings with an Advisory Committee established by the Client. The first meeting will familiarize the Advisory Committee with the project tasks and team member responsibilities, identify key issues and begin to prepare for a kick-off Public Forum focused on engaging stakeholders and gathering input on community goals and objectives (Task 1.7). Initial findings of preliminary analyses will be presented to get team members’ input on the issues and opportunities identified by the Consultant and City staff. Then, the Consultant will take the Advisory Committee through a series of meetings as the plan takes shape. The Consultant will rely on the Advisory Committee for important feedback throughout the process, particularly as the recommendations and implementation strategies are formulated. A total of four Advisory Committee meetings will be held.
1.7
Public Forum #1 – Community Goal Setting
The Consultants will work with City staff to hold a kick-off Public Forum focused on introducing the planning project to the community and gathering input to determine key planning themes and craft community goals. The event will include a summary of existing conditions and a review of draft goals and objectives, which will be based on the issues and opportunities defined to date and the relevant goals set forth in previous plans. The Consultant will engage participants in a dialogue about the City, asking participants to identify the assets to protect while describing the changes they expect—and desire—over the next several years. Following the forum, the Consultants will take the public input received and use it to prepare revised draft goals to then confirm with stakeholders at Public Forum #2. 34
City of Lenoir | Comprehensive Plan Update
Proposed Process Phase 2: Plan Development 2.1
Land Use Alternatives
The Consultant will develop up to two future land use plan options for the study area. Each will represent a future development pattern based on a policy direction as determined through the project team’s assessment of the area and applying potential policies that address the overall goals of the City. The focus of this work will be on determining the highest and best use of land while respecting the community’s goals for the future. The results of the analyses in Phase 1 will inform these tasks. NOTE: The goals will be the basis for “measures of effectiveness” or the metrics we will establish to evaluate performance and weigh the pros and cons of each alternative. The alternatives will be used as a starting point in the Community Workshop (Task 2.3) and will be reviewed with the Client in advance.
2.2
Subarea Concepts
In many cases, one of the most helpful ways of communicating the spirit of the overall plan is by demonstrating the results of putting it into action. To this end, the Consultant will also prepare two (included) or more (optional) conceptual subarea plans. Each conceptual plan will illustrate possible development design at a specific location, providing policy guidance to specific neighborhoods and/or corridors within city limits (i.e., “subareas”). At this level of detail, the Consultant can graphically express more specific ideas pertaining to building form, mixture of uses, infill development approaches, street pattern and streetscape, parks and open space, etc. 2.2.1
Neighborhood Planning and Outreach
In developing subarea concepts, the Consultant will conduct up to two cooperative neighborhood planning exercises in the communities of West End and Whitnel. As part of each exercise, we will discuss the issues of disinvestment and brainstorm ideas for encouraging reinvestment and solutions for housing stabilization. These exercises will serve as models for the facilitation of additional cooperative neighborhood planning exercises elsewhere in the city. (Refer to Meeting-in-a-Box in Task 1.2.3.)
2.3
Community Workshop – Bringing the Vision into Focus
The Consultant will facilitate a one-day design workshop. The event will include opportunities for interaction between the Consultant, staff, leaders, citizens, and other stakeholders. The purpose of the event is to accomplish the following: •
evaluate land use alternatives, and arrive at a preferred Future Land Use & Conservation Plan map; and
•
continue work on one (included) or more (optional) conceptual subarea plans while receiving input from participants.
Note: Products of the workshop will be provided in draft form at the conclusion of the workshop and will be finalized following the second public forum.
City of Lenior | Comprehensive Plan Update
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Proposed Process 2.4
Public Forum #2 - Community Presentation
At the conclusion of the workshop, the Consultant will prepare a presentation to summarize the activities and the input gathered at the event. We will seek additional feedback on possible map refinements to create a “Preferred” Alternative and ideas for further refining the conceptual illustrations.
2.5
Land Use & Conservation Plan Map (“Vision”)
Following Forum #2, the Consultant will prepare the “Preferred” Alternative and finalize the conceptual illustrations. 2.6
Supporting Transportation Network Concept
The consultant will analyze the City of Lenior’s existing transportation infrastructure to identify needed improvements to the network. The Consultant will develop a hierarchy of street typologies to identify how the city can meet growing transportation needs and connect to future development opportunities. The typologies will include standards and guidelines for how the network can be designed to ensure consistency throughout the city. Key features to be included in the plans are multi-modal strategies, public transportation analysis, and safety considerations. The final recommendations will focus on creating a diverse, connected network that enables all users to reach key destinations and the role of the City in meeting the growing demands for better mobility.
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City of Lenoir | Comprehensive Plan Update
Proposed Process Phase 3: Direction & Documentation 3.1
Policy Recommendations & Implementation Strategies
The Consultant will draft a set of policy recommendations tailored to meet the needs and expectations of the City. The plan will also include a full complement of strategies to pursue in the short, medium, and long term. These policies and strategies will be organized under the goals for the future, as expressed in the plan, to show the link between the updated community vision and the actions the City and its partners (i.e., neighboring jurisdictions and area institutions, agencies, and organizations) will take to implement it. The menu of tools will include those that can be employed at the local level as well as opportunities for regional coordination and private sector participation. The “toolbox” may include an assortment of ideas, such as regulatory and incentive-based tools, capital projects, funding mechanisms, model ordinance provisions, programs that foster local government collaboration, and programs that attract private investment, particularly catalyst projects. The Consultant will draw on best practices in North Carolina and across the U.S. to ensure that a broad range of creative ideas are considered in response to City’s needs.
3.2
Implementation Action Plan
The Consultant will further assist the Client by creating an Action Plan, an effective implementation strategy that translates the plan into community-supported initiatives. The Consultant will begin by conducting a special Implementation Feasibility Assessment in collaboration with key staff, and then solicit input from elected officials and the community. This work will identify a list of priority projects to pursue in the short term, organized in a table that lists the lead parties responsible for each project, along with the level of funding needed, potential sources of funding, and next steps. The result will be an impactful and manageable portfolio of implementation measures that helps the City move quickly and effectively from planning to implementation. The Action Plan will serve as an effective tool not only in guiding the implementation activities but also in measuring progress and reporting successes.
3.3
Optional: Public Forum #3 - Realizing the Vision
The Consultant recommends and will facilitate a third public forum to present the Future Land Use & Conservation Plan map (Preferred Alternative) and supporting illustrations along with recommendations and implementation strategies, and solicit community input.
3.4
Production / Presentation of the Plan
The Consultant will produce a user-friendly document that will help facilitate plan implementation. The first draft will be intended for review by the Client and Advisory Committee. A second draft, the “Public Draft,” will incorporate feedback on the first draft and will be delivered to the Client in electronic form for distribution via the website. Following an adequate review period, the Client will compile a single set of public review comments and deliver it to the Consultant. Once appropriate approval is gained, we will develop the third/final version of the plan document. TOWN OF BUTNER, NC GATEWAY ZONING DISTRICTS How do you help a community comply with updated state planning statutes and implement its new Comprehensive Plan? Prepare a 160D ordinance update and draft new formbased zoning districts for town gateways to match the updated community vision. The Town Council unanimously adopted the new districts in April 2022. Green Heron Planning was the consultant on this project. City of Lenior | Comprehensive Plan Update
TOWN OF VALDESE, NC UNIFIED DEVELOPMENT ORDINANCE How do you help a small town modernize its development ordinances? Combine the zoning ordinance and subdivision regulations into a Unified Development Ordinance with a more user-friendly design, provide legal updates, remove conflicting language, and modernize key sections to reflect the changing needs of a growing community. This project is currently underway. Green Heron Planning is the consultant on this project. 37
Proposed Process We recommend a format that allows the plan to exist on the City’s website in five parts as follows: Section
PDF for viewing and downloading
VideoRecorded PowerPoint Presentation
Flipbook
Other (e.g., GIS)
Notes
PART 1: INTRODUCTION PART 2: LENOIR TODAY
A series of posters with infographics and imagery to convey issues and opportunities.
PART 3: THE VISION FOR LENOIR
This is the document the City will most likely print for distribution.
PART 4: REALIZING THE VISION
This will be printed frequently, especially as implementation efforts get underway. The Action Plan that stems from this section will likely exist outside of the adopted plan document.
APPENDIX
Noted in green text in deliverables list.
(Optional) EXECUTIVE SUMMARY
May be a brochure/poster or Map Story
3.5
Board Review and Plan Adoption Support
The Consultant will make presentations to the Planning Board and City Council (up to two presentations total) as part of the adoption process.
3.6
Optional: Executive Summary
An executive summary of the plan will be prepared. The Consultant will design this illustrative piece in a costeffective manner. The end product will serve as a marketing tool for the implementers of the plan, helping them “sell” others on the vision and methods for achieving it. It may take to form of a brochure that unfolders into a poster or an interactive map (“Map Story”).
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City of Lenoir | Comprehensive Plan Update
Proposed Process Deliverables ALL PHASES •
Presentations for each meeting in Scope (PPT or PDF format)
PHASE 1 •
Project Schedule
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Community Engagement Strategy
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Community Engagement Support, as determined by the Client
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Data Inventory (MS Excel XLSX format)
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OPTIONAL: Policy Review: Summary of Relevant Adopted Plans, Studies, and Ordinances (MS Word or Excel format)
•
Existing Conditions Maps (hard copy displays and PDF format)
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PLAN PART 1: INTRODUCTION
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PLAN PART 2: LENOIR TODAY - Existing Conditions Summary (PDF format) – This will be formatted as display boards for use in public forums and later converted for inclusion in an appendix to the Comprehensive Plan.
PHASE 2 •
Initial Future Land Use & Conservation Alternatives (PDF format)
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Subarea Concepts (PDF and JPEG formats)
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Draft and Final Preferred Alternative - Future Land Use & Conservation Plan map (PDF or JPEG format)
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Draft and Final Subarea Concept(s) (PDF or JPEG format)
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PLAN PART 3: THE VISION FOR LENOIR – Goals & Objectives, Future Land Use & Conservation Plan Map, Place Type descriptions, and Subarea Concept(s)
PHASE 3 •
Draft Recommendations and Strategies (MS Word format)
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Action Plan (MS Excel and PDF formats)
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PLAN PART 4: REALIZING THE VISION – Recommendations and Strategies
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Draft and Final Comprehensive Plan Documents (MS Word, PDF, and/or INDD formats)
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Community Engagement Summary (PDF format)
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Images in Comprehensive Plan (JPEG format)
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GIS map files (ArcMAP 10 format, for future land use and transportation)
•
OPTIONAL: Draft and Final Executive Summary Document (PDF and INDD formats, or Map Story)
NOTE: Several deliverables will comprise the APPENDIX of the Plan. They are identified with green text.
City of Lenior | Comprehensive Plan Update
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Project References Joshua Watkins
Adam Lovelady
Planning Director, Town of Cramerton
Associate Professor of Public Law and Government, UNC School of Government
[formerly] Planning Director, Town of Harrisburg Contact him at Town of Cramerton, NC: Planning & Zoning Department
adamlovelady@sog.unc.edu 919.962.6712 •
155 North Main Street Cramerton, NC 28032 jwatkins@cramerton.org 704.879.7637 •
Projects: Harrisburg Area Land Use Plan 2010, Morehead West Area Plan, Harrisburg Area Land Use Plan Update 2018
Projects: Chapter 160D Statewide Guidance, Training, and Technical Assistance Program (won 2021 APA-NC Planning Award), PlanNC Guidebook and Training Program, NC Historic Resilience Community Planning Guidance and Training Program.
Katie Rhyne Town Planner
Bryan Coates, AICP
Town of Butner
Planning Director
krhyne@butnernc.org
Town of Wendell
919.283.6983 •
409 Landing View Drive Wendell, NC 27591 bcoates@townofwendellnc.gov
Larry Johnson
919.366.6888 or 919.365.4448 •
Projects: Town of Butner, NC Gateway Zoning Districts
Project: Blueprint Wendell 2030 (Comprehensive Plan)
Planning Director Town of Valdese ljohnson@valdesenc.gov
Warren Wood
828.879.2124
City Manager
•
City of Hickory 76 North Center St.
Ashley Ownbey
Hickory, NC 28601
Development Director
wwood@hickorync.gov
City of Mebane
828.323.7400 •
Projects: Inspiring Spaces Master Plan, US-321 Corridor Land Use and Development Studies
AOwnbey@cityofmebane.com 919-563-9990 •
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Projects: Town of Valdese, NC Unified Development Ordinance
Project: Mebane UDO Updates
City of Lenoir | Comprehensive Plan Update
Project Timeline The proposed project timeline indicates a series of logical steps from project initiation to preparation of the final report and presentation. It reflects a 10-month process, a timeframe that allows for an extended adoption period, if needed, while adhering to the schedule envisioned by the City. If necessary, the schedule may be adjusted to accommodate holidays, avoid regularly scheduled meetings, etc. Since this process is a collaborative effort, all phases of the project will involve regular communication to discuss progress and products of the work. The final schedule for the planning process will be established in the initial stage of the project and will be designed to meet the objectives discussed during contract negotiations.
City of Lenior | Comprehensive Plan Update
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Cost Proposal Generally, the effort required is largely determined by the overall scope of the project and the level of involvement by City staff. Our firms take pride in delivering high-quality services and products to clients in a timely and costeffective manner. We understand that price is always a factor in any project. Therefore, we will provide an honest assessment of the time required to complete portions of the project that are mandatory and those that are recommended but optional. Also, we offer ways to engage staff in the work as a way of reducing costs. (Refer to the “Alternatives / Additions” column in the table below.) This team can also help City officials understand the most effective approach to phasing a project in a manner that prioritizes critical tasks and defers other tasks until such time as funds become available.
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City of Lenoir | Comprehensive Plan Update
City of Lenior | Comprehensive Plan Update
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“Meg and her team have been instrumental in developing consistent, functional land use plans for our growing community. From comprehensive town-wide land use plans to intensive small area studies, her insights have helped our town better prepare for the future. If you’re considering hiring Nealon Planning, expect a full-service experience, including engaging with the public and stakeholders, indepth data analysis, and clear, concise documentation that’s easily understood by professionals, elected officials, and the public.” --Josh Watkins, Planning Director, Cramerton, NC
704.904.0219
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megnealon@nealonplanning.com
City of Lenoir | Comprehensive Plan Update
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Hickory, NC