Approach To Land Planning

Good land planning is commonly held to be the result of balancing the suitability of the site with the development programming needs against creating a high quality environment. However, successful land planning requires a third component - the integration of the project into broader plans for the surrounding area.

This integration is needed to ensure that the project is in step with the community's plans for growth management in areas such as traffic/transportation, land use, urban design and fiscal policy. The prospects for obtaining local approval are greatly enhanced when integration with community plans is demonstrated.

To do this, the planning ramifications extend beyond the site's boundaries and must be addressed early on in the land planning process. The result is a more comprehensive approach to land planning assignments which identifies potential conflicts with local government and surrounding development. It also produces a better plan.

LAND PLANNING EXPERIENCE

Land planning has been a major component of Camiros' practice since the firm's founding in 1976. Since that time, the firm has carried out a diverse range of office, commercial, residential and mixed-use land planning assignments for both large and small development clients. Brief accounts of some Camiros assignments are described below as examples of the firm's range.

Spring Creek Planned Development

Camiros prepared a comprehensive development plan for this 1,600-acre planned development community in southwestern Cook County. Consisting of approximately 6,000 dwelling units, Spring Creek also contained a Town Center commercial/public use area that served as a focal point for the community. Residential neighborhoods ranged in style from naturalistic countryside clusters to more formal traditional neighborhood areas. The plan also coordinated the conservation of valuable natural resources, the provision of a full range of public services, and transportation needs.

Cross Pointe Commerce Center

On this assignment, Camiros was responsible for leading a team of professionals in the preparation of a Master Plan for a 180-acre office/commercial park in Evansville, Indiana. Responsibilities included identifying all development programs, defining site design criteria, and formulating a Master Plan which responded to the development constraints and design criteria while, at the same time, allowing for sequential implementation of the plan.

Indian Creek Club

Camiros served as the project team leader in the preparation of a master plan for this 400-acre planned residential development in Long Grove, Illinois. The concept behind this project was to integrate the natural features of the site, including mature oak/hickory woods, wetlands and gently rolling topography, with 203 home sites. A high degree of design refinement and attention to detail were integral parts of this project. Camiros coordinated the activities of a civil engineer, environmental consultant, soil survey specialist and tree surveyor to provide the information needed to create a plan of this type. To achieve a high level of refinement, all residential lots, roads, clubhouse amenities, open space and other program elements are precisely located to preserve natural features and impart a visual continuity reflective of the design concept.

Scottish Glen of Huntley

Camiros, Ltd. prepared a preliminary Master Plan for a proposed 1,100-acre golf course residential community in Huntley, Illinois. The development program consisted of an 18-hole championship golf course, 2,400 residential dwelling units, and an 80-acre industrial park site.

Settler's Hill Landfill

On this assignment, Camiros provided a high level of master planning, programming and plan implementation materials for this 500-acre waste management landfill facility. In addition to providing an in-depth analysis of the site, Camiros staff worked closely with the Kane County Forest Preserve to formulate a program of active and passive recreational uses for the site. Upon closure of the landfill facility, the Forest Preserve then operated the site as a major regional recreational facility. This program included two 18-hole golf courses, a downhill skiing facility, equestrian facilities and passive recreational uses. For completion of the landfill, detailed plans were developed by Camiros to control site access and circulation, grading, and drainage. The final grading and drainage plans, which control the form of the landfill and, therefore, its reuse options, were prepared by Camiros and integrated into the permit application. Although the context of this project is different from traditional master planning, it illustrates considerable expertise in programming, site planning and incorporating the Master Plan into final construction documents.

Foxborough Estates Subdivision

Camiros prepared a master plan for a 160-acre single-family development in Kildeer, Illinois. With input from Camiros staff, the project engineer prepared construction drawings based on the Master Plan and the Camiros staff prepared wetland mitigation materials for the second phase of construction.

Odlum Farm Property

Camiros prepared a series of mixed-use, land use concept plans for this 550-acre parcel in Hanover Park, Illinois. A preferred concept was refined to delineate a proposed development program, site access, on-site circulation, and floodplain/wetland and detention areas.

Lakemoor Regional Shopping Center

Camiros assisted Homart Development Company in the planning of the regional shopping center in Lakemoor, Illinois. Camiros assisted in the preparation of the site plan, development impact analysis, the creation of a new shopping center zoning district for Lakemoor, and development approval testimony.

Glenview Naval Air Station Reuse Plan

On this project, Camiros served as the team leader for the preparation of a consensus reuse development plan for a 1,100-acre site at the former Glenview Naval Air Station (GNAS). This involved working with a community planning group (Task Force) that included the Village of Glenview and five other local taxing districts to build a consensus plan. Major challenges faced by the planning team and Task Force in developing a reuse plan included managing the anticipated fiscal and financial change, identifying realistic market-responsive development alternatives, and balancing conflicting interests. The consensus reuse plan reflected a variety of land uses including 250-acres of residential, 150-acres of office/warehouse, 25-acres of commercial/retail, and over 400-acres of public and private sports and recreational facilities and open space.

The Brickyards Development

On this project Camiros, Ltd. served as the team leader on the preparation of a development Master Plan for this 120-acre office/mixed-use project on the site of a former landfill along Lake Cook Road in Deerfield, Illinois. This involved analyzing site conditions, assisting the client in establishing the development program, incorporating all site and development features into the Master Plan, and securing development approval. Once the plan was adopted, Camiros worked with the client to design the individual parcels within the project in a manner consistent with the plan. The major accomplishments of this project included devising a land swap between the client and the municipality to exchange spoiled land for developable ground, facilitating the extension of Pfingsten Road north of Lake Cook Road, and creating a quality development in spite of the severe restrictions imposed by the underlying landfill.