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Rosewood Choice Neighborhoods Plan
Austin, TX
The Rosewood Choice Neighborhoods Plan employed a comprehensive approach to neighborhood planning by revitalizing the distressed Rosewood Courts public housing complex while investing and leveraging investments in well-functioning services, high quality public schools and education programs, high quality early learning programs and services, public assets, public transportation, and improved access to jobs. The Rosewood Choice Neighborhoods Plan was developed with the active involvement of Rosewood Courts residents, community leaders, residents of the City’s designated Rosewood and Central East Austin planning areas, City staff and a variety of affordable housing, education, and social service providers who have long-standing relationships with the Housing Authority of the City of Austin (HACA) and the Rosewood community.
The vision of the Plan is that the Rosewood Choice Neighborhood becomes a stable, true mixed income community that respects the different cultures and values of area residents today and tomorrow. Rosewood Courts enhancements reflect the historic and cultural significance of the site while accommodating the needs of both current and future residents. Rosewood Courts families and other low-income neighborhood residents have the support and services needed to help them move their families from poverty to prosperity.
Southside Neighborhood Plan
Birmingham, AL
The Housing Authority of the Birmingham District (HABD) completed a planning process in Birmingham’s Southside Neighborhood, focused on revitalizing the 455-unit Southtown Court public housing development. Though focused on Southtown Court, the process was structured to have a positive impact on the entire Southside neighborhood through efforts aimed at revitalizing, improving, and investing in the community.
Area residents, community groups, business owners, and other stakeholders worked together to undertake the strategic planning needed to transform the Southside neighborhood into a more viable and sustainable mixed-income community that supports positive outcomes for all residents.
The vision for the Southside neighborhood developed by residents is that of a culturally vibrant, diverse, accessible community rich in economic, social, and educational opportunities that are accessible to all families. The Southside Neighborhood Plan will ensure that current residents benefit from this transformation by preserving affordable housing in the neighborhood.
Southtown Court will be an energy efficient, mixed-income, mixed use development that will provide space for important community uses that connect disadvantaged residents to emerging economic opportunities.
Since completion of the Plan in 2016, a development team has been selected to lead the Plan’s implementation.
Community Action Plan
Bowling Green, OH
The Community Action Plan (CAP) is a community-led, collaborative effort that describes strategies to improve the quality of life for residents throughout the City, with a focus on identifying projects for the City’s East Side and neighborhoods surrounding downtown Bowling Green. Development of the CAP has been directed by several goals including generating a stronger owner-occupied household market, attracting and retaining professionals and young families, developing high-quality rental units, encouraging greater investment toward improving existing properties, and establishing better community connections. The CAP has also been guided by comments received through the planning process and community engagement, such as the need to address lifestyle conflicts between homeowners and Bowling Green State University students, lack of housing diversity, ineffective zoning regulations, and misunderstandings related to code enforcement.
As part of the CAP, the Court Street Connects Festival was a free, family-friendly celebration and engagement opportunity, offering a venue for the community to consider and suggest private and public improvements to an important corridor. The centerpiece of the event was the testing of a “complete streets” approach to Court Street through the temporary installation of an on-street bicycle lane and other pedestrian enhancements.
Comprehensive Plan & Downtown Plan
Bourbonnais, IL
A key impetus for updating Bourbonnais’ 2006 Comprehensive Plan was to reflect the new realities of real estate development and the general economy. The 2006 Comprehensive Plan was based on high growth and significant expansion of the Village’s boundaries, neither of which are likely to occur in the foreseeable future, largely due to the 2007/2008 economic downturn. Camiros prepared the Bourbonnais’ Comprehensive Plan, adopted in 2013, and vision for its future with guidance from five main themes: 1) sustainability, 2) new market realities, 3) comprehensive mobility, 4) key nodes of development, 5) and connections to local natural resources. A number of recommendations in the adopted Comprehensive Plan were informed by Camiros’ prior work in the Village of Bourbonnais, including the Village’s Downtown Plan, completed in 2010. The residents of the Village desired to create a downtown environment that would foster a sense of pride, heritage and excitement within the area of the community’s original 1830’s settlement. Camiros responded to this vision by proposing a combination of public improvements to support the existing land use pattern, and a development strategy that can be implemented over time to accommodate new uses and future growth while preserving older buildings to retain the downtown’s heritage as possible.
Choice Neighborhoods Plan
Brownsville, TX
In true Brownsville fashion, it all started with a fiesta. On September 7, 2016, The Housing Authority of the City of Brownsville (HACB) held an outdoor Choice Neighborhoods (CN) kick-off celebration attended by over 500 local residents.
Since then, over 60 meetings, events and activities have generated incredible excitement and momentum towards positive change in the Buena Vida Choice Neighborhood. Along the way, significant local capacity has been built that will ensure implementation success.
HACB and the City of Brownsville (COB) have partnered to lead efforts to transform the Buena Vida public housing complex and the surrounding Buena Vida neighborhood into a vibrant and resilient community of opportunity and choice.
The Buena Vida neighborhood is directly adjacent to Downtown Brownsville and within a mile of the International Brownsville Gateway Port of Entry into Mexico. The neighborhood is 97% Hispanic and 57% of residents are below the poverty level.
The Choice Neighborhood Plan builds HACB’s long-term commitment to maximize partnerships to increase the supply of affordable housing, help HACB residents become fully self-sufficient, and contribute to the strength of Brownsville neighborhoods. As partners and residents began to work together to create the CN Plan, “Creating Community Connections” has emerged as the shared vision.
Chicago Riverwalk Management Study
Chicago, IL
Chicago’s long-held vision for establishing a continuous Riverwalk along the Chicago River within the City’s Central Area is within reach following the conclusion of agreements and financial assistance with the federal government. As plans for the construction of the Riverwalk are being finalized, the City has begun to focus on operational considerations involving revenues and costs associated with the Riverwalk, and putting into place an entity to manage the operation and promotion of the Riverwalk. The City selected Camiros to head a multi-disciplinary consulting team to study the potential for revenue generation and likely maintenance/operations costs, and to delineate the structure of a management entity to operate the Riverwalk.
In financial terms, the City would like the Riverwalk to be self-sustaining, that is, for revenues derived from the Riverwalk to be sufficient to cover operating and maintenance costs, as well as debt service on the federal loan funding Riverwalk construction. Since the design and programming of the Riverwalk was not done with this goal in mind, the Camrios team was required to not only project revenues and costs based on current plans, but to assess the potential for enhanced financial performance through re-programming of those sections of the Riverwalk which have not yet undergone final design.
The Camiros study identified a likely revenue shortfall, but identified a number of creative initiatives to add significant revenue sources to bridge the gap. These initiatives included re-programming the largest section of the Riverwalk to expand associated indoor retail space and to generate revenue within outdoor space. Other initiatives suggested potential development of unused space in the area east of Michigan Ave.
CMAP Arts & Culture Toolkit
Chicago, IL
Camiros worked with the Chicago Metropolitan Agency for Planning to develop an Arts & Culture Toolkit for municipalities within the Chicago region. The toolkit is designed to help planners and municipalities develop strategies and techniques for attracting and accommodating arts and culture within their communities, an important component in increasing attractiveness, livability, and quality of life.
The toolkit provides detailed information on a variety of arts and culture uses, as well as information regarding their primary needs and potential secondary impacts. It also details implementation steps that can be taken by communities, broken down into four main components: preparation, participation and input, assessment, and regulatory implementation.
Not designed to be a shelf document, the toolkit provides model regulatory language that can be adapted by municipalities to define allowed arts and culture activities within a zoning district, standards for uses to mitigate impacts, provisions to allow and encourage the adaptive reuse of existing structures, and guidance for communities interested in creating an arts district.
The toolkit also includes case studies from communities both within the region and around the country highlighting policy goals and regulatory strategies, and appendices linking to additional resources that communities may find helpful on specific topics such as pop-up installations and public art.
View the toolkit here.
Downtown/East Side Choice Neighborhoods Plan
Chicago Heights, IL
The Housing Authority of Cook County (HACC) and the City of Chicago Heights received a Choice Neighborhood
Planning Grant from the U.S. Department of Housing and Urban Development to develop a neighborhood transformation plan to provide better housing, improved schools and youth programs, additional educational opportunities, better transportation, and access to jobs to the residents of the Sunrise, Mackler and Bergen target housing properties and the Downtown/East Side Choice Neighborhood.
The planning process reflects a comprehensive approach to neighborhood transformation that places residents and other stakeholders at the core of the effort. A variety of activities are being implemented to involve residents and stakeholders including large community meetings, resident meetings, Working Group meetings, and online feedback.
A “Resident Ambassador” program was created to train residents of Chicago Heights to play an integral role in the
planning process, while informing and engaging with their fellow residents about the Plan. Camiros is committed to creating a public process that encourages neighborhood residents and businesses to participate in the creation of a shared vision. The end result of this planning process will be a Plan to improve the quality of life and safety for current residents and attract new residents and private investment to the neighborhood.
Noble Road Corridor Plan
Cleveland Heights, OH
Initiated by FutureHeights, Inc., and in cooperation with the Noble Neighbors, the cities of Cleveland Heights and East Cleveland, and the Northeast Ohio Alliance for Hope (NOAH), the Noble Corridor Plan builds upon a long history of civic pride and community involvement in the Noble Neighborhood to create a planning process that reflects thoughful and comprehensive approaches to corridor transformation.
Camiros is committed to creating a public process that encourages neighborhood residents and businesses to participate in the creation of a shared vision. Camiros has utilized innovative and proven approaches to civic engaement such as community meetings with digital live-response polling, as well as youth engagement activities
that ensure residents of all ages have the opportunity to influence their neighborhood. Over the course of the planning process Camiros works to balance the needs and desires of all corridor stakeholders and municipalities so the final plan benefits the residents of both Cleveland Heights and East Cleveland, while also appealing to visitors and potential new residents.
By placing residents, businesses and other stakeholders at the heart of the planning process, the end result of this effort will be a Plan that improves quality of life in the Noble Corridor by promoting connectivity within and around the area, enhances the sense of place, and lays the groundwork for equitable future development.
Comprehensive Plan
Decatur/Macon County
Camiros created a comprehensive plan to help guide development and maximize investment in the City and County over the next twenty-five years. To set a course for the creation of the plan, an extensive visioning process was established that reached out to the community for insight and input through various channels, including focus groups, numerous town hall meetings, a countywide survey, public visioning sessions and a community leader’s breakfast. The plan is structured to address four key topics, or themes—
- Balanced land conservation and development: to focus urban development within the limits of the City within a designated growth boundary, which helps to optimize the maintenance of prime agricultural land.
- Accessible and connected region: to ensure regional movement aimed at accommodating major truck access to the employment and manufacturing centers of the City with minimal impact upon community centers and neighborhoods.
- High quality of life community: with a focus on older neighborhood revitalization and reinvestment.
- A sense of pride in place: to rekindle the spirit and support of the citizenry in the community through a range of physical improvement and programmatic actions.
The plan provided major recommendations for improvement and reinvestment in the city center, the development of its major transportation corridors, improved public access to Lake Decatur, a main recreation resource, strengthening of airport-supportive employment and commercial activities and the development of an agricultural research park which tied to the Farm Progress Show and Richland Community College.
Annie Glidden North Revitalization Plan
Dekalb, IL
The goal of the Annie Glidden North Revitalization Plan was to create a visionary guiding document that sets forth the strategic direction for revitalization of the AGN Neighborhood, located just north of Northern Illinois University (NIU), through addressing root causes of the issues that have led to its decline. The Plan provides guidance for initiatives that can transform the AGN Neighborhood into a desirable area to reside in or visit.
Development of the Plan has been directed by several goals including improving safety and security, generating commercial redevelopment, developing high quality rental units for a mix of incomes, attracting greater investment toward improving existing properties, improving existing assets, and establishing better connections to jobs and services. The Plan has also been guided by comments received during the planning process, such as the need to address lifestyle conflicts between families and NIU students, lack of housing diversity and issues with current zoning regulations. In order to advance the vision of the community and address these issues, the Plan outlines and prioritizes a suite of proactive and reactive neighborhood initiatives and policy recommendations based on both local understanding and national best practices.
Neighborhood Plan
Easton, PA
The Neighborhood Plan is a collaborative effort led by the community that builds on a strong foundation of previous planning initiatives. The Plan describes strategies to improve quality of life for residents of the West Ward community and identifies catalytic projects and initiatives based on stakeholder-identified planning principles.
The overall goal of the Plan is to ensure that the West Ward continues to become a place of choice rather than necessity.
The Plan goes beyond bricks and mortar to address broader issues such as education, safety, healthcare and the support services network, all of which will help residents of all ages and incomes maintain their health
and achieve financial stability. A focus on promoting arts and culture, improving access to open space and enhancing mobility acknowledges the importance of these elements to a community’s economic competitiveness and quality of life.
The Plan led to an award from the State of Pennsylvania’s neighborhood partnership program (NPP). NPP is a long term collaboration of business, government, and community leaders to produce a comprehensive, asset based and relationship driven approach to community development.
Choice Neighborhood Plan
Flint, MI
The City of Flint and the Flint Housing Commission (FHC) were awarded a HUD Choice Neighborhoods Planning Grant for the South Flint community and the public housing complex, Atherton East property. The grant funded the creation of a Plan that includes strategies for greatly improving housing for current Atherton East residents while bringing the community together in a series of conversations aimed at building better and stronger local relationships, increased job opportunities, and improved services. The Community Plan advances the City’s Master Plan and recommends strategies that address the development of high-quality housing options for Atherton East residents and neighborhood amenities for all of South Flint.
Over the course of the two-year planning process, the Planning Team, led by Camiros, worked directly with the community through a series of community meetings, early action projects, and an FHC-adminstered community preferences survey. Accomplishments from the planning process include a new bus stop within Atherton East and the selection of a developer to create a new mixed-income community to replace Atherton East housing. The City of Flint was recently awarded a $30 million HUD Choice Neighborhoods Implementation Grant.
www.imagineflint.com/PlanImplementation/ChoiceNeighborhoods.aspx
Downtown Plan
Fort Dodge, IA
Camiros worked with City staff and a local Steering Committee to develop an action plan that identified goals and initiatives aimed at restoring focus on downtown Fort Dodge. Fort Dodge, Iowa is facing issues all too common to mid-sized, post-industrial cities in the US. The City’s downtown is oversized relative to the current population, and commercial development on the urban fringe is making it difficult for downtown retail to thrive. Fortunately, Fort Dodge is rich with history and character, and is led by local officials who recognize the importance of an active and vital downtown for retaining residents and drawing visitors.
Revitalizing downtown Fort Dodge requires overcoming many challenges, including an inadequate public transportation system, an underutilized waterfront, and a lack of housing opportunities for professionals working in the region.
As a result of the planning process, Camiros recommended transportation enhancements to bring people in and out of downtown, a new Central Park, and a renewed waterfront with an ecological preserve. New housing was also proposed, situated to take advantage of scenic viewsheds along the Des Moines River corridor. Design guidelines included policies to ensure new development complements the historic character of the downtown core.
Finally, a detailed action plan identified strategies to help attract new housing and retail development to the downtown. Camiros was honored to receive Iowa APA Excellence Award for Best Practice for the Fort Dodge Downtown Plan.
Downtown Plan
Fort Dodge, IA
In 1995, the U.S. Navy closed the Glenview Naval Station (GNAS) leaving this suburban Chicago community with 1,200 acres of developable land. Camiros led the community’s development of a consensus reuse plan that was required prior to transfer of the base to the Village. The public infrastructure improvements needed to transform this former military base into a vibrant part of Glenview were being funded through a tax increment financing district that Camiros worked with the Village to create. After establishment of this district, the Village then began marketing the site to residential and commercial developers.
The Urban Land Institute awarded The Glen the Award for Excellence, the planning industry’s most prestigious honor in both North and South America. This highly successful plan includes single-family homes, multi-family residential units, three senior housing complexes, and a variety of recreational uses. The community also gained a new commuter rail station with parking for 1,500 cars.
The impact on the Village of Glenview has been tremendous with the creation of thousands of jobs as a direct result of The Glen. This new neighborhood is projected to hold a total value of $1.1 billion and create an estimate of $1.6 billion in regional sales volume.
South Division Corridor Plan
Grand Rapids, MI
The intent of the South Division Corridor Plan is to create a framework for equitable future development by planting the seeds necessary to lift up existing businesses and residents, create new opportunities for a
sustainable mix of housing, businesses, and institutions, and to raise overall quality of life. These efforts will work toward stabilizing neighborhoods, rather than attempting to supplant existing businesses or residents.
The corridor contains thriving areas, areas where there is hope, and areas where much work continues to be needed. The Planning team, led by Camiros, seeks to improve the neighborhood through efforts aimed at revitalizing, improving and investing in the community. The Plan will be an “Area Specific Plan” as part of the City’s Master Plan and will be based on 6 major principles: Meaningful Engagement, Development without Displacement, Economic Opportunity, Transportation and Infrastructure, Community Identity, and Quality of Life.
Fairfield Innovation Plan
Huntington, WV
After being selected as the Grand Prize winner in the America’s Best Communities competition, the City of Huntington and the HuntingtonWV Housing Authority (HWVHA) received a Choice Neighborhood Planning Grant for the former Northcott Court site and the Fairfield Community.
The Fairfield Innovation Plan is designed to work with Fairfield residents to identify ways to improve their quality of life through improved housing, increased job opportunities, better services and infrastructure, and healthier commercial areas. The Innovation Plan will also help identify specific projects and step to help implement the vision and initiatives developed through the America’s Best Community Initiative.
The City of Huntington and the HuntingtonWV Housing Authority are committed to a one-for-one replacement of the demolished 130 low-income housing units from the Northcott Court site within the neighborhood. The Innovation Plan also seeks to leverage the purchasing and transformative power of the two nearby anchor institutions, Marshall University and the Cabell County Hospital, to help make the Fairfield neighborhood a better place to live and work.
Downtown Strategic Plan
Joliet, IL
The Downtown Strategic Plan seeks to provide a “roadmap” for the improvement of downtown Joliet. Downtown Joliet is a truly unique place with a paradox of tremendous assets along with a number of stubborn challenges to overcome. The assets include a rich heritage, strong architectural character, regionally significant uses, major entertainment and cultural attractions, and a strong rail and bus transportation network. Downtown Joliet can be very successful as a satellite urban center for the southwest suburban region, including portions of “downstate” Illinois. Significant downtown improvement can be accomplished by following a strategy that builds upon strengths and mitigates weaknesses. This strategic plan provided a realistic approach, one based on both private-sector and public sector investment.
The improvement strategy recognized downtown Joliet’s inherent role and function. The downtown evolved not as a suburban downtown, but as a true urban center. This is one of the downtown’s core strengths, and improvement should be based on the downtown functioning as a regional urban center, which contains a series of regionally significant uses as well as local/community oriented uses. This role and function reinforces the downtown’s existing strengths.
The development strategy described in the plan provided clear direction for actions and initiatives to drive real change in the downtown. The strategy identified for improving downtown Joliet was to make Joliet a mecca for young adults, which leveraged existing strengths, mitigated weaknesses, and would work in the downtown’s weak market context.
Northeast Area Master Plan
Kansas City
In 2017, the Unified Government of Wyandotte County/Kansas City, Kansas (UG), dedicated funding toward
development of the Northeast Area Master Plan. Residents, community groups, stakeholders, local businesses, planners, and those passionate about the neighborhoods that comprise the Northeast Area undertook
the comprehensive planning needed to transform the area into a more viable and sustainable mixed-income community that supports positive outcomes for all its residents. A process rooted in listening and learning forged the plan’s strategies, which are aimed at building stronger local relationships, increasing job opportunities, improving local housing and services, and addressing neighborhood safety and infrastructure. These strategies are organized around the themes of A Rich History, A Food Hub, A Healthy Community, and An Expanded Economy.
The UG dedicated $15,000 toward implementation of resident-selected early action projects, including a community grocery initiative, a medical clinic initiative, and a YouthBuild KCK model block project. The early action projects created positive momentum throughout the planning process, setting the stage for a successful implementation effort by the UG, neighborhood organizations, and the community.
Downtown Strategic Plan
Joliet, IL
The Downtown Strategic Plan seeks to provide a “roadmap” for the improvement of downtown Joliet. Downtown Joliet is a truly unique place with a paradox of tremendous assets along with a number of stubborn challenges to overcome. The assets include a rich heritage, strong architectural character, regionally significant uses, major entertainment and cultural attractions, and a strong rail and bus transportation network. Downtown Joliet can be very successful as a satellite urban center for the southwest suburban region, including portions of “downstate” Illinois. Significant downtown improvement can be accomplished by following a strategy that builds upon strengths and mitigates weaknesses. This strategic plan provided a realistic approach, one based on both private-sector and public sector investment.
The improvement strategy recognized downtown Joliet’s inherent role and function. The downtown evolved not as a suburban downtown, but as a true urban center. This is one of the downtown’s core strengths, and improvement should be based on the downtown functioning as a regional urban center, which contains a series of regionally significant uses as well as local/community oriented uses. This role and function reinforces the downtown’s existing strengths.
The development strategy described in the plan provided clear direction for actions and initiatives to drive real change in the downtown. The strategy identified for improving downtown Joliet was to make Joliet a mecca for young adults, which leveraged existing strengths, mitigated weaknesses, and would work in the downtown’s weak market context.
Southside Choice Neighborhoods Plan
Mobile, AL
The Southside is one of the most diverse areas in the entire City of Mobile. It is celebrated for its legacy of strength,
perseverance, leadership and resilience. For here, the convergence of advanced aviation manufacturing, robust railroads, transportation prowess, and strategic economic advancement merges with families who are eager, willing and striving for economic and lifestyle independence – reaching for their slice of One Mobile.
Neglected and marginalized from the economic and lifestyle prosperity blossoming throughout the City for far too
long, the Southside Neighborhood is a phoenix rising from the ashes of neglect and decay, and is becoming a premier community where vibrant and spectacular mixed-income, mixed-use, high-quality, safe and vibrant neighborhoods thrive.
The Choice Neighborhoods Planning Grant award enabled the Mobile Housing Board (MHB) to work with the residents of three of MHB’s Southside affordable communities, the broader Maysville community, and a
host of community residents, stakeholders and partners to outline opportunities to leverage the substantial investment that MHB intends to make to create a modern, mixed-income residential community that
will serve Mobile residents well into the future. The Southside Choice Neighborhood Plan chronicles the resurgence of the Southside, and points the way toward revitalization on a scale not previously seen in Mobile.
Milwaukee Avenue Corridor
Niles, IL
The Milwaukee Avenue corridor in Niles, Illinois, once the commercial center of the Village, is currently facing numerous challenges to successful redevelopment. The corridor lacks a discernible identity, a cohesive urban fabric, and a rational organization of land use and building form. There are also a number of physical design and traffic operations constraints that restrict transformative and comprehensive change, including high traffic, shallow lots, and irregular parcel configurations created by the corridor’s northwest radial orientation.
The Village of Niles hired Camiros to create a plan for the corridor, including alternative development scenarios, land use concepts, and specific redevelopment recommendations for a 2.5 mile long section of the Milwaukee Avenue Corridor, running through the heart of the Village. The intent of the planning process was to create a bold vision for the future of the Milwaukee Avenue corridor, create specific and implementable recommendations, and establish the framework for new form-based controls to be included in the Village’s Zoning Ordinance rewrite, also being done by Camiros.
Camiros developed three potential land use and redevelopment scenarios for the corridor, along with specific strategies that address issues of parcel assembly, roadway configuration and alignment, parking, access, and built form, among others. The strategies identified redevelopment sites and approaches to capitalize on opportunities for future density and Transit-Oriented development at key intersections and future Arterial Rapid Transit (ART) stops along the corridor. Concepts illustrating density, height, form, and building orientation were developed to inform the decision-making process.
Upon selection of a preferred scenario, detailed implementation strategies will be developed, and a mix of form-based and traditional zoning techniques, as well as design standards, will be established to ensure that future development occurs in accordance with established plans and policies into the future.
Milwaukee Avenue Corridor
Niles, IL
The Milwaukee Avenue corridor in Niles, Illinois, once the commercial center of the Village, is currently facing numerous challenges to successful redevelopment. The corridor lacks a discernible identity, a cohesive urban fabric, and a rational organization of land use and building form. There are also a number of physical design and traffic operations constraints that restrict transformative and comprehensive change, including high traffic, shallow lots, and irregular parcel configurations created by the corridor’s northwest radial orientation.
The Village of Niles hired Camiros to create a plan for the corridor, including alternative development scenarios, land use concepts, and specific redevelopment recommendations for a 2.5 mile long section of the Milwaukee Avenue Corridor, running through the heart of the Village. The intent of the planning process was to create a bold vision for the future of the Milwaukee Avenue corridor, create specific and implementable recommendations, and establish the framework for new form-based controls to be included in the Village’s Zoning Ordinance rewrite, also being done by Camiros.
Camiros developed three potential land use and redevelopment scenarios for the corridor, along with specific strategies that address issues of parcel assembly, roadway configuration and alignment, parking, access, and built form, among others. The strategies identified redevelopment sites and approaches to capitalize on opportunities for future density and Transit-Oriented development at key intersections and future Arterial Rapid Transit (ART) stops along the corridor. Concepts illustrating density, height, form, and building orientation were developed to inform the decision-making process.
Upon selection of a preferred scenario, detailed implementation strategies will be developed, and a mix of form-based and traditional zoning techniques, as well as design standards, will be established to ensure that future development occurs in accordance with established plans and policies into the future.
Higgins Road Corridor Plan
Park Ridge, IL
Camiros assisted the City of Park Ridge in developing a vision for the Higgins Road corridor, an arterial connection running through the community that parallels I-90, interfacing with the interstate at two different locations.
Working with a combination of both small infill parcels and large-scale redevelopment sites, Camiros’ corridor plan for Higgins Road establishes policies and project recommendations that leverage its existing interstate access and development potential, yet actively preserve the character of adjacent neighborhoods and quality-of-life that residents cite as a major draw to the community.
In addition to the overall corridor plan, Camiros also developed three-dimensional visualizations, in still frame and video formats. The visualizations were intended to illustrate the built impacts of proposed zoning policies, and clearly articulate the vision of the community for corridor’s future.
Barbara Jordan II Community Engagement
Providence, RI
The Barbara Jordan II Community Engagement Process was intended to foster a meaningful dialogue with Upper South Providence residents, anchor institutions, neighborhood organizations and other local stakeholders to create a vision for the redevelopment of Barbara Jordan II, 27 vacant properties situated on scattered sites totaling 2.75 acres.
Through community conversations, the community engagement process identified preferable housing typologies and onsite amenities, and opportunities for new mixed-income development, including at least 74 replacement affordable housing units and 34 returning housing vouchers set at very low-income. We also heard from the community that the HUD income guidelines do not necessarily reflect the income breakdown in the neighborhood. The community engagement process helped educate and chart a path toward developing affordable units at various income ranges for the Upper South Providence neighborhood.
As the final step in this process,a Developer Request for Proposals (RFP) will be released to select a developer team to carry out revitalization efforts based on community input.
Smith Street Corridor Plan
Providence, RI
Camiros was tasked by the City of Providence as the Planning Coordinator for the the Smith Street Revitalization Plan, an action agenda for neighborhood improvement for the area surrounding Smith Street within the Smith Hill neighborhood between I-95 and Tyndall Avenue. Based on existing neighborhood conditions and community feedback, and building off previous and on-going City planning initiatives, the Plan will include a series of goals and strategies related to the redevelopment of vacant and underutilized lots using the following considerations:
- Streetscape and mobility improvements;
- Cultural and arts planning that match the identity of the neighborhood;
- Education, safety, health, supportive social services; and
- Other quality of life factors that affect neighborhood residents.
Ellis Heights Choice Neighborhoods Plan
Rockford, IL
In 2011, the Rockford Housing Authority (“RHA”) was awarded a Choice Neighborhoods Planning grant by HUD to work with residents of Fairgrounds Valley and the Ellis Heights neighborhood to develop a plan to transform Ellis Heights and RHA’s Fairgrounds Valley property into a community of opportunity and choice.
RHA and its planning team, including more than 38 Rockford organizational partners began the task of creating a plan to improve housing, neighborhood conditions and the lives of people living in Ellis Heights and at Fairgrounds Valley.
The Plan established a positive vision for the future that could be achieved by pursuing community-based initiatives that addressed infrastructure reinvestment, housing redevelopment, improved education opportunities, job creation, health and human services, and public safety. The Plan stressed coordination and integration with significant ongoing city and regional programs. It sought to reorient the neighborhood from one of isolation into one strongly linked to Rockford’s economic engines. The Plan included 55 neighborhood improvement projects and programs. Another 37 partner projects with a broader community focus supported the projects in the Plan. Nine projects have been fully completed thus far, and another 16 have been initiated, representing 45% of Fairgrounds / Ellis Heights the initial project list.
The Ellis Heights Choice Neighborhood Plan was honored with the 2012 Illinois APA Award for Outstanding Community Outreach and the 2014 Award for Implementation.
West Bench Project Analysis
Salt Lake County, UT
The West Bench Project was a proposed development on the western side of Salt Lake County, Utah, seeking to create a series of transit-oriented new towns on a 75,000 acre development site. In total, the development program included 200,000 dwelling units to accommodate 500,000 residents, and 59 million square feet of commercial/industrial space to be spread among six new communities. Kennecott Land Corporation was seeking entitlement to develop this program without the use of conventional, site-based master plans.
A team of consultants, led by Camiros, was hired to determine if the broad development program requested by the developer was: 1) realistic, 2) in the long-term interests of Salt Lake County, and 3) could be developed in conformance with the broad principles of the draft West Bench General Plan.
The project involved translating a broad vision for large-scale transit-oriented development into an actual program that could be rationally evaluated. The Camiros team included specialists in development economics, fiscal analysis, public finance, public transit and transportation. Detailed analyses of fiscal, financial, transportation, and land use implications were produced as a tool to assess whether development of the West Bench site would result in the kind of communities identified in the General Plan, and what the impacts might be on Salt Lake County and the quality of life in the region. The Camiros team also prepared a toolkit of analysis programs to help the County track impacts, improvement needs and performance indicators over the course of time.
Allendale / Ledbetter Heights Choice Neighborhoods
Shreveport, LA
Camiros assisted the City of Shreveport in a Choice Neighborhoods Action Activity grant application that was awarded $1 million by The U.S. Department of Housing and Urban Development (HUD). The Milam Street Kitchen Incubator was funded through this grant, and opened in Spring 2019.
Allendale, Ledbetter Heights and West Edge are the center of the Choice Neighborhoods Initiative. The program aims to transform low-income and struggling communities. “When our inner cities improve, Shreveport improves so we’ll have a more economically viable community,” said Director of Community Development for the City of Shreveport, Bonnie Moore. “In order for people to feel like they have good quality of life and that they have safe neighborhoods and that they have opportunities, we need to do everything in our power and in our grasp to make that happen,” said Shreveport Mayor, Ollie Tyler.
Camiros also assisted the City in various implementation efforts. In 2018 the City of Shreveport was awarded a $24 million HUD Choice Neighborhoods Implementation Grant.
Envision Comanche
Tulsa, OK
Envision Comanche is an initiative on behalf of the Tulsa Housing Authority and the City of Tulsa to develop a plan that transforms the northeast section of 36th Street North and North Peoria Avenue into a mixed-income community while ensuring a strict one-for-one replacement of all existing apartments at Comanche Park.
Envision Comanche is not just a plan but a guide for community growth, action and empowerment. The plan not only seeks to provide better housing, but to also create additional education, health and training opportunities and ensure improved transportation and park spaces to the residents of Comanche Park, and its neighbors. The planning process is resident-led with priority placed on minimizing the disruption to residents’ lives.
While the plan is still in its infancy, early action activities have already achieved several successes in the form of renovating the old gymnasium, implementing a new bus route from the local elementary school to Comanche Park, and identifying a frequently used informal school path that could be improved through city funding or by tactical urbanism approaches.
Land Resources Management Plan & Zoning
Winnebago County, IL
Camiros worked with the County to draft the 2030 Land Resource Management Plan and a new Unified Development Ordinance to implement the plan. This project combined land use planning and zoning regulations, and directly links both broad strategic and specific land use policies with land development regulations targeted to these policies. The adopted 2030 Land Resource Management Plan won an award from the American Society of Landscape Architects for Environmental Stewardship.
Winnebago County is largely a rural county in the western portion, whereas in the eastern half the County is primarily urbanized. Because of this diverse make-up and the accelerating growth rate as the Chicago-metro population continues to migrate into the County, there are a number of pressures that must be addressed within the plan and ordinance. Foremost is the preservation of significant amounts of valuable farmland and natural resources. Another equally important issue is control over the location of new residential development, as well as the proper location of new industrial development. To further the environmental conservation policies within the adopted plan, the ordinance featured the following:
- Traditional neighborhood development districts, to be located near incorporated municipalities.
- Conservation design development districts, to minimize the impact of residential development in the rural, unincorporated parts of the County.
- Permissions and standards for new environmental uses such as solar farms, wind farms, and recycling facilities.
- Requirements for enhanced stormwater controls, in particular within sensitive areas such as around the Kishwaukee River.
Regulations that protect and require development sensitive to natural resources identified on the natural resources inventory and agriculture.
Rosewood Choice Neighborhoods Plan
Austin, TX
The Rosewood Choice Neighborhoods Plan employed a comprehensive approach to neighborhood planning by revitalizing the distressed Rosewood Courts public housing complex while investing and leveraging investments in well-functioning services, high quality public schools and education programs, high quality early learning programs and services, public assets, public transportation, and improved access to jobs. The Rosewood Choice Neighborhoods Plan was developed with the active involvement of Rosewood Courts residents, community leaders, residents of the City’s designated Rosewood and Central East Austin planning areas, City staff and a variety of affordable housing, education, and social service providers who have long-standing relationships with the Housing Authority of the City of Austin (HACA) and the Rosewood community.
The vision of the Plan is that the Rosewood Choice Neighborhood becomes a stable, true mixed income community that respects the different cultures and values of area residents today and tomorrow. Rosewood Courts enhancements reflect the historic and cultural significance of the site while accommodating the needs of both current and future residents. Rosewood Courts families and other low-income neighborhood residents have the support and services needed to help them move their families from poverty to prosperity.
Southside Neighborhood Plan
Birmingham, AL
The Housing Authority of the Birmingham District (HABD) completed a planning process in Birmingham’s Southside Neighborhood, focused on revitalizing the 455-unit Southtown Court public housing development. Though focused on Southtown Court, the process was structured to have a positive impact on the entire Southside neighborhood through efforts aimed at revitalizing, improving, and investing in the community.
Area residents, community groups, business owners, and other stakeholders worked together to undertake the strategic planning needed to transform the Southside neighborhood into a more viable and sustainable mixed-income community that supports positive outcomes for all residents.
The vision for the Southside neighborhood developed by residents is that of a culturally vibrant, diverse, accessible community rich in economic, social, and educational opportunities that are accessible to all families. The Southside Neighborhood Plan will ensure that current residents benefit from this transformation by preserving affordable housing in the neighborhood.
Southtown Court will be an energy efficient, mixed-income, mixed use development that will provide space for important community uses that connect disadvantaged residents to emerging economic opportunities.
Since completion of the Plan in 2016, a development team has been selected to lead the Plan’s implementation.
Choice Neighborhoods Plan
Brownsville, TX
In true Brownsville fashion, it all started with a fiesta. On September 7, 2016, The Housing Authority of the City of Brownsville (HACB) held an outdoor Choice Neighborhoods (CN) kick-off celebration attended by over 500 local residents.
Since then, over 60 meetings, events and activities have generated incredible excitement and momentum towards positive change in the Buena Vida Choice Neighborhood. Along the way, significant local capacity has been built that will ensure implementation success.
HACB and the City of Brownsville (COB) have partnered to lead efforts to transform the Buena Vida public housing complex and the surrounding Buena Vida neighborhood into a vibrant and resilient community of opportunity and choice.
The Buena Vida neighborhood is directly adjacent to Downtown Brownsville and within a mile of the International Brownsville Gateway Port of Entry into Mexico. The neighborhood is 97% Hispanic and 57% of residents are below the poverty level.
The Choice Neighborhood Plan builds HACB’s long-term commitment to maximize partnerships to increase the supply of affordable housing, help HACB residents become fully self-sufficient, and contribute to the strength of Brownsville neighborhoods. As partners and residents began to work together to create the CN Plan, “Creating Community Connections” has emerged as the shared vision.
Downtown/East Side Choice Neighborhoods Plan
Chicago Heights, IL
The Housing Authority of Cook County (HACC) and the City of Chicago Heights received a Choice Neighborhood
Planning Grant from the U.S. Department of Housing and Urban Development to develop a neighborhood transformation plan to provide better housing, improved schools and youth programs, additional educational opportunities, better transportation, and access to jobs to the residents of the Sunrise, Mackler and Bergen target housing properties and the Downtown/East Side Choice Neighborhood.
The planning process reflects a comprehensive approach to neighborhood transformation that places residents and other stakeholders at the core of the effort. A variety of activities are being implemented to involve residents and stakeholders including large community meetings, resident meetings, Working Group meetings, and online feedback.
A “Resident Ambassador” program was created to train residents of Chicago Heights to play an integral role in the
planning process, while informing and engaging with their fellow residents about the Plan. Camiros is committed to creating a public process that encourages neighborhood residents and businesses to participate in the creation of a shared vision. The end result of this planning process will be a Plan to improve the quality of life and safety for current residents and attract new residents and private investment to the neighborhood.
Choice Neighborhood Plan
Flint, MI
The City of Flint and the Flint Housing Commission (FHC) were awarded a HUD Choice Neighborhoods Planning Grant for the South Flint community and the public housing complex, Atherton East property. The grant funded the creation of a Plan that includes strategies for greatly improving housing for current Atherton East residents while bringing the community together in a series of conversations aimed at building better and stronger local relationships, increased job opportunities, and improved services. The Community Plan advances the City’s Master Plan and recommends strategies that address the development of high-quality housing options for Atherton East residents and neighborhood amenities for all of South Flint.
Over the course of the two-year planning process, the Planning Team, led by Camiros, worked directly with the community through a series of community meetings, early action projects, and an FHC-adminstered community preferences survey. Accomplishments from the planning process include a new bus stop within Atherton East and the selection of a developer to create a new mixed-income community to replace Atherton East housing. The City of Flint was recently awarded a $30 million HUD Choice Neighborhoods Implementation Grant.
www.imagineflint.com/PlanImplementation/ChoiceNeighborhoods.aspx
Fairfield Innovation Plan
Huntington, WV
After being selected as the Grand Prize winner in the America’s Best Communities competition, the City of Huntington and the HuntingtonWV Housing Authority (HWVHA) received a Choice Neighborhood Planning Grant for the former Northcott Court site and the Fairfield Community.
The Fairfield Innovation Plan is designed to work with Fairfield residents to identify ways to improve their quality of life through improved housing, increased job opportunities, better services and infrastructure, and healthier commercial areas. The Innovation Plan will also help identify specific projects and step to help implement the vision and initiatives developed through the America’s Best Community Initiative.
The City of Huntington and the HuntingtonWV Housing Authority are committed to a one-for-one replacement of the demolished 130 low-income housing units from the Northcott Court site within the neighborhood. The Innovation Plan also seeks to leverage the purchasing and transformative power of the two nearby anchor institutions, Marshall University and the Cabell County Hospital, to help make the Fairfield neighborhood a better place to live and work.
Southside Choice Neighborhoods Plan
Mobile, AL
The Southside is one of the most diverse areas in the entire City of Mobile. It is celebrated for its legacy of strength,
perseverance, leadership and resilience. For here, the convergence of advanced aviation manufacturing, robust railroads, transportation prowess, and strategic economic advancement merges with families who are eager, willing and striving for economic and lifestyle independence – reaching for their slice of One Mobile.
Neglected and marginalized from the economic and lifestyle prosperity blossoming throughout the City for far too
long, the Southside Neighborhood is a phoenix rising from the ashes of neglect and decay, and is becoming a premier community where vibrant and spectacular mixed-income, mixed-use, high-quality, safe and vibrant neighborhoods thrive.
The Choice Neighborhoods Planning Grant award enabled the Mobile Housing Board (MHB) to work with the residents of three of MHB’s Southside affordable communities, the broader Maysville community, and a
host of community residents, stakeholders and partners to outline opportunities to leverage the substantial investment that MHB intends to make to create a modern, mixed-income residential community that
will serve Mobile residents well into the future. The Southside Choice Neighborhood Plan chronicles the resurgence of the Southside, and points the way toward revitalization on a scale not previously seen in Mobile.
Ellis Heights Choice Neighborhoods Plan
Rockford, IL
In 2011, the Rockford Housing Authority (“RHA”) was awarded a Choice Neighborhoods Planning grant by HUD to work with residents of Fairgrounds Valley and the Ellis Heights neighborhood to develop a plan to transform Ellis Heights and RHA’s Fairgrounds Valley property into a community of opportunity and choice.
RHA and its planning team, including more than 38 Rockford organizational partners began the task of creating a plan to improve housing, neighborhood conditions and the lives of people living in Ellis Heights and at Fairgrounds Valley.
The Plan established a positive vision for the future that could be achieved by pursuing community-based initiatives that addressed infrastructure reinvestment, housing redevelopment, improved education opportunities, job creation, health and human services, and public safety. The Plan stressed coordination and integration with significant ongoing city and regional programs. It sought to reorient the neighborhood from one of isolation into one strongly linked to Rockford’s economic engines. The Plan included 55 neighborhood improvement projects and programs. Another 37 partner projects with a broader community focus supported the projects in the Plan. Nine projects have been fully completed thus far, and another 16 have been initiated, representing 45% of Fairgrounds / Ellis Heights the initial project list.
The Ellis Heights Choice Neighborhood Plan was honored with the 2012 Illinois APA Award for Outstanding Community Outreach and the 2014 Award for Implementation.
Allendale / Ledbetter Heights Choice Neighborhoods
Shreveport, LA
Camiros assisted the City of Shreveport in a Choice Neighborhoods Action Activity grant application that was awarded $1 million by The U.S. Department of Housing and Urban Development (HUD). The Milam Street Kitchen Incubator was funded through this grant, and opened in Spring 2019.
Allendale, Ledbetter Heights and West Edge are the center of the Choice Neighborhoods Initiative. The program aims to transform low-income and struggling communities. “When our inner cities improve, Shreveport improves so we’ll have a more economically viable community,” said Director of Community Development for the City of Shreveport, Bonnie Moore. “In order for people to feel like they have good quality of life and that they have safe neighborhoods and that they have opportunities, we need to do everything in our power and in our grasp to make that happen,” said Shreveport Mayor, Ollie Tyler.
Camiros also assisted the City in various implementation efforts. In 2018 the City of Shreveport was awarded a $24 million HUD Choice Neighborhoods Implementation Grant.
Baltimore Zoning Ordinance
Baltimore, MD
Camiros worked with the City of Baltimore to update the City’s Zoning Code to implement the adopted Comprehensive Plan. Approved December 2016, the goals of the Code update are to properly manage the future growth of the City, from preserving its historic character and residential neighborhoods to facilitating redevelopment of commercial areas to protecting key industrial and waterfront sites. The Zoning Code focused on a number of areas including sustainability, design and form, predictability and consistency in Code application, public health, and large-scale development concepts such as transit-oriented development and campus districts. This includes form-based controls to preserve neighborhood character, such as the City’s rowhouses, creation of a new Downtown district that reflects the form and intensity of the character areas, crafted through a charrette process, protection of and continued reinvestment in the City’s waterfront, including industrial port facilities, waterfront recreation, public access permissions, and waterfront promenade and viewshed protections, and new regulations for renewable energy technologies, including solar, wind, and geothermal at the private, community, and energy provider levels.
Buffalo Green Code
Buffalo, NY
Camiros worked with the City of Buffalo to craft a Land Use Plan based on principles of sustainability and economic development. Following preparation of the Plan, Camiros prepared a city-wide form-based Unified Development Ordinance (UDO). This highly graphic ordinance contains a series of illustrations that show the intended development outcomes within each of the zones based on maintaining established character and integrating principals of sustainability both on the site and neighborhood scale. The form-based Green Code is a place-based development strategy designed to implement Buffalo’s Land use Plan. The UDO establishes rules on the form, use, and character of development for the different zones within the City, and their relation to the public realm through Complete Streets thoroughfare development regulations. The Green Code is an opportunity to emphasize physical form rather than the separation of uses as its basic organizing principle.
In December 2016, the Buffalo City Council unanimously approved the UDO, becoming the third city to adopt a city-wide, form-based zoning code.
Sustainability Audit
Cleveland Heights, OH
Camiros worked with the City of Cleveland Heights to update their development regulations to be more sustainable. Camiros completed a sustainability audit of all regulations and provided the City with new regulations, which were incorporated into the ordinance. These recommendations focused on a number of regulatory areas:
- Incorporating flexibilities into residential district regulations to reflect the existing patterns of development to encourage preservation of existing housing stock, proper infill development and neighborhood character.
- Commercial design guidelines that encourage mixed-use and walkability.
- Permissions for a variety of accessory structures such as solar panels, wind turbines, geothermal systems, community-based renewable energy systems, greenhouses, rain barrels and cisterns.
- New principal uses for renewable energy (solar and wind farms) and local food production (community gardens and urban agriculture).
- Large-scale development processes that require the developer to provide sustainable benefits back to the City.
- Parking flexibilities and design standards that create more sustainable sites, including accommodation for bike parking and bicyclist facilities.
- Stormwater management requirements, including limits on impervious surfaces and required performance standards, and landscape standards that conserve water on site.
Davenport Zoning Ordinance Update
Davenport, IA
Camiros recently worked with the City of Davenport, Iowa on a comprehensive update of the City’s Zoning Ordinance. In addition to implementing the City’s adopted Comprehensive Plan, the ordinance update served to address a number of key development pressures and trends including: preserving the City’s many stable residential neighborhoods, revitalizing a number of aging commercial corridors, regulating new industrial development
occurring in greenfields at the edges of the City, and reinforcing the historic fabric of the City’s Downtown, while maintaining flexibility to encourage it’s continued growth as a regional center.
In addition, the update included modernization of a number of key development standards for the City,
including comprehensive landscape standards, sign regulations that meet the standards of content neutrality, and
permissions and standards for modern accessory structures.
Zoning Ordinance
Gurnee, IL
The adopted Ordinance update for Gurnee, IL incorporates modern regulatory techniques and implements the development policies of the Comprehensive Plan. Camiros updated the Village’s residential districts to more accurately reflect the development patterns established in this Village, including changes to lot area, lot width, and lot coverage requirements as well as controls on the volume of new residential development. In addition, we have crafted a specific district to address Gurnee Mills – an important retail center in the Village of over 1,800,000 square feet of gross leasable area and the fourth largest mall in Illinois – and Six Flags Great America – a 304 acre amusement park.
Zoning Ordinance
Clark County (Las Vegas), NV
Camiros assisted Clark County, Nevada in the complete rewrite of its Zoning Ordinance and incorporation of that ordinance into a new unified development code. This complex multi-year assignment began with a reorganization of the existing ordinance, which had been so amended that it became extremely difficult to use and understand.
Following completion of this work, and the readoption of the code by the County Board, Camiros worked with the County Current Planning Division to conceptualize the code in a manner that was easy to use, linked to the comprehensive plan, protective of community concerns, and responsive to contemporary development techniques. This work involved facilitation of numerous focus groups consisting of ordinance users, citizen and administrators, the preparation of a range of zoning policy choices that were discussed and determined by the Board of County Commissioners, and the preparation of the final document which, in addition to a text version, is also made part of the County Web Page in a fully linked version.
The new unified development code stresses ease of access through the provision of significant tables, charts and illustrations, incorporates contemporary performance standards affecting parking, landscape, development intensity and character, a range of flexible development and approval procedures and new zoning districts to directly link the code with the comprehensive plan. It also integrates the zoning controls with subdivision and public improvement requirements. The County adopted the new unified development code in 2000.
Comprehensive Zoning Ordinance
New Orleans, LA
Camiros drafted a new Comprehensive Zoning Ordinance for the City of New Orleans, recently adopted by the City Council. This work builds on the layers of planning undertaken in New Orleans since the storm, including a new Master Plan that was the first phase of this project where Camiros provided key input. The Master Plan builds a long-range framework for the core systems that shape the city’s social, environmental, and economic future, and the new ordinance will implement those recommendations. Two of the most important components of the Ordinance is the incorporation of “place-making” standards to rebuild New Orleans in its established character and principals that build resiliency into policies and regulations to facilitate rebuilding as a sustainable city. This includes creating districts that reflect the eight “places” within the City: the historic core, urban neighborhoods, modern neighborhoods, rural residential areas, open space, destination centers, employment centers and the downtown. Each of these places has tailored form-based controls that define their character and allow for sustainable development.
Zoning Ordinance & Subdivision Regulations Update
Niles, IL
Camiros worked with the Village of Niles to complete a comprehensive update of the Village’s zoning and subdivision regulations. Key aspects of the recently adopted regulations include preservation of the Village’s unique neighborhood character through thoughtful calibration of regulations in residential districts, to ensure that infill development blends with the existing character of the community, as well as updates to the Village’s commercial zoning regulations that address limitations of small parcel sizes and irregular parking configurations along major commercial corridors.
The zoning ordinance includes a form-based zoning district, crafted in conjunction with the Village’s South Milwaukee Avenue Corridor Plan, and intended to address the unique conditions present along Milwaukee Avenue. In line with the plan, the district promotes high-quality redevelopment, and the creation of a pedestrian-friendly, mixed-use environment along the busy corridor.
Zoning Ordinance Update
Oak Park, IL
Camiros worked with the Village of Oak Park to prepare a complete update to its current zoning ordinance. As part of that revision, the firm prepared a series of context-sensitive commercial districts that address the specific character of each area. Due to the Village’s robust public transit system, a number of regulations were also included to implement transit-oriented development principles. The Ordinance update also included an analysis and revision of the residential districts to better reflect “on-the-ground” conditions. This significantly reduced the number of nonconforming residential lots. New sustainable development techniques were also integrated into the ordinance, such as permissions for alternate energy systems and sustainable landscape regulations. Finally, the ordinance seamlessly integrated an existing form-based district that had been previously adopted by the Village as part of a multi-jurisdictional effort to promote high-quality development along the Roosevelt Road corridor. New sustainable development techniques were also integrated into the ordinance, such as permissions for alternate energy systems and sustainable landscape regulations.
Riverfront Zoning Amendment
Pittsburgh, PA
The City of Pittsburgh’s 35 miles of Ohio, Allegheny, and Monongahela Riverfront include parts of 19 different neighborhoods, each with a distinct character, economy, and topography. The demand for redevelopment along these 35 miles is increasing; new uses and users are choosing to locate along Pittsburgh’s riverfront in close proximity to existing industrial businesses and residential neighborhoods.
The City’s current industrial zoning does not effectively address the diverse, mixed-use nature of much of the new development and redevelopment occurring along the three rivers, land that had once been used solely for industrial activities. The city’s industrial zoning also does not adequately protect the existing industrial uses or businesses currently operating in the area, which often require river access to thrive.
Camiros worked with the City of Pittsburgh to create a Riverfront Zoning Amendment that will establish an approach to land development that is responsive to the City’s changing economy, and that recognizes and accommodates the diverse uses and characteristics of Pittsburgh’s riverfront areas. The process and resulting Riverfront Zoning Amendment will seek to balance industrial, commercial, residential, and recreational uses – addressing potential conflicts with the goal of reinforcing the existing character, the “grit and shine” that define the City of Pittsburgh and its riverfront.
Zoning Ordinance
Providence, RI
Camiros worked with the City of Providence on a comprehensive update of the City’s Zoning Ordinance. The update, adopted by the City in November 2014, is meant to address the variety of issues and conditions present in the City today as well as realize the land use goals of Providence Tomorrow, the City’s officially adopted comprehensive plan, and other adopted policies. The City’s previous ordinance did not adequately implement City’s goals for smart growth and sustainability or for cultural, equitable, and transit-oriented development. In addition, many of the zoning district regulations didn’t relate to the built environment in Providence, creating numerous nonconformities, or didn’t allow for the desired forms of development.
The City’s new ordinance includes a wide range of revisions to the different components of the Ordinance text including district standards, use permissions, processes, and development standards such as accessory structures, signs, and parking. In addition, the ordinance has facilitated changes to the geographic boundaries of current zoning districts, the consolidation of existing districts, and the creation of new districts, with the City’s Zoning Map being concurrently updated.
Providence’s new Ordinance and Map better address “on the ground” conditions, reducing nonconformities, and creating new regulations and districts to implement the vision of Providence Tomorrow.
Camiros also developed the Zoning Ordinance User’s Manual, a reference guide structured to assist both staff and members of the public orient themselves to the new zoning ordinance. The highly graphic manual contains a brief overview of its organization, the general purpose of the various Articles of the ordinance, and summaries of some of the key ordinance sections — including zoning districts, uses, parking standards, site development standards, and administration. The manual has been a great tool for the City to introduce the new zoning ordinance, and demystify its content through easy-to-understand graphics, descriptions, and “How-to’s.”
Zoning Ordinance
Riverside, IL
Founded in 1869, Riverside, Illinois is the creation of renowned landscape architect Frederick Law Olmsted and is recognized as one of America’s first planned suburban communities. Riverside engaged Camiros to update its original Zoning Ordinance (adopted in 1920). This Ordinance, along with the Olmsted master plan drawing, had served as the Village’s primary land use and regulatory documents for over eighty years.
Camiros facilitated a planning process that included the development of zoning policy, preparation of a conceptual framework plan for the downtown, and ultimately an update of its Zoning Ordinance. As the result, a new downtown Central Business District Form-Based District ensures that new development captures of the essence of Olmsted’s original design and maintains the character-defining elements of the downtown. The resulting form-based code has character-based controls for Riverside that are intended to simultaneously protect the pedestrian scale and architectural character of downtown, while allowing for site assembly and development of contemporary-sized, mixed-use buildings.
Camiros continued to assist Riverside by redrafting its residential zoning districts to assure that “build backs” occurring from teardowns maintain the community’s image and form. The residential district form-based controls ensure that new development fits the established character of this historic village. It won the Illinois APA Gold Award in 2007.
Finally, Camiros updated the zoning for the commercial corridors that constitute the borders of the Village. Again, using form-based controls, the ordinance addressed the two characters found within these corridors: the more intense commercial areas located along major arterials which are more oriented toward vehicular access and larger retail centers, but also allow for mixed-use development and the transitional commercial areas where low-intensity commercial uses mix with multi-family and townhouse dwellings to transition to surrounding single-family neighborhoods. Camiros also updated the Village’s Subdivision Ordinance to align with the new zoning regulations.
Zoning & Subdivision Regulations Update
Rome, NY
Camiros worked with the City of Rome, New York to update the City’s Comprehensive Plan and Zoning Ordinance. Titled “Re-tooling Rome for Smart Growth,” the project is focused on making strategic sustainability updates to help Rome grow greener, including a “sustainability index” that links new policies within the Comprehensive Plan to respective regulations within the City’s Zoning and Subdivision Ordinances.
Major recommendations address the economic, social, and environmental spectrum of sustainability through a holistic approach that includes updates to the City’s use structure, district structure, site development regulations, and right-of-way standards, among others. Additionally, a new “Neighborhood Redevelopment District” is being created, focused on promoting sustainable development in the City, along with concepts for Park Drive Estates and Wright Park Manor, a major redevelopment opportunity for the City on over 60 acres of previously developed land adjacent to the Mohawk River and Griffiss Air Force Base.
It is important to note that these sustainability updates use Rome’s unique two-tiered planning structure. Rome is comprised of an “Inside District” and an “Outside District.” The Inside District is the urban portion of the City, while the Outside District is comprised primarily of natural areas and agriculture. These updates are based upon the principal that growth should be directed to the Inside District where infrastructure is available, and infill and redevelopment are priorities. With growth prioritized for the Inside District, new zoning districts and standards will then work to strengthen the preservation of environmental and agricultural areas in the Outside District.
Zoning Ordinance
Salt Lake County, UT
Camiros worked with Salt Lake County to update the County’s Zoning Code to make it clear, consistent and predictable in application, eliminate inconsistencies in regulations, and incorporate modern zoning techniques. Over time, the Code became difficult to use due to frequent amendments and fractured organization, making it difficult for property owners and potential developers to pursue new projects. The new Code resolved these issues. Portions of the Code that were significantly revised include the administrative procedures and applications, special regulations for development in the foothills and canyons, and landscape provisions.
Lessons learned from updates to the Foothills and Canyons Zone (FCOZ) bear specific relation to development within hillside areas of Los Angeles, including issues related to grading, natural resource protection, erosion control and retaining wall standards, view protection, and access.
Unified Development Code
Shreveport/Caddo Parish, LA
Camiros worked closely with staff and stakeholders to create a new Unified Development Code for the City of Shreveport, Louisiana. The recently adopted UDC is a key tool for the City to use in the implementation of the Shreveport-Caddo Master Plan, completed in 2012.
The intent of the Shreveport/Caddo UDC is to preserve, strengthen, and protect the historic patterns of development that define the character of Shreveport/Caddo; direct investment to targeted growth areas; and create new opportunities for economic development, helping to make Shreveport/Caddo a more sustainable, livable, and business-friendly community
As a Unified Development Code, the new regulations also addressed a number of larger development issues within the City, such as Complete Streets transportation regulations, water resources management and storm water controls, and concurrency requirements designed to limit sprawl into undeveloped rural areas.
Unified Development Code
Spring Hill, TN
Camiros worked with the City of Spring Hill, Tennessee to update the City’s zoning and subdivision regulations and create a Unified Development Code (UDC). Spring Hill is one of the fastest growing cities in the state and the new UDC will help manage such growth in line with the policies adopted in the Comprehensive Plan, Spring Hill Rising.
The regulations look to preserve natural resources, including agricultural land, protect historically significant buildings and sites, create a downtown district with form-based elements and controls that reflect the existing historic fabric, facilitate economic development in a balanced manner, and ensure that new residential development maintains the established quality and character.
Further, by creating a UDC, both zoning and subdivision administrative procedures can be streamlined and aligned, which will help both administrators review and applicants prepare submittals with efficiency and efficacy.
The Board of Mayor and Aldermen (BOMA) on Monday, August 20, 2018 approved the City of Spring Hill’s new Unified Development Code (UDC).
Land Resources Management Plan & Zoning
Winnebago County, IL
Camiros worked with the County to draft the 2030 Land Resource Management Plan and a new Unified Development Ordinance to implement the plan. This project combined land use planning and zoning regulations, and directly links both broad strategic and specific land use policies with land development regulations targeted to these policies. The adopted 2030 Land Resource Management Plan won an award from the American Society of Landscape Architects for Environmental Stewardship.
Winnebago County is largely a rural county in the western portion, whereas in the eastern half the County is primarily urbanized. Because of this diverse make-up and the accelerating growth rate as the Chicago-metro population continues to migrate into the County, there are a number of pressures that must be addressed within the plan and ordinance. Foremost is the preservation of significant amounts of valuable farmland and natural resources. Another equally important issue is control over the location of new residential development, as well as the proper location of new industrial development. To further the environmental conservation policies within the adopted plan, the ordinance featured the following:
- Traditional neighborhood development districts, to be located near incorporated municipalities.
- Conservation design development districts, to minimize the impact of residential development in the rural, unincorporated parts of the County.
- Permissions and standards for new environmental uses such as solar farms, wind farms, and recycling facilities.
- Requirements for enhanced stormwater controls, in particular within sensitive areas such as around the Kishwaukee River.
Regulations that protect and require development sensitive to natural resources identified on the natural resources inventory and agriculture.
Rosewood Choice Neighborhoods Plan
Austin, TX
The Rosewood Choice Neighborhoods Plan employed a comprehensive approach to neighborhood planning by revitalizing the distressed Rosewood Courts public housing complex while investing and leveraging investments in well-functioning services, high quality public schools and education programs, high quality early learning programs and services, public assets, public transportation, and improved access to jobs. The Rosewood Choice Neighborhoods Plan was developed with the active involvement of Rosewood Courts residents, community leaders, residents of the City’s designated Rosewood and Central East Austin planning areas, City staff and a variety of affordable housing, education, and social service providers who have long-standing relationships with the Housing Authority of the City of Austin (HACA) and the Rosewood community.
The vision of the Plan is that the Rosewood Choice Neighborhood becomes a stable, true mixed income community that respects the different cultures and values of area residents today and tomorrow. Rosewood Courts enhancements reflect the historic and cultural significance of the site while accommodating the needs of both current and future residents. Rosewood Courts families and other low-income neighborhood residents have the support and services needed to help them move their families from poverty to prosperity.
Southside Neighborhood Plan
Birmingham, AL
The Housing Authority of the Birmingham District (HABD) completed a planning process in Birmingham’s Southside Neighborhood, focused on revitalizing the 455-unit Southtown Court public housing development. Though focused on Southtown Court, the process was structured to have a positive impact on the entire Southside neighborhood through efforts aimed at revitalizing, improving, and investing in the community.
Area residents, community groups, business owners, and other stakeholders worked together to undertake the strategic planning needed to transform the Southside neighborhood into a more viable and sustainable mixed-income community that supports positive outcomes for all residents.
The vision for the Southside neighborhood developed by residents is that of a culturally vibrant, diverse, accessible community rich in economic, social, and educational opportunities that are accessible to all families. The Southside Neighborhood Plan will ensure that current residents benefit from this transformation by preserving affordable housing in the neighborhood.
Southtown Court will be an energy efficient, mixed-income, mixed use development that will provide space for important community uses that connect disadvantaged residents to emerging economic opportunities.
Since completion of the Plan in 2016, a development team has been selected to lead the Plan’s implementation.
Community Action Plan
Bowling Green, OH
The Community Action Plan (CAP) is a community-led, collaborative effort that describes strategies to improve the quality of life for residents throughout the City, with a focus on identifying projects for the City’s East Side and neighborhoods surrounding downtown Bowling Green. Development of the CAP has been directed by several goals including generating a stronger owner-occupied household market, attracting and retaining professionals and young families, developing high-quality rental units, encouraging greater investment toward improving existing properties, and establishing better community connections. The CAP has also been guided by comments received through the planning process and community engagement, such as the need to address lifestyle conflicts between homeowners and Bowling Green State University students, lack of housing diversity, ineffective zoning regulations, and misunderstandings related to code enforcement.
As part of the CAP, the Court Street Connects Festival was a free, family-friendly celebration and engagement opportunity, offering a venue for the community to consider and suggest private and public improvements to an important corridor. The centerpiece of the event was the testing of a “complete streets” approach to Court Street through the temporary installation of an on-street bicycle lane and other pedestrian enhancements.
Comprehensive Plan & Downtown Plan
Bourbonnais, IL
A key impetus for updating Bourbonnais’ 2006 Comprehensive Plan was to reflect the new realities of real estate development and the general economy. The 2006 Comprehensive Plan was based on high growth and significant expansion of the Village’s boundaries, neither of which are likely to occur in the foreseeable future, largely due to the 2007/2008 economic downturn. Camiros prepared the Bourbonnais’ Comprehensive Plan, adopted in 2013, and vision for its future with guidance from five main themes: 1) sustainability, 2) new market realities, 3) comprehensive mobility, 4) key nodes of development, 5) and connections to local natural resources. A number of recommendations in the adopted Comprehensive Plan were informed by Camiros’ prior work in the Village of Bourbonnais, including the Village’s Downtown Plan, completed in 2010. The residents of the Village desired to create a downtown environment that would foster a sense of pride, heritage and excitement within the area of the community’s original 1830’s settlement. Camiros responded to this vision by proposing a combination of public improvements to support the existing land use pattern, and a development strategy that can be implemented over time to accommodate new uses and future growth while preserving older buildings to retain the downtown’s heritage as possible.
Choice Neighborhoods Plan
Brownsville, TX
In true Brownsville fashion, it all started with a fiesta. On September 7, 2016, The Housing Authority of the City of Brownsville (HACB) held an outdoor Choice Neighborhoods (CN) kick-off celebration attended by over 500 local residents.
Since then, over 60 meetings, events and activities have generated incredible excitement and momentum towards positive change in the Buena Vida Choice Neighborhood. Along the way, significant local capacity has been built that will ensure implementation success.
HACB and the City of Brownsville (COB) have partnered to lead efforts to transform the Buena Vida public housing complex and the surrounding Buena Vida neighborhood into a vibrant and resilient community of opportunity and choice.
The Buena Vida neighborhood is directly adjacent to Downtown Brownsville and within a mile of the International Brownsville Gateway Port of Entry into Mexico. The neighborhood is 97% Hispanic and 57% of residents are below the poverty level.
The Choice Neighborhood Plan builds HACB’s long-term commitment to maximize partnerships to increase the supply of affordable housing, help HACB residents become fully self-sufficient, and contribute to the strength of Brownsville neighborhoods. As partners and residents began to work together to create the CN Plan, “Creating Community Connections” has emerged as the shared vision.
Chicago Riverwalk Management Study
Chicago, IL
Chicago’s long-held vision for establishing a continuous Riverwalk along the Chicago River within the City’s Central Area is within reach following the conclusion of agreements and financial assistance with the federal government. As plans for the construction of the Riverwalk are being finalized, the City has begun to focus on operational considerations involving revenues and costs associated with the Riverwalk, and putting into place an entity to manage the operation and promotion of the Riverwalk. The City selected Camiros to head a multi-disciplinary consulting team to study the potential for revenue generation and likely maintenance/operations costs, and to delineate the structure of a management entity to operate the Riverwalk.
In financial terms, the City would like the Riverwalk to be self-sustaining, that is, for revenues derived from the Riverwalk to be sufficient to cover operating and maintenance costs, as well as debt service on the federal loan funding Riverwalk construction. Since the design and programming of the Riverwalk was not done with this goal in mind, the Camrios team was required to not only project revenues and costs based on current plans, but to assess the potential for enhanced financial performance through re-programming of those sections of the Riverwalk which have not yet undergone final design.
The Camiros study identified a likely revenue shortfall, but identified a number of creative initiatives to add significant revenue sources to bridge the gap. These initiatives included re-programming the largest section of the Riverwalk to expand associated indoor retail space and to generate revenue within outdoor space. Other initiatives suggested potential development of unused space in the area east of Michigan Ave.
Pilsen – Little Village Land Use Plan
Chicago, IL
Pilsen and Little Village are thriving urban neighborhoods located in Chicago’s Lower West Side and South Lawndale community areas, respectively. While each neighborhood has its own unique history, culture, assets, and challenges, the two areas also share many similarities. Both play important roles as vibrant centers of Mexican life in Chicago and the region. Both serve as important job centers and have a significant portion of their land designated for industrial activity. And both share similar goals for the future. Among others, these include: improving and expanding access to parks and open space; expanding housing options; and promoting sustainable business and retail development.
Pilsen and Little Village each have powerful networks of community-based organizations with long histories of working towards these goals. Camiros assisted the City of Chicago’s Department of Planning and Development (DPD) in creating a Land Use Plan that will build upon each community’s valuable assets. Camiros has led the development of specific design concepts for a number of key elements including enhancing connections to the south branch of the Chicago River, Cermak Trail bicycle improvements and an evaluation of transit-oriented development potential along the CTA’s Pink and Orange Lines.
Auburn Gresham TOD Master Plan
Chicago, IL
Camiros led a team of consultants under contract to IDOT to prepare a master plan to develop the 79th Street corridor in the Auburn Gresham neighborhood. Touted by the neighborhood as Chicago’s next transit-oriented community, the corridor holds great potential for fostering transit-oriented development, given its concentration of transportation infrastructure, including the Dan Ryan Expressway, the 79th Street bus line (the highest ridership in Chicago), and a future Metra station at 79th Street and Fielding Avenue. The emergence of this station is due to the efforts of local community leadership who earlier participated in the preparation of a Quality of Life Neighborhood Planning process, led by Camiros, which resulted in a new neighborhood plan for the area supported by the Mayor. The leadership was able to focus attention of the City, Metra and IDOT on this program, using the transit-land use principles and program developed by Camiros as part of the plan.
The plan included the creation of a” transit village,” which brings principles of transit-land use coordination and TOD to the Winneconna neighborhood and the adjacent 79th street commercial district. The plan foresees improved neighborhood connections and TOD development both within the Winneconna Transit Village and at the 79th Street Red Line CTA station area through continuous, emerging transit-oriented development.
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Green Healthy Neighborhoods Plan
Chicago, IL
One of the greatest strengths of the City of Chicago is the diversity and vibrancy of its neighborhoods. Like many cities in the Midwest, however, Chicago’s neighborhoods are faced with multiple challenges including a depressed housing market, lack of employment opportunities, and many years of population decline.
The results of these conditions are apparent in a number of Chicago neighborhoods that were once densely populated and lively, but now suffer from high vacancy and unemployment. In light of the vastly different economic and market conditions of the city today, public and private interests need a road map for how to invest in these neighborhoods to improve them in the most efficient and effective way.
This project examined a variety of models for neighborhood reinvestment that build on existing neighborhood assets as catalysts for broader investment and redevelopment. Fortunately, the residents, business owners, and other stakeholders in these neighborhoods have been meeting for years and planning to address these challenges through a variety of projects and initiatives. As a result, these communities already have a great deal of momentum moving towards a better future.
Camiros assisted the City in creating specific design concepts for the Green Healthy Neighborhoods program with a focus on urban agriculture and pedestrian/bicycle improvements in order to promote key elements of the Plan.
Neighborhood Plan
Flint, MI
The City of Flint and the Flint Housing Commission (FHC) were awarded a HUD Choice Neighborhoods Planning Grant for the South Flint community and the public housing complex, Atherton East property. The grant funds creation of a Plan that includes strategies for greatly improving housing for current Atherton East residents while bringing the community together in a series of conversations aimed at building better and stronger local relationships, increased job opportunities, and improved services. The Community Plan advances the City’s Master Plan and recommends strategies that address the development of high-quality housing options for Atherton East residents and neighborhood amenities for all of South Flint.
Over the course of the two-year planning process, the Planning Team, led by Camiros, worked directly with the community through a series of community meetings, early action projects, and an FHC-adminstered community preferences survey. Accomplishments from the planning process include a new bus stop within Atherton East and the selection of a developer to create a new mixed-income community to replace Atherton East housing.
www.imagineflint.com/PlanImplementation/ChoiceNeighborhoods.aspx
Downtown Plan
Fort Dodge, IA
Camiros worked with City staff and a local Steering Committee to develop an action plan that identified goals and initiatives aimed at restoring focus on downtown Fort Dodge. Fort Dodge, Iowa is facing issues all too common to mid-sized, post-industrial cities in the US. The City’s downtown is oversized relative to the current population, and commercial development on the urban fringe is making it difficult for downtown retail to thrive. Fortunately, Fort Dodge is rich with history and character, and is led by local officials who recognize the importance of an active and vital downtown for retaining residents and drawing visitors.
Revitalizing downtown Fort Dodge requires overcoming many challenges, including an inadequate public transportation system, an underutilized waterfront, and a lack of housing opportunities for professionals working in the region.
As a result of the planning process, Camiros recommended transportation enhancements to bring people in and out of downtown, a new Central Park, and a renewed waterfront with an ecological preserve. New housing was also proposed, situated to take advantage of scenic viewsheds along the Des Moines River corridor. Design guidelines included policies to ensure new development complements the historic character of the downtown core.
Finally, a detailed action plan identified strategies to help attract new housing and retail development to the downtown. Camiros was honored to receive Iowa APA Excellence Award for Best Practice for the Fort Dodge Downtown Plan.
Downtown Plan
Fort Dodge, IA
In 1995, the U.S. Navy closed the Glenview Naval Station (GNAS) leaving this suburban Chicago community with 1,200 acres of developable land. Camiros led the community’s development of a consensus reuse plan that was required prior to transfer of the base to the Village. The public infrastructure improvements needed to transform this former military base into a vibrant part of Glenview were being funded through a tax increment financing district that Camiros worked with the Village to create. After establishment of this district, the Village then began marketing the site to residential and commercial developers.
The Urban Land Institute awarded The Glen the Award for Excellence, the planning industry’s most prestigious honor in both North and South America. This highly successful plan includes single-family homes, multi-family residential units, three senior housing complexes, and a variety of recreational uses. The community also gained a new commuter rail station with parking for 1,500 cars.
The impact on the Village of Glenview has been tremendous with the creation of thousands of jobs as a direct result of The Glen. This new neighborhood is projected to hold a total value of $1.1 billion and create an estimate of $1.6 billion in regional sales volume.
Downtown Strategic Plan
Joliet, IL
The Downtown Strategic Plan seeks to provide a “roadmap” for the improvement of downtown Joliet. Downtown Joliet is a truly unique place with a paradox of tremendous assets along with a number of stubborn challenges to overcome. The assets include a rich heritage, strong architectural character, regionally significant uses, major entertainment and cultural attractions, and a strong rail and bus transportation network. Downtown Joliet can be very successful as a satellite urban center for the southwest suburban region, including portions of “downstate” Illinois. Significant downtown improvement can be accomplished by following a strategy that builds upon strengths and mitigates weaknesses. This strategic plan provided a realistic approach, one based on both private-sector and public sector investment.
The improvement strategy recognized downtown Joliet’s inherent role and function. The downtown evolved not as a suburban downtown, but as a true urban center. This is one of the downtown’s core strengths, and improvement should be based on the downtown functioning as a regional urban center, which contains a series of regionally significant uses as well as local/community oriented uses. This role and function reinforces the downtown’s existing strengths.
The development strategy described in the plan provided clear direction for actions and initiatives to drive real change in the downtown. The strategy identified for improving downtown Joliet was to make Joliet a mecca for young adults, which leveraged existing strengths, mitigated weaknesses, and would work in the downtown’s weak market context.
Northeast Area Master Plan
Kansas City
The Northeast Area of Kansas City, Kansas, is rich in history, diversity, and opportunity. While plans have been developed in the past for other areas of Kansas City and Wyandotte County, not one has focused solely on the unique neighborhoods that make up the Northeast Area. Once a bustling hub of businesses and established neighborhoods, the Northeast Area is now in transition. Out of listening, learning, and discussing the challenges and opportunities the community currently faces will emerge strategies aimed at building stronger local relationships, increasing job opportunities, improving local housing and services, and addressing neighborhood safety.
The Unified Government of Wyandotte County / Kansas City, Kansas, has asked residents and stakeholders of the Northeast Area to become active partners and provide the grassroots base upon which this plan will be built and implemented. The Northeast Area Master Plan aims to provide community members with the tools to make the Northeast Area a more desirable, walkable, safe, and economically vibrant place to live, work, and play. The planning process is community-driven and will result in community-oriented early action projects that get the ball rolling on larger initiatives and strategies.
Downtown Strategic Plan
Joliet, IL
The Downtown Strategic Plan seeks to provide a “roadmap” for the improvement of downtown Joliet. Downtown Joliet is a truly unique place with a paradox of tremendous assets along with a number of stubborn challenges to overcome. The assets include a rich heritage, strong architectural character, regionally significant uses, major entertainment and cultural attractions, and a strong rail and bus transportation network. Downtown Joliet can be very successful as a satellite urban center for the southwest suburban region, including portions of “downstate” Illinois. Significant downtown improvement can be accomplished by following a strategy that builds upon strengths and mitigates weaknesses. This strategic plan provided a realistic approach, one based on both private-sector and public sector investment.
The improvement strategy recognized downtown Joliet’s inherent role and function. The downtown evolved not as a suburban downtown, but as a true urban center. This is one of the downtown’s core strengths, and improvement should be based on the downtown functioning as a regional urban center, which contains a series of regionally significant uses as well as local/community oriented uses. This role and function reinforces the downtown’s existing strengths.
The development strategy described in the plan provided clear direction for actions and initiatives to drive real change in the downtown. The strategy identified for improving downtown Joliet was to make Joliet a mecca for young adults, which leveraged existing strengths, mitigated weaknesses, and would work in the downtown’s weak market context.
Southside Choice Neighborhoods Plan
Mobile, AL
The Southside is one of the most diverse areas in the entire City of Mobile. It is celebrated for its legacy of strength, perseverance, leadership and resilience. For here, the convergence of advanced aviation manufacturing, robust railroads, transportation prowess, and strategic economic advancement merges with families who are eager, willing and striving for economic and lifestyle independence – reaching for their slice of One Mobile.
The Southside Choice Neighborhoods Plan employs a comprehensive approach to neighborhood planning by revitalizing the distressed Thomas James Place, R.V. Taylor Plaza, and Boykin Tower while investing and leveraging investments in well-functioning services, high quality public schools and education programs, high quality early learning programs and services, public assets, public transportation, and improved access to jobs.
Further, the plan outlines opportunities to leverage the substantial investment that the Mobile Housing Board intends to make to create a modern, mixed-income residential community that will improve the quality of life and safety for current residents and serve Mobile residents well into the future. The Southside Choice Neighborhood Plan chronicles the resurgence of the Southside, and points the way toward revitalization on a scale not previously seen in Mobile.
Milwaukee Avenue Corridor
Niles, IL
The Milwaukee Avenue corridor in Niles, Illinois, once the commercial center of the Village, is currently facing numerous challenges to successful redevelopment. The corridor lacks a discernible identity, a cohesive urban fabric, and a rational organization of land use and building form. There are also a number of physical design and traffic operations constraints that restrict transformative and comprehensive change, including high traffic, shallow lots, and irregular parcel configurations created by the corridor’s northwest radial orientation.
The Village of Niles hired Camiros to create a plan for the corridor, including alternative development scenarios, land use concepts, and specific redevelopment recommendations for a 2.5 mile long section of the Milwaukee Avenue Corridor, running through the heart of the Village. The intent of the planning process was to create a bold vision for the future of the Milwaukee Avenue corridor, create specific and implementable recommendations, and establish the framework for new form-based controls to be included in the Village’s Zoning Ordinance rewrite, also being done by Camiros.
Camiros developed three potential land use and redevelopment scenarios for the corridor, along with specific strategies that address issues of parcel assembly, roadway configuration and alignment, parking, access, and built form, among others. The strategies identified redevelopment sites and approaches to capitalize on opportunities for future density and Transit-Oriented development at key intersections and future Arterial Rapid Transit (ART) stops along the corridor. Concepts illustrating density, height, form, and building orientation were developed to inform the decision-making process.
Upon selection of a preferred scenario, detailed implementation strategies will be developed, and a mix of form-based and traditional zoning techniques, as well as design standards, will be established to ensure that future development occurs in accordance with established plans and policies into the future.
Milwaukee Avenue Corridor
Niles, IL
The Milwaukee Avenue corridor in Niles, Illinois, once the commercial center of the Village, is currently facing numerous challenges to successful redevelopment. The corridor lacks a discernible identity, a cohesive urban fabric, and a rational organization of land use and building form. There are also a number of physical design and traffic operations constraints that restrict transformative and comprehensive change, including high traffic, shallow lots, and irregular parcel configurations created by the corridor’s northwest radial orientation.
The Village of Niles hired Camiros to create a plan for the corridor, including alternative development scenarios, land use concepts, and specific redevelopment recommendations for a 2.5 mile long section of the Milwaukee Avenue Corridor, running through the heart of the Village. The intent of the planning process was to create a bold vision for the future of the Milwaukee Avenue corridor, create specific and implementable recommendations, and establish the framework for new form-based controls to be included in the Village’s Zoning Ordinance rewrite, also being done by Camiros.
Camiros developed three potential land use and redevelopment scenarios for the corridor, along with specific strategies that address issues of parcel assembly, roadway configuration and alignment, parking, access, and built form, among others. The strategies identified redevelopment sites and approaches to capitalize on opportunities for future density and Transit-Oriented development at key intersections and future Arterial Rapid Transit (ART) stops along the corridor. Concepts illustrating density, height, form, and building orientation were developed to inform the decision-making process.
Upon selection of a preferred scenario, detailed implementation strategies will be developed, and a mix of form-based and traditional zoning techniques, as well as design standards, will be established to ensure that future development occurs in accordance with established plans and policies into the future.
Higgins Road Corridor Plan
Park Ridge, IL
Camiros assisted the City of Park Ridge in developing a vision for the Higgins Road corridor, an arterial connection running through the community that parallels I-90, interfacing with the interstate at two different locations.
Working with a combination of both small infill parcels and large-scale redevelopment sites, Camiros’ corridor plan for Higgins Road establishes policies and project recommendations that leverage its existing interstate access and development potential, yet actively preserve the character of adjacent neighborhoods and quality-of-life that residents cite as a major draw to the community.
In addition to the overall corridor plan, Camiros also developed three-dimensional visualizations, in still frame and video formats. The visualizations were intended to illustrate the built impacts of proposed zoning policies, and clearly articulate the vision of the community for corridor’s future.
Town Center Plan
Richton Park, IL
Camiros was selected to assist the Village of Richton Park with design and development services related a new Town Center Park. The Village wanted to create a new park space that would serve as a visual gateway to the Town Center, and provide a valuable amenity at the intersection of Sauk Trail and Governor’s Highway, directly adjacent to the Village’s Regional Commuter Rail (Metra) Station.
The design of the park makes a bold statement when viewed from the corridor, creating a new landmark in the town center, and providing the community with a new recreational amenity that allows for both active and passive enjoyment of the space.
Key features of the design include a shaded trellis/seating area framing a large open space perfect for hosting a variety of community events, and a new zero-depth water feature with jets for splash play during the summer months. A curvilinear brick wall edges the space, serving as a new Village sign at the corner, providing a sense of separation and enclosure from the adjacent street.
The Village is currently looking to implement and begin construction of the Town Center Park.
Ellis Heights Choice Neighborhoods Plan
Rockford, IL
The Rockford Choice Neighborhoods Plan focuses on strengthening the bonds of housing and neighborhood improvements with appropriate services, schools, public assets, transportation, and access to jobs. It supports the redevelopment of the Fairgrounds Valley housing complex within the context of a comprehensive revitalization plan for the Ellis Heights/Fairgrounds neighborhood that focuses on directing resources to address three core goals: Housing, People and Neighborhoods.
The vision developed by the community is the following: The Ellis Heights neighborhood is a nice place to live! It is safe, affordable, clean and pleasant. There is strong homeownership, with respectful and responsible neighbors looking out for the welfare of others. It is a community where children are nurtured, families can grow, and seniors can enjoy their years. Ellis Heights is a responsible community, with active leadership and strong institutions.
Our priorities for improving neighborhood quality of life are:
- Income and jobs, the catalysts for making progress on other initiatives
- Creating a safe, healthy neighborhood for families with an emphasis on our youth is paramount
- Education and physical improvements
- Neighborhood engagement and capacity building
The Ellis Heights Choice Neighborhood Plan was honored with the 2012 Illinois APA Award for Outstanding Community Outreach and the 2014 Award for Implementation.
Chicago Commercial Corridors Study
Chicago, IL
Camiros was contracted by the City of Chicago to develop a comprehensive document that identify a series of financial, land use, and programmatic tools “incentives” that will help the City of Chicago attract and retain small businesses. Attracting and Retaining Businesses to Chicago’s Commercial Corridors is organized by an analysis of corridor typology, recommendations on the existing financial incentives and national trends in non-financial business attraction and retention incentives, and recommendations for upgrading Chicago’s incentive program to improve its commercial corridors.
Chicago Riverwalk Management Study
Chicago, IL
Chicago’s long-held vision for establishing a continuous Riverwalk along the Chicago River within the City’s Central Area is within reach following the conclusion of agreements and financial assistance with the federal government. As plans for the construction of the Riverwalk are being finalized, the City has begun to focus on operational considerations involving revenues and costs associated with the Riverwalk, and putting into place an entity to manage the operation and promotion of the Riverwalk. The City selected Camiros to head a multi-disciplinary consulting team to study the potential for revenue generation and likely maintenance/operations costs, and to delineate the structure of a management entity to operate the Riverwalk.
In financial terms, the City would like the Riverwalk to be self-sustaining, that is, for revenues derived from the Riverwalk to be sufficient to cover operating and maintenance costs, as well as debt service on the federal loan funding Riverwalk construction. Since the design and programming of the Riverwalk was not done with this goal in mind, the Camrios team was required to not only project revenues and costs based on current plans, but to assess the potential for enhanced financial performance through re-programming of those sections of the Riverwalk which have not yet undergone final design.
The Camiros study identified a likely revenue shortfall, but identified a number of creative initiatives to add significant revenue sources to bridge the gap. These initiatives included re-programming the largest section of the Riverwalk to expand associated indoor retail space and to generate revenue within outdoor space. Other initiatives suggested potential development of unused space in the area east of Michigan Ave.
Near North TIF Amendment
Chicago, IL
In 1997, Camiros was initially hired to assist with the original Near North TIF District designation with the City of Chicago, which successfully passed but was later amended in 2003. 11 years later, the City pursued amending the TIF for a second time to include the property at Oak Street and Franklin Street.
Camiros identified other blighting influences that are in and adjacent to the TIF district that suppress reinvestment including the CTA elevated train tracks. Camiros believed that the expansion of the Near North TIF could include affected properties and is consistent with the purpose of tax-incremental financing. The conditions of the amendment area created a strong case for eligibility for “conservation area” designation due to the presence of obsolescence, deterioration, excessive vacancies, etc. The amendment area passed the “but for” test, which that “but for” the public intervention, the area will not be subject to sound growth and reinvestment. While the near north side as a whole was and still continues to receive significant private-sector investment, the potential amendment area itself has not but rather, has evidenced disinvestment. Without the benefit of TIF assistance the properties within the amendment area would not develop to the extent commensurate with their location within a highly desirable area.
Higgins Road Corridor TIF Redevelopment Plan
Elk Grove, IL
Elk Grove Village is home to the largest business park in the United States with over 3,600 businesses located in a 5.4-square-mile area and serves as a major contributor to the Village’s tax base and other overlapping taxing districts. Camiros prepared a plan for the Village of Elk Grove to establish a TIF district along the Higgins Road commercial corridor between Gordon Street and Seegers Avenue to expand the Elk Grove Business Park so that it will continue to attract new and growing businesses and private investment, specifically new industrial development. The TIF district was adopted by the Elk Grove Village Board of Trustees in March 2014.
In November 2017, the Elk Grove Village trustees approved an agreement with Brennan Investment Group to create a one million-sq.ft. Technology Park focused on clean, high-tech manufacturing, robotics, and data centers within the newly annexed TIF district. The technology park is expected to generate $1 billion in new investment in the village.
1900 Sherman Avenue Development
Evanston, IL
In 2017, Camiros was contracted by the Housing Authority of Cook County to conduct a feasibility study for expanding the development of the Jane R. Perlman Apartments in Evanston, Illinois, an affordable housing facility for seniors and persons with disabilities. The intent of the study was to assess to determine whether further, or more detailed analysis was warranted related to zoning changes, relief from the City of Evanston, the size of the expansion area to support additional development, suitability of the expansion area in terms of location and configuration for additional residential development and potential for ground floor retail space, and the ability to provide additional parking needs for the expansion of development.
The feasibility assessment indicated that expanded development on the 1900 Sherman Avenue Property is potentially feasible and merits further study. Zoning changes appear to be feasible due to recent zoning-related actions in the immediate area. The physical configuration of a new building is large enough to support a reasonable program of new housing and ground floor retail. The vertical integration of the design of the various floors has been demonstrated to show full accessibility and functionality. However, the small expansion site is too small to accommodate conventional parking structures and would require an unconventional design, which will be less cost efficient. Overall, the design and cost of the parking structure would be the most significant program element affecting the feasibility of the expanded development.
Briergate TIF Study
Highland Park, IL
Earlier this year the City of Highland Park engaged Camiros, Ltd. to conduct a TIF Eligibility Study and to provide a Redevelopment Plan for the Briergate Business District, an area comprised of 129 acres across 82 tax parcels located between Skokie Highway and Deerfield Road. Camiros determined that the Briergate Business District is TIF eligible and that a TIF District is an appropriate designation for the area in part due to obsolescene, deterioration, below minimum code standards, inadequate utilities, among others.
At the September 11, 2017 Committee of the Whole meeting, City staff made a recommendation for Council to consider a Tax Increment Financing District (TIF) for the Briergate Business District to improve infrastructure within the area and encourage investment and revitalization.
The establishment of the Briergate TIF District would allow the City of Highland Park to support the cost of infrastructure improvements for the Briergate area in conjunction with funds collected for this purpose through SSA #18. The TIF would cover the cost of improvements that could not otherwise be funded by the SSA, and would allow the desired physical improvements to be completed before the SSA funds fully accrue. Otherwise, if the municipal budget allows, and if the City Council approves the project, the work will commence in 2025.
Downtown Strategic Plan
Joliet, IL
The Downtown Strategic Plan seeks to provide a “roadmap” for the improvement of downtown Joliet. Downtown Joliet is a truly unique place with a paradox of tremendous assets along with a number of stubborn challenges to overcome. The assets include a rich heritage, strong architectural character, regionally significant uses, major entertainment and cultural attractions, and a strong rail and bus transportation network. Downtown Joliet can be very successful as a satellite urban center for the southwest suburban region, including portions of “downstate” Illinois. Significant downtown improvement can be accomplished by following a strategy that builds upon strengths and mitigates weaknesses. This strategic plan provided a realistic approach, one based on both private-sector and public sector investment.
The improvement strategy recognized downtown Joliet’s inherent role and function. The downtown evolved not as a suburban downtown, but as a true urban center. This is one of the downtown’s core strengths, and improvement should be based on the downtown functioning as a regional urban center, which contains a series of regionally significant uses as well as local/community oriented uses. This role and function reinforces the downtown’s existing strengths.
The development strategy described in the plan provided clear direction for actions and initiatives to drive real change in the downtown. The strategy identified for improving downtown Joliet was to make Joliet a mecca for young adults, which leveraged existing strengths, mitigated weaknesses, and would work in the downtown’s weak market context.
River Trail TIF
Peoria, IL
Camiros was hired as the primary consultant for the River Trail TIF Redevelopment Plan & Project in the City of Peoria, Illinois. The project area is irregular in shape but encompasses property across 19.5 acres along the west bank of the Illinois River. The project area contains heavy industrial uses including railroad operations which were discontinued and later acquired by the City to be designated as part of Riverfront Park.
In 2012, the City authorized evaluation to determine whether the River Trail TIF Redevelopment Project Area qualified for Tax Increment Funding. The plan reflects a commitment by the City of Peoria to improve and revitalize the project area for new residential development, and responds to problem conditions including obsolescence, deterioration, inadequate utilities, lack of community planning, environmental remediation, and lagging or declining equalized assessed value. The analysis of conditions conducted by Camiros determined the project area qualified for TIF designation under the designation as a conservation area under the Tax Increment Allocation Redevelopment Act (65 ILCS 5/11-74.4-1 et seq.). In November 2013, the City approved the River Trail TIF and has been actively pursuing new private development to occur on the site.
West Bench Project Analysis
Salt Lake County, UT
The West Bench Project was a proposed development on the western side of Salt Lake County, Utah, seeking to create a series of transit-oriented new towns on a 75,000 acre development site. In total, the development program included 200,000 dwelling units to accommodate 500,000 residents, and 59 million square feet of commercial/industrial space to be spread among six new communities. Kennecott Land Corporation was seeking entitlement to develop this program without the use of conventional, site-based master plans.
A team of consultants, led by Camiros, was hired to determine if the broad development program requested by the developer was: 1) realistic, 2) in the long-term interests of Salt Lake County, and 3) could be developed in conformance with the broad principles of the draft West Bench General Plan.
The project involved translating a broad vision for large-scale transit-oriented development into an actual program that could be rationally evaluated. The Camiros team included specialists in development economics, fiscal analysis, public finance, public transit and transportation. Detailed analyses of fiscal, financial, transportation, and land use implications were produced as a tool to assess whether development of the West Bench site would result in the kind of communities identified in the General Plan, and what the impacts might be on Salt Lake County and the quality of life in the region. The Camiros team also prepared a toolkit of analysis programs to help the County track impacts, improvement needs and performance indicators over the course of time.
East Roosevelt Road Corridor Study
Wheaton, IL
In 2018, the City of Wheaton retained the consultant team of Camiros and Valerie Kretchmer Associates (VSKA), Inc. to assist the City in the preparation of a Comprehensive Plan/Market Study/Zoning Ordinance update for the East Roosevelt Road Corridor, between Carlton Avenue on the west to the City limits on the east. There have been significant changes in the development environment with the rise of e-commerce and changes in consumer preference. The City has asked the consultant team to review the existing zoning along Roosevelt Road, and propose changes that reflect current market conditions and address physical site constraints. The current uses permitted along the corridor present a wide range of possibilities for development and redevelopment opportunities, some of which, however, may no longer be appropriate given market conditions, site constrains, or city policy. Camiros and VSKA are currently working towards proposing changes to the City’s zoning regulations that can help achieve the desired land use pattern.