The Land Development Visionary Award program instituted by Land Development Today and Futurus Communications recognizes the creativity, vision, and the implementation of best practices in land development. The award recognizes not only the planning and design of projects, but also focuses on the complete development process.

The July 2006 Visionary Award-winning project, Auburn Lakes, is highlighted on page 40. Attendees at the Land Development Breakthroughs conference in Chicago voted on the projects along with a panel of judges.

The following five projects, including the Meadow Winds project that is profiled in Rob Kundert’s article on page 26, were the finalists for the award this past summer. Another 2006 Visionary Award will be announced at the Land Development Breakthroughs conference being held in Myrtle Beach (SC) on November 2-3. Nominations are currently being accepted through October 15.

Fern Valley
Tewksbury, New Jersey

A luxury residential development community in central New Jersey located 45 minutes from Manhattan, Fern Valley’s ecological design utilizes innovative concepts and technologies to improve the water supply, soils, plant and wildlife, while offering all the amenities, conveniences and luxuries homebuyers expect of an upscale, high-end development.

This project was submitted by developer Anthony Sblendorio and the design team leader, Back to Nature Landscape Associates of Oldwick (NJ).

The Challenges
Tewksbury Township had a challenging approval process indicative of the township’s need to preserve nature in an otherwise densely-populated area of the country. With its surrounding area being comprised predominantly of modest houses on small lots situated off highways for which the term “strip development” might seem to have been invented, this area sought to preserve its rural character and heritage.

While other “green homes” had been previously constructed, no other luxury residential development had been previously attempted in New Jersey with the land development goals that Fern Valley espoused.

The Vision
Sblendorio and Back to Nature sought to use the development to improve, rather than destroy, soils, water, plants and wildlife. In terms of its ecological footprint, the Fern Valley development gives back to the land more than it takes. Replicating local natural systems, the vision of Fern Valley was to transcend the boundaries between humans and nature to create a truly sustainable development today, and for future generations.
Sblendorio envisioned a holistic design process that included planners, regulators, landscape architects, stormwater management experts, and others, right from the beginning of the planning process to achieve the goals of the project.

The Results
Soil cement dirt roadways that are twice as hard as asphalt, fashioned with a toxin-free glue called Poly Pavement applied to the soil at the site, created inexpensive, aesthetically pleasing, and easily maintainable roads. Roadside wetland pools and swales with oxygenating plant life purified stormwater and recharged the local aquifer, rather than shooting the water runoff offsite through curbs and storm drains. Plastic liners form a basin and the plants grow hydroponically – without soil – naturally treating pathogens and returning water to near drinkable quality. The result - groundwater recharge is better than it was even before development.

Neighborhood hiking trails were created to meander through reclaimed native habitats. Extensive common open space was dedicated for residents to relax, recreate and explore. Native woodland landscapes feed from the rain barrels and cisterns harvesting rainwater from the roofs of homes.

Greenland Hills
Greenland, Arkansas

561-lot single-family subdivision targeting first-time buyers integrates the land planning principles of coving and decentralized wastewater utilities to amplify the financial, social and environmental advantages of this innovative development.

This project was submitted by Greenland Hills Developers, LLC and members of their design team, Growth Group, LLC and Associate Professional Engineers & Construction, LLC (APEC-LLC). It was runner-up for the Visionary Award.

The Challenges
The topography of the site varies by almost 150 feet with many slopes in excess of 25%, presenting major obstacles to achieving the desired density, street layout, and stormwater drainage.

The portion of the city of Fayetteville (AR) centralized wastewater system nearest the site was undersized and inadequate to serve this development. The effluent produced by the project required more disposal than the common space lots that were available.

The city of Greenland, a small, relaxed community, had little experience in absorbing a project of this scale and was unfamiliar with the development concepts utilized, resulting in public relations challenges.

The Vision
The vision for this development was to create an affordable, yet naturally beautiful and sustainable subdivision that gives a sense of connectedness for its residents. The vision would be achieved through the innovative concepts of coving and decentralized wastewater, enabling the developer to increase lot yields, decrease street lengths, and improve lot-to-street efficiency, while simultaneously enhancing property values through increased open space and an attractive community-enhancing neighborhood structure.

The Results
The Greenland Hills subdivision showcases how the power of coving can, in the midst of numerous natural constraints, be mated with decentralized wastewater to produce a well-connected and sustainable community.

The coving land plan in lieu of a grid/curvilinear layout increased lot yield by 12%, decreased street length by 8% and increased lot-to-street efficiency by over 20%, resulting in significant cost savings for streets, utilities, and stormwater detention facilities.

The innovative neighborhood layout and increased open space (35 acres) provided more connectivity among residents, increased safety, enhanced access to open space for play and other outdoor activities, and provided the feel of a less crowded, higher quality community.

Decentralized wastewater allowed the beneficial reuse of effluent via subsurface drip irrigation in maintained common areas, which are interspersed with natural areas in the network of trails and pocket parks. This concept saved the developer the costs of upgrading an already stressed centralized system and eliminated the need to disrupt the environment with an extensive network of lift stations and forced main improvements. The scalable approach of decentralized wastewater has also helped the developer provide service one phase at a time, precluding the need to tie up significant financial resources in the building of a regional treatment plant.

Liberty Park
Portage, Michigan

The city of Portage features a diverse recreational space of over 2,000 acres to match the varied interests of the citizens in its community. The intent of the park is to tie its citizens back to the community, their families, and to the serenity of nature.

This project was submitted by Fishbeck, Thompson, Carr & Huber, Inc. (Grand TRapidsj, MI) and the city of Portage.

The Challenges
A 1.64-acre area just north of the city’s governmental campus was a source of urban degradation and pollution. Property in this area belonged to five different owners: three with ongoing businesses located on the property, which were not well-maintained. Two of the properties were contaminated as former gas station sites.

The configuration of the site precluded sidewalks and made the pedestrian and non-motorized crossing of Portage Creek very dangerous.

The Vision
In their effort to comply with the National Pollutant Discharge Elimination System (NPDES) Phase II stormwater regulations, the city saw the opportunity to unite this stretch along Portage Creek into the overall parks program and revitalize this stagnant area of their community. The city’s vision was to develop a state-of-the-art Stormwater Treatment Enhancement Project (STEP) to reside in an elegant landscape setting, provide pedestrian-friendly access, and community-wide education and involvement.

The Results
Innovative components of this $2.4 million project included low-impact development (LID) techniques and stormwater management concepts that included restoring a natural stream channel form, removing all existing structures to convert an impervious site to a pervious one, and restoring the region’s natural flora through native plantings.

The sustainable stormwater treatment system was designed to reduce stormwater runoff and treat it onsite through a system of stormwater ponds, infiltration basins, and conveyance swales.

Since Portage Creek is a cold-water trout stream, protection form urban runoff was paramount. Design standards were used to protect and restore water quality; habitat and the overall stability of Portage Creek included water quality, aeration, stream morphology, spill containment, temperature controls, and flood controls.

Open space and native wildflowers enhance the landscape appearance. Gentle and irregular slopes enhance the views, unlike many of the more traditional steep-sloped stormwater basins.

Intriguing design features, such as a cascading waterfall, lighted pedestrian bridges, and a self-supporting space-frame pavilion, have all added to community interest.

Unsightly overhead utilities were buried, and sidewalks, street lighting, and landscaping were incorporated into the project to improve streetscape aesthetics.

Chicago Premium Outlets
Aurora, Illinois

A regional 435,000 square-foot outlet mall on 140 acres with significant challenges related to wetlands, floodplain, and access, was submitted by the developer, Chelsea Property Group, and members of the design team, V3 Companies and Ted Gray & Associates.

The Challenges
For years this property that was supremely located for retail development remained undeveloped due to the presence of 23 acres of existing wetland, 100 acres of floodplain, and extensive off-site roadway improvements required for adequate access. The critical nature of the forested wetlands required on-site mitigation of 22 acres – the largest permitted impact in the Chicagoland area at the time – with replacement of many ecological and habitat functions for the wildlife in the area, and off-site enhancement of a similar forested wetland area.

The concerns required coordination of permits through the U.S. Corps of Engineers, Kane County, Illinois Department of Natural Resources, U.S. Fish and Wildlife Service, Kane County Forest Preserve, the Illinois Environmental Protection Agency, and city of Aurora.

The Vision
The project required buy-in on the design concepts from multiple government agencies early in the process. Concurrent design and permitting on many project components, with multiple stakeholders, required a rare teaming approach to successfully develop the largest man-made ecological corridor in the Chicagoland area.

The Results
The retail portion of the project was partially built in the floodplain over filled wetlands, yet three times the original floodplain volumes were incorporated in the mitigation design and three times the area of the impacted wetlands were mitigated on and off the property.

The resulting design consisted of the re-meandering of the farmed ditch to a more natural historical flow pattern through an ecological corridor providing 200 additional acre feet of regional floodplain storage volume, 80 acres of wetland mitigation, 32 acre-feet of detention storage volume, pods of bio habitats, and thousands of wetland plants.

The permit for the largest private wetland mitigation project in the Chicagoland area, with coordination of seven governmental agencies, was obtained in 20 months, allowing the project to proceed ahead of schedule. Within one year of construction, the project was being showcased as the ideal mitigation project by all governmental agencies involved.

This project resulted in the dedication of over 80 acres of quality open space to the Kane County Forest Preserve as well as the enhancement of other Forest Preserve offsite wetland and woodlands access.

The developer celebrated a successful project that was opened on time and under budget. The opening was the developer’s most successful to date and the crowds have exceeded their expectations.

Meadow Winds
Newburgh, New York

Meadow Winds is a community of single-family homes, townhomes, and condominiums in the Town of Newburgh in suburban Orange County (NY). This project was submitted by The Teicher Organization, who served as the developer, and members of the design team, The CIG Group.

Initially a failed development, The Teicher Organization purchased the project and expanded its scope by creating multiple residential types and styles, creating a sense of community, and harmoniously blending the development with its natural surroundings. They also utilized aggressive and creative sales and marketing techniques to achieve ultimate success.

To achieve its vision, Teicher implemented an aggressive marketing campaign, utilizing daily and weekly publications, signage, direct mailings, etc., to target Orange County prospects and those in New York City and Westchester County. The developer also hosted numerous special events and introduced a new “stress free” financing program, which adjusts to fluctuating economic conditions. SLDT