Hidden Pointe Landscape Master Plan June, 2006 t h e archi terra g r o u p
1 Table of Contents Background Purpose and Goals of the Master Plan Master Plan Process Existing Conditions Entrance Hidden Pointe Boulevard Median Central Open Space Miscellaneous Areas Master Plan Recommendations Entrance Hidden Pointe Boulevard Median Central Open Space Miscellaneous Areas Summary Appendix Estimate of Probable Construction Costs Documentation of Phone Conversations with Douglas County 2 2 3 3 3 4 4 5 6 7 8 9 11 12 13
2 Background Hidden Pointe is a small community located in Douglas County between Monarch Boulevard and I-25, north of Castle Pines Parkway. While adjacent to many other subdivisions, Hidden Pointe is immersed in hillsides of native flora and fauna. Shortgrass prairie and shrublands dominate this landscape and are also found in the natural areas within Hidden Pointe. Development of Hidden Pointe began in the mid 1990 s and full build out is essentially complete. The neighborhood is comprised of single family, multi story homes. There is a drainage in the center of the neighborhood that functions as open space for passive recreation and as storm water detention. Existing landscaping of the neighborhood public spaces includes planting in the medians and at the community entrance sign along Hidden Pointe Blvd., planting at the entrances to the central open space, and planting at the end of several cul-de-sacs. Other public improvements include a soft surface trail through the central open space and a connecting trail to a larger trail system on the west side of the neighborhood. The Hidden Pointe Home Owner's Association (HOA) owns and manages all landscape improvements within the community. Members of the HOA and other residents have concerns about the aesthetic qualities of some aspects of the existing landscaping, and are interested in reducing the maintenance burden of the improvements. The HOA contacted The Architerra Group to develop a master plan to guide future landscape improvements within the Hidden Pointe community. Purpose and Goals of the Master Plan The purpose of this master plan is to provide a vision for the future improvements to the public spaces within Hidden Pointe. The improvements can be implemented in several smaller projects over several years as the HOA has appropriate funding. Specific goals of this master plan include: Create a landscape identity for Hidden Pointe by specifying a similar pallette of plant and other materials to clearly mark the entrance to the community and to public outdoor spaces. Create a more pronounced entrance to the community. Improve the function and aesthetic quality of the central open space. Improve the small parcels of vacant land at the end of cul-de-sacs and several small utility easement properties.
3 Master Plan Process The process for developing the master plan included: Gathering and analyzing existing information about the sites Developing preliminary design concepts, alternatives, and cost estimates Reviewing the preliminary designs with the HOA board Finalizing the design concepts and preparing the master plan. Information about the sites were gathered through meetings with Jeff Huff and other HOA board members and residents, phone conversations with Douglas County, gathering and reviewing existing mapping and aerial photography, and conducting several site visits. Existing Conditions Existing neighborhood entry Entrance Based on meetings with community members and visits to the site, several issues were found at the entrance to the neighborhood. There is a general lack of identity with the landscape when you enter the neighborhood. There is not a distinct entrance to the community. The sign at the entrance is attractive, but is set back too far from the road, so that it does not truly function as an entry. Existing neighborhood entry sign The natural areas at the entrance to the neighborhood including the wetlands and grasslands are desirable natural features that could be enhanced to be more aesthetically pleasing. The grasslands in particular are weedy. Natural area at neighborhood entry
4 Existing median plantings Hidden Pointe Boulevard Median The median improvements, which include trees, deciduous and evergreen shrubs, and lighting are generally in poor condition. The existing plantings are sparse and emphasize individual plants rather than plant groupings which can have a stronger visual effect. The existing up-lighting on the trees is in poor condition. The wood mulch often washes off of the bermed median and into the roadway. Existing median plantings Central Open Space The central open space consists primarily of a drainage channel with detention basins. Most of the open space is grasslands with some shrubs. There is a soft surface trail that extends through the open space. There are plantings along the road on both sides of the open space. The open space is a nice amenity for the neighborhood and is used by many residents. There are several issues with the central open space as well. First, the plantings at the entrances to the open space are sparse and in relatively poor condition. These plantings do not relate to other plantings in the neighborhood, or to the natural plants in the open space. The drainage itself leaves the defined channel in several areas and is causing erosion. Like at the entrance to the neighborhood, the grasslands are very weedy and in relatively poor condition. The trail is a popular amenity for the neighborhood, however, there are no connections from the trail to the several cul-de-sacs that face the open space. As a result, there are several social paths that have been worn in the grass where people access the open space from their streets. Existing median plantings North entrance to central open space South entrance to central open space
5 The existing trail needs resurfacing. Social trails lead from cul-de-sacs to main trail. The existing upland shrubs and riparian plants along the creek could be supplemented to enhance the aesthetic qualities of the open space. Some slopes are eroding because grasses have not been established. The poor condition of the grasses and the lack of other plantings leads to a barren appearance. Miscellaneous Areas There are a few other areas that the HOA would like to enhance. One is the entrance to the trail system on the west side of the neighborhood at the end of Coyote Drive. This entrance is not clearly marked and does not signify the entrance to the neighborhood. Trail users currently have to leave the pavement and access through a small opening near the gate to access the trail. Existing trail entry In addition, there are several utility easements between private properties that currently are in poor condition and not properly maintained. Finally, there are several properties at the end of cul-de-sacs that are generally weedy and unimproved. The HOA would like to enhance these properties. Existing utility easement
6 Master Plan Recommendations This plan shows the community wide vision for future landscape improvements in the Hidden Pointe neighborhood. Each of the recommended improvements are discussed in detail on the following pages.
7 Entrance To address the issue of the lack of a distinct entry point, new monumentation could be added on both sides of Hidden Pointe Boulevard adjacent to the existing entry sign. The momumentation could have the same dimensions and materials used on the existing entrance sign. This new monumentation would be visually connected to the existing sign using additional plantings. This design allows the neighborhood to keep the existing sign and associated landscaping, while visually connecting the sign to a distinct entry point. The effect of a crossing can be enhanced by having the entry plantings continue across the median. The proposed plantings could include a screen of evergreen trees, grasses, flowering trees and shrubs, and evergreen ground covers to create the visual link between the proposed monumentation and the existing sign as well as to provide seasonal interest. All plants selected should be xeric and deer resistant. The existing irrigation system will need to be expanded to accommodate the new plantings. There are a few items that must be considered in the design of this entry. First, the monumentation will have to be kept out of the Hidden Pointe Boulevard right-of-way, and any plantings within the right-ofway will have to meet the requirements of Douglas County s Engineering Criteria Manual. In addition, this design proposes installing improvements on the property on the north side of Hidden Pointe Boulevard. This property is not owned by the Hidden Pointe HOA. Based on conversations with HOA members, it is assumed that an agreement could be reached with the property owner (North Castle Pines Metro District) to build on that property, however, it should be noted that without a formal written agreement, there is a risk that the property owner may damage or remove any improvements installed by the Hidden Pointe HOA. PROPOSED MONUMENT AND WALL AT ENTRY PROPOSED VEGETATION TO CONNECT SIGN AND ENTRY HIDDEN POINTE BLVD. RIGHT OF WAY EXISTING SIGN AND PLANTINGS Proposed improvements to entrance sign and plantings Plan NTS
8 In addition, the natural areas at the entrance could be enhanced to further beautify the entry. The grasslands could be improved be implementing an aggressive weed control program and overseeding the area with native seed. Tree or shrub masses could be planted near the intersection of Serena Dr. and Hidden Pointe Boulevard to create interest and frame views to the neighborhood entry. Cottonwoods could be planted along the drainage to provide visual interest and wildlife habitat along the drainage. Hidden Pointe Boulevard Median The median landscaping should be renovated from Serena Drive east to Crossing Circle. Creating a distinct landscape treatment along this section of the median will help to signify the entrance to Hidden Pointe. The design should use masses of shrubs to create more visual impact. The plant pallette should be similar the other plantings used throughout the neighborhood. Again, all plantings selected should be xeric, deer resistant, and salt tolerant species that provide seasonal interest. During the research for the master plan, it was discovered that Douglas County s requirements do not allow any permanent obstructions, including trees, in the street median. Due to this requirement, items such as upright street lights, boulders, signage, monumentation, and trees would not be allowed in the new median design. Based on discussions with Douglas County engineering staff, the county would not require the HOA to remove the existing trees in the median, however, the HOA would have to apply for a variance to remove and replace the existing trees. If the County grants a variance, we recommend removing and replacing the trees in the median due to the relatively poor condition of the trees. If a variance is not granted, the HOA should consider leaving the existing trees to retain the vertical mass and shade provided by the trees. It will likely be most efficient to remove and replace the existing irrigation system secondary lines, spray heads, and drip emitters when the plantings are renovated in the median. EXISTING AND/OR PROPOSED TREES MASSES OF FLOWERING AND EVERGREEN SHRUBS, PERENNIALS, AND ORNAMENTAL GRASSES Proposed improvements to median Plan NTS
9 Central Open Space ENHANCED ENTRY TO OPEN SPACE EXISTING TRAIL - RESURFACE WITH CONCRETE NEW TRAIL CONNECTION COTTONWOODS ALONG DRAINAGE (TYP.) STONE SEATING/GATHERING AREA XERIC/NATIVE SHRUB MASSES (TYP.) IMPROVE AND DEFINE DRAINAGE CHANNEL GRASSLANDS - ENHANCE GRASSES WITH NATIVE SEED, IMPLEMENT WEED CONTROL PROGRAM NEW TRAIL CONNECTION NEW TRAIL CONNECTION EVERGREEN TREE (TYP.) ENHANCED ENTRY TO OPEN SPACE North NTS
10 Central Open Space Entry Treatments The entries to the open space should be enhanced to provide clearly identifiable and attractive public entries. The trail alignment should be revised to provide a perpendicular intersection with the sidewalk along Crossing Circle. The entry could be enhanced with a small entrance area that includes monumentation that relates to the neighborhood entry, boulders, and plantings. The plant pallette should be similar to the plantings used throughout the neighborhood and be xeric and deer resistant. Trails The current trail in the open space is a soft surface gravel trail. There has been some discussion within the board about whether the trail should remain soft surface, or be paved. There are pros and cons to either method. If the trail is to remain soft surface, it should be resurfaced with crusher fines. Crusher fines are the small fragments of granite that are produced when larger rock is quarried. For a pedestrian trail, a 3/8 minus sieve should be specified (meaning the largest pieces will be smaller than 3/8 ). A crusher fines trail will cost about half as much to install initially, but it will require more maintenance than a concrete trail. The maintenance includs weed control, resurfacing the trail every few years, and reinstalling portions of the trail if it were to wash out during any major storm events. A crusher fines trail has a less formal character and feels more natural. A concrete trail would cost more initially, however there is almost no maintenance associated with a concrete trail. If properly installed, a concrete trail could easily last 15 to 20 years. It does have a more formal character, and people may expect it to be plowed in the winter. If any repairs are needed, they would obviously cost more than repairs to a crusher fines trail. Concrete is also much more accessible to wheeled uses such as bicycles, in-line skates, skateboards, scooters, wheelchairs, and strollers. This can change the character of the existing trail from a quiet strolling path to a more active trail with faster users. Concrete trails are typically eight to ten feet wide and four to six inches thick. A six inch thickness is less prone to damage by maintenance vehicles. In either case, new trail connections should be extended to the cul-de-sacs that are adjacent to the open space. This will provide much better access for residents, and eliminate the unsightly social paths. Some grading will be required to ensure that the trails meet the Americans with Disabilities Act Design Guidelines for longitudinal slope of walkways. Drainage Channel The lower portion of the drainage channel should be re-channelized to prevent the erosion that is occurring. This portion of the drainage could be enhanced by planting willow stakes and cottonwoods along the drainage. This will provide wildlife habitat and visual interest. The upper portion of the channel includes the large detention basin. Douglas County will not allow any plantings other than grasses within the detention basin.
11 Open Areas The grasslands within the open space could be enhanced by implementing a weed control program, and overseeding with native seed. Several areas have very little vegetative cover and are starting to erode. These areas should be of high priority for installing new seed. The open space would also benefit from the addition of masses of native and xeric shrubs and trees. They will add visual interest, provide wildlife habitat, and can be used to screen undesirable views. Seating Area The HOA expressed an interest in providing a small gathering area within the open space. A grouping of boulders placed in the central open space could provide an amenity for rest or for informal social gatherings. Miscellaneous Areas Trail Entry The trail entrance can be enhanced and formalized by paving the entrance through the existing fence opening. Small monumentation similar to that proposed at the open space entrance will help to further the concept of a neighborhood identity. The HOA could also have discussions with the property owner to inquire whether a revised gate configuration may be acceptable that allows trail users to access directly onto the paved trail connection rather than having to access around the gate. Utility Easements and Cul-de-sacs Since the utility easements are not spaces used by the public, it would be best to regrade and seed these areas with native seed. This will allow the properties to be visually connected with the adjacent natural areas surrounding the neighborhood. In areas where frequent access is required, crusher fines paths may be built to provide a stable access surface. The properties at the ends of the cul-de-sacs could also be seeded with native seed and groupings of native shrubs or trees could be planted. Again this will allow the properties to be visually connected to the adjacent natural areas surrounding the neighborhood or the central open space. The HOA should also consider converting the cul-de-sac properties that have been planted with bluegrass to native seed so there is a consistent landscape treatment throughout the neighborhood.
12 Summary The Hidden Pointe neighborhood is situated amongst the beautiful rolling landscape of Douglas County immersed in native grasses, shrubs, and trees. The recommendations of this master plan are designed to celebrate the beautiful natural environment surrounding Hidden Pointe while developing a distinct identity. The intent is to keep many of the existing amenities in the neighborhood, but enhance their function and/or aesthetic qualities with the proposed improvements. The use of a consistent pallette of native and/or xeric grasses, shrubs, and trees will help create a community wide identity, reduce maintenance costs, and integrate with the natural environment. When the recommendations of this master plan are implemented, the neighborhood will enjoy public spaces that look better, function better, and are easier and more cost effective to maintain.