McLendon Hills Transition Team
Amenities Committee
November 14, 2007
Mr. Tom Carr
Dear Tom:
The Amenities Committee has completed its objectives as called for in its Mission Statement and as discussed with you on August 27, 2007. This letter, along with enclosures, constitutes our final report to you. Specifically, we have accomplished the following, related to our specific objectives:
1. Provide maximum opportunity for the community to contribute to the Committee’s work and influence its products. The Committee’s work has been posted on the Members Area of the McLendon Hills web site, and the community has been requested to provide their comments and questions during the development of amenity recommendations. The McLendon Hills Office encouraged the community to review the Committee’s work with regular announcements in the community newsletter and special emails to community members. In addition, the major amenities were staked out at the recreation area to show the community first hand how the various amenities would be sited.
2.
Provide to the
developer a recommended site plan for the amenities to be constructed at the
lake recreation area, including community center, beach at the lake, swimming
pool, tennis courts, picnic area, playground area, 2 ˝ mile paved
walking/jogging path, boat dock, boat ramp, and parking area, by October 31,
2007.
My letter dated October 31, 2007, provided the recommended site plan.
3.
Develop and provide
to the developer design specifics for each planned amenity. A summary of the
Committee’s recommended specifications for each amenity is attached as
enclosure 1. A more detailed report for
each amenity is provided as enclosures 2 - 8.
4. Keep the Transition Board fully informed of the Committee’s progress and obtain approval from the Board before recommendations are provided to the developer. The Amenities Committee reported its progress to the Transition Board October 9, 2007. This has been the only Board meeting since the Amenities Committee began its work. However, the Board members have been kept informed of the Committee’s progress through our postings on the McLendon Hills web site. It should be noted that the Amenities Committee has not obtained Board approval of its recommendations before our submittal to you because the next Board meeting has not been scheduled. Since the Committee has completed its work, it was deemed advantageous for your use to submit the recommendations in advance of approval. Larry Winslow, Board Chair, has agreed with this approach. The Committee’s recommendations will be presented at the next Board meeting, when it is scheduled, and the Transition Board’s action and any changes will be provided to you at that time.
No estimated maintenance and operating costs for the recommendations submitted have been included in this report. The Finance Committee will analyze these costs and present them to the Transition Board for discussion and action.
The Committee received six comments/questions from the community, based upon our postings on the McLendon Hills web site. Enclosure 9 presents those comments/questions and the Committee’s response to each; these were also posted on the web site as they were received and the Committee responded to them. These may be of interest to you, as they offer suggestions to enhance the amenities as well as a community view of our amenities.
Enclosures 10 and 11 are provided
as additional information related to the Playground specifics. The catalog for playground equipment will give
you an idea of the kinds of equipment that are available. The Handbook for Public Playground Safety is
included to offer a look at possible regulations
You requested that the Committee’s report be provided to you in a notebook suitable for use in the McLendon Hills office. This notebook will be provided as soon as the Transition Board has approved the Committee’s final report and will include any changes requested by the Board.
The following individuals from our community contributed their time, effort, and talent to the accomplishments of this Committee and to this report: Donna Clemens, Paula Denardo, Sally Fessenden, Roger Gibbons, Curt Goodrich, Bill Moseley, Todd Nicholson, Nick Picerno, Maunon Tanner, Al Van Vliet, Ken Westcott, and Paige Wolters. Individuals on this Committee have expressed an interest in providing further input to the design and construction of McLendon Hills amenities. Please feel free to contact them if you feel their assistance can be helpful. On behave of the entire Amenities Committee, this report is respectfully submitted.
Sid Newman
Chairman, Amenities Committee
Enclosures
1) Summary of Recommendations
2) Site Plan
3) Walking Path Report
4) Clubhouse Report
5) Tennis Courts Report
6) Playground Report
7) Swimming Pool Report
8) Other Amenities Reports
9) Comments from Received from the Community
10) Catalog for Playground Equipment (Kaplan Early Learning Company)
11) Handbook for Public Playground
Safety (
Commission Pub. No. 325)
Enclosure 1
SUMMARY OF AMENITY RECOMMENDATIONS
SITE PLAN
The proposed amenities and recreation area will be constructed on a 12+ acre site located at the north end of Lake Troy Douglas adjacent to the dam. A 2 ˝ mile surfaced walking path will wind through the community connecting each Phase of the development with the recreation area. The recommended placement of the amenities on the site was based on the following considerations: government codes and regulations, natural terrain, view optimization, noise abatement, user convenience, common sense, and the advice of a consulting civil engineer. The Site Plan was provided to the developer October 31, 2007.
CLUBHOUSE
As proposed, the clubhouse will be a 2-level structure of approximately 6000 square feet designed to accommodate community and small private social events, property owner’s association activities and small group meetings. The upper level will consist of: a large foyer/conversational area with fireplace; a great room suitable for community meetings, receptions, banquets and conferences, seating up to 250 people, depending on the configuration; a service kitchen; restrooms and storage areas. The lower level will provide office space for the property owner’s association, small meeting/break-out rooms, a large area that can be easily configured to accommodate desired activities approved by the property owner’s association, restrooms and storage/utilities areas. Final design and construction will reflect “upscale country” living. The use of low maintenance materials befitting the natural setting, environmentally friendly mechanical systems and the optimum use of decks and windows to take advantage of the view, will be emphasized .
PLAYGROUND
The proposed playground will be at least 2000 square feet in size with some adjacent area left undeveloped for future expansion. Convenient access to restrooms and a water fountain will be provided. Selected existing trees will be left to preserve the natural setting and to provide shade for the area. Selection of playground equipment will be based on the guidelines contained in the Handbook for Public Playground Safety published by the U.S. Consumer Product Safety Commission. High quality, commercial grade playground equipment is recommended. Separate play structures are proposed for 2-5 year olds and for 5-12 year old children with additional equipment for infants and toddlers. Picnic tables, benches trash receptacles and bicycle racks have been requested. Surfacing material for the playground will consist of small wood chips/bark installed over a supportive safety subsurface made of a shock absorbing material.
WALKING PATH
It is recommended that the 2 ˝ mile walking path be 6 feet wide and have a hard surface with defined edges. As proposed, the path will provide a level, well drained walking area to accommodate baby carriages, strollers and small child conveyances, and will be handicapped-accessible to the fullest extent possible. . Four covered sitting areas, appropriately spaced over the 2 ˝ mile route, have been proposed,. The grounds around the sitting area and the buffer zones between the road and the walking path will be landscaped with drought-resistant plantings attractive to birds and butterflies. Motorized vehicles of any type will be prohibited.
TENNIS COURTS
Two 60’ x 120’ full courts, side by side, with angled corners and a 3’ divider fence in between, have been proposed. The courts will have green Nova Sports surfaces with tan perimeters. A built-in bench and cabana will be provided between the courts and a fiberglass backboard will be constructed on the side of one court. Black vinyl fencing will surround the playing areas with 9’ windscreens attached to provide a visual barrier and to reduce the effects of wind and noise. Above-court lighting will be installed to allow nighttime use of the courts; pathway lighting to the parking area is also proposed.
SWIMMING POOL
The recommended pool will be a minimum of 2400 square feet (60’ x 40’), rectangular in shape, varying in depth from 3-5 feet, constructed of concrete and plaster, and painted white. A deck area equaling 2 ˝ - 3 times the square footage of the pool will be surfaced with Multi Coat Krete or Cool Deck to reduce deck temperature in warm weather. A separate, fenced 18 – 20 foot kiddie’s pool with graduated depth from 9 – 15 inches also has been proposed. Restrooms, changing areas and shower facilities will be provided. A pool equipment room and a chemical storage room will complete the pool complex. It has been recommended that pumps, chemical systems and vacuum systems be of high quality to minimize long-term maintenance costs. Water quality and general pool operations will be monitored by a certified pool operator.
OTHER AMENITIES
(With Minor Maintenance Costs)
BEACH: The proposed beach area will approximate the size shown on the site plan. It will extend 20 - 30 feet into the water and will be covered with a good quality beach or “play” sand of sufficient depth to ensure comfort and safety. A “safe swimming” area will be designated; rescue equipment, lounge chairs, trash receptacles and volleyball equipment will be available.
PICNIC AREA: The proposed picnic area will approximate the size shown on the site plan. It will be grass-covered except for 6 – 10 concrete pads constructed to accommodate permanently mounted aluminum picnic tables. There will be a fire pit and 3 – 5 permanent post grills appropriately located in the proximity of two multi-sided gazebos. An outdoor shower, water fountain and trash receptacles will be provided.
BOAT DOCK: A 10 foot wide dock of sufficient length to accommodate 8 boats of the size permitted on Lake Troy Douglas is recommended. The material used in construction should require little or no maintenance (Trex type) and provide a non-skid walking surface. A 25 x 25 foot multi-sided gazebo with built-in benches designed to match the gazebos in the picnic area is proposed. Tie-up cleats for 8 boats, a fish cleaning station and electricity receptacles are included in the requirements.
BOAT RAMP: A concrete ramp of sufficient width and length to facilitate the launching of trailered or stored boats of a type and size allowed on the lake is proposed. A small dock to accommodate securing a launched boat for a short period of time is also recommended.
PARKING AREA: The proposed parking area will provide 38 hard-surfaced, lined spaces for vehicular parking. Handicapped spaces will be designated as required by law. The installation of adequate overhead lighting is recommended.
Enclosure 2
Enclosure 3
Walking
Path
Sept. 25, 2007
Design criteria
1. The required width of the trail is to be six (6) feet. This will allow for persons to pass each other shoulder to shoulder without moving around each other.
2. The trail should be made of a hard surface material throughout its length. This material could be asphalt, asphalt mixed with rubber or other comparable surface material. Consideration should be given to possibly imprinting a surface design into the material.
3. Any foundation material (gravel) beneath all or portions of the hard surface is required only if its inclusion provides a cost effective improvement in the stability or life expectancy of the trail.
4. The surface of the trail needs to be level for ease of walking and use of strollers / carriages etc. This may require re-grading any slopes to make the trail level.
5. The surface needs to drain water to preclude the accumulation of puddles on the trail.
6. The trail should have sharply defined edges adjoining lawns or driveways.
7. Include small tasteful signage indicating trail at key points as well as markers every half-mile.
8.Four sitting areas should be constructed approximately equidistant from each other along the trail. Each sitting area should have one or two benches depending on anticipated usage.
One area on Broken Ridge Trail at the head of the lake should have a platform extended out over the stream inflow. This platform would include an arbor like structure and would be directly down the lake from the amenities site and serve as an architectural counter point (possible to the gazebo planned at the dock area). There exists the possibility of creating a small water feature just above the lake and below the platform that allows water to fall into the lake.
Another area may be incorporated in the gazebo planned for the end of the dock or within the vicinity of the clubhouse if the gazebo area is not available.
Benches should be placed in a single area along McLendon Hills drive.
One other area may be created in a wetlands area on the far side of the lake along Broken Ridge Trail.
9. All sitting areas utilize space in excess of the standard width of 6 feet and should be landscaped accordingly.
10. If a portion of the trail passes in front of the clubhouse then consideration should be given to changing the surface material of the trail within 100 feet of either side of the clubhouse that is in esthetic harmony with the materials fronting the clubhouse.
11. The trail, all or in part, should be handicapped accessible, including access for wheel chairs.
12. At any point where the trail crosses a street or other obstacle a permanent sloped transition area needs to extend from the trail to the street and back up to the trail – this would support ease of use by wheel chairs, strollers, carriages and children’s toys / wheeled vehicles.
12. Trash baskets are required at each of the sitting areas.
13. A ‘green’ buffer area between the road and the trail is required. This could be from two (2) to four (4) feet in width but should be a consistent width the entire length of the trail if possible.
Additional
Considerations:
Accent lights at the sitting areas might be used to encourage trail use in the evenings. These lights could be solar powered with a timer for fixed on and off cycles.
The landscaped areas around sitting areas should include plantings consistent with their unique location and should be designed to attract birds (ex. hummingbirds), animals (ex. ducks, beaver) and insects (example butterflies) depending on the sitting areas location.
Plantings owned and maintained by owners should be encouraged along the portion of the trail crossing their property. These plantings would be along the side of the trail closest to a house. This would allow for variability of plantings along the trail and still respect the rights of individual owners property design requirements.
Consideration should be given to whether the side of the trail facing the street should be free of plantings to allow for efficient cutting of the grass and access to the trails for maintenance.
The trail is envisioned as being designed of use for all members of the community: individuals, joggers, couples, handicapped persons and parents with small children and their associated toys. The trail is not for use by ANY type of motorized vehicle regardless of power source.
Enclosure 4
Clubhouse
Design Suggestions
September
27, 2007
We are recommending a clubhouse designed for community use. The size should be 6000sf, 3000sf on the upper level, corresponding amount on the lower level, which may vary, depending on the relationship of the building to the site.
The building should be a modest structure, where quality construction and quality finishing touches will make it a focal point of the amenities area and the community. It should ‘fit’ the land, a low, horizontal structure on the lake side, and the lower level (walkout basement) accessible from the pool/ activity area. Design of the building should allow for future expansion, an illustration of any design should include that addition at outset. Space should be left undeveloped and available for that expansion.
There should be covered, wraparound porches surrounding the upper level. The attractive exterior should be in the theme of “upscale country.” Stone trim on exterior could be repeated on the interior fireplace in the foyer. All construction materials should be chosen with low maintenance in mind, with a very minimal use of exterior wood. The exterior flooring should be prefinished, composite materials, such as Trex, Choice Deck, etc. Patios should be stone or concrete where needed. The materials should support & reflect the surroundings.
The design of the building should reflect the openness of its surroundings with a number of high glass panels along its exterior walls to bring in the overall view of the lake. Energy efficient glass in sliders will open the Great Room to the adjacent wraparound porches, enlarging the room. Every attempt should be made to have the building as environmentally friendly, “green,” as possible through the use of alternative energy sources for heating building and pool water. Windows & vents should be arranged for good air flow.
Upper level should have a spacious entrance/foyer/reception area, with a fireplace, and conversational grouping of furniture. There will be a Great Room, able to accommodate 100-140 people, appropriately sized restrooms, kitchen and storage. We assume that 1000 sq. ft would be adequate for restrooms, kitchen, storage & foyer, leaving 2000 sq ft for the great room. Care should be taken with the acoustics of the Great Room. We need sound-absorbing materials on appropriate surfaces to deaden excessive noise.
Each level should have handicapped facilities available. Attractive, durable, low maintenance floor coverings should be suitable to the planned room usage.
Non commercial kitchen should have a buffet pass-through, residential style, self-cleaning range, refrigerator, freezer, dishwasher, large capacity ice maker, moveable microwave/convection oven(s) and many electrical outlets (to accommodate covered dish socials). Adequate cabinets and counter work space. Space left to add additional appliances as necessary.
Lower level will have large space easily divided into small meeting rooms or activity rooms, with movable walls, permanent offices for the HOA, and a possible real estate office. Any offices should be adjacent to the entry. In addition, the lower level would have restrooms, mechanical and utility rooms, and storage.
Interior staircase is for functionality, not a focal point, and should be easily closed off to limit access at either end when necessary.
Ceiling fans should be in all the rooms on both levels, where appropriate.
Wiring suitable for a variety of computer and entertainment,(i.e wireless internet) in the offices and a possible future sound system, keeping in mind that the needs of electronic equipment change rapidly.
At the rear of the building, a stone patio, and barbeque area could be located adjacent to the pool area, and shaded by the upper deck
We feel a design of this sort should be able to serve the community for many years, adapting as our needs evolve.
For further reference:
The Meeting Planners brochure for the Carolina Hotel in Pinehurst states a 40 x 60 (2400sf) room can accommodate the following number of people depending on the seating arrangements:
Theatre 250
Reception 300
Banquet 200
Buffet 140
Classroom 150
Enclosure 5
Tennis Courts
- Location
- Positioned
so that sound from other amenities is minimal
- Landscaping
can help to create a sound barrier
- 2 –
60’ X 120’ full courts with angled corners and a 3’ divider fence in
between
- Courts
are positioned side by side
- Layout
needs to be primarily North to South
- This
can vary up to to 22 degrees north-northwest depending on optimum time
of day desired for play
- Hard
court surface
- Low
maintenance
- 10
– 15 minutes per week / blower
- Recommended
surface
- Nova
Sports
- Two
tone color (will blend in with natural environment)
- Green court
- Tan
perimeter
- Will
need to be resurfaced every 7 – 10 years
- Current
cost of resurfacing $ 9600
- Specifications
for southern courts
- Less stringent due to climate and soils
- Built
in bench and cabana in between courts
- Provide
shade and sitting area
- Black
vinyl fencing
- Recommended
specifications insure longevity
- 3” corner posts and 2 ˝” line posts
- Black
net posts
- External
wind assembly
- Removal
cranks
- 9’
Windscreens
- Provides
visual barrier as well as wind and noise
- Will
need to be replaced every 5 – 7 years
- Current
cost $ 2500
- Nets
with double stitching on top12 rows for longevity
- Will
need to be replaced every 2 – 3 years
- Current costs - $ 200 / net
- Recreational
lighting
- Six
fixtures per court
- 20
feet above court surface
- Limited
light pollution
- On/off
switches with delays
- Will
need timers for night time cutoff
- Pathway
lights to parking lot for night time exit
- Court
Equipment
- 2
Tidi Baskets and Drink Trays (mounted on net posts)
- Court
Squeegee
- Fiberglass Backboard
- Construction
Time
- 60 days once rough grading has been complete
- Construction
Window
- March
through October
- Due
to temperatures required for surface work
- Recommended
contractor
- Howard
B Jones and Son (contact - Evans Jones)
- 800-922-4540
- Maintenance
Summary
- Replacement
nets – Every two to three years @ $ 200 apiece
- Replacement
windscreens – Every five to seven Years @ $ 2500
- Resurfacing
court surface – Every 7 – 10 years @ $ 9600
- Replacment
lights – Based on usage
- These estimates are based on current costs
The longevity and long-term maintenance costs of the courts will be greatly determined by the quality of the construction and the adherence to industry standards for all aspects of construction. A good source for information can be found through the American Sports Builders Association at www.sportsbuildrs.org .
Alan Van Vliet
673-0110
Enclosure 6
McLendon Hills Playground Overview
A. Site Plan---- Initial allocation of
land should be at least 2,000 sq feet with some adjacent areas left undeveloped
for future expansion of the playground if needed. The playground footprint
should allow for adequate and safe spacing of the equipment that is
selected. Proper grading and site prep
to be done prior to construction of equipment to ensure adequate drainage and
level playground surfaces. When planning
the initial layout of the playground, consideration should be given to existing
trees on the site for aesthetic and shade purposes. The playground site should
be located close to the clubhouse to facilitate easy access to the restrooms
and water fountain.
B. Selection
of Equipment---- Selection of playground equipment should be based on the
guidelines recommended in the Handbook for Public Playground Safety
provided by the U.S. Consumer Product
Safety Commission.
Copy provided with this overview.
Recommendations
for playground equipment
1. Commercial
grade equipment to consist of powder coated metal surfaces with commercial
grade plastic components.
2. Playground
design should accommodate different age groups with regard to the type, scale,
and layout of the equipment. Two separate play structures are proposed. One
should be geared toward the (2-5 year old) age group
and the other towards the (5-12 year old) age group.
3. Separate
swing set to include at least 2 infant/toddler swings and 4 regular swing
seats.
4. Additional
small toddler size play equipment to possibly include animal rockers, climbers
etc….
5. The
color scheme of the equipment should be complimentary to the design of the
amenities site and structures.
6. All
equipment should be assembled to the manufacturer’s specifications and have
required footings for equipment anchoring and stability.
7. The
playground site should also include benches, picnic tables and trash
receptacles. The benches should be strategically placed with no visual obstructions
to provide optimal viewing of the play area for parents. Picnic tables should be placed adjacent to
the play area preferably in a shaded area. Trash receptacles should be spaced
accordingly around the area. A bicycle
rack should be a consideration since the playground will be a destination point
for many families on bicycles. Appropriate signs for the playground can be
optional.
8. Consideration
should be given to having a playground vendor consult on the layout and
selection of equipment appropriate for our community.
(Little Tykes Commercial Equipment)
C.
Surfacing----
Surfacing material for the playground should consist of small wood chips/bark
that are installed over a supportive safety subsurface made of a shock
absorbing or rubberized material.
Adequate depth of the mulch should be determined by the selected
equipment heights based on the Critical Height value (Table 1- pg 5) in
the Handbook for Public Playground Safety
provided. Periodic replacement and maintenance (e.g. raking, sifting, leveling)
will be required to ensure proper depth. There should be some sort of retaining
barrier placed around the playground site to contain the surfacing material.
This can consist of a wood or plastic edging material.
D. Landscaping--- Proper landscaping should be done at the site
following the installation of the playground equipment. It should consist of plantings and trees that
can provide shade, not attract bees and be complimentary to surrounding site.
Enclosure 7
Swimming Pool Specifications
Size
- Recommended
size
- Minimum
of 2400 square feet
- 60’
x 40’
- Allows
for ample deck space on all sides
Shape
- Rectangular
- Most cost efficient to build
Material
- Concrete
/ plaster finish
Color
- Painted
white
- Repainted
approximately every 5 years
- Current
cost to clean and repaint $ 6500 - 7000
Depth
·
3’ – 5’
·
No deep end
·
No diving board
Decks
Size
o 2
˝ - 3 times – square footage of pool
·
6000 – 7200 square feet
·
Sides (Edge of pool deck)
o Cantiliver
Edge (formed concrete)
·
Allows better traction than brick coping
·
Must be formed properly to minimize future
repairs
·
Multi Coat Krete Kote or Cool Deck
o Light
color
·
Keeps the surface temperature up to 15 degrees
cooler
·
Needs to be installed with original decking
·
Needed for comfort and safety
·
Hot cement decks promote running and horseplay
Kiddie Pool
·
Separate pool needed for sanitation reasons
o High
circulation rate
§
Water turns over 12 times per day
·
Compared to 4 times per day (regular pool)
·
18’ - 20’
circular
o Graduated
depth
§
9” – 15”
·
3’ fence required around perimeter
o Self
latching gates
·
Chemical Controller
o Separate
system
§
Allows chlorine levels to be run higher
·
Fill from main pool
o Balanced
water available to refill pool as needed
Bath
Bathrooms
·
Approximately 200 square feet each
o Possibly
open ceiling
§
Would not need air conditioning
o Showers
required
§
Outdoor shower could suffice
·
Size of the bathrooms could be reduced
Shaded Area
·
Covered Pergola
o Shaded
area from bath house
§ 500 square feet
Chemical Storage Room
·
Small, vented room for chemicals
o Square
footage – 60+ square feet
Pool
Equipment Room
·
Filters, pumps, controllers, and storage
o Needs
to be below water level of pool
§
240+ Square feet
§
Will need a winter heat source
·
Space heater is often sufficient
Fencing
·
4’ requirement (perimeter of decks)
o Aluminum,
powder coated