Grayhawk is a 587-acre master planned community in Frisco, Texas. This community establishes a regional standard for the magnitude and extent of publicly accessible open space within a `starter home' community. Given this contribution of open space, it is anticipated that homes will appreciate in value at a much greater rate than with other Frisco communities. This is particularly significant given the "explosion" of new home growth that this part of North Central Texas has experienced over the past 10 years.

Landscape Architect's role in developing / implementing the project:

The Landscape Architect (LA) joined the Grayhawk development team after the initial land plan had been completed by the Civil Engineer. The LA was able to, through a series of initial planning studies, successfully convince the Owner and his Engineer to adapt the drainage / lakes system and achieve greater real estate and community impact and value enhancement. The LA coordinated land planning revisions for the lakes and common areas, entries and edges with the Engineer, and continued with these project elements through completion of construction documents, bidding and construction observation. To date, the LA has been the lead consultant in the design, documentation and completion of over $5,000,000 in landscape / hardscape / waterscape elements and amenities.

Successful resolution of the project's program:

From the earliest stages of Master Planning, the Landscape Architect led in the identification and resolution of the following goals and objectives for this unique and distinctive residential community:

•   Plan and design an integrated open space system that will achieve maximum value enhancement for adjacent residential development -

     The LA designed the open space system, and the integrated detention lakes, to maximize residential adjacencies and afford long views from within nearby neighborhoods. This involved participation in the revision of land planning concepts (prepared by the Engineer) to prioritize public exposure to the lake and park system through a series of single loaded `slip streets'. Price points for homes in these communities typically prohibit the use of single loaded streets, but the LA was instrumental in conveying (through a series of illustrative design concepts) the value-added benefits of maximizing physical and visual connections to public open space. This is a dramatic departure from the norm of privatizing open space with a single bank of rear yard fences.

•   Program the open space system to afford residents of Grayhawk, as well as other Frisco communities in the area, a varied experience with both active and passive recreational amenities -

    The LA designed a series of passive gathering spaces along a linear hike / bike trail system, each anchored by a simple park structure reminiscent of classic WPA National Park system buildings. Two of the structures are in open park spaces on either side of the 600' diameter central "hilltop" park, and offer opportunities for family gatherings, picnics and events. The third structure sits atop the 40'+ hilltop, and is a signature design element for not only Grayhawk but also several other communities in the area. All of the spaces are linked by a regional hike and bike trail system that circulates through the park, connecting residents of Grayhawk and many other communities with the amenities and expansive park areas that have been provided.

•    Coordinate with the Civil Engineer to adapt a very functional and utilitarian system of detention lakes into a visually and physically appealing park-like environment -

     The LA for Grayhawk was instrumental in designing a more organic and visually appealing approach to storm water detention. They coordinated with the Civil Engineer to modify bank alignments, establish weir elevations, and shape pool configurations to maximize the visual appeal of the entire system. This effort included proposing an extension of the system into otherwise developable areas of the property.        This allowed for more accessible side slope conditions between normal pool elevations and adjacent walks, streets and neighborhoods. This also afforded better and more natural views to the lakes than would otherwise have existed with consistent 4:1 side slope conditions.

•   Establish an overall identity for the community that, beginning with the main entry and continuing along Grayhawk Boulevard and through the 30+ acres of open space, is simple, elegant and understated -

     The design palette for Grayhawk was purposefully kept simple by the LA, recognizing the opportunity establish a more native aesthetic for an otherwise featureless site. Native stone both cut and natural boulder and a combination of native turf and ornamental grasses dominate the palette. This combination establishes an appearance that is timeless and in context with the natural character of the newly established open space and lake system.

Special or unique solutions to unusual problems or budgetary constraints:

The LA led in the effort to showcase the storm water detention system for Grayhawk, and proposed design recommendations that allowed for extraordinary amounts of cut to be integrated on-site within the park areas. This saved many thousands of dollars on haul-off costs and helped to establish a unique look for an otherwise flat and featureless community.

Impact and significance of the project on the local community and surroundings

The most significant potential impact for Grayhawk is the establishment of a new `norm' in the planning and design of entry level and first time move-up communities in Frisco. This `norm' is based more upon the value enhancement of extensive, well designed and well integrated open spaces versus the short term economic reward for maximizing lot yield on a piece of property. Most communities with similar `price point' expectations have traditionally relegated detention requirements to secluded and isolated corners of their property, and `engineered' them as utilitarian structures. Grayhawk has established a new precedent in the north Frisco market that has already attracted buyers and will create better residential values, both for the short term as well as the long term.