"urbanism newport beach"
City and County of Broomfield, Colorado CITY COUNCIL STUDY SESSION MEMORANDUM To: Mayor and City Council From: George Di Ciero, City and County Manager Prepared by: Michael Sutherland, Planner Terrance Ware, Planning Director Kevin Standbridge, Assistant City and County Manager for Community Development Meeting Date Agenda Item # May 2, 2006 3 Agenda Title Concept Review – Terracina at Via Varra – Mixed-use Development Summary Applicant Catalina Development Company Property Size Approximately 17 Acres Property Location: Northeast corner of Sheridan Parkway and Tanager Trail Proposed Site The proposed land use is retail and residential, consisting of approximately 376 rental units and Development Plan Data approximately 42,000 square feet of retail floor space. Council approved the Overlook District PUD Plan on August 21, 2001. On the same date, Council Applicable Prior Plan approved the Overlook District Filing No. 1 Site Development Plan (SDP) to allow a retail / office Reviews / Approvals mixed-use development on this site. Comprehensive Plan Land Mixed-use Commercial Use Designation Current Zoning PUD Current Land Use Undeveloped Proposed Land Use Multi-family Residential and Retail Adjacent Zoning & Land North PUD (Broomfield Business Center)/Undeveloped/Future Commercial - Office Use South PUD (Parkway Circle)/ Residential East A-1 (Shirk)/Residential – Agricultural West PUD (Overlook District)/Future Commercial – Office Financial Considerations The proposal is not consistent with Broomfield’s adopted Long Range Financial Plan on an individual site basis because the residential portion of the proposed development represents over 30 percent of the land area on the site. Alternatives • No official action taken at concept review. • Discuss this type of retail and residential use on the property. Concept Review – Terracina at Via Varra – Mixed-Use Development Page 2 SUMMARY Property Location The 17 acres of land proposed for development is located east of the Northwest Parkway and north of U.S. 36. Via Varra Road intersects the Northwest Parkway at Tape Road, the entrance to the former Storage Tek Corporation (Sun Microsystems). The proposed development is on the north side of the recently vacated Carbon Road. The following map shows the project location. [THIS AREA INTENTIONALLY LEFT BLANK] Concept Review – Terracina at Via Varra – Mixed-Use Development Page 3 In addition to the vicinity map, the following detail map shows the proposed development boundary over an aerial photograph. Relationship to Comprehensive Plan and Financial Plan The Broomfield 2005 Comprehensive Plan envisions “Mixed-use Commercial” land uses in the Overlook District and surrounding areas. According to the plan, “Mixed-use commercial areas provide a mix of commercial uses with supporting multi-family or single- family attached residential uses. Development within these land use designation areas should provide a mix of commercial and supporting uses exhibiting quality building and site design and an attractive pedestrian environment with a strong street character. Traditional neighborhood design concepts with a strong pedestrian-oriented focus are essential. The mix of uses may be achieved vertically within buildings; however, some horizontal mixes on the site are allowed. This land use designation calls for an overall target density of eight dwelling units per acre, with higher densities allowed on individual projects. No more than 30 percent of the land area within the mixed-use commercial district should be utilized for residential uses. Residential placed over retail should be considered a bonus in excess of this maximum.” The density of the proposed development is approximately 22 units per acre. Approximately 65% of the site land area is dedicated to residential use, exceeding the desired Comprehensive Plan proportion for residential use. Concept Review – Terracina at Via Varra – Mixed-Use Development Page 4 The following map is a portion of the Comprehensive Plan land use map that covers the subject property and surrounding area. The proposed project facilitates implementation of the following goals and policies of Broomfield’s Comprehensive Plan: • Goal LU-B: “Encourage mixed-use developments that provide the benefits of more compact, denser development with a mix of living, shopping and working environments.” • Goal LU-C: “Create a community of neighborhoods containing a variety of housing types, while maintaining the overall single-family residential nature of Broomfield.” • Goal LU-E: “Encourage compact commercial development that contributes to the community’s image and character and that provides increased choices and services.” • Policy LU-E5: “Encourage commercial centers to be unique in design and uses and architecture to help reinforce Broomfield’s vision and community identity.” Financial Plan The proposed project depends on commercial build out of the remaining portion of the Overlook District in order to be consistent with the base data and projections contained in Broomfield’s adopted Long Range Financial Plan. The base date and projections anticipate 70% non-residential development and 30% residential development within mixed-use commercial land use designations. Although the proposed Terracina development shows approximately 65% land area for residential use, if the other portion of the Overlook District PUD (west of Via Varra Road) develops with entirely non-residential Concept Review – Terracina at Via Varra – Mixed-Use Development Page 5 uses, the overall PUD will have about 36% residential land use, which is closer to the Long Range Financial Plan’s anticipated mix. Zoning and Prior Approved Plans The Overlook District PUD Plan, approved on August 21, 2001, establishes land uses and development guidelines for this property. According to the approved PUD Plan, multi- family residential planned unit developments “where there is residential use on second or higher floors with the ground floor being a business use” are allowed as uses by special review. However, the existing design standards and development regulations anticipate retail and office uses on this site. The proposed development would require a PUD Plan amendment to clarify the use of the property and add design standards for residential development. The Site Development Plan, approved for this property in August of 2001, included approximately 200,000 square feet of office space in two buildings. PROJECT DESCRIPTION The proposed Concept Plan is for 376 rental apartment units, 42,000 square feet of retail space, a parking garage, clubhouse, an outdoor pool, surface parking, private roadways, and open areas. The proposed retail development includes two buildings near Via Varra Road and ground-floor retail on the western side of the apartment buildings. The proposed development includes four four-story buildings with an Italian/Tuscan architectural theme. PROPOSED SITE DEVELOPMENT PLAN SUBMITTED FOR CONCEPT REVIEW Plans and Information Submitted A copy of the plans and information submitted by the applicant is attached to this memorandum and includes a booklet developed by the applicant. The booklet contains the following information: • Project Narrative; • Site Data; • Context Map; • Floor Plans; • Site Plan; • Project Sections; and • Grading Plan; • Elevation Details. • Color Elevations; Concept Review – Terracina at Via Varra – Mixed-Use Development Page 6 Land Use Summary TERRACINA AT VIA VARRA COMPOSITE LAND USE SUMMARY Lot Size Floor Area Avg. Density FAR Area Acres Units Square Feet Square Feet Rental DU/AC Min Avg Max Residential Retail Max Price Building Area 3.8 376 22.3 NA NA NA 512,224 42,000 0.75 $1,161 Open Area 8.4 Parking and Private Drives 4.7 Total 16.9 376 512,224 42,000 0.75 $1,161 Terracina Land Use Summary Parking and Building Private Area Drives 3.8 4.7 22% 28% Open Area 8.4 50% Background/ Base Data 1. PROPERTY OWNER Catalina Development Company 2. APPLICANT Catalina Development Company 3. PROPERTY LOCATION Northeast corner of Via Varra Road and Carbon Road 4. PROPERTY SIZE Approximately 16.9 Acres 5. CURRENT ZONING PUD 6. CURRENT LAND USE Undeveloped 7. PROPOSED LAND USE Retail / Residential Mixed-use 8. COMPREHENSIVE PLAN Mixed-use Commercial DESIGNATION Concept Review – Terracina at Via Varra – Mixed-Use Development Page 7 Surrounding Land Uses ADJACENT ZONING/USE COMPREHENSIVE PLAN DESIGNATION North PUD (Broomfield Business Mixed-use Commercial Center)/Undeveloped South PUD (Parkway Circle)/Residential Mixed-use Commercial East A-1 (Shirk)/Residential - Agricultural Agriculture / Conservation Easement West PUD (The Overlook)/Undeveloped Mixed-use Commercial Area Context The proposed development is located near the intersection of the Northwest Parkway and U.S. 36. The former Storage Tek (Sun Microsystems) site is located west of the proposed development across the Northwest Parkway in Louisville. Parkway Circle Filing No. 2 is a residential development that is currently under construction directly south of the proposed development. Parkway Circle Filing No. 1 will be reviewed April 18th. The Broomfield Business Center, north of the proposed development, has an approved PUD Plan which allows up to 2,500,000 square feet of retail/office development and up to 500 multi-family residential units. The Broomfield Business Center is currently undeveloped. Existing Site Characteristics The site generally slopes from the west down to the base of the railroad tracks at the east side of the property. The railroad tracks are elevated on a dirt mound. The proposed building configuration is designed to provide panoramic views of the Front Range mountains. Architecture and Urban Design Concepts The conceptual architecture is an Italian/Tuscan theme that incorporates terracotta tile roofs, cupolas, towers, and arches finished in stucco. Proposed residential and retail buildings will incorporate the same architectural concept. At the center of the proposed development is the private clubhouse building, which will be a community gathering area for the residents. The proposed clubhouse building contains meeting areas, recreation areas, workout space, office space, and an outdoor pool. The proposed apartment buildings and a five-story parking garage are generally located to the east of the clubhouse while the proposed retail buildings are located to the west. Flanking the clubhouse building to the north and south are the vertical mixed-use components of the proposed development. These areas will have small retail spaces on the ground floor and multi-family residential units on the upper three floors. Concept Review – Terracina at Via Varra – Mixed-Use Development Page 8 Open Lands and Trails Broomfield requires 24 acres of parks and open space for each 1,000 residents. For the proposed development, Broomfield requires 17.4 acres of open lands. Broomfield anticipates 1.93 persons per household in multi-family developments, according to the current residential land use accounting summary. The applicant contends that this type of development and target demographic (young, professional men) generates 1.5 persons per household. The proposed change in projected persons per household results in a difference of 3.88 acres of required open lands from what Broomfield would normally require. Some open lands will be dedicated on site, such as the one-acre parcel at the southeast corner of the site – the remainder are proposed as cash-in-lieu. Transportation and Circulation Vehicular Access All proposed drives and lanes within the site are private. One central access point is proposed on Via Varra Road. Pedestrian and Bicycle Circulation and Transit The proposed development must establish a pedestrian connection to the south and east of the site in order to connect to a regional trail. STAFF REVIEW OF KEY ISSUES A detailed review of the proposal as it moves through the development review process will need to ensure that the following project elements are addressed/resolved: • Demonstrate compliance with the intent of Broomfield’s Comprehensive Plan, the approved PUD Plan regarding the percent of land uses, and the applicable sections of the Broomfield Municipal Code. • Demonstrate quality architectural and landscape treatment that set the standard for development in the area. • Demonstrate compliance with Broomfield public land dedication requirements. NEXT STEPS The next step is Broomfield’s formal consideration of a Planned Unit Development Amendment, Site Development Plan, Final Plat and Subdivision Improvement Agreement. ru11m1\(\) 4p?j.E\l\iOaJg U, 4fu.ud\w\ai ;zdwdo\/\ta iniijn\p fq /:!a:!\(Jo/\)4Ip p?dn-p\axIu\c /7aso\(IoJ! z VŁLŁI\VA VIA tV VNI DV\)f\tEII TERRAD NA CATALINA DEVELOPMENT COMPANY :’\) -- r. ______--- _________________ D %j I:,.I;i - - F I 1 \)\ 4 _____ \( \) ’\I -\ J D D D j 3 j J 3 RETAIL CENTER 3 3 3 3 Meeks + Partners 3 ARCHZTECTURE LAHD PLAHN1N NEWPORT BEACH m HOUSTON 3 OO6O6 3 3 -\) TERRAC NA T\) CATAUNA DEVELOPMENT COMPANY \) D \) I \) I 1 :\). \) 1\) \) J I I I I I RESIDENTIAL & RETAIL WITH CLUBHOUSE I J I Maeks + Partners M I ARCNTI1CTURI LAND PLANNXNG I NEWPORT BEACH S HOUSTON 03.06’06 I I esignedas an integral part of the "community" by encouraging leisure-time interaction lated historic villages. The outdoor spaces are designed 3Bt-Ovilook district, Terracina without the need for automobiles. Reduced traffic loads for meaningful human interaction and sensory delight. Via Vara is a proposed 16+1- and decreased demand for public recreational amenities The design of parkways, avenues, and private drives... I are mixed-use development can also be anticipated in such an environment. accommodations for vehicular circulation. . . are balanced tłaturing residential, retail, and with the human/pedestrian need for comfort, safety, and entertainment/recreational uses. Market study information for this portion of the Den- convenience. These historically inspired enhancements The development site occupies ver Metropolitan Area indicates a great need for quality, will be evident from the moment one approaches Ter- the eastern half of the current PUD Plan for the Overlook upscale "For-Rent" housing to complement the neigh- racina along Via Varra Road. District by Westbrook Development Partners. An exist- boring High-Tech Office, Large Scale Commercial, and ing plat covering this property is currently under revi- "For-Sale" Single Family andMulti-Family development. Marking the entry to Terracina from Via Varra Road sion. A previous Site Development Plan application for The market demographic most attracted to the develop- and serving as signature architectural landmarks to the the site was abandoned some time after October 2001. ment-type proposed comprises the largest proportion of unique urban village within, twin stone and stucco tow- residents of the limited similar developments nearby. ers will flank the grand boulevard-style entryway. Ac- The Concept Plan proposal contained within this cented in European-style cobblestone and lined with document represents a fresh approach to development Terracina at Via Varra will provide a variety of floor- beautifully maintained accent trees, the grand entryway for the site. Inspired by the desire to create a fully in- plan options and lifestyle amenities desirable to young is terminated in a classical oval anchored by the Terracina tegrated living environment, the mix of uses proposed working professionals and young couples looking for a Clubhouse and Grand Fountain. A pleasing range of res- combines 42,000 square feet of retail space within con- maintenance-free, socially active lifestyle close to work, taurant and retail choices will wrap the entry boulevard venient walking distance for the anticipated 560 Terraci- shopping, and entertainment. The demographic profile with thematic Tuscan architecture, creating an inviting na residents as well for surrounding residential develop- for this type of development includes very few families. shopping and dining oasis. Tuscan Towers, bold-colored ments to the north and south. Research shows an average of 1.5 residents per dwelling stucco, stone, and arcades of slender columns carrying unit for this type of development. The apartment homes arches will carry the theme. In keeping with the New Urbanist vision of creating offered at Terracina will range in size from 628-square a fine-grained mix of land uses within new development, feet for a one-bedroom/one-bath unit to 1,265 square The "stand-alone" retail/commercial uses occupying Terracina has been designed to complement the overall feet for a two-bedroom/two-bath unit. . . .perfectly suited the western third ofthe site will include 35,000 square feet vision for the BBC-Overlook District by incorporat- to young singles and young couples. of retail space and will include 136 surface parking spaces. ing beautiful places to live, work, and play, all within An additional 7,000 square feet of retail space is included easy walking distance of one another. The development Design theming at Terracina has been inspired by the on the ground floor of the adjacent residential buildings to is also designed with sensitivity to larger environmen- wonderful visual quality and livability of historic Tus- the east. Thirty-one additional parking spaces are avail- tal considerations through the promotion of a walkable can villages. From a land-use perspective, the mix of ca- able "on-street" for these shops. This allows four parking living environment, green building technologies, a low- fes, shops, and other retail services is always integrated spaces per 1,000 square feet of retail space overall. water landscape, and provisions for open space that are very closely with residences in these beautiful historic attractive to both humans and wildlife alike. The rich places. Appropriate architectural massing and rich archi- Although the parking provided is considered adequate mix of indoor and outdoor recreational opportunities and tectural detail creates a comfortable human scale and a for retail development by most modern standards, it is an- convenience amenities proposed will also serve to build stimulating visual environment in these densely popu- ticipated that many patrons will be walking from Terraci- na residences or from nearby developments. There should each residential building by a series of pedestrian bridg- be no need for additional retail parking. This is one of the es at each level. Residents will have the convenience of many benefits of New Urbanist styles of development. parking on the level they live, walking directly to their home without ever descending stairs or using the provided Further illustrating New Urbanist principles, plans for elevators. retail development include broad patios and walkways appointed with the benches, cafØ tables, pedestrian-scale Along the eastern edge of the property, necessary lighting, and a richness of detail conducive to pedestrian storm-water detention functions will be designed to inte- oriented gathering places. Terracina residents and nearby grate wildlife habitat along with valuable wildlife view- city dwellers will be able to gather at a cafØ, shop, or stroll ing and active recreational opportunities for humans. Na- along the Piazza promenade, all without ever picking up tive grasses, forbs, and wetland plants will provide food the car keys. and cover for wildlife while proposed trail connections and walkways allow convenient access for people. With At the east end of the boulevard, the 6,000 square-foot City participation, the desire is to facilitate an important Terracina Clubhouse will offer its residents a library/meet- connection to the regional trails and open space system ing room, a fully equipped fitness center, Internet CafØ, across the BNSF Railroad R.O.W via the vacated Carbon and business center. The clubhouse will serve as a private Road R.O.W. community center for the residents of Terracina, a valu- able gathering place for meetings, special functions, and In conclusion, The Catalina Development Company community get-togethers. respectfully requests your sincere consideration for ap- proval of this development proposal for the subject site. Beyond the community center, visitors and residents can We feel our proposal meets many of the extant needs of enjoy a resort-style pool and hot tub, outdoor fireplace and the immediate and surrounding communities and embod- entertainment area, and a variety of plazas, recreational ies the best of modern land use planning and New Urban- spaces, and water features, all surrounded by delightful ist ideals. Italianate gardens. Balustraded terraces, fountains, and other classical garden spaces will invite residents to enjoy Our commitment to quality architecture, pedestrian outdoor activities and community life throughout the resi- oriented streets, beautifully detailed outdoor spaces, and dential setting. environmentally friendly design should be evident from the information contained within this document. We look The beautifully detailed four story residential buildings forward to your approval and to becoming an integral part will frame these richly appointed outdoor spaces, defining of the City and County of Broomfield community. a neatly linked network of private gardens. The five-level parking structure, facade embellished by ceremonial ar- cades forming Italian-style loggias, will be connected to 3 j 3 3 dej ixeiuoo P!14S!a 100110A0 388 uevi SUOJIWId I1UeP!SeI TERRACINA CATAUNA DEVELOPMENT COMPANY DATA - UNIT BUILDINGS \(u/FL\) TOTALS TYPE A-i - 1 2 2 2 3 4 o. OF UNITS I FLI No. OF UNITS [ SUMMARY 3 2 9 32 UNITA A-2 4 2 5 7 18 68 208 55% A-3 0 5 2 4 11 A-4B 2 4 1 10 17 64 B-i 4 4 2 6 15 60 UNIT B B-2 4 2 4 1 14 52 164 45% B-3 2 2 4 6 14 56 TOTALS 18 21 23 36 - 98 376 _________________ PROJECT_SUMMARY _______________ Resident 376 UNITS Parking 4: T0A: N S 1. RETAIL = 35,000 S.F. 1. SURFACE PARKING: 136 SPACES TOTAL:167 SPACES Re ai1 2. RETAIL UNDER RESIDENT=7,000 S.F. 2. PARKING: 31 SPACES Total + Partners ARCHITECTURE LAND PLANNING NEWPORT IEACfl HOUSTON 03.06-06 CONCEPTUAL DESIGN 26 Concr\ete Walk \(Typ\) Water Feature Native Grasses / Forbs \(Typ\) Upright Conifer \(T’p\) Shrub Plantings \(Typ\) \ Concr\ete Prome\nade \(Typ\) \(Non\-Irrigat\ed\) Accen\t Plant\ings \(Typ\) \\\ \\\\ - \ \ r Gazeb\o Terra\ce - \\ \ \ \ \ \ ___ _____\___ \\ \\\ \ V \\ \\\ \ \ R\eta\il B\uil\ding 1 Decid\uous anop\v Tree\) \\ D\ec\iduous A\cc\ent \\ \ \ \ T\re\e \(T\) Flowering Ornamental Tre\ \ \\ \\ \ k I IyI 1- C I \ \\ -c \\I\ - E\ntlyMonument\(T\)p\) fl \\ \\ Color Accent Planting \(Typ\)1 III Secon\dary Accen\t?aingTi\) I- \) - LL_ -. - - ] . - c tX T - - - - -- - - r , / :l4/ J// i I J iii .- . i . : -’---\-- =’=t . J ’ Accen\t Pavin\g \(lyp\) 2’ /\( r\vsI\L t\ttu\iit1\) t\cu \ _____\______ Build\ing Type4 fl\) \(7 \(son !ute\(J I I I fl i-i- 1 l4etatlBulldln\g2 T’ 7’’1L , I. ___ / I Upright Deciduous Tree \(Typ\) Potential Garden Sculpture Mall Kiosk - Potential Pubi ton Note\s: Kefe\rence nuoc\hed grad\ing plan for existing topo and proposed gradiag All landscaped areas shall be fully irrigated except us noted on plan. tJleek Penrtneru Terracina .---- I4TIL IEVELQP14CNTCU\MP\AN\Y - - -----\--- A Development of Catalina Development Company o cio w, HAN IUS KOCI-IhR SillrF r - V.d-::-: VA iv I :_._-: . - C NDVdH -- - C C - \ y r---- 1I : - - I. .i . . . I -I ’’ \’ , I -__ _____ , , - __ I I - C _ ___ ________ _- p - vrJ: C _ ___ I _ I __________ II L2II - _______ .’ I.Ii __i’ ____ - - - [IIII ii ’hun "ii’ i 11111 I 11111 III’’ = - _________ - C II 11111 I II III II liii iL -- II Ii-- II I II - LJJIIIJI _____ ______ I I __ - . II -..- DOROTHY VARRA REVOCABLE TRUST \(ZONED B/PUD\) FUTUR\E ROADW\AY /1 \\\\\\\\ t241\L\t– ! 4-S\TORY MUL\TI-FAMILY 1 / \\ \\\ \ \ \V\\\\ i–4\I 4-S\TORY MUL\TI-FAMILY I 1 fl DETENTION/ i I ii P07 \\ \\\ \ \ -_ RlGHTIN/IE 1L JI;___ ___ I _____ __ - _________ ________ _ Li 0 Li _ / J1d–ththdIH c RIGHTOUTONLY I / / 7 \ THE ORLOOK, BLOCK 1 U, _ _____ 4-STORY MULTI-FAMILY 4 STORY MULTI FAMILY - - I RETAIL & RESTAURANT ___ LJ I _______ __ ___ J STORE oo ok ////q;\ OOL@ __ __ /// ___ N J1flhi\JIJIIHI\II 111h ______\_______ / ______ 734,690 SF = 1687 AC RETAI\L GSF: 42,000 SF \)vIU\LTI- FAMIL\Y //RES\IDENTIAL GSF 512,244 SF // // TOTAL GSF: 554,244 SF FAR: 75 T PARKWAY CIRCLE \(PUD\) DWELLING UNITS: 376 D.U. PARKING \(GARAGE\): 526 SP. PRELIMIN\ARY SITE PLAN PARKING \(GROUND\): 267 SP. March 6, 2006 ____ TOTAL PARKING: 793 SP. BLDG COVERAGE: 164,208 SF=22% OF SITE T E N NA C I NA PARKING/DRIVE A Development of Catalina Development Company ____ _________________ 50 0 50 100 PLAN SCALE: t50 COVERAGE: 206,435 SF=28% OF SITE OPEN SPACE/LANDSCAPE COVER AGE: 367,345 SF=50% OF SITE / Ft\)TURE RO\ADWAY - RE\TAINING / RETAIIJING /? DU\’TAIkIIKI!’ Al\AI - ’C\ONNEC11OW \ .’ -WAW’ LJLi ’’/2,2 ’ ’1\) fV IN ’?\I;j BU\ILDINGA’E 3 FF=5339.60 1T / / / / ’ //; ///!1\)! /i ,’// 7 / / I //// 1 / / if - ;// / / / /j ;/V// /RETAIN$/ /i ’ WAtt ,’ / /4 /, /*’ / I/ / / ,1 /V / / V // // /1 / I / / / V j’ / / / /"/\1/’ // 1 / / // // / q / / / / // / ,’-\’,r72 - / / / V / / / - j / L -. _V / // / -V --V - V’ / / - r J /, I ’ / t TE\]R]LRACINA A De\velopment of Catalina Development Company 50 0 50 PLAN SCALEr 1-50 100 TERRACINA T\) CATALiNA DEVELOPMENT COMPANY T\) r- - I - I - I II I - -....-. ’M 1L - Ji-. j- j________, - .- - - .j_ .L_Ji- - - 1ncr\( .;. dLiz _ ---i LL- - __-. - . _ J 1\) 3 3 3 j VIA VARRA STREET SCENE, RETAIL AND ENTRY 3 3 J 3 3 3 Meek 4- Partners 3 AftCIIITCTURE M LAND PLANNZNG I 3 NEwpoTuAcN e HOUSTON 03.06-06 3 CONCEPTUAL I\)ESIGN 12 TERRACI NA CATAUNA DEVELOPMENT COMPANY TYPICAL STREET SCENE CLUBHOUSE & APARTMENT OVER RETAIL Meek + Partners J ARCIZTECTUR5 LAND PLA N NIN$ K J NEWPOTIAH NOU$TON O3O6O6 3 CONCEPTUAL DESIGN 12 TERRACINA CATALINA DEVELOPMENT COMPANY ’1 3 3 3 3 3 3 TYPICAL RETAIL FRONT ELEVATION NORTH BUILDING :3 J 3 Mks + Partners 3 ARC IITECTUR M LAND PLA NNIN S 3 N!WPORTIEAH HOUSTON 0306-06 3 CONCEPTUAL bEStOW 14 TERRACI NA CATALINA DEVELOPMENT COMPANY j CLUB HOUSE FRONT ELEVATION j j J Meks + Partners 3 ACNITCTURI LAND PLANNZNS .1 3 NwPOUuAcH NOU%TON 03-06-06 3 CONCEPTUAL DESIGN 17 \) TERRACINA CATALINA DEVELOPMENT COMPANY ENTRY MONUMENT Meks + Partners ACNrTICTUI LAND P*.ANNZNe MWPCtTl1*cH HOtJTON 03-06.06 CONCEPTUAL DESIGN tO TERRACINA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL BUILDING WITH BRIDGE + Partners ARCIITECTUR LAND PLANNING NEWPORT REACN m NOUiTON 034*-06 CONCEPTUAL DEStGN 23 TERRACI NA CATALINA DEVELOPMENT COMPANY 4 STORY ELEVATION / RETAIL_UNDER RESIDENTIAL aeks + Partners ARCK1TECTU* 2 LAND PLANNING NWPC*TGACW P NODITON 03.0606 CONcflPWAL DESIGN 18 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL SIDE ELEVATION M.ks + Partners ARCNZTCTURE M LAND PLANNZN NWPOTBMCft N041$TON . 03-06-06 tOHCEI’TUAL I3ESIGH 19 TERRACI NA CATAlINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL END ELEVATION A 3 + Partners 3 A*CNI1ECTUI M LAND PLANNINS . 3 NWPOTWCH KOUSTON U3O6O6 3 CONCEPTUAL DESiGN 20 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL END ELEVATION B + Partners ARCIITECTU M LAND PLANNINO NIWPOgT fSACH u IIOUSTON O3.O6O6 CONCEPtUAL DESIGN 21 TERRACINA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL BUILDING WITH GARAGE ENTRANCE Mki + Partners **CHZTICTUR M LAND PLANNING I NWPOAT IAt1I HOUrQN 03-06-06 CONCTUAL D1!GW 24 TERRACI NA CATALINA DEVELOPMENT COMPANY i/I/I Al DETENTiON POND 12 BUILDING PE 1 //A 12 ,/ 1/ // 12 1 13 : : 1A2 12 ,/’ ,// BUILDING TYPE 3 f / A2 M \( \( \ // /7/ / / I Al \)/ / ,// //’/// 1,,, / -TWSHRM/ f d/ / 7/7 / / 1/ >f7 >11/ I\( N I / / \--1 7,1’ / / SITE PLAN e 60 120 M..ks + Partners ARCHITECTURE LAND PLANNING NEWPORT lEACH HOUSTON 3 03-06-06 CONCEPTUAL DESIGN 01 3 TERRACI NA CATALINA DEVELOPMENT COMPANY DATA UNIT BUILDINGS \(s/FL\) TOTALS - TYPE 1 2 3 4 1o. OF UNITS / FU No. OF UNITS SUMMARY A-i 2 2 3 2 9 32 UNITA A-2 4 2 5 7 18 68 208 55% A-3 0 5 2 4 11 44 A-4B 2 4 1 10 17 64 B-i 4 4 2 6 15 60 UNIT B B-2 4 2 4 1 14 52 164 45% B-3 2 2 4 6 14 56 TOTALS [ 18 21 23 36 98 376 [PROJECT _SUMMARY _____ Res.de fl + I 376 U NI T S Parkng ’ 1. SURFACE PARKING: 100 SPACES TOTAL:640 SPACES 2 . PARKING GARAGE : 540 SPACES \(1.7 CAR/UNIT\) 1. RETAIL = 35,000 S.F. 1. SURFACE PARKING: 136 SPACES TOTAL:167 SPACES R e La l 2. RETAIL UNDER RESIDENT=7,000 S.F. 2. PARKING: 31 SPACES I ToI 7 Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT REACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 26 TERRACINA CATALINA DEVELOPMENT COMPANY UNJTA-1 PLAN UNITA-2 PLAN 628 Sq. Ft. 686 Sq. Ft. o 5 10 Meeki + Partners ARCHITECTURE 1*110 PLANNING NEWPORT lEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 02 TERRACI NA CATALINA DEVELOPMENT COMPANY UNITA-3 PLAN UNITA-4B PLAN 749 Sq. Ft. 780 Sq. Ft. 5, ip’ Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONcEPT\(JAL DESIGN 03 TERRACI NA CATALINA DEVELOPMENT COMPANY ENIRY UNIT B-i PLAN UNITB-2 PLAN 1089 Sq. Ft. 1160 Sq. Ft. 0 5 10 Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON CONCEPTUAL DESIGN 04 II 03-06-06 TERRACI NA CATALINA DEVELOPMENT COMPANY UNITB-3 PLAN 1265 Sq. Ft 5, 1p Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESION 05 TERRACI NA CATALINA DEVELOPMENT COMPANY CLUBHOUSE P L A N 6921 Net Sq. Ft. 0 5 15 30 Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 0306-06 CONCEPTUAL DESIGN 05A TERRACI NA CATALINA DEVELOPMENT COMPANY BUILDING TYPE 1 Meeks + Partners ARCHITECTURE j LAND PLANNING NEWPORT lEACH HOUSTON J 03-06-06 CONCEPTUAL DESIGN 06 J TERRACINA CATALINA DEVELOPMENT COMPANY BUILDING TYPE 2 Meks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 07 \) TERRACINA CATALINA DEVELOPMENT COMPANY J J BUILDING T CONCEPTUAL DESIGN 08 J 3 TERRACI NA CATALINA DEVELOPMENT COMPANY BUILDING TYPE ARCH PARKING GARAGE TECTU RE LAND PLANNING NEWPORT BEACH HOUSTON TERRACI NA CATALINA DEVELOPMENT COMPANY TILE STUCCO 1 F’\) ST\ONE EN\TRY MO\NUMENT 5’ 10’ 20’ M..ki + Partners ARCHITECTURE LAND PLANNING NEWPORT lEACH HOUSTON CONCEPTUAL DESIGN 10 I: 03-06-06 TERRACINA CATALINA DEVELOPMENT COMPANY VIA VARRA STREET SCENE, RETAft AND ENTRY Meeks + Partners ARCHZTECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESION 11 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL STREET SCENE CLUBHOUSE & APARTMENT OVER RETAU Meski + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 12 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL SITE SECTION THRU MAIN STREET, RETAIL, CLUBHOUSE & APARTMENT 0 20’ 60’ 120 Meeks + Partners ARCI4JTECTURE LAND PLANNING NEWPORT EEACH - HOUSTON 03-06-06 CONCEPTUAL OESION 13 TERRACI NA CATALINA DEVELOPMENT COMPANY U LLVLL r-/-\rcr\IIN rc/-\t PARK\ING GARA\GE 0 5 15 40’ Meek\s + Part\ners ARCH\ITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 14 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL RETAIL FRONT ELEVATION NORTH BUILDING 0’ 2 5’ 10’ 20’ 40’ Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONcEPTUAL DESIGN 15 TERRACINA CATALINA DEVELOPMENT COMPANY TYPICAL RETAIL FRONT ELEVATION SOUTH BUILDING 0 2 5 10’ 20 40 Meek5 + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 ONEPTUAL DESIGN 16 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL RETAIL END ELEVATION 0’ 2 5’ 10’ 20’ 40’ Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON CONCEPTUAL DESIGN 17 II 03-06-06 TERRACI NA CATALINA DEVELOPMENT COMPANY CTfKI CLUB HOUSE FRONT ELEVATION 0’ 2’ 5’ 10’ 20’ 40’ Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 18 TERRACI NA CATALINA DEVELOPMENT COMPANY C t\) 4 STORY ELEVATION / RETAIL UNDER RESIDENTIAL 0’ 2’ 10’ 2’ 40’ Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT EEACH HOUSTON CONCEPTUAL DESIGN 19 II 03-06-06 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL SIDE ELEVATION , - :7 --# j J Meeks + Partners ARCHITECTURE J LAND PLANNING NEWPORT BEACH U HOUSTON 03-06-06 J CONCEPTUAL DESIGN 20 J TERRADNA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL END ELEVATION A 10’ 70’ 40’ Meek + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON . O3-06-01 CONCEPTUAL DESIGN 21 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL BUILDING 2 COURT YARD ELEVATION 0 2 5 10’ 20’ 40’ Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 23 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL BUILDING WITH BRIDGE 0’ 2’ 5’ 10’ 20’ 40’ Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 24 TERRACI NA CATALINA DEVELOPMENT COMPANY TYPICAL 4 STORY RESIDENTIAL BUILDING WITH GARAGE ENTRANCE 0’ 2 5’ 10’ 20’ 40’ Meeks + Partners ARCHITCTUR LAND PLANNING NEWPORT BEACH HOUSTON CONCEPTUAL DESIGN 25 g 03-06-06