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					                                                                 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.
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                         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

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  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
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                                                                                                                           REVOCABLE TRUST
                                                                                                                            \(ZONED B/PUD\)

                                                                                FUTUR\E ROADW\AY




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                                                                                                                                                                         !     4-S\TORY MUL\TI-FAMILY             1
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THE ORLOOK, BLOCK 1                                                        U,
                                                                                                        _
                                                                                                       _____
                                                                                                                                 4-STORY
                                                                                                                                 MULTI-FAMILY                                 4 STORY MULTI FAMILY
                                                                                                                                                                               -                -
                                                                                                                                                                                                              I
 RETAIL & RESTAURANT                                                                    ___                          LJ                                I        _______
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                                                                                                                                                                                                                                 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
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TE\]R]LRACINA
A De\velopment of Catalina Development Company                                                                                                                                                                                               50         0         50

                                                                                                                                                                                                                                                      PLAN SCALEr 1-50
                                                                                                                                                                                                                                                                         100
                                           TERRACINA
T\)                          CATALiNA DEVELOPMENT COMPANY
T\)




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3
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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




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                                                                                                                                  DETENTiON POND
                                                         12


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                    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

				
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