City and County of Broomfield, Colorado
CITY COUNCIL STUDY SESSION MEMORANDUM
To: From: Prepared by: Mayor and City Council George Di Ciero, City and County Manager Michael Sutherland, Planner Terrance Ware, Planning Director Kevin Standbridge, Assistant City and County Manager for Community Development Meeting Date Agenda Item # May 2, 2006 Agenda Title Concept Review – Terracina at Via Varra – Mixed-use Development Summary Applicant Property Size Property Location: Northeast corner of Sheridan Parkway and Tanager Trail Catalina Development Company Approximately 17 Acres 3
Proposed Site Development Plan Data Applicable Prior Plan Reviews / Approvals Comprehensive Plan Land Use Designation Current Zoning Current Land Use Proposed Land Use Adjacent Zoning & Land Use
The proposed land use is retail and residential, consisting of approximately 376 rental units and 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 approved the Overlook District Filing No. 1 Site Development Plan (SDP) to allow a retail / office mixed-use development on this site. Mixed-use Commercial
PUD Undeveloped Multi-family Residential and Retail North PUD (Broomfield Business Center)/Undeveloped/Future Commercial - Office 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 singlefamily 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, multifamily 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; Context Map; Site Plan; Grading Plan; Color Elevations; • • • • Site Data; Floor Plans; Project Sections; and Elevation Details.
Concept Review – Terracina at Via Varra – Mixed-Use Development Page 6
Land Use Summary
TERRACINA AT VIA VARRA COMPOSITE LAND USE SUMMARY
Area Building Area Open Area Parking and Private Drives Total Acres 3.8 8.4 4.7 16.9 Units 376 Density DU/AC 22.3 Lot Size Square Feet Min Avg Max NA NA NA Floor Area Square Feet Residential Retail 512,224 42,000 FAR Max 0.75 Avg. Rental Price $1,161
376
512,224
42,000
0.75
$1,161
Terracina Land Use Summary
Parking and Private Drives 4.7 28%
Building Area 3.8 22%
Open Area 8.4 50%
Background/ Base Data 1. PROPERTY OWNER 2. APPLICANT 3. PROPERTY LOCATION 4. 5. 6. 7. 8. PROPERTY SIZE CURRENT ZONING CURRENT LAND USE PROPOSED LAND USE COMPREHENSIVE PLAN DESIGNATION Catalina Development Company Catalina Development Company Northeast corner of Via Varra Road and Carbon Road Approximately 16.9 Acres PUD Undeveloped Retail / Residential Mixed-use Mixed-use Commercial
Concept Review – Terracina at Via Varra – Mixed-Use Development Page 7
Surrounding Land Uses ADJACENT ZONING/USE North PUD (Broomfield Business Center)/Undeveloped South PUD (Parkway Circle)/Residential East A-1 (Shirk)/Residential - Agricultural West PUD (The Overlook)/Undeveloped 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. COMPREHENSIVE PLAN DESIGNATION Mixed-use Commercial Mixed-use Commercial Agriculture / Conservation Easement Mixed-use Commercial
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 3 3 3 3 3 3 3 3
RETAIL CENTER
Meeks
+
Partners
ARCHZTECTURE LAHD PLAHN1N
NEWPORT BEACH m HOUSTON OO6O6
-\)
TERRAC NA
CATAUNA DEVELOPMENT COMPANY
T\)
\)
D
\)
I
\)
I 1
:\).
\)
1\)
\)
J I I I I I I
J
RESIDENTIAL & RETAIL WITH CLUBHOUSE
I I I I I
Maeks + Partners
ARCNTI1CTURI LAND PLANNXNG
NEWPORT BEACH S HOUSTON 03.06’06
M
esignedas an integral part of the 3Bt-Ovilook district, Terracina Via Vara is a proposed 16+1I are mixed-use development tłaturing residential, retail, and entertainment/recreational uses. The development site occupies the eastern half of the current PUD Plan for the Overlook District by Westbrook Development Partners. An existing plat covering this property is currently under revision. A previous Site Development Plan application for the site was abandoned some time after October 2001. The Concept Plan proposal contained within this document represents a fresh approach to development for the site. Inspired by the desire to create a fully integrated living environment, the mix of uses proposed combines 42,000 square feet of retail space within convenient walking distance for the anticipated 560 Terracina residents as well for surrounding residential developments to the north and south. In keeping with the New Urbanist vision of creating a fine-grained mix of land uses within new development, Terracina has been designed to complement the overall vision for the BBC-Overlook District by incorporating beautiful places to live, work, and play, all within easy walking distance of one another. The development is also designed with sensitivity to larger environmental considerations through the promotion of a walkable living environment, green building technologies, a lowwater landscape, and provisions for open space that are attractive to both humans and wildlife alike. The rich mix of indoor and outdoor recreational opportunities and convenience amenities proposed will also serve to build
"community" by encouraging leisure-time interaction without the need for automobiles. Reduced traffic loads and decreased demand for public recreational amenities can also be anticipated in such an environment. Market study information for this portion of the Denver Metropolitan Area indicates a great need for quality, upscale "For-Rent" housing to complement the neighboring High-Tech Office, Large Scale Commercial, and "For-Sale" Single Family andMulti-Family development. The market demographic most attracted to the development-type proposed comprises the largest proportion of residents of the limited similar developments nearby. Terracina at Via Varra will provide a variety of floorplan options and lifestyle amenities desirable to young working professionals and young couples looking for a maintenance-free, socially active lifestyle close to work, shopping, and entertainment. The demographic profile for this type of development includes very few families. Research shows an average of 1.5 residents per dwelling unit for this type of development. The apartment homes offered at Terracina will range in size from 628-square feet for a one-bedroom/one-bath unit to 1,265 square feet for a two-bedroom/two-bath unit. . . .perfectly suited to young singles and young couples. Design theming at Terracina has been inspired by the wonderful visual quality and livability of historic Tuscan villages. From a land-use perspective, the mix of cafes, shops, and other retail services is always integrated very closely with residences in these beautiful historic places. Appropriate architectural massing and rich architectural detail creates a comfortable human scale and a stimulating visual environment in these densely popu-
lated historic villages. The outdoor spaces are designed for meaningful human interaction and sensory delight. The design of parkways, avenues, and private drives... accommodations for vehicular circulation. . . are balanced with the human/pedestrian need for comfort, safety, and convenience. These historically inspired enhancements will be evident from the moment one approaches Terracina along Via Varra Road. Marking the entry to Terracina from Via Varra Road and serving as signature architectural landmarks to the unique urban village within, twin stone and stucco towers will flank the grand boulevard-style entryway. Accented in European-style cobblestone and lined with beautifully maintained accent trees, the grand entryway is terminated in a classical oval anchored by the Terracina Clubhouse and Grand Fountain. A pleasing range of restaurant and retail choices will wrap the entry boulevard with thematic Tuscan architecture, creating an inviting shopping and dining oasis. Tuscan Towers, bold-colored stucco, stone, and arcades of slender columns carrying arches will carry the theme. The "stand-alone" retail/commercial uses occupying the western third ofthe site will include 35,000 square feet of retail space and will include 136 surface parking spaces. An additional 7,000 square feet of retail space is included on the ground floor of the adjacent residential buildings to the east. Thirty-one additional parking spaces are available "on-street" for these shops. This allows four parking spaces per 1,000 square feet of retail space overall. Although the parking provided is considered adequate for retail development by most modern standards, it is anticipated that many patrons will be walking from Terraci-
na residences or from nearby developments. There should each residential building by a series of pedestrian bridgbe 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 inteoriented gathering places. Terracina residents and nearby grate wildlife habitat along with valuable wildlife viewcity dwellers will be able to gather at a cafØ, shop, or stroll ing and active recreational opportunities for humans. Naalong 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 valuable gathering place for meetings, special functions, and In conclusion, The Catalina Development Company community get-togethers. respectfully requests your sincere consideration for approval 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 embodentertainment area, and a variety of plazas, recreational ies the best of modern land use planning and New Urbanspaces, 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 arcades 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
TYPE
A-i A-2 A-3 A-4B B-i
B-2
-
-
BUILDINGS
1
2
4
\(u/FL\)
3
3 5
TOTALS
o. OF UNITS I FLI No. OF UNITS
9 18 11 17 15 14 14 98
-
2
2 2
5 4 4
4
2 7 4 10
[
32 68
SUMMARY UNITA
208 55%
0 2
4 4 2 18
2 1 2
4 4
64 60 52 56 164 45%
2
2 21
6 1
6 36
UNIT B
B-3 TOTALS
23
376
_________________
PROJECT_SUMMARY _______________
Resident Re ai1
376 UNITS
Parking
4:
T0A:
N
S
1. RETAIL = 35,000 S.F. 2. RETAIL UNDER RESIDENT=7,000 S.F.
1. SURFACE PARKING: 136 SPACES TOTAL:167 SPACES 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 \(Typ\)
\(Non\-Irrigat\ed\)
Upright Conifer
\(T’p\)
Shrub Plantings
\(Typ\)
\\\
\\ \ \
\
\\\\
\
_____\___ ___
-
\ \ \
Concr\ete Prome\nade \(Typ\)
r
Accen\t Plant\ings \(Typ\) Gazeb\o Terra\ce
-
\
\\ \\\
\\
\\\
\ \
V
Decid\uous anop\v Tree\)
\\
\\ \
\\I\
\
R\eta\il B\uil\ding
1
D\ec\iduous A\cc\ent
T\re\e \(T\)
Flowering Ornamental Tre\
E\ntlyMonument\(T\)p\)
\ \\ \ \\
\\
\\ \
\
\
IyI
C
1I
k I
fl
-c
III
-
\\
-
Color Accent Planting \(Typ\)1
Secon\dary Accen\t?aingTi\) I-
LL_
-.
-
\)
]
i
. - c tX T
-
- - --
r
,
I
J
iii
.-
.
i
.
:
-’---\--
=’=t
.
J
2’
/\(
/
:l4/
J//
’
Accen\t Pavin\g \(lyp\)
r\vsI\L
\
1
_____\______
l4etatlBulldln\g2
Build\ing Type4
T’
7’’1L
,
I.
I I I fl
i-i-
fl\)
\(7
\(son
t\ttu\iit1\) t\cu !ute\(J
___
/
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 o cio w,
-
A Development of Catalina Development Company
HAN IUS KOCI-IhR SillrF
-----\---
r
-
V.d-::-: I
:_._-: . -
VA
iv
NDVdH
\
--
-
C C
C
-
y
r----
1I
:
, -
__
.i
I
. . . -I ’’ \’
I.
I
,
I
-__
_____
,
I
___
_
vrJ:
-
C
________
_-
p
C _ _
I II
___
I
__________
L2II
-
_______
.’ __i’
I.Ii
____
[IIII I II II II II LJJIIIJI
_____ ______ I I
-
ii 11111 III’’ 11111 I 11111 = II III
’hun II
"ii’ i _________ liii
Ii-iL
--
C
. II
I
__
-..-
DOROTHY VARRA REVOCABLE TRUST
\(ZONED B/PUD\)
FUTUR\E ROADW\AY
/1
t241\L\t–
\\\\\\\\
/
I i 1 fl I ii
!
4-S\TORY MUL\TI-FAMILY
\\ \\\ \ \ \\ \\\ \ \
\V\\\\
i–4\I
4-S\TORY MUL\TI-FAMILY
1
DETENTION/
-_
P07
RlGHTIN/IE
RIGHTOUTONLY
1L
I
U,
J1d–ththdIH
I
_____
JI;___ ___ __
-
_________
________
7
THE ORLOOK, BLOCK 1 RETAIL & RESTAURANT
_____
___ __
\
_
c
STORE
_ Li
0
_ Li
/
/
/
LJ
___
4-STORY MULTI-FAMILY
J
I
_______
4 STORY MULTI FAMILY
-
I
oo
__
ok
__
OOL@
___
////q;\
///
N
J1flhi\JIJIIHI\II
______
111h
______\_______
/
734,690 SF = 1687 AC
RETAI\L
GSF:
42,000 SF
512,244 SF 554,244 SF 75 376 D.U. 526 SP. 267 SP. 793 SP. 164,208 SF=22% OF SITE 206,435 SF=28% OF SITE 367,345 SF=50% OF SITE
\)vIU\LTI- FAMIL\Y
//RES\IDENTIAL GSF
// // TOTAL GSF:
T
FAR:
PARKWAY CIRCLE
\(PUD\)
DWELLING UNITS: PARKING
\(GARAGE\): \(GROUND\):
PRELIMIN\ARY SITE PLAN
March 6, 2006
____
PARKING
TOTAL PARKING: BLDG COVERAGE:
T E N NA C I NA A Development of Catalina
Development Company
50
____
PLAN SCALE: t50
0 50 100 _________________
PARKING/DRIVE COVERAGE: OPEN SPACE/LANDSCAPE COVER AGE:
/
DU\’TAIkIIKI!’
Al\AI -
Ft\)TURE RO\ADWAY ’C\ONNEC11OW \
-
/
RE\TAINING
.’
RETAIIJING -WAW’
/?
LJLi
’’/2,2
’
’1\) BU\ILDINGA’E 3
FF=5339.60
1T
//;
/i
fV
/
IN
/
’?\I;j
/
/ / ’
///!1\)!
,’// 7 1 ////
/
/
/ I /
-
;//
/ /
if
/j
;/V// /i
/4 /,
/V
/*’
//
/1
/
//
/"/\1/’ //
//
/
j’
/
1
I
/RETAIN$/ WAtt ,’ / / / / I/ / / / /
’ ,1 V V
/
/
/
/
,’-\’,r72
-
/
q
/
/ /
// /
V
-. _V --V -
/
j /
/
/
-
/ /
//
V’
//
/ / /
/
L
-V
/
/
/,
’
I
r
J
/
t
TE\]R]LRACINA
A De\velopment of Catalina Development Company
50 0 50 100 PLAN SCALEr 1-50
TERRACINA
T\) T\)
CATALiNA DEVELOPMENT COMPANY
r-
-
I
-....-.
I
I II
I
-
1L
-
’M
-
Ji-.
j-
j________,
- .-
-
1ncr\(
.;.
.
-
.j_
.L_Ji-
-
dLiz
_
---i
LL-
-
__-.
-
J
1\)
3 3
3
j
VIA VARRA STREET SCENE, RETAIL AND ENTRY
3 3 J 3 3 3 3 3 3
Meek
4- Partners
AftCIIITCTURE LAND PLANNZNG
M
I
03.06-06
NEwpoTuAcN e HOUSTON
CONCEPTUAL I\)ESIGN 12
_
TERRACI NA
CATAUNA DEVELOPMENT COMPANY
TYPICAL STREET SCENE CLUBHOUSE & APARTMENT OVER RETAIL
Meek
+
Partners
K O3O6O6
J J 3
ARCIZTECTUR5 LAND PLA N NIN$ NEWPOTIAH NOU$TON CONCEPTUAL DESIGN 12
TERRACINA
CATALINA DEVELOPMENT COMPANY
’1 3 3 3 3 3 3 :3 J 3 3 3 3
TYPICAL RETAIL FRONT ELEVATION NORTH BUILDING
Mks
+
Partners
ARC IITECTUR LAND PLA NNIN S N!WPORTIEAH HOUSTON CONCEPTUAL bEStOW 14
M
0306-06
TERRACI NA
CATALINA DEVELOPMENT COMPANY
j
CLUB HOUSE FRONT ELEVATION
j j
J 3 3 3
Meks + Partners
ACNITCTURI LAND PLANNZNS NwPOUuAcH NOU%TON .1 03-06-06 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* LAND PLANNING NWPC*TGACW P NODITON 03.0606 CONcflPWAL DESIGN 18 2
TERRACI NA
CATALINA DEVELOPMENT COMPANY
TYPICAL 4 STORY RESIDENTIAL SIDE ELEVATION
M.ks
+
Partners
ARCNZTCTURE LAND PLANNZN NWPOTBMCft N041$TON
M
.
03-06-06 tOHCEI’TUAL I3ESIGH 19
TERRACI NA
CATAlINA DEVELOPMENT COMPANY
TYPICAL 4 STORY RESIDENTIAL END ELEVATION A 3 3 3 3
+ Partners
A*CNI1ECTUI LAND PLANNINS NWPOTWCH KOUSTON CONCEPTUAL DESiGN 20
M
.
U3O6O6
TERRACI NA
CATALINA DEVELOPMENT COMPANY
TYPICAL 4 STORY RESIDENTIAL END ELEVATION B
+ Partners
ARCIITECTU LAND PLANNINO NIWPOgT fSACH u IIOUSTON CONCEPtUAL DESIGN 21
M
O3.O6O6
TERRACINA
CATALINA DEVELOPMENT COMPANY
TYPICAL 4 STORY RESIDENTIAL BUILDING WITH GARAGE ENTRANCE
Mki
+
Partners
**CHZTICTUR LAND PLANNING NWPOAT IAt1I HOUrQN
M
I
03-06-06
CONCTUAL D1!GW 24
TERRACI NA
CATALINA DEVELOPMENT COMPANY
i/I/I Al DETENTiON POND 12
BUILDING
PE 1
12
12
,/
1
A 1/ //
//
13
:
\(
:
1A2 12
BUILDING TYPE 3
M
f
\
,/’
,//
/
A2
I
Al
\(
\)/
//’/// f
1,,,
-TWSHRM/
1/
I\( N I
\--1
d/ / >f7 >11/
7/7
/ / /
/ / / /
,//
//
/7/
/
/
/ 7,1’
e
3 3
SITE PLAN
60 120
M..ks + Partners
ARCHITECTURE LAND PLANNING NEWPORT lEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 01
TERRACI NA
CATALINA DEVELOPMENT COMPANY
DATA
UNIT
-
BUILDINGS
1 2
4
\(s/FL\)
3
3
TOTALS
1o. OF UNITS / FU No. OF UNITS
9 32
TYPE
A-i
A-2
2 2
2 5 4 4
4
2
SUMMARY UNITA
208 55%
5 2 1 2 4 4 23
7 4 10 6
18 11 17 15 14 14 98
68 44 64 60 52 56 164 45%
A-3 A-4B B-i
B-2
0 2
4 4
UNIT B
B-3 TOTALS
2
2 2
21
1
6 36
[
18
376
[PROJECT _SUMMARY
Res.de fl + I R e La l
376 U NI T S
_____
Parkng
’
1. SURFACE PARKING: 100 SPACES TOTAL:640 SPACES 2 . PARKING GARAGE : 540 SPACES \(1.7 CAR/UNIT\) 1. SURFACE PARKING: 136 SPACES TOTAL:167 SPACES 2. PARKING: 31 SPACES
1. RETAIL = 35,000 S.F. 2. RETAIL UNDER RESIDENT=7,000 S.F.
I
ToI
7
Meeks + Partners
ARCHITECTURE LAND PLANNING NEWPORT REACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 26
TERRACINA
CATALINA DEVELOPMENT COMPANY
UNJTA-1 PLAN
628 Sq. Ft.
UNITA-2 PLAN
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
749 Sq. Ft.
UNITA-4B PLAN
780 Sq. Ft.
5,
ip’
Meeks + Partners ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON
03-06-06
CONcEPT\(JAL
DESIGN 03
TERRACI NA
CATALINA DEVELOPMENT COMPANY
ENIRY
UNIT B-i PLAN
1089 Sq. Ft.
UNITB-2 PLAN
1160 Sq.
Ft.
0
5
10
Meeks + Partners
ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON
II
03-06-06
CONCEPTUAL DESIGN 04
TERRACI NA
CATALINA DEVELOPMENT COMPANY
UNITB-3 PLAN
1265 Sq. Ft
5,
1p
Meeks + Partners
ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESION 05
TERRACI NA
CATALINA DEVELOPMENT COMPANY
CLUBHOUSE P L A N
6921 Net Sq. Ft.
0
5
15
30
Meeks + Partners
ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 0306-06 CONCEPTUAL DESIGN 05A
TERRACI NA
CATALINA DEVELOPMENT COMPANY
BUILDING TYPE 1
Meeks + Partners
j
J J
ARCHITECTURE LAND PLANNING NEWPORT lEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 06
TERRACINA
CATALINA DEVELOPMENT COMPANY
BUILDING TYPE 2
Meks + Partners
ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON 03-06-06 CONCEPTUAL DESIGN 07
\)
TERRACINA
CATALINA DEVELOPMENT COMPANY
J J BUILDING T
CONCEPTUAL DESIGN 08
J 3
TERRACI NA
CATALINA DEVELOPMENT COMPANY
BUILDING TYPE
ARCH TECTU RE LAND PLANNING NEWPORT BEACH HOUSTON
PARKING GARAGE
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
I:
03-06-06 10
CONCEPTUAL DESIGN
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
II
03-06-06
CONCEPTUAL DESIGN 17
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
03-06-06 CONCEPTUAL DESIGN 19
II
TERRACI NA
CATALINA DEVELOPMENT COMPANY
TYPICAL 4 STORY RESIDENTIAL SIDE ELEVATION
,
-
:7
--#
j
J J J J
Meeks + Partners
ARCHITECTURE LAND PLANNING NEWPORT BEACH U HOUSTON 03-06-06 CONCEPTUAL DESIGN 20
TERRADNA
CATALINA DEVELOPMENT COMPANY
TYPICAL 4 STORY RESIDENTIAL END ELEVATION A
10’
70’
40’
Meek
+ Partners
. O3-06-01
ARCHITECTURE LAND PLANNING NEWPORT BEACH HOUSTON
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
g
03-06-06
CONCEPTUAL DESIGN 25