Bradburn. Westminster, Colorado. Project Type: Residential. Case No: C Year: 2005

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1 Bradburn Westminster, Colorado Project Type: Residential Case No: C Year: 2005 SUMMARY Bradburn is a $220 million, 123-acre (49.8-hectare), mixed-use, master-planned new urbanist community in Westminster, Colorado an inner suburb of 107,000 residents located on the northwest boundary of Denver in Adams County. When completed, Bradburn will feature more than 800 residences 275 single-family homes, 150 townhouses, 310 rental apartments in Bradburn Row, and 33 live/work units along with 108 apartments sitting above 154,830 square feet (14,384 square meters) of retail space arranged in a main street format. In addition, there will be 29,000 square feet (2,694 square meters) of office space, a preschool, a church, and 16 acres (6.5 hectares) of open space. Comprising three neighborhoods and a village core with shops, restaurants, offices, and residences, Bradburn represents Westminster s first implementation of new urbanist zoning to create a compact, walkable mixed-use neighborhood. FEATURES Mixed-Use Three Uses or More Pedestrian-Friendly Design

2 Bradburn Westminster, Colorado Project Type: Residential Subcategory: Planned Communities Volume 35 Number 18 July September 2005 Case Number: C PROJECT TYPE Bradburn is a $220 million, 123-acre (49.8-hectare), mixed-use, master-planned new urbanist community in Westminster, Colorado an inner suburb of 107,000 residents located on the northwest boundary of Denver in Adams County. When completed, Bradburn will feature more than 800 residences 275 single-family homes, 150 townhouses, 310 rental apartments in Bradburn Row, and 33 live/work units along with 108 apartments sitting above 154,830 square feet (14,384 square meters) of retail space arranged in a main street format. In addition, there will be 29,000 square feet (2,694 square meters) of office space, a preschool, a church, and 16 acres (6.5 hectares) of open space. Comprising three neighborhoods and a village core with shops, restaurants, offices, and residences, Bradburn represents Westminster s first implementation of new urbanist zoning to create a compact, walkable mixed-use neighborhood. LOCATION Outer Suburban SITE SIZE 123 acres/49.8 hectares LAND USES Single-Family Detached Residential, Townhouses, Apartments, Neighborhood Retail Center, Office, School, Church, Open Space KEYWORDS/SPECIAL FEATURES WEB SITE Mixed-Use Three Uses or More Pedestrian-Friendly Design DEVELOPER Continuum Partners, LLC 1430 Wynkoop Street Denver, Colorado Fax: PLANNER/RESIDENTIAL DESIGN GUIDELINES Duany Plater-Zyberk & Company 1023 S.W. 25th Avenue Miami, Florida Fax: ARCHITECTS

3 Barrett Studio Architects th Street Boulder, Colorado Fax: OZ Architecture 1820 Folsom Street Boulder, Colorado Fax: Wolff-Lyon Architects 777 Pearl Street, Suite 210 Boulder, Colorado Fax: ArchitectureDenver 1855 Blake Street, Suite 100 Denver, Colorado Fax: Van Meter Williams Pollack 1529 Market Street, Second Floor Denver, Colorado Fax: LANDSCAPE ARCHITECT Civitas, Inc Bannock Street Denver, Colorado Fax: CIVIL ENGINEER MB Consulting Mark Bishop, Project Engineer 333 West Colfax Avenue, Suite 500 Denver, Colorado Fax:

4 PROJECT DESCRIPTION Bradburn is a $220 million, 123-acre (49.8-hectare), mixed-use, master-planned new urbanist community in Westminster, Colorado an inner suburb of 107,000 residents located on the northwest boundary of Denver in Adams County. When completed, Bradburn will feature more than 800 residences 275 single-family homes, 150 townhouses, 310 rental apartments in Bradburn Row, and 33 live/work units along with 108 apartments sitting above 154,830 square feet (14,384 square meters) of retail space arranged in a main street format. In addition, there will be 29,000 square feet (2,694 square meters) of office space, a preschool, and a church. Comprising three neighborhoods and a village core with shops, restaurants, offices, and residences, Bradburn represents Westminster s first implementation of new urbanist zoning to create a compact, walkable mixed-use neighborhood. Bradburn s grid of through-traffic, sidewalk-lined streets is oriented toward Rocky Mountain vistas. The community includes 16 acres (6.5 hectares) of parks, open spaces, and playgrounds, and greenway trails link it to 2,500 acres (1,012 hectares) of city-owned natural and agricultural open space on the Great Plains. The four sections (the three neighborhoods and village core) of the Bradburn site plan are aligned on a street grid and connected to each other by a diagonal landscaped boulevard. The plan concentrates density along the busy 120th Avenue arterial and transitions to lower-density rural areas as the plan continues southeast toward Dry Creek Open Space, a natural prairie environment within Westminster s open-space system. Bradburn stands in contrast to its context of gated communities and big-box stores linked by eight-lane arterials. With its detailed, narrow streets and homes decorated in many styles, colors, and materials, the community offers a new urbanist alternative to the lower-density suburbs surrounding it. The contributions of several leading new urbanist architects and 14 different homebuilders helped ensure architectural diversity at Bradburn. Building types range from one-story main street retail structures rendered in cross-hatched brick, to a cottage-style daycare building, brick apartments, townhouses, live/work lofts, single-family residences, and custom homes. BACKGROUND Developed by Continuum Partners, LLC, Bradburn was conceived to honor Westminster s past and its historic core. The community is named for Donald Bradburn, the first local son killed in World War I. Neighborhood parks take their names from settlers families and local orchards. The planners of Bradburn studied the fragments of Westminster s historic railroad core to glean ideas for architecture and streetscapes. Continuum Partners was founded in 1998 as a new urbanist firm on a mission to introduce new product types intended to transform suburbs. The company has become known for the $800 million transformation-in-progress of the failed Villa Italia Mall in Lakewood, Colorado, into Belmar, a 100-acre (40.5-hectare) downtown-style environment. While Belmar aims to show that a post World War II suburb can support a traditional downtown, Bradburn provides an urban alternative for people who prefer to live in the suburbs whether to be near work or good schools, or because desirable city neighborhoods are too expensive. During the mid-1990s, communities within metropolitan Denver showed growing interest in smart growth and new urbanism. Governor Roy Romer started a Governor s Smart Growth Awards program. Among projects recognized were new urbanist master plans for communities ranging from the 80-acre (32.4-hectare) Prospect New Town in Longmont to the 4,700-acre (1,902-hectare) Stapleton in Denver. In May 1998, a Congress for the New Urbanism meeting held in Denver in conjunction with ULI s spring meeting drew thousands of attendees and intensified regional interest in compact development. In 1997, the city of Westminster developed a comprehensive land use plan that called for the creation of a mixed-use neighborhood center. Two years later, municipal officials proved receptive when Continuum Partners started discussing plans for 123 acres (49.8 hectares) of former wheat fields. The site s original zoning was for 113 acres (45.7 hectares) of agricultural uses and ten acres (4.05 hectares) of conventional suburban retail uses. In July 2000, Continuum purchased the 113 agriculturally zoned acres (45.7 hectares) for $8 million and began to pursue planning, design, and rezoning. Continuum hired a team led by founding new urbanist firm Duany Plater-Zyberk (DPZ) to create a land plan, a site plan, residential design guidelines, and principles for rezoning. Continuum and DPZ collaborated closely with key city departments including fire, engineering, public works, and planning to convince government officials that a higher density and narrow streets would work. Team members even interviewed drivers of garbage trucks and service vehicles to help plot road widths and turning radii. Public safety officials then accepted the idea of narrower new urbanist streets. Since Bradburn has no culs-de-sac, safety officials realized that trucks could simply drive through and did not require wide streets for U-turns. A team from this group also visited and studied DPZ s flagship project,

5 Kentlands in Gaithersburg, Maryland. In April 2001, after a brisk three-month review process, the city approved a new category of traditional mixed-use zoning for the site. This new zoning permits Bradburn s mixed-use program, along with variations to conventional street dimensions and specifications, alleys, utility placements, and rights-of-way. With the rezoning completed, Continuum bought the site s last commercially zoned ten acres (4.05 hectares) for $1.8 million to assemble the full 123 acres (49.8 hectares). During the rezoning process, Continuum began developing and testing residential architectural design guidelines with homebuilders. The result is DPZ s Bradburn Architectural Regulations, which are administered by an architectural control committee selected by the developer. The design of commercial buildings is regulated by the Bradburn Prototype Book, created by Wolff-Lyon Architects, Barrett Studios, and OZ Architecture in Bradburn broke ground for infrastructure in May The first homes were under construction by December, and models opened in June The first retail buildings opened in early 2003, with Bradburn Row Apartments opening in Ninety-five percent of these apartments have been leased at rents ranging from $800 to $1,600 a month. The first 11 live/work units built or under construction were all presold at prices starting in the mid-$300,000s. Several live/work spaces are being used for businesses such as an acupuncture studio, an accountant s office, and computer training. About 140 single-family attached and detached homes have been built and sold at prices ranging from $190,000 to $1.3 million, averaging $180 per square foot ($1,935 per square meter). Some 25,000 square feet (2,323 square meters) of main street retail space has been leased to ten stores and restaurants, including a coffee shop, bank, hair salon, and real estate office. SITE AND SURROUNDINGS Then known as Harris Town, Westminster was settled in 1871 and incorporated in The first homesteading families grew alfalfa, barley, cherries, oats, and most of all apples Westminster s 1,000 acres (404.5 hectares) of apple orchards were referred to as the largest grove west of the Mississippi River. From 1892 to 1907, the community gained prominence with the construction of Westminster University, a Romanesque-style landmark designed with the help of famed New York architect Stanford White. Now used by a religious organization, this edifice still overlooks the city from a perch atop Crown Point. From 1881 until 1926, interurban railroads fueled Westminster s growth with links to Denver and other nearby towns. Westminster developed a small main street around its railroad station and depot. After World War II, Westminster became one of Denver s fastest-growing suburbs. Today, the 36-square-mile (93.2-square-kilometer) community has matured into Colorado s sixth-largest city. Westminster occupies rolling plains just west of the Rocky Mountain foothills. The city s numerous high points feature vistas of both the mountains and the Denver skyline. Bradburn s site is almost square except for a rectangular notch on the west side. Its northern boundary is 120th Avenue, a suburban strip that mixes large-format retail uses with rural fragments such as fields and a taxidermy studio. Dry Creek Open Space embraces Bradburn on three sides. Bradburn was planned to take advantage of its prime suburban location. Today, 120th Street accommodates 44,000 cars a day a number that is projected to grow to 60,000 soon. Although the community s retail storefronts are parallel to (but do not face) 120th Avenue, drive-by traffic is still considered important to support main street merchants. The developers now realize that the design of the entrance to Bradburn is too subtle to attract drivers off 120th Avenue. While they want to avoid a suburban cliché like a highway-scale sign or an entry monument, the developers plan to redesign the bridge leading into Bradburn. To draw more people in to visit and spend, Continuum also has programmed events such as weekly concerts in the village center. Proximity to jobs has helped Bradburn attract about 60 percent of its residents from nearby neighborhoods and cities. The community is almost equidistant to the major job centers of Denver and its northwest suburbs. Heading east, downtown Denver s 110,000 jobs are 15 minutes away. Three miles (4.8 kilometers) west is Broomfield s high-tech corridor, where 17,000 are employed. Nine miles (14.5 kilometers) northwest of Broomfield are Boulder s 102,000 jobs, many in high tech, biotech, and education. The Denver International Airport corridor, which is expected to attract a large percentage of new jobs in the region, is 30 minutes away. Even with the curtailment of high-tech employment since 2001, Bradburn retains access to thousands of jobs in Denver and Boulder and to major roads.

6 Bradburn is walkable, but is not set up to be a transit-oriented development (TOD). Built on a grid of connected streets, the community is linked to the outside world by a single point at Bradburn Boulevard and 120th Avenue, which is not yet a signalized intersection. Lacking mass transit, the site is not included in plans for the Denver region s 119-mile (191.5-kilometer), $4.7 billion FasTracks network of light-rail and bus rapid transit. Local bus service has been approved that will connect Bradburn to two express bus park-and-rides and future stations in the FasTracks system. DESIGN Like other examples of traditional neighborhood design (TND) plans, Bradburn attempts to create a comfortable, safe environment for walking and casual socializing among neighbors. By balancing street dimensions with well-detailed, human-scale architecture, the DPZ plan is striving to meet this goal. Most Bradburn streets are only 27 feet (8.2 meters) wide, with parking on both sides. The narrowest streets are 22 feet (6.7 meters) wide. This means that drivers generally must slow down or stop to let other cars park or pull out. Sidewalks are separated from streets by 5.5-foot-wide (1.7-meter-wide) lawns planted with a variety of shade trees. All sidewalks are at least 4.5 feet (1.4 meters) wide, a dimension selected to allow two baby carriages to pass each other. The bulk of Bradburn s street plan consists of a right-angle urban grid that accommodates the village core and apartment blocks. This connects at Bradburn Boulevard to a tilted grid of lower-density streets that start to curve as Bradburn moves east toward its border of open space. The plan embodies a planning concept that DPZ cofounder Andres Duany calls the transect. The basic idea is simple: Every community, whether it is a traditional city or a brand-new TND, should grow outward from a dense core into increasingly less-dense rings through suburbs and farms and eventually to wilderness. Bradburn makes this transition from its dense urban core, including the main street and Bradburn Row apartments clustered along 120th Avenue, to its rural edge of curving streets, where 15 semicustom homes border Dry Creek Open Space. The design team sought to create streetscapes that are well detailed, but not overdesigned. For example, Bradburn features just two types of lighting 25-foot-high (7.6-meter-high) traffic lights that appear at only a few intersections, and 12-foot-high (3.7-meter-high) pedestrian-oriented lighting designed to minimize light pollution into the night sky or homes. Describing the neighborhood as underlit, Continuum expected some street illumination to come from people s homes and front porches, which are placed close to the sidewalk and street. Street and park signs are executed in a plain sans-serif typeface set against a deep green background that matches the posts for streetlamps and signs. Even the weathered-iron storm sewer lids bear a distinctive Bradburn stamp. Also typical of new urbanist communities, Bradburn varies architectural styles, housing types, and floor plans, often mixed together on the same street. Design guidelines require that styles, colors, building materials, and types coexist and do not promote stand-alone landmark architecture. For-rent residences in the brick Bradburn Row blocks include townhouses, lofts, and flats. Townhouses feature early 20th-century cottage architecture with detached garages. Single-family detached homes are available in craftsman, prairie, and farmhouse styles. Multistory live/work buildings look and feel more urban. Lining part of the main street, they feature red brick trimmed in cast-stone bases with green metal balconies and awnings. Architecture and streetscapes work together to enhance a see-and-be-seen sociable environment for casual neighborhood meetings and conversations. As mentioned earlier, Bradburn homes are placed close to the street. Most feature a front porch elevated about 18 inches (46 centimeters) over street level that is large enough for a couple of chairs. Floor plans place garages at the back and the home s public rooms (living room and dining room) at the front. FINANCING Bradburn is being financed through a combination of equity and bank loans for a total of five funding sources over the project s life. In 2000 and 2001, Cleveland-based Key Bank financed two loans for land acquisition and development worth a total of $23 million at 7.5 percent for the main 113-acre (45.7-hectare) parcel. Key Bank also financed the acquisition and development of the additional ten-acre (4.05-hectare) commercial parcel at 7.5 percent. In September 2002, Continuum consolidated and refinanced its initial acquisition and development loans with Redwood Capital (a US Bank affiliate) of San Francisco for $4.5 million in equity and $18 million in capital, with the ability to draw more funds as lots were presold for the second and third phases. In 2003, Continuum refinanced its Key Bank commercial loan through Omaha-based Commercial Bank Federal with $7.6 million in equity and a $5.6 million loan.

7 To help finance the development of infrastructure, streetscapes, and parks, Bradburn employs a Colorado bonding mechanism known as a Metro District. In 1949, the state authorized such special self-taxing districts to provide municipal-type services such as water, drainage, parking, business improvements, libraries, parks, and recreation. Now among 400 metropolitan districts in Colorado, Bradburn s two metro districts are issuing bonds. The interest generated will reimburse the developer $5.5 million from a total of $42.6 million of infrastructure and other hard costs. MARKETING, TENANTS, AND PERFORMANCE To determine the market for Bradburn s housing types, Continuum used Sites Regis Demographic/Psychographic Mapping software to analyze the income levels, cultural preferences, and tastes of households in a 20-mile (32-kilometer) radius around the site. This analysis of 62 types of people identified a target market comprising four categories. Three were high-income suburban families with children and the fourth was high-income suburban empty nesters. The household income of the targeted demographic ranged from $89,000 to more than $111,000. All four target markets include college-educated executives and professionals. The mapping software indicated eight zip codes with the greatest concentration of such households. Continuum selected four as a primary market, making the other four secondary targets. To help create a unified brand for Bradburn, Continuum handles all marketing and advertising for the project. Continuum seeded this effort with an investment of $893,000 and now collects from homebuilders 1 percent of the sale price of each home. This has built a $2.5 million marketing fund. Continuum orchestrated its marketing efforts to convey a sophisticated but playful image. Project brochures explain new urbanist principles in detail, while quoting studies that show that new urbanist homes accrue resale value more quickly and to higher levels than other types of residences. The Bradburn company car, a hybrid Toyota Prius often seen parked in front of the local coffee shop, bears an ad that reads Vanilla: latte, not neighborhood. Lot sales ranging from $50,000 to $200,000 for 3,600 to 12,000 square feet (334 to 1,115 square meters) have proved popular among builders, with 245 of 270 sold since Demand for custom home lots has been strong, taking 60 lots compared with 80 by production builders. All 150 townhouse lots have sold. For-sale homes have commanded a premium of $180 a square foot ($1, a square meter) compared with $150 a square foot ($1, a square meter) for similar sizes elsewhere in Westminster or in neighboring Broomfield. Sixty percent of Bradburn homebuyers move from within five miles (eight kilometers). Most of the rest come from out of state, particularly from traditional neighborhoods in the eastern United States. Continuum has advertised Bradburn extensively and set up an interactive Web site. Company officials say that word-of-mouth referrals also sell the project. As a result, the community has drawn multiple buyers from the same family, such as parents and siblings who want to live in the same neighborhood. Retail lease rates of $20 to $25 a square foot ($ to $269 a square meter) are at the higher end of the regional market and have done well. Continuum has recruited niche players such as newer, smaller chain coffeehouses and fast-food chains that serve Asian noodles and Mexican food. The village core has been allowed to fill in slowly rather than being unveiled fully leased at a grand opening. Most shoppers and diners come off the arterial road and park. Neighborhood residents tend to walk or bike, but there are not enough of them to support Bradburn s retail uses without outside traffic coming into Bradburn. Continuum also has worked to get Belmar retailers to open a Bradburn location. Three have done so as of September 2005: Ted s Montana Grille, Baha Fresh, and Press Coffee Company. To support a few larger stores, several blocks just west of the current main street are zoned at lower densities and offer more parking. Continuum is reserving a pad for a natural grocer to be accompanied perhaps by a medium-box retailer. The next phase of the village core will include two new buildings: a 12,000-square-foot (1,115-square-meter) mixed-use structure with office space located over ground-floor retail stores, and a 30,000-square-foot (2,787-square-meter) building combining 12,000 square feet (1,115 square meters) of office and retail space with 18,000 square feet (1,672 square meters) of for-sale lofts. As of this writing, the market is responding: Continuum has sold 245 of 270 single-family lots and all 150 townhouse lots to homebuilders. Despite a weak regional market for rental units, Bradburn Row has become 95 percent leased since the first apartments became available in August The relatively small amount of retail space is 90 percent leased, with only one storefront turning over in two years. Some 140 single-family homes have sold. In five years, Bradburn s residential program has been more than half completed, sold, leased, and occupied.

8 Bradburn also is exerting influence on its surroundings. A neighboring development is emulating its architecture and mixed-use planning. Across 120th Avenue, the adjacent city of Broomfield is starting to plan mixed-use commercial development including office and retail space. EXPERIENCE GAINED Homebuyers and renters will pay a premium for a combination of parks, open spaces, and well-detailed streetscapes. Townhouse lots should have been sized to allow for a variety of detached and attached garages. Bradburn s one-size-fits-all approach has created some awkward lots that lack usable private open space. Higher-density, mixed-income housing can work in a suburban location even in a community that consists primarily of single-family detached homes and single-use commercial districts. Projects like Bradburn can tap an unmet demand for urban-style housing and neighborhoods in a suburban setting. Designing retail areas for such neighborhoods remains a challenge. Even at buildout, Bradburn will not have enough residents to support a full-service retail district. Further, the adjacent arterial roads carry 40,000 drivers a day, but most whiz by at 75 miles (121 kilometers) per hour. Production homebuilders are becoming more comfortable with new urbanist design guidelines and are more willing to design special products to fit into these communities.

9 PROJECT DATA LAND USE INFORMATION Site area (acres/hectares): 123/49.8 GROSS BUILDING AREA* Use Office** 5,850/543.5 Retail 154,831/14,384 Church 5,000/464.5 Live/work 110,000/10,219 Total GBA 275,681/25,611 Area (Gross Square Feet/Square Meters) * Does not include the 275 single-family homes, 123 townhouses, or 310 apartments. ** Office not yet constructed. LEASABLE/SALABLE AREA OR UNITS/ROOMS Use Area (Square Feet/Square Meters) Office net salable area 5,850/543.5 Retail gross leasable area 142,445/13,233 Residential 69,300/6,438 Total 217,595/20,215 FLOOR/AREA RATIO (COMMERCIAL ONLY): 0.46 LAND USE PLAN Use Area (Acres/Hectares) Percentage of Site Commercial buildings and single-family attached housing Single-family detached housing 31.2/ / Streets/surface parking 39.3/ Landscaping/open space 18/ Total 123.2/ RESIDENTIAL INFORMATION Unit Type Floor Area (Square Feet/ Square Meters) Number Sold/ Leased Total Units Range of Initial Sales/Rental Prices Rental apartments 750 1, $850 $1,500 per month Single-family attached units Single-family detached units 1,200 2, $200,000 $275,000 2,000 4, $300,000 $1.25 million RETAIL INFORMATION Tenant Classification Number of Stores Total GLA (Square Feet/Square Meters) Food service 6 15,000/1,394 Personal services 1 1,500/139 Other 1 1,000/93 Total 8 17,500/1,626 Percentage of GLA occupied: 80 Annual rents (per square foot/square meter): approximately $20 $25/$ $ Average annual sales (per square foot/square meter): approximately $150/$1, Average length of lease: 5 to 10 years DEVELOPMENT COST INFORMATION Land Costs: $10,524, Soft Costs: $13,354, Entitlements: $1,180, Design: $1,864, Leasing and sales: $1,033,192.26

10 Public relations and marketing: $893, Financing: $2,030, Construction mortgage interest: $1,965, Equity interest: $1,813, Third-party construction management: $495, Project management: $2,078, Hard Costs: $18,762,363 Rough grading: $1,486, Fine grading: $43, Bituminous paving: $1,641, Concrete sidewalks: $650, Concrete curbs: $703, Concrete alleys: $555, Water distribution: $1,476, Gas distribution: $236, Storm sewer: $1,136, Sanitary sewer: $1,667, Electric distribution: $654, Cable and phone: $76, Traffic signage: $226, Site lighting: $682, Landscape and irrigation: $4,877, Off-site road improvements: $317, Traffic signalization: $311, Clubhouse: $632, Miscellaneous Division 1 hard costs: $1,207, Hard cost contingency: $147, Warranty work: $30, Total Development Cost: $42,641,483 DEVELOPMENT SCHEDULE Planning started: May 2000 Site purchased: August 2000 Construction started: May 2001 Sales/leasing started: December 2001 Phase I completed: August 2002 Project completion (projected): 2007 DRIVING DIRECTIONS From Denver International Airport: At the airport exit, take Pena Boulevard to E-470 (exit 6B) heading north toward Fort Collins. Continue on E-470 for about 18 miles (29 kilometers), then take exit 47 onto Interstate 25 heading south toward Denver. After about five miles (eight kilometers), take CO-128 heading west (exit 223), then take a right onto West 120th Avenue. Almost three miles (4.8 kilometers) later, take a hard left onto Bradburn Boulevard. Driving time: Approximately 40 minutes in nonpeak traffic. Michael Leccese, report author Jason Scully, editor, Development Case Studies David James Rose, copy editor Joanne Nanez, online production manager This Development Case Study is intended as a resource for subscribers in improving the quality of future projects. Data contained herein were made available by the project's development team and constitute a report on, not an endorsement of, the project by ULI the Urban Land Institute. Copyright 2005 by ULI the Urban Land Institute 1025 Thomas Jefferson Street, N.W., Suite 500 West, Washington D.C

11 Developed by Continuum partners, LLC, Bradburn is a mixed-use, master-planned community in Westminster, a suburb of Denver, Colorado.

12 Comprising single-family homes, townhouses, apartments, and live/work units, the 123-acre (49.8-hectare) community will feature more than 800 residences, 154,830 square feet (14,384 square meters) of retail uses, and 29,000 square feet (2,694 square meters) of office space when completed.

13 Designed by founding new urbanist firm Duany plater-zyberk (DpZ), the site plan was based on the concept of the transect, which holds that density should decrease the further one moves from a project?s center.

14 To ensure architectural diversity, several new urbanist architects and homebuilders were involved in Bradburn?s design.

15 Arranged along a main street, Bradburn?s retail spaces include restaurants, a coffee shop, a bank, a hair salon, and a real estate office.

16 Bradburn site plan.