Capella Special Area Policies

The Capella Planned Area Development is linked HERE.

Northwest

1. Planning unit boundaries are shown graphically. The actual boundaries extend to the centerline of adjacent rights-of-way or property boundaries as depicted on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process.
2. Lands outside the Critical Resource Areas shall be considered Resource Management Area Tier 2.
3. At the time of rezoning, a Master Plan shall be prepared through the use of a Planned Area Development (PAD) zoning for the entire site, including:
   1. A Master Land Use Plan that will formalize the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process, and that will correspond to descriptions of the various land use categories proposed in the PAD.
   2. A Master Traffic Impact Analysis (TIA), that will outline roadway improvements that are anticipated to be necessary as the PAD develops. The Master TIA shall be updated with each individual Conceptual Site Plan proposed within the PAD, determining which, if any, roadway improvements are necessary to mitigate each development’s impact. The TIA shall identify and substantiate traffic control methods to minimize or mitigate potential traffic impacts to Cañada Hills Drive, which is a private roadway. The ultimate alignment of subdivision access roads and use of proposed traffic control methods are entirely subject to Town Engineer review and approval.
   3. A Master Recreation & Trails Plan that will schematically show bicycle and pedestrian circulation within the PAD. The Plan will also include schematic programming for the different recreational area nodes shown on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process.
   4. A Master Environmentally Sensitive Open Space (ESOS) Plan showing the placement of required open space within the entire future Planned Area Development area. ESOS within Resource Management Areas shall be located along adjacent Critical Resource Areas to the greatest extent practical, outside of Neighborhood Commercial–Office parcels.
   5. A Master Utilities Plan that will show anticipated trunk utility extensions needed throughout the PAD.
4. The total maximum number of permitted units is 500 for all areas designated as residential (including townhomes). The Neighborhood Commercial-Office properties at La Cholla Blvd. and Naranja Drive shall have a backup designation of Medium Density Residential (MDR) (2.1 – 5.0 homes per acre), allowing an additional 70 units. The backup designation of MDR may only be utilized once the remainder of the Master Planned Community residential parcels have been developed.
5. No apartments shall be permitted.
6. No senior care facilities shall be permitted unless operated in conjunction with the expansion of Casas Church.
7. No crematoriums shall be permitted.
8. Gun and ammunition sales shall not constitute the primary use within a business within the development.
9. For the northwest corner of La Cholla Blvd. and Naranja Drive, designated as Neighborhood Commercial-Office, all C-N uses enabled in Town zoning are permitted, except as provided below:
   1. Supermarkets, car washes, gas stations, auto service centers and convenience stores such as Circle K, 7-11or similar, are prohibited.
   2. Drive-thru uses and other convenience uses are subject to approval of a Conditional Use Permit.
   3. Back-up designation of Medium Density Residential (2.1 – 5.0 homes per acre) is permitted, with a cap of 30 units.
   4. Maximum building height shall be limited to 24 feet.
   5. Packaged alcohol sales shall not constitute the primary use within a business.
10. For the southwest corner of La Cholla and Naranja Drives designated as Neighborhood Commercial - Office, all C-1 uses enabled in Town zoning are permitted, except as provided below:
    1. Broadcasting stations, fabric stores, medical marijuana dispensary, video store, appliance repair, laundromat, car washes, auto service centers, convenience stores such as Circle K, 7-11 or similar, theater, or a major communications facility are prohibited.
    2. Drive-thru uses and other convenience uses are subject to approval of a Conditional Use Permit.
    3. Back-up designation of Medium Density Residential (2.1 – 5.0 homes per acre) is permitted, with a cap of 40 units.
    4. Packaged alcohol sales shall not constitute the primary use within a business.
    5. Dry cleaners limited to drop-off/pick-up only, are permitted.
11. A 200-foot, natural open space buffer shall be provided on the western boundary, adjacent to existing residential areas, as shown on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process. No trails shall be provided within this buffer area.
12. Homes shall be restricted to single-story, not to exceed 20 feet in height along the west and south as denoted on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process. Expansions of the Casas Church campus in these areas shall be restricted to 25 feet in height.
13. Areas designated Medium Density Residential shall include perimeter buffer yards with enhanced vegetation (density and size) to screen lots along arterial roadways. Sizable native vegetation that is required to be transplanted, as specified in the Zoning Code, shall be placed in buffer yards.
14. The park areas within the Master Plan shall count toward the recreation area acreage required by Town Code for residential development within the Master Plan. The park areas shall be improved by the developer with a commensurate level of amenities as required by the Zoning Code.
15. The development shall substantially conform to the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process.
16. These Special Area Policies represent agreed-upon elements as part of the General Plan Amendment, to be reflected in the required Planned Area Development zoning. These Special Area Policies should not be construed as the complete list of standards and requirements applicable to the Planned Area Development. Additional development standards and requirements will be comprehensively addressed during the subsequent rezoning process.
17. Areas designated Low Density Residential shall include a perimeter buffer yard with enhanced vegetation (density and size) along the entire eastern edge of the 200-foot, natural open space area adjacent to existing residences. Sizable native vegetation that is required to be transplanted as specified in the Zoning Code shall be placed in that eastern edge buffer yard. The intent of this enhanced buffer yard is to fill in any significant gaps in the native tree canopy within the 200-foot natural open space area, as viewed from the existing residences to the west. The enhanced buffer yard shall meet the Town’s 10-foot buffer yard 'A' requirements.
18. Grading permits for the development shall not be issued until the contract for the Regional Transportation Authority’s widening of La Cholla Boulevard has been awarded to a contractor.
19. The 53-acre Medium Density Residential parcel on the north side of Lambert Lane shall be restricted to a maximum density of three homes per acre, require a minimum lot size of 6,600 square feet and require a minimum of 10,000 square foot lots along the north side of Lambert Lane with a minimum of 15 feet between homes.

Southwest

1. Planning unit boundaries are shown graphically. The actual boundaries extend to the center line of adjacent rights-of-way or property boundaries as depicted on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process.
2. Lands outside the Critical Resource Areas shall be considered Resource Management Area Tier 2.
3. At the time of rezoning, a Master Plan shall be prepared through the use of a Planned Area Development (PAD) zoning for the entire site, including:
   1. A Master Land Use Plan that will formalize the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process, and that will correspond to descriptions of the various land use categories proposed in the PAD.
   2. A Master Traffic Impact Analysis (TIA), that will outline roadway improvements that are anticipated to be necessary as the PAD develops. The Master TIA shall be updated with each individual Conceptual Site Plan proposed within the PAD, determining which, if any, roadway improvements are necessary to mitigate each development’s impact. The TIA shall identify and substantiate traffic control methods to minimize or mitigate potential traffic impacts to Cañada Hills Drive, which is a private roadway. The ultimate alignment of subdivision access roads and use of proposed traffic control methods are entirely subject to Town Engineer review and approval.
   3. A Master Recreation & Trails Plan that will schematically show bicycle and pedestrian circulation within the PAD. The Plan will also include schematic programming for the different recreational area nodes shown on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process.
   4. A Master Environmentally Sensitive Open Space (ESOS) Plan showing the placement of required open space within the entire future Planned Area Development area. ESOS within Resource Management Areas shall be located along adjacent Critical Resource Areas to the greatest extent practical, outside of Neighborhood Commercial–Office parcels.
   5. A Master Utilities Plan that will show anticipated trunk utility extensions needed throughout the PAD.
4. The total maximum number of permitted units is 500 for all areas designated as residential (including townhomes). The Neighborhood Commercial-Office properties at La Cholla Blvd. and Naranja Drive shall have a backup designation of Medium Density Residential (MDR) (2.1 – 5.0 homes per acre), allowing an additional 70 units. The backup designation of MDR may only be utilized once the remainder of the Master Planned Community residential parcels have been developed.
5. No apartments shall be permitted.
6. No senior care facilities shall be permitted unless operated in conjunction with the expansion of Casas Church.
7. No crematoriums shall be permitted.
8. Gun and ammunition sales shall not constitute the primary use within a business within the development.
9. For the northwest corner of La Cholla Blvd. and Naranja Drive, designated as Neighborhood Commercial-Office, all C-N uses enabled in Town zoning are permitted, except as provided below:
   1. Supermarkets, car washes, gas stations, auto service centers and convenience stores such as Circle K, 7-11, or similar are prohibited.
   2. Drive-thru uses and other convenience uses are subject to approval of a Conditional Use Permit.
   3. Backup designation of Medium Density Residential (2.1 – 5.0 homes per acre) is permitted, with a cap of 30 units.
   4. Maximum building height shall be limited to 24 feet.
   5. Packaged alcohol sales shall not constitute the primary use within a business.
10. For the southwest corner of La Cholla Blvd and Naranja Drive, designated as Neighborhood Commercial-Office, all C-1uses enabled in Town zoning are permitted, except as provided below:
    1. Broadcasting stations, fabric stores, medical marijuana dispensary, video store, appliance repair, laundromats, car washes, auto service centers, convenience stores such as Circle K, 7-11 or similar, theater, or a major communications facility are prohibited.
    2. Drive-thru uses and other convenience uses are subject to approval of a Conditional Use Permit.
    3. Back-up designation of Medium Density Residential (2.1 – 5.0 homes per acre) is permitted, with a cap of 40 units.
    4. Packaged alcohol sales shall not constitute the primary use within a business.
    5. Dry cleaners limited to drop-off/pick-up only are permitted.
11. A 200-foot, natural open space buffer shall be provided on the western boundary, adjacent to existing residential areas as shown on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process. No trails shall be provided within this buffer area.
12. Homes shall be restricted to single-story, not to exceed 20 feet in height along the west and south as denoted on the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process. Expansions of the Casas Church campus in these areas shall be restricted to 25 feet in height.
13. Areas designated Medium Density Residential shall include perimeter buffer yards with enhanced vegetation (density and size) to screen lots along arterial roadways. Sizable native vegetation that is required to be transplanted, as specified in the Zoning Code, shall be placed in buffer yards.
14. The park areas within the Master Plan shall count toward the recreation area acreage required by Town Code for residential development within the Master Plan. The park areas shall be improved by the developer with a commensurate level of amenities as required by the Zoning Code.
15. The development shall substantially conform to the Long-Range Conceptual Master Plan dated April 22, 2015, and approved during the General Plan Amendment process.
16. These Special Area Policies represent agreed-upon elements as part of the General Plan Amendment to be reflected in the required Planned Area Development zoning. These Special Area Policies should not be construed as the complete list of standards and requirements applicable to the Planned Area Development. Additional development standards and requirements will be comprehensively addressed during the subsequent rezoning process.
17. Areas designated Low Density Residential shall include a perimeter buffer yard with enhanced vegetation (density and size) along the entire eastern edge of the 200-foot natural, open space area adjacent to existing residences. Sizable native vegetation that is required to be transplanted as specified in the Zoning Code shall be placed in that eastern edge buffer yard. The intent of this enhanced buffer yard is to fill in any significant gaps in the native tree canopy within the 200-foot natural open space area, as viewed from the existing residences to the west. The enhanced buffer yard shall meet the Town’s 10-foot buffer yard ’A’ requirements.
18. Grading permits for the development shall not be issued until the contract for the Regional Transportation Authority’s widening of La Cholla Boulevard has been awarded to a contractor.
19. Traffic shall not be allowed to cross La Cholla Boulevard directly from the development to Cañada Hills Drive.
20. The 53-acre Medium Density Residential parcel on the north side of Lambert Lane shall be restricted to a maximum density of three homes per acre, requires a minimum lot size of 6,600 square feet, and requires a minimum of 10,000 square foot lots along the north side of Lambert Lane with a minimum of 15 feet between homes.
21. The Capella Planned Area Development La Cholla/Naranja Conceptual Master Plan Map can be found HERE.