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interchange. The Village Center is surrounded by higher The Business Park/Industrial Condominiums land develop unless significant earthwork and retaining walls floors built into the slope (apartments, condominiums).
density attached housing which is more compatible use typically combines commercial, office, and light are used. In contrast, development is generally located Or, the entire site can be graded and altered to remove
with its land uses. Specific uses may include: all industrial uses. Commercial uses are generally on the sloping plateaus between these significant steep slopes and create large flat pads. This requires
general retail and service commercial uses including service-oriented, but also include supportive uses features. more grading with higher manufactured slopes and/
restaurants, grocery stores, general merchandise such as amenities, personal service, and convenient or higher retaining walls. Under this type of program,
stores, service/repair shops, and specialty stores and food and restaurant uses for people who work in the The plateaus are the flatter portions of the project buildings are not built into the slope.
shops; entertainment and cultural uses such as movie business park. Office and light industrial uses can site and are generally the least costly to develop.
theaters/cinemas, stage theaters, performing arts include but are not limited to light manufacturing, Significant arroyos, hills, ridges and slopes are located Employee housing is proposed for moderate terrain
and music venues, museums, art and music stores assembly, small-scale distribution and warehousing, throughout the community and provide a visual and which can easily be altered to suit any building program,
and galleries, and stores featuring crafts, curios, and shipping, pharmaceuticals, research and development, recreational balance to developed areas, especially and is located in close proximity to areas of employment
collectibles; places for social gathering including plazas, technology, and office professional. The Business Park when combined with parks and trails. These natural within the Village Center, Business Park, and near the
promenades, small public spaces, overlooks, outdoor is located adjacent to the Toll Road and interchange landforms enhance the built environment and offer the Toll Road.
cafes and restaurants, food courts, trails and paseos, and away from general commercial and residential uses following advantages: provide a visual amenity and a
and Celebration Park. Other uses may include, but because of the service and semi-industrial nature of point of visual interest; act as community landmarks
are not limited to, offices, boutique hotels, medical the uses, and the presence of large vehicles and trucks. for orientation; add variety to the topography of the
facilities, churches, and financial institutions such as Also, the function and modular site planning of this use site; create a feeling of openness with “fingers” that
banks. is suited to the narrow width of the land on the north break up the built appearance of development; provide
side of the Toll Road. recreational opportunities for residential neighborhoods
The center of the Village Center features a large circular such as hiking and jogging trails, overlooks, interpretive
roadway that functions as a Glorieta. This Glorieta is The Neighborhood Commercial land use provides for areas, and landscaped areas; provide a garden setting
an alternative to a conventional road grid with standard small-scale retail and service commercial uses which for the back yards and patios of residential homes and
intersections. The center of the Glorieta contains serve the convenience needs of nearby residential for special areas such as the Village Center; and provide
enough area to permit development. The circular areas, and is located on collector and arterial roads. for the continuance of regional wildlife corridors.
road allows drivers to constantly view into the Village This use is not intended to accommodate major or large-
Center without stopping and allows for the smooth scale commercial activities. Typical uses can include but Large Estate Lots, Custom Homes, and Hill Top Homes
flow of traffic. A driver can circulate as many times as are not limited to grocery stores, specialty food stores, are located on moderate to steep slopes. The large
desired and make clear decisions as to destination. The liquor stores, drugstores/pharmacies, restaurants, size and/or custom nature of these lots allow them to
center does not contain internal roads, and therefore drive-through restaurants, cafes and specialty food incorporate the following features which can reduce
pedestrians do not cross roads to move from one stores, bakeries, bookstores, video stores, hardware, grading and retaining walls: natural terrain within
area to another. This allows for a concentrated and shoe repair, dry cleaners, laundromats, barbershops and the yard areas (open portions of the lot), graded and
continuous unified village center and a more pedestrian- beauty shops, overnight delivery services such as FedEx, terraced yard areas, and split floors and full floors built
friendly environment. post offices, and financial institutions such as banks. into the slope. As an alternative, slopes can be altered
to create large flat pads. However, this requires more
The Village Center is located on slopes that range from Elementary Schools are located within the concentration grading with higher manufactured slopes and/or higher
gentle to steep which can accommodate large flat pad of residential areas in the north half of the property, retaining walls. These lot types are typically surrounded
construction but also require grading, manufactured including areas of higher density housing, and serve the by “fingers” of natural open space including hills and
slopes, retaining walls, and the possible use of grade- entire project site. arroyos, which enhance the quality of these areas and
adaptive techniques. Celebration Park retains the create exclusive enclaves.
natural slopes and two small hills which enhance the Parks and Community Recreation Facilities are located
recreational experience. evenly throughout the entire project site and are Cluster Homes and Garden Homes are generally located
designed to serve groups of residential neighborhoods. on gentle to moderate slopes. This terrain allows for
The Highway Service and Highway Oriented Commercial Parks are located on slopes that range from gentle to the construction of small or large flat pads with minimal
land uses provide auto-oriented commercial services steep and can feature active and passive recreational grading. Depending on the lot sizes and product types,
for residents and travelers. The Highway Service use is uses that are best suited for the terrain. The terrain can minimal grade-adaptive techniques can be used to
located adjacent to the interchange with the Toll Road, be altered as necessary with grading and natural stone reduce grading if desired.
and the Highway Oriented Commercial use is located retaining walls. Natural slopes and landscaping can be
in close proximity to these areas. This allows for direct incorporated into parks to enhance the recreational Apartment, Condominiums, and Townhomes are located
access to and from the Toll Road and good visibility of experience. Arroyo trails, other trails, and trails within on gentle, moderate, and steep slopes. For moderate
these uses from the Toll Road. Typical uses may include, road parkways link all parks and residential areas with to steep slopes, there are two general options. The
but are not limited to, overnight accommodations/ the Village Center, Toll Road, and Highway 1, as well as buildings can be designed to adapt to the terrain with
lodging such as hotels and motels, limited retail arroyos, hills, and open space areas. grade-adaptive features such as: single garages on
commercial uses including food and grocery and different levels (townhomes); surface parking areas
convenience stores, restaurants and cafes, drive-through The Open Space land use pertains to natural areas that or parking structures on different levels (apartments,
restaurants, gas stations, EV charging stations, truck and are preserved and therefore not developed. These condominiums); walkways, common areas, and
auto service and repair, tow services, car washes, bus areas include significant arroyos, hills, ridges, and amenities on different levels; split floors and full single
terminals, and rental car agencies. slopes, and generally have slopes that are too steep to floors built into the slope (townhomes); or stacked

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