SECTION 27C
CITY CENTER (CTR) DISTRICT
Subsections:
27C.03 Property Development Standards
27C.01 Land Use Definition
City Center: This category provides areas for pedestrian-oriented commercial and civic core activities that include ground level retail shops and restaurants, government and professional offices, public parks and plazas. Multi- family residential units may be allowed with a planned development district if approved by the council. Any such use shall consist of a vertically integrated mixed-use project, where at least thirty percent of the project’s gross floor area (GFA) is dedicated to nonresidential uses as part of a planned development (PD). The city center (CTR) district may be approved in the downtown area where the city council determines an intense commercial core is appropriate. At the effective date of the ordinance codified in this section, the city of Litchfield Park owns the real property in the initial CTR district. As owner, the city intends to impose conditions on each lease or sale of real property to ensure that current and future uses of the property will be in the best interest of the city and its residents. (Ord. 19-236 § 1 (part))
27C.02 Use Regulations
a. A building or premises shall be used only for the purposes as set forth in Table 27C.02A – City Center Land Use Regulations:
|
‘P’ |
Permitted without special conditions |
|
‘U’ |
Permitted with use permit |
|
‘PD’ |
Permitted when approved as part of a planned development |
|
LAND USES |
CITY CENTER (CTR) |
ADDITIONAL REQUIREMENTS |
|---|---|---|
|
Bar, Tavern, Cocktail Lounge |
U |
|
|
Community Facilities |
P |
|
|
Convention Center |
PD |
|
|
Farmers’ Market, Outdoor |
P |
|
|
Financial Institutions |
P |
|
|
Fitness Center |
P |
|
|
Food Truck Court |
U |
|
|
Resort Expansion Rooms |
U |
|
|
Offices |
||
|
Medical and Dental |
P |
|
|
Profession and Business |
P |
|
|
Public and Government |
P |
|
|
Personal Services |
P |
|
|
Recreational Entertainment |
||
|
Indoor, Less than 7,500 SF |
P |
|
|
Indoor, Greater than 7,500 SF |
U |
|
|
Outdoor |
U |
|
|
Religious Institution |
P |
|
|
Residential Units |
||
|
Attached |
PD |
|
|
Restaurant |
P |
|
|
Retail, General |
||
|
Less than 7,500 SF per User |
P |
|
|
Greater than 7,500 SF per User |
U |
|
|
Schools |
||
|
Private |
U |
|
|
Public/Charter |
P |
|
|
Vocational/Trade |
U |
|
|
Smoke Lounge |
U |
|
|
Winery/Distillery/Microbrewery |
U |
|
b. Permitted Land Use Definitions
Bar, Tavern or Cocktail Lounge An establishment including, but not limited to, a cocktail lounge, nightclub or tavern, the main use of which is to serve spirituous liquors for on-site consumption. Such a facility may serve food, provide dancing and entertainment.
Community Facilities A building or group of buildings providing public and community services including facilities that provide police and fire protection, ambulance services, public parking lots/garages and information centers.
Convention Center A facility, auditorium or exhibition hall, used for the assembly, meeting or gathering of a group of individuals.
Farmers’ Market, Outdoor A market at which predominantly farmers and producers sell agricultural products and other items directly to the general public. These items may include fresh fruits, vegetables, meat products, dairy, grains, and originally packaged ready-to-eat items such as nuts, honeys, oils, and juices. Sellers of other goods and services may comprise up to twenty percent of the total number of vendors. Secondhand sales of clothing, household items, or other used goods are prohibited.
Financial Institutions Banks, trust companies, savings and loan associations, credit unions, consumer lenders, international banking facilities and financial institution holding companies under the jurisdiction of the Arizona Department of Financial Institutions.
Fitness Center A facility offering space and equipment to the general public for the purposes of exercising, weightlifting and other physical activity. Amenities such as tanning booths, saunas, and retail of limited nonprescription health supplements may be offered on the premises. This excludes physical rehabilitation services or clinics.
Food Truck Court A grouping of three or more large motorized vehicles, such as vans or trailers, equipped to cook, prepare, serve, and/or sell food.
Offices
Medical and Dental A building or facility providing medical, dental, chiropractic and psychiatric services, as well as medical and dental laboratories incidental to the medical/dental office use. This classification includes home health agencies as defined in A.R.S. § 36-151.
Professional and Business A building or facility containing office space where a particular kind of business is transacted or a service is supplied, excluding retailing, according to the following:
1. A place in which functions such as consulting, record keeping, or clerical work are performed.
2. A place in which a professional person (e.g., lawyer, accounting, financial or investment advisor) conducts professional services.
Public and Government A building or facility containing office space where government or public transactions or services are conducted or operated from.
Personal Services An establishment offering services of a personal nature including but not limited to barber shops, beauty and nail salons, cosmetologists, massage therapy, tanning salons, day spas and pet grooming.
Recreational Entertainment An establishment offering public or private recreational services and/or entertainment. Indoor uses and classifications can include: movie theatres, bowling alleys, pool halls, museums and galleries, arcades, sport courts and other similar uses. Outdoor uses and classifications can include: miniature golf courses, outdoor sports courts, zoos, swimming pools, splash pads, botanical gardens and other similar uses.
Religious Institution A permanently located building or groups of buildings or structure wherein people regularly assemble for religious worship and which is maintained and controlled by a religious body to sustain public worship and church-related uses. This definition pertains, as well, to temporary facilities.
Residential Unit Units providing long-term residential living accommodations.
Attached A one-family dwelling attached to one or more one-family dwellings by common vertical walls forming a building or group of buildings on one or more lots. This use may include apartments, townhomes, duplexes, triplexes or other similar uses where the dwelling units are attached.
Resort Expansion Rooms Hotel rooms owned and operated by an existing resort, as opposed to a standalone hotel.
Restaurant An establishment where meals are prepared and served to the public for consumption on the premises. Alcohol may be served with at least forty percent of gross revenue sales being from the sale of food. Takeout service may be provided.
Retail, General Establishments engaged in the sale of merchandise, goods, and groceries including rental services such as party supplies, clothing. This classification excludes building material and home improvement sales and services, furniture retail sales, hardware retail, convenience retail sales, commercial vehicle/equipment sales and rental, motor vehicle sales and leasing, and pawn shops.
Schools
Private or Public A facility for educational and/or classroom purposes operated by public, private, or charter educational institutions that offers a general course of study at primary, middle, or high school levels, including seminaries, study centers, athletic facilities, vocational and trade programs, and boarding that are incidental to the operation of such schools.
Vocation/Trade A facility offering instruction in special business, technical, trade, and vocational skills such as real estate colleges, business colleges, electronic schools, automotive and aircraft technician schools, and similar establishments operated by nongovernmental organizations.
Smoke Lounge An establishment that is dedicated, in whole or in part, to selling tobacco and/or providing an area for the recreational smoking of tobacco products, including, but not limited to, cigar lounges, tobacco bars and hookah lounges.
Winery/Distillery/Microbrewery A place where wine, beer or other spiritous liquor is distilled and manufactured for on-site consumption and sales or off-site consumption or sales. Incidental uses related to the serving of food and restaurant dining are allowed. (Ord. 19-236 § 1 (part))
27C.03 Property Development Standards
|
STANDARDS |
CITY CENTER (CTR) |
ADDITIONAL REGULATIONS |
|---|---|---|
|
MAXIMUM BUILDING HEIGHT* |
||
|
Stories |
3 |
*Properties located within the CTR perimeter are limited to 2 stories and a 35' building height, unless greater height is approved through a PD overlay by the city council |
|
Feet |
54' |
|
|
BUILDING STANDARDS |
||
|
Gross Floor Area Ratio (Max.) |
2.0 |
|
|
Building Separation |
0' |
Where separation is provided, a minimum 10' of space between buildings shall be provided |
|
Building Coverage (Max.) |
100% |
|
|
SETBACKS (Min.) |
||
|
Residential Use |
0' |
See Design Criteria (Section 27C.04) |
|
Nonresidential Use |
0' |
See Design Criteria (Section 27C.04) |
|
Arterial Street |
0' |
See Design Criteria (Section 27C.04) |
|
Nonarterial |
0' |
See Design Criteria (Section 27C.04) |
|
SETBACKS (Min.) – CTR District Perimeter* |
||
|
Residential Use |
20' |
See Design Criteria (Section 27C.04) |
|
Nonresidential Use |
0' |
See Design Criteria (Section 27C.04) |
|
Arterial Street |
20' |
See Design Criteria (Section 27C.04) |
|
Nonarterial |
20' |
See Design Criteria (Section 27C.04) |
|
LANDSCAPE SETBACKS |
||
|
Residential Use |
0' |
See Design Criteria (Section 27C.04) |
|
Nonresidential Use |
0' |
See Design Criteria (Section 27C.04) |
|
Arterial Street |
0' |
See Design Criteria (Section 27C.04) |
|
Nonarterial |
0' |
See Design Criteria (Section 27C.04) |
*CTR District Perimeter is defined as property within 150' of either (1) W. Wigwam Boulevard, or (2) W. Fairway Drive rights-of-way. Parking structures located within the CTR perimeter shall be carefully designed to buffer adjacent residential uses and limit traffic impact on nearby residential streets.
a. Additional Property Development Standards
1. Development shall comply with Section 31, General Provisions.
2. Requirements for walls, landscaping and fences are set forth in Section 30, Walls, Landscaping, and Fences.
3. Signage requirements are set forth in Section 35, Signs, or as amended by the city council through approval of a comprehensive sign plan.
4. Parking requirements are set forth in Section 29, Parking and Loading Regulations, or as amended by city council through approval of a project’s parking demand study.
5. Notwithstanding the provisions of Section 3.04(d)(1), the design review board may recommend approval, conditional approval or denial of an application. The city council shall approve, conditionally approve or deny applications for development in the city center. (Ord. 19-236 § 1 (part))
27C.04 Design Criteria
a. Purpose
The purpose of these design criteria is to provide a framework for the city of Litchfield Park’s design review process as well as build the framework for the design of its downtown area (city center). The criteria give direction and reference to developers, governing bodies, city staff and the general public on policies and direction for how the city will implement specific designs and architectural styles.
b. Land Use Concepts
1. Commercial
A majority of the parcels within the city center area are anticipated to develop with commercial uses. It is the focus of the city center to develop specialty retail, restaurant, and entertainment venues. Additional commercial development will provide local residents, resort visitors, and Valley residents a lifestyle destination that is unique to the Phoenix metropolitan area.
2. Office/Business
Office development, including Class A office space for both government and professional offices, will be important in accomplishing the goal of a pedestrian-oriented environment in the city center. This will provide needed population and activity downtown during normal business hours rather than just peak periods of evenings and weekends as generally associated with retail and restaurant activities.
3. High Density Multifamily Residential
While development downtown is primarily intended to serve commercial, office, and resort needs, the council may consider multifamily high density residential development if it determines such use will facilitate the city’s vision for a pedestrian-oriented environment. Any such use must provide a unique lifestyle and living choice for residents, including residential units above retail and office space. High density multifamily residential uses may only be approved as part of a planned development and would be limited to seventy percent of the gross floor area of a development proposal.
c. Design Elements
1. Expanding Upon Litchfield Park’s Legacy and Special Sense of Place
Combining a “lush” oasis appearance among set design buildings and landscape that merge the built environment with desert-themed vegetation.
2. Compact Building Arrangements
Taller buildings should cluster together and look down onto the city center with a centered focus that contributes natural shading and roofline variation for pedestrian foot traffic.
3. Pedestrian Walkways
Pedestrian traffic from neighboring areas should lead into the city center creating a sense of invitation for local traffic and guests staying at the Wigwam Resort. Walkways should be buffered from major vehicular roadways and traffic. Hardscape and vegetative barriers between the resort and the city center should be eliminated to the extent possible to provide freedom of movement.
4. Focal Points
Creating thematic features that convey the identity of Litchfield Park. Focal points should mark a gateway feeling to entrances in the downtown city center and create subtle experiences for pedestrians as they pass from one area to another. Examples of such transitions may include: towers, domes, fountains and public art displays that provide desired visual effect. Transitioning spaces should be framed with full-radius arches that show strolling options past the entries.
5. Architectural Features
Throughout the city center, buildings, pathways, retail and landscaping should be accommodated with small architectural pieces such as light fixtures, decorative tile, and sign brackets that enhance the pedestrian-scale experience.
6. Parking Design
It is important that surface parking (covered and uncovered) and parking structures be integrated into the overall building design and layout of the city center. Parking areas should be tucked behind and sometimes in between buildings, allowing the streetscape to be dominated by retail and office space along its edges. A parking structure should serve to function for several surrounding or nearby buildings as well as remain relatively accessible by minor streets while remaining relatively less dominant than its surrounding building counterparts. Surface and structured parking should accommodate appropriate design as well as landscape features to minimize its otherwise dulling impact on the streetscape.
7. Environmental Sensitivity
The city center landscape should establish a clear hierarchy of plant materials that can identify and accommodate major streets, gateway entrances and pedestrian pathways. Plants should be selected for their drought tolerance and maintenance as well as match the surrounding oasis-style landscape. Plants should be grouped according to watering requirements.
8. Signage/Graphics
Signs should be considered an integral part of the city center’s architectural schematics and incorporate business identification, location identification and directional information. Directory signs may be appropriate for each individual sub-area and serve at the pedestrian scale. City council may approve comprehensive sign plans that deviate from provisions in Section 35, Signs, so long as the applicant can provide justification that such deviations can fulfill the purpose of the design criteria of the city center.
d. Relationships to Existing Development
It is the responsibility of developers, planners, and architects to demonstrate that new site development is consistent with these guidelines, the Zoning Code, building formation, landscape design and facade patterns of neighboring properties and land uses within the city center. New development shall demonstrate an ability to coexist with current uses of adjacent properties.
1. Building Arrangement
The arrangement of properties within an area should provide for open space and circulation from one development to another.
2. Facades
Buildings facades with open courtyards should open out and connect with adjacent buildings that also have courtyards. New developments should not intrude on the open space themes of existing buildings.
3. Coverage
Area coverage of adjacent building(s) and newer buildings is encouraged to remain even and consistent.
4. Alignment
Lineup of buildings should remain even and parallel with street and pedestrian sidewalks.
e. Building Height and Form
The height of buildings is important in relationship to adjacent and abutting development. The city encourages building heights of up to two stories and thirty-five feet. Buildings over two stories are permitted in the city center district, outside of the area designated as the perimeter, and should be appropriately scaled and oriented to adjacent development.
f. Streetscape and Building Frontage
Building frontages should be active and inviting and allow for a consistent stream of doorways and walkways that are visible from sidewalks and the street. The building lineup against the street should consist of retail shops, commercial buildings, and restaurants which show activity and life and would capture pedestrian traffic within the city center area. Developers are encouraged to:
1. Provide ground level openings and windows so that walk-by pedestrians have multiple optional entries and focal points.
2. Provide windows and see-through openings so that pedestrians can view displays shown.
3. Create multiple entrances into building alongside the street or within open space alleyways.
4. Buildings with street frontages should have primary entrances facing the street.
g. Setbacks and Stepbacks
Building setbacks should be considered as “build to” lines rather set back lines in the effort to bring buildings to the street. Second and third floors of office and retail centers are encouraged to provide stepbacks whereas opportunities for upper floor balconies, patios, and terraces are encouraged along streetscapes to provide outdoor activities on more than just the ground level.
h. Building Proportions
Development proposals shall demonstrate proper proportions and scale.
1. Proportions of buildings and structures shall emphasize horizontal width rather than height.
2. Spacing of elemental designs and features should be varied rather than repetitive.
3. Downtown buildings should focus on a maximum building height level of three stories or fifty-four feet. Properties within one hundred fifty feet of W. Wigwam Boulevard and W. Fairway Drive should have lower building heights to protect nearby residential development for large building masses.
i. Building Edge
Similar to the street frontage, the street edge focuses more on the property line of the business to the street. It is important that developers accommodate openness and covered walkways in the overall building frontage concept. Businesses are encouraged to provide the following:
1. Desired building street edges should be a continuous even edge facing main arterial streets with a generally zero-foot or minimal setback provided. Suburban development forms of placing customer parking between the building and the street are highly discouraged.
2. Setbacks should work in tandem with a wide sidewalk to provide a minimum of a twenty-foot pedestrian space and buffering from building edge to street curb. In locations where a sidewalk less than twenty feet has been provided, an equivalent building setback should be provided to allow a twenty-foot pedestrian pathway between back of street curb and building.
3. Development of building edges should host covered walkways or other shaded spaces tucked under the building edge. The use of trees and tree grates along all edges and walkways is highly desired.
4. Shallow building courtyards and patios facing the street should meet the edge and be defined by a low wall, fencing or equivalent landscaping. (Ord. 19-236 § 1 (part))