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City Council Business Item VIII.C Ordinance 26-303 Tierra Verde COMMUNICATION Shopping Center Rezone To: Mayor Thomas L. Schoaf and Members of the City Council From: Randy Proch, Planning & Community Development Director Through: Matthew Williams, City Manager Meeting Date: 10/21/2026 Presenter: Randy Proch, Planning & Community Development Director RECOMMENDED MOTION: MOVE TO RECOMMEND TO POSTPONE THE MOTION INDEFINITELY FOR ORDINANCE 26-303 TIERRA VERDE SHOPPING CENTER REZONE BACKGROUND/DISCUSSION: The Tierra Verde Shopping Center is located at the northwest corner of Old Litchfield Road and Wigwam Boulevard. The commercial complex predates incorporation of the City of Litchfield Park and has served the surrounding community for many decades. Once formed, the City applied Neighborhood Commercial zoning to the property, which has been in place since. The surrounding development, known as Litchfield Square, is separately entitled as City Center (CTR) zoning district with specific, unique provisions and standards. As developed, the existing Tierra Verde Shopping Center is legal, nonconforming (aka grandfathered) and cannot develop or build any further. Restrictions include deficiencies such as parking, setbacks, and onsite retention. The applicant's request to rezone to CTR not only creates conformance with the surrounding development, but also provides the avenue for additional development to occur. As has been done with adjacent properties that the City has sold to private developers, the City will look to utilize a Development Agreement (DA) in order to protect interests, including the CC&Rs, and parking allowances and agreements that have been completed with the other landowners. It is important to note that the applicant and the City have a cross parking agreement in place today to serve the shopping center during peak times and is reciprocal, so the City may utilize the parking lot for City events. With the new permission to utilize a DA to address parking shortfalls (and other protections), the existing cross-parking agreement will be dissolved, which is currently encumbered on Lot 6 of Litchfield Square, directly north of the proposed rezone site. The applicant held a Citizen Review meeting on August 27, 2026, to receive any feedback. A member of the public and one councilmember attended the meeting. The applicant provided answers to numerous questions about the center or future plans. It is important to note that any future development considerations are independent of the rezone action. Staff supports the inclusion of this property into the same zoning district as the surrounding development, dependent upon the applicant agreeing to the conditions of approval. At this time, the Development Agreement has not been finalized or agreed upon and is therefore recommending a tabled action. STAFF RECOMMENDATION: Staff requests that the City Council takes the following action: Postpone the motion indefinitely for the proposed Ordinance 26-303, until the applicant has agreed to be subjected to conditions 1. through 3. 1. A Development Agreement will be required 2. The property will adhere to the Litchfield Square Codes, Covenants, and Restrictions (CC&Rs) 3. The Reciprocal Parking Agreement (2nd Amendment) with the City of Litchfield Park will be nullified FINANCIAL IMPACT: ATTACHMENTS: 1. Ordinance 26-303 Tierra Verde Shopping Center Rezoning