A. Purpose Statement: The purpose of the T Transitional Overlay District is to allow for the redevelopment of certain older residential areas for limited commercial and light industrial uses. This district is intended to provide a higher level of control over such activity to ensure that the use and enjoyment of existing residential properties is not substantially diminished by future nonresidential redevelopment. The intent of this district shall be achieved by designating certain nonresidential uses as conditional uses within the overlay district and requiring future redevelopment to comply with established standards for compatibility and buffering as set forth in this section.
B. District Locational Criteria: Residential areas covered by the T Transitional Overlay District are characterized by:
1. A land use designation in the City's General Plan identifying reuse or redevelopment for nonresidential uses;
2. The presence of external influences, such as proximity to expressways, railroad tracks and incompatible uses, which impact the long term viability of residential use; and
3. Deteriorating housing stock.
C. Permitted Uses: The uses specified as permitted uses in the table of permitted and conditional uses set forth in Part III of this title for the underlying district shall be permitted uses and no other.
D. Conditional Uses: The uses specified as conditional uses in the table of permitted and conditional uses set forth in Part III of this title for the underlying district shall be conditional uses. In addition to the conditional uses permitted in the underlying district, the following uses shall be allowed as conditional uses in the T Transitional Overlay District:
1. Light manufacturing and industrial assembly uses;
2. Warehouse and wholesale uses in which goods and materials are stored in completely enclosed buildings;
3. Offices;
4. Furniture and appliance repair shops;
5. Commercial photography studios and photofinishing laboratories;
6. Retail goods establishments;
7. Retail services establishments;
8. Medical and dental offices and clinics; and
9. Medical laboratories.
E. Minimum Lot Area: The minimum lot area for any conditional use shall be 10,000 square feet.
F. Minimum Lot Width: The minimum lot width for any conditional use shall be 60'.
G. Maximum Building Height: The maximum building height for conditional uses shall be 35'.
H. Site Design Criteria: The land use compatibility of a proposed conditional use shall be assessed, through the application of the following criteria in addition to the standards for conditional uses set forth in Chapter 21A.54, "Conditional Uses", of this title.
1. The proposed principal building shall be located not less than 20' from any residential dwelling;
2. Interior side yards for lots abutting residential uses shall not be less than 12';
3. Interior side yards for lots abutting another nonresidential use shall not be less than eight feet;
4. Front and corner side yards shall be provided consistent with the underlying zoning district;
5. Rear yards shall not be less than 25';
6. Signs should be limited to one flat nonilluminated identification sign not more than six square feet per 50' of lot frontage.
I. Application: The application for a conditional use in the transitional overlay district shall include information in sufficient detail so that the planning commission may judge the compatibility of the conditional use with the existing residential conditions and the adopted mixed use development policies and for the planning commission to assess the impacts to the existing neighborhood. The following specific information shall also be provided in the application:
1. The amount of employee, customer or other business related traffic (i.e., delivery and pick up) expected to be generated by the proposed use;
2. Traffic impact analysis determining the anticipated effect on contiguous streets and necessary improvements to the street network required to maintain an acceptable level of service for the neighborhood;
3. The location and design of vehicular access to the proposed use, the amount of off street parking facilities, and the location, arrangement and dimensions of loading and unloading facilities;
4. Hours of operation of the business;
5. The amount of noise, noxious odors, fumes or vibration anticipated from the proposed use;
6. Schematic elevations of all building facades indicating building materials, entries, loading docks, signage and building height;
7. Schematic landscape plan.
J. Standards: In evaluating the suitability of a proposed conditional use, the planning commission shall consider the following standards:
1. In addition to all the requirements, standards and criteria established for the transitional overlay district, each conditional use must satisfy the requirements of Chapter 21A.54, "Conditional Uses", of this title.
2. The applicant has the burden of establishing to the planning commission that the proposed conditional use meets the purposes of the transitional overlay district. (Ord. 12-24, 2024: Ord. 61-09 § 26, 2009: Ord. 26-95 § 2(17-2), 1995)