(A) Purpose. The principal purpose of the Transitional District (TR) is to provide a transition between the low density residential areas and nonresidential uses and facilities. Through relatively strict development standards, locational requirements and use restrictions, this district is to act as a buffer between major traffic carriers and residential areas or between commercial and industrial uses and residential areas. Within these buffer areas, the intention is to provide for office, clerical and personal services uses which are characterized by a low or infrequent volume of direct daily customer contact and little or no storage or exchange of products or foods on site. As a secondary purpose, the Transitional District may also accommodate residential land uses either as independent activities, or in conjunction with professional services wherein a resident environment is desirable.
('80 Code, App. A, § 90) (Ord. 583, passed 9-16-1952; Ord. 2071, passed 5-5-1982)
(B) Permitted principal uses.
(1) General offices, including banks and other financial establishments without drive-in facilities; medical and dental offices and clinics and facilities providing health care therapeutic services, other than hospitals;
(2) Shops and salons providing services for personal grooming and apparel;
(3) Child care facilities, including church-related facilities;
(4) Religious institutions including related buildings and activities;
(5) One single-family dwelling; one two-family dwelling;
(6) Child day care services, small;
(7) Individual and family social services;
(8) Residential care home;
(9) Rooming and boarding houses, (small);
(10) Offices and clinics; medical;
(11) Medical and dental labs;
(12) Home health services;
(13) Miscellaneous health and allied services; and
(14) Community garden.
('80 Code, App. A, § 90) (Ord. 583, passed 9-16-1952; Ord. 2071, passed 5-5-1982; Ord. 2523, passed 6-5-1991; Ord. 2687, passed 1-4-1995; Ord. O2000-35, passed 6-21-2000; Ord. O2002-09, passed 2-20-2002; Ord. O2015-021, passed 4-15-2015; Ord. O2017-026, passed 8-16-2017; Ord. O2023-036, passed 11-15-2023)
(C) Permitted accessory uses.
(1) Retail sales and storage of goods, merchandise or materials, wherein such activities are clearly incidental to the principal use; provided, however, that the total area devoted to any or all of these activities shall not exceed 10% of the gross floor area of the principal use, and further provided that vehicular delivery of such items from the premises to the customer shall be prohibited. No exterior signing or other indication of such activities shall be permitted;
(2) Display and demonstration of product samples which are not offered for sale from the premises;
(3) Wall-mounted and concealed/disguised personal wireless communication facilities, in accordance with Article 19 herein, are permitted as an accessory use for legally established nonresidential uses only. A roof-mounted personal wireless communications facility is permitted on a commercial building or a mixed-use building which is primarily nonresidential (75% of the use is nonresidential).
(a) Wall strapping of a personal wireless communications facility is not permitted.
(b) Personal wireless communication facilities are not permitted in conjunction with legal nonconforming uses.
(c) The use of lattice tower structures for any personal wireless communication facility is not permitted.
(4) Accessory dwelling units.
(5) Accessory uses of buildings or structures customarily incidental and subordinate to any use permitted by this subchapter such as swimming pools, garages, laundry rooms and public recreation areas and structures, subject to the criteria as specified in § 154-15.15 of this chapter.
(Ord. O2017-013, passed 5-3-2017; Ord. O2020-024, passed 11-4-2020)
(D) Conditional uses. Any one of the following uses may be established or operated as a conditional use upon application and approval by the Planning and Zoning Commission (see § 154-03.05):
(1) Any facility for group assembly of clubs and organizations; group teaching of the arts, vocations or physical training; public display or exhibition of the arts, literature or similar items;
(2) Multi-family dwellings;
(3) Hospitals, excluding animal hospitals;
(4) Parking lots, only as an accessory activity to a principal use allowed within an adjacent business or industrial zoning district, subject to the provisions of Article 16 of this chapter;
(5) Other uses that meet the purpose and development standards as specified herein;
(6) Child day care services, large; child day care for six or more children is permitted upon compliance with the following:
(Ord. O2008-33, passed 8-6-2008)
(a) The seven standard criteria for reviewing conditional use applications (§ 154-03.05(G)(2));
(b) The facility must be licensed by the State Department of Health Services;
(c) There shall be no swimming pool on the site, unless the pool is in compliance with the current adopted Pool Safety Codes per the Arizona Revised Statutes;
(d) Any outside play area shall be enclosed by a five foot high solid wall or fence with self-latching gate;
(e) There shall be no structural additions or equipment not customarily in a residential dwelling, excepting those modifications required under state licensing, building code or fire code regulations pertaining to this class of child day care services, large; and
(f) In granting any conditional use permit, the Planning Commission may prescribe appropriate conditions and safeguards in conformity with this chapter, including but not limited to setback and coverage requirements, off-street parking and screening structures and materials to hold to reasonable levels the impact of surrounding uses, and hours of operation.
(7) Job training and vocational rehabilitation services;
(8) Membership-based lodging;
(9) Miscellaneous social services;
(10) Nursing and personal care facility;
(11) Specialty water store;
(12) Mortuaries, crematory, funeral parlors, or columbariums; and
(13) Rooming and boarding houses, (large).
('80 Code, App. A, § 90) (Ord. 583, passed 9-16-1952; Ord. 2071, passed 5-5-1982; Ord. 2687, passed 1-4-1995; Ord. O2000-32, passed 5-17-2000; Ord. O2013-02, passed 1-16-2013; Ord. O2017-026, passed 8-16-2017; Ord. O2023-036, passed 11-15-2023)
(E) Property development standards. To meet the purpose of this district, all uses shall comply with the following minimum development standards.
(1) Area and location.
(a) The minimum area for the Transitional District shall be one acre. A lot, parcel or tract of land less than one acre may be considered for rezoning if it adjoins an existing transitional, business or industrial zoning district, and meets the minimum lot area requirements as specified herein.
(b) The minimum lot area within the Transitional District shall be 9,000 square feet; provided however, that existing lots of record classified within a business zoning district prior to the effective date of this chapter may be exempt from this requirement. Residential uses, including multi-family units, shall provide a minimum of 3,600 square feet of lot area per residential unit.
(c) The location of any Transitional District shall be restricted to property which either has direct access to and frontage on a major or minor arterial street as classified by the transportation element of the General Plan, or is contiguous to an existing business or industrial zoning district for a minimum length of 250 feet.
(2) Building requirements.
(a) Any use allowed herein, including accessory activities other than parking, shall take place within an enclosed building.
(b) Maximum lot coverage including all covered structures shall not exceed 50%.
(c) Maximum building height shall not exceed three stories or 40 feet, subject to the exceptions as specified in § 154-15.03 of this chapter.
(3) Yards.
(a) All buildings, including accessory structures shall be set back a minimum of 20 feet from any public or private street right-of-way line. A minimum setback of 20 feet shall also be provided from any side or rear property line shared with a residential zoning district, except landscaping for such required setback(s) may be reduced to five feet in width when the transitional property is developed with buildings and/or structures containing no more than 5,000 square feet gross enclosed floor area.
(b) Required yards fronting on a public or private street shall be landscaped as set forth in Article 20 of this chapter and shall not be used for parking, loading or product display.
(4) Parking. Off-street parking shall be provided as specified in Article 16 of this chapter.
(5) Lighting. All exterior lighting fixtures shall be arranged and located as to direct the light away from any public or private street right-of-way or adjoining residential district.
(6) Signage. Signage for purposes of identifying any use permitted herein may be provided on the same premises as the use being served, and shall be clearly incidental to such use. All signage shall comply with the following minimum standards.
(a) The maximum area of all signage shall be in accordance with the dimensions specified within Table No. 5 - Standards and Criteria for Permanent On-Site Signing, contained within Article 17 of this chapter.
(b) Signage less than three feet in height may be located within the minimum 20-foot setback from any public or private street right-of-way; signage greater than three feet in height shall be subject to the height and setback requirements specified in this section. Any sign location shall be subject to the traffic visibility requirements of this chapter, which shall apply to all driveways and corner lot locations. The upper limit of any sign face shall not extend above the roof line of any building on the property.
(c) Sign illumination may be direct or indirect lighting; provided, however, there shall be no glare to adjoining property or streets. Flashing signs, rotating beacons, portable or moving signs shall be prohibited.
(d) Signage shall be limited to identification purposes only and shall not include any picture, trademark, symbol, structure or other configuration other than the letters comprising the permitted subject matter.
(e) Nothing herein shall prohibit the placing of a temporary real estate sales or rental sign not exceeding three square feet in area within any required yard.
('80 Code, App. A, § 90) (Ord. 583, passed 9-16-1952; Ord. 2071, passed 5-5-1982; Ord. 2399, passed 4-20-1988; Ord. O96-24, passed 3-6-1996; Ord. O2000-55, passed 8-2-2000; Ord. O2004-52, passed 8-4-2004; Ord. O2010-09, passed 2-3-2010; Ord. O2010-32, passed 7-7-2010; Ord. O2010-63, passed 12-1-2010) Penalty, see § 154-999