The purpose of this zone is to provide areas for neighborhood scale, planned professional office development which will be compatible with nearby residential areas and will promote a quiet, clean environment. Development in this zone will emphasize a high level of architectural and landscape excellence. These zone districts will generally be established along collector and arterial streets. The intent is to create an attractive professional office environment that will complement surrounding land uses and is compatible with the community's character. (Ord. 2006-38, 6-20-2006)

The minimum district size of an OP zone shall be five (5) acres. (Ord. 2006-38, 6-20-2006)

The following are permitted uses in the OP zone after a conceptual development plan has been approved as provided in section 11-23-050 of this chapter. No other permitted uses are allowed, except as provided by subsection 11-4-050F of this title:

Administrative and executive offices.

Financial planning offices, investment, planning offices, real estate, insurance and other general business offices (excluding those with drive-up service windows).

Marriage and family counseling services.

Medical and dental offices not including the manufacture of pharmaceutical or other medical/health/dental products for general sale or distribution.

Professional offices for lawyers, engineers and architects. (Ord. 2006-64, 9-19-2006)

The following are conditional uses in the OP zone. No other conditional uses are allowed, except as provided by subsection 11-4-050F of this title:

Any development which includes multiple buildings or is proposed on a site which is over one acre in size.

Public and private utility service administration offices (limited to offices only; no on site equipment parking, storage, maintenance or repair). (Ord. 2006-38, 6-20-2006)

   A.   Required: When a development will include multiple buildings or is proposed on a site which is over one acre in size, an overall conceptual development plan, encompassing the entire site, shall be submitted to the planning commission for conditional use and site development review. The intent of this requirement is to commit the developer to a general plan within which individual businesses can be placed. Once approved, any material change to the conceptual plan shall require the approval of the planning commission. A material change shall be interpreted as any change which substantially alters the original plan and/or has the potential of causing a significant impact beyond the site.

   B.   Specific Information; Compliance: The conceptual development plan shall include the following specific information and shall also comply with all other applicable standards contained in chapter 7, "Site Development Standards", of this title. At a minimum, the plan shall:

      1.   Indicate the location of existing streets and, if applicable, the proposed street layout for the entire development;

      2.   Identify the general location of building pads and the height of all proposed buildings and structures;

      3.   Identify the general location and extent of existing and proposed parking areas (chapter 32 of this title);

      4.   Include a conceptual landscape plan showing the general location, density and size of trees, shrubs and ground cover;

      5.   Identify proposed phasing of the project (if any);

      6.   Illustrate the architectural design of buildings, including type of materials, colors and any proposed signs (title 15 of this code) and outdoor lighting;

      7.   Illustrate the relationship of the proposed development to surrounding uses. (Ord. 2006-38, 6-20-2006)

   A.   Setback From Streets: The minimum setback from public or private streets shall be twenty feet (20') for buildings or structures twenty feet (20') or less in height. Buildings or structures over twenty feet (20') in height shall be set back an additional foot for each foot of height over twenty feet (20'). Parking lots shall not be permitted within the minimum required street setback(s).

   B.   Side And Rear Setbacks: Unless abutting a residential district, the minimum side and rear setbacks from property lines shall be twenty feet (20') for buildings and structures twenty feet (20') or less in height. Buildings or structures over twenty feet (20') in height shall be set back an additional foot for each foot of height over twenty feet (20'). If the area of the side or rear setback is used for parking or as a service area, a landscaped strip, not less than ten feet (10') in width, shall be maintained along the property lines.

   C.   Side And Rear Setbacks From Adjacent Residential Zone Boundaries:

      1.   If a designated OP zone abuts a residential district, the minimum side yard setback from the residential zone boundary shall be twenty feet (20') for buildings and structures twenty feet (20') or less in height. Buildings or structures over twenty feet (20') in height shall be set back an additional foot for each foot of height over twenty feet (20'). If the area of the side setback is used for parking or as a service area, a landscaped strip, not less than twenty feet (20') in width, shall be maintained along the property lines.

      2.   The minimum rear setback from residential zone boundaries shall be forty feet (40'). A landscaped strip, not less than twenty feet (20') in width, shall be maintained along the rear property line to help mitigate potential impacts to adjacent residential uses. See subsections 11-23-080A, B and D of this chapter, design standards.

   D.   Minimum Lot Size: The minimum lot size for office professional use or development in the OP zone shall be one-half (1/2) acre.

   E.   Lot Width: The minimum lot width in an OP zone shall be one hundred feet (100'). For individual lots with a single use, one hundred feet (100') of frontage shall be provided on a fully improved public street.

   F.   Maximum Lot Coverage: No more than forty percent (40%) of a lot in an OP zone shall be covered by buildings or structures. (Ord. 2006-38, 6-20-2006)

Buildings or structures in an OP zone shall not exceed thirty feet (30') in height. No flat roofs shall be allowed on primary or accessory structures. Structures shall be limited to two (2) stories. (Ord. 2006-38, 6-20-2006)

All buildings, structures and other improvements in an OP zone shall comply with all applicable standards contained in chapter 7, "Site Development Standards", of this title. At a minimum:

   A.   Landscaping: All areas of a developed site not occupied by buildings, required parking, driveways, sidewalks or service areas, shall be appropriately landscaped with lawn, trees, shrubs and other landscaping materials in accordance with an approved landscaping plan demonstrating compliance with subsection 11-7-070D7.

   B.   Parking Lots: Parking lots shall be provided with landscaping around the periphery and in islands and bays in the interior of the lot. If parking lots are oriented parallel to the street, a landscaped berm, at least three feet (3') in height, shall be provided between the parking lot and sidewalk in order to help screen vehicles from view.

   C.   Street Trees: Street trees shall be planted along the street frontage(s) of all sites and shall be spaced at not more than thirty feet (30') on center. The minimum caliper size for street trees shall be two inches (2").

   D.   Landscape Buffers: In landscape buffers adjacent to residential zones, a mix of evergreen and deciduous trees shall be planted at a ratio of not less than one tree for each three hundred (300) square feet of landscape area. For conditional uses, this requirement may be increased if, in the opinion of the planning commission, additional screening or buffering is necessary on a specific site.

   E.   Uses Conducted Within Enclosed Building: All uses located in the zone shall be conducted entirely within a fully enclosed building. There shall be no outside storage of materials or equipment, other than motor vehicles licensed for street use, except as specifically approved by the planning commission in conjunction with a conditional use application.

   F.   Trash Storage: Trash storage and dumpsters shall be located in an area convenient for pick up and shall be screened from public view by a six foot (6') decorative brick, stone or masonry capped wall and architecturally compatible and attractive gate. The planning commission may require a developer and/or property owner to paint (inside and outside) any block used in the construction of the wall.

   G.   Barriers: A masonry or architectural concrete wall or alternative visual barrier, or combination thereof, as approved by the planning commission, at least six feet (6') in height, shall be erected along all development boundaries adjoining a residential zone. The required wall shall be constructed prior to, or concurrently with, construction of the first building on the site.

   H.   Utility Transmission Lines: All utility transmission lines shall be placed underground. Transformers, meters and similar apparatus shall be at or below ground level and shall be screened from public view by a wall or fence, landscaping, earth berming or special architectural treatment acceptable to the planning commission.

   I.   Objectionable Uses Prohibited: All uses shall be free from objectionable or excessive odor, dust, smoke, noise, radiation or vibration. (Ord. 2006-38, 6-20-2006; amd. Ord. 2022-14, 2-1-2022)