A.   The several types of office zones included in this chapter are designed to achieve the following:

   1.   Provide appropriate areas for various types of offices to be concentrated for the convenience of the public, and to be located and grouped on sites that are in logical proximity to the respective geographical areas and respective categories of patrons that they serve in a manner consistent with the general plan;

   2.   Maintain the central downtown business district (Conyer Street to Tipton and Murray Street to Mineral King Avenue including the Court-Locust corridor to the Lincoln Oval area) as Visalia's traditional, medical, professional, retail, government and cultural center;

   3.   Protect office areas from excessive noise, illumination, unsightliness, odor, smoke, and other objectionable influences;

   4.   Ensure compatibility with adjacent land uses.

   B.   The purpose of the individual office land use zones are as follows:

   1.   Professional/Administrative Office Zone—(O-PA). The purpose and intent of the professional/administrative office zone district is to provide areas for professional and administrative offices where they can be effectively integrated into surrounding areas.

   2.   Office Conversion Zone—(OC). The purpose and intent of the office conversion zone district is to promote the conversion, rather than the demolition, of existing residential structures where feasible, in designated areas for low-intensity administrative and professional offices. Office uses that are typically high generators of vehicle trips or parking need generators are not provided in this district. This zone will create opportunities for the long-term preservation of historic structures and the residential character of non-historic neighborhoods through the office conversion process. The development criteria will reduce the potential for land use conflicts between the office conversion sites and their adjacent residential neighborhoods. These provisions will serve to maintain the streetscape through architectural compatibility and the placement of on-site parking at the rear of the sites. This will also serve to maintain the historic and aesthetic character of the core area. (Ord. 2017-01 (part), 2017: prior code § 7372)

   The requirements in this chapter shall apply to all property within the O-PA and O-C zone districts. (Ord. 2017-01 (part), 2017)

   Permitted uses in the O-PA and OC zones shall be determined by Table 17.25.030 in Section 17.25.030. (Ord. 2017-01 (part), 2017: prior code § 7375)

   Conditional and temporary uses in the O-PA and OC zones shall be determined by Table 17.25.030 in Section 17.25.030. (Ord. 2017-01 (part), 2017: prior code § 7375)

   A.   A site plan review permit must be obtained for all development in the O-PA and O-C zones subject to the requirements and procedures in Chapter 17.28;

   B.   All businesses, services and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas, outdoor dining areas, and play areas. (Ord. 2017-01 (part), 2017: prior code § 7380)

   A.   Off-street parking facilities and off-street loading facilities shall be provided as prescribed in Chapter 17.34.

   B.   On-site parking is prohibited in the front and street side setback areas for O-C zoned properties;

   C.   Adequate parking for OC zoned properties must be provided on site to serve the desired office use. Parking is to be developed at the rear of the subject site, and should be master planned with adjacent sites to allow the common use of planter strips, access points and handicap parking spaces to the greatest extent possible. (Ord. 2017-01 (part), 2017: prior code § 7385)

   The following development standards shall apply to property located in the O-PA zone:

   A.   Minimum site area: five (5) acres.

   B.   Maximum building height: fifty (50) feet.

   C.   Minimum required yards (building setbacks):

   1.   Front: fifteen (15) feet;

   2.   Rear: zero (0) feet;

   3.   Rear yards abutting an R-1 or R-M zone district: fifteen (15) feet;

   4.   Side: zero (0) feet;

   5.   Side yards abutting an R-1 or R-M zone district: fifteen (15) feet;

   6.   Street side yard on corner lot: ten (10) feet.

   D.   Minimum required landscaped yard (setback) areas:

   1.   Front: fifteen (15) feet;

   2.   Rear: five (5) feet;

   3.   Rear yards abutting an R-1 or R-M zone district: five (5) feet;

   4.   Side: five (5) feet (except where a building is located on side property line);

   5.   Side yards abutting an R-1 or R-M zone district: five (5) feet;

   6.   Street side on corner lot: ten (10) feet. (Ord. 2017-01 (part), 2017)

   The following development standards shall apply to property located in O-C zone district These standards would include, but not be limited to, the application of consistent height and bulk, matching setbacks, and compatible architectural design that will be reviewed and approved through the site plan review process:

   A.   Minimum site area: five thousand (5,000) square feet.

   B.   Maximum building height: thirty (30) feet.

   C.   Minimum required yards (building setbacks):

   1.   Front: shall be consistent with adjacent primary setbacks or a minimum of twenty-five (25) feet. On interior lots where adjacent structures are less than twenty-five (25) feet, averaging may be used;

   2.   Rear: twenty-five (25) feet.

   3.   Side: five (5) feet;

   4.   Street side on corner lot: ten (10) feet;

   D.   Minimum required landscaped yard (setback) areas:

   1.   Front: twenty-five (25) feet or consistent with building setbacks;

   2.   Rear: five (5) feet, except where there is alley access.

   3.   Side: five (5) feet;

   4.   Street side on a corner lot: ten (10) feet or consistent with building setbacks;

   F.   Additional standards:

   1.   Maintain front and street side residential setbacks, in addition to maintaining and enhancing the historical residential streetscape;

   2.   Develop existing alleys to a width of eighteen (18) to twenty (20) feet. Dedication or irrevocable offer of dedication of up to two feet per lot will be required, excepting sites that have a primary structure located in the dedication area and for which there is adequate parking on the site;

   3.   Signs shall be compatible with the character of the main structure, and shall comply with the provisions of Chapter 17.48.

   4.   Existing structures that are compatible with the adjacent properties and streetscape shall be maintained as the primary structure for a site;

   5.   All additions and alterations shall be consistent with the existing design of the primary unit as determined through the site plan review process;

   6.   Offices that are of a twenty-four (24) hour use or high-volume customer destination that cannot be accommodated through on-site parking are prohibited adjacent to residential neighborhoods. (Ord. 2017-01 (part), 2017)