Chapter 17.24 — BUSINESS RESEARCH PARK ZONE

• A. This chapter is designed to achieve the following:

1. Provide for large-scale office developments in the community;

2. Accommodate large-scale business and research activities;

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

4. Ensure compatibility with adjacent land uses.

B. The purpose and intent of the planned business research park zone district is to provide for business, scientific, educational, medical offices, and light industrial uses in a campus-type setting. Planned business research parks are to be planned and developed as integrated units via specific or master plans and are intended to accommodate large-scale office developments at locations that provide close-in employment opportunities; promote Visalia's community identity through special site development standards such as lot sizes, setbacks, landscaping, building scale, parking, open areas, etc.; and provide on-site ancillary uses including day care, food service, banks, recreation, etc., served by a variety of transportation modes to reduce vehicle trips. (Ord. 2025-01 § 3, 2025: Ord. 2017-01 (part), 2017: prior code § 7749)

The requirements in this chapter shall apply to all property within the BRP zone district. (Ord. 2017-01 (part), 2017)

Permitted uses in BRP zone shall be determined by Table 17.25.030 in Section 17.25.030. (Ord. 2017-01 (part), 2017: prior code § 7749.1)

Conditional and temporary uses in the BRP zone shall be determined by Table 17.25.030 in Section 17.25.030. (Ord. 2017-01 (part), 2017: prior code § 7749.1)

A. A site plan review permit must be obtained for all development in the P-BRP zone 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.

C. All development shall be subject to a conditional use permit. (Ord. 2017-01 (part), 2017: Ord. 2010-06 § 1 (part), 2010: prior code § 7749.2)

Off-street parking facilities and off-street loading facilities shall be provided as prescribed in Chapter 17.34. (Ord. 201701 (part), 2017: prior code § 7749.3)

For properties that are zoned business research park, the following development criteria shall be applied in conjunction with the development standards. Where variations in standards exist the more restrictive shall apply.

• A. All development shall be subject to the conditional use permit process in Chapter 17.38;

B. All development shall require a master plan or a specific plan. The master plan shall be designed to accommodate large scale business and research activities in campus-type developments. These developments shall provide a cohesive architectural design to create a campus style setting within a project or center. Shared vehicular and pedestrian access, parking, and common open space and related amenities shall be integrated into project design. Overall design of development shall be compatible with existing and developing character of the neighboring area. The master plan or specific plan, and the architectural design elements, including a comprehensive sign program, as required by this subsection, shall be included with and approved as part of the Conditional Use Permit as required by Section 17.24.050(C);

• C. Development should provide convenience/service amenities for employees within the BRP zone;

• D. Alternate transportation opportunities including mass transit and ride sharing shall be encouraged;

• E. Minimum site area: five (5) acres.

• F. Maximum building height: seventy-five (75) feet;

• G. Minimum required yards (building setbacks):

1. Front: forty-five (45) feet frontage on Plaza Drive – twenty-five (25) feet front on Hurley, Crowley, Neeley, Kelsey;

2. Side: twenty (20) feet;

3. Street side on a corner lot: twenty (20) feet;

4. Rear: thirty (30) feet;

• H. Minimum required landscaped yard (setback) areas:

1. Front: thirty (30) feet frontage on Plaza Drive; twenty-five (25) front on Hurley, Crowley, Neeley, Kelsey (includes any portion of building that abuts a public street): twenty-five (25) feet. Setback averaging may be used where incorporated into an approved master plan’

2. Side: twenty (20) feet,

3. Street side on a corner lot: twenty (20) feet,

4. Rear: twenty (20) feet. (Ord. 2017-01 (part), 2017: Ord. 2010-06 § 1 (part), 2010: prior code § 7749.4)