Section 40.230.030

40.230.030 Employment Center Districts (OC, BP)

A. Purpose.

Employment Center district is implemented by both Office Campus (OC) and Business Park (BP) zones to provide for a wide range of employment opportunities. The regulations are intended to establish appropriate development and performance standards for employment center developments and provide sensitivity to abutting zones. Development regulations for the OC and BP zones contemplate development in a park-like setting with uses subject to high development and operational standards devoid of nuisance factors, hazards, and potentially high parking or public facility demands. The OC and BP zones may be applied to areas designated for employment center districts by the comprehensive plan.

1. The Office Campus (OC) district provides for business and professional services, research and development, limited light manufacturing and wholesale trade, and corporate offices along with accessory commercial uses. This district encourages development which is pedestrian and transit oriented while at the same time providing adequate auto facilities. The regulations in this chapter are intended to minimize the presence of nuisance factors and hazards.

2. The Business Park (BP) zone provides for the development of uses including: limited light manufacturing, business and professional services, research, business, and corporate offices and other similar compatible or supporting enterprises.

(Amended: Ord. 2008-04-17)

B. Uses.

The uses set out in Table 40.230.030-1 are examples of uses allowable in employment center districts. The appropriate review authority is mandatory.

• “P” – Uses allowed subject to approval of applicable permits.

• “R/A” – Uses permitted upon review and approval as set forth in Section 40.520.020.

• “C” – Conditional uses which may be permitted subject to the approval of a conditional use permit as set forth in Section 40.520.030.

• “X” – Uses specifically prohibited.

Where there are special use standards or restrictions for a listed use, the applicable code section(s) in Chapter 40.260, Special Uses and Standards, or other applicable chapter is noted in the “Special Standards” column.

The following list of permitted uses is based on the North American Industrial Classification System (NAICS). NAICS is organized in a hierarchical structure much like the existing SIC (Standard Industrial Classification). NAICS industries are identified by a 6-digit code, in contrast to the 4-digit SIC code. The longer code accommodates the larger number of sectors and allows more flexibility in designating subsectors. The use of NAICS codes for permitted uses refers only to the use of a particular site, rather than the type of industry involved.

• The first two (2) digits designate a major economic sector (formerly division) such as agriculture or manufacturing.

• The third digit designates an economic subsector (formerly major group) such as crop production or apparel manufacturing.

• The fourth digit designates an industry group, such as grain and oil seed farming or fiber, yarn and thread mills.

• The fifth digit designates the NAICS industry such as wheat farming or broadwoven fabric mills.

Retail uses are marked with a “1” in Table 40.230.030-1 below. See the footnotes at the end of the table for an explanation of permitted development.


Table 40.230.030-1. Uses 1997 North American Industrial Classification System (NAICS)						OC	BP
A. Resource Uses.
11 – Agriculture, Forestry, Fishing and Hunting
	111	Crop production
		1111	Oilseed and grain farming
			11111	Soybean farming		P	P
			11112	Oilseed (except soybean) farming		P	P
			11113	Dry pea and bean farming		P	P
			11114	Wheat farming		P	P
			11115	Corn farming		P	P
			11116	Rice farming		P	P
			11119	Other grain farming
				111191	Oilseed and grain combination farming	P	P
				111199	Other grain farming	P	P
		1112	Vegetable and melon farming
			11121	Vegetable and melon farming
				111211	Potato farming	P	P
				111219	Other vegetable (except potato) and melon farming	P	P
		1113	Fruit and tree nut farming
			11131	Orange groves		P	P
			11132	Citrus (except orange) groves		P	P
			11133	Noncitrus fruit and tree nut farming
				111331	Apple orchards	P	P
				111332	Grape vineyards	P	P
				111333	Strawberry farming	P	P
				111334	Berry (except strawberry) farming	P	P
				111335	Tree nut farming	P	P
				111336	Fruit and tree nut combination farming	P	P
				111339	Other noncitrus fruit farming	P	P
		1114	Greenhouse, nursery, and floriculture production
			11141	Food crops grown under cover
				111411	Mushroom production	P	P
				111419	Other food crops grown under cover	P	P
			11142	Nursery and floriculture production
				111421	Nursery and tree production	P	P
				111422	Floriculture production	P	P
		1119	Other crop farming
			11191	Tobacco farming		P	P
			11192	Cotton farming		P	P
			11193	Sugarcane farming		P	P
			11194	Hay farming		P	P
			11199	All other crop farming
				111991	Sugar beet farming	P	P
				111992	Peanut farming	P	P
				111998	All other miscellaneous crop farming	P	P
	236	Construction of buildings
		2361	Residential building construction (offices for residential construction/developers)			X	P
		2362	Nonresidential building construction (offices for developers/contractors)			X	P
	237	Heavy and civil engineering construction (offices for developers/contractors)				X	P
		2371	Utility system construction (offices for developers/contractors)			X	P
		2372	Land subdivision (offices for developers/engineers/ consultants/contractors)			X	P
		2373	Highway, street, and bridge construction (offices for developers/engineers/consultants/contractors)			X	P
		2379	Other heavy and civil engineering construction (offices for developers/engineers/consultants/contractors)			X	P
	238	Specialty trade contractors				X	P
		2381	Foundation, structure and building contractors			X	P
		2382	Building equipment contractors			X	P
		2383	Building finishing contractors			X	P
		2389	Other specialty contractors			X	P
B. Manufacturing Uses: See footnote 5.
31-33 – Manufacturing
	311	Food manufacturing
		3118	Bakeries and tortilla manufacturing
			31181	Bread and bakery product manufacturing
				311811	Retail bakeries	P1	P1
	323	Printing and related support activities
		3231	Printing and related support activities
			32311	Printing
				323110	Commercial lithographic printing	P	P
				323111	Commercial gravure printing	P	P
				323112	Commercial flexographic priming	P	P
				323113	Commercial screen printing	P	P
				323114	Quick printing	P	P
				323115	Digital printing	P	P
				323116	Manifold business forms printing	P	P
				323117	Books printing	P	P
				323118	Blankbook, looseleaf binders, and devices manufacturing	P	P
				323119	Other commercial printing	P	P
			32312	Support activities for printing
				323121	Tradebinding and related work	P	P
				323122	Prepress services	P	P
	325	Chemical manufacturing
		3254	Pharmaceutical and medicine manufacturing
			32541	Pharmaceutical and medicine manufacturing
				325411	Medicinal and botanical manufacturing	X	C
				325412	Pharmaceutical preparation manufacturing	X	C
				325413	In-vitro diagnostic substance manufacturing	X	C
	332	Fabricated metal product manufacturing
		3322	Cutlery and handtool manufacturing
			33221	Cutlery and handtool manufacturing
				332211	Cutlery and flatware (except precious) manufacturing	X	P
				332212	Hand and edge tool manufacturing	X	P
				332213	Saw blade and handsaw manufacturing	X	P
				332214	Kitchen utensil, pot, and part manufacturing	X	P
		3327	Machine shops; turned product; and screw, nut, and bolt manufacturing
			33271	Machine shops		X	P
			33272	Turned product and screw, nut, and bolt manufacturing		X	P
				332721	Precision turned product manufacturing	X	P
				332722	Bolt, nut, screw, rivet, and washer manufacturing	X	P
	333	Machinery manufacturing
		3333	Commercial and service industry machinery manufacturing
			33331	Commercial and service industry machinery manufacturing
				333314	Optical instrument and lens manufacturing	P	P
	334	Computer and electronic product manufacturing
		3341	Computer and peripheral equipment manufacturing
			33411	Computer and peripheral equipment manufacturing
				334111	Electronic computer manufacturing	X	P
				334112	Computer storage device manufacturing	X	P
				334113	Computer terminal manufacturing	X	P
				334119	Other computer peripheral equipment manufacturing	X	P
		3342	Communications equipment manufacturing
			33421	Telephone apparatus manufacturing		X	P
			33422	Radio and television broadcasting and wireless communications equipment manufacturing		X	P
			33429	Other communications equipment manufacturing		X	P
		3343	Audio and video equipment manufacturing
			33431	Audio and video equipment manufacturing		X	P
		3344	Semiconductor and other electronic component manufacturing
			33441	Semiconductor and other electronic component manufacturing
				334411	Electron tube manufacturing	X	P
				334412	Bare printed circuit board manufacturing	X	P
				334413	Semiconductor and related device manufacturing	X	P
				334414	Electronic capacitor manufacturing	X	P


Table 40.230.030-1. Uses 1997 North American Industrial Classification System (NAICS)						OC	BP
				334415	Electronic resistor manufacturing	X	P
				334416	Electronic coil, transformer, and other inductor manufacturing	X	P
				334417	Electronic connector manufacturing	X	P
				334418	Printed circuit assembly (electronic assembly) manufacturing	X	P
				334419	Other electronic component manufacturing	X	P
		3345	Navigational, measuring, electromedical, and control instruments manufacturing
			33451	Navigational, measuring, electromedical, and control instruments manufacturing
				334510	Electromedical and electrotherapeutic apparatus manufacturing	X	P
				334511	Search, detection, navigation, guidance, aeronautical, and nautical system and instrument manufacturing	X	P
				334512	Automatic environmental control manufacturing for residential, commercial, and appliance use	X	P
				334513	Instruments and related products manufacturing for measuring, displaying, and controlling industrial process variables	X	P
				334514	Totalizing fluid meter and counting device manufacturing	X	P
				334515	Instrument manufacturing for measuring and testing electricity and electrical signals	X	P
				334516	Analytical laboratory instrument manufacturing	X	P
				334517	Irradiation apparatus manufacturing	X	P
				334518	Watch, clock, and part manufacturing	X	P
				334519	Other measuring and controlling device manufacturing	X	P
		3346	Manufacturing and reproducing magnetic and optical media
			33461	Manufacturing and reproducing magnetic and optical media
				334611	Software reproducing	X	P
				334612	Prerecorded compact disc (except software), tape, and record reproducing	X	P
				334613	Magnetic and optical recording media manufacturing	X	P
	335	Electrical equipment, appliance, and component manufacturing
		3351	Electric lighting equipment manufacturing
			33511	Electric lamp bulb and part manufacturing		X	P
			33512	Lighting fixture manufacturing
				335121	Residential electric lighting fixture manufacturing	X	P
				335122	Commercial, industrial, and institutional electric lighting fixture manufacturing	X	P
				335129	Other lighting equipment manufacturing	X	P
		3352	Household appliance manufacturing
			33521	Small electrical appliance manufacturing
				335211	Electric housewares and household fan manufacturing	X	P
				335212	Household vacuum cleaner manufacturing	X	P
			33522	Major appliance manufacturing
				335221	Household cooking appliance manufacturing	X	P
				335222	Household refrigerator and home freezer manufacturing	X	P
				335224	Household laundry equipment manufacturing	X	P
	339	Miscellaneous manufacturing
		3391	Medical equipment and supplies manufacturing
			33911	Medical equipment and supplies manufacturing
				339111	Laboratory apparatus and furniture manufacturing	X	P
				339112	Surgical and medical instrument manufacturing	X	P
				339113	Surgical appliance and supplies manufacturing	X	P
				339114	Dental equipment and supplies manufacturing	X	P
				339115	Ophthalmic goods manufacturing	P	P
				339116	Dental laboratories	P	P
		3399	Other miscellaneous manufacturing
			33995	Sign manufacturing		X	P
C. Transportation, Storage, and Utilities: See Footnote 5.
48-49 – Transportation and Warehousing
	482	Rail transportation
		4821	Rail transportation
			48211	Rail transportation
				482111	Line-haul railroads	X	C
				482112	Short line railroads	X	C
	485	Transit and ground passenger transportation
		4851	Urban transit systems
			48511	Urban transit systems
				485111	Mixed mode transit systems	C	P
				485112	Commuter rail systems	C	P
				485113	Bus and other motor vehicle transit systems	C	P
				485119	Other urban transit systems	C	P
		4852	Interurban and rural bus transportation
			48521	Interurban and rural bus transportation		C	P
		4853	Taxi and limousine service
			48531	Taxi service		C	P
			48532	Limousine service		C	P
		4854	School and employee bus transportation
			48541	School and employee bus transportation		C	P
		4855	Charter bus industry
			48551	Charter bus industry		C	P
		4859	Other transit and ground passenger transportation
			48599	Other transit and ground passenger transportation
				485991	Special needs transportation	C	P
				485999	All other transit and ground passenger transportation	C	P
	486	Pipeline transportation
		4861	Pipeline transportation of crude oil
			48611	Pipeline transportation of crude oil		C	P
		4862	Pipeline transportation of natural gas
			48621	Pipeline transportation of natural gas		C	P
	487	Scenic and sightseeing transportation
		4871	Scenic and sightseeing transportation, land
			48711	Scenic and sightseeing transportation, land		C	P
		4872	Scenic and sightseeing transportation, water
			48721	Scenic and sightseeing transportation, water		C	C
		4879	Scenic and sightseeing transportation, other
			48799	Scenic and sightseeing transportation, other		C	C
	491	Postal service
		4911	Postal service
			49111	Postal service		P	P
	492	Couriers and messengers
		4921	Couriers
			49211	Couriers		P	P
		4922	Local messengers and local delivery
			49221	Local messengers and local delivery		P	P
D. Services.
51 – Information
	511	Publishing industries
		5111	Newspaper, periodical, book, and database publishers			P	P
			51111	Newspaper publishers		P	P
			51112	Periodical publishers		P	P
			51113	Book publishers		P	P
			51114	Database and directory publishers		P	P
			51119	Other publishers		P	P
				511191	Greeting card publishers	P	P
				511199	All other publishers	P	P
		5112	Software publishers
			51121	Software publishers		P	P
	512	Motion picture and sound recording industries
		5121	Motion picture and video industries
			51211	Motion picture and video production		P	P
			51212	Motion picture and video distribution		P	P
			51219	Postproduction services and other motion picture and video industries
				512191	Teleproduction and other postproduction services	P	P
				512199	Other motion picture and video industries	P	P
		5122	Sound recording industries
			51221	Record production		P	P
			51222	Integrated record production/distribution		P	P
			51223	Music publishers		P	P
			51224	Sound recording studios		P	P
			51229	Other sound recording industries		P	P
	513	Broadcasting and telecommunications					P
		5131	Radio and television broadcasting				P
			51311	Radio broadcasting
				513111	Radio networks	P	P
				513112	Radio stations	P	P
			51312	Television broadcasting		P	P
		5132	Cable networks and program distribution				P
			51321	Cable networks
				51322	Cable and other program distribution	P	P
		5133	Telecommunications				P
			51331	Wired telecommunications carriers		P	P
			51332	Wireless telecommunications carriers (except satellite)
				513321	Paging	P	P
				513322	Cellular and other wireless telecommunications	P/C4	P/C4
			51333	Telecommunications resellers		P	P
			51334	Satellite telecommunications		P	P
			51339	Other telecommunications		P	P
	514	Information services and data processing services
		5141	Information services
			51411	News syndicates		P	P
			51412	Libraries and archives		P	P
			51419	Other information services
				514191	On-line information services	P	P
				514199	All other information services	P	P
		5142	Data processing services
			51421	Data processing services		P	P
52 – Finance and Insurance
	521	Monetary authorities – Central bank
		5211	Monetary authorities – Central bank
			52111	Monetary authorities – Central bank		P	P
	522	Credit intermediation and related activities
		5221	Depository credit intermediation
			52211	Commercial banking		P	P
			52212	Savings institutions		P	P
			52213	Credit unions		P	P
			52219	Other depository credit intermediation		P	P
		5222	Nondepository credit intermediation
			52221	Credit card issuing		P	P
			52222	Sales financing		P	P
			52229	Other nondepository credit intermediation
				522291	Consumer lending	P	P
				522292	Real estate credit	P	P
				522293	International trade financing	P	P
				522294	Secondary market financing	P	P
				522298	All other nondepository credit intermediation	P	P
		5223	Activities related to credit intermediation
			52231	Mortgage and nonmortgage loan brokers		P	P
			52232	Financial transactions processing, reserve, and clearinghouse activities		P	P
			52239	Other activities related to credit intermediation		P	P
	523	Securities, commodity contracts, and other financial investments and related activities
		5231	Securities and commodity contracts intermediation and brokerage
			52311	Investment banking and securities dealing		P	P
			52312	Securities brokerage		P	P
			52313	Commodity contracts dealing		P	P
			52314	Commodity contracts brokerage		P	P
		5232	Securities and commodity exchanges
			52321	Securities and commodity exchanges		P	P
		5239	Other financial investment activities				P
			52391	Miscellaneous intermediation		P	P
			52392	Portfolio management		P	P
			52393	Investment advice		P	P
			52399	All other financial investment activities
				523991	Trust, fiduciary, and custody activities	P	P
				523999	Miscellaneous financial investment activities	P	P
	524	Insurance carriers and related activities					P
		5241	Insurance carriers				P
			52411	Direct life, health, and medical insurance carriers
				524113	Direct life insurance carriers	P	P
				524114	Direct health and medical insurance carriers	P	P
			52412	Direct insurance (except life, health, and medical) carriers
				524126	Direct property and casualty insurance carriers	P	P
				524127	Direct title insurance carriers	P	P
				524128	Other direct insurance (except life, health, and medical) carriers	P	P
			52413	Reinsurance carriers		P	P
		5242	Agencies, brokerages, and other insurance related activities				P
			52421	Insurance agencies and brokerages		P	P
			52429	Other insurance related activities
				524291	Claims adjusting	P	P
				524292	Third party administration of insurance and pension funds	P	P
				524298	All other insurance related activities	P	P
	525	Funds, trusts, and other financial vehicles					P
		5251	Insurance and employee benefit funds				P
			52511	Pension funds		P	P
			52512	Health and welfare funds		P	P
			52519	Other insurance funds		P	P
		5259	Other investment pools and funds				P
			52591	Open-end investment funds		P	P
			52592	Trusts, estates, and agency accounts		P	P
			52593	Real estate investment trusts		P	P
			52599	Other financial vehicles		P	P
53 – Real Estate and Rental and Leasing
	531	Real estate					P
		5311	Lessors of real estate				P
			53111	Lessors of residential buildings and dwellings		P	P
			53112	Lessors of nonresidential buildings (except mini-warehouses)		P	P
			53113	Lessors of mini-warehouses and self-storage units		P	P
			53119	Lessors of other real estate property		P	P
		5312	Offices of real estate agents and brokers				P
			53121	Offices of real estate agents and brokers		P	P
		5313	Activities related to real estate				P
			53131	Real estate property managers
				531311	Residential property managers	P	P
				531312	Nonresidential property managers	P	P
			53132	Offices of real estate appraisers		P	P
			53139	Other activities related to real estate		P	P
	532	Rental and leasing services					P
		5322	Consumer goods rental				P
		5324	Commercial and industrial machinery and equipment rental and leasing
			53242	Office machinery and equipment rental and leasing		P	P
	533	Lessors of nonfinancial intangible assets (except copyrighted works)					P
		5331	Lessors of nonfinancial intangible assets (except copyrighted works)				P
			53311	Lessors of nonfinancial intangible assets (except copyrighted works)		P	P
54 – Professional, Scientific, and Technical Services
	541	Professional, scientific, and technical services					P
		5411	Legal services				P
			54111	Offices of lawyers		P	P
			54112	Offices of notaries		P	P
			54119	Other legal services
				541191	Title abstract and settlement offices	P	P
				541199	All other legal services	P	P
		5412	Accounting, tax preparation, bookkeeping, and payroll services				P
			54121	Accounting, tax preparation, bookkeeping, and payroll services
				541211	Offices of certified public accountants	P	P
				541213	Tax preparation services	P	P
				541214	Payroll services	P	P
				541219	Other accounting services	P	P
		5413	Architectural, engineering, and related services
			54131	Architectural services		P	P
			54132	Landscape architectural services		P	P
			54133	Engineering services		P	P
			54134	Drafting services		P	P
			54135	Building inspection services		P	P
			54136	Geophysical surveying and mapping services		P	P
			54137	Surveying and mapping (except geophysical) services		P	P
			54138	Testing laboratories		P	P
		5414	Specialized design services
			54141	Interior design services		P	P