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Costa Mesa Municipal Code Title 13 establishes noise standards that vary by zoning district. Industrial and commercial noise crossing into residential zones must meet the residential standard at the property line, enforced by Code Enforcement.
Outdoor music at residences, parks, and events in Costa Mesa must comply with CMMC Title 13 noise standards. Amplified outdoor music requires compliance with decibel limits and permitted hours, with exceptions for city-authorized events at venues like the OC Fair & Event Center.
Costa Mesa is within the Airport Environs Land Use Plan for John Wayne Airport (SNA), which operates under departure noise limits and a voluntary nighttime curfew. The city enforces sound insulation requirements for new construction in noise impact zones.
Costa Mesa establishes specific decibel thresholds under CMMC Title 13 that vary by zoning district and time of day. Residential zones allow approximately 55 dBA daytime and 50 dBA nighttime, measured at the property line of the receiving property.
Costa Mesa regulates amplified music under CMMC Chapter XIII noise control. Music and sound-producing devices must comply with exterior noise standards at the property line. Events with amplified sound may need special permits.
Costa Mesa limits construction activity to 7 AM to 8 PM under CMMC Section 13-279(b). The development services director may grant temporary waivers for work outside these hours upon considering impacts to nearby communities.
Costa Mesa addresses barking dogs through its noise control ordinance and animal control provisions. Excessive or continuous barking that disturbs neighbors constitutes a nuisance. The Animal Services Unit handles complaints at (714) 754-5311.
Costa Mesa Chapter XIII of the Municipal Code establishes noise control standards. Section 13-280 sets exterior noise standards for residential zones with different limits for daytime and nighttime. Willfully making loud, unnecessary noise that disturbs the peace is unlawful.
Costa Mesa regulates leaf blower noise through its general noise control ordinance in CMMC Chapter XIII. Leaf blowers must comply with exterior noise standards at the property line. California AB 1346 restricts new gas-powered blower sales statewide.
Costa Mesa regulates short-term rental occupancy under its STR ordinance. Maximum occupancy is based on the number of bedrooms with a hard cap to prevent overcrowding, parties, and neighborhood disturbances in residential areas.
Costa Mesa requires short-term rental hosts to maintain liability insurance coverage as a condition of their STR permit. Most platforms like Airbnb provide supplemental coverage, but hosts should verify their own homeowner's policy covers rental activity.
Costa Mesa may impose annual night caps or rental frequency limits on short-term rental properties as conditions of STR permits, particularly in residential neighborhoods where STR activity is closely monitored.
Costa Mesa completely BANS short-term rentals under Ordinance 2021-17 adopted November 2, 2021. Renting any residential property for less than 31 days is prohibited citywide. Home sharing as defined by the city is the only exemption. ADUs cannot be used as STRs.
Costa Mesa prohibits all short-term rentals throughout the city under Ordinance 2021-17 (CMMC Chapter 13). Rentals under 30 days are banned with limited home-sharing exceptions. No STR permits or licenses are issued for residential properties.
Short-term rentals are prohibited citywide in Costa Mesa, so no STR-specific noise rules exist. The general noise control ordinance in CMMC Chapter XIII applies to all residential properties including those where illegal STR activity is suspected.
Costa Mesa does not collect transient occupancy taxes from residential short-term rentals because the activity is prohibited citywide under Ordinance 2021-17. Only legally permitted lodging businesses collect TOT.
Costa Mesa has no STR-specific parking rules because short-term rentals are banned citywide under Ordinance 2021-17. Standard residential parking regulations apply to all properties.
Unincorporated Orange County does not restrict short-term rentals to a host's primary residence. Investors may operate non-owner-occupied STRs in permitted zones, subject to operator permit caps, transient occupancy tax, and applicable HOA limitations.
Orange County does not impose a hosted-only requirement for short-term rentals in unincorporated areas. Owners may rent whole homes without being on-site, subject to operator permits and county nuisance, parking, and noise conditions.
Orange County may revoke a short-term rental operator permit after repeated nuisance, noise, or occupancy violations at the same property. The county uses a graduated enforcement approach with warnings, fines, and ultimately permit revocation for habitual offenders.
Hosting platforms like Airbnb and VRBO are expected to display valid OC short-term rental permit numbers on listings and may face liability for facilitating unpermitted rentals in unincorporated Orange County. The county can pursue platform-level enforcement when listings lack permits.
Orange County does not impose a separate extended home-share category for partial-unit rentals exceeding hosted-only night caps. All short-term rentals in unincorporated areas operate under a single STR operator permit regime regardless of duration.
Costa Mesa allows recreational fires in backyards using approved portable fire pits, chimineas, and cooking fires under SCAQMD and local fire code restrictions. Open burning of yard waste is prohibited. Fires must be attended and extinguished safely.
Costa Mesa enforces California's smoke alarm and carbon monoxide detector requirements under CMMC building codes. Detectors are required in all sleeping areas, outside bedrooms, and on every level of the home, with CO detectors mandatory in homes with fuel-burning appliances.
Costa Mesa allows gas-fueled fire pits with Building Department approval. Wood-burning fire pits must maintain 25-foot clearance from combustible structures. Single-family homes (R-3) require 3-foot clearance for portable devices; other residential types require 10 feet.
Costa Mesa requires property owners to remove weeds, grass, and combustible vegetation capable of endangering property. The Costa Mesa Fire Department enforces vegetation management standards as part of the adopted fire code.
Costa Mesa prohibits outdoor burning of trash and refuse. Rubbish may only be burned in approved incinerators. Gas-fueled outdoor fire devices are the primary permitted option. SCAQMD Rule 444 bans open burning in the South Coast Air Basin.
Costa Mesa permits safe and sane fireworks July 2-4 between 4 PM and 10 PM only. Sales run June 30 through July 4 at licensed locations. All illegal fireworks are prohibited year-round with zero-tolerance enforcement. Report violations at (714) 754-5252.
Orange County Fire Authority limits residential propane storage based on container size, requires setbacks from buildings and ignition sources, and bans storing more than the threshold without a permit under the California Fire Code.
Unincorporated Orange County contains extensive Very High Fire Hazard Severity Zones (VHFHSZ) as designated by CAL FIRE and adopted by the Board of Supervisors via Ordinance No. 25-015. Canyon and hillside communities face the strictest building and vegetation management requirements.
Costa Mesa prohibits certain fence materials in residential zones including barbed wire, razor wire, and electrified fencing. Approved materials include wood, vinyl, wrought iron, block, and stucco-finished masonry, subject to zoning district standards.
Costa Mesa regulates fence placement, setbacks, and maintenance under CMMC zoning provisions. Fences in the front yard setback area are limited to 42 inches in height, while side and rear yard fences may be up to 6 feet. Corner lot visibility triangles must remain clear.
Costa Mesa requires building permits for retaining walls exceeding 4 feet in height measured from the bottom of the footing to the top of the wall. Walls over certain heights require engineered plans. Retaining walls near property lines must meet setback requirements.
Costa Mesa enforces California Building Code pool barrier requirements. All residential swimming pools and spas must be enclosed by a fence or barrier at least 5 feet tall with self-closing, self-latching gates to prevent unsupervised child access.
Costa Mesa defers to California Civil Code Sections 841-841.4 for shared boundary fence responsibilities. Adjoining landowners are presumed to share equally the cost of maintaining boundary fences under the Good Neighbor Fence Act.
Costa Mesa limits front setback fences to 3 feet and side/rear fences to 6 feet maximum. Corner lots require fences over 36 inches to be set back 5 feet from the street side property line. Fences exceeding maximums require discretionary review.
Costa Mesa requires building permits for all new fences. The Planning Division reviews fence location and materials. Fences exceeding maximum heights require discretionary review. Temporary construction fencing also requires permits.
Costa Mesa restricts or prohibits keeping livestock such as goats, sheep, horses, and pigs on most residential properties. Livestock keeping is generally limited to properties in agricultural or equestrian zoning districts, which are very limited in the city.
Costa Mesa follows California Department of Fish and Wildlife regulations prohibiting most exotic animals as pets. Ferrets, hedgehogs, and certain reptiles are restricted or banned under state law. OC Animal Care enforces animal regulations in the city.
Costa Mesa prohibits livestock (including chickens) unless a special animal permit is approved by the chief of police. Keeping more than 5 domesticated animals also requires a permit. The permit fee is $15.49 non-refundable.
Costa Mesa prohibits or discourages feeding wildlife including coyotes, feral cats, and pigeons in public areas. Residents must secure trash to prevent wildlife encounters. The city works with OC Animal Care on coyote management programs.
Costa Mesa requires dogs off their own property to be on a 6-foot or shorter leash held by a person who can completely control the dog at all times. The only off-leash exception is Costa Mesa Bark Park.
Costa Mesa requires a residential beekeeping permit for all domesticated hives. Hives must be at least 15 feet from property lines and 25 feet from neighboring residential buildings. The city has updated its beekeeping regulations to allow managed apiaries with permits.
Costa Mesa does not impose breed-specific legislation. California state law preempts cities from banning or restricting dogs based solely on breed. All breeds are permitted subject to licensing, leash, and behavior requirements.
Orange County addresses animal hoarding through Title 4 of the Codified Ordinances and California Penal Code Section 597. OC Animal Care investigates hoarding cases involving neglect, unsanitary conditions, or animal cruelty. There is no specific countywide pet limit, but nuisance and health standards apply.
Orange County charges substantially higher dog license fees for unaltered dogs and requires spay or neuter for impounded animals before release, encouraging sterilization and reducing shelter intake countywide.
Orange County does not require cats to be licensed but prohibits cat owners from allowing cats to become a nuisance, damage neighboring property, or run at large in restricted areas under OC Animal Care authority.
Orange County encourages residents to haze coyotes, secure attractants, and report aggressive encounters under a coordinated management plan run with OC Animal Care, OC Parks, and California Department of Fish and Wildlife.
Orange County requires dogs four months and older within OC Animal Care jurisdiction to be microchipped before or at the time of license issuance, ensuring lost pets can be returned quickly to owners.
Unincorporated Orange County limits residential households to a combined number of dogs and cats over four months old, with kennel or cattery permits required for properties keeping more than the baseline allowance.
California AB 485 prohibits pet stores in Orange County from selling dogs, cats, or rabbits unless sourced from animal shelters or approved rescue organizations, and OC Animal Care inspects compliance under the state mandate.
Orange County zones veterinary hospitals into commercial and limited industrial districts and requires conditional use permits when overnight boarding, outdoor runs, or large-animal services are part of the operation.
Costa Mesa restricts overnight street parking in many residential areas. Vehicles parked on public streets between 2 AM and 5 AM may be cited or towed unless a permit is obtained. Enforcement is managed by Costa Mesa Police.
Costa Mesa defines abandoned vehicles as those left on public streets for more than 72 hours without being moved or those that are inoperable. The city proactively tags and removes abandoned vehicles through Costa Mesa Police and Code Enforcement.
Costa Mesa follows California's streamlined permitting for home EV charger installations under AB 1236. Level 1 and Level 2 chargers can be installed at residential properties with a standard electrical permit. The city supports EV infrastructure expansion.
Costa Mesa prohibits large motor vehicles (over 22 feet long or both 84 inches wide and tall) from parking on city streets except for 48-hour loading/unloading periods adjacent to the resident's property under CMMC Section 10-185.
Costa Mesa prohibits commercial vehicles over 10,000 pounds GVW from parking on restricted streets between 2 AM and 6 AM, or for more than 3 hours on any public street under CMMC Section 10-185.
Costa Mesa enforces street parking time limits and offers a Residential Permit Parking Program in designated neighborhoods. Oversized vehicles are not eligible for residential permits. Standard time limits and posted restrictions apply citywide.
Costa Mesa requires vehicles to park on improved surfaces under its development and property maintenance standards. Driveway design must meet zoning requirements. Parking on front lawns or unpaved areas is prohibited.
Costa Mesa allows artificial turf installation on residential properties as a water-saving landscaping alternative. Turf removal rebate programs may apply to transitioning from natural grass to synthetic turf. HOAs cannot unreasonably restrict artificial turf under California law.
Costa Mesa encourages native and drought-tolerant landscaping through compliance with California's Model Water Efficient Landscape Ordinance (MWELO). Rebates for turf replacement are available through Mesa Water District and Metropolitan Water District programs.
California law encourages rainwater harvesting, and Costa Mesa permits residents to collect and store rainwater for irrigation and non-potable uses without a permit for systems under 5,000 gallons. Rebates may be available through Mesa Water District.
Costa Mesa property maintenance standards require owners to maintain landscaping and prevent overgrown vegetation. Weeds, debris, and unkempt vegetation constituting unsightly conditions or safety hazards must be removed.
Costa Mesa requires property owners to remove weeds, debris, and overgrown vegetation under property maintenance standards. The city may declare severely neglected properties a public nuisance and perform abatement at the owner's expense.
Costa Mesa maintains city-owned street trees through the Public Works Department. Private trees on residential property are the owner's responsibility. Trees must not obstruct sidewalks, streets, or create hazardous conditions for neighbors.
Costa Mesa requires approved irrigation systems for new development under its landscaping standards. Automatically time-controlled sprinklers are required for commercial, industrial, and multi-family sites. Drought restrictions from the Mesa Water District apply.
Backyard composting is permitted and encouraged in unincorporated Orange County. California SB 1383 requires organic waste diversion statewide. OC Waste & Recycling provides composting resources and sells compost at regional landfills.
OCCO Zoning Code Section 7-9-69 establishes the Protected Tree Ordinance for unincorporated Orange County. Protected trees with a diameter at breast height (DBH) of 5 inches or more cannot be removed without a Protected Tree Removal or Damage Permit. Replacement ratios of at least 5:1 apply.
Costa Mesa permits foundation tiny homes as Accessory Dwelling Units under CMMC Title 13 and California Government Code Section 65852.2, which preempts most local restrictions for ADUs up to 1,200 sq ft. California Residential Code Appendix AX (effective 2023) sets construction standards for tiny houses on permanent foundations 400 sq ft or less. Tiny houses on wheels are classified by HCD as recreational vehicles.
Costa Mesa regulates carports through Title 13 (Zoning) of the Costa Mesa Municipal Code and Title 5, which adopts the 2022 California Building and Residential Codes. A carport is a structure that requires a building permit, must meet the setbacks of the underlying zone, and counts toward required covered parking for single-family homes.
Costa Mesa permits ADUs with unique provisions including a 150 sq ft minimum size and optional parking. Detached ADUs may be up to 1,200 sq ft. Setback is 4 feet from rear and side lines for new construction. Garage conversions are exempt from setback and parking replacement requirements.
Costa Mesa requires building permits for storage sheds exceeding 120 square feet in floor area. Sheds 120 square feet or smaller and not exceeding 6.5 feet in height may have a zero rear yard setback in the R1 zone and generally do not require a permit. All sheds must comply with lot coverage limits and may not be used for habitation. Sheds in required side yards must meet minimum setback requirements.
Costa Mesa allows garage conversions to accessory dwelling units (ADUs) under California ADU law (Government Code Sections 65852.2 and 65852.22). Converting a garage to an ADU does not require replacement parking spaces. The conversion must meet Building Code requirements for habitable space including proper egress windows, insulation, ventilation, and plumbing. A building permit is required for all garage conversions.
Costa Mesa applies California's Swimming Pool Safety Act (Health & Safety Code 115920-115929) and the 2022 California Residential Code through CMMC Title 5. Any above-ground pool capable of holding more than 18 inches of water requires a building permit, an isolation barrier at least 60 inches tall, and at least two of seven approved drowning-prevention features.
Costa Mesa requires plan review, permits, and inspections for swimming pool enclosures. In-ground pool permits may be issued at the counter in most cases. Building permits and electrical permits are required. Pools must meet California Building Code setback and safety standards.
Costa Mesa enforces the California Swimming Pool Safety Act requiring VGB-compliant drain covers, GFCI electrical protection, and multiple safety features. Pool owners must maintain all safety devices in working condition at all times.
Costa Mesa requires a minimum 5-foot pool barrier and at least two additional safety features under the California Swimming Pool Safety Act. Pool barriers must be maintained per California Building Code requirements.
Hot tubs and spas fall under California's Swimming Pool Safety Act when capable of holding water deeper than 18 inches, requiring barriers, covers, or other approved safety features.
Costa Mesa prohibits any alteration of the dwelling exterior for home business purposes including signage, lighting changes, or commercial modifications under CMMC Article 6. The business must not be identifiable from outside.
Costa Mesa home occupations that involve customer visits require a minor conditional use permit. Without one, no customers may visit. With approval, up to 1 customer at a time and 8 per day maximum are allowed under CMMC Article 6.
Costa Mesa requires a home occupation permit to operate any business from a residentially zoned area under CMMC Article 6. No business license is issued until a home occupation permit has been approved. Employees must be permanent residents of the premises only.
Unincorporated Orange County allows home occupations in residential zones under Title 7, Division 5 (Zoning) with a home occupation permit. Businesses must be secondary to residential use, with restrictions on employees, signage, customer visits, and commercial vehicles.
The California Homemade Food Act, codified at Health and Safety Code sections 113758 and 114365, sets uniform rules for cottage food operations and bars local governments from prohibiting them in residential zones.
Health and Safety Code sections 1597.40 through 1597.465 require all California cities and counties to treat licensed family daycare homes as permitted residential uses, preempting any local prohibition or restrictive zoning.
Costa Mesa residents must separate recyclable materials into the blue recycling cart and organic waste into the green organics cart per California SB 1383 requirements. Accepted recyclables include paper, cardboard, glass bottles, metal cans, and rigid plastics numbered 1 through 5 and 7. Plastic bags, Styrofoam, and food-soiled paper are prohibited in recycling carts. Organic waste including food scraps and yard trimmings must be placed in the green cart.
Costa Mesa residential trash and recycling collection is managed by the Costa Mesa Sanitary District (CMSD) with CR&R Environmental Services handling curbside pickup. Collection occurs Monday through Friday from 7:00 a.m. to 7:00 p.m., with specific collection days assigned by address.
Costa Mesa Sanitary District requires residential trash, recycling, and organics carts to be placed curbside by 6:00 AM on collection day and retrieved by midnight the same day. Carts must be placed at the curb with handles facing the house, lids closed, and at least 3 feet from other carts, mailboxes, vehicles, and obstructions. Between collection days, carts must be stored behind the front building line and screened from public view.
Costa Mesa Sanitary District provides free large item curbside collection for residential customers through the Large Item Collection Program. Residents may schedule pickups for furniture, appliances, mattresses, and other bulky items that do not fit in standard carts. Pickups are scheduled based on availability and may occur one or more weeks from the request date. Hazardous materials, construction debris, and e-waste are not accepted through this program.
Costa Mesa regulates stormwater runoff as a co-permittee under the Orange County NPDES MS4 Permit issued by the Santa Ana Regional Water Quality Control Board. New development and significant redevelopment must incorporate best management practices and Low Impact Development strategies to prevent polluted runoff from reaching storm drains and waterways.
Costa Mesa requires erosion and sediment control measures for all construction and grading activities. The city has adopted Article 8 of Title 7 of the Orange County Codified Ordinances (Grading Manual) with local modifications, requiring developers to prevent soil erosion and sedimentation during and after construction.
Portions of Costa Mesa fall within the California Coastal Zone. Because Costa Mesa does not have a certified Local Coastal Program (LCP), the California Coastal Commission retains permit authority over development in the coastal zone, requiring Coastal Development Permits for most construction and development activities in those areas.
Costa Mesa requires grading permits for most earth-moving activities and enforces drainage standards to prevent water from flowing onto neighboring properties. The city has adopted the Orange County Grading Manual with local modifications governing excavation, fill, and drainage requirements.
Costa Mesa participates in the National Flood Insurance Program (NFIP) and regulates floodplain development under Title 13 (Planning, Zoning and Development), Chapter V, Article 8 of the Costa Mesa Municipal Code. Sections 13-81 through 13-83 govern uses permitted in designated floodway fringe and Special Flood Hazard Areas (SFHAs) shown on FEMA Flood Insurance Rate Maps, development standards for floodway areas, and exceptions. The Santa Ana River forms Costa Mesa's western boundary and Upper Newport Bay borders the city's eastern edge - both are primary regulated drainages. State authority for floodplain regulation derives from California Water Code Sections 9100 et seq. (Flood Control) and Section 8400 (state floodway designation). FEMA's currently effective Orange County FIRM panels apply to all floodplain determinations within city limits.
Orange County manages coastal shoreline through OC Public Works and the California Coastal Commission. Unincorporated coastal areas require Coastal Development Permits for construction near the shoreline. Beach nourishment and erosion control projects are managed at the county level.
Orange County adopted a Climate Action Plan committing to reduce greenhouse gas emissions across county facilities, fleet, and unincorporated land use, aligning with California statewide carbon-neutrality targets by 2045.
California Air Resources Board regulations limit diesel-fueled commercial vehicle idling to five minutes statewide, applying countywide in Orange County including ports, distribution centers, and school drop-off zones.
California Assembly Bill 1346 phases out the sale of new gas-powered leaf blowers and small off-road engines, applying countywide in Orange County including all 34 cities and unincorporated areas.
California Title 24 Part 6 energy standards require cool roof reflectivity for most new and replacement low-slope roofs in Orange County's climate zones 6, 8, and 10, covering all cities and unincorporated areas.
Costa Mesa classifies political campaign signs as noncommercial portable signs under Chapter VIII of Title 13 of the Municipal Code. Noncommercial portable signs promoting political viewpoints, commenting on public officials, or addressing matters of public discourse are permitted in residential areas subject to size, placement, and maintenance standards.
Costa Mesa does not impose strict regulations on residential holiday and seasonal decorations. Displays are generally permitted on private property as long as they do not create safety hazards, obstruct visibility, or violate noise ordinances. The city's sign ordinance primarily targets commercial signage rather than seasonal residential decorations.
Costa Mesa regulates garage and yard sale signs as part of its broader sign ordinance under Title 13 of the Municipal Code. Signs advertising garage sales must comply with placement, size, and location restrictions and may not be placed in the public right-of-way or on utility poles.
Costa Mesa restricts home cannabis cultivation to indoor-only growing for personal use by residents aged 21 and older, consistent with state Proposition 64 limits. Outdoor cultivation is prohibited in all zone districts. Commercial cultivation of any kind is banned from residential properties.
Costa Mesa voters approved Measure Q in 2020, allowing the city to adopt rules permitting retail cannabis uses including storefronts (dispensaries) and non-storefront delivery operations. The city has adopted Ordinances No. 2024-03 and 2024-04 establishing zoning and licensing requirements for cannabis businesses.
California Business and Professions Code §26054 bars cannabis businesses within 600 feet of schools, day cares, and youth centers; Orange County and most OC cities apply the buffer or ban cannabis outright.
Under CA Bureau of Cannabis Control Regulation §5416 and the 2020 Costa v. DCC ruling, licensed cannabis delivery into Orange County jurisdictions is allowed even where storefronts are banned, including all unincorporated areas.
Orange County Codified Ordinances Title 7 prohibits all commercial cannabis activity in unincorporated areas, including cultivation, manufacturing, distribution, testing, and retail storefronts under both state Prop 64 and county zoning authority.
California Proposition 64 allows adults 21+ in Orange County to grow up to six cannabis plants per private residence; outdoor cultivation may be banned locally, and OC unincorporated areas restrict cultivation to fully enclosed indoor spaces.
Costa Mesa requires owners of vacant and undeveloped lots to maintain their property free of weeds, debris, and conditions that create nuisances or safety hazards. Title 20 (Property Maintenance) establishes maintenance standards and strict civil liability for property owners of vacant parcels.
Costa Mesa allows residents to hold up to two garage or yard sales per year without a permit, with each sale lasting no more than three consecutive days. The city offers an optional online registration system for garage sales.
Costa Mesa declares it a public nuisance for any person owning, leasing, occupying, or having charge of any premises to maintain the property with conditions of deterioration, disrepair, or blight. Title 20 (Property Maintenance) establishes strict liability for property owners for all building, housing, fire, and land use violations.
Costa Mesa requires residents to follow specific bin placement rules on collection day and store bins out of public view when not set out for pickup. Bins must be placed curbside by 7:00 a.m. on collection day with handles facing the home, spaced at least one foot apart, and three feet from obstructions.
Orange County, California does not experience snowfall in its unincorporated communities and has no snow removal or sidewalk snow-clearing ordinance. Coastal and inland Southern California climate means this regulation is not applicable. Standard sidewalk maintenance falls under general property maintenance provisions.
Costa Mesa prohibits outdoor lighting from unreasonably shining onto neighboring properties under its nuisance standards in Title 20 and development standards in Title 13. Exterior lighting must be designed and directed to prevent light trespass, and residents can file complaints about misdirected lighting through Code Enforcement.
Costa Mesa regulates outdoor lighting through its zoning and development standards to minimize light pollution, glare, and impacts on neighboring properties. While the city does not have a standalone dark sky ordinance, new development must comply with lighting standards including shielding requirements and California Title 24 energy efficiency standards for outdoor lighting.
Costa Mesa adopted its own Just Cause Residential Tenant Protections Urgency Ordinance on November 7, 2023, which prohibits landlords from terminating tenancies without a valid just cause reason. No-fault evictions require 60 days notice and relocation assistance equal to one month of HUD Fair Market Rent.
Costa Mesa does not have a local rent control ordinance but is subject to California's Tenant Protection Act (AB 1482), which caps annual rent increases at 5% plus the local Consumer Price Index (CPI) or 10%, whichever is lower, for qualifying rental properties. The city does not operate a rent board.
Costa Mesa does not currently require landlords to register rental properties with the city. A rental registry proposal was considered by the City Council in 2026 but was rejected by a 5-2 vote. Landlords must still comply with state and local landlord-tenant laws without any city registration requirement.
California AB 12 caps security deposits at one month's rent for nearly all Orange County residential tenancies starting July 2024, regardless of furnished or unfurnished status. Small mom-and-pop landlords retain a limited two-month exception.
Under California AB 1482, no-fault evictions in Orange County rental units (owner move-in, withdrawal from market, substantial remodel, government order) require landlords to provide one month's rent in relocation assistance or waive the final month's rent.
Orange County landlords using a no-fault eviction under AB 1482 must pay relocation assistance equal to one month of current rent, or waive the tenant's final month, regardless of tenant income or household size. OC has no enhanced county-level relocation tier.
California prohibits Orange County landlords from refusing to rent to applicants because they use a Section 8 housing-choice voucher or other government rental subsidy. Source-of-income protection became statewide under SB 329 in 2020.
California Civil Code 1940.2 prohibits Orange County landlords from using force, threats, fraud, utility cutoffs, or repeated false-eviction filings to coerce tenants into vacating. OC has not adopted a separate county-level tenant-anti-harassment ordinance like LA's TAHO.
California AB 1482 (Tenant Protection Act of 2019) requires landlords countywide in Orange County to provide written notice of statewide rent caps and just-cause eviction protections, or to certify a property's exemption status, in every lease and renewal.
The Orange County Housing Authority (OCHA) administers Section 8 housing-choice vouchers for most unincorporated areas and many cities. Landlords are required to accept voucher applicants under California source-of-income protection law, with OCHA setting payment standards.
Costa Mesa residents can post 'No Soliciting' signs to prohibit door-to-door salespeople and canvassers from approaching their property. Under the Municipal Code, solicitors must honor posted no-soliciting signs and leave immediately when asked by a resident. Ignoring these signs or refusing to leave constitutes a violation of the soliciting ordinance and may qualify as trespassing under state law.
Any person engaging in door-to-door peddling or soliciting in Costa Mesa must first obtain a permit from the Costa Mesa Police Department under Municipal Code Sections 9-114 through 9-133. Nonprofit solicitors must obtain a separate permit from the Finance Department at City Hall. Permits require identification, background check, and a fee. Soliciting is prohibited before 9:00 AM and after 9:00 PM.
Recreational drone operations in Costa Mesa are governed primarily by FAA regulations. Operators must register drones weighing over 0.55 pounds with the FAA, fly below 400 feet AGL, maintain visual line of sight, and yield to manned aircraft. Costa Mesa's proximity to John Wayne Airport (SNA) places much of the city within controlled airspace requiring LAANC authorization before flight. City parks prohibit drone takeoff and landing without prior Parks Division approval.
Commercial drone operations in Costa Mesa require FAA Part 107 Remote Pilot certification and additional authorization through LAANC or a Part 107 waiver due to John Wayne Airport's Class C airspace covering much of the city. Operators must carry liability insurance, obtain a Costa Mesa business license if operating commercially within city limits, and coordinate with the Police Department for operations near public events or critical infrastructure.
Costa Mesa limits residential building height to 35 feet in the R1 single-family zone and most residential districts. Two-story construction is the practical maximum in single-family zones. Accessory dwelling units may not exceed 16 feet for detached one-story units or 27 feet and two stories for attached or multi-story units. Height is measured from the finished grade to the highest point of the roof.
Costa Mesa's Zoning Code limits the total lot coverage of buildings and impervious surfaces in residential zones. In the R1 single-family district, structures may not cover more than approximately 55% of the total lot area. Lot coverage includes the footprint of the main dwelling, garage, accessory structures, and covered patios. Open lattice covers, uncovered decks, and swimming pools are generally excluded from lot coverage calculations.
Costa Mesa's Zoning Code (Title 13) establishes building setback requirements that vary by zoning district. In the R1 single-family district, typical setbacks are 20 feet for the front yard, 3 feet for interior side yards (combined minimum of 25% of lot width), and 10 feet for rear yards. Corner lots require additional street-side setbacks. Setback standards are detailed in Table 13-32 of the Municipal Code.
Costa Mesa requires prior city approval before removing any tree that was required by a site plan, landscaping condition, or planning approval. Trees shall not be destroyed or removed without review by the Planning Division, which may require a California licensed arborist report. Replacement trees of comparable size are required where possible. Street trees in the public right-of-way are city property and may not be trimmed or removed by residents.
Costa Mesa provides enhanced protections for heritage and significant trees through its planning and zoning standards. Trees designated as heritage specimens — typically defined by species, trunk diameter, or historical significance — require special review before removal or significant alteration. The city's Landscaping Standards require preservation of mature trees during development, and a California licensed arborist report may be required for any proposed work affecting heritage trees.
Costa Mesa requires replacement trees when approved tree removals occur on properties subject to site plan conditions or heritage tree protections. Replacement trees must be of a size and species consistent with the tree being removed, as directed by the Planning Division. Heritage tree removals may require enhanced replacement ratios of two or more trees per tree removed. Replacement plans must be approved before removal work begins.
Orange County protects coast live oak, Engelmann oak, California sycamore, and other native trees in unincorporated areas through grading, hillside, and oak woodland conservation provisions tied to CEQA review.
Costa Mesa does not impose a strict numerical limit on the number of garage sales a resident may hold per year. However, sales conducted frequently enough to resemble commercial activity — such as weekly or biweekly sales, or sales of new or purchased-for-resale merchandise — may be classified as a home business requiring a business license and compliance with home occupation permit requirements.
Costa Mesa does not require a permit for residential garage sales, yard sales, or estate sales conducted at the seller's own residence. Sales must be held on the property and may not spill onto sidewalks, parkways, or public streets. Signs advertising the sale are subject to the city's temporary sign regulations and must be removed immediately after the sale concludes.
Costa Mesa garage sales should operate during reasonable daylight hours, typically between 8:00 AM and 6:00 PM. While the Municipal Code does not specify exact garage sale hours, sales conducted early in the morning or after dark may generate noise and traffic complaints subject to the city's noise ordinance and nuisance provisions. Multi-day sales should be limited to weekend periods.
Costa Mesa offers an expedited, streamlined permitting process for small residential solar energy systems complying with AB 2188 and the California Solar Rights Act. Systems up to 10 kW AC on single-family or duplex dwellings qualify for simplified plan check through the city's online TESSA portal.
California's Solar Rights Act and AB 2188 protect Costa Mesa homeowners from unreasonable HOA restrictions on solar panel installations. HOAs may impose only reasonable restrictions that do not increase system cost by more than $1,000 or decrease efficiency by more than 10%, and must review applications within 45 days.
Costa Mesa city parks are closed to the public between 10:00 PM and 6:00 AM unless otherwise posted or authorized by a special event permit. Fairview Park, TeWinkle Park, and all other municipal parks enforce these hours. The Costa Mesa Police Department conducts regular park patrols and may cite individuals found in parks after hours for trespassing.
Costa Mesa enforces a juvenile curfew under Municipal Code Chapter 20, Article 2. Minors under age 18 may not be in public places between 10:00 PM and 6:00 AM Sunday through Thursday, and between 11:00 PM and 6:00 AM on Friday and Saturday nights. Exceptions apply for minors accompanied by a parent, traveling to or from work, or engaged in a First Amendment activity.
Food trucks operating in Costa Mesa must obtain a city business license and comply with Orange County Health Care Agency permitting for mobile food facilities. Trucks must have a valid OC Health permit, California seller's permit, and appropriate vehicle registration. Operation on private property requires the property owner's written consent and compliance with parking and zoning standards. Special event food vending at the OC Fairgrounds and city events requires separate event permits.
Costa Mesa regulates where food trucks and mobile vendors may operate through zoning and right-of-way regulations. Food trucks are generally permitted on private commercial property with owner consent but face restrictions near schools, residential zones, and established restaurants. The city does not maintain formally designated food truck zones but allows operations in commercial and industrial areas subject to parking and nuisance standards.
California does not mandate seismic gas shutoff valves for existing single-family homes. Some Orange County cities require them upon property sale. SoCalGas recommends but does not require automatic shutoff valves. Installation requires a plumbing permit.
Unincorporated Orange County does not mandate foundation bolting for existing homes. California's Earthquake Brace + Bolt (EBB) program offers grants up to $3,000 for qualifying homeowners to bolt their homes to foundations and brace cripple walls.
Unincorporated Orange County does not have a mandatory unreinforced masonry (URM) retrofit ordinance. California SB 547 required inventories of URM buildings but did not mandate retrofits. Few URM buildings exist in unincorporated OC areas due to newer construction patterns.
Orange County has not adopted a mandatory soft-story retrofit ordinance comparable to Los Angeles (Ordinance 183893) or Santa Monica (Ord. 2479CCS). Multi-family wood-frame buildings with tuck-under parking in unincorporated Orange County are governed only by the seismic provisions in the California Existing Building Code (CEBC) Chapter A4 'Earthquake Hazard Reduction for Existing Wood-Frame Residential Buildings' as adopted by the County of Orange Building Code (Codified Ordinances Title 7, Div. 1).
HOA architectural review in Orange County communities is governed by individual CC&Rs and the Davis-Stirling Act. Most large unincorporated communities require prior approval for exterior modifications. California law limits HOA authority over solar panels, drought-tolerant landscaping, EV chargers, and political signs.
HOA assessments in Orange County are governed by the Davis-Stirling Act. Regular assessments can increase up to 20% per year without member vote. Special assessments exceeding 5% of the annual budget require member approval. Delinquent assessments can result in liens and foreclosure.
CC&R enforcement in Orange County HOAs follows the Davis-Stirling Act. Violation notices must be specific and provide a hearing opportunity. Fines must follow a schedule in the operating rules. HOAs can place liens for unpaid fines but face limits on fine amounts and foreclosure authority.
HOA board procedures in Orange County are governed by the California Davis-Stirling Common Interest Development Act (Civil Code 4000-6150). Board meetings must be open to members with advance notice. Elections must follow secret ballot procedures. Annual budgets and financial reports are mandatory.
HOA disputes in Orange County follow the Davis-Stirling Act's dispute resolution framework. Internal Dispute Resolution (IDR) is the first step. Alternative Dispute Resolution (ADR) must be offered before litigation. The prevailing party in HOA lawsuits may recover attorney fees.
Orange County and OCFA require automatic fire sprinkler systems in all new one and two-family dwellings under California Residential Code Section R313, with additional triggers for substantial remodels and homes in wildfire areas.
Orange County enforces the California Green Building Standards Code (CALGreen) for all new construction and major remodels, requiring water efficiency, construction waste diversion, and indoor air quality measures verified at permit close-out.
Orange County zoning controls oversized homes on small lots through floor area ratio limits, height caps, and second-story setback rules in residential zones, particularly within unincorporated foothill and coastal communities.
Orange County rental and owner-occupied housing must remain free of vermin under California habitability law, with pest control work performed by Structural Pest Control Board licensed operators and tenting requiring OCFA notification.
Pre-1978 homes in unincorporated Orange County must comply with federal lead disclosure for sales and rentals, and renovations disturbing painted surfaces require EPA-certified RRP contractors under California Department of Public Health oversight.
Orange County and its cities cannot enforce sit-lie or anti-camping ordinances against unsheltered residents when no shelter beds are available, under Martin v. Boise (9th Circuit 2018) and subsequent Ninth Circuit case law shaping county enforcement.
Orange County coordinates encampment sanitation through OC Public Works, OC Health Care Agency, and the Office of Care Coordination, providing notice, storage of personal property, and sharps and biohazard cleanup before any flood-channel or right-of-way clearing operation.
Orange County operates bridge-housing and navigation centers in Anaheim, Fullerton, Santa Ana, and Tustin to provide low-barrier short-term shelter with case management, behavioral health, and connection to permanent housing through the OC Continuum of Care system.
Orange County HCA inspects every food facility and posts a color-coded A (pass), B (conditional), or C (closed) placard at the front door, visible to customers entering.
Orange County HCA Vector Control District compels property owners to eliminate rat and mouse harborage, with mandatory abatement orders when infestations threaten neighbors or public health countywide.
California Civil Code §1954.603 requires Orange County landlords to provide bed bug disclosures to tenants, prohibits retaliatory eviction for reporting infestations, and mandates licensed pest treatment when found.
California Medical Waste Management Act bans household sharps in regular trash; Orange County provides free mail-back kits and drop-off sites for needles, lancets, and EpiPens.
California Health and Safety Code §113948 requires all OC restaurant employees handling unpackaged food to obtain an ANSI-accredited food handler card within 30 days of hire and renew every three years.
California SB 270 and SB 1046 ban single-use plastic carryout bags at OC grocery stores, pharmacies, and large retailers; reusable or paper bags require a 10-cent minimum charge.
California SB 54 phases out expanded polystyrene foodware statewide by 2025; many OC cities including Laguna Beach, Huntington Beach, San Clemente, and Dana Point already ban EPS takeout containers, cups, and trays.
California AB 1276 requires OC food facilities to provide single-use utensils, napkins, stirrers, and condiment packets only when customers request them or affirmatively select them at self-serve kiosks.
California AB 1884 prohibits OC full-service restaurants from automatically providing single-use plastic straws; customers must explicitly request one. Many OC coastal cities go further and ban plastic straws outright.
California SB 793, affirmed by voters as Proposition 31 in 2022, bans the retail sale of flavored tobacco products including menthol cigarettes, flavored vapes, and flavored cigars throughout Orange County.
California SB 7 set the minimum tobacco purchase age at 21 in 2016, four years before federal Tobacco 21. OC retailers must check ID for any buyer who appears under 30 and face license suspension for sales to minors.
California requires statewide licensing of tobacco and vape retailers under the STAKE Act and the Cigarette and Tobacco Products Licensing Act. Business and Professions Code 22970 establishes uniform retailer licensing, while local governments may adopt stricter rules.
Orange County water retailers enforce outdoor irrigation schedules tied to Metropolitan Water District allocations and California state drought emergency regulations, typically limiting irrigation to specific days and hours.
Orange County water retailers operate leak hotlines and require prompt repair of customer-side leaks, with statewide California regulations also prohibiting visible water waste, runoff, and unrepaired plumbing leaks.
Orange County water retailers offer turf replacement rebates funded by Metropolitan Water District and member agencies, paying property owners per square foot of grass converted to California-friendly landscaping.
Orange County operates the world's largest potable water reuse system, the Groundwater Replenishment System, blending advanced-treated wastewater into the basin that supplies most of north and central county.
Development within Orange County's 42-mile Coastal Zone requires a Coastal Development Permit issued by the California Coastal Commission or the local jurisdiction acting under a certified Local Coastal Program.
California Government Code 65915 grants developers density bonuses, parking reductions, and concessions when projects include affordable, senior, or transitional housing units across all Orange County jurisdictions.
Orange County applies hillside management overlays in unincorporated foothills and canyon areas, restricting grading, ridgeline development, and density on slopes above defined gradients to protect viewsheds and wildfire safety.
Orange County and OCTA maintain a multi-jurisdictional bike network using California Vehicle Code Class I, II, III, and IV designations across regional trails, on-street lanes, and signed bike routes.
California Vehicle Code 312.5 defines three e-bike classes and applies countywide in Orange County, governing helmet rules, age limits, motorized speed caps, and where each class may operate.
Orange County has not adopted a local minimum wage, so the California statewide rate of $16.50 per hour applies to virtually all employees working in any OC city or unincorporated area as of January 2026.
California's Healthy Workplaces, Healthy Families Act guarantees at least 40 hours or 5 days of paid sick leave per year to most employees in Orange County, with no separate county or city expansion.
Senate Bill 54, the California Values Act, restricts how Orange County Sheriff and local police share information or hold individuals for federal immigration enforcement, applying countywide regardless of city policy.
Orange County does not require employers or contractors to use the federal E-Verify system, and California Assembly Bill 1065 prohibits cities and counties from forcing private employers to enroll beyond federal requirements.
Massage businesses operating in unincorporated Orange County must obtain a county business license and employ practitioners certified by the California Massage Therapy Council under state law.
Retailers selling tobacco or vape products in unincorporated Orange County must hold a state CDTFA tobacco license, and California's flavored-tobacco ban (SB 793) applies countywide regardless of any local licensing scheme.
Secondhand dealers and pawnbrokers in unincorporated Orange County must register with the OC Sheriff and report all transactions daily through the state CAPSS system to deter trafficking in stolen goods.
Tow truck operators in unincorporated Orange County must hold California Highway Patrol motor carrier permits and follow Vehicle Code §22658 limits on private-property trespass tows, including signage and immediate-release requirements.
Operating a commercial auto-repair business from a residence in unincorporated Orange County is prohibited; minor maintenance on personally owned vehicles is allowed within limits set by the OC Zoning Code.
Aggressive panhandling — soliciting near ATMs, in traffic medians, or with threatening conduct — is restricted in unincorporated Orange County under content-neutral safety provisions, while passive solicitation remains protected speech.
California Government Code §7597 bans smoking on all state beaches and parks, and OC Parks prohibits smoking and vaping in county parks; cigarettes and cannabis are restricted within 25 feet of building entrances under Labor Code §6404.5.
California Business & Professions Code §25620 prohibits possession of open alcoholic-beverage containers in public places, parks, and parking lots in unincorporated Orange County, with limited exceptions for licensed venues and designated entertainment zones.
Smoking, vaping, or ingesting cannabis in any public place, park, or vehicle on public roads is illegal in Orange County under Proposition 64 codified at Health & Safety Code §11362.3, even for adults 21 and over.
Orange County's Neighborhood Preservation division handles code enforcement for unincorporated areas. Reports can be filed 24/7 through the myOCeServices portal, by phone at 714-667-8853, or by email. The program is complaint-driven, with investigations only opening when the county receives a complaint.
Orange County Neighborhood Preservation investigates complaints based on priority. Safety hazards receive expedited response. Routine complaints are typically investigated within 2-4 weeks. The county focuses on voluntary compliance before pursuing administrative citations.
Common violations in unincorporated Orange County include unpermitted construction, property maintenance issues, illegal front yard fences (chain-link in front), abandoned vehicles, illegal signs, commercial activity in residential zones, and overgrown vegetation.
California's noxious weed list applies in Orange County. The OC Agricultural Commissioner enforces plant quarantines and pest regulations. The county's Water Efficient Landscape Ordinance requires new landscaping to use drought-tolerant species.
Orange County does not have a bamboo ban or containment ordinance. Running bamboo that spreads to neighboring properties may create civil liability under California nuisance law. Clumping bamboo is popular in OC landscaping and is unrestricted.
Front yard vegetable gardens are allowed in unincorporated Orange County under California AB 2561 (2022). The county encourages drought-tolerant landscaping and does not prohibit food production in residential yards. HOAs may have separate landscaping requirements.
Residential security cameras are permitted in unincorporated Orange County. California is a two-party consent state for audio recording (Penal Code 632). Video-only surveillance of your own property is generally unrestricted. Cameras should not be directed to capture areas where neighbors have a reasonable expectation of privacy.
California is a two-party (all-party) consent state for recording confidential conversations under Penal Code 632. Recording a conversation without all parties' consent is a criminal offense. Video recording without audio in public or on your property is generally permitted.
In unincorporated Orange County, fences up to 6 feet are generally allowed in side and rear yards. Front yard fences and walls are limited to 3.5 feet within visibility triangles. Chain-link fences are not allowed in front setback areas.
In unincorporated Orange County, one-story detached sheds under 120 square feet are exempt from building permits. Larger sheds require permits. All sheds must comply with zoning setbacks, lot coverage, and fire-zone requirements.
Fences under 6 feet do not require building permits in unincorporated Orange County if they comply with zoning requirements. Front setback fences have a 3.5 foot limit. No chain-link in front. Fences over 6 feet and retaining walls over 4 feet require permits.
Most renovation work in unincorporated Orange County requires building permits. Structural, electrical, plumbing, mechanical, and roofing work all need permits. Cosmetic work does not. Apply through OC Development Services.
Decks not more than 30 inches above grade are exempt from building permits in Orange County. Elevated decks, covered patios, and attached patio covers require permits. At-grade patios generally do not require permits.
California regulates concealed carry weapons licenses statewide under Penal Code 26150 through 26225. Senate Bill 2 (2023) imposes uniform sensitive-place restrictions and applicant standards, preempting local variations on issuance criteria and qualifications.
California preempts most local firearm regulation under Government Code 53071 and Penal Code 25605, reserving licensing, registration, and manufacture authority to the state. However, local governments retain limited authority over discharge, sensitive places, and zoning of gun businesses.
California broadly prohibits open carry of firearms statewide under Penal Code 25850 (loaded firearms in public) and Penal Code 26350 (open carry of unloaded handguns). The prohibition applies uniformly across all California cities and counties without local variation.
California prohibits carrying loaded firearms in vehicles statewide under Penal Code 25400 and 25850. Unloaded handguns transported in private vehicles must be in a locked container or the vehicle's locked trunk; long guns must be unloaded but need not be locked.
The California Land Conservation Act of 1965 (Williamson Act), Government Code 51200-51297.4, allows landowners to enter contracts with counties restricting land to agricultural use for ten-year minimum terms in exchange for reduced property tax assessment based on farming income.
The California Right to Farm Act under Civil Code 3482.5 protects established agricultural operations from nuisance lawsuits brought by neighbors who moved in after farming began. The law applies statewide and limits both private and local government nuisance actions.