Costa Mesa, CA Home Business: Zoning & Home Occupation Permits (2026)

Section 13-163 frames the policy: residential use is the primary use of residentially zoned property, and a home business is only allowed as a secondary use that stays compatible with a residential environment. Section 13-168 turns that policy into eleven concrete evaluation standards the planning division checks before issuing a permit. The business can employ no persons other than permanent residents of the premises, and there can be no direct sale of products, either wholesale or retail on the premises. Physically, no more than one room in the dwelling may be used for the home occupation, and no space outside the main building or in a garage may be used, though supplies may be stored in a garage if it doesn't reduce usable parking space.

The home cannot use utilities or community facilities beyond that normal to the residential use, and the operator cannot run material or mechanized equipment that isn't recognized as being associated with a normal household use or hobby. The exterior of the home cannot be altered by color, materials, construction, or lighting for the business, and interior remodeling is limited to the one room where the occupation is conducted. Signage is flatly barred: no signs shall be displayed in connection with the home occupation, and there shall be no advertising using the home address, aside from a telephone directory listing.

Delivery vehicles are capped at one-ton capacity, owned by the operator, and must be stored in a fully enclosed garage; larger commercial vehicles, trailers, and construction equipment cannot be kept at the property at all under section 13-168(i).