Irvine Zoning Restrictions Rules (2026): What You Need to Know

Irvine Zoning Ordinance Chapter 3-19 establishes the regulatory framework for home occupations (home-based businesses) within the city. A home occupation is defined as a business, profession, or other economic activity conducted within a residential dwelling unit that is clearly incidental and secondary to the primary residential use of the property. The ordinance is designed to allow residents to engage in productive work from home while ensuring that the residential character of Irvine's neighborhoods is preserved and that neighboring residents are not adversely affected.

To legally operate a home-based business in Irvine, the business owner must first obtain a City of Irvine business license from the Finance Division. The business license application requires the owner to identify the nature of the business, confirm the residential address where it will be conducted, and attest to compliance with all home occupation conditions. The business license must be renewed annually and the applicable license fee paid. Operating a business from a residence without a valid business license is a code violation subject to citation and fines.

Chapter 3-19 imposes a series of conditions that every home occupation must satisfy. The business must be conducted entirely within the enclosed living area of the dwelling or within an attached garage that continues to provide the minimum required parking (the garage may not be converted entirely to business use if doing so eliminates required residential parking spaces). No exterior evidence of the business is permitted — the home's outward appearance must remain entirely residential, with no exterior signage, exterior lighting changes, or structural modifications visible from the street or neighboring properties. The business must not occupy more than 25 percent of the gross floor area of the dwelling unit. No more than one non-resident employee may work at the premises at any given time, and that employee must park on-site or in a manner that does not impact neighboring properties.

The home occupation must not generate impacts beyond what is customary in the surrounding residential neighborhood. This includes traffic, on-street parking demand, noise, vibration, odor, dust, glare, electrical interference, or heat. No commercial vehicles larger than a standard passenger van or pickup truck may be parked at the residence in connection with the business. Deliveries by commercial freight vehicles are limited to those typical of residential parcel delivery services. The manufacture, storage, or use of hazardous materials is prohibited. Specifically prohibited business types include retail stores or showrooms open to walk-in customers, automobile or vehicle repair or painting, welding or machining operations, medical or dental offices involving patient visits exceeding the traffic restrictions, and kennels or animal boarding. Contact the Community Development Department at (949) 724-6000 for zoning compliance questions or the Finance Division at (949) 724-6310 for business license applications.