Chapter 17.18 — COMMERCIAL DISTRICTS

This chapter establishes use regulations and development standards for the City's commercial districts. Commercial districts are intended to provide suitable locations for a wide variety of commercial enterprise, as well as certain residential developments which benefit from locations within or adjacent to commercial districts.

(Prior code 17.40, 17.42, 17.43, 17.44, 17.45; Ord. 12-95)

Seven commercial zone districts are established as follows:

• A. Office Professional (OP). This district permits single family residences and professional offices. Limited retail and service commercial uses are permitted only when clearly incidental to the permitted primary office use. Intended to preserve historic structures by allowing their conversion to office use, in areas which are transitioning from residential to office uses, and to accommodate professional offices along arterial streets, where more intensive commercial uses would conflict with adjacent residential uses.

• B. Commercial Professional (CP). This district permits lower intensity office, general retail and service commercial businesses.

• C. Limited Business (C1). This district permits lower intensity office, general retail and service commercial businesses.

• D. Limited Business—Tustin Redevelopment Project Area (C-TR). This district applies only to the Tustin Redevelopment Project Area and is designed to permit commercial uses developed in a manner consistent with the goals and programs of the redevelopment project.

• E. General Business (C2). This district allows a broad range of commercial uses.

• F. Commercial (C3). This district provides an area where retail sales and services along with related assembling, processing, and manufacturing can be carried out.

• G. Commercial Recreation (CR). This district is intended to provide for commercial and office uses with a specific focus upon entertainment and recreational uses, regional and community-serving retail and service uses, and higher intensity office developments. This district classification was created for the Katella Avenue Corridor based upon its status as a "Smart Street" and its proximity to the regional serving stadium and arena in the adjoining City to the west.

(Prior code 17.38, 17.40, 17.42, 17.43, 17.44, 17.45; Ord. 12-95)

§ 17.18.030. through § 17.18.070. (Reserved)

All uses shall be conducted entirely within a completely enclosed building, with the following exceptions:

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City of Orange, CA

ORANGE CODE

§ 17.18.080

§ 17.18.100

• A. The dispensing of gasoline and related customer service at a service station;

• B. Seasonal Christmas tree and pumpkin sales;

• C. Permitted agricultural uses;

• D. Swimming pools;

• E. Outdoor eating facilities in connection with permitted restaurants;

• F. Commercial nurseries, lumber, building material, pottery and ceramic yards; provided that the outdoor sales and storage areas shall be surrounded by a view-obscuring wall, fence or landscaping of minimum height of six feet, except that plant materials may be secured by a decorative, rather than view obscuring fence. Material stored behind the screening shall not be visible above the screening;

• G. Automobile sales or leasing agencies;

• H. Off-street parking and loading facilities;

• I. Temporary outdoor displays, as described in Section 17.36.150 of this title; and

• J. Other uses similar in character to those listed above, as determined by the Community Development Director.

(Prior code 17.42.400; Ord. 12-95)

• A. Commercial Uses. All commercial uses and buildings shall conform to the development standards outlined in this division. The Commercial Recreation (CR) development regulations state the general rules that shall be observed by all development projects to provide for the continued orderly development of the Katella Avenue Corridor area, and to protect the public health, safety and welfare. It is essential to the community's economic benefit and the preservation of competitive business growth potential to continue development in a quality manner.

• B. Residential Uses.

  1. CR Zone. Residential uses are prohibited in the Commercial Recreation (CR) zone.

  2. C2 and C3 Zones. Senior housing in the C2 and C3 zone districts shall comply with the development standards applicable to the R-4 zone district.

3. CR Zone. Residential uses are prohibited in the Commercial Recreation (CR) zone.

(Prior code 17.35; Ord. 12-95; Ord. 21-95; Ord. 05-16, 2016)

• A. In the OP district a minimum lot size of 7,000 square feet and minimum lot width of 70 feet, measured at the front yard setback line, shall be required.

• B. In the CR district the size and shape of building site areas shall be adequate to allow the full development of the proposed Commercial Recreation use in a manner consistent with the following concerns:

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City of Orange, CA

ZONING

§ 17.18.100

§ 17.18.120

1. Adequate provision shall be made to promote safe and orderly access and circulation of pedestrian and vehicular traffic within the site and from public streets and adjacent developments.

2. Adequate provision shall be made for buildings to be sited to allow for functional use of space between structures, and to provide areas for parking, access and landscaping.

3. Adequate provision shall be made to ensure the compatibility of the site development with surrounding development in regard to size, scale, building and site design, and limitation of overshadowing effects.

4. Further, the proposed development shall not limit or adversely affect the growth and development potential of adjacent properties or the general area in which the proposed development shall be located.

• (Ord. 12-95; Ord. 21-95)

Table 17.18.120 indicates the maximum permitted building height. Additional building height may be considered by a conditional use permit before the Planning Commission.

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Table 17.18.120
MAXIMUM PERMITTED BUILDING HEIGHT (b)
Within 120 Feet of a
Residential District All Other Locations
Zone District Feet Stories Feet Stories
OP 32 2 30 2
CP 32 2 See note (a) below See note (a) below
C1 32 2 See note (a) below See note (a) below
C-TR 32 2 See note (a) below See note (a) below
C2 32 2 See note (a) below See note (a) below
C3 32 2 See note (a) below See note (a) below
CR 32 2 See note (c) below See note (c) below
----- End of picture text -----

NOTES:

• (a) Building height may exceed 32 feet provided no part of the building exceeds one-quarter of the horizontal distance, measured in feet, between the ground point of the building and the nearest residential district boundary line.

• (b) All buildings located in commercial districts within the boundaries of Old Towne shall not exceed two stories or 32 feet, nor the heights of adjacent buildings, whichever is less.

• (c) In the CR zone, maximum permitted building height is as follows:

  • (i) Along Katella Avenue between Glassell and Batavia Streets, the maximum building height is 65 feet (four to five stories);

  • (ii) Along Katella Avenue west of Batavia Street to the City's limit, the maximum building height is 170 feet (12 stories).

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City of Orange, CA § 17.18.120

ORANGE CODE

§ 17.18.130

(17.45.500; 17.44.500; 17.43.040; 17.42.110; 17.40.110; prior code 17.38.110; Ord. 12-95; Ord. 21-95)

All required yard areas shall be landscaped and adequately maintained. The minimum yard areas specified in Table 17.18.130 shall be provided. The following additional requirements shall apply to required yard areas.

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Table 17.18.130
MINIMUM REQUIRED YARD SETBACKS IN FEET
Minimum Required Yard Setbacks in Feet
Reverse or
Interior Side Corner Lot Side
Zone District Front Yard Yard Yard Rear Yard
OP 10 (a,c) 5 10 10
CP 10 (a) 0 10 10
C1 10 (a,c) 0 (d) 10 0 (b)
C-TR 10 (a) 0 10 0 (b)
C2 10 (a,c) 0 (d) 10 0 (b)
C3 10 (a,c) 0 10 0 (b)
CR 20 (e,f) 0 10 (e,f) 0 (e)
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Notes:

• (a) In cases where the frontage of the block is partially within a residential district, the required front yard shall be the same as required for the residential district.

• (b) In cases where the rear yard abuts a single-family residential district, and where the proposed commercial building exceeds either one story or 20 feet in height, a rear yard setback of at least 10 feet shall be required.

• (c) For buildings located within the Old Towne Historic Districts the following front yard requirements shall apply:

  • (1) Within the Plaza Historic District a zero foot setback shall be maintained.

  • (2) Within the Downtown Core, Glassell Street and Chapman Avenue shall comply with note (1) above. All other properties within the Downtown Core shall have a front yard setback equal to or greater than the average of the setbacks provided on adjacent structures facing the same street.

  • (3) Within the Spoke Streets, no front yard setback shall exceed 25 feet and a minimum 15 foot front setback is required for parking area. The following setbacks shall also apply:

    • (i) North Glassell—15 feet

    • (ii) West Chapman—zero feet

    • (iii) South Glassell & East Chapman—15′

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City of Orange, CA § 17.18.130

ZONING

§ 17.18.140

Notes:

• (4) Within the residential quadrants, all properties shall have a front yard setback of 20′.

• (5) Exceptions to notes (2) through (4) above:

  • (i) Additions or modifications to existing commercial and industrial structures that were originally constructed with a zero foot front setback, may maintain the zero foot front setback;

  • (ii) All properties within the boundaries of the Santa Fe Depot Specific Plan area shall comply with the setback standards of the specific plan.

• (d) All buildings located within the Old Towne Spoke Street District shall have a five foot side yard setback, except that a 0′ setback is permitted along West Chapman Avenue.

• (e) When adjacent to a local street, the yard setback shall be 10 feet.

• (f) Off-street parking, trash enclosures and mechanical equipment shall not encroach within the required commercial recreation yard areas.

• A. Front Yards. The required front yard shall not be used for off-street parking.

• B. Side Yards. On corner lots, off-street parking shall not be permitted in any exterior (street) side yard.

• (Ord. 20-82; Ord. 12-95; Ord. 21-95; Ord. 19-97)

• A. Purpose. The purpose of these provisions is to allow the development of reduced-size dwelling units, defined as single room occupancy (SRO) units, which provide additional options for affordable housing opportunities. These SRO regulations establish development and operational standards for single-room occupancy units and are considered to be in addition to the regulations of the underlying zoning districts where SRO development is permitted.

• B. Affordability. All units within SRO projects shall be deed restricted, via an affordable housing agreement with the City, for occupancy by very low- and low-income individuals as defined by the City's housing element, with the exception of a 24-hour manager unit.

• C. Applicability. The standards contained in this section shall apply to all SRO units.

• D. Development and Operational Standards.

  1. Occupancy. A SRO unit shall be occupied by not more than two persons. Occupancy of SRO units may be restricted to seniors.

  2. Tenancy. Tenancy of SRO units shall be offered for a minimum of 30 days or longer.

  3. Unit Size. The minimum size of a SRO unit shall be 150 square feet and the maximum size shall be 375 square feet.

  4. Management. A SRO management plan shall be submitted to, reviewed, approved, and enforced by the Community Development Director or designee. The management plan shall be approved before issuance of a certificate of occupancy. The management plan shall contain management policies, operations, emergency procedures, overnight

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City of Orange, CA § 17.18.140

ORANGE CODE

§ 17.18.140

guest policy, security program including video cameras monitoring building access points at every floor, rental procedures and proposed rates, maintenance plans, staffing needs, and tenant mix, selection and regulations. An on-site 24-hour manager is required in every SRO project. A manager's unit shall be provided which shall be designed as a complete residential unit and be a minimum of 300 square feet in size, and a maximum of 1,000 square feet in size.

Each SRO project may be subject to review at any time by the City, which includes, but is not limited to, the review of management services, property maintenance, or property operations. Income levels shall be verified by a third party and submitted to the City annually on the anniversary date of the project's certificate of occupancy or final inspection, whichever is last. The SRO management plan shall define third party verification criteria. The SRO project owner shall be responsible for filing an annual report with the Community Development Department, which includes the range of monthly rents, the monthly income of residents, occupancy rates, and the number of vehicles owned by residents.

5. Entrances. All SRO units shall be independently accessible from a single main entry, excluding emergency and other service support exits, which shall be situated adjacent to and in full view of the manager's desk.

6. Cooking Facilities. Cooking facilities shall be provided either in individual units or in a community kitchen. Where cooking is in individual SRO units, each unit shall have a sink with hot and cold water, with a garbage disposal, a countertop measuring a minimum of 18 inches wide by 24 inches deep, with dedicated electrical outlets and a microwave oven or properly engineered cook top unit pursuant to Building Code requirements, and a refrigerator. A complete kitchen facility available for residents shall be provided on each floor of the structure, if each individual unit is not provided with a minimum of a refrigerator and a microwave oven.

7. Bathroom Facilities. A SRO unit is not required to, but may contain, partial or full restroom facilities. A partial restroom facility shall have a toilet and sink in an enclosed compartment with a door. This compartment shall be a minimum of 15 square feet. A full restroom facility shall have a toilet, sink, and bathtub, shower, or bathtub/shower combination. If a full bathroom facility is not provided, common bathroom facilities shall be provided in accordance with the California Building Code for congregate residences with at least one full bathroom per floor on the same floor as the units it is intended to serve and shall be accessible from a common area or hallway and one full bathroom per four units. Each shared shower or bathtub facility shall be provided with an interior lockable door.

8. Closet. Each SRO unit shall have a separate enclosed closet. The closet shall be at least 120 cubic feet with a minimum four-foot horizontal dimension along one plane.

9. Common Area. A minimum of ten square feet for each unit or 250 square feet, whichever is greater, shall be provided for a common area within the building and shall be accessible to all residents at all times. All common areas shall be within the building occupied by SRO units. Dining rooms, meeting rooms, recreational rooms, or other similar areas approved by the City shall be considered common areas. Shared bathrooms, shared kitchens, janitorial storage, laundry facilities, utility rooms, secured office area, and common hallways shall not be considered as common areas.

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City of Orange, CA

ZONING

§ 17.18.140

§ 17.18.160

Common area shall be provided on the ground floor adjacent to the entry area, managers unit, and office. The common area shall provide a central focus for tenant social interaction and meetings.

10. Office. A secured office area shall be incorporated in the facility for the storage of confidential resident records and security office personnel.

11. Mailboxes. Mailboxes shall be provided for each unit, located near the lobby in plain view of the entry desk.

12. Laundry Facilities. Laundry facilities shall be provided in the building, in a separate room, at the ratio of one washer and dryer for every 10 units, with at least one washer and dryer per floor.

13. Janitorial Storage. A cleaning supply room or utility closet with a wash tub with hot and cold running water shall be provided on each floor of the SRO facility.

14. Parking. See Section 17.34.060 (Required Number of Parking Spaces).

(Ord. 11-25, 6/24/2025)

Off-street parking and loading shall be provided as required in Chapter 17.34 of this title. (Prior code 17.76; Ord. 20-82; Ord. 12-95; Ord. 1-95)

Landscaping shall be provided as specified in Orange Municipal Code Chapter 16.50 (Landscaping Requirements). The following site specific requirements have been reiterated to assist in project design.

• A. On-Site Area Requirements.

  1. Setback Areas.

     • a. Front Property Lines. Landscape the front yards of all buildings facing a street, entire setback area or 10 feet minimum planter width, whichever is greater.

     • b. Interior Side and Rear Property Lines. When a building is not on the property line, a landscape planter a minimum of four feet wide, clear inside dimension, shall be required along all side and rear property lines. Car overhangs shall not be included within the required four feet. If perpendicular parking is used at property lines, the minimum planter width shall be six feet, clear inside dimension, excluding car overhangs.

  2. Parking Areas. All parking visible from public streets is required to be screened with five gallon shrubs at three feet on center. Berms of three feet may be used if landscape area is 20 feet wide or greater.

  3. Trash Enclosure. A minimum four foot wide landscaped planter, clear inside dimension, shall be provided on at least two sides of all trash enclosures.

• B.

• Landscape Material and Size Requirements.

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City of Orange, CA § 17.18.160

ORANGE CODE

§ 17.18.160

1. On-site Landscaping.

   • a. Trees. Trees are required throughout the project site within all parking areas and along all property lines, including side yards and backyards, where buildings are away from the property line. They need to be located randomly throughout the project site unless determined otherwise through site plan and design review. Larger tree specimens are encouraged to be used along the property's street frontage.

     • i. Size. Twenty-five percent shall be in 24 inch box, and 75% shall be in 15 gallon containers. Larger tree sizes will be required for sites larger than one acre in size;

     • ii. Number. To calculate the quantity of trees required on a project, add together the total length of all the perimeter property lines (all sides), the total length of the perimeter of the buildings, and the total length of all parking rows on the site, and divide by 36.

   • b. Shrubs. Shrubs are encouraged throughout the project site within all parking areas, setbacks and around building footprints.

     • i. Size. All shrubs shall be five gallon, except for plants like Agapanthus, day lilies, and plants used for ground cover, which may be one gallon, or flatted materials;

     • ii. Number. Shrubs at the foundation lines of all buildings and four feet minimum width planters at all elevations seen from the street, shall be planted with five gallon materials at three feet on center.

2. Street Tree Requirements. All street trees will be approved on a project by project basis through the design review process and based upon the City's master street tree list. Appendix (x) contains the specific designated street tree list for the Northwest Specific Plan area. Trees shall be located in compliance with the following Public Works setback requirements:

   • a. 30 feet from property line on corner lots;

   • b. 15 feet from lamp standards;

   • c. 10 feet from fire hydrants and sewer laterals;

   • d. Eight feet from driveways and water meters;

   • e. Five feet from service walks.

• C. Specifications for Landscaping Plans. The following specifications should be included on landscaping plans submitted for review:

  1. All species of plant material to be used, with sizes and quantities.

  2. All hardscaping and proposed site ground signage.

  3. All existing trees to be removed (indicate species and trunk diameters). Property owners are encouraged to save existing trees whenever possible.

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City of Orange, CA

ZONING

§ 17.18.160

§ 17.18.230

4. Note on plans that a fully automated irrigation system will be provided. Also, note on plans that "applicant is required to verify street tree requirements with the Park Division."

• (Ord. 12-95; Ord. 21-95)

All signs shall comply with the requirements outlined in Chapter 17.36 of this title. (Prior code 17.78; Ord. 12-95; Ord. 21-95)

• A. All mechanical and air conditioning equipment shall be shielded and screened from view from adjacent streets and properties. The screening shall be integrated architecturally with the building. Ground-mounted equipment screening shall consist of a solid wall, solid fence, or sufficient landscaping. Otherwise, such equipment shall be enclosed in a building.

• B. All mechanical equipment shall be baffled for sound.

• C. Mechanical equipment may not be located in required yard setback areas. (Ord. 4-86; Ord. 14-93; Ord. 12-95; Ord. 21-95)

All commercial developments shall provide solid waste collection areas adequately and conveniently placed throughout the development. Solid waste collection areas include solid waste enclosures which shall meet or exceed the Department of Public Works standard for solid waste enclosures. The Public Works Director (or designee) may adjust or waive these requirements. Compliance with AB 827 is required, which includes providing source-separated receptacles for customers.

(Prior code 17.74.110; Ord. 12-95; Ord. 21-95; Ord. 09-22, 2022)

The installation of utility lines shall comply with Section 12.44.010 of the Orange Municipal Code.

(Ord. 20-82; Ord. 12-95; Ord. 21-95)

New commercial and mixed use developments and redevelopment resulting in a job site employment of 100 persons or more are required to prepare a "Transportation Demand Management Program," Chapter 10.83.

(Prior code 17.77; Ord. 12-95; Ord. 21-95; Ord. 12-21, 2021)

Developments within Old Towne shall conform to the Historic Preservation Design Standards for Old Towne Orange. Refer to Section 17.17.030 for delineation of the limits of Old Towne. (Ord. 12-95; Ord. 21-95)

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City of Orange, CA

ORANGE CODE

§ 17.18.230

§ 17.18.240

Development within the C-TR zone district shall comply with design guidelines and regulations established for the Tustin Street Redevelopment Project Area. (Prior code 17.43; Ord. 12-95; Ord. 21-95)

Development within the Southwest Redevelopment Project Area shall comply with the design standards for the amendment to the Southwest Project Area. (Prior code 17.69; Ord. 12-95; Ord. 21-95)

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City of Orange, CA