Costa Mesa, CA

The City of Costa Mesa requires dogs to be kept on a leash no longer than six feet when on any public street, sidewalk, park, or other public area. Dog owners must maintain physical control of their animals at all times when outside the confines of a securely enclosed private yard or residence. Costa Mesa's leash law applies uniformly to all dog breeds and sizes, and violations may result in citations from the Costa Mesa Police Department's Animal Control unit or Orange County Animal Care. Costa Mesa operates several city parks where dogs are welcome on-leash, including Fairview Park and TeWinkle Park, among others. The city also provides a designated off-leash dog park at the Costa Mesa Bark Park located within TeWinkle Park, where dogs may exercise off-leash within the fenced enclosure during posted hours. Outside of designated off-leash areas, all dogs must remain leashed in public spaces. Dogs are not permitted on playgrounds, athletic fields, or in posted restricted areas. Owners are required to immediately clean up after their dogs in all public areas. Failure to remove dog waste is a separate citable offense. Dogs must also be currently licensed through Orange County Animal Care, with a valid rabies vaccination on file. The leash and control requirements are enforced through both proactive patrols and complaint-driven responses.

Costa Mesa restricts the keeping of chickens and livestock in residential zones based on the zoning district and lot size. In standard single-family residential zones (R1), keeping chickens is significantly limited, and roosters are generally prohibited due to noise concerns. Larger livestock such as horses, goats, sheep, cattle, and pigs are prohibited in standard residential zones and are only permitted on properties zoned for agricultural or equestrian use, which are extremely limited within Costa Mesa's fully urbanized boundaries. The city's compact lot sizes and dense development pattern make livestock keeping impractical in most residential neighborhoods.

The City of Costa Mesa has no breed-specific legislation restricting or banning any particular dog breed. California state law expressly preempts local breed-specific bans: Food and Agricultural Code Section 31683 prohibits any city or county from declaring a specific dog breed to be inherently dangerous or vicious. All dog regulation in Costa Mesa is entirely behavior-based, applying equally to every breed regardless of appearance or lineage. Animal control services in Costa Mesa are provided by Orange County Animal Care (OC Animal Care). Individual dogs that have demonstrated dangerous or aggressive behavior may be declared potentially dangerous or vicious through a formal investigation and hearing process, regardless of breed. Owners of such dogs must comply with heightened confinement, insurance, signage, and spay/neuter requirements. These designations are based solely on the individual animal's documented behavior, never on breed identity. One narrow exception exists under California Health and Safety Code Section 122331, which allows localities to adopt breed-specific mandatory spay/neuter ordinances. However, Costa Mesa has not enacted any such provision, and all breeds are treated identically under current city and county regulations. Private HOAs and landlords may impose their own breed restrictions through CC&Rs or lease agreements, but these are private contractual matters not governed by the state preemption.

The City of Costa Mesa prohibits exterior signage for home-based businesses (home occupations) in residential zones. As a core condition of Costa Mesa's home occupation regulations, the business must not be evident from the exterior of the dwelling or from the street, and no signs, placards, banners, window displays, or other advertising visible from the outside of the home are permitted. This strict prohibition on home business signage is designed to preserve the residential character and visual consistency of Costa Mesa's neighborhoods. The prohibition extends to all sign types — including permanent wall-mounted signs, temporary A-frame or sandwich board signs placed on driveways or sidewalks, yard signs, banners, illuminated displays, and window signage visible from outside. Commercial vehicles with prominent business signage parked conspicuously in front of a home occupation may also constitute a violation of the residential appearance requirement, as they effectively function as commercial advertising in a residential setting. Costa Mesa's commercial sign regulations, which permit various types of business signage subject to size, height, illumination, and design review standards, apply only to properties in commercial and industrial zoning districts. Home occupations in residential zones do not qualify for any commercial sign permits. Businesses that require exterior signage to attract customers must operate from a commercially zoned location, of which Costa Mesa has many along Harbor Boulevard, Bristol Street, 19th Street, and other commercial corridors.

The City of Costa Mesa permits home-based businesses (home occupations) in residential zones subject to zoning regulations designed to preserve the residential character of neighborhoods. A home occupation in Costa Mesa must be clearly incidental and secondary to the primary residential use of the property. The business must be conducted entirely within the dwelling unit by the residents of the home, must not alter the residential appearance of the property, and must not generate noise, traffic, odor, or other impacts that exceed what is normal for a residential neighborhood. Costa Mesa requires a home occupation permit and a business license for home-based businesses. The application is reviewed by the Development Services Department to ensure compliance with zoning standards. The city's zoning ordinance limits the portion of the dwelling that may be used for the business, typically no more than 25 percent of the home's floor area. Only residents of the dwelling may work on-site; non-resident employees are not permitted to report to the home for work. Prohibited home occupations in Costa Mesa include auto repair, manufacturing, warehousing, retail sales with walk-in customers, beauty salons and barbershops with regular client visits, and any activity that would require commercial vehicle parking, outdoor storage of materials, or alteration of the home's exterior appearance. Costa Mesa is a mid-size Orange County city of approximately 112,000 residents with a mix of established residential neighborhoods, and the home occupation regulations are designed to ensure that business activities remain compatible with suburban living.

The City of Costa Mesa's home occupation regulations strictly limit customer and client traffic at residential properties where home-based businesses operate. The fundamental requirement is that a home occupation must not generate vehicular or pedestrian traffic that exceeds what is normal for the residential neighborhood. Walk-in retail customers, regular client appointments that bring a steady stream of visitors, and any activity that produces noticeable increases in vehicles parked on the street or in the driveway are generally incompatible with Costa Mesa's home occupation standards. Businesses that inherently require customer visits — such as retail shops, hair salons, medical offices, tutoring centers with multiple students, and repair services — must operate from commercially zoned locations. Costa Mesa's commercial districts along Harbor Boulevard, Bristol Street, 17th Street, and other corridors provide ample options for customer-facing businesses. Limited, infrequent client meetings at a home occupation may be permissible if they do not create a pattern of increased traffic visible to neighbors. Delivery activity is also regulated. While a home occupation may receive standard residential mail and parcel deliveries (USPS, UPS, FedEx), frequent deliveries by large commercial trucks, multiple daily courier stops, or the regular receipt or dispatch of pallets and freight are not consistent with residential use. Costa Mesa's established neighborhoods — including Eastside Costa Mesa, Mesa del Mar, Mesa Verde, and South Coast Metro-adjacent areas — are characterized by moderate-density residential patterns, and the home occupation standards are calibrated to protect the quality of life in these neighborhoods.

Costa Mesa Municipal Code (CMMC) Chapter 20-31 establishes quiet hours during which noise that disturbs the peace and comfort of residential neighborhoods is prohibited. Nighttime quiet hours run from 10 PM to 7 AM on all days of the week. During these hours, any noise source that is audible beyond the property line of a residential dwelling and that would disturb a person of normal sensitivity is unlawful. The ordinance broadly covers amplified music, loud parties, barking dogs, mechanical equipment, and any other source of unreasonable noise. Costa Mesa, a mid-size Orange County city with approximately 112,000 residents, sits between Newport Beach, Huntington Beach, and Irvine. Its mix of residential neighborhoods, commercial corridors along Harbor Boulevard and the 17th Street entertainment district, and proximity to South Coast Plaza and the OC Fair & Event Center create diverse noise management challenges. The city enforces quiet-hour protections for all residential zones, including areas adjacent to major commercial activity. During daytime hours (7 AM to 10 PM), noise that is willfully or negligently unreasonable and disturbs the peace and comfort of neighboring residents may still be cited as a public nuisance under general provisions. Residents may report noise complaints to the Costa Mesa Police Department non-emergency line at (714) 754-5252.

Costa Mesa Municipal Code Chapter 20-31 restricts construction activity in or adjacent to residential zones to specific daytime hours. Construction, demolition, grading, excavation, and similar activities are permitted Monday through Friday from 7 AM to 7 PM and on Saturdays from 8 AM to 5 PM. Construction work is prohibited on Sundays and city-observed holidays. All construction equipment must be properly muffled and maintained in good working order. Costa Mesa has experienced significant development activity, including residential infill projects, mixed-use developments along its commercial corridors, and the ongoing evolution of the South Coast Metro area. Construction noise complaints are a regular concern in established neighborhoods where new development or major renovation projects occur. The city's Building Division and Code Enforcement coordinate on construction noise matters. The city may issue after-hours construction permits for essential public infrastructure work, utility emergency repairs, or time-sensitive projects such as concrete pours that cannot be interrupted. These permits are reviewed case-by-case and typically include conditions limiting the duration and intensity of nighttime work as well as requiring advance notification to adjacent residents.

Costa Mesa Municipal Code Chapter 20-31 establishes quantitative exterior noise standards based on zoning district and time of day. Residential zones are subject to a 55 dBA limit during daytime hours (7 AM to 10 PM) and a 50 dBA limit during nighttime hours (10 PM to 7 AM). Commercial zones are held to 65 dBA at all hours, and industrial zones to 70 dBA. These limits are measured at the property line of the receiving property using the A-weighted decibel scale with slow meter response. When the noise source property and the receiving property are in different zoning districts, the lower and more restrictive standard applies. This provision is particularly relevant in Costa Mesa, where residential neighborhoods frequently abut the commercial corridors of Harbor Boulevard, Newport Boulevard, and the South Coast Metro area. The code includes adjustment provisions for short-duration noise events: sounds lasting 5 minutes or less in any one-hour period may exceed the base level by up to 5 dBA, and sounds lasting 1 minute or less may exceed it by up to 10 dBA. These quantitative standards primarily target fixed and ongoing noise sources such as HVAC units, pool pumps, compressors, generators, and commercial loading operations. Transient social noise including parties and music is typically enforced through the quiet-hours provisions rather than decibel measurement, though the decibel standards serve as useful benchmarks for complaints involving mechanical noise sources.

Costa Mesa Municipal Code Chapter 20-31 regulates outdoor amplified music and sound-producing devices. Radios, televisions, loudspeakers, and similar devices that produce sound audible beyond the property line at levels exceeding the applicable exterior noise standards constitute a violation. During quiet hours (10 PM to 7 AM), any amplified sound audible from a neighboring residence is subject to enforcement. The ordinance applies to both private property and commercial establishments. Costa Mesa is home to a significant entertainment and dining scene, particularly along the 17th Street corridor, the Triangle Square area, and the SoBECa (South of Bristol, East of the Costa Mesa Freeway) arts district. The city also hosts major events at the OC Fair & Event Center, including the annual Orange County Fair and year-round concerts and exhibitions. These establishments and venues operate under conditional use permits or event permits that include specific noise conditions, such as sound level limits, amplification cutoff times, and requirements to direct speakers away from residential properties. Outdoor events on public property or requiring special permits must obtain approval from the city. Private outdoor gatherings with amplified music must comply with residential exterior noise standards and quiet-hours rules. Sound trucks and mobile amplification systems require a separate permit and are restricted to daytime operation in residential areas.

Costa Mesa Municipal Code Chapter 13-225 regulates short-term home rentals (defined as rentals of 30 consecutive days or less) and requires operators to obtain a Short-Term Rental Permit from the city prior to advertising or operating. The permit application requires proof of property ownership or written authorization from the property owner, a floor plan showing sleeping areas and maximum occupancy, proof of current Transient Occupancy Tax (TOT) registration, evidence of liability insurance with a minimum of $1 million in coverage, and identification of a local responsible party available 24/7 within 30 minutes of the property. Costa Mesa adopted its STR ordinance in response to the rapid growth of vacation rental platforms and concerns from residential neighborhoods about noise, parking, and transient use in single-family zones. The city limits STR permits to owner-occupied properties or properties where the owner has designated a qualified local contact. The permit must be renewed annually and is non-transferable — it does not run with the property and must be reapplied if ownership changes. All STR operators are required to collect and remit the city's Transient Occupancy Tax (currently set at the same rate as hotels). Operators must also comply with all applicable building, fire, and health codes, and must post the STR permit number in all advertisements and listings.

Costa Mesa's short-term rental ordinance establishes strict occupancy limits to protect the residential character of neighborhoods. Overnight occupancy is capped at two guests per bedroom plus two additional guests, with an absolute maximum of 10 overnight guests regardless of the number of bedrooms. The overnight cap applies from 10 PM to 7 AM. Only guests who are registered on the booking are permitted to stay overnight. Daytime gatherings at STR properties are also regulated. Daytime occupancy may not exceed the overnight cap plus an additional 50 percent, and in no event may the total number of persons on the property at any time (day or night) exceed 15 people without a special event permit from the city. This provision was specifically designed to address complaints about large parties and gatherings at short-term rental properties that disrupt neighboring residents. The occupancy limits must be clearly posted inside the rental unit in a location visible to guests, along with the STR permit number, local contact information, emergency contact numbers, trash collection schedule, and parking rules. Failure to post house rules is itself a citable violation.

Costa Mesa requires all short-term rental operators to register their property with the city and comply with specific advertising and listing rules. Every STR listing on any platform (Airbnb, VRBO, Booking.com, or direct website) must prominently display the city-issued STR permit number. Listings that do not include a valid permit number are presumed to be operating unlawfully, and hosting platforms are expected to cooperate with the city in removing unpermitted listings upon notification. Operators must register with the city's Finance Division for Transient Occupancy Tax collection before their first guest stay. TOT returns must be filed and remitted quarterly, even in quarters with no rental activity (a zero return is required). The current TOT rate is consistent with the rate applied to hotels and motels within the city. Operators must maintain records of all guest stays, including dates, number of guests, and TOT collected, for a minimum of three years. The city maintains an active STR registry and conducts periodic compliance checks through platform monitoring and complaint investigation. Operators who fail to maintain current registration, fail to display their permit number, or fail to file TOT returns are subject to administrative action including fines, back-tax assessments, and permit revocation.

Costa Mesa regulates backyard fire pits and outdoor fireplaces under the California Fire Code as adopted locally and enforced by the Costa Mesa Fire & Rescue Department. Recreational fires in approved contained devices — such as manufactured fire pits, chimineas, and outdoor fireplaces — are permitted on private residential property provided they comply with specific setback, fuel, and supervision requirements. Fires must be contained in an approved device, limited to 3 feet in diameter and 2 feet in height, and situated at least 15 feet from any structure, fence, overhang, or combustible material. Only clean, dry, untreated firewood, manufactured fire logs, charcoal (in appropriate devices), or gas/propane fuel may be used. Burning of trash, yard waste, treated or painted lumber, plastics, or any other prohibited material is unlawful. Recreational fires must be attended at all times by a competent adult who has a means of extinguishment readily available, such as a garden hose or fire extinguisher. Fires must be fully extinguished before being left unattended. Permanent built-in fire pits and outdoor fireplaces require a building permit from the Costa Mesa Building Division. Gas-line fire pit installations require both a building permit and a plumbing permit and must be performed by a licensed contractor. Portable manufactured fire pits and propane units do not require a permit but must comply with all setback and fuel requirements. Wood-burning fire pits and fireplaces are subject to SCAQMD no-burn day restrictions.

Costa Mesa falls within the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and all open burning within city limits is governed by SCAQMD Rule 444 and related regulations. Open burning of trash, yard waste, construction debris, painted or treated lumber, and all other non-approved materials is prohibited year-round on residential and commercial properties. No residential burn permits are issued in Costa Mesa — backyard burning of waste materials is not allowed under any circumstances. Approved disposal methods include curbside green waste collection through the city's waste hauler and self-hauling to approved facilities. SCQAMD Rule 444 establishes the comprehensive framework for open burning prohibitions throughout the South Coast Air Basin, which includes all of Orange County. The rule prohibits any outdoor fire for the purpose of disposing of combustible refuse, clearing land, or burning agricultural waste without a specific SCAQMD permit, which is not available for residential properties. Recreational fires in approved contained devices using clean fuel are the only exception, and even those are subject to mandatory no-burn day restrictions. SCQAMD declares mandatory no-burn days (also called curtailment days) when air quality conditions indicate that particulate matter concentrations may reach unhealthy levels. No-burn days are most commonly declared between November and March but can occur at any time of year during poor air quality events, including wildfire smoke conditions. On no-burn days, all wood-burning fires — including recreational fires in fire pits, outdoor fireplaces, and indoor wood-burning fireplaces — are prohibited. Gas-fueled and propane-fueled devices remain permitted during no-burn days. Residents can check no-burn status at aqmd.gov, by calling (866) 966-3293, or through the SCAQMD mobile app.

Costa Mesa permits recreational backyard fires in approved portable fire pits and outdoor fireplaces under specific conditions, while prohibiting open burning of trash, vegetation, and debris year-round. The city falls within the South Coast Air Quality Management District (SCAQMD), which imposes mandatory No-Burn day restrictions on wood-burning during winter months. Recreational fire features must use manufactured fire pits or permanently installed outdoor fireplaces that meet clearance and safety requirements established by the Costa Mesa Fire Department and the California Fire Code as adopted by the city.

Costa Mesa imposes strict regulations on the parking and storage of recreational vehicles, boats, trailers, and other oversized vehicles in residential zones. On public streets, RVs and boats are subject to the 72-hour parking limit and additional oversized vehicle restrictions. On private residential property, RVs and boats must generally be stored behind the front building setback line and screened from public view. Costa Mesa's relatively compact residential lots, combined with the city's proximity to coastal recreation areas, make RV and boat storage a frequent code enforcement concern in many neighborhoods.

Costa Mesa regulates how vehicles may be parked on residential property through its zoning code and property maintenance standards. All vehicles on residential property must be parked on approved paved surfaces, and parking on unpaved areas such as front lawns, dirt, or landscaped areas is prohibited. Vehicles parked in driveways must not obstruct public sidewalks, and inoperable or unregistered vehicles may not be stored in open view. Costa Mesa's mix of older postwar neighborhoods and newer planned developments creates varying driveway configurations that affect how on-property parking rules apply in practice.

Costa Mesa restricts the parking of oversized commercial vehicles on residential streets to preserve neighborhood character and ensure safe traffic flow. Commercial vehicles exceeding specified weight and size thresholds are prohibited from overnight parking on residential streets. The city's geographic layout — with residential neighborhoods bordered by major commercial corridors like Harbor Boulevard, Bristol Street, and the South Coast Metro area — creates situations where commercial vehicle operators seek to park in residential areas. Short-term parking for active loading, delivery, and service work is generally permitted, but extended storage of commercial vehicles in residential zones is not allowed.

Costa Mesa enforces a 72-hour street parking limit on all public streets citywide, prohibiting any vehicle from remaining in the same location for more than 72 consecutive hours. The city also maintains posted time-limited zones near commercial corridors, schools, and high-traffic areas. Street sweeping schedules require vehicles to be moved on designated days, and certain neighborhoods near the Orange County Fairgrounds and South Coast Plaza experience heightened parking demand during events. Costa Mesa Parking Enforcement, operated through the Police Department, actively patrols and responds to resident complaints about long-term parked vehicles and parking violations.

Costa Mesa's zoning code establishes maximum fence and wall heights that vary by location on the property and the underlying zoning district. In residential zones, fences in the front-yard setback area are generally limited to 42 inches (3.5 feet), while side-yard and rear-yard fences may be up to 6 feet in height. Corner lots have additional height restrictions within the sight-line visibility triangle at intersections to ensure traffic and pedestrian safety. Taller fences or walls may be possible through the city's planning review process in certain circumstances.

Costa Mesa generally does not require a building permit for standard fences and freestanding walls that are 6 feet or less in height, consistent with the California Building Code exemption. Fences and walls exceeding 6 feet, retaining walls over 4 feet in height (measured from the bottom of the footing to the top of the wall), and fences incorporating electrical components such as automated gates or integrated lighting require building permits. Even when a permit is not required, all fences must comply with the CMMC zoning code's height limits, setback requirements, and material restrictions.

Fence disputes between neighbors in Costa Mesa are governed primarily by California Civil Code Section 841, the Good Neighbor Fence Act of 2013, which establishes a statutory framework for shared responsibility of boundary line fences. Under this state law, adjoining landowners are presumed to share equally in the reasonable costs of constructing, maintaining, and replacing a fence on the property boundary. The City of Costa Mesa does not mediate boundary fence disputes or property line disagreements between neighbors, but does enforce zoning code compliance regarding fence height, materials, and placement on individual properties.

The City of Costa Mesa requires property owners and occupants to maintain their yards and landscaped areas in a clean, orderly condition as part of its property maintenance and nuisance abatement ordinances. Grass, weeds, and vegetation on residential and commercial properties must not be allowed to grow to excessive heights that create a fire hazard, harbor rodents or vermin, or constitute a visual blight on the neighborhood. While the Costa Mesa Municipal Code frames the requirement in terms of maintaining property free from nuisance conditions rather than specifying a single numeric inch limit, the city's code enforcement practice generally treats unmaintained vegetation exceeding approximately 12 inches as presumptively excessive and subject to a notice of violation. Properties must be kept free of dead vegetation, overgrown landscaping, and any growth that obstructs public sidewalks, rights-of-way, or sight-distance triangles at intersections and driveway approaches. Costa Mesa's Code Enforcement Division conducts both complaint-driven and proactive area inspections to ensure compliance. The city encourages water-efficient landscaping consistent with California's Model Water Efficient Landscape Ordinance, but replacement landscaping must be maintained in an orderly condition — bare dirt, dead plantings, and accumulated debris are not acceptable alternatives to a maintained lawn. During the spring and summer months, when Southern California's climate promotes rapid growth, code enforcement activity increases. Costa Mesa is located in a coastal Orange County area with moderate fire risk, and dried, unmaintained vegetation remains a concern, particularly on properties adjacent to open space areas such as the Talbert Nature Reserve and the Santa Ana River corridor. Property owners in these locations should be especially diligent about clearing dried grass and dead vegetation.

The City of Costa Mesa regulates tree trimming and removal through its Municipal Code and the Public Services Department. Trees located in the public right-of-way — including street trees, parkway trees planted between the sidewalk and curb, and trees in medians — are city property and may not be trimmed, pruned, or removed by private individuals without prior written authorization from the Public Services Department. Costa Mesa maintains an active urban forestry program and contracts for regular maintenance of city-owned trees on a rotating cycle throughout the city's neighborhoods. For trees on private property, Costa Mesa does not require a general permit for routine pruning and maintenance. Property owners are free to trim, shape, and maintain their own trees. However, trees that are part of a condition of approval for a development project — such as required landscape screening — may not be removed without city authorization. Additionally, any tree work near overhead power lines must be coordinated with Southern California Edison, and only qualified utility-approved contractors should work within the utility clearance zone. Costa Mesa encourages property owners to hire International Society of Arboriculture (ISA) certified arborists for major tree work, including removals of large specimens, crown reductions, and structural pruning. The city also has specific requirements regarding tree preservation during construction projects, where significant trees on or adjacent to a development site may be required to be protected or replaced as a condition of the building permit.

The City of Costa Mesa requires property owners to maintain their properties free from excessive weeds, brush, and overgrown vegetation through its nuisance abatement and property maintenance ordinances. Uncontrolled weed growth is treated as a public nuisance that can harbor rodents and vermin, create fire hazards, reduce neighboring property values, and detract from neighborhood aesthetics. Costa Mesa's Code Enforcement Division enforces weed abatement standards on both occupied and vacant parcels, with particular attention to vacant lots and unimproved properties that are prone to unchecked seasonal growth. Costa Mesa is served by the Orange County Fire Authority (OCFA) for fire protection services, and the city coordinates with OCFA on seasonal fire clearance and weed abatement programs. Properties located adjacent to open space areas — including the Talbert Nature Reserve, the Santa Ana River trail corridor, and other natural areas — may receive annual fire clearance notices from OCFA requiring the removal of all dead vegetation, dry brush, and combustible plant material within specified distances from structures and property lines. These OCFA requirements operate in parallel with the city's own weed abatement ordinance. Property owners receive a notice of violation with a compliance deadline before any fines or city-performed abatement costs are imposed. Typical deadlines range from 10 to 30 days depending on the severity and fire risk. During Orange County's fire season (typically May through November), enforcement activity increases and compliance deadlines may be shortened for fire-hazard-related vegetation.