Chapter 17.10: COMMERCIAL AND INDUSTRIAL ZONES

The purposes of the commercial and industrial zones are as follows:

Commercial-Professional Office Zone (C-O). The C-O zone is established to accommodate administrative and professional offices, retail commercial uses, restaurants and other food service uses, and other complementary uses and facilities. The C-O zone implements the General Plan Professional Office land use designation.

General Commercial Zone (C-G). The C-G zone is established to accommodate a wide range of retail sales, business, dining, personal, and professional services, as well as entertainment and lodging. The land uses allowed in this zone will generally serve the entire community and the region. The C-G zone implements the General Plan Retail Business land use designation.

Planned Light Industrial Zone (P-L-I). The P-L-I zone is established to accommodate manufacturing, research and development, product assembly, equipment repair, and other light manufacturing businesses that have limited environmental impact in terms of noise, traffic, odors, hazardous materials use/production, and vibration. Other allowed uses include indoor commercial recreation uses such as fitness studios, sports courts/fields, and sports instructional facilities, provided such uses can be found compatible with and not detrimental to the operations of the primary permitted light industrial uses. The regulation of uses and standards of development identified for the P-L-I zone are those deemed necessary to provide the proper environment for industrial businesses, and to provide the proper safeguards to protect nearby residential, commercial, and public uses. The P-L-I zone implements the General Plan Planned Industrial land use designation.

(Ord. 688 § 1, 2006; Ord. 16-03 § 4, 2016; Ord. 19-03 § 3, 2019)

§ 17.10.020 Allowed Uses and Permit Requirements for Commercial and Industrial Zones.

Use Regulations. This section, and Table 2-04 (Allowed Uses and Permit Requirements for Commercial and Industrial Zones) in particular, identifies the uses of land that may be allowed within each of the zones established in Section 17.04.020 (Zones Established) and indicates whether any special permit is required for each allowable use.

Permitted Uses, Use Permits, and Uses Not Allowed.

Permitted Use ("P"). A permitted use is a use permitted as a matter of right, subject to compliance with applicable provisions of this Zoning Code, including Site Development Permit—Major and Minor (Chapter 17.44) and a building permit or other permit required by the Municipal Code.

Permitted as an Accessory Use ("A"). Accessory uses that are clearly incidental to a primary permitted or conditionally permitted use are permitted as a matter of right, subject to the requirements of this Zoning Code, including Section 17.28.035 (Accessory Structures— Nonresidential Zones).

Administrative Use Permit ("AUP"). Uses that are allowed subject to the approval of an Administrative Use Permit (Chapter 17.32).

Conditional Use Permit ("CUP"). Uses that are allowed subject to the approval of a Conditional Use Permit (Chapter 17.32).

Temporary Use Permit ("TUP"). Temporary uses are subject to the approval of a Temporary Use Permit (Chapter 17.46).

Uses Not Allowed ("—"). Uses with an "—" indication in Table 2-04 are not allowed in the specified zone.

Specific Use Regulations. All uses, regardless of the type of permit that may be required, shall comply with applicable provision of this Zoning Code. In addition, if there is a section number in the last column of the Table 2-04 labeled Specific Use Regulations, the use is also subject to the referenced provisions.

Zoning Permit Required. For any use permitted as a matter of right, such use shall require approval of a Zoning Permit in compliance with Chapter 17.50 (Zoning Consistency Review).

Multiple Uses on a Single Site. When a proposed project includes multiple land uses and more than one type of land use permit is required, the most restrictive land use permit shall apply to the entire project application.

Director Determination. Land uses are defined in Division 7 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in Table 2-04 or not found to be substantially similar to the land uses, as determined by the Director, are prohibited.

Prohibited Uses. The following uses are specifically prohibited in all commercial and industrial zones:

All Cannabis Activities, including Cannabis Deliveries, Commercial Cannabis Activities, and Commercial Cultivation, even by Qualified Patients and Caregivers

Freight and/or Truck Terminals

Gun and Ammunition Stores

Manufacturing—Heavy

Recycling, Large Collection

Recycling, Processing Facility

Salvage Yard

Swap Meets—Indoor or Outdoor

Tobacco and Vape Stores

Table 2-04: Allowed Uses and Permit Requirements for Commercial and Industrial Zones
P: Permitted Use	CUP: Conditional Use Permit
A: Permitted as an Accessory Use	—: Use not allowed
AUP: Administrative Use Permit	TUP: Temporary Use Permit

Use	Permit Required by Zone			Specific Use Regulations
Use	C-O	C-G	P-L-I	Specific Use Regulations
AGRICULTURE
Agriculture—Commercial Indoor	—	—	CUP
Community Gardens	AUP	AUP	—
BUSINESS, FINANCIAL, AND PROFESSIONAL OFFICE
Automated Teller Machines (ATMs)— Drive-Up	AUP	AUP	AUP
Business Support Services	P	P	P
Check Cashing and/or Payday Loans	CUP	—	—
Financial Institutions and Related Services (without drive-through facilities)	P	P	—
Office, Business and Professional (not including Medical and Dental Office, or Industrial Support Office)	P	P	CUP	1) In the C-G zone in multi-story structures, offices may occupy up to 100 percent of the gross floor area in the second and higher stories, and up to 15 percent of the ground floor upon verification of the square footage by the Director. In no case shall any single office space on the ground floor exceed 3,000 square feet total 2) In the C-G zone, in single-story structures located in shopping centers, up to 15 percent of the gross floor area of the center is allowed for office uses upon verification of the square footage by the Director. In no case shall any single office space exceed 3,000 square feet total
Office, Industrial Support Office	P	P	P
Office, Medical and Dental Office	See Medical-Related and Care Uses
Office, Public Utility Commercial	P	P/CUP	P	In the C-G zone, permitted on properties with non-arterial street frontage. CUP required for ground-floor tenant spaces on properties with arterial street frontage
CANNABIS USES
Cannabis Deliveries	—	—	—	See Section 17.28.090 (Cannabis Uses)
Commercial Cannabis Activities	—	—	—	See Section 17.28.090 (Cannabis Uses)
Commercial Cultivation, Even by Qualified Patients and Caregivers	—	—	—
EATING AND DRINKING ESTABLISHMENTS
Bars, Lounges, Nightclubs, and Tasting Rooms	CUP	CUP	CUP
Food Preparation/Catering (no on-site sales or service)	—	AUP	P
Restaurant—Full or Limited Service, Serving Alcohol	CUP	CUP	CUP	See Section 17.28.060 (Alcoholic Beverage Retail Sales)
Restaurant—Full or Limited Service, No Alcohol Sales	P	P	CUP
Restaurant—Accessory Outside Seating Areas			—	Any outdoor dining area with alcoholic beverage sales shall require a CUP See Section 17.28.200 (Outdoor Dining)
300 sf or less	AUP/CUP	AUP/CUP
301 sf or more	CUP	CUP
Restaurant with Drive-Through Facilities	CUP	CUP	—
Snack Bar	A	A	A
INDUSTRY, MANUFACTURING AND PROCESSING, AND WAREHOUSING
Brewery, Winery, or Distillery	—	AUP	CUP	In C-G zone, only as microbrewery, winery, or distillery with associated retail sales or restaurant use
Data Centers	—	—	CUP
Hazardous Waste Facilities	—	—	CUP	See Section 17.28.170 (Hazardous Waste Facilities)
Food Processing	—	—	P
Furniture and Fixtures Manufacturing, Cabinet Shops, and Woodworking Shops (wholesale sales only)	—	—	P
Laboratory—Medical, Analytical, Research, Testing	P	P/CUP	P	In C-G zone, CUP required on ground-floor tenant spaces of properties with arterial street frontage
Laundries and Dry-Cleaning Plants	—	—	P
Manufacturing—Heavy	—	—	—
Manufacturing—Light	—	—	P	Pottery manufacturing and underground bulk storage of petroleum or gas require CUPs
Recycling, Small Collection Facility	—	—	CUP	See also Municipal Code Chapter 8.12 (Integrated Waste Management)
Research and Development	—	—	P
Reverse Vending Machine	—	—	CUP	See also Municipal Code Chapter 8.12 (Integrated Waste Management)
Storage—Outdoor	—	—	A	See Section 17.28.220 (Outdoor Storage)
Warehouse, Wholesaling and Distribution	—	—	P
LODGING
Hotel and Motel	CUP	P	CUP
Homeless Shelters—up to 20 beds	—	—	P	See Section 17.28.160 (Emergency Shelters)
Homeless Shelters—more than 20 beds	—	—	CUP	See Section 17.28.160 (Emergency Shelters)
MEDICAL-RELATED AND CARE USES
Ambulance Fleet	—	—	CUP
Clinic and Urgent Care	P	P/CUP	P	1) In C-G, CUP required on properties with arterial street frontage 2) In P-L-I zone, allowed only as incidental to an allowed industrial use
Day Care Center	CUP	CUP	CUP	See Section 17.28.130 (Day Care, General) In P-L-I zone, day care limited to use by employees of the primary use
Health Facilities, Therapy and Rehabilitation	P	P/CUP	—	In C-G zone, CUP required on properties with arterial street frontage
Hospital	CUP	CUP	—
Office, Medical and Dental Office	P	P/CUP	P	1) In the C-G zone, CUP required on ground-floor tenant spaces on properties with arterial street frontage 2) In the C-G zone, in multi-story structures, offices may occupy up to 100 percent of the gross floor area in the second and higher stories, and up to 15 percent of the ground floor upon verification of the square footage by the Director. In no case shall any single office space on the ground floor exceed 3,000 square feet total. These standards shall apply to all office uses, including Professional. Such determination/ verification shall occur through the Zoning Permit process 3) In single-story structures located in shopping centers, up to 15 percent of the gross floor area of the center is allowed for office uses upon verification of the square footage by the Director. In no case shall any single office space exceed 3,000 square feet total. These standards shall apply to all office uses, including Professional. Such determination/verification shall occur through the Zoning Permit process 4) In P-L-I zone, allowed only as incidental to an allowed industrial use
Residential Care Facilities	CUP	CUP	—
PUBLIC AND ASSEMBLY USES
Cultural Institutions	P	P	—
Public Assembly Facilities	CUP	—	—
Religious Assembly Facilities	CUP	—	CUP
Schools, Private	CUP	CUP	—
Trade and Vocational Schools	CUP	CUP	CUP
Traffic School	P	P	P
Tutoring and Education Centers	AUP	P	—
RECREATION AND ENTERTAINMENT
Adult Businesses	—	—	P	See Section 17.28.040 (Adult Businesses)
Arcade (Electronic Game Center)	CUP	CUP	—	See Section 17.28.070 (Arcades)
Commercial Recreation—Indoors	CUP	CUP	CUP
Commercial Recreation—Outdoors	—	CUP	—
Entertainment, Indoor¹	CUP²	CUP²	—	1) Excludes uses that are regulated under Section 17.28.40 (Adult Businesses) 2) Auditoriums, meeting halls, and theaters allowed in C-G only
Health/Fitness Facilities
Health/Fitness Facilities—Small	P	P	P
Health/Fitness Facilities—Large	CUP	CUP	CUP
RETAIL USES
Alcohol Beverage Sales
Alcohol Sales, for Off-Site Consumption	—	CUP	—	See Section 17.28.060 (Alcoholic Beverage Retail Sales)
Alcoholic Beverage Sales (for on-site or off-site consumption, in conjunction with an allowed use)	CUP	CUP	CUP	In grocery stores of 8,000 square feet or more in size, a CUP is not required if the total alcoholic beverage sales area is less than 20% of the total sales area, as determined by the Director See Section 17.28.060 (Alcoholic Beverage Retail Sales)
Animal Retail Sales	—	CUP	CUP
Building Materials and Services, Indoor	—	CUP	P
Building Materials and Services, Outdoor	—	—	CUP	Must be located at least 300 feet away from R-1, R-2, R-3, MH, and C-F zones
Convenience Store	CUP	P	CUP	Any convenience store with alcohol sales requires a CUP
Farmers' Market	CUP¹	P	CUP	CUP for recurring farmers' market
Grocery Store	—	P	—
Nurseries and Garden Centers	—	P	P
Outdoor Temporary and/or Seasonal Sales	TUP	TUP	TUP
Recreational Equipment Rentals—Indoor Only	P	P	P
Retail Sales—General	P	P	P/CUP	Permitted Use in the P-L-I zone for storefronts facing Katella Avenue, Los Alamitos Boulevard, and Cerritos Avenue; CUP required for all other areas of the P-L-I zone
Retail Sales—Restricted	CUP	CUP	CUP	In P-L-I zone, only allowed in storefronts facing Katella Avenue, Los Alamitos Boulevard, and Cerritos Avenue
Thrift Store	P	P	P/CUP	1) Permitted Use in the P-L-I zone for storefronts facing Katella Avenue, Los Alamitos Boulevard, and Cerritos Avenue; CUP required for all other areas of the P-L-I zone 2) See Section 17.28.300 (Thrift Stores)
Vehicle Sales and Rental	—	P	P	Incidental repair allowed only in P-L-I zone
Large Vehicle, Construction, and Heavy Equipment Sales, Service, and Rental	—	—	CUP
SERVICE USES
Animal Care, Services
Animal Boarding/Kennels, Grooming	—	—	CUP
Veterinary Services, Large Animal	—	—	CUP
Veterinary Services, Small Animal	CUP	CUP	CUP
Funeral Parlors and Internment Services	CUP	—	—
Instructional Services	P	P	CUP
Maintenance and Repair Services—Indoor	—	—	P
Moving Companies, Storage Allowed	—	—	CUP
Personal Services, General	P	P	P	In P-L-I zone, allowed only as incidental to an allowed industrial use
Personal Services, Restricted	—	CUP	CUP
Recording Studio	—	—	P
Social Service Facilities	CUP	—	—
Storage
Storage—Personal	—	—	CUP
Storage—Outdoor Recreational Vehicle Storage	—	—	CUP
Vehicle Repair and Services
Impound Yard - no dismantling or wrecking	—	—	CUP	Storage and activities shall be conducted within an enclosed structure or an area enclosed by solid, decorative masonry walls with solid gates not less than six feet in height. Walls and gates shall be maintained in a sound and aesthetically pleasing fashion. Vehicles shall be screened from public view and shall not be stacked higher than the block wall. Vehicles may not be stored outside the enclosed yard area. Storage areas shall be paved and landscaped in compliance with applicable standards
Service/Fueling Station	CUP	CUP	CUP	See Section 17.28.080 (Automobile Service Stations and Automobile Repair Uses)
Vehicle Washing/Detailing	—	CUP	CUP	Mobile vehicle washing/detailing permitted if meets National Pollutant Discharge Elimination System requirements
Vehicle Service, Major	—	—	AUP	1) Vehicle storage and repair activities shall be conducted within an enclosed structure or an area enclosed by solid, decorative masonry walls with decorative solid gates not less than 6 feet in height 2) Vehicles shall be screened from public view and shall not be visible above the block wall 3) Vehicles may not be stored outside the enclosed yard area 4) Vehicle storage areas shall be paved and landscaped in compliance with applicable standards
Vehicle Service, Minor	—	CUP	P
TRANSPORTATION, COMMUNICATION, AND INFRASTRUCTURE USES
Car Sharing—Parking	AUP	AUP	AUP	Car sharing parking spaces may not occupy any space required for another use
Parking Facility—Temporary	TUP	TUP	TUP
Utility Facilities—Staffed	CUP	CUP	P
Utility Facility—Unstaffed	AUP	AUP	AUP
Vehicle Charging Stations—Commercial	AUP	AUP	AUP	Does not include private parking spaces
Vehicle Storage	—	—	CUP
Wireless Communication Facilities— Minor	AUP	AUP	AUP	See Section 17.28.270 (Wireless Communications Facilities)
Wireless Communication Facilities— Major	CUP	CUP	CUP	See Section 17.28.270 (Wireless Communications Facilities)
Wireless Telecommunication Facilities, Satellite Dish Antenna	P	P	P	Subject to Site Development Permit—Minor (see Section 17.44.020(C)) See Section 17.28.270 (Wireless Communications Facilities)
OTHER USES
Caretaker Quarters	—	—	AUP	Permitted only when used exclusively by a caretaker or superintendent incidental to an allowed primary use
Donation Boxes—Outdoors	P	P	P	See Chapter 5.54 (Regulation of Unattended Donation Boxes)
Drive-Through or Drive-Up Facilities	CUP	CUP	—
Vending Machine	A	A	A	Allowed indoors only as accessory to a permitted use

(Ord. 688 § 1, 2006; Ord. 691 § 1, 2006; Ord. 09-09 § 1, 2009; Ord. 11-06 § 2, 2011; Ord. 13-02 § 1, 2013; Ord. 13-04 § 4, 2013; Ord. 14-03 § 4, 2014; Ord. 14-08 § 2, 2014; Ord. 14-09 § 2, 2014; Ord. 15-08 § 2, 2015; Ord. 15-11 § 5, 2016; Ord. 15-12 § 3, 2016; Ord. 16-03 § 5, 2016; Ord. 16-05 § 1, 2016; Ord. 17-09 § 4, 2017; Ord. 19-03 § 3, 2019; Ord. 21-02 §§ 6—12, 2021; Ord. 2025-11, 11/17/2025)

§ 17.10.030 Development Standards for Commercial and Industrial Zones.

The general property development standards for the C-O, C-G, and P-L-I zones shall be as set forth in Table 2-05: General Development Standards for Commercial and Industrial Zones. Exceptions to these standards are set forth in Section 17.10.040 (Exceptions to Development Standards in Commercial and Industrial Zones).

Table 2-05: General Development Standards for Commercial and Industrial Zones
Development Feature	Requirement by Zone			Additional Requirements
Development Feature	C-O	C-G	P-L-I	Additional Requirements
Lot size	Minimum area, width, and depth for newly created lots
Lot area	No requirement	6,000 sq. ft.	6,000 sq. ft.
Lot width	No requirement	60 ft.	60 ft.; 160 ft. when adjacent to a residential zone, school, or park
Lot depth	No requirement	100 ft.	100 ft.; 200 ft. when adjacent to a residential zone, school, or park
Floor area ratio (FAR)	1.50 FAR	1.00 FAR	1.50 FAR
Height limit—Main structures	3 stories or 40 ft.	3 stories or 40 ft.	3 stories or 40 ft.	1) See Sections 17.16.040 (Height Measurement and Exceptions) for exceptions and 17.16.020(C) for restrictions adjacent to residential zones 2) In all zones, buildings up to 60 feet in height allowed with a Conditional Use Permit
Setbacks	Minimum setbacks required. Also see Section 17.16.130 (Sight Safety Triangle)
Front	15 ft.	None required	15 ft.	See Section 17.10.040 (Front Setbacks in CO Zone)
Sides	Not required unless abutting a residential zone, then 10 ft.	Not required unless abutting a residential zone, then 15 ft.	Not required unless abutting a residential zone, then 40 ft.
Street side yard (Corner lot)	10 ft.	None required	15 ft.
Rear	10 ft.; where rear lot abuts a C-G or P-L-I zone, no setback is required	Not required unless abutting a residential zone, then 15 ft.	10 ft., unless abutting a residential zone, then 40 ft.

(Ord. 688 § 1, 2006; Ord. 16-03 § 6, 2016; Ord. 19-03 § 3, 2019)

§ 17.10.040 Exceptions to Development Standards in Commercial and Industrial Zones.

Height of Public Facilities Structures. Structures at schools, religious institutions, hospitals, and other permitted institutional uses may have a maximum height of 50 feet. For any structure that exceeds the height limit for the zone in which it is located, the front, rear, and side setbacks shall be increased one foot for each one foot by which each structure exceeds the height limit established for the zone.

Additional Height via CUP. For all other uses, a maximum height of five stories/60 feet may be allowed upon approval of a Conditional Use Permit. Factors to be considered by the Planning Commission in whether to grant the additional height are as follows:

A structure with increased height shall be located at least 100 feet from a residential zone.

The Planning Commission may require that vision into adjacent residences be limited from a structure with increased height.

Open space shall constitute 10 percent of the total site area, in addition to any amount required to be landscaped.

The structure shall have no more gross floor area than could have been achieved if the structure were 40 feet or less in height. In computation of gross floor area, floor area devoted to parking shall be disregarded.

C-O Height Restrictions Adjacent to Residential Zone. When adjacent to a residential zone, in the C-O zone height limits shall be:

25 feet/one story within 25 feet of a residential zone.

35 feet/two stories within 25 to 75 feet of a residential zone.

50 feet/three stories within 76 to 150 feet of a residential zone.

Front Setbacks within C-O Zone. Front setbacks within the C-O zone shall extend across the full width of the lot (except for access drives, walks, fences, and minor ornamental structures). The Planning Commission may allow staggering of setbacks as part of a total development plan, but in no case shall a setback of less than 10 feet be allowed.

Metal Structures Setbacks in P-L-I Zone.

Metal structures may be located closer than 100 feet to the street if the following conditions prevail:

The sheet metal comprises 25 percent or less of the exterior wall area of the structure; or

The sheet metal consists of panels with baked enamel or similar finish; or

The structure is concealed from view from the public street by walls, fences, landscaping, or other structures.

Metal structures shall be set back a minimum of 150 feet from any property line along a freeway or major/secondary highway, and 100 feet from the property line along any other street.

(Ord. 19-03 § 3, 2019)

§ 17.10.050 Other Applicable Regulations.

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Division 3—Site Planning and General Development Standards and Division 4—Regulations for Specific Land Uses and Activities.

(Ord. 19-03 § 3, 2019)