01
Retail or bulk: the Zoning Code definitions (Chapter 20.70) list appliances, carpeting and floor covering, electronics and hardware under Retail Sales, General, which Table 2-5 permits in CC, CG, CM and CN. Furniture, household appliances and household furnishings are listed under Bulk Merchandise, which covers warehouse-style stores and stores that warehouse and sell large goods at the same location, and which Table 2-5 permits only in CG and CN. A gallery showroom that ships from off site may read as general retail; one that stocks inventory on site may not. Get Planning's read first.
02
Parking: Table 3-10 (Section 20.40.040) gives appliance, home electronics, furniture and bulk merchandise stores 1 space per 300 sq ft for the first 10,000 sq ft and 1 per 500 sq ft above that, plus 1 per 1,000 sq ft of outdoor merchandise area. General retail is 1 per 250. A 20,000 sq ft furniture showroom works out to about 54 spaces instead of 80. Section 20.40.050.B makes any tenant of 10,000 sq ft or more in a shopping center meet its own use rate.
03
EV and auto: Table 2-5 permits Vehicle Sales, Office Only in all five retail districts, but Chapter 20.70 defines it as an office with no on-site inventory, display, storage, maintenance or repair. Vehicle/Equipment Sales, which includes display, does not appear in Table 2-5, and Table 2-4 lists Vehicle/Equipment Rentals and Sales only in the OA district with a conditional use permit (parking 1 per 1,000 sq ft of lot area). Ask Planning how an indoor gallery with display cars, like those at Fashion Island, is classified at your address.
04
Outdoor display: Section 20.48.140.B allows unscreened outdoor display only for listed goods (flowers and plants, apparel, food, handcrafted goods, artwork and pottery, rental recreational equipment, operable vehicles and limited walkway displays). Furniture, outdoor living sets and appliances shown outside need screening, and displayed goods cannot be taller than the screen.
05
Large format in office districts: Table 2-4 allows retail of 10,000 sq ft or more only in the OA (Office - Airport) district, and only with a conditional use permit from the Planning Commission or Hearing Officer (Section 20.52.020). It is not allowed at that size in OG, OM or OR.
06
Code version: these tables come from the City-hosted October 26, 2010 adopted text. The current code is on eCode360, which refused automated requests. A third-party copy showing amendments through Ord. 2026-6 (June 9, 2026) matched the use-table rows, but its vehicle row labels differ from the City PDF, and Fashion Island and other Irvine Company centers may be governed by Planned Community text. Confirm the district and the current table with Planning.