Yorba Linda / North Orange County
The one national pet chain store we could confirm in Yorba Linda is PetSmart in Savi Ranch (5521 Mirage St), which already combines grooming, day camp and overnight PetsHotel boarding under one roof. Petco lists no Yorba Linda store, VCA's nearest hospital (VCA Yorba Regional) is at 8290 E. Crystal Drive in Anaheim, and the nearest Dogtopia is at 4570 E. Eisenhower Circle in Anaheim, so among the brands we checked there is no stand-alone chain vet hospital or dog daycare inside the city. Grooming and pet supply are the easy uses here (permitted by right in C-N and C-G with no CUP), while daycare, boarding, vet clinics and kennels all need a Planning Commission CUP, so neighborhood centers on Yorba Linda Boulevard and Imperial Highway are the simpler fit for grooming and pet retail, and Savi Ranch, where PetSmart already runs boarding and day camp, is the local precedent for those uses.
Population
67,170
Median HHI
$157,582
Median age
44.9
Homeownership
83%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Yorba Linda Boulevard · Imperial Highway · Savi Ranch Parkway · La Palma Avenue · Lakeview Avenue
Specific shopping centers in Yorba Linda that already carry credible co-tenancy for this use. Listed in approximate order of fit.
22999 Savi Ranch Parkway
Anchors / key tenants: Costco, Sprouts Farmers Market, Best Buy, Michaels, Ashley HomeStore
Size: 160,773 SF
Yorba Linda's commercial hub — Costco/Sprouts-anchored regional center with home, electronics, and craft category co-tenancy. Casual dining (Keno's, Moreno's).
Existing operators are the most honest comp for whether a use can support Yorba Linda rents. These are publicly visible pet service space businesses currently trading in the market.
PetSmart (store 98)
5521 Mirage Street, Yorba Linda, CA 92887
PetSmart's store page lists grooming, PetsHotel boarding, Doggie Day Camp, training and adoptions, with services open until 9 p.m. It is the only PetSmart in the city, about 0.1 mile from the Sprouts store that Sprouts names 'Savi Ranch' (22401 Old Canal Rd).
01
Permit path by use (Table 18.12-1, Section 18.12.050): animal grooming is permitted in C-N and C-G; animal day care, animal boarding and small animal hospitals need a CUP in C-N and C-G; a commercial kennel needs a CUP and is allowed only in C-G; none of these is allowed in C-O, and large animal hospitals are prohibited in all commercial zones. Section 18.20.610 confirms that grooming and retail sale of animal products need no CUP.
02
Day care or boarding (Chapter 18.04): 'animal day care' is nonmedical care for less than 24 hours and 'animal boarding' is keeping animals for more than 24 hours; an 'animal hospital' (which includes veterinary clinics) may care for animals during treatment. A daycare that adds overnight stays becomes boarding, so file the CUP for the use you will actually run.
03
Operations (Section 18.20.610): all animal care, kennels, clinics, grooming and sales must be conducted inside a totally enclosed building, so outdoor play yards are a problem, and the Planning Commission may require an Orange County Animal Control license or permit as a condition of the CUP. Noise from the business must meet Municipal Code Chapter 8.32 (Section 18.12.080.C), and a site that abuts a residential zone needs a 50-foot building setback plus a six-foot masonry wall and 15 feet of landscaping (Sections 18.12.070.A and 18.12.080.B.1).
04
Parking (Table 18.22-1): animal day care and veterinary offices both park at 1 space per 200 sq ft, and boarding and kennels are not listed, so the Community Development Director assigns a rate from the most similar use (Section 18.22.030.A.2). In a shopping center over 25,000 sq ft, mixed uses park at 5 per 1,000 sq ft (18.22.030.A.5).
05
CUP timing and history: the Planning Commission hears the CUP (Section 18.36.230) and acts within 21 days after the hearing closes (18.36.240.A), and it can set hours and nuisance conditions (18.36.240.D.7 and D.8). A CUP runs with the land (18.36.280) but can be terminated after six consecutive months without the use (18.36.270.A.1), so ask whether a former vet or daycare suite still holds a usable permit. The city's CUP instructions (last modified July 24, 2023) ask for mailing labels for every tenant in the center and list a $4,293 commercial deposit.
06
Veterinary premises and Savi Ranch zoning: a vet clinic needs a Veterinary Medical Board premises registration, filed through BreEZe, and the Board's inspection form checks a separate surgery room (CCR 2030(g)), exam rooms (2030(c)), X-ray (2030(f)(4)), ventilation (2030(f)(2)) and contagious-animal isolation (2030(d)(2)). If the site is in Savi Ranch, the city's PD-17 map splits it into Industrial Research and Development, Office Commercial, Support Commercial and Commercial Retail sub-areas, so confirm which use list applies to your parcel.
Zoning, licensing, and demographic figures on this page come from the public records below. Codes and licenses change, so confirm with the city and the licensing agency before you sign.