A healthy and vibrant business community is important to the overall health and vitality of the City. We therefore welcome new businesses and encourage business expansions. If you are considering locating or expanding your business in Irvine, there are helpful links to sites under the Doing Business tab on the main web page, for example, the Irvine Chamber of Commerce Tab may be able to provide guidance and assistance with site selection and issues relating to non-City agencies. The following, however, is provided to assist in understanding City requirements relating to new businesses or expansions of existing businesses.

 USES

Uses are regulated by the City of Irvine Zoning Code.  To determine whether a site allows a particular use, please consult with the Development Assistance Counter (DAC) of  the Community Development Department by calling (949)724-6308 or visiting the public Counter located in the Community Development Lobby at City Hall, 1 Civic Center Plaza.

Some uses are not specifically identified in the Zoning Code in which case a Use Determination request may be required. It is a good idea to coordinate such requests with DAC.

If the proposed use is not allowed, please contact DAC to discuss potential solutions.

If the proposed use is allowed then the Certificate of Occupancy must be considered.

 CERTIFICATE OF OCCUPANCY

Determining the allowable use is only the first step in determining whether a particular use is allowed at a given site. Unless the proposed use is to be conducted completely out of doors and has been determined to be an approved use, the next step is to determine if any building intended to house the use has a Certificate of Occupancy consistent with the use. To check on Certificates of Occupancy a call to Inspection Services at (949) 724-6321 is required. When making such inquiries, be sure to know building specifics such as building address and suite number if applicable.

If the building’s or tenant space’s Certificate of Occupancy is not consistent with the intended use, building permits will be required to change the occupancy. This is true even if no physical modifications are intended. The services of a qualified design professional will be required at this point to advise on feasibility and to develop plans necessary to support a building permit application.

If the building’s or tenant space’s Certificate of Occupancy is consistent with the intended use, the next step depends on whether physical modifications subject to a building permit are proposed.

PERMIT APPLICATION INSTRUCTIONS

TIMING OF BUILDING USE AND OCCUPANCY

Before a building or tenant space requiring permits may be occupied, a final inspection must be passed and so indicated on the Inspection Recorded Card provided at the time of permit issuance. Within approximately a week of the final inspection, the Certificate of Occupancy will be mailed to the owner address as listed on the building permit.

New buildings present several special considerations

• Shell Only. This is a term applied to buildings that are constructed without interior improvements sufficient to support occupancy. In such cases tenant improvement permits are required to be obtained and work completed through final inspection prior to occupancy.
• Site Work Substantially Complete. Before any use or occupancy of a new building may occur, site improvements are required to be substantially complete.

If these issues are likely to pertain to a project, please consult with your inspector early in the construction phase.

UTILITIES

New or relocated gas and electric services will not be connected until certain building inspection milestones have been reached, see your inspector for details. Additionally, it is recommended that all serving utilities involved in a project be contacted early on so as to properly coordinate scheduling and design issues.

UTILITY SERVICES CONTACT INFORMATION

BUSINESS LICENSE REQUIREMENTS