Tenant Development Guide
A tenant improvement involves an alteration to the interior or exterior of an existing building. This can
consist of adding new electrical, plumbing, or fixtures; moving or adding walls; or an extensive construction
remodel. Whether the alterations are big or small, the Development Assistance Center (DAC) is here to help
you navigate the process!
Note: This should be used as a general tool to help you broadly assess how to navigate tenant improvements
in Irvine, not as a direct step-by-step guide.
Select an Appropriate Site
Three criteria must be met in order for a business to operate at a particular site:
• Zoning: The business or “use” must be in a location (zoning district) for which it is properly zoned.
• Land Use Entitlement: The business or “use” must generate the right amount of traffic.
• Parking: The site must have sufficient parking (per the City’s Parking Standards).
You can look up zoning district by address using our Online Parcel Search or refer to the Zoning Map. However, we recommend contacting the DAC Planning Team to confirm a site is compatible with your business or “use” because many properties have their own unique requirements. Learn more about locating a business here.
Determine Whether You Need a Permit
In general, permits are required for most construction or repair activities regulated by code.
Before starting your project, review the list of activities that do not require a building permit.
Although these activities do not require a permit, many are still subject to other standards that
you should be aware of before proceeding.
For projects requiring a permit, the City offers a streamlined, all-electronic plan review process.
With Irvine READY!, planning, building, and engineering reviews, and fees are all managed through
the web. Permit applications for office, industrial, and retail tenant
improvements must be submitted via Irvine READY!
Identify the Correct Application and Required Documentation
Visit our Building Permits and Inspections webpage for guidance on choosing the correct permit application
type. Some types of applications will require more details and documentation, where others may be less
complex. Moreover, some applications also require concurrent review and approval from outside agencies
(e.g., the Irvine Ranch Water District, Orange County Health Care Agency, etc.).
Exhaustive guidance for obtaining a permit for commercial/industrial tenant improvement projects
can be found here. Refer to this E-Submittal Checklist and Questionnaire to view the documents that will (at
a minimum) need to be submitted, alongside plans and drawings, for these projects.
If you have questions about the requirements for your specific use, contact the DAC Permitting Team.
Receive Approval or a Correction Report
The permit application may be approved after the first review, or the permit applicant will receive a plan check correction report indicating all issues that need to be clarified or corrected before the plan can be processed for permit issuance. There are different timelines for different permits, depending on the complexity of the review process. For general timeframes, click here.
Most fees are paid in advance. Review the City’s Fee Schedule to identify the types of fees that may apply to your project.
Resources
If you need additional assistance creating and submitting your project, the Community Development
Department offers in-person appointments. Schedule yours here.
You can also utilize the contact information below to make inquiries.
Code Enforcement
949-724-6326 | codeenforcement@cityofirvine.org
Inspections
949-724-6396
Permits
949-724-6313 | cdac@cityofirvine.org
Planning and Zoning
949-724-6308 | planning@cityofirvine.org