Irvine Municipal Code Ch. 2-23 Public Meetings, Hearings and Notice Procedures

A. A public meeting may be held by any of the City's advisory commissions or committees, prior to action by an approval body, per the discretion of the Director of Community Development. Public meetings shall be scheduled at the discretion of the Director of Community Development, and shall require public notice to be posted at the project site and the standard City posting locations.

B. A public hearing shall be held by an approval body (e.g., the Zoning Administrator, Planning Commission and/or City Council) prior to action. Public hearings shall require public notice to respective homeowners' associations, property owners and apartment tenants within 500 feet of the property line of the proposed project (see Section 2-23-2 regarding notice to commercial tenants), and to any other persons required by law. The notice of the hearing shall be posted in at least three public places within the City, including the project site and the standard City posting locations. As determined by the Director of Community Development, a courtesy notice may be sent to appropriate other local jurisdictions. Publication in an adjudicated newspaper of general circulation is required for General Plan amendments, concept plan, and zone change applications.

1. Zoning Administrator. The Zoning Administrator shall hold at least one public hearing on all the following items, except when the application has been called up for review and action, prior to the posting of the public notice, by a member of the Planning Commission:

a. Administrative relief requests.

b. Variance requests.

c. Enforcement and revocation (when the Zoning Administrator is designated as the original approval body). The Zoning Administrator shall also hold a public hearing on the uses listed in Section 2-9-4 when a conditional use permit is required.

2. Community and Library Services Commission. The Community and Library Services Commission shall hold at least one public meeting on park plan applications. The Commission shall also hold at least one public meeting on Master Plan and conditional use permit applications involving the park dedication requirements (the location, size, ownership (public vs. private), or modification) for low/moderate-income housing, prior to Planning Commission action.

3. Planning Commission. The Planning Commission shall hold at least one public hearing on all other conditionally permitted uses that are not listed above under the Zoning Administrator. Additionally, the Planning Commission shall hold at least one public hearing on any General Plan amendment, concept plan, zone change, Master Plan, hazardous waste facility, coastal zone, enforcement and revocation (when the original approval body), appeal and major modification applications. At the discretion of the Director of Community Development, the Planning Commission may hold a public meeting for park plan applications, prior to action by the Community and Library Services Commission.

4. City Council. The City Council shall hold at least one public hearing on the following types of applications: General Plan amendments, concept plans, zone changes, and appeals.

(Code 1976, § V.E-216.1; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 97-05, 5-13-97; Ord. No. 04-02, § 3, 2-10-04; Ord. No. 25-22, § 4, 9-9-25)

No information needs to be provided by the applicant for a public meeting before an advisory body. For an application requiring a public meeting before an approval body, the applicant shall provide the information listed below with the submittal of the project to the City. Coastal zone development, Section 2-7-5, and hazardous waste facilities under the procedure in Section 2-13-3, have different noticing requirements. General note: The 500-foot measurement shall be measured from the property line of the project site.

A. A listing of all property owners and apartment and commercial tenants within 500 feet of the property line of the proposed project. Noticing of commercial tenants shall occur in only two instances: (1) a residential development is proposed within 1,000 feet of where businesses use, store, transport, and/or manufacture hazardous chemicals and/or waste, or (2) a heavy manufacturing use where the subject of the application is, or relates to, the use, storage, transportation, and/or manufacturing of hazardous chemicals and/or waste. The list of property owners shall be taken from the latest equalized assessment roll of Orange County and may include any subsequent property ownership changes recorded with the County.

B. A listing of all addresses within 500 feet of the property line of the proposed project if the property is not yet listed on the latest equalized assessment roll of Orange County.

C. A listing of all homeowners' associations governing property within 500 feet of the property line of the proposed project and all master community associations within the same planning area as the proposed project.

D. A listing of any local agency or agencies expected to provide water, sewage, schools, fire protection, or other essential facilities or services to the project site.

E. A listing of the property owner(s) or the owner's duly authorized agent(s) and the project applicant.

F. An electronic copy of a spreadsheet containing all mailing information, in a form acceptable to City staff, which includes all addresses. Any time a tenant or occupant is not identified, the mailer shall be addressed to "Occupant."

G. A copy of an assessor's parcel map keyed to the labels submitted with the application, including dimensions of the 500-foot measurement from the property line of the proposed project.

(Code 1976, § V.E-216.2; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 04-02, § 3, 2-10-04; Ord. No. 05-16, § 2, 7-12-05; Ord. No. 25-06, § 2(Exh. A), 4-8-25)

A. The Director of Community Development shall set the meetings for development cases to be reviewed by advisory commissions.

B. The Director of Community and Library Services shall set the time and place of all public meetings or hearings for the Community and Library Services Commission.

C. The Director of Community Development shall set the time and place of all public hearings for the Zoning Administrator and the Planning Commission.

D. The City Clerk shall set the time and place of all public hearings for the City Council.

(Code 1976, § V.E-216.3; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 25-22, § 4, 9-9-25)

All public meeting and hearing notices that are published, mailed or posted for a proposed project shall be consistent in detail and content. All notices shall contain the information listed below. Coastal zone development, Section 2-7-5, and a hazardous waste facility under Section 2-13-3 (Procedure), have different noticing requirements.

A. Time, date, address, and location of the meeting or hearing.

B. Name of the advisory or approval body holding the meeting or hearing.

C. A general description of the proposed project.

D. The environmental determination.

E. The name, title, and telephone number of a staff contact person.

F. The location and hours that the case file can be reviewed.

G. The project name and case number.

H. The project applicant's name.

I. Where a copy of the staff report, project resolution, and environmental determination can be obtained.

J. A general description of project location, including streets and/or intersections, planning area, and village name of planning area.

K. A vicinity map showing the project location.

L. Date the notice was published, mailed and posted (when applicable).

M. A disclosure statement at the bottom of the notice informing the public of the administrative process which must be followed in order to challenge a project in court.

N. A statement that anyone interested in the project, and anyone who has questions or comments on the project, is invited to attend the public meeting or hearing, to appear and be heard on the request or proposal.

O. A statement, if applicable, of whether the proposed project is located within the coastal zone; see Chapter 2-7.

(Code 1976, § V.E-216.4; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94)

Only notices for a public hearing need to be mailed, unless otherwise directed by the Director of Community Development. Coastal zone development, Section 2-7-5, and a hazardous waste facility under Section 2-13-3 (Procedure), have different noticing requirements. General note: The 500-foot measurement shall be measured from the property line of the project site. However, where a roadway is adjacent to a project site, the adjacent street and its right-of-way shall not be included in the 500-foot measurement.

A. All notices shall be sent by first class mail not less than 15 calendar days and no more than 30 calendar days prior to the date of the public hearing. Pursuant to Government Code § 65584 or successor provision, notices for changes to the Zoning Map or text amendments that change the permitted use of a property shall be sent by first class mail 20 calendar days prior to the date of the public hearing. Mailings of 100 or more notices may go "bulk mail" provided they are sent out 30 calendar days in advance of the public hearing to ensure they are delivered at least 15 or 20 calendar days (as applicable) prior to the public hearing. The actual date the notice is mailed shall not be counted in the 15, 20, or 30 calendar days (as applicable); rather, the day following shall be counted as day number one.

B. Notices shall be mailed to:

1. Each residential and commercial property owner and tenant located within 500 feet of the property line of the project site. Noticing of commercial tenants shall occur in only two instances: (1) a residential development is proposed within 1,000 feet of where businesses use, store, transport, and/or manufacture hazardous chemicals and/or waste, or (2) a heavy manufacturing use where the subject of the application is, or relates to, the use, storage, transportation, and/or manufacturing of hazardous chemicals and/or waste. The list of property owners shall be obtained from the latest equalized assessment roll and may include any subsequent ownership changes recorded with the County.

2. All homeowners' and master community associations governing property within 500 feet of the property line of the project site.

3. Each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected per Government Code § 65091(2).

4. Any person or organization that has filed a written request for notice.

5. Any adjacent City or County jurisdictions that may be affected by the proposed project.

6. The property owner or the owner's duly authorized agent.

7. The project applicant.

(Code 1976, § V.E-216.5; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 04-02, § 3, 2-10-04; Ord. No. 05-16, § 2, 7-12-05; Ord. No. 18-05, Exh. A, 4-24-18; Ord. No. 21-06, Exh. A, 6-8-21; Ord. No. 25-22, 9-9-25)

A. Notice of a public meeting or hearing shall be posted not less than 15 calendar days and no more than 30 calendar days prior to the date of the public meeting or hearing by:

1. Posting notice(s) at the standard City locations as established by the City Clerk; and

2. Posting notice(s) on the project site.

B. Notwithstanding Subsection 2-23-7.A. notice of a public hearing for changes to the Zoning Map or text amendments that change the permitted use of a property shall be posted not less than 20 calendar days prior to the date of the public hearing by:

1. Posting notice(s) at the standard City locations as established by the City Clerk; and

2. Posting notice(s) on the project site.

C. The actual date the notice is posted shall not be counted in the 15, 20, or 30 calendar days (as applicable); rather, the day following the date of posting shall be counted as day number one.

D. Coastal zone development, Section 2-7-5, and a hazardous waste facility under Section 2-13-3 (Procedure), have different noticing requirements. For projects where a negative declaration or a mitigated negative declaration has been prepared, a separate notice per the City's CEQA guidelines shall be posted on the project site. This notice must be posted prior to the public hearing per the State and City CEQA guidelines.

(Code 1976, § V.E-216.6; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 25-22, 9-9-25)

A. Notice of a public meeting is not required to be published, unless requested by the Director of Community Development.

B. Notice of a public hearing shall be published for any General Plan amendment, concept plan, and zone change application requiring a public hearing. The notice shall be published not less than 15 calendar days and no more than 30 calendar days prior to the date of the public hearing in an adjudicated newspaper of general circulation. The actual date the notice is published shall not be counted in the 15 or 30 calendar days; rather, the day following shall be counted as day number one.

C. Notwithstanding Subsection 2-23-8.B., notice of a public hearing shall be published in an adjudicated newspaper of general circulation 20 calendar days prior to the date of the public hearing for any Zoning Map or text amendments that change the permitted use of a property. The actual date of the notice is published shall not be counted in the 20 calendar days; rather, the day following shall be counted as day number one.

D. Special circumstances. For a public hearing held on a proposed project located within the coastal zone to be heard by the Planning Commission, but not appealable to the Coastal Commission under the provisions of Chapter 2-7, notice shall be given per this chapter.

(Code 1976, § V.E-216.7; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 25-22, 9-9-25)

In the event the number of owners, residents, and/or tenants to receive notices exceeds 1,000, the City may, as an alternative to the mailing of notices, provide notice in the manner described in Government Code § 65091.

(Code 1976, § V.E-216.8; Ord. No. 92-3, 4-14-92; Ord. No. 92-21, 11-24-92; Ord. No. 93-9, § 12, 6-22-93; Ord. No. 94-7, § 3, 6-14-94; Ord. No. 12-09, § 3(Exh. A), 5-22-12)