Residential Post Entitlement Processing

Assembly Bill (AB) 2234 mandates that all local jurisdictions are required to post on their respective websites a complete set of approved and completed post-entitlement phase permits (or building permits) for the following five housing types: single-family residential, accessory dwelling unit (ADU), duplex, multi-family, mixed-use, and townhome. 

AB 2234 stipulates that jurisdictions must ascertain the completion of a post-entitlement phase permit application within 15 days of its submission. Project reviews for developments consisting of 25 units or fewer must be finalized within 30 days, while those with 26 units or more require completion within 60 days.

Per AB 2234, the following information is provided for transparency for residential development post-entitlement processing. 

Post Entitlement Requirements:

Before issuance of a permit for construction, plans must be prepared by an experienced design professional and submitted to the City and reviewed for compliance with zoning regulations and California Building Codes. The type of plans required and the level of detail will depend upon the scope of work proposed. Complete sets of plans, applicable reports, and permit applications can be submitted over the counter.      

Separate permit applications and submittal documents will be required for Grading, Demolition, Building (Architectural and structural), Landscape, Site Lighting, Site Amenities, and Photovoltaic System.

Information specific to Accessory Dwelling Units (ADUs) can be reviewed here.

City Department/Division Review:

The following City departments/divisions will require a review of the plans:

• Building
• Planning
• Public Works
• Traffic
• Engineering
• NPDES – Environmental Compliance
• Waste Management

Fees

Fees can be reviewed through the fee schedules online at Building | Lake Forest, CA - Official Website (lakeforestca.gov).

Building Permits

A Building Permit is required for all projects involving the alteration of a structure, in whole or in part, including, but not limited to, removal and replacement of wall or ceiling coverings, relocation of non-bearing partition walls, property line walls/fences, or erecting of a structure.

Building Permits include Plumbing, Electrical, Mechanical, and Demolition. A comprehensive list of all submittal items required for Building Permits as well as the permit process for Detached Single-Family Residential, Attached Single-Family Residential, Multi-Family Residential, Accessory Dwelling Units (ADUs), and Mixed-Use is available online here and here.

• Building Permit Application (PDF)
• Electrical Permit Application (PDF)
• Mechanical Permit Application (PDF)
• Plumbing Permit Application (PDF)

Processing Times:

Processing times for Planning and Building Division reviews of Building Permits are provided below:

Project Type	1st Review	Resubmittals
Accessory Dwelling Unit(ADU)	10 Business Days	5 Business Days
Duplex	10 Business Days	5 Business Days
Mixed-Use	10 Business Days*	5 Business Days
Multi-Family	10 Business Days*	5 Business Days
Single-Family	10 Business Days	5 Business Days
Townhome	10 Business Days	5 Business Days

*Additional plan review time may be required for large-scale projects.

Building Permit Sample Documents:

Accessory Dwelling Unit

• Approved Building Application (PDF)
• Final Building Permit (PDF)

Duplex

• Approved Building Application (PDF)
• Final Building Permit (PDF)

Mixed Use

• Approved Building Application (PDF)
• Final Building Permit (PDF)

Multi-Family 

• Approved Building Application (PDF)
• Final Building Permit (PDF)

Townhome

• Approved Building Application (PDF)
• Final Building Permit (PDF)

Demolition

• Approved Building Application (PDF)
• Final Building Permit (PDF)

Grading Permits

For developments that are subject to LFMC Chapter 8.30, a Grading Permit will be required. Examples of work that may require a grading permit include, but are not limited to, the following:

• Grading, clearing, brushing, grubbing, excavating, or any other activity that results in a land disturbance of one (1) acre or more
• Any other activity that results in a land disturbance of less than one (1) acre but which may cause or contribute to an unauthorized discharge of pollutants or cause or contribute to a violation of any water quality requirement on natural grade or existing grade that is preparatory to grading
• Stormwater treatment facilities
• Earthwork activities exceeding 50 cubic yards which also
  • Exceed two (2) feet in vertical depth
  • Create a cut slope greater than five (5) feet in vertical height and steeper than two horizontal to one vertical (2:1)

The City of Lake Forest Public Works Department issues Rough and Precise Grading Permits. The application is provided at the link below which can be submitted to publicworks@lakeforestca.gov.

• Grading Permit Application and Mandatory Supplemental Form (PDF)
• Grading Permit Submittal Checklist (PDF)

Additional Public Works permit information, including submittal items required for Grading Permits as well as the permit process for grading associated with the development of Detached Single-Family Residential, Attached Single-Family Residential, Multi-Family Residential, Accessory Dwelling Units, and Mixed-Use, can be found here. 

LFMC Chapter 8.30 – Lake Forest Grading and Excavation Code

Processing Times:

Processing times for Public Works & Engineering Division reviews of Grading Permits are provided below:

Project Type	1st Review	Resubmittals
Accessory Dwelling Unit (ADU)	10 Business Days	10 Business Days
Duplex	10 Business Days	10 Business Days
Mixed-Use	10 Business Days	10 Business Days
Multi-Family	10 Business Days	10 Business Days
Single-Family	10 Business Days	10 Business Days
Townhome	10 Business Days	10 Business Days

 

Grading Permit Sample Documents:

Mixed-Use

• Approved Mixed-Use Grading Application (PDF)
• Final Mixed-Use Grading Permit (PDF)

Multi-Family

• Approved Multi-Family Grading Application (PDF)
• Final Multi-Family Grading Permit and Supplemental Documents (PDF)

Single-Family

• Approved Single Family Dwelling Grading Application (PDF)
• Final Single Family Grading Permit and Supplemental Documents (PDF)

Encroachment Permits

For developments that require work within the public right-of-way or City lands, an encroachment permit will be required. Examples of work that may require an encroachment permit include, but are not limited to, the following:

• Trenching for work on utility lines within the right-of-way
• Utility relocation
• Driveway expansion or curb, gutter, or sidewalk construction
• Placement of storage containers in the street
• Temporary lane closures and/or diversion of traffic to accommodate construction

The City of Lake Forest Public Works Department issues encroachment permits.  The application is provided at the link below which can be submitted to PWPermits@lakeforestca.gov.

• Encroachment Permit Application (PDF)
• Encroachment Permit Standard Conditions (PDF)
• Encroachment Permit Submittal Requirements

Additional Public Works encroachment permit information can be found here.

Processing Times:

Processing times for Public Works & Engineering Division reviews of Encroachment Permits are provided below:

Project Type	1st Review	Resubmittals
Accessory Dwelling Unit (ADU)	10 Business Days	10 Business Days
Duplex	10 Business Days	10 Business Days
Mixed-Use	10 Business Days	10 Business Days
Multi-Family	10 Business Days	10 Business Days
Single-Family	10 Business Days	10 Business Days
Townhome	10 Business Days	10 Business Days

 

Encroachment Permit Sample Documents:

• Approved Encroachment Application and Supplemental Documents (PDF)
• Final Encroachment Permit (PDF)

Transportation Permits

Transportation Permits are required when a vehicle and/or vehicle load is larger than 8'6” in width, 14' in height, 40' in length (single unit), or 65' in length (combo unit). Transportation Permits are issued on a single trip or annual basis and are enforced by County Sheriffs and the California Highway Patrol. For more information, contact Randy Fiore, Senior Permit Technician, at (949) 461-3487 or submit a ticket at Ask Lake Forest here.

The City of Lake Forest Public Works Department issues encroachment permits.  The application is provided at the link below which can be submitted to PWPermits@lakeforestca.gov.

• Transportation Permit Application (PDF)
• Transportation Permit Standard Conditions (PDF)

Additional Public Works transportation permit information can be found here.

Processing Times:

Processing times for Public Works & Engineering Division reviews of Transportation Permits are provided below:

Project Type	Review
Accessory Dwelling Unit (ADU)	5 Business Days
Duplex	5 Business Days
Mixed-Use	5 Business Days
Multi-Family	5 Business Days
Single-Family	5 Business Days
Townhome	5 Business Days

 

Transportation Permit Sample Documents:

•  Approved Transportation Application and Final Transportation Permit with Supplemental Documents (PDF)

Outside Agency Reviews

The following outside agencies may require a review of plans and/or fees before the City can issue permits. 

• Orange County Fire Authority (OCFA)
• Irvine Ranch Water District (IRWD)
• El Toro Water District (ETWD)
• Trabuco Canyon Water District (TCWD)
• South Coast Air Quality Management District (SCAQMD)
• Orange County Health Care Agency (OCHCA)
• Southern California Edison (SCE)
• SoCal Gas
• Saddleback Valley Unified School District (SVUSD)
• Transportation Corridor Agency (TCA)
• Orange County Sheriff’s Department (OCSD)
• Homeowners Association