Residential Post Entitlement Processing

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.

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

Duplex

Mixed Use

Multi-Family 

Townhome

Demolition

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.

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

Multi-Family

Single-Family

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.

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:

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.

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:

Outside Agency Reviews

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

 

Community Development
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2022 Business Survey

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2025 Community Services Commission

Notice

The City of Lake Forest is accepting applications to serve on the Community Services Commission. Two seats are available on the Community Services Commission. Applications must be submitted online using this form and must be received by 6 p.m. on Monday, January 20, 2025.

The Community Services Commission advises the City Council on matters pertaining to the acquisition, development, and maintenance of public parks and recreational facilities. The Commission also advises the City Council on matters relating to recreational programs and provides advice to the Community Services Department.

This Commission meets the Wednesday after the first City Council meeting of each month, at 6:30 p.m. Commission members pledge upon appointment to represent the overall public good and not that of an exclusive group or interest and will sign an Ethics Policy upon appointment to the Commission. The City assigns a staff liaison to work with the Commission and facilitate communication between the Commission and the City Council.

In addition to attending the regular monthly Commission meetings, Commissioners are expected to periodically attend and participate in City programs and activities. Commissioners receive a salary of $59 per meeting, not to exceed $118 per month.

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Please limit your responses to 100 words each for Questions 7-10.

Tell us about your relationships to Current Council Members or Employees. Please limit your responses to 50 words each for Questions 11-13.

Tell us about your understanding of government: Please limit your comments to 100 words each for Questions 14 & 15.

Tell us about your vision for the City: Please limit your comments to 200 words each for Questions 16-18.

Attachments

The following attachments are part of the reference materials for the application:

Applicant Verification

I attest to the following: 1. I am a legal resident of the City of Lake Forest. 2. I am registered to vote in the City of Lake Forest. 3. I am able to attend Community Services Commission meetings that are regularly scheduled on the Wednesday following the first Tuesday of each month at 6:30 p.m. 4. I have submitted a Statement of Economic Interest, in accordance with the Political Reform Act. 5. I understand this application is a Public Record and may be made available to members of the public upon request, with personal contact information redacted. The information provided in this application is true and accurate.

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2025 Planning Commission Application

Notice

The City of Lake Forest is accepting applications to serve on the Planning Commission. Two seats are available on the Planning Commission. Applications must be submitted online using this form and must be received by 6 p.m. on Monday, January 20, 2025.

The City's Planning Commission is a decision-making body tasked with reviewing matters related to planning and development in the City. The Planning Commission consists of five members which are appointed by the City- Council with Commissioners serving four-year terms. Typical projects reviewed by the Planning Commission include applications for new development, proposed changes in zoning or the text of the Municipal Code, as well as review proposed subdivisions of land. The Planning Commission is also responsible for making recommendations to the City Council as to whether a project or action would be consistent with the General Plan.

The Commission meets on the same week in which the City Council holds their first meeting of the month on Thursdays and meetings commence at 6:30 p.m. In addition to attending the regular monthly Commission meetings, Commissioners are expected to periodically attend and participate in City programs and activities.

Commissioners receive a salary of $118 per meeting, not to exceed $236 per month.

One file only.
2 GB limit.
Allowed types: gif, jpg, jpeg, png, bmp, eps, tif, pict, psd, txt, rtf, html, odf, pdf, doc, docx, ppt, pptx, xls, xlsx, xml, avi, mov, mp3, mp4, ogg, wav, bz2, dmg, gz, jar, rar, sit, svg, tar, zip.

Please limit your responses to 100 words each for Questions 7-10.

Tell us about your relationships to Current Council Members or Employees. Please limit your responses to 50 words each for Questions 11-13.

Tell us about your understanding of government: Please limit your comments to 100 words each for Questions 14 & 15.

Tell us about your vision for the City: Please limit your comments to 200 words each for Questions 16-18.

Attachments

The following attachments are part of the reference materials for the application:

Applicant Verification

I attest to the following: 1. I am a legal resident of the City of Lake Forest. 2. I am registered to vote in the City of Lake Forest. 3. I am able to attend Planning Commission meetings that are regularly scheduled on the same week in which the City Council holds their first meeting of the month on Thursdays and meetings commence at 6:30 p.m. 4. I have submitted a Statement of Economic Interest, in accordance with the Political Reform Act. 5. I understand this application is a Public Record and may be made available to members of the public upon request, with personal contact information redacted. The information provided in this application is true and accurate.

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2025 Traffic and Parking Commission

Notice

The City of Lake Forest is accepting applications to serve on the Traffic and Parking Commission. Three seats are available. Applications must be submitted online using this form and must be received by 6 p.m. on Monday, January  2025. 

The Traffic and Parking Commission advises the City Council on issues relating to parking and the safe and efficient movement of traffic, including vehicles, bicycles, pedestrians, and other modes of transportation upon the circulation network of the City. The Commission will provide recommendations related to traffic and parking including, but not limited to traffic and parking related field studies, requests for traffic control devices, requests for permit parking and street sweeping parking restrictions, and other related matters.

This Commission meets the Monday prior to the first City Council meeting of each month, at 6:30 p.m. Commission members pledge upon appointment to represent the overall public good and not that of an exclusive group or interest and will sign an Ethics Policy upon appointment to the Commission. The City assigns a staff liaison to work with the Commission and facilitate communication between the Commission and the City Council. In addition to attending the regular monthly Commission meetings, Commissioners are expected to periodically attend and participate in City programs and activities.

Commissioners receive a salary of $118 per meeting, not to exceed $236 per month.

One file only.
2 GB limit.
Allowed types: gif, jpg, jpeg, png, bmp, eps, tif, pict, psd, txt, rtf, html, odf, pdf, doc, docx, ppt, pptx, xls, xlsx, xml, avi, mov, mp3, mp4, ogg, wav, bz2, dmg, gz, jar, rar, sit, svg, tar, zip.

Please limit your responses to 100 words each for Questions 7-10.

Tell us about your relationships to Current Council Members or Employees. Please limit your responses to 50 words each for Questions 11-13.

Tell us about your understanding of government: Please limit your comments to 100 words each for Questions 14 & 15.

Tell us about your vision for the City: Please limit your comments to 200 words each for Questions 16-18.

Attachments

The following attachments are part of the reference materials for the application:

Applicant Verification

I attest to the following: 1. I am a legal resident of the City of Lake Forest. 2. I am registered to vote in the City of Lake Forest. 3. I am able to attend Traffic and Parking Commission meetings that are regularly scheduled the Monday prior to the first City Council meeting each month ar 6:30 p.m. 4. I have submitted a Statement of Economic Interest, in accordance with the Political Reform Act. 5. I understand this application is a Public Record and may be made available to members of the public upon request, with personal contact information redacted. The information provided in this application is true and accurate.

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This form is for businesses that are physically located at a Lake Forest address.

 

Please enter Mailing Address information, if different from Business Address.
Home-Based Business?
If yes, you do not need to enter Property Manager Contact Information on the following page.

Commercial Business Additional Information

Applicable if you are a commercial or a home-based business.

Reason(s) for locating Business in Lake Forest:

Property Manager Contact Information

Applicable if you are leasing or own commercial property.

PLEASE DO NOT COMPLETE THIS SECTION IF YOU ARE A HOME-BASED BUSINESS.

Business Watch - Emergency Contact Information

Please complete the following emergency contact information if your business wishes to participate in the Orange County Sheriff's Department "Business Watch Program". You will be contacted and provided with additional information and receive a "Business Watch" decal.

PLEASE DO NOT COMPLETE THIS SECTION IF YOU ARE A HOME-BASED BUSINESS.

More Information on Lake Forest Business Watch:

Business Watch | Lake Forest, CA

To learn more about the Lake Forest Business Watch Program, please visit the link above.

Please enter the name of an individual to call in case of an emergency. They must have keys to your business.
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Lake Forest Chamber of Commerce Membership

Membership Application

Joining the Lake Forest Chamber of Commerce offers numerous opportunities to network, gain valuable experience, expand your business, and more. If you are interested in joining or would like more information, select the link above.

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CCA

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City of Lake Forest SMS Sign Up

Please provide the following information to join the waiting list for the Lake Forest CERT program.
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Expand the Forest

Expand the Forest Beautification Program

Public Works Department | 100 Civic Center Dr. | Lake Forest, Ca 92630 | (949) 461 - 3493

Applicant Information

Note: Due to the health and wellbeing of the selected trees, plantings will occur only from October 1st though December 1st and March 1st through June 1st. Staff will contact you during this time frame. Dedication plaques are not allowed. 

Location

 

Disclaimer: If a planting date cannot be arranged, the tree(s) will be planted by the end of the planting period. 

 

Type of Tree

Dedication

The City Council Certificate: The dedication and sponsor(s) information will appear on the City Council signed certificate mailed to you after the tree planting has occurred.

(Example: In loving memory of John Doe, a great friend and co-worker) 

Payment

The cost of the Expand the Forest Program is $93.00/15 gallon tree. 

If Paying by Check, Mail to:

City of Lake Forest
Expand the Forest Program
100 Civic Center Dr.
Lake Forest, CA 92630

If Paying with Cash, Bring to:

City of Lake Forest
100 Civic Center Dr.
Lake Forest, CA 92630

If Paying by Credit Card

Credit card payments are accepted through eLakeForest.com with a 3.29% service fee. Register for a new account through eLakeForest.com.

 

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Responsible Pet Ownership

Vet / Clinic:
20780 Lake Forest Dr., Lake Forest, CA 92630, (949) 600-8310
23162 El Toro Frontage Road, Lake Forest, CA 92630 (949) 837-5222
29040 Portola Parkway, Lake Forest, CA 92630 (949) 380-1255
24301 Muirlands Blvd Ste P, Lake Forest, CA 92630, (949) 837-7660
22377 El Toro Road, Lake Forest, CA 92630, (949) 855-9744
3 Rancho Circle, Lake Forest, CA 92630, (949) 581-7979
26741 Rancho Pkwy Suite 105-D, Lake Forest, CA 92630 (949) 354-5201 BlissAnimalHospital.com

Owner Information

City: Lake Forest

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