AFFORDABLE HOUSING - What types of affordable units will be built within Portola Center? Where will they be located?
The design details for the required affordable units will be determined through the site specific planning of the Portola Center project. As part of this process, the developer will be required to prepare and submit an Affordable Housing Implementation Plan (AHIP) which specifies its proposal for meeting the project’s affordable housing requirement, in accordance with the Development Agreement. A proposed AHIP has not yet been submitted for consideration to the City.
AFFORDABLE HOUSING - Why is affordable housing proposed in Portola Center?
The State of California encourages all cities to plan for an adequate supply of housing in order to keep pace with population and job growth, and to increase and preserve its supply of affordable housing. Each city is required to prepare a Housing Element as a component of its General Plan to include policies which encourage and facilitate the provision of affordable housing. Accordingly, the City’s General Plan contains numerous policies to ensure a variety of housing opportunities (ownership and rental) throughout the community and ensure that the design of new residential development is compatible with that of existing residences.
The City’s General Plan includes a policy which encourages new residential developments to incorporate 15% of the units as affordable. The provision of affordable housing to meet this policy is included within each of the Opportunities Study development agreements.
Specifically, the Portola Center Development Agreement requires the provision of between 8.5% to 15% of the units as affordable. Affordable units fall into three general categories based on income levels: very low, low, and moderate. The following links contain additional information regarding affordable housing and the City’s housing policies:
CITY REVIEW PROCESS - What is the City’s role in the Portola Center development plan?
The City’s role is to review all the components of the plan to ensure that it meets the requirements of state law and local codes, is consistent with the Development Agreement, and generally exhibits good planning and design. Through this review, the City will hire and oversee an environmental consultant to prepare an environmental impact analysis, review all technical studies using our own experts, review design and technical aspects of the subdivision, impose conditions of approval and mitigation measures as necessary, provide information to the public, and ensure opportunities for public input. The City intends to keep the public informed about the process through the City’s website and other communications.
COMPATIBILITY - Will the development density of the proposed Portola Center project be consistent with the existing development density in Portola Hills?
The General Plan designations for the Portola Center property allocate the properties for residential uses ranging from 2-25 dwelling units per acre, which is the same density range allowed within the existing Portola Hills. Specifically, as shown on the map below, the areas north of Glenn Ranch Road are designated for Low Density Residential and allow homes to be developed at a density of 2-7 units per acre. This is the same General Plan designation found in the existing single-family areas of Portola Hills. The areas south of Glenn Ranch Road allow Low Density Residential, Medium Density Residential (15-25 units per acre), and Mixed Use.
COMPATIBILITY - Will the homes to be built in conjunction with the Portola Center project be similar to the homes existing in Portola Hills?
The developer has not yet finalized the design of the proposed homes nor presented conceptual plans for the various product types and architectural styles being considered. It is anticipated that a variety of types and sizes of single family homes will be developed along with some multifamily homes. However, the City's Municipal Code and General Plan require that any proposed development be compatible with surrounding land uses. The project will be reviewed for compatibility by City staff, the Planning Commission and City Council. The City also welcomes community input and will provide ample opportunity for public review and comment.
GENERAL - Does the City have alternative plans for vacant commercial space if traffic is unable to support commercial development required by your Development Agreement?
The proposed development, including the commercial space, will be privately owned and operated, with the exception of the public parks and public streets. Consequently, while the uses permitted within the commercial space will be limited based on the applicable zoning regulations, the City will not directly control tenancy or institute plans (alternative or otherwise) for use of the space. The commercial space would operate just like any other commercial space in the City and may be expected to experience, from time to time, short-term vacancies. However, the space will be limited to 10,000 sq. ft. and to neighborhood serving uses. Given the limited amount of commercial space to be constructed, and its proposed location directly across from the proposed sports park, the developer anticipates that future businesses will be successful at this location.
GEOLOGY/EXISTING CONDITIONS - What is being done to address slope and soil conditions within the existing Portola Hills development?
The Portola Hills I Homeowner's Association has applied for and been issued permits by the City to repair slope failures. The City's role regarding slope failures was to review the repair plans and engineering to ensure proper design and conformance with the City's Grading and Excavation Code.
GEOLOGY/EXISTING CONDITIONS - Will the City require a geotechnical/soils study to be completed in conjunction with the proposed project?
Yes. Completion of a geotechnical/soils study covering the entire project area is a requirement specified in the Development Agreement and the City's Grading and Excavation Code.
GEOLOGY/EXISTING CONDITIONS - Will the City require the Portola Center developer to resolve issues that existing residents of Portola Hills have regarding homes constructed by the Baldwins in the 1980s?
No. The current owners of Portola Center are USA Portola Properties, LLC and Sun Ranch Capital Partners, LLC. The City does not have the legal basis to impose conditions on a current property owner to repair buildings constructed by others in the past.
OTHER - How will the City ensure that the developer meet the requirements of the development agreement?
The Development Agreement with the City contractually obligates the developer to perform in accordance with the terms of the agreement. The agreement spells out the developer's responsibilities with respect to provision of public benefits and infrastructure, including related development impact fees, school impact mitigation obligations, and provision of public park land, and ensures that development of the property will occur in accordance with the City's General Plan. In addition, the developer will be required to perform and develop the project pursuant to a set of conditions of approval imposed on the project by the City, and to implement any mitigation measures required pursuant to the provisions of the California Environmental Quality Act (CEQA). The timing for completion of all requirements imposed on the developer are (in the case of the Development Agreement), or will be (via Conditions of Approval/Mitigation Measures) specified prior to any project approvals. Furthermore, all required permits (final map approval, grading permits and building permits) will be withheld until all corresponding requirements are satisfied. Finally, the City will use all of the tools available to ensure quality construction including plan check review, compliance with the latest building and safety codes, and multiple inspections by certified professional building inspectors.
PARKING - Are the City's existing parking standards being modified to allow for increased demand for on-street parking in Portola Center?
Currently, the project applicant is proposing to provide on-street and off-street parking to serve the proposed development in accordance with the requirements of Lake Forest Municipal Code (LFMC). The LFMC requires both resident and guest parking, as well as parking for the commercial/mixed use component of the project. For attached units, the required parking increases in relation to the number of bedrooms in each unit. While no modified parking standards have been proposed, the applicant, at the City's behest, is currently exploring scenarios that would result in the provision of parking that exceeds the code required minimum. With respect to the portion of the proposed development north of Glenn Ranch Road, which is currently proposed to be entirely detached single-family product, each residence will have a minimum of four parking spaces on site (two in the garage and two on the driveway), plus on street parking.
PROPERTY TAX/MELLO-ROOS - Who can I contact for information regarding my property tax and Mello-Roos obligations?
Property tax information is available from the Orange County Assessor’s office at (714) 834-2727. Contact information for the administrator of the special taxes (i.e., Mello-Roos) is located on the back of your tax bill. If you do not have a copy of your tax bill, you may call the Assessor’s office to obtain the information regarding the administrator of special taxes.
SCHOOL ISSUES - Can the City require that a high school be built to serve the proposed development?
No. The City cannot require construction of a high school. All decisions regarding new school construction are made by the Saddleback Valley Unified School District (SVUSD) in coordination with the State based upon existing and projected enrollments and school capacities. During the planning phase of the Opportunities Study, the District conducted a study of existing and projected enrollment to determine how best to mitigate school impacts from the future developments. As a result of this study, the District elected to receive funds from the developers to improve existing schools, rather than to require construction of new schools. For more information, contact the Superintendent’s Office at SVUSD.
SCHOOL ISSUES - Does the School Mitigation Agreement specify how, when and where the fees paid by Portola Center are to be used?
Yes. Payment of an $8,410 per residential unit fee is paid at the time of issuance of a building permit for each unit; the District is required to spend the fees on school facilities within the City of Lake Forest. A payment of $2,900,000 for repairs to Portola Hills Elementary School is due to the District at the time the first residential building permit is issued within the Portola Center project. The agreement specifies that the money shall be used for modernization of Portola Hills Elementary School and also specifies that the District must make the repairs as soon as reasonably feasible.
SPORTS PARK - What is the schedule for construction of the City's proposed Sports Park?
The City is currently designing an approximately 70 acre active sports park near the corner of El Toro Road and Portola Parkway. Construction is anticipated to begin in Fall 2011.
SPORTS PARK - Will the City wait until construction begins on the Portola Center project before starting construction on the Sports Park?
No.Design fees have been paid by all of the Opportunities Study Area development participants, including the PortolaCenter property owners, so the City can advance the design of the SportsPark.Construction is anticipated to begin in Fall 2011. The City is exploring a number of options for funding construction of the SportsPark in advance of the collection of fees from development of the Opportunities Study Area properties.
STEERING COMMITTEE - How will the developer's "Steering Committee" be formed?
The City has no role or involvement in the formation of the developer's "Steering Committee." However, it is the City's understanding that the "Steering Committee" formed by the developer is composed of residents of the surrounding neighborhoods including representatives from HOA Boards and several at-large members who reside within the community. The purpose of the steering committee is to assist the developer with setting the agenda for future community meetings. For more information, please contact the developer's representative Stephen Haase at (619) 234-4050.
TRAFFIC - Considering the steep grade of many of our existing streets, what mitigation measures are in place to ensure reasonable speeds on the roadways?
Along with existing driving patterns, characteristics such as street grade are taken into consideration when setting speed limits and identifying other traffic control mechanisms necessary to ensure public safety. These factors were taken into account when the City completed a citywide Engineering and Traffic Survey for speed limits in 2006. A new Engineering and Traffic Survey for the purpose of reviewing speed limits citywide is slated to occur in fiscal year 2012-2013. In addition, the City will conduct another Engineering and Traffic Survey in the area of Portola Hills after completion of the Portola Center project.
Once speed limits and traffic control measures are established, the City's Police Services team is charged with enforcement. Recently, in response to complaints received by the Portola Hills residents, Police Services was directed to increase monitoring, and law enforcement as necessary, on streets in Portola Hills. It is expected that the augmented Police presence will help to minimize incidents of neighborhood speeding.
With respect to the Portola Center project, as previously indicated, the project's traffic study will serve to identify any project-related impacts, and to identify, as applicable, appropriate mitigation measures for project-related impacts. The City will include conditions of approval on the development plan to mitigate any potential traffic-related impacts identified in the traffic study to less than significant levels. Because of the concern regarding roadway speeds in Portola Hills, the maximum street grades for the new roadways are a current topic of discussion.
TRAFFIC - Does the Baldwin Company have plans for dedicated turning lanes?
The current project proposal provides for a dedicated left turn and a "free" right turn lane serving southbound Saddleback Ranch Road traffic at the Glenn Ranch Road intersection. This "free" right turn lane would provide for vehicles to yield and merge on to Glenn Ranch Road with no forced stop.
Pursuant to a development agreement that was negotiated and approved (in 2008) by the City with input from Portola Hills residents, the project developer is required to prepare and submit a study which considers the pros and cons of providing a free right turn lane. The study is currently underway. When complete, it is expected that the findings of this study will influence the decision to include or eliminate the free-right turn lane from the proposal that will ultimately be presented to the Planning Commission and City Council for consideration. Similarly, City staff is reserving judgment with respect to the study's recommendation regarding the potential free-right turn lane until such time as the study is completed, submitted to the City and evaluated. As with all aspects of the project, the City also welcomes community input on this potential project feature.
Currently, the City is also evaluating (in conjunction with the Portola Center project) the feasibility and potential benefits of adding turn lanes at the Glenn Ranch Road/ Portola Parkway intersection and at the Los Alisos Boulevard/ Santa Margarita Parkway intersection (in the City of Mission Viejo) in order improve traffic flow.
TRAFFIC - Does the Baldwin Company intend to make the Malabar access road (currently fenced) an emergency road or a through road to traffic from Portola Center?
The current project proposal provides for a pedestrian and emergency-only vehicular access way between the northeasterly project area and Malabar Road, via existing La Quinta Drive. This proposal, along with an alternative design providing full/unrestricted vehicular and pedestrian access via La Quinta Drive, is currently being studied to determine potential traffic-related impacts. The Orange County Fire Authority (OCFA), which provides fire services for the City of Lake Forest, including the Portola Hills neighborhood, has determined that either alternative (unrestricted access or emergency-only access) meets OCFA's requirements for the northeasterly planning area.
TRAFFIC - Does the City intend to change striping on existing Portola Hills' streets? Are barriers and medians being proposed for Portola Center?
Several roadway striping changes are currently being evaluated and will be influenced by the traffic study. In addition, the City will require (subject to City Council approval) construction of raised/landscaped center median islands within the Glenn Ranch Road right-of-way adjacent to the project. Other appropriate barriers and medians for control of traffic movements may be required based the final traffic study and further evaluation by the City.
TRAFFIC - Drivers' sight distance is challenged at the Millwood/Saddleback Ranch Road intersection. How will this intersection be impacted by the new roadways planned for Portola Center?
The traffic study will also evaluate impacts to this intersection, if any.
TRAFFIC - How is the Baldwin Company planning to handle the increased traffic flow and its impact on roads feeding into Portola Hills Elementary School?
The City requires the project applicant retain a licensed traffic engineer to prepare and submit a traffic impact study, the purpose of which is: (a) to determine if the proposed project has the potential to generate significant traffic impacts on surrounding roads; and: (b) to identify measures which are appropriate and necessary to mitigate those impacts, if any, to less than significant levels. To ensure that school-related traffic will be taken into consideration, the traffic study will include data collected while school is in session and estimates for school related traffic from the proposed project will be analyzed. Ultimately, the traffic study will be incorporated into a broader and comprehensive assessment of the project's potential environmental impacts (e.g., an Environmental Impact Report (EIR). Initially, however, the submitted traffic study must be reviewed by City staff and its consultant team. The City is currently engaged in this initial effort and is awaiting submittal of a revised traffic study. Once the traffic impact study is completed, it will be made available for public review and comments (during the EIR process).
TRAFFIC - How will future residents exit the area below Millwood Road?
Access to the portion of the Portola Center development located south of Millwood Road and west of Saddleback Ranch Road is anticipated to be via a new street intersecting with Saddleback Ranch Road. A current project proposal locates the future intersection approximately 570 ft. south of Millwood Road. A stub access currently exists near this location. The precise location of the future street will be based, in part, on operational characteristics and consider the required intersection sight distances.
The City and the project applicant are also exploring the feasibility and appropriateness of providing a secondary access road, via Saddleback Ranch Road, to the portion of the project located north of Glenn Ranch Road and east of Saddleback Ranch Road. This project area is currently proposed to be served by a single access road along Glenn Ranch Road and an emergency access way via La Quinta Drive, at its intersection with Malabar Road. If selected as a preferred plan, this secondary access road along Saddleback Ranch Road would be aligned with the access road to the westerly project area south of Millwood Road as a four-way intersection which may be signalized.
TRAFFIC - Is the Lake Forest Transportation Mitigation Program being applied to Portola Center? If so what recommendations have been made to the Baldwin Company for traffic management?
Yes - the Lake Forest Transportation Mitigation Program (LFTM) is being applied to the Portola Center project. LFTM is a fee program developed to fund improvements to approximately 18 specific intersections city-wide and within Irvine, Laguna Hills and Mission Viejo. The Portola Center project developer will be required to pay LFTM fees. LFTM also requires analysis of several intersections in the vicinity of the Portola Center project as part of a project level traffic study, and includes mitigation of project impacts. These intersections include Los Alisos/ Santa Margarita (in Mission Viejo), Saddleback Ranch Road/ Millwood and Saddleback Ranch Road/ Malabar.
The project level traffic study will determine what improvements to which intersections within the project area are necessary, as well as the developer's share of the cost of improvements to "secondary intersections" that are outside of the project area, but required in conjunction with other Opportunities Study Area projects.
TRAFFIC - Residents residing on the street of Malabar have a difficult time with safe ingress and egress from Malabar onto Saddleback Ranch Road. This problem will be exacerbated by the traffic from Portola Center. How does the City intend to protect the safety of drivers and pedestrians at this intersection? The potential impacts of the proposed project, including any impacts to the Malabar Road/ Saddleback Ranch Road intersection, have not yet been determined. The project traffic study is required to analyze this intersection and to indentify any potential project impacts and necessary mitigation measures. Consequently, measures necessary to mitigate potential impacts are unknown at this time. It should be noted however that over the past several years, pavement striping changes have been made at several intersections along Saddleback Ranch Road to improve line of sight and ease of access, independent of the proposed project. The striping changes including recent adjustments at the Saddleback Ranch Road/Malabar Road intersection.
TRAFFIC - We are in a high fire danger area. What are the proposed mitigations for emergency egress/ ingress should evacuation occur? The Portola Center project plans have been reviewed by the Orange County Fire Authority (OCFA), which has primary responsibility for ensuring that the project is designed to minimize the potential for fire-related threats to public safety. This includes ensuring that the project provides adequate emergency ingress/egress routes, based on the number of dwelling units served and other site-specific factors. OCFA is requiring that an emergency access way be provided to serve the northeasterly portion of the proposed development, in addition to the primary proposed access point along Glenn Ranch Road. In addition, OCFA will require that the project developer submit a Fuel Modification Plan and a Fire Master Plan for review and approval, and to demonstrate compliance with numerous and varied standards and criteria for fire and life safety (fire sprinklers, fire hydrants, etc.). It should also be noted that the Orange County Sheriff's Department, in coordination with OCFA, has prepared a specific evacuation plan for the Portola Hills area. For more information on this plan please contact Jim Wren, Public Safety Manager.
TRAFFIC - What are City standards for stopping and sight distances?
The City has adopted the Orange County Highway Design Manual and the Caltrans Highway Design Manual as its standards for roadway design. In addition, the City's professional engineers utilize other industry standards such as the California Manual of Traffic Control Devices. The City also relies on the expertise of its in-house professional staff and licensed engineers who work for the City as consultants. Relying first on the standards noted above, required stopping and site distances may vary based on several factors, including expected roadway speed, curvature and street grades.
TRAFFIC - What is the proposed speed limit for Saddleback Ranch Road after Portola Center is complete?
The City recently completed an informal review of the posted speed limits in Portola Hills for the purpose of determining if changes to any of the posted speed limits are warranted. Based on this review, it was determined that no change to the posted speed limit for Saddleback Ranch Road is necessary at this time. Notwithstanding, a city-wide Engineering and Traffic Survey is scheduled to occur next fiscal year (2012 - 2013). This formal survey will consider the factors listed below and will be used to evaluate not only speed limits, but other conditions such as the potential need for new or modified traffic signals, new stop signs or other traffic control devices.
Street collision history
Pedestrian and bicycle traffic
Amount of traffic typically on the street
Speed of traffic
Roadway characteristics (length, width, lanes and visibility)
Amount and severity of curves
Curbside parking practices and number and type of driveways
Type of area (residential, commercial, offices, recreational, etc.)
Additionally, the City will review speed limits in Portola Hills upon completion of the Portola Center project in order to determine if any change is warranted as a result of the project.
TRAFFIC - What safety guidelines does the City have in place for pedestrians? Specifically, what are the safety protections for pedestrians attempting to cross Glenn Ranch Road to access the new proposed Portola Center Park?
The Glenn Ranch Road/Saddleback Ranch Road intersection currently provides marked pedestrian crosswalks and button-activated pedestrian crossing signals. Changes may be made to the locations of the marked crosswalks, the timing of traffic/crossing signals and/or other intersection design features as necessary to optimize pedestrian safety at this intersection in conjunction with the proposed project. Changes, if any, would be based on current highway design standards, the recommendations in the final traffic study and evaluations performed by the City's Public Works Department and consultant team. In addition, the sidewalk access ramps will be upgraded to current standards.
TRAFFIC - Will cars be allowed to park on Glenn Ranch Road after the development is completed? With only a few exceptions where occasional special circumstances warrant, the City currently prohibits parking along all arterial roadways, including Glenn Ranch Road. The Portola Center project, in its current form, does not propose modifications to these parking restrictions and no changes to the City's arterial roadway parking policies are being contemplated by the City at this time.
TRAFFIC - Will the traffic study analyze left turns on to Saddleback Ranch Road from any street on a school day?
Yes. The traffic study will analyze turning movements at major intersections on Saddleback Ranch Road. Based upon traffic counts, the peak weekday morning hour and afternoon hour will be determined and analyzed. It is likely that the morning peak will coincide with the start of the school day.
TRAFFIC - Will the traffic study for the Portola Center project include a 20-year projection of traffic conditions?
Yes. The study will analyze impacts in the 2030 timeframe consistent with the timeframes analyzed in the Program Environmental Impact Report (PEIR) prepared for the OSA General Plan and Zoning Amendments.
VIEWS - Will the potential impact of the proposed project on existing views be evaluated as part of the project processing?
Yes. The environmental impact analysis for the project will include a full analysis of aesthetic impacts, including views.
VIEWS- The Portola Hills II Homeowners Association wants to ensure that the view sheds of residents on Malabar are not impacted by homes being planned in Portola Center. Please provide visual simulations that we can share with residents which show roof lines of homes proposed to be built behind the homes on Malabar Road.
The homes along Malabar Road are located along the top of a significant slope, such that the pad grade of these homes are (approximately) 50 ft. (at the easterly edge) to 100 feet (at the westerly edge) above the pads grades of the proposed homes. The northern portion of the Portola Center project (i.e., north of Glenn Ranch Road), which includes the existing slope, is planned for single-family detached homes that will be limited to a maximum height of 35 feet. Therefore, the proposed homes are not expected to impact the views from the existing homes along Malabar Road. Additional information about the potential for view impacts will be provided through the environmental review process.
The City will require the applicant to submit various photo-simulations and a consultant hired by the City to prepare the project environmental impact assessment will prepare additional photo-simulations. These photo-simulations will be made available for public review and comment.
