I want to change the signage for my business. What do I need to do? To change the number or type of signs for your business, you must obtain approval from the Development Services Department and a sign permit. Before you buy new signs, we recommend you speak to your property manager and a City planner to review all of the related sign regulations. Sign permit applications are available at City Hall or on the City's website at http://www.lakeforestca.gov/depts/ds/planning/application_forms.asp. For more information, please contact the Development Services Department at (949) 461-3472.
Are walking trails available in Lake Forest? Walking trails are located at Borrego Park (26982 Cabriole), Concourse Park (Cedar Ridge Rd. & Saddleback Ranch), Heroes Park (25420 Jeronimo Rd.), Nature Park (26215 Dimension Drive), Pittsford Park (21701 Pittsford Dr.), Rimgate Park (29772 Rimgate), Serrano Creek Park (25101 Serrano Rd.), and Foothill Ranch Community Park (19422 Rue De Valore).
For more information on County trails go to www.ocparks.com
Does the City have funds to assist with home repairs? Yes. The City of Lake Forest Housing Rehabilitation Program provides qualified homeowners with either a zero percent deferred interest loan or a three percent interest loan, funded with Community Development Block Grant (CDBG) funds.
Does the City offer a Housing Rehabilitation Loan Program? Yes, the City offers low-interest and zero interest Housing Rehabilitation Loans to qualified individuals interested in making improvements to their homes.
In order to be considered for the program, you must fill out a Housing Rehabilitation Loan Application in order to verify that your loan application complies with Federal and State regulations. You will also be required to submit proof of income, employment, and other verifications required by law.
If you have any questions regarding the Housing Rehabilitation Loan Program, or would like to request an application, please call 949-461-3473.
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.
How can I find out about upcoming business seminars and events in the City of Lake Forest? You can find out about upcoming business seminars and events, sponsored by the City of Lake Forest, by accessing the City's Economic Development website at The Arbor and clicking on “Events.” The seminars, workshops and roundtables offered by the City at no charge include a variety of topics such as starting a business, developing a website, understanding government regulations and marketing.
How can I obtain more information about temporary and/or permanent parking permits?
For Permanent Parking Permits (in established Restricted Parking Areas of Lake Forest, Foothill Ranch, and Portola Hills/Trabuco Canyon) contact Cheryl L. Thayer in the Public Works Department at (949) 461-3571 or cthayer@lakeforestca.gov .
A resident may request up to 4 RESIDENT permits and 1 GUEST permit. A valid California Department of Motor Vehicles (DMV) Registration showing that each vehicle is registered to the resident’s address must be presented at the time permits are issued. (Originals or photocopies will be accepted.) Permits are provided FREE to eligible residents.
Lost/Stolen/Damaged Permanent Parking Permits – Replacement permits will be issued at no cost to eligible residents via U.S. Mail. Previously issued permits will be voided by the City. Use of a voided permit may subject user to a parking violation and fine.
For Temporary Parking Permits (in established Restricted Parking Areas of Lake Forest, Foothill Ranch, and Portola Hills/Trabuco Canyon) contact Cheryl L. Thayer in the Public Works Department at (949) 461-3571 or cthayer@lakeforestca.gov. Temporary Parking Permits are issued upon request at no cost to eligible residents. They can be picked up at City Hall, sent in electronic format directly to the resident’s e-mail address or faxed. A vehicle displaying the Temporary Permit may park in the Restricted Parking Area for the date(s) ONLY shown on the permit.
Requests for either permanent or temporary permits should be made Monday through Friday, 8:00 a.m. - 5:00 p.m. The City is closed on alternate Fridays. Permits can be issued 3 weeks in advance.
How do I file an ADA grievance?
The City's ADA Grievance Policy outlines the process for filing a grievance. The Policy can be found here and the form can be found here.
My vehicle has been impounded. How do I get it back? If a vehicle has been impounded due to an unlicensed driver, suspended license, or any other traffic violation, please contact Deputy Rich Nelson, at (949) 461-3545.
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.
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.
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.
What can I do about cars and trucks parked in front of my house? California State law states vehicles parked on the street over 72 hours may be considered abandoned vehicles. Please contact Lake Forest Police Services at (949) 770-6011 to report the location and description of the automobile. Parking control staff will come out, check to make sure the vehicle is not stolen, confirm it is properly registered, and mark the vehicle's tire. The vehicle can be cited 72 hours after it is marked and ultimately towed away at the owner's expense. Anyone may park their vehicle on a public street if it is legally parked and properly registered.
What home improvement items are eligible for assistance? Repairs that are eligible in the program include roofing, windows, exterior and interior painting, plumbing, electrical, energy/weatherization items, garage doors, and other common home repairs.
Income limits and other qualifications apply.
What is the maximum loan amount? Homeowners may receive up to $30,000 while mobile home owners are eligible to receive up to $15,000 for home improvement items. Applicants must qualify as low or moderate-income households and the homes must be owner-occupied.
There are no monthly payments on the loan. The total principal payment is due at the time of sale or transfer of title/ownership. Additionally, a 3% loan that has amortized payments over a fifteen (15) year period is available if you would like to make payments.
What property is available to buy/lease in the city?
The City does not own any retail property. Interested businesses should contact the property management firms associated with a specific center. The property management firm signs are posted on the property with contact information. If you are unable to determine who the property management firm is, please contact Economic Development at (949) 461-3547 or email pwilliams@lakeforestca.gov.
Where is the Etnies Skatepark of Lake Forest located? Etnies Skatepark of Lake Forest is located at 20028 Lake Forest Drive, at the intersection of Lake Forest Drive and the 241 Toll Road across from the Home Depot Center. For more information on the Skatepark visit www.etniesskatepark.com
Who can I contact for more information or an application for a housing rehabilitation loan? To obtain additional information about the Housing Rehabilitation Loan Program and/or to obtain a loan application, please contact Theresa Dobbs at (949) 461-3473.
Does the City have a First Time Home Buyer's program?
Currently, the City of Lake Forest does not have a First Time Home Buyer's program.
The City of Lake Forest previously participated with other South County cities to offer a First-Time Home Buyer program called Mortgage Credit Certificate (MCC). The program offered a Federal tax credit of up to 15% of the annual interest paid on a conventional 30-year fixed mortgage loan. In January 2006, the program was put on indefinite hold for Orange County cities and is no longer available.
For an application and further detailed information, please contact Danh Nguyen at National Homebuyers Fund (NHF) 866-643-4968. The website for NHF is www.nhfloan.org.
Does the City have funds to assist with home repairs?
Yes. Annually, as funding permits, the City of Lake Forest Housing Rehabilitation Program provides qualified homeowners with either a 0% deferred interest loan or a 3% interest loan, funded with Community Development Block Grant (CDBG) funds.
What is the maximum loan amount available to qualified homeowners through the City of Lake Forest Housing Rehabilitation Program?
The City's Housing Rehabilitation Loan Program offers zero-interest deferred loans for home repairs and improvements.
Homeowners may receive up to $30,000 for home improvement items. Mobile home owners may receive up to $15,000. There are no monthly payments on the loan. The total principal payment is due at the time of sale or transfer of title/ownership. Additionally, a 3% loan that has amortized payments over a fifteen (15) year period is available if you would like to make payments.
What types of home improvement projects/repairs are eligible for assistance through the City of Lake Forest Housing Rehabilitation Program?
Projects/repairs that are eligible include roofing, windows, exterior and interior painting, plumbing, electrical, energy/weatherization items, garage doors, and other common home repairs.
Who can I contact for more information and/or an application for a housing rehabilitation loan?
To obtain additional information about the Housing Rehabilitation Loan Program or to obtain a loan application, please contact Theresa Dobbs at (949) 461-3473.
How can I find out about upcoming business seminars and events in the City of Lake Forest?
You can find out about upcoming business seminars and events sponsored by the City of Lake Forest by accessing the Economic Development website. The seminars, workshops and roundtables offered by the City include a variety of topics such as starting a business, developing a website, understanding government regulations and marketing.
Does the City require a business license?
The City of Lake Forest does not require business licenses. Instead, we ask businesses to complete a voluntary, no cost Business Registration Form that assists the City in maintaining vital records, emergency contact information and a business mailing list for future announcements of free business seminars and workshops. In lieu of a business license, most lenders, clients or other third parties will accept a copy of the City's letter explaining that business licenses are not issued in our community.
Click here to complete the City's online Business Registration Form Click here to obtain a hard copy of the City's Business Registration Form Click here to obtain the City's Letter verifying no business license is required
Residents who are interested in starting a home-based business are encouraged to review the City's Home Occupation Ordinance. If you have questions about whether your business operations are permitted, call the City's Planning Division at (949) 461-3491.
Businesses may also require a Law Enforcement Review and should contact the City's Planning Division at (949) 461-3472 and the Orange County Sheriff Department at (714) 647-1868.
Additional State or Federal permit applications are available from those permitting agencies.
Does the City offer assistance to businesses? The City offers several business assistance programs, including complimentary private consultations from business experts for Lake Forest business owners and Lake Forest residents who are starting businesses. For more information, please contact Economic Development at (949) 461-3477 or email EconomicDevelopment@ci.lake-forest.ca.us.
WHAT IS AN ENVIRONMENTAL IMPACT REPORT(EIR)?
An Environmental Impact Report (EIR) is a comprehensive analysis of environmental impacts of a proposed development project. Preparation of an EIR is required by the California Environmental Quality Act (CEQA) once a lead agency (i.e., city, county, state) determines that a project's impact on the environment (i.e., air quality, noise, traffic, geology, biology, cultural resources, and so on) would be significant unless mitigated. Through the EIR process, measures are determined that would reduce or offset the project's impacts to less than significant levels.
Can I obtain business ownership information?
The City does not have official business ownership information as we do not require a business license or require businesses operating within Lake Forest to register with the City. Ownership information on sole proprietorships and partnerships may be obtained through the County of Orange Clerk-Recorders Office or by contacting them at (714) 834-3005. For information on corporations and limited liability partnerships, visit the California Secretary of State's website at http://www.ss.ca.gov.
Is there a crime prevention program specific to businesses?
Yes. Business Watch is a crime prevention program specifically focused on the business community in the City of Lake Forest to help reduce crimes. Business members can participate in this program at no cost or obligation. When you decide to join the Business Watch program, a member of the Sheriff's Team of Active Retired Seniors (STARS) will personally visit you and assist in completing the necessary paperwork to add you to the City's list of emergency contacts. This information is particularly valuable as it enables us to contact responsible parties, during non-business hours, should the need ever arise. Once you join, a Business Watch window decal that includes an individual identification number for your business will be provided and placed at the entrance to your business. This decal will demonstrate to your customers and other merchants that your business is actively involved in crime prevention in the City of Lake Forest. For a copy of the brochure that further explains Business Watch, or to schedule an appointment to sign up for this program, please call us at (949) 460-5337.
WHAT IS A GENERAL PLAN AMENDMENT (GPA) AND ZONE CHANGE (ZC)? The City Council has adopted a General Plan that provides guidance for future land use decisions. The General Plan is comprised of six elements that address topics such as land use, housing, circulation, natural resources and recreation. The Land Use Element includes goals and policies to guide decision makers and a Land Use Plan that depicts the location of generalized land use categories, such as commercial, low density residential, medium density residential and open space. The City's original General Plan depicted non- residential land uses under the flight path of the former MCAS El Toro. As the base closed and an airport no longer is planned, the City now has the opportunity to plan for other land uses in this area. The new plan, approved on July 1, 2008, includes new General Plan land use designations and zoning to allow residential uses, mixed use, and parks and open space in areas which were formerly designated for commercial and business park uses. Zoning establishes development standards, such as building height and setbacks. By law, the General Plan Land Use Designation and Zoning must be consistent. An Environmental Impact Report (EIR) was prepared to assess the impacts of the change to the General Plan and Zoning and was certified by the City Council prior to approval of the GPA and ZC. Subsequent environmental studies will be required when the City considers the precise development plan for each of the six properties. This will include project specific traffic and hydrology studies.
HOW CAN THE PUBLIC PROVIDE FEEDBACK? Feedback from Lake Forest residents is important and has been a key component to the development of the Opportunities Study. The public will continue to be able to provide public input and the planning will continue with project-level entitlements review and planning.
WHAT IS A TRAFFIC MODEL? A traffic model considers land use, and determines the anticipated traffic to and from these particular land uses. The traffic model then takes into consideration existing traffic on the roadways and potential future developments. All this traffic data is then distributed on the City's roadway network and analysis are performed to identify areas of congestion.
HOW WILL THIS TRAFFIC MODEL BE USED? The Traffic Model is an important planning tool to help the City analyze future traffic needs. It identifies how various land use choices will impact the City's roadways in the future, and will allow the City to make decisions about needed transportation improvements.
HOW DO YOU KNOW IF THE TRAFFIC MODEL WORKS? We test the model against existing traffic. We predict what is happening at intersections now, and then we compare the prediction with actual traffic counts.
WHAT CAN THE CITY DO TO MINIMIZE FUTURE TRAFFIC IMPACTS? The City can do a number of things. The City has approved the Opportunities Study plan - which will generate less traffic than the previously approved land uses. The City can use its traffic model to identify early the streets that will be affected by future development and plan ahead for street improvements. As a part of the Opportunities Study the City Council approved LFTM (see below) to fund transportation improvements that will benefit the entire city.
What property is available to buy/lease in the City? The City does not own any retail property. Interested businesses should contact the property management firms associated directly with the specific center. The property management firm signs are posted on the property with contact information. If you are unable to determine who the property management firm is, please contact Economic Development at (949) 461-3477 or email to EconomicDevelopment@ci.lake-forest.ca.us
WHO WILL PAY FOR THESE IMPROVEMENTS? EXPLAIN THE LAKE FOREST TRANSPORTATION MITIGATION PROGRAM, ALSO REFERRED TO AS THE LFTM PROGRAM. As part of the Opportunities Study, the City established the Lake Forest Transportation Mitigation Program, or LFTM, to allocate the costs of transportation improvements needed to serve projects within the Opportunities Study area and Citywide. Some improvements were identified as part of the Environmental Impact Review process.
WHAT ARE TRIP GENERATION RATES? Trip generation rates are average rates used to estimate how much traffic a specific land use will produce. For example, the amount of traffic generated by a group of homes is different from a business park. Trip types include:
• Residential - Trips to and from home.
• Industrial - Trips to and from jobs.
• Office - Trips to and from jobs.
• Retail - Trips to and from shopping.
• Other - Trips to and from school/recreation.
Special consideration is also given to morning and evening peak traffic hours on certain days of the week. These are the times of day when the majority of the roadways are the heaviest traveled. Arterial streets especially experience their heaviest traffic at certain morning and evening periods. These are considered a worst-case situation and are used for intersection analysis.
WILL ALTON PARKWAY AND OTHER ARTERIALS BE EXTENDED? The City's Traffic Model assumes that the completion of Alton Parkway will be expedited as quickly as allowed in coordination with the County of Orange. The traffic model does not assume that either Ridge Route Drive or Portola Parkway will be extended.
WHY DO YOU STUDY INTERSECTIONS? Intersections are the best measure of how drivers experience a roadway. Typically, traffic flows freely along the links between intersections. Because intersections accommodate opposing traffic and cross traffic, there is a possibility of an increase in delay to accommodate the various movements. That delay is what traffic engineers may use to measure how an intersection is operating.
DID YOU CONSIDER APARTMENTS IN THE TRAFFIC MODEL? The traffic model is based on a detailed inventory of existing land uses in the City and looks at every possible land use in the Opportunities Study. The model takes into account the different traffic patterns that apartments will have versus other land uses.
WHAT LAND USES ARE BEING PROPOSED FOR PORTOLA CENTER? The proposed plan includes predominately residential, commercial and open space uses. A maximum of 930 housing units are proposed, which is estimated to include 481 single family homes and 449 multi family units. The multi family units can either be for sale or rent. The plan currently proposes up to 40,000 square feet of commercial development. The proposed Plan also includes more than 90 acres of open space and parks.
Can I hang a banner to promote my business to City residents?
Yes. However all banners are subject to a banner permit. Temporary banner applications are available online or by calling the Planning Division at (949) 461-3491.
How is property needed for right-of-way purchased? The addition of two travel lanes (one in each direction) for this project has required the City of Lake Forest to acquire additional property along El Toro Road. As part of the process to purchase a property, the City must obtain an independent, Fair Market Appraisal for each property that it wishes to acquire. The property owner is invited to meet with the appraiser and tour the property. The appraiser establishes the Fair Market Value of the property and the City makes an offer to buy the property based on the appraised value. Negotiations regarding the final purchase price begin thereafter.
HOW MUCH TRAFFIC WOULD THE PROPOSED PORTOLA CENTER PLAN GENERATE? As the 243 acre parcel of land is currently vacant, obviously no traffic is generated at the present time by it. The development of the currently approved lands uses (business park and commercial) would generate an additional 47,588 Average Daily Traffic (ADT) to today’s traffic load. The proposed residential plan would generate 11,902 trips, which represents a 75% reduction in traffic compared to the land uses that were permitted previously. This is a significant reduction in traffic.
WHEN WILL SITE SPECIFIC TRAFFIC STUDIES TAKE PLACE FOR PORTOLA CENTER? Site specific traffic studies will be required for each of the five properties in the Opportunities Study Area to determine where traffic signals, lane augmentation, stop signs and other localized improvements will be required. There types of improvements are “Project Features”, unique to each of the five parcels that comprise the Opportunities Study. This level of study takes place when subdivision maps are submitted for the precise development of each property and a site specific environmental document is prepared. The intersection of Saddleback Ranch Road and Glenn Ranch Road, which is located entirely within the Portola Center property, is a “Project Feature” of the proposed Portola Center development. The City’s General Plan and the Opportunities Study EIR include performance criteria to which all intersections must conform. The exact improvements/geometrics and costs are defined at the project level environmental review. The focus at the current Program level analysis is system-wide cumulative impacts, appropriate for a General Plan Amendment. The City’s goals are (1) to ensure a funding mechanism is in place to pay for the cumulative system-wide improvements that are not Project Features tied to a single development (which would be fully funded by the applicant); (2) to create a benefit for all Lake Forest residents in the form of enhanced mitigation; and (3) to impose standards for future performance and a process to ensure that performance occurs.
