Rancho_Pkwy_Commons_Incomplete_Letter_with_Att.pdf

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July 23, 2026

EPD Solutions, Inc.

Attn: Dane Palanjian 5000 Campus Drive, Suite 150 Newport Beach, CA 92660 Via email: palanjian@gmail.com

SUBJECT: GENERAL PLAN AMENDMENT 06-26-5876, ZONE CHANGE 06-

26-5877, SITE DEVELOPMENT PERMIT 06-26-5878, TENTATIVE PARCEL MAP

2026-135, AND DEVELOPMENT AGREEMENT FOR A PROPOSED 145-UNIT

RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 26521, 26541, AND 26561

RANCHO PARKWAY SOUTH (APN 612-191-14)

Dear Dane Palanjian, The Community Development Department has reviewed your application package for the proposed condominium subdivision and development of a new 145-unit townhome community at 26521, 26541, and 26561 Rancho Parkway South (APN 612-191-14). The project includes General Plan Amendment 06-26- 5876, Zone Change 06-26-5877, Site Development Permit 06-26-5878, Tentative Parcel Map 2026-135, and a Development Agreement.

As previously documented in your Pre-Application letter (PA 10-25-5832), City staff is not likely to support a General Plan Amendment or Zone Change at this location. In June of 2020, the City Council adopted a comprehensive General Plan update. The City hired a consultant to identify commercial and industrial areas of the City that could accommodate multi-family housing and mixed-use projects. The consultant provided a comprehensive analysis of the entire City.

Based on community feedback, consultation with the General Plan Advisory Committee, and an environmental analysis, 5 focus areas were chosen for new mixed-use designations in the City. This comprehensive effort created a fiscally sustainable and balanced land use plan with logical transitions from commercial/industrial areas to new mixed-use areas.

The proposed location of this project is not in the focus areas identified in the City’s General Plan. Therefore, it was not identified as suitable for mixed-use mailto:palanjian@gmail.com

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(including residential) development. Furthermore, the subject property is in between two industrial condominium projects (with several property owners), which have a general plan designation of Business Park. Staff would not support a general plan amendment in the middle of this business park area. As such, staff would not support the General Plan Amendment, and therefore Zone Change for this property.

In accordance with State Law, the City must determine the status of your application as complete or incomplete within 30 days of submittal. At this time, the City has deemed the project to be incomplete as more information and additional documents are needed to review your application. Therefore, the processing timelines established pursuant to Section 65943 of the State Planning, Zoning and Development Laws have not commenced.

In order to complete the application, please provide staff with the following:

1. Staff recommends the following revisions to the Project Description:

a. Revise the Proposed Zoning to “Residential in the Baker Ranch Planned Community,” throughout the project description.

b. In the “Parking and Access” section, clarify the difference between open parking stalls for residents and parking stalls limited for guest parking.

c. In the “Parking and Access” section, include a description of the “Guest (easement)” parking stalls.

d. In the “Open Space” section, clarify what is included in the “Private Open Space” and “Common Open Space” areas.

e. In the “Development Standards” table, ensure the proposed building setback from a street is the minimum shown on the plans.

The plans show a minimum setback of 16 feet from the SR-241 and 50 feet from Rancho Parkway South.

f. Please update the project description based on any revisions to the plans.

2. Staff recommends the following revisions to the “Coversheet” (Sheet

A0.0):

a. Revise the street name from “Ranco Parkway” to “Rancho Parkway

South.”

b. Include a list of all the plans and sheet numbers in the plan set on the Sheet list (ex: Landscape and Civil plan sheets)

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3. Staff recommends the following revisions to the “Site Plan” (Sheet A1.0):

a. In the “Site Info” table, revise the “Zoning: Baker Ranch Planned Community” to “Proposed Zoning: Residential in the Baker Ranch Planned Community.”

b. In the “Development Standards” table revise “Baker Ranch Community Plan” to “Baker Ranch Planned Community”

c. In the “Development Standards” table, add the site coverage of the lot. Ensure the site coverage calculation is consistent with the definition of Building Site Coverage in the City’s Zoning Code (and complies with the maximum site coverage in the Baker Ranch Planned Community (80%).

d. In the “Development Standards” table, ensure the proposed building setback from a street is the minimum shown on the plans.

The plans show a minimum setback of 16 feet from the SR-241 and 50 feet from Rancho Parkway South.

e. As documented in the Pre-Application letter (PA 10-25-5832) for this project, based on City precedent, the parking requirements for this project are based on the number of bedrooms for each unit per Zoning Code Section 9.168.040 (D)(2) and the guest parking requirements are per Zoning Code Section 9.168.040(D)(4). Per the Code Section, an office would be considered a bedroom.

Please include any offices in the bedroom count for purposes of parking. Revise the required parking table on the plans to clearly show the calculation of the required parking based on this Code Section.

f. The “Guest at Easement” parking stalls can only be counted toward the required parking for the use, if these parking stalls are exclusively used for the residential units. However, if these are shared parking stalls with the adjacent buildings, then the stalls can not be used for required parking. You can still show these stalls as provided parking- with a note that they are shared with the adjacent property and not counted toward the required parking.

g. In the “Provided Parking” table, separate “Guest Parking” from “Open Resident Parking.”

h. Ensure the number of parking stalls noted on the plans is accurate.

Based on staff’s review of the plans, there are only 101 open parking stalls.

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i. Provide a detail of the typical parking stall striping. Ensure the striping is in compliance with City Code Section

9.168.060 for parking lot striping (see graphic example).

j. In the “Open Space Provided” table include a note stating what areas are considered for private and common open space.

k. Include a continuous parking count of all the proposed parking at the site. Provide the continuous parking count at the start and end each row of contiguous parking spaces to clearly show the total number of parking stalls.

l. It is difficult to see the existing parking stalls on the Aerial in the “easement.” More clearly show these spaces and include a note that the parking stalls are existing.

m. Provide the measurement of the width of all drive aisles that access parking stalls.

n. Provide adequate back-up space for the garages at the dead end of each shared driveway. Provide a minimum of 5 feet from the end of the garage door to the end of the shared driveway.

o. Provide a keynote for the proposed sidewalks that includes the minimum width of the sidewalk, and proposed material of the sidewalk.

p. Include a site plan keynote for the “Easement” with a brief description of the easement and restrictions of the easement in terms of parking and access. Specifically explain if the parking in this easement area is exclusively used for the residential units or shared with the adjacent buildings.

q. Include a legend with the two green colors utilized on the plans.

r. In the Site Plan Keynotes, clarify if keynote 5-“neighborhood open space” is same as “common open space”. If so, use one consistent term or explain the difference between the two terms.

s. More clearly show the location of the sidewalk on Rancho Parkway South in relation to the property line.

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t. Revise the street name to “Rancho Parkway South.”

u. Site Plan Keynote 4 as shown in the adjacent excerpt from the plans appears to be used incorrectly.

Please replace with the accurate keynote.

v. Relocate the “SLOPE” label to be more centered on the slope.

w. Ensure the site plan is showing the location of all above-ground mechanical equipment (ex: meters, backflows)

x. The Baker Ranch Planned Community Section IIIA(K), requires Transition Buffering Between Differing Land Uses (Planning Area 5A and 5B only). This was added with the Zone Change for Planning Areas 5A and 5B, which did not require an Area Plan. If the Zone Change for this project moves forward, City Staff will recommend that this regulation apply to this project. As such, staff is recommending that you provide a more substantial landscape buffer from the drive aisle that accesses the industrial buildings and the adjacent industrial project to the northwest. Ensure landscaping is provided on both sides of the wall separating the uses. Furthermore, staff recommends that you separate the residential driveway access from the industrial driveway access to minimize conflicts between industrial and residential traffic.

4. Staff recommends the following revisions to the Building Elevations, Building Plans, and Unit Plans (Sheets AA1- AB10):

a. Pursuant to Baker Ranch Planned Community Section IIIA (L), attached developments shall provide two (2) elevations per building type. Please ensure that each building type (Townhome 7 Plex, Townhome 6 Plex, Duplex P3/P4, Duplex P5/P6, and P4) has a minimum of 2 different elevations. Provide a different name or letter for each elevation type.

b. Pursuant to Zoning Code Section 9.60.020(A)(1), revise the primary building entrance of each building to include at least two of the following building materials: stucco, brick, stone, or wood on each elevation.

c. On each Building Elevation, ensure the building height measurement is shown from the top of the adjacent grade (Baker

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Ranch Planned Community IIIA (G)(2)(c)(ii)). On the building elevations, the height measurement is being shown a little above the adjacent grade.

d. On each Building Elevation show the location of any proposed gutter and/or downspouts. Pursuant to the Citywide Design Guidelines, all gutters and downspouts shall be concealed unless designed as decorative architectural feature.

e. Pursuant to Zoning Code Section 9.60.020(B)(2), the front elevations of “Product B Duplex Plan P5/P6” and the side elevations “Product B Duplex P4” and “Product B Duplex P3/P4” which are facing Rancho Parkway South must provide three distinctive materials, each a minimum of 10% of the total street-facing building façade, and a minimum of two different building colors.

Distinctive building materials shall include a combination of stucco, brick, stone, and wood. On these elevations provide the total square footage of the elevation, and the square footage of each material used on the elevation.

f. Pursuant to Zoning Code Section 9.60.020(B)(2), provide a specific elevation for the “Product A Townhome 7 Plex” front elevation for the building facing the State Route (SR)-241, which includes three distinctive materials, each a minimum of 10% of the total street-facing building façade, and a minimum of two different building colors. Distinctive building materials shall include a combination of stucco, brick, stone, and wood. On the elevation provide the total square footage of the elevation, and the square footage of each material used on the elevation.

g. Pursuant to Zoning Code Section 9.60.020(B)(3), trim surrounds or recessed windows with a minimum depth of three inches shall be provided at all exterior windows and door openings. On each Building Elevation, clearly label any window trim, recessed window and door trims. Label the material and depth of the window/door trim. Also label the dimension of the depth of any recessed windows.

h. Pursuant to Zoning Code Section 9.60.020(C)(1), on all the building elevations, provide at least one minor massing break every 50 lineal feet. A "minor massing break" means a variation in setback or a building entry, recess, or structural bay or other projection. A minor massing break that is a setback, recess, or projection must be at least 12 inches deep and four feet wide. On each elevation, Page | 7 clearly provide the dimensions of the depth and width of the “minor massing break.”

i. Pursuant to Zoning Code Section 9.60.020(C)(2), on all building elevations along a street frontage, publicly accessible outdoor space, or open space area, provide least one major massing break every 100 lineal feet. A "major massing break" means a variation in setback or a building entry that is at least 30 inches deep and four feet wide and that extends the full height of the building. On each elevation, clearly provide the dimensions of the depth and width of the “major massing break.”

j. Pursuant to Zoning Code Section 9.60.020(C)(3), rooflines, whether pitched or flat, shall be vertically articulated at least every 50 feet along the street frontage. "Vertically articulated" means one or more of the following: a parapet, a variation in cornice, a reveal, a clerestory window or windows, or a variation in roof height or form. On each elevation provide the required vertical articulation in the roofline and label the feature.

k. On the “Product B Duplex Plan 5/6” building elevation plan label the fence with the material and height.

l. Pursuant to Zoning Code Section 9.60.020(B)(4), ensure that all exterior front doors are recessed a minimum of three feet or have a covered porch with a minimum depth of six feet. On each unit plan, provide the dimension of the recessed exterior door or covered porch.

m. On each unit plan, provide the dimensions of the parking stalls shown in the garage (minimum 18’ by 18’), provide the exterior dimensions of the depth of the garage (measured from the exterior wall), and clarify what the garage dimensions noted on the plans are measured from.

n. On each unit plan, provide the dimensions of the trash, recycling and organic bins. Ensure the size of the bins are consistent with the size of the bins provided by the City’s waste hauler, CR&R.

o. On each unit plan, include a note explaining the difference between the net and gross square footage of each unit.

p. On the “Product A Townhome Plan 1,” “Product A Townhome Plan 2,” and “Product B Duplex Plan 5” unit plans, revised the total conditioned space to add up to the sum of the numbers in the table.

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q. On each building perspective and building elevation, label the material and color board being shown on the plan.

r. On the first floor plan of the building plans for “Product A Townhome 7 Plex” and “Product A Townhome 6 Plex,” label the uses of the two small utilities rooms on the side of the exterior of the building.

5. Staff recommends the following revisions to the Material Boards (Sheets

A2.0- A2.1):

a. Ensure all the different materials and colors shown on the elevations are included on the material board. Please include actual photos for all architectural features on the elevations, including but not limited to the iron railings, shutters, gable detail, and awnings.

b. Pursuant to Baker Ranch Planned Community Section IIIA (L), provide at least three different, yet compatible color schemes for each building type.

6. Staff recommends the following revisions to the Conceptual Landscape Plan (Sheet L-1):

a. In the legend, include the colors and patterns used on the plan.

b. In the legend, provide the total square footage of the “Central

Community Open Space Area,” the “Community Adult Zone,” and the “Community Dog Park”

c. In the legend, revise note 11 to “parking stall,” because not all open parking stalls are guest parking stalls.

d. Remove the green pattern from the areas in front of the garages, that have no landscaping.

e. On note 19, remove the text “quantity & final locations to be determined.”

7. On a separate plan sheet, provide more detailed plans for the “Central Community Open Space Area,” and the “Community Adult Zone.” Show the location and label all proposed structures (with dimensions) and amenities. Provide an elevation with height measurements for any proposed structures (ex: shade structures and BBQ structures).

8. Staff recommends the following revisions to the Conceptual Wall and

Fence Plan (Sheet L-2):

a. Remove “Conceptual” from the title.

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b. Pursuant to Zoning Code Section 9.144.060.1, a six-foot tall opaque screen shall be installed along zoning district boundaries separating parcels zoned for commercial or industrial uses from parcels zoned for residential or agricultural uses. Staff recommends a six-foot block wall around the development to separate two uses.

c. In accordance with the Citywide Design Guidelines, provide pilasters at the corners and within long expanses of the 6-foot tall block walls.

d. Remove the photo of the proposed signage and include a note that signage will be reviewed under a separate Minor Planned Sign Program.

e. Either clarify or remove the label “Obscured” which is noted on the plans in multiple locations.

f. If the project includes any retaining walls, clearly show the location of each retaining wall on the wall and fence plan. Label the height of the retaining wall (as measured from the top of the adjacent grade) from each side of the retaining wall.

9. Staff recommends the following revisions to the “Conceptual Planting Plan” (Sheet L-3)

a. Remove “Conceptual” from the title.

b. The electrical transformers are showing landscaping around all four sides of the transformer. Please revise this landscape screening to meet SCE standards. Typically, SCE will only allow landscaping around 3 sides, so they can access the transformer.

c. Provide a pattern to show the location of existing shrubs/groundcover that is proposed to remain, and proposed shrubs/groundcover. Ensure that all patterns shown on the plans are included in the planting legend.

d. In the legend, include the patterns used for the “turf area” in the “ “Central Community Open Space Area.”

e. More clearly show the location of the existing trees that are going to remain and include these trees in the planting legend.

f. Include the proposed landscaping in the modular wetland.

g. Provide the Water Efficiency Landscape Ordinance (WELO) calculations on the plan. Ensure that the landscaping meets all the City’s WELO requirements (Zoning Code Section 9.146.110).

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10. Staff recommends the following revisions to the “Conceptual Trash Circulation Plan” (Sheet L-4)

a. Clarify in the legend that the location of the bins (trash, recycling and organic) are only during the community’s waste collection day.

b. In accordance with Zoning Code Section 9.168.030(A), all required off-street parking spaces shall be maintained so as to be fully and independently usable and accessible at all times. Revise the locations shown for the bins (trash, recycling and organic) during waste collection to ensure that no bins are blocking access to any open parking stalls or garage doors. Due to space limitations on the site, you may want to consider adding communal trash enclosures throughout the site, which are typical for multi-family developments.

c. Ensure the plans are consistent with all CR&R regulations and approvals.

11. Staff recommends the following revisions to the “Tentative Parcel Map” (Sheet 1):

a. Pursuant to the City’s Subdivision Code (Title 7), this project requires approval of a Tentative Tract Map. Please provide a Tentative Tract Map for this project.

b. Revise the Existing Zoning on the property to Urban Activity (UA) in the Baker Ranch Planned Community.

c. Revise the Proposed Zoning of the property to “Residential (R) in the Baker Ranch Planned Community.”

12. Staff recommends the following revisions to the “Conceptual Grading Plan” (Sheet 1)

a. Ensure the setback shown on Section D-D is consistent with the site plan (which shows a 19-foot setback).

b. If the project includes any retaining walls, clearly show the location of each retaining wall on the grading plan. Label the height of the retaining wall (as measured from the top of the adjacent grade) from each side of the retaining wall.

13. Staff recommends the following revisions to the “Exhibit-Change of Zone” (Sheet 1)

a. Revise the Existing Zoning on the property to Urban Activity (UA) in the Baker Ranch Planned Community.

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b. Revise the Proposed Zoning of the property to “Residential (R) in the Baker Ranch Planned Community.”

14. Provide renderings of the site as viewed from Rancho Parkway South and State Route 241 in the plan set. Pursuant to Baker Ranch Planned Community Section IIIA (L), ensure the project has a varied and interesting street scene.

15. Provide a site plan in the plan set, showing all existing improvements on the subject property and indicate what improvements are proposed to be removed or remain. Label the sheet as existing/demolition plan.

16. Provide a maintenance responsibility plan depicting all areas within the project (shared drive aisle, parking areas, landscaping, etc..) and identifying the proposed ownership and responsible party for maintenance (Homeowner, Residential Association, Business Association, etc…)

17. Provide an exterior lighting plan and photometric plan in the plan set.

Ensure that all lighting is recessed or hooded and downward directed (Zoning Code Section 9.60.020 (A)(3)) and does not spill out on to the adjacent properties. Include the heights of any lighting standards on the plan. Provide illustrations or photos of the proposed lighting standards and exterior building-mounted fixtures. Pursuant to the Citywide Design Guidelines, ensure the design of the light fixtures and their structural support are architecturally compatible with residential community.

18. Provide an approved plan from the United States Postal Service (USPS) for the mailbox locations. Ensure the site plan and parking management plans includes any reserved parking/loading areas required for USPS.

19. In the plan set, include a plotting plan. The plotting plan shall clearly show the unit plan, elevation type, and proposed color scheme for each building. Pursuant to Baker Ranch Planned Community Section IIIA (L), the plotting shall include 2 elevations per building type and at least three different, yet compatible color schemes.

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20. In accordance with the City’s Water Efficiency Landscape Ordinance, please provide a completed (stamped and signed) “Certificate of Landscape Design” (attached).

21. Provide a parking management plan proposed for the community for review by the City. The proposed parking management plan should include:

a. Details of parking enforcement.

b. Management of open parking stalls.

c. Management of required guest parking stalls.

d. Any parking requirements for USPS.

22. Pursuant to Zoning Code Section Table 9.164.110B, “Community/

Neighborhood Project Identification” signs are subject to a separate approval of a minor planned sign program. For your reference, the Minor Planned Sign Program Submittal Guide and Application are attached to this letter. A minor planned sign program may be approved by the Director of Community Development. Provide a separate plan for the monument/wall sign that includes the size, height, illumination method (if applicable), and proposed sign copy which shall be limited to the community, neighborhood, or project name and/or street address. Ensure the sign is completely on private property. Staff recommends a monument sign that is consistent in design to the other monument signs in the business park area.

23. Pursuant to Chapter 7.38 of the LFMC, the dedication of parkland shall be required for a subdivision if the subdivision contains 51 or more separate lots or parcels, or consists of a condominium project containing 51 or more dwelling units. Based on the information provided to the City, the number of units (145 units) multiplied by number of residents per dwelling unit (2.81 persons) multiplied by 5 acres/1000 residents (0.005), results in a total parkland dedication requirement of 2.04 acres.

The Planning Commission may elect, at its sole discretion, to impose the payment of in lieu fees for park and recreation purposes instead of dedication of parkland if the subdivision is not conducive to the development of parks and recreation facilities.

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Provide a plan showing the areas proposed to be dedicated for parkland purposes to satisfy Chapter 7.38. If you are proposing to request the payment of in lieu fees, provide a narrative justifying the request for the payment of in lieu fees. The narrative should include information on any proposed private parkland credits with an explanation of how the private parkland meets the criteria in the Lake Forest Subdivision Code Section 7.38.050.

24. Ensure that all the technical documents are consistent and include the following:

a. A consistent address for the property;

b. Existing Zoning: Urban Activity in the Baker Ranch Planned

Community;

c. Proposed Zoning: Residential in the Baker Ranch Planned

Community; and

d. A consistent acreage of the site. Specifically the WQMP includes a site acreage of 9.60 acres and all other documents includes a site acreage of 9.12 acres. In the WQMP, provide a brief note of why the site acreage shown in the WQMP is larger than the site acreage.

25. Provide correspondence from the City’s franchise refuse hauler, CR&R, that they have reviewed and approved the location of the proposed trash pickup plan. You may contact Chrystal Denning with CR&R at chrystald@crrmail.com or (714) 372-8209.

26. Provide an approval letter from all applicable Business Associations that the property is a part of.

27. Pursuant to CEQA, this project will require the preparation of an environmental document. The level of environmental review needed in accordance with CEQA will be dependent on the results of the technical studies. Based on information you provided, please provide the following technical studies for purposes of CEQA:

Noise and Vibration Impact Analysis Air Quality Impact Analysis Greenhouse Gas Emissions Impact Analysis mailto:chrystald@crrmail.com

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The City has initiated the Request for Proposal (RFP) process, which typically takes 2-4 months. Once a consultant is determined, a deposit is required for the cost of the environmental review and a 15% administrative City fee.

Please note that the identified technical studies are not intended to be an exhaustive list of all studies that may be required by the City outside of the CEQA process. Additionally, the City’s environmental consultant may identify additional technical studies required for preparation of the environmental document. Please be aware that if the project does not meet the criteria for a Mitigated Negative Declaration, then an Environmental Impact Report may be required for the project.

Other Department/Agency Comments

28. Please see the attached comments from the Building Division. If you have any questions about the comments from the Building Division, please contact Yasmin Houshyar at yhoushyar@lakeforestca.gov.

29. Please see the attached comments from the Public Works Engineering Division. If you have any questions about the comments from Public Works Engineering, please contact Dennis Jue at Djue@lakeforestca.gov.

30. Please see the attached comments from the City Surveyor. If you have any questions about the comments from the City Surveyor, please contact Dennis Jue at Djue@lakeforestca.gov.

31. Please see the attached comments from the Traffic Engineering Division.

If you have any questions about the comments from Traffic Engineering, please contact Scott Ma at sma@lakeforestca.gov.

32. Please see the attached conditions from the Orange County Fire

Authority (OCFA). If you have any questions about the comments from

Health Risk Assessment Energy Analysis Phase I Environmental Site Assessment Biological Resources Cultural Resources Assessment Vehicles Miles Traveled Screening Memorandum mailto:Djue@lakeforestca.gov mailto:sma@lakeforestca.gov

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OCFA, please contact Ruben Gomes at RubenGomez@ocfa.org or (714) 573-6132.

Upon resubmittal to the City, please provide one (1) full size set of plans, one (1) reduced to 11”x17”, and an electronic copy of the plans and all resubmitted documents. Additionally, please provide a response to comments letter explaining how each comment has been addressed.

Should you have any questions regarding the information in this letter, please contact me at (949) 461-3472 or by e-mail: jmansur@lakeforestca.gov.

Sincerely, CITY OF LAKE FOREST

Jennifer Mansur, AICP, Senior Planner Community Development Department

Attachments:

Certification of Landscape Design Minor Planned Sign Program Submittal Guide and Application Building Division Comments Engineering Division Comments City Surveyor Comments Traffic Engineering Comments Orange County Fire Authority Conditions mailto:jmansur@lakeforestca.gov

CERTIFICATION OF LANDSCAPE DESIGN

I hereby certify that:

(1) I am a professional appropriately licensed in the State of California to provide professional landscape design services.

(2) The landscape design and water use calculations:

☐ Attached ☐ Printed on the Landscape Plans and corresponding to the Landscape and Irrigation Plan Set dated: _____________________ for the property located at:

(provide street address or parcel number(s)) were prepared by me or under my supervision.

(3) The landscape design and water use calculations for the identified property comply with the requirements of the City of Lake Forest Water Efficient Landscape Ordinance (Municipal Code Section 9.146.110) and the City of Lake Forest Guidelines for Implementation of the City of Lake Forest Water Efficient Landscape Ordinance. (Approved by the Lake Forest City Council on January 5, 2016)

(4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of Lake Forest Guidelines for Implementation of the City of Lake Forest Water Efficient Landscape Ordinance.

Print Name Date

Signature License Number

Address

Telephone Number E-mail Address

Landscape Design Professional’s Stamp (if applicable):

City of Lake Forest ▪ 100 Civic Center Drive, Lake Forest CA 92630 ▪ www.lakeforestca.gov Phone (949) 461-3535▪ Fax (949) 461-3512

Applicant's Guide to Submitting a

MINOR PLANNED SIGN

PROGRAM APPLICATION

PURPOSE:

A MINOR PLANNED SIGN PROGRAM (MPSP) is a coordinated program of one or more signs for a project site. The purpose of a MPSP is to assure compatibility between certain signs proposed for a project site, and to check for consistency with the general sign requirements. A MPSP is in-tended to address placement, color, style, lighting, aesthetics and functional quality.

MPSP applications are subject to the review and approval of the City’s Director of Development Services and the provisions of Lake Forest Municipal Code Sec. 9.164.055. Decisions on MPSP applications rendered by the Director may be appealed to the Planning Commission. Any appeals must be filed within 15 days of the date the decision was rendered.

APPLICABILITY:

A Minor Planned Sign Program is required for any and all of the following:

1. Community/neighborhood project identification;

2. Apartment complex identification;

3. Movie theater marquee and changeable copy signs;

4. Murals or any permanent painted sign;

5. Freeway-oriented signs (individual);

6. Automobile dealership temporary promotional signage; and

7. Minor (as determined by the Director of Community Development) amendments to an existing Planned Sign Program.

APPLICATION FILING:

Applications may be submitted to the Planning Division during regular counter hours, Monday, Tuesday, and Thursday from 8:00 a.m. - 11:00 a.m. and 1:00 p.m. - 5:00 p.m., Wednesday from 8:00 a.m. - 11:00 a.m. (closed in the afternoon), and Friday from 8:00 a.m. - 11:00 a.m. and 1:00 p.m. - 4:00 p.m. For additional information on filing a MPSP application, please contact the Commu-nity Development Department at (949) 461-3535.

Applicant's Guide to Submitting Minor Planned Sign Program

Revised 7/14/2025 CM

APPLICATION SUBMITTAL REQUIREMENTS:

The following information is required at time of submittal:

1. Completed Minor Planned Sign Program (MPSP) application (including property owner authorization).

2. Application Processing Deposit (Administrative Review): $2,500. Check payable to: City of Lake Forest (per fee schedule established by City Council Resolution No. 2025-09). The fee for application processing is based on the actual cost (staff time and resources). If the cost of processing the application is less than the submitted deposit, the balance will be refunded when the project is finalized. Should the cost of processing the application exceed the deposit, additional funds will be required from the applicant.

3. Notice of Exemption Administrative Filing Fee: $50; Check Payable to: Orange County Clerk- Recorder. This filing fee is applicable to projects deemed exempt (by the City) from the provi-sions of the California Environmental Quality Act (CEQA).

4. Five (5) sets of project plans and one electronic copy in .pdf format on a flash drive. At a mini-mum, the MPSP shall include the following information:

a. Vicinity Map

b. Site Plan depicting the location of all proposed (including existing-to-remain) signs, property lines; buildings, tenant demising walls; parking areas and adjacent streets.

c. Building Elevations (and/or photo simulations) depicting proposed signs.

d. Sign Details (sign type, method of illumination, colors, materials, etc.).

e. Dimensions of: (1) building(s); (2) individual tenant space widths; (3) proposed signs.

f. For freestanding sign(s): indicate (1) topography at location of proposed sign(s); (2) distance between proposed sign(s) and adjacent property line(s), planter curbs, driveways, side-walks, other proposed and existing-to-remain freestanding signs, and other existing or pro-posed improvements; (3) landscaping (type, size, quantities, dimensions) at base of sign (if applicable).

5. A detailed, written project narrative describing the proposed sign(s). The written narrative should include a description of the project, use, square-footage, business type, lot size, etc.

6. Homeowners and Business Association approval letter (if applicable).

7. Photographs of all existing signs on the property.

Changed Plan

Minor Planned Sign Program

Planned Sign Program

Pre-Application

Tentative Parcel Map

Tentative Tract Map

Use Permit

Other

PROJECT INFORMATION:

Address:

Site Development Permit Admin PC

APN(s):

APPLICANT INFORMATION:

Contact Person: Organization:

Telephone No.: E-mail:

Mailing Address:

City: State: Zip Code:

PROPERTY OWNER INFORMATION:

Contact Person: Organization:

Telephone No.: E-mail:

Mailing Address:

City: State: Zip Code:

PROPOSED PROJECT (Briefly describe project/use including square footage, business type, lot size, etc.):

I hereby certify under penalty of perjury that all the foregoing information is true and correct and recognize that any false or misleading information shall be grounds for denying this application. Furthermore, I understand that the cost to process a discretionary application is commensurate with staff time and resources, and agree to submit additional funds should the total cost exceed the deposit submitted:

Applicant Signature Date I hereby authorize the applicant , identified above, to file this application and represent me in matters related to its processing:

Property Owner Signature Date

City of Lake Forest 100 Civic Center Drive, Lake Forest, CA 92630 (949) 461-3460 Fax (949) 461-3512 www.lakeforestca.gov Revised 9/20/22

PLANNING

APPLICATION

FOR CITY USE ONLY:

File No:

Project Name:

Date Submitted:

Deposit Amount:

Zoning:

GP:

Related Files:

http://www.lakeforestca.gov/

Page | 1

Building and Safety Review Comments

Entitlement: SDP 06-26-5878 Reviewed By: Yasmin Houshyar E-mail: yhoushyar@lakeforestca.gov Date: 7/9/2026

Review Round: 1

Project Address: 26521, 26541, 26561 Rancho PKWY S Project Planner: Jennifer Mansur

Part A: The following items need to be addressed prior to Planning Commission:

1. At least 10 percent but not less than one of the multistory dwellings in condominiums with 4 or more dwelling units shall comply with the following: [1102A.3.1 CBC]

The minimum number of multifamily dwelling units which must comply with this section shall be calculated using the total number of all multistory dwelling units in buildings on a site which are subject to this section. Any fraction thereof shall be rounded to the next highest whole number.

Please demonstrate compliance by specifying the required number of accessible dwelling units and identifying their locations on the site plan, on an accessible route.

2. Please specify a minimum of 6 accessible parking stalls for the guest parking area per total number of guest provided parking (102+18=120 120x 5%=6) per the following code section, and specify the accessible path of travel from accessible parking stalls to the accessible units and all site common spaces.

mailto:yhoushyar@lakeforestca.gov

Page | 2

3. Please specify the VAN accessible parking stall on the site plan.

4. At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading and unloading zones, and public streets or sidewalks to the accessible building entrance. Please demonstrate compliance on the site plan.

5. At least one accessible route shall connect accessible buildings, facilities, elements and spaces that are on the same site. An accessible route shall connect at least one accessible entrance of each covered multifamily dwelling unit with exterior spaces and facilities that serve the dwelling unit. Please provide an accessible path of travel to the site amenities.

6. Please demonstrate compliance with minimum width of the accessible sidewalks, as following:

7. New construction shall comply with Section 4.106.4.1 or 4.106.4.2 of California Green Building Code.

Page | 3

Please specify the EV stalls in the site plan, and provide their total number. (25% of guest parking stalls) Please consider compliance with the following requirements for EV stalls:

Part B: The following items need to be addressed at the time of Building Permit submittal:

1. A Building Permit will be required. To obtain the building permit, please submit three sets of drawings prepared by an architect or engineer, structural calculations prepared by the engineer, soils report prepared by a soils engineer, along with building, electrical, mechanical, and plumbing permit applications and the pdf files to the Building Department.

2. OCFA architectural review/approval may be required prior to the building permit issuance.

3. Water District review/approval will be required prior to the building permit issuance.

Public Works Planning SDP Review City of Lake Forest

Memorandum

To: Doug Erdman, Director of Public Works

Cc: Amy Stonich, Assistant director of Community Development Jennifer Mansur, Senior Planner Dennis Jue, Deputy City Engineer

From: Terry Kelley, PE, Consultant Plan Check Engineer

Date: June 26, 2026

Subject: SDP 06-26-5878, Rancho Parkway South, PC1

Engineering has performed a review of submittal 1 documents for the above-mentioned subject project, and my comments are provided below.

WQMP - Prior to submitting final WQMP report to Public Works after entitlement is received complete the following:

1. Remove checklist from the report.

2. Note final calculations and assumptions will be reviewed during final design reviews.

3. Provide complete SIC code.

4. There seems to be several addresses involved in this project, include all of them in descriptions.

5. Provide information of any site and report changes as the result of entitlement reviews.

6. The WQMP report is conceptually accepted at this time

Hydrology Analysis - Prior to submitting final study report to Public Works after entitlement received complete the following:

1. Note final calculations and assumptions will be reviewed during final design reviews.

2. There seem to be several addresses involved in this project, include all of them in descriptions.

3. Provide a statement that is consistent with the geotechnical reports recommendation that infiltration shall be prevented.

4. Provide names on the exhibits of the existing storm drains.

Public Works Planning SDP Review City of Lake Forest

5. Provide information of any site and report changes as the result of entitlement reviews.

6. The Hydrology Analysis is conceptually accepted at this time.

Plans - Prior to submitting final plans to Public Works after entitlement received complete the following:

1. Title has misspelling of Rancho

2. Review grading plan checklists for plan set up and City notes.

3. FYI Public Works does not approve utility plans. Sewer lines are checked for clearances to storm drains and water quality features.

4. All grading must adhere to CBC 1804.4.

5. All slope setbacks must adhere to the latest OC grading manual which has been attached. Dimensions were missing on some of the sections so adherence could not be determined.

6. Provide all designs and details for storm drain work and MWS, horizontal and vertical.

7. The grading plans are conceptually accepted at this time assuming all the above comments are incorporated into the final plans.

Planning is to notify Public Works of any significant changes that have been made to the reports and plans that we recently reviewed. We may need to review again depending on the changes

We have provided checklists that Public Works will be using to review and comment on plans and reports submitted for final design reviews. Using the checklists to finalize the applicants reports and plans will help expedite your Public Works reviews.

Please contact me if you have any questions.

Terry Kelley, PE, Consultant Plan Check Engineer

Cell (949) 371-3223 tkelley@ardurra.com

ORANGE COUNTY GRADING

MANUAL

OC PUBLIC WORKS

2017 Edition

Shane Silsby, Director

Colby Cataldi, Deputy Director, Development Services

Grading Review Correction List

100 Civic Center Drive Lake Forest, CA 92630

(949) 461-3400 www.lakeforestca.gov

Grading Plan Review Checklist _4-28-2016 Rev. Dates: 3-20-26 Page 1 of 16

Memorandum

To:

From:

Date:

Subject:

Engineering has completed a review of the subject project plans and documents and comments have been included below and in the attached review checklist and redline plans.

Rev. Dates: 3-20-26 Page 1 of 16

NOTE: Responding to the following checklist comments does not guarantee that the plans will be approved. Responses to comments may raise further questions and require further revisions of the plans. In addition, comments may be made after field verification that the plans and soils report accurately reflect existing conditions.

Plan Check Engineer to complete the following:

Copy and paste ( = Complied; X = Provide and/or See Comments; NA = Not Applicable).

Project Title:

Tract No.: Permit No.:

Received Date: Check Date: Checked By:

Description Plan Check # Comments

1st 2nd 3rd 4th Final

Incomplete Plans. Please resubmit completed plans.

Review conditions of approval of tentative tract, tentative parcel map, use permit, etc., for special conditions, approved deviations, modified OCPW, SSPWC, and City standard plans etc.

General

1. Show Assigned project address on title sheet of plan.

2. Project Title to include Tract Number

3. Verify improvement plan title is consistent with reference to conditions of approval.

4. Project title blocks for all sheets shall have the same project title and tract no. information as on the title sheet

5. Include City Permit No. _______ on all sheets above the title box. (City will provide the permit no. by the 2nd review.)

6. Provide WDID Number on the title sheet.

7. Provide City of Lake Forest signature box for the City Engineer on all sheets. The City Engineer will

Rev. Dates: 3-20-26 Page 2 of 16

Description Plan Check # Comments

1st 2nd 3rd 4th Final only sign the first sheet. On the remaining sheets include “See the first sheet for signature.” on the signature line.

8. Vicinity Map

9. Location Map

10. Include the titles and approval dates for the following reports on the title sheet:

10.1. Soils Report

10.2. WQMP

10.3. Hydraulics and Hydrology

11. List of utilities and contact phone numbers

12. Legend symbols and abbreviations for all items shown on the plans to match

13. Show site acreage and earthwork quantities on plans:

13.1. Site Acreage XXX Acres

13.2. Cut XXX yds.

13.3. Overexcavation XXX yds.

13.4. Fill XXXyds.

13.5. Import XXX yds/Export XXX

yds.

13.6. Remedial XXX yds.

13.7. Proposed and existing

previous and impervious areas.

14. Each sheet of all plan sets must be stamped and signed by the Civil Engineer of Record for the project.

15. Show location of all existing and proposed structures, buried tanks, and wells.

16. Provide a cost estimate:

16.1. Signed and stamped by Civil

Engineer of Record.

16.2. Included itemized summary

of the unit and total cost of all drainage devices, grading, paving, and erosion control for all work completed on the plans.

Rev. Dates: 3-20-26 Page 3 of 16

Description Plan Check # Comments

1st 2nd 3rd 4th Final

16.3. Provide City Permit No. on

each page of the cost estimate.

16.4. Provide the same title on the

plans on each page of the cost estimate.

17. Approved Street Sections with Street Name identified for each section.

17.1. Label streets private or

public.

17.2. Compare street typical

sections with approved tentative map, etc, and conditions of approval.

18. Show on Plans:

18.1. North Arrow

18.2. Scale

18.3. Bldg. Numbers

18.4. Record Tract Boundary

18.5. Tentative Tract or Parcel

Map Lot Numbers

18.6. Grading Limits

18.7. Permit Limits

18.8. Property Lines

18.9. Tract Boundary

18.10. Signature Blocks (Engineer, Soils Engineer, Traffic Engineer, Sewer Agency and Water Agency, etc)

18.11. Index of Sheets

18.12. All sheets in the final mylar

set must have ‘wet’ signatures and stamps by licensed engineer.

18.13. Revision Blocks

18.14. Underground Service Alert

(USA) (all Sheets)

18.15. Show benchmark and basis

of bearing (reference based on Orange County Surveyor vertical datum and recorded map or survey, respectively).

Rev. Dates: 3-20-26 Page 4 of 16

Description Plan Check # Comments

1st 2nd 3rd 4th Final

19. A notarized letter of permission from adjacent property owner(s) is required for slope encroachment or other off-site grading or work.

Include off-site legal description and Assessor´s Parcel Number.

20. Show location of retaining walls.

Retaining walls are not a part of the grading permit. Submit for separate building permits.

20.1. Show top of wall elevations, adjacent finished surface elevations, and top of footing elevations.

20.2. Provide a cross section detail

showing subdrain design, show connection of retaining wall subdrain to storm drain.

20.3. Indicate drainage outlet for all

retaining walls.

20.4. Provide retaining wall City

Permit No.

21. Show all cut/fill transitions and daylight lines

22. Show existing and proposed elevations using contours and/or spot elevations.

23. Indicate disposition of excess earth materials. A separate permit may be required.

24. City Notes:

24.1. General

24.2. Grading

24.3. Environmental

24.4. Erosion Control

25. Details and typical sections showing how finished grades meet:

25.1. Adjoining side yards.

25.2. Streets

25.3. At rear lots/yards, slopes

streets etc.

26. Show street width, centerline and stationing. Include cross-section detail.

Rev. Dates: 3-20-26 Page 5 of 16

Description Plan Check # Comments

1st 2nd 3rd 4th Final

27. Show all easements, (i.e. drainage, utilities, etc.).

28. Extend existing contours or spot elevations to reflect off-site areas and identify drainage patterns.

29. Planning Commission/Subdivision Committee review of grading plan(s) is required prior to issuance of grading permit.

30. Approved erosion control measures are to be installed and functional.

31. Show on title sheet of plans name, address, and telephone number of:

31.1. Owner

31.2. Soil Engineer

31.3. Archaeologist

31.4. Engineering Geologist

31.5. Civil Engineer

31.6. Architect

31.7. Paleontologist

32. Show percent grade of all proposed driveways. 10% max 2% min.

33. Show location of septic tanks and leach lines on the grading plan. A plumbing permit must be obtained from the Building Permits Division.

34. Additional comments may be made after field verification that the plans and soils report accurately reflects existing conditions.

35. Attach pertaining sheets from the "preliminary" plans to each set of "precise" plans.

36. The grading concept proposed appears to require a separate Site Development Permit. Verify.

37. Show location of sump pump on the grading plan. (Provide Brochure).

An electrical and plumbing permit must be obtained from the Building Permits Division.

38. Show handicapped parking and access details in accordance with

Rev. Dates: 3-20-26 Page 6 of 16

Description Plan Check # Comments

1st 2nd 3rd 4th Final

California Manual on Uniform Traffic Control Devices (MUTCD)

Drainage

39. Submittal of an agreement for Drainage Encumbrance is required from adjacent property owner(s) for acceptance of unnatural drainage.

Include legal description and Assessor´s Parcel Number.

Applicant must have this document recorded.

40. Submit a hydrology study and/or hydraulic report for approval.

41. Show limits of Flood Plain and finish floor elevations per FP-2 requirements.

42. Show existing off-site terrace and drainage features that could significantly affect the project.

43. Show typical detail for the 12" high by 4´ wide berm, which is required at top of slopes.

44. Provide one (1) copy of recorded CC&R´s outlining drainage rights and maintenance responsibilities.

45. Show location and provide details for all drainage systems, swales, area drains etc.

45.1. As recommended in the

soil/geology report by ______dated ______

45.2. Approved standard OCPW

1320 for rough grading.

45.3. CBC 1804.4 for precise

grading.

45.4. Maximum gradient for sheet

flow is 10%.

46. Minimum, acceptable gradients:

46.1. Earth Swales1.00% RG

46.2. Asphaltic Concrete 1.00%

46.3. Concrete in earth 0.50%

46.4. Concrete in A.C. 0.28%

46.5. Lots sales & preliminary

grading 2.00%

Rev. Dates: 3-20-26 Page 7 of 16

Description Plan Check # Comments

1st 2nd 3rd…