New Construction in Lemon Heights
A tear-down rebuild is often the cleaner path in Lemon Heights when an existing house sits on a tired foundation, cannot carry a second story without rebuilding most of it anyway, or is simply too small for what a family needs. Most new construction projects here begin with a lot that already has a house on it, which is no surprise given that development in this area spans from 1920s citrus-era subdivision through the custom hillside builds that filled the parcels in Cowan Heights, Panorama Heights, Red Hill, and the wider North Tustin area across several decades. Those large hillside lots, many running from a quarter acre to several acres and supporting four- and five-bedroom homes well over 3,000 square feet, give plenty of room to build something better suited to how people live today. Because Lemon Heights is unincorporated county territory, permits go through OC Development Services rather than a city building department, and most of the area also falls inside the North Tustin Specific Plan, which layers additional land use and height requirements on top of standard county zoning. Horizon Construction and Remodeling manages new construction in Lemon Heights from the first lot review through design, engineering, permitting, demolition, and the final inspection, all under one contract.
Services We Offer
Engineering & Title 24
Permits & Plan Check
New Build ADUs
Our New Construction Process in Lemon Heights
How We Approach New Construction in Lemon Heights
New construction in Lemon Heights starts before any floor plan is drawn, with a zoning review, boundary and topographic survey, and soils report that tell us what the land can support and what the foundation will require. Because the area is unincorporated county territory governed by the North Tustin Specific Plan, permits run through OC Development Services rather than a city building department, and that plan layers height limits and land use rules on top of standard county zoning, all of which shape the design from the first line on paper. Structural engineering and Title 24 energy documents are prepared alongside the drawings so the plan set enters review complete.
While plans are in review, we respond to comments, coordinate utility work, and handle asbestos survey and air district notification requirements that precede any demolition. Once permits issue, the build runs in sequence: foundation, framing, rough plumbing, electrical, mechanical, fire sprinkler lines, insulation, and finishes. One project manager stays on from start to final inspection.
Read More →
Permits, Plans, and the Path to a Finished House in Lemon Heights
Because Lemon Heights is unincorporated county territory rather than part of the City of Tustin, all permit activity runs through OC Development Services. That distinction shapes the review process in a practical way: the area also falls largely within the County of Orange North Tustin Specific Plan, which layers its own land use districts and height limits over the standard county zoning code. Anyone planning new construction here needs to account for both frameworks before a shovel touches the ground. On a project of this scale, the desk reviews multiply quickly. Planning confirms that the proposed design respects setbacks, lot coverage limits, floor area ratios, and the height restrictions the Specific Plan imposes. Building plan check then works through the structural package and energy documentation, the fire department reviews sprinkler systems and site access, and public works addresses grading, drainage, driveway approaches, and any utility trenching that touches the street.
Demolition of an existing structure requires its own separate permit, and most reviewing agencies want gas and electric service disconnected and the sewer lateral capped before that permit is released. The South Coast AQMD, which covers most of this area, requires an asbestos survey and advance notification before demolition begins. Once the site is clear, utility sizing shifts entirely to the demands of the new house. Required fire sprinklers commonly mean a larger water meter and service line. A bigger structure with modern electrical loads and a solar array may need a new utility service altogether, and that connection carries its own lead time that has to be worked into the overall schedule.
On the hillside lots that define much of Lemon Heights, from the ridgelines above Cowan Heights and Panorama Heights to the larger parcels on Red Hill, a geotechnical investigation comes before foundation design can begin. The report identifies expansive clay, old fill, groundwater, and slope stability, and in state-mapped liquefaction or landslide zones a site-specific study is required. The structural engineer draws on those findings to size footings, specify a post-tensioned slab or grade beams where conditions call for it, and design shear walls, hold-downs, and beams that meet California seismic standards. On sloped ground the same soils report also drives the retaining wall design and the grading plan, and the geotechnical engineer typically must approve footing excavations before concrete is placed.
Energy compliance follows the 2025 Title 24 standards for permits filed on or after January 1, 2026, and new single-family homes must include solar PV. Certain measures require field verification by a third-party HERS rater before the building department accepts them. If the lot sits within a CAL FIRE Fire Hazard Severity Zone, wildland-urban interface construction standards apply: a Class A roof assembly, ember-resistant vents, ignition-resistant exterior cladding, and multipane windows with tempered glass. Inspections follow every major stage of the build, from foundation forms and reinforcing steel through framing, rough-in trades, and insulation, all the way to the final walkthrough and sign-off.
Other Remodeling Services We Offer
A kitchen remodel touches more trades than any other room in the house: layout, cabinetry, plumbing, electrical, ventilation and finishes. Horizon designs and builds kitchen remodels under one contract, from the measured layout to the final inspection.
Whether you envision a classic Southern California pool or a fully customized backyard oasis, Horizon Construction & Remodeling delivers the highest level of quality and service. Our comprehensive pool design and remodeling services cover everything from layout and decking to built-in BBQs and final touches like landscaping. Let Horizon be your trusted partner in transforming your backyard into the perfect outdoor retreat.
If you are planning a complete bathroom remodel or simply want to change your tub, shower, update your plumbing fixtures, or make the space more efficient, our team at Horizon will help you through the process with expert advice, professional craftsmanship, and affordable options with beautiful results. Learn more about our bathroom remodeling services.
Transform your space with our expert interior work services. We offer a comprehensive range of solutions — from space planning and custom design to the selection of high-quality finishes and materials. Our team of experienced professionals works closely with you to create a space that’s both functional and stylish, tailored to your unique needs, goals, and budget. Whether you’re updating a single room or overhauling your entire interior, we bring precision, creativity, and craftsmanship to every project.
At Horizon, we believe your home is more than just four walls — it’s where life happens. It’s the place you relax, gather with family and friends, and create lasting memories. That’s why we offer a full range of exterior work services designed to elevate your outdoor living space. From patios and hardscaping to custom decks and exterior renovations, we help turn your vision into a dream yard that complements your lifestyle and enhances curb appeal.
At Horizon Construction & Remodeling, our expert team includes a dedicated design and planning division that works hand-in-hand with licensed architects and structural engineers. We take care of everything — from detailed plans and blueprints to securing city permits — so you don’t have to deal with delays or red tape. Our goal is to streamline the process and provide a fully approved set of documents that aligns with both your vision and city regulations, saving you time and stress.
Why Choose Horizon Remodeling For New Construction in Lemon Heights
Horizon Construction and Remodeling has held an active Class B general building contractor license since 2009, and we are licensed and bonded. Before you sign anything, you can verify our license and bond directly on the CSLB website.
We work design-build, which means design, engineering coordination, permits, and construction all sit under one contract with a single project manager. The same team that draws your house answers plan check comments and builds it. Because Lemon Heights is unincorporated county territory, permits run through OC Development Services rather than any city building department, and projects in this area also fall under the North Tustin Specific Plan, which layers land use districts and height limits on top of standard county zoning. We bring those requirements into the design early so that fire sprinklers, solar readiness, and CALGreen standards are accounted for from the first sketch rather than arriving late as change orders.
Finish selections happen at our office in Fullerton, where you can review cabinetry, tile, stone, and fixtures in person. Call us at (714) 449-9035 and we will take a look at your Lemon Heights lot and walk you through what the site and the applicable county regulations will support.
Schedule a Consultation
New Construction FAQ
Should I rebuild or remodel my house in Lemon Heights?
Whether a full rebuild or a whole-home remodel makes more sense depends on the condition of the house and what the lot allows. On the large custom parcels that define Lemon Heights, a new build often becomes the practical choice when the foundation has serious problems, when nearly every system needs replacement and most walls would move anyway, or when the North Tustin Specific Plan’s land use rules allow a larger or better-positioned structure than what currently exists. A remodel tends to be simpler to permit when the framing is sound and the goal is a new layout and updated finishes. We walk the property and give you a clear comparison before you commit to either path.
What permits does a new home need?
Permitting a new home in Lemon Heights typically means pulling a demolition permit for the existing structure, a building permit for the new one, and separate grading, utility, and driveway permits through public works. Because Lemon Heights is unincorporated county territory within North Tustin rather than part of the City of Tustin, all plan review runs through OC Development Services, with planning, fire, and public works each signing off. Lots inside a fire hazard severity zone face additional fire-code review on top of that. We prepare and manage the submittals, comments, and resubmittals throughout.
How long does it take to build a new home?
Design and permitting on a new construction project in Lemon Heights often takes as long as the build itself. Because the area is unincorporated county territory, permits run through OC Development Services, and plan check commonly takes several months, with additional time when the North Tustin Specific Plan triggers planning review or when a hillside or fire-zone review applies. Construction of a custom home typically runs around a year, longer for larger homes, sloped lots, or heavy site work. Weather, utility scheduling, and inspection availability all affect the timeline, so we provide a project-specific schedule after the feasibility review.
What drives the cost of building a new home?
On a Lemon Heights hillside, where lots run from a quarter acre to several acres, site work shifts considerably by parcel: demolition, grading, retaining walls, and utility upgrades all vary. Foundation type follows soils and slope. Structural complexity, especially second stories, long spans, and corners, comes next. Fire-zone or coastal requirements add cost, as does finish level throughout. Impact fees and school fees on new square footage vary by jurisdiction and district. After feasibility, we separate the budget into these categories so you can see where your choices are.
Do new homes in California need solar and fire sprinklers?
Yes, new single-family homes in Lemon Heights must meet several overlapping state requirements, and we design to all of them from the start. The California Residential Code requires automatic fire sprinklers in new one- and two-family homes, which affects both water service sizing and ceiling layout. Solar PV has been mandatory for new single-family homes since the 2019 energy standards, and the 2025 Title 24 update raises the bar further for permits filed on or after January 1, 2026. CALGreen adds rules covering water use, construction waste recycling, indoor air quality, and EV charging readiness. On the large custom hillside lots common throughout Cowan Heights, Panorama Heights, and the broader North Tustin area, meeting those standards alongside the County of Orange North Tustin Specific Plan requirements takes careful coordination from day one.
Can you build an ADU along with the new house?
Yes, adding an ADU during a new build is straightforward because utilities can be sized for both units from the start, and the site plan can give each unit its own entry and outdoor space. On the large hillside parcels common in Lemon Heights, there is often room to work with. State law allows ADUs on most single-family lots, though setbacks, height, and parking rules still apply, and projects here are reviewed through OC Development Services under the North Tustin Specific Plan. We can permit the ADU alongside the main house or handle it as a separate project, and we build guest houses as well.
Explore More in Lemon Heights
Horizon is a licensed Class B general building contractor serving Lemon Heights and the surrounding Orange County communities.