Lake Forest Municipal Code Ch. 8.02 California Building Code

Note: Prior ordinance history: Ords. 62, 65, 103, 115, 130 and 177.

§ 8.02.001. Adoption of California Building Code.¶

The California Building Code, 2025 Edition (California Code of Regulations Title 24, Part 2), based on the 2024 International Building Code as published by the International Code Council, including Chapter 1, together with the amendments provided in this chapter, is hereby adopted by reference as the Building Code of the City of Lake Forest, regulating the erection, construction, enlargement, alteration, repair, moving, removal, demolition, conversion, occupancy, equipment, use, height, area, and maintenance of all buildings and/or structures in the City.

(Ord. 231 § 2, 8-2-2011; Ord. 258 § 2, 2013; Ord. 291 § 2, 2016; Ord. 326 § 2, 2019; Ord. 360 § 2, 2023; Ord. 382, 11/18/2025)

Exceptions & meaning →

§ 8.02.020. California Building Code amended.¶

The 2025 California Building Code is hereby amended as follows:

A. Chapter 1 Division II Section 105.2, "Work Exempt from Permit," Building Item 2, of the California Building Code is hereby amended to read as follows:

Walls and fences, other than swimming pool barriers, not over six feet (1,829 mm) tall.

Exception: Walls and fences less than six feet in height which are required as a condition of project approval are required to have permits.

B. Reserved.

C. Reserved.

D. Chapter 1 Division II Section 109.1, "Payment of Fees," is amended to read as follows:

109.1 Payment of Fees. A fee as established by Resolution of the City Council shall be paid for each permit at time of issuance.

E. Chapter 1 Division II Section 109.2, "Schedule of Permit Fees," is amended to read as follows:

109.2 Schedule of Permit Fees. Permit and plan check fees shall be based on the current City of Lake Forest fee schedule adopted by the City Council and amended from time to time. When applicable, the determination of value or valuation under any of the provision of this Code shall be made by the Building Official. The value shall be the total value of all construction work for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire -extinguishing systems, and any other permanent equipment.

F. Chapter 1 Division II Section 109.6, "Fee Refunds," is amended to read as follows:

109.6 Fee Refunds. The Building Official may authorize refunding of any fee paid hereunder which was erroneously paid or collected.

The Building Official may authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under a permit issued in accordance with this Code.

The Building Official may authorize refunding of not more than 80 percent of the plan review fee paid when an application for a permit for which a plan review fee has been paid is withdrawn or canceled before any plan reviewing is done.

The Building Official shall not authorize refunding of any fee paid except on written application filed by the original permittee not later than 180 days after the date of fee payment. No refund will be made for less than $30.00. Permit and plan check fees will be refunded in their entirety when collected in error.

G. Chapter 1 Division II Section 109.7, "Plan Review Fees," and Section 109.8, "Investigation Fees," are added to read as follows:

109.7 Plan Review Fees. When submittal documents are required by Section 107.1, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. Said plan review fee shall be established by Resolution of the City Council.

The plan review fees specified in this subsection are separate fees from the permit fees specified in Section 109.1 and are in addition to the permit fees.

When submittal documents are incomplete or changed so as to require additional plan review or when the project involves deferred submittal items as defined in Section 107.3.4.1, an additional plan review fee shall be charged at the rate shown in the fee schedule.

109.8 Investigation Fees: Work Without a Permit.

109.8.1 Investigation. Whenever any work for which a permit is required by this code has been commenced without first obtaining said permit, a special investigation shall be made before a permit may be issued for such work.

109.8.2 Fee. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be equal to the amount of the permit fee required by this Code. The minimum investigation fee shall be the same as the minimum fee set forth in the fee schedule. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this Code nor from any penalty prescribed by law.

H. Chapter 1 Division II Section 110.7, "Reinspections," is hereby added to read as follows:

110.7 Reinspections. A reinspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when corrections called for are not made.

This subsection is not to be interpreted as requiring reinspection fees the first time a job is rejected for failure to comply with the requirements of this Code, but as controlling the practice of calling for inspections before the job is ready for such inspection or reinspection.

Reinspection fees may be assessed when the inspection record card is not posted or otherwise made available on the work site; the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviating from plans requiring the approval of the Building Official.

To obtain a reinspection, the applicant shall file an application therefor in writing upon a form furnished for that purpose and pay the reinspection fee as established by the City Council.

In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

I. Chapter 1 Division II Section 111.3, "Temporary Occupancy," is hereby amended to read as follows:

111.3 Temporary Occupancy. If the Building Official finds that no substantial hazard will result from occupancy of any building or portion thereof before the same is completed, he or she may issue a Temporary Certificate of Occupancy for the use of a portion or portions of a building or structure prior to the completion of the entire building or structure. The application fee for such Temporary Certificate shall be as established by the City Council. The Temporary Certificate of Occupancy may be subject to such conditions as deemed necessary by the Building Official. The violation or failure of any such condition imposed shall be grounds for revocation of such Temporary Certificate of Occupancy.

J. Chapter 1 Division II Section 113.5, "Establishment," is hereby added to read as follows:

113.5 Establishment. The City Council shall be the Board of Appeals.

K. Chapter 1 Division II Section 114.1, "Unlawful Acts," is hereby amended to read as follows:

114.1 Unlawful Acts.

It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish, equip, use, occupy, or maintain any building or structure, or cause or permit the same to be done in violation of this Code.

Any person, firms, or corporation violating any of the provisions of this Code shall be deemed guilty of a misdemeanor, and each such person shall be deemed guilty of a misdemeanor, and each such person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this Code is committed, continued, or permitted, and upon conviction of any such violation such person shall be punished by a fine of not more than $1,000.00 or by imprisonment for not more than six months, or by both such fine and imprisonment.

L. Chapter 1 Division II Section 117, "Underground Utilities Required," is hereby added to read as follows:

117 Underground Utilities Required.

The Building Official shall, as a condition precedent to the issuance of a Building Permit, require all utility services located within the exterior boundary lines of lot or parcel of property to be installed underground if:

The property is to be developed with a new or relocated main building;
The remodeling, alteration, or addition to an existing main building exceeds 50 percent of the value and/or area of the existing building;
A residential building or use is converted to any nonresidential use or purpose.

For purposes of this section, the term "main building" shall mean a building in which is conducted the principal use of the lot or building site on which it is located. If it is determined that practical difficulties, or unreasonable hardships inconsistent with the purposes of this chapter and unique to a particular parcel of property, would result from the literal interpretation of this section, the Building Official may waive, modify, or delay the imposition of any undergrounding requirement imposed pursuant to the section upon written application of any affected property owner. The Building Official shall notify the applicant of his decision in writing by certified mail. If the Building Official determines to delay the installation of required underground utilities, he may require a recorded agreement guaranteeing the future performance of the work, together with adequate performance security enforceable by the City in the form of a cash deposit, bond, letter of credit, or other instrument or security satisfactory to the City Attorney.

For purposes of this section, appurtenances and associated equipment such as, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts in an underground system, may be placed above ground.

Any person dissatisfied with the decision of the Building Official may file an appeal pursuant to Sections 2.04.100 to 2.04.130 of the Lake Forest Municipal Code.

The owner or developer of the property is responsible for complying with requirements of this section and shall provide all necessary facilities on the property to receive such service from the supplying utilities.

M. Reserved.

N. Reserved.

O. Adopt Chapter 9 of the California Building Code, "Fire Protection and Life Safety Systems," in its entirety with the following amendments:

Section 903.2, "Where Required," is hereby revised to read in its entirety as follows:

903.2 Where Required. Approved automatic sprinkler systems in buildings and structures shall be provided when one of the following conditions exists:

1.	New Buildings: Notwithstanding any applicable provisions of Sections 903.2.1 through 903.2.21, an automatic fire-extinguishing system shall also be installed in all occupancies when the total building area, as defined in Section 202, exceeds 5,000 square feet (465 square meters) or more than two stories in height, regardless of fire areas or allowable area.	New Buildings: Notwithstanding any applicable provisions of Sections 903.2.1 through 903.2.21, an automatic fire-extinguishing system shall also be installed in all occupancies when the total building area, as defined in Section 202, exceeds 5,000 square feet (465 square meters) or more than two stories in height, regardless of fire areas or allowable area.
	Exception: Subject to approval by the Fire Code Official, open parking garages in accordance with Section 406.5 of the California Building Code that are smaller than the area specified in Section 903.2.10(3) or 903.2.10.1 of the California Fire Code.
2.	Existing Buildings: Notwithstanding any applicable provisions of this code, an automatic sprinkler system shall be provided in an existing building when an addition occurs and one of the following conditions exists:	Existing Buildings: Notwithstanding any applicable provisions of this code, an automatic sprinkler system shall be provided in an existing building when an addition occurs and one of the following conditions exists:
	2.1.	When an addition is 33% or more of the existing building area, and the resulting building area exceeds 5,000 square feet.
	2.2.	When an addition exceeds 2,000 square feet, and the resulting building area exceeds 5,000 square feet.
	2.3.	An additional story is added above the second floor regardless of fire areas or allowable area.
	Exception: Additions to Group R-3 occupancies shall comply with Section 903.2.8(2).

Section 903.2.8, "Group R," is hereby revised as follows:

903.2.8 Group R. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area as follows:

1.	New Buildings: An automatic sprinkler system shall be installed throughout all new buildings.	New Buildings: An automatic sprinkler system shall be installed throughout all new buildings.
2.	Existing R3 Buildings: An automatic sprinkler system shall be installed throughout when one of the following conditions exists:	Existing R3 Buildings: An automatic sprinkler system shall be installed throughout when one of the following conditions exists:
	2.1.	When the floor area of the Alteration within any two-year period exceeds 50% of gross floor area of the existing structure and the gross building area exceeds 5,500 square feet.
	2.2.	When an existing Group R Occupancy is being substantially renovated, and where the scope of the renovation is such that the Building Code Official determines that the complexity of installing a sprinkler system would be similar as in a new building.
Exceptions to Existing Buildings requirement:
1.	Existing Group R-3 occupancies converted to Group R-3.1 occupancies not housing bedridden clients, not housing non-ambulatory clients above the first floor, and not housing clients above the second floor.	Existing Group R-3 occupancies converted to Group R-3.1 occupancies not housing bedridden clients, not housing non-ambulatory clients above the first floor, and not housing clients above the second floor.
2.	Existing Group R-3 occupancies converted to Group R-3.1 occupancies housing only one bedridden client and complying with Section 435.8.3.3 of the California Building Code.	Existing Group R-3 occupancies converted to Group R-3.1 occupancies housing only one bedridden client and complying with Section 435.8.3.3 of the California Building Code.
3.	Pursuant to Health and Safety Code Section 13113 occupancies housing ambulatory children only, none of whom are mentally ill children or children with intellectual disabilities, and the building or portions thereof in which such children are housed are not more than two stories in height, and buildings or portions thereof housing such children have an automatic fire alarm system activated by approved smoke detectors.	Pursuant to Health and Safety Code Section 13113 occupancies housing ambulatory children only, none of whom are mentally ill children or children with intellectual disabilities, and the building or portions thereof in which such children are housed are not more than two stories in height, and buildings or portions thereof housing such children have an automatic fire alarm system activated by approved smoke detectors.
4.	Pursuant to Health and Safety Code Section 13143.6 , occupancies licensed for protective social care which house ambulatory clients only, none of whom is a child (under the age of 18 years) or is elderly (65 years of age or over).	Pursuant to Health and Safety Code Section 13143.6 , occupancies licensed for protective social care which house ambulatory clients only, none of whom is a child (under the age of 18 years) or is elderly (65 years of age or over).
When not used for height increases or for area increases, an automatic sprinkler system installed in accordance with Section 903.3.1.2 shall be allowed in Group R-2.1 occupancies.
An automatic sprinkler system designed in accordance with Section 903.3.1.3 shall not be utilized in Group R-2.1 or R-4 occupancies.

Section 903.3.5.3, "Hydraulically Calculated Systems," is hereby added as follows:

903.3.5.3 Hydraulically Calculated Systems. The design of hydraulically calculated sprinkler systems shall not exceed 90% of the water supply capacity.

Exception: When static pressure exceeds 100 psi, and required by the Fire Code Official, the sprinkler system shall not exceed water supply capacity specified by Table 903.3.5.3:

TABLE 903.3.5.3 Hydraulically Calculated Systems

P. Table 1505.1 is hereby amended to read as follows:

TABLE 1505.1 MINIMUM ROOF COVERING CLASSIFICATIONS TYPES OF CONSTRUCTION

IA	IB	IIA	IIB	IIIA	IIIB	IV	VA	VB
B	B	B	B	B	B	B	B	B

Q. Section 1505.1.2, "Roof Coverings Within All Other Areas," is hereby amended to read as follows:

1505.1.2 Roof Coverings Within All Other Areas. The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any one-year period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, shall be a fire-retardant roof covering that is at least Class B.

(Ord. 231 § 2, 8-2-2011; Ord. 258 § 2, 2013; Ord. 291 § 2, 2016; Ord. 326 § 2, 2019; Ord. 360 § 2, 2023; Ord. 382, 11/18/2025)

Exceptions & meaning →