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Q:

Where is the Building Department located and what are its hours?

A: The Building Division, located on the 1st floor of Lake Forest City Hall, is open Monday through Thursday from 8:00 a.m. – 11:45 AM, and 1:00 p.m. – 6:00 p.m., and alternating Fridays from 8:00 a.m. – noon, and 1:00 p.m. – 5:00 p.m. to accept Building Permit applications. Lake Forest City Hall is located at 25550 Commercentre Drive in Lake Forest.

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Q:

Does the City have copies of my home or business blueprints?

A: The City does not store blueprints of homes or businesses. However, through a review of building permits, staff may be able to identify the architect of your home or business, who may have copies of blueprints. To research this, please contact the Building Services Division at 461-3470.

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 Q: When is a building permit needed?

A:Permits are required for all buildings or structures erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the building official. Additionally, all block walls 6 feet or higher require a building permit. For more information, please contact the Building and Safety Division at (949) 461-3470.

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 Q: Who can obtain a building permit?

A: Permits are issued to duly licensed contractors. However, a homeowner can obtain a permit to do the construction, alternation or repair of a one or two-family dwelling and accessory buildings or facilities if the owner resides or intends to reside in the dwelling, the construction is performed by the owner, and the owner signs a statement attesting that no person will be employed in a manner as to become subject to the State of California workers’ compensation laws.

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 Q: Where can I obtain a building permit?

A: The Building Department, located on the 1st floor of Lake Forest City Hall, is open Monday through Thursday from 8:00 a.m. – 11:45 a.m., and 1:00 p.m. – 6:00 p.m., and alternating Fridays from 8:00 a.m. – 11:45 a.m., and 1:00 p.m. – 5:00 p.m. to accept Building Permit applications.

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 Q: How can I arrange for an inspection?

A: Please leave a message on the Building Division Inspection Request Line at (949) 461-3468. Requests must be made before 5:00 p.m. on a business day for an inspection for the next business day. Be sure to include the address of the job, permit number, type of inspection requested, and the type of building (single family, apartment, commercial, etc.) in your message.

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 Q: How much does an inspection cost?

A: The cost of building inspections is included in the permit fee. However, a $109.30 reinspection fee may be charged if an inspection call is made but the work is not ready for inspection or required corrections have not been completed. A reinspection fee may also be charged if the approved plans are not available or the inspector cannot gain access to the site to perform the requested inspections.

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Q:

Can the City assist property owners in determining the condition of an existing building?

A: Yes, property owners can arrange for a Special Inspection to help identify any existing hazardous conditions, or to inspect plumbing, electrical, mechanical and structural systems in buildings. The fees for special inspections normally range from $65 to $120 or more for large or complex projects.

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Q:

Is noise that emanates from construction work restricted to any particular hours of the day?

A: Noise sources associated with the construction, repair, remodeling, or grading of any real property, are exempted from the provisions of the noise standards of the Lake Forest Municipal Code, provided said activities do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or at any time on Sunday or a Federal holiday.

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 Q: What is the purpose of Code Enforcement?

A: The Neighborhood Services/Code Enforcement division maintains and improves the City's neighborhoods and housing stock through the enforcement of property maintenance, zoning ordinances, building codes, health and safety codes. Through code enforcement inspections, inquiries and citizen complaints, property owners, residents and staff have significantly reduced the number of blighted properties throughout the community. The City has two code enforcement inspectors whose responsibility it is to investigate complaints of property maintenance and municipal code violations. After an inspection is made to determine the validity, nature, and extent of violation(s) and if a code violation is observed, the property owner is informed and given an opportunity to bring the property into compliance. If corrective action is not completed in a reasonable time, or manner, the City may file a criminal complaint through the City Attorney's office. To forward an inquiry regarding a possible code violation, please click here.

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Q:

What is considered overcrowding in a residence?

A: The City of Lake Forest recognizes that there exist many community concerns over overcrowding within their residential neighborhoods. Unfortunately, the City's ability to regulate the number of individuals living within a single residence is largely preempted by both the State of California and Federal law.

Specifically, the City is not permitted to modify or deviate from California's Uniform Housing Code (UHC) in determining occupancy standards. In the case of Briseno v. City of Santa Ana, (1992) 6 Cal.App.4th 1378, the Court of Appeals held that State law (e.g., the UHC) preempts local regulation of housing occupancy standards, and that a City may deviate from UHC occupancy guidelines only if it can establish specific findings of local, climatic, geological, or topographical conditions unique to the community. Therefore, limiting residential dwelling units to one or more families or imposing an occupancy cap which is less than the maximum allowed by the UHC would be inconsistent with and preempted by UHC § 503.2.

In some situations, however, the City does have limited jurisdiction. For example, the City's Code Enforcement Division can initiate enforcement action on many of the secondary conditions that result from overcrowding, such as illegal construction, garage conversions, nuisance/inoperative vehicles, property maintenance, trash accumulations, etc. Also, under certain circumstances, the overcrowding of a residence can be subject to enforcement action if it is determined that the residence is being commercially operated as a boarding house.

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 Q: Is sleeping in a garage permitted?

A: No. Sleeping in a garage is not permitted by the Lake Forest Municipal Code. If you believe a violation is taking place, please contact Stephanie Karg, Community Preservation Technician at (949) 461-3474 (24 hour voice mail is available) or you can submit an inquiry to Lake Forest GovPopulous.

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Q:

Can I keep my portable basketball hoop on the sidewalk or street?

A: No. Privately owned sporting equipment such as basketball hoop structures, hockey nets, and skateboard ramps are not allowed in the public right-of-way. The public right-of-way includes the street, parkway, driveway apron, and sidewalk.

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Q:

Can I store a refrigerator or other household appliances outside?

A: When refrigerators, freezers, stoves, and similar household appliances are left outside they present a temptation for children to play in them. The danger of suffocation can be minimized by storing these items within a secure structure and locking the appliance door in a shut position with a chain and lock, or by facing the appliance to the wall so the door cannot be opened. Please contact Code Enforcement immediately if a refrigerator or similar household appliance is observed in front of a residence.

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Q:

What regulations apply to the storage and placement of trash cans?

A: Trash cans must be stored in an area not visible from the public right-of-way.

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Q:

How do I dispose of large or bulky items, such as a water heater, sofa or appliance?

A: City residents may request two (2) "large item pick ups" per year. The City of Lake Forest contracts with Waste Management for trash services. To arrange for a large item pick up, call Waste Management directly at (949) 642-1191.

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 Q: Who should I contact about barking dogs in my neighborhood?

A: Please contact Orange County Animal Care at (949) 249-5160 or online at www.ocpetinfo.com/barking_dog_info.htm to report these concerns.

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 Q: Who can I call regarding rats, mosquitoes, or flies?

A: The City of Lake Forest contracts with the County of Orange for vector control services. Vector Control may be contacted directly at (800) 734-2421.

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Q:

What are the City's requirements for noise control and how can I make a complaint about noise?

A: Noise in residential areas is restricted by time of day, as well as the intensity level and duration of the event. The noise ordinance is designed to address recurring noise sources such as pool pumps/motors, air conditioning units and other stationary noise sources. For noise sources such as loud parties, vehicles, or music, please contact City of Lake Forest Police Services Department at (949) 461-3530 or Orange County Sheriff's Department at (949) 770-6011.

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Q:

Is noise that emanates from property maintenance tasks restricted to any particular hours of the day?

A: Noise sources associated with the maintenance of real property (such as gardening services or shopping center sweeping) are exempted from the provisions of the noise standards of the Lake Forest Municipal Code, provided said activities take place between the hours of 7:00 a.m. and 8:00 p.m. on any day except Sunday or a Federal holiday, or between the hours of 9:00 a.m. and 8:00 p.m. on Sunday or a Federal holiday.

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 Q: Can I park my non-operational car on the street or driveway?

A: No. Vehicles parked on the street or driveway must be operational and have a current DMV registration. Non-operating vehicles must be kept in the garage or other area out of public view.

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 Q: Can I keep my RV in my driveway?

A: Yes. RV's, trailers, campers and boats may be parked on a driveway, not on a front lawn or yard. A vehicle may not be parked in a manner that blocks any sidewalk, street or alley. Further, RV's, campers and trailers may not be used for living or sleeping quarters on private property.

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Q:

Who do I call when I see abandoned shopping carts?

A: Please log on to the City of Lake Forest web site, or contact Shopping Cart Retrieval Services at (800) 252-4613.

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 Q: Who do I contact if I see graffiti?

A: There is a 24-hour hotline for reporting graffiti in the City of Lake Forest. Please call (949) 461-3583. Graffiti will usually be removed within 24 hours.

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 Q: Can I hang a banner to promote my business to city residents?

A: Yes. However all banners are subject to a banner permit. Temporary Banner applications are available online or call the Planning Division at (949) 461-3472.

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Q:

Who can I call to discuss my concerns related to Code Enforcement?

A: Please contact Stephanie Karg, Community Preservation Technician, at (949) 461-3474 (24 hour voice mail available), or submit inquiry to Lake Forest GovPopulous.

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 Q: When does the Planning Commission meet?

A: Planning Commission meetings take place on the 2nd & 4th Thursday of each month at 7:00 p.m. at Lake Forest City Hall, located at 25550 Commercentre Drive.

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 Q: I want signage for my business. What do I need to do?

A: To change the number or type of signs for your business, you must obtain approval from the Development Services Department. Before you order 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 www.city-lakeforest.com/forms_maps_and_permits/ For more information, please contact the Development Services Department at (949) 461-3472.

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  Q: How do I obtain a Massage Permit/License?

A: Applicants for the three types of City-issued massage permits - Massage Establishment, Massage Technician, and Massage Practitioner - must complete a City Massage Permit Application, the National Certification Examination (NCE), Fingerprinting and Background Check as well as additional materials. Please contact the Development Services Department at (949) 461-3460 for more information, and to obtain a Massage Permit Application.

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Q:

Are businesses required to obtain a permit to display banners and other temporary signs?

A: Yes, a temporary banner permit is required. Banners are permitted twice yearly for 30 consecutive days each time. Banners may be up to 50 square feet and must be affixed to the lineal frontage of the building. Permits are $59 and are available on the forms link at http://www.city-lakeforest.com/forms_maps_and_permits.

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 Q: When is a permit needed?

A: Most major projects require a permit of some kind to ensure all buildings meet minimum standards that protect its occupants and neighbors, not only in everyday living, but also in case of emergencies and natural disasters. Permits are required for all buildings or structures erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the building official. All walls higher than 6 feet require a building permit.

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 Q: What permits are issued by the City?

A: The City requires permits for a variety of activities, including plan changes, construction, signs, outdoor gatherings, heavy vehicle transportation, and activity on the public right-of-way.

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Q:

Are businesses required to obtain a permit to display banners and other temporary signs?

A: Yes, a temporary banner permit is required. Banners are permitted twice yearly for 30 consecutive days each time. Banners may be up to 50 square feet and must be affixed to the lineal frontage of the building. Permits are $59 and are available on the forms link at http://www.city-lakeforest.com/forms_maps_and_permits/.

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 Q: What is a setback?

A: A setback is the area or distance between a building or other structure and the property line or if the property abuts a street, the ultimate right-of-way line.

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 Q: What are my setbacks?

A: Setbacks are different in each zoning district. In order to find out what the setbacks are for a particular property a city planner will help determine the zoning and setbacks for that property. A specific address, Assessor Parcel Number (APN) and/or tract and lot number are required for obtaining this information. Contact the Planning Division at 461-3472 for setback information.

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 Q: What is a zoning ordinance?

A: A zoning ordinance is the local law adopted by the governing body to assure orderly development according to specific standards established for the general public welfare and to implement the comprehensive plan. A zoning ordinance may govern the types of permitted land uses, the maximum density or minimum lot size, building heights, setbacks, and so on.

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 Q: What zoning district is my property located in?

A: The Zoning Ordinance consists of the City's Zoning Code, Planned Community Text and Zoning District Map. A City Planner can assist in determining what zone a particular property is located. The Zoning Code is available on the City website. To view it click here. The Planned Community Text and Zoning District Map are available at the public counter or contact the Planning Division at 461-3472.

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 Q: How do I determine if my home is located in a flood zone?

A: A city planner will assist in determining flood zone information, including map or panel number, date of map and flood zone area. Call the Planning Division at 461-3472 to speak to a city planner.

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 Q: Does the City have copies of my home or business blueprints?

A: The City does not store blueprints of homes or businesses. However, through a review of building permits, staff may be able to identify the architect of your home or business, who may have copies of blueprints. To research this, please contact the Building Services Division at 461-3470.

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Q:

How can I find out what is planned for a given piece of property in the City?

A: The City does not store blueprints of homes or businesses. However, through a review of building permits, staff may be able to identify the architect of your home or business, who may have copies of blueprints. To research this, please contact the Building Services Division at 461-3470.

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Q:

When does the Planning Commission meet and how can I obtain an Agenda?

A: The Planning Commission meets on the 2nd and 4th Thursday of every month at 7:00 p.m. in the Council Chambers. The City Council Chambers are located at City Hall, 25550 Commercentre Drive. You may stop by the Development Services Department to pick up a copy of the Planning Commission Agenda. Or, Planning Commission Agendas can be downloaded from the City's website at www.city-lakeforest.com/agendas_and_minutes/ Planning Commission Agendas can be accessed on the Friday before the Planning Commission meeting on Thursday.

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 Q: What special planning projects are currently in the works?

A:The Opportunities Study is a three-phased project to evaluate land use designations on the vacant land currently encumbered by the restriction of the 65 CNEL (Community Noise Equivalent Level) noise contour. For more information regarding the Opportunities Study, please send an e-mail to Opportunities_Info@ci.lake-forest.ca.us.