SAN FRANCISCO CITY RESIDENTIAL PERMIT PROCESS

Recent reforms have eliminated this requirement except to select neighborhoods defined as low-resourced, and or projects that add a unit.

311 site permit submittal

 

Timeline:  At least 6-15  months (please note that we cannot predict the extent of time required).

Fees: Neighborhood notification address labels, cost of printing, stamps and envelopes for neighborhood mailings. Approximately $200. Building Permit Application for Site approval: (approximately 3-5% of declared construction cost).

Purpose: City Planning approval for increasing volume/height of existing structure/new construction

Contract phase: Partial Design Development

Process: Pre-application, community out-reach meeting with neighbors required if increase of height is 7′- 0″ or greater and/ or horizontal additions are more than 10′-0″ deeper. Application and City response time (eight to twelve weeks) for review before 30- day notification to neighbors within a 150 foot radius of project address, along with interested neighborhood associations, then two to four weeks to send out letter of approval. The time outlined does not include a possible Discretionary Review (DR) filed by neighbors who may take issue with the proposed design which could delay the project for an additional two-six months when scheduled with Planning Commission. A further appeal to the Board of Appeals can add another two to four months of time to approval process.

Tasks:

  • Consult with engineer regarding issues regarding structural requirements to design
  • Possible pre-application meeting with Planning to discuss design

Variance, if required

 

Timeline: At least two months. Application and City response time (2-4 weeks), 20 day notification, and then 2-4 months response time.

Fees:

  • Variance fee to City Planning: Approximately $3,000
  • Neighborhood notification address labels, cost of printing, stamps and envelopes for neighborhood mailings. Approximately $200

Purpose: City Planning approval for project that does not conform with City Planning Code/Guidelines.

Contract phase: Partial Design Development

Process: Project is submitted to Planning Department, where the staff determines if a Variance is required. If required, the notice/ plans will be sent to neighbors within a 300 feet radius of the project address, as well as interested neighborhood associations. Those parties can express support/ concern at the Variance Hearing, which is usually scheduled within two months of the Variance application submittal.

The Variance hearing is a public forum that is conducted by the Zoning Administrator, who determines if the Variance is supportable. The environment at these hearings is usually cordial and productive. Variance notification and 311/312 can be notified together or separately. Sometimes Variance decisions are linked to getting through the 311/312 processes.

    Building permit

     

    Timeline: Upon submittal, usually about two months, possibly longer depending on the scale and complexity of the project. Possibly over the counter (1-week) if simple remodel job without structural work

    Fees: Building Permit, approximately 2-4% of construction budget

    Purpose: Approval for construction

    Contract phase: Completion of Construction Documents

    Required: 

    • Engineering drawings and specifications (up to 5% of construction budget)
    • Title 24 Energy report- Usually $200-400 for envelope, $300 for electrical (commercial jobs only)
    Services & Process