Where do I start?
If you are planning a new multi-unit residential project or a commercial project, you will need a Planning Approval, in addition to building permits.
Depending on the size, nature, and zoning district of your property, your project will likely require a multi-step review process, including pre-application and staff review steps and one or more public hearings.
Contact staff at the Planning Counter by emailing pic@sfgov.org.
Environmental Review
Almost all development projects and permit applications are required to undergo environmental review to evaluate and disclose any level of environmental impact. There are several levels of environmental review, depending on the size and nature of the project, which can range from projects for which no review is needed, to infill projects that can take advantage of previous environmental review for Area Plans, to those requiring an environmental impact report that may take a year or more to complete.
Neighborhood Notification
Neighborhood notification is required by the Planning Code for many discretionary permits within certain zoning districts. When an applicant submits a Building Permit to the Department of Building Inspection (DBI), the Planning Department is the first reviewing agency and will issue the neighborhood notification. Neighborhood notification is typically mailed to residents and owners of properties located within 150 feet of the subject property and registered neighborhood groups for a 30-day public review period.
Building Permits for work located within most Residential, Neighborhood Commercial, and Mixed-Use Districts are subject to neighborhood notification dependent upon the scope of work. Typically, building expansions, certain changes of use, and formula retail uses (a.k.a. chain stores) require neighborhood notification.
For more information, including a list of the types of projects that require notification and a detailed guide to the process, see the Neighborhood Notification Handout and the Conditional Use Authorization supplemental application.
Regardless of notification requirements, it is always a good idea to reach out to neighbors and neighborhood groups early in your project planning process to inform them about the project and to hear about any concerns they may have. Planning staff can help with neighborhood outreach resources and contacts.
Housing Programs
Inclusionary Housing Requirements
San Francisco's Inclusionary Housing Program requires developers of projects with 10 or more residential units to sell or rent a percentage of the units at a "below market rate" (BMR) price that is affordable to low and/or middle-income households, or instead to pay an Affordable Housing Fee. More information about this requirement is available on the Inclusionary Housing Program page.
Housing Bonus Programs
The Planning Code provides for an increase in the overall number of allowable housing units in exchange for including more affordable housing units. Several types of density bonuses are currently available for residential projects in San Francisco, including the Affordable Housing Bonus Program, HOME-SF; and the State Density Bonus Program.
Development Impact Fees
The City imposes impact fees on development projects to mitigate the impacts caused by new development on public services, infrastructure and facilities. For example, the burden on the transit system created by a new office building is offset through the payment of an impact fee used to improve MUNI.
Impact Fees are different from, and apply in addition to, application fees, which are used to cover the cost of the City’s review of a given proposal. Most impact fees are assessed by the Planning Department and are collected by DBI upon permit issuance.
Some impact fees apply throughout the City to various types of development projects, while others apply only in certain neighborhoods. Some impact fees only apply when a builder chooses to pay them in lieu of meeting a particular Planning Code requirement (for example, providing usable open space). More information is available here.
View the Workflow for Typical Projects that require Intake, Neighborhood Notice, Entitlements and/or CEQA Review.
Resources
Applications
Supplemental Applications and Affidavits
- School and Child Care Drop-Off and Pick-Up Management Supplemental
- Transportation Demand Management (TDM) Program Supplemental
- Anti-Discriminatory Housing Policy and Affidavit
- First Source Hiring Program
Search for additional supplemental applications.
Handouts, Guidelines, and Frequently Asked Questions
- Neighborhood Notification
- All Electric New Construction Ordinance
- Community Engagement Recommendations
- Community Engagement FAQ
- Housing Programs Cheat Sheet
- Urban Design Guidelines
Search for additional handouts and guidelines.
Bulletins & Policies
Search for additional bulletins and policies.