San Francisco Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team •

Everything you need to know about creating site plans for building permits in San Francisco, including DBI requirements, Planning Code compliance, and 311 notification process.

San Francisco Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in San Francisco, California requires navigating a dual-agency review process between the Department of Building Inspection (DBI) and the Planning Department. Whether you're building an ADU, renovating a Victorian, or developing a multi-unit project, this guide covers everything you need to know about site plan requirements in San Francisco.

What Is a Site Plan and Why Does San Francisco Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. In San Francisco, site plans are required for virtually all building permit applications to verify compliance with the San Francisco Planning Code (Title 14 of the Municipal Code) and the San Francisco Building Code. The Planning Department reviews zoning compliance while DBI reviews building code compliance.

You can look up your property's zoning, height district, and special area plan designations through the SF Property Information Map at sfplanninggis.org, or use the Planning Department's PIM (Property Information Map) tool.

Required Site Plan Elements for DBI

DBI requires the following elements on all site plans submitted with building permit applications:

  • Property boundaries with accurate dimensions and lot area
  • Rear yard setback calculation per Planning Code Section 134 (25-45% of lot depth for residential districts)
  • Location of all existing structures with square footage, number of stories, and height
  • Proposed construction clearly distinguished from existing structures
  • Building height measured per Planning Code Section 260 from grade to roof peak
  • Open space calculations per Planning Code Section 135 (private or common usable open space)
  • Parking and loading spaces per Planning Code Section 150-156
  • Bicycle parking per Planning Code Section 155.2
  • Street trees per Public Works Code Article 16
  • North arrow and scale (standard architectural scales)
  • Assessor's Block and Lot number

Dual-Agency Review Process

San Francisco's unique dual-agency review means most building permits require approval from both agencies:

  • Planning Department — Reviews zoning compliance including use, density, height, bulk, setbacks, open space, parking, and design. Issues a "Planning Approved" stamp or requires additional review.
  • DBI — Reviews building code compliance including structural, fire/life safety, accessibility, mechanical, electrical, and plumbing. Issues the building permit.

For straightforward projects that comply with all Planning Code requirements, the Planning review is completed as part of the DBI permit intake process. Projects requiring Conditional Use Authorization, variances, or Large/Small Project Review must obtain Planning entitlements before DBI will process the building permit.

Section 311 Neighborhood Notification

One of San Francisco's most distinctive requirements is the Section 311 notification process. This applies to residential projects including:

  • New construction of residential buildings
  • Demolition of residential buildings
  • Additions that don't comply with rear yard, side setback, or height requirements
  • Change of use to or from residential

When Section 311 is triggered, the Planning Department mails notices to all property owners and occupants within 150 feet of the project. Neighbors have 30 days to file a Discretionary Review (DR) request, which triggers a hearing before the Planning Commission. If no DR is filed, the project proceeds. The 311 notification period adds at least 30 days to your permit timeline, so factor this into project planning.

Height and Bulk Controls

San Francisco uses a detailed system of Height and Bulk Districts that control building form throughout the city. Your site plan must demonstrate compliance with your property's designated district:

  • Height districts are designated by a number (maximum height in feet) and a letter (bulk category). For example, "40-X" means 40-foot maximum height with no specific bulk controls.
  • Common residential districts: 40-X (most residential neighborhoods), 65-A (some mixed areas), 105-E (downtown)
  • Bulk controls regulate building mass above certain heights through setback planes, tower floor plates, and diagonal dimensions
  • Measurement method: Height is measured from curb level or grade (whichever is lower) to the highest point of the building per Section 260

San Francisco Setback Requirements

San Francisco's setback system differs significantly from most US cities:

  • Front setback: Follows the prevailing neighborhood pattern (legislated setback line) rather than a fixed distance. Check ZIMAS or consult Planning staff for your block's established front setback.
  • Rear yard: Required in all residential districts. Per Section 134, minimum rear yard is 25% of lot depth or 15 feet, whichever is greater, for lots up to 120 feet deep. For lots over 120 feet, it's 30 feet or 30%, whichever is less.
  • Side setbacks: Not required in RH (Residential-House) districts due to San Francisco's dense rowhouse fabric. Required in RM and RC districts based on building height.
  • Obstructions: Bay windows, cornices, fire escapes, and other architectural features may project into required setbacks per Section 136.

ADU and JADU Requirements

San Francisco actively encourages Accessory Dwelling Units (ADUs) through streamlined permitting. Under California state law and San Francisco's local ADU program:

  • ADUs are allowed in all residential and mixed-use districts
  • Most ADUs are approved ministerially (without discretionary review) within 60 days
  • Detached ADUs require 4-foot rear and side setbacks
  • ADUs can be up to 1,200 sq ft for detached units
  • No additional parking is required for ADUs
  • ADUs are exempt from 311 notification, Conditional Use, and design review
  • JADUs (Junior ADUs) up to 500 sq ft can be created within an existing dwelling

How to Submit Your Site Plan

DBI offers multiple submission options:

DBI Online Portal

Submit permit applications through the DBI online portal at sfdbi.org/online-permitting. Upload your site plan, architectural drawings, and supporting documents electronically. You'll need to create a DBI account for online access.

Over-the-Counter Permits

Simple projects can be reviewed and permitted the same day at DBI's office at 49 South Van Ness Avenue. Over-the-counter permits are available for minor alterations, re-roofing, window replacements, and similar straightforward work that doesn't trigger 311 notification.

Standard Plan Check

Projects requiring full plan review are submitted through the online portal or in person. Plans route through Planning review first, then to DBI plan check engineers for building code review.

Permit Fees and Timeline

San Francisco permit fees are among the highest in the nation. Key details:

  • Plan check fee: Based on project valuation; typically 65-85% of the building permit fee
  • Building permit fee: Calculated from the project's construction valuation using DBI's fee schedule
  • Planning review fee: Varies by application type; Section 311 notification adds approximately $1,000-$2,000
  • School impact fee: Assessed on new residential construction
  • Infrastructure fees: Transit, childcare, and affordable housing fees may apply to larger projects
  • Timeline: Over-the-counter permits same day. Standard plan check for residential 4-8 weeks. Projects with 311 notification add 30+ days. DR hearings can add 3-6 months.

Historic Preservation Requirements

San Francisco has extensive historic preservation protections affecting many properties:

  • Article 10 (Landmark) properties and districts require Historic Preservation Commission (HPC) review and a Certificate of Appropriateness for exterior changes
  • Article 11 (Downtown Conservation) protects significant and contributory buildings in the downtown area
  • California Register and National Register listed properties have additional review under CEQA
  • Even unlisted properties over 45 years old may require historic resource evaluation as part of environmental review

Stormwater Management Requirements

San Francisco Public Utilities Commission (SFPUC) requires stormwater management for projects that disturb 5,000 sq ft or more of ground surface or create/replace 2,500 sq ft or more of impervious surface. Your site plan must show:

  • Existing and proposed impervious surfaces
  • Stormwater control measures (rain gardens, permeable paving, green roofs, cisterns)
  • Compliance with the Stormwater Management Requirements and Design Guidelines
  • Maintenance access for stormwater facilities

Creating Your San Francisco Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your San Francisco property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for DBI submission.

Frequently Asked Questions

What size and format should my site plan be for DBI?
DBI accepts plans in standard architectural sheet sizes (24"x36" is most common). All plans must be drawn to a standard architectural or engineering scale with the scale clearly indicated. Plans submitted through the online portal must be in PDF format. Over-the-counter permit plans may be on 11"x17" sheets for simple residential projects.
What are the typical residential setbacks in San Francisco?
San Francisco uses a rear yard setback of 25-45% of lot depth per Planning Code Section 134 (minimum 15 feet). Front setbacks follow the prevailing neighborhood pattern rather than a fixed number. Side setbacks are not required in RH (Residential-House) districts due to the city's rowhouse fabric. Always check the SF Property Information Map at sfplanninggis.org for your specific property's requirements.
How long does the DBI permit process take?
Over-the-counter permits can be issued same day. Standard plan check for straightforward residential projects takes 4-8 weeks. Projects triggering Section 311 notification add 30+ days. If a Discretionary Review is filed, it can add 3-6 months for a Planning Commission hearing. Complex projects with CEQA review or multiple entitlements can take 6-18 months.
What is the Section 311 notification process?
Section 311 requires the Planning Department to mail notices to all property owners and occupants within 150 feet of projects involving new residential construction, demolitions, or additions that exceed zoning limits. Neighbors have 30 days to file a Discretionary Review (DR) request. If a DR is filed, the project goes to a Planning Commission hearing. If no DR is filed, the project proceeds.
Do I need a site plan for an ADU in San Francisco?
Yes, but the process is streamlined. ADUs are approved ministerially (without discretionary review) within 60 days. Your site plan must show the ADU location, 4-foot setbacks for detached units, existing structures, and access. ADUs are exempt from 311 notification, Conditional Use authorization, and design review. No additional parking is required.
What historic preservation rules might affect my project?
San Francisco has extensive protections: Article 10 landmarks and districts require Historic Preservation Commission review; Article 11 protects downtown buildings; properties over 45 years old may require historic resource evaluation under CEQA. Check the Planning Department's Historic Resource Survey and the National Register of Historic Places for your property's status before starting design work.
What stormwater management is required on my site plan?
SFPUC requires stormwater management for projects disturbing 5,000+ sq ft of ground surface or creating/replacing 2,500+ sq ft of impervious surface. Your site plan must show stormwater control measures such as rain gardens, permeable paving, green roofs, or cisterns per the Stormwater Management Requirements and Design Guidelines.
Can I look up my property's zoning and height district online?
Yes, use the SF Property Information Map at sfplanninggis.org or the Planning Department's online tools. You can find your zoning district, height and bulk district, special area plan, historic status, and any overlay zones. The Assessor's website provides lot dimensions, area, and legal description. DBI's online permit tracking shows any existing permits on your property.

How to Create a Site Plan in San Francisco

  1. Look Up Your Property Information: Use the SF Property Information Map at sfplanninggis.org to find your zoning district, height and bulk district, historic status, any special area plan, and required setbacks. Note your Assessor's Block and Lot number.
  2. Determine Your Review Path: Based on your project scope, determine if you need Planning entitlements (Conditional Use, variance) or if the project can be approved ministerially. Schedule a pre-application meeting with the Planning Department for complex projects.
  3. Create Your Site Plan: Enter your San Francisco address in Site Plan Creator to automatically load property boundaries, building footprints, and aerial imagery. Add rear yard setback lines, label existing structures with square footage and height, and draw proposed construction.
  4. Include All Required Elements: Ensure your site plan includes property boundaries with dimensions, rear yard calculation per Section 134, building height per Section 260, open space per Section 135, parking per Section 150, bicycle parking per Section 155.2, and street trees.
  5. Prepare Stormwater Plans If Required: If your project disturbs 5,000+ sq ft or creates 2,500+ sq ft of new impervious surface, prepare a stormwater management plan showing control measures per SFPUC requirements.
  6. Submit Through DBI: Upload your site plan and supporting documents through the DBI online portal at sfdbi.org. For simple projects, consider over-the-counter permitting at 49 South Van Ness Avenue. Allow time for Section 311 notification if applicable.
  7. Manage Review and Obtain Permit: Track your application through DBI's online system. Respond to Planning and DBI review comments. If 311 notification is triggered, manage the 30-day period and any DR requests. Once both Planning and DBI approve, pay fees and obtain your building permit.