SF Permits MCP Server

{ "metadata": { "source": "DBI Information Sheet G-25: Restaurant Building Permit Requirements", "category": "General", "extraction_date": "2026-02-14", "page_count": 17, "purpose": "Comprehensive guide for restaurant building permits — covers DBI, Planning, DPH, and SFFD coordination, step-by-step process, occupancy classification, fees, and common issues" }, "overview": { "description": "Comprehensive guide for restaurant building permits in San Francisco", "key_agencies": ["DBI (Building)", "Planning (CPC)", "DPH (Environmental Health)", "SFFD (Fire)"], "key_principle": "DBI building permit covers BUILDING construction (structural, fire-life-safety, accessibility, energy). DPH health permit covers FOOD SERVICE operations. Both are required — they are separate tracks.", "critical_sequence": "Planning FIRST → DPH pre-consultation → Design → DBI filing → Parallel review → All agency approvals → Permit issuance → Construction → Inspections" }, "step_by_step_process": { "step_1_planning": { "action": "Visit Planning Department FIRST", "purpose": "Confirm restaurant use is permitted at the address", "checks": [ "Zoning district allows restaurant use", "Conditional Use (CU) permit needed? (many neighborhoods require CU for restaurants)", "Any Planning conditions from prior approvals?", "Outdoor seating or signage changes need separate Planning review" ], "note": "Planning approval or Letter of Determination required BEFORE building permit application", "section_311": "Change of use may trigger 30-day neighborhood notification period" }, "step_2_dph_preapproval": { "action": "Contact DPH Environmental Health for pre-application consultation", "purpose": "DPH requirements heavily influence construction design — consult BEFORE design", "what_to_bring": ["Proposed menu", "Preliminary floor plan concept", "Proposed equipment list"], "why_first": "DPH will identify requirements that affect plumbing layout, ventilation design, equipment spacing, and finish materials. Designing without DPH input leads to costly redesigns.", "contact": "DPH Environmental Health — Food Safety Program" }, "step_3_design": { "action": "Prepare construction plans incorporating all agency requirements", "required_on_plans": [ "Complete floor plan drawn to scale showing entire facility", "Equipment layout with numbered schedule cross-referenced to plan", "Plumbing plan with grease interceptor location, sizing, and fixture count", "Ventilation plan with Type I hood specifications (make, model, CFM, duct sizing)", "Finish schedule — floor, cove base, walls, ceiling by room", "Electrical and lighting layout with foot-candle calculations", "Restroom details showing ADA/CBC 11B compliance", "Title-24 energy compliance documentation" ], "signature_requirement": "Restaurant construction typically requires CA-licensed architect or engineer (G-01 Status III) due to commercial kitchen structural/mechanical systems" }, "step_4_dbi_filing": { "action": "File building permit application at DBI Central Permit Bureau", "forms": { "alterations": "Form 3/8 (most restaurant tenant improvements)", "new_construction": "Form 1/2" }, "routing": "DBI routes application to all required reviewing agencies simultaneously", "parallel_review": true, "fees_collected_at_filing": "DBI building permit fees per Table 1A-A based on construction valuation" }, "step_5_plan_review": { "agencies_reviewing": { "DBI_building": "Structural integrity, fire-life-safety, accessibility (CBC 11B), Title-24 energy", "DBI_plumbing": "Grease interceptor, plumbing fixtures, water heater, drainage", "DBI_electrical": "Electrical service, circuits, equipment connections, lighting", "Planning": "Use confirmation, signage review, exterior changes, CU conditions", "DPH": "Food safety layout, equipment adequacy, finishes, ventilation, handwashing", "SFFD": "Hood suppression system, occupancy load, means of egress, sprinkler requirements" }, "timeline": "8-16 weeks typical for restaurant tenant improvement (all agencies combined)" }, "step_6_corrections": { "expect": "Multiple rounds of corrections from different agencies — 2-3 rounds typical", "tip": "Address ALL agency corrections before resubmitting — partial responses delay review", "additional_time": "Add 2-4 weeks per correction round" }, "step_7_permit_issuance": { "prerequisite": "ALL reviewing agencies must approve before building permit is issued", "dph_note": "DPH health permit is a SEPARATE track from building permit — health permit issued only after DPH final food facility inspection post-construction", "separate_permits_needed": [ "Plumbing permit (separate application — Category 6PA or 6PB)", "Electrical permit (separate application — per Table 1A-E)", "DPH health permit (separate application to DPH)" ] }, "step_8_construction_inspection": { "dbi_inspections": [ "Foundation/slab (if applicable)", "Framing", "Mechanical rough-in", "Plumbing rough-in (grease interceptor verification)", "Electrical rough-in", "Insulation / energy compliance verification", "DBI final inspection" ], "title24_final": "M-06 Final Compliance Affidavit must be emailed to dbi.energyinspections@sfgov.org and approved BEFORE DBI final inspection", "dph_final": "DPH conducts separate final food facility inspection — health permit issued upon passing", "sffd_final": "SFFD final inspection for hood suppression, sprinklers, occupancy if >50" } }, "dbi_specific_requirements": { "occupancy_classification": { "restaurant_50_or_fewer": { "classification": "Group B (Business)", "implications": "Standard commercial requirements apply", "sprinkler_trigger": "Per Table 903.2 thresholds (area and story based)" }, "restaurant_over_50": { "classification": "Group A-2 (Assembly — food/drink consumption)", "implications": "Assembly requirements triggered — more stringent fire, accessibility, and egress requirements", "sprinkler_trigger": "Fire area >5,000 sqft OR occupant load >100 OR not on level of exit discharge (CA Fire Code 903.2.1)", "sffd_operational_permit": "$387 Place of Assembly permit required", "additional_requirements": [ "Occupant load calculation and posting required", "Exit doors must swing in direction of egress", "SFFD operational permit for Place of Assembly", "More stringent accessibility path requirements" ] }, "bar_lounge": { "classification": "Group A-2", "note": "Bars and lounges are always Group A-2 regardless of occupant count" }, "threshold_note": "Occupant load >50 triggers the Group B to Group A-2 reclassification with significant implications for fire protection, accessibility, and SFFD review", "occupant_load_calculation": { "method": "CBC Table 1004.5 — occupant load factor by use", "restaurant_factors": { "unconcentrated_dining": "15 sqft per occupant (tables and chairs)", "concentrated_dining": "7 sqft per occupant (standing, bars, counter seating)", "kitchen": "200 sqft per occupant" }, "note": "Total occupant load = sum of all areas. A 1,500 sqft restaurant with 1,000 sqft dining (unconcentrated) + 500 sqft kitchen = 67 + 3 = 70 occupants → exceeds 50 → Group A-2" } }, "abc_licensing": { "note": "Restaurants serving alcohol require a California Department of Alcoholic Beverage Control (ABC) license, which is separate from DBI building and DPH health permits. ABC licensing can take 2-6 months and should be initiated early in the process.", "impact_on_building_permit": "ABC license type may affect occupancy classification and SFFD review (e.g., Type 48 bar license = always A-2)" }, "common_code_issues": [ "Accessible route from street entrance to dining area and restrooms (CBC 11B)", "Accessible restroom with required clearances (CBC 11B)", "Minimum aisle width: 44in general (36in if serving ≤50 occupants)", "Exit doors swing in direction of egress travel when serving >50 occupants", "Grease duct enclosure — fire rating required per mechanical code", "Type I hood fire suppression system — UL 300 listed, automatic", "Makeup air system for kitchen exhaust (must be balanced with exhaust CFM)", "Floor drains required in food preparation and dishwashing areas", "Three-compartment sink minimum dimensions", "Handwashing stations — one per food preparation area minimum", "Grease interceptor sizing per CA Plumbing Code Table 7-3", "Slip-resistant flooring in cooking and food preparation areas", "Cove base minimum 4in height with 3/8in radius at floor-wall junction", "Lighting: 50fc food prep, 20fc handwash, 10fc storage" ], "permits_needed": { "building_permit": { "form": "Form 3/8 (alterations) or Form 1/2 (new construction)", "covers": "Structural, fire-life-safety, accessibility, energy compliance", "fee_basis": "Table 1A-A based on construction valuation" }, "plumbing_permit": { "type": "Separate application", "covers": "Grease interceptor, fixtures, water heater, drainage", "fee_category": "6PA ($543 — 5 or fewer drainage/gas outlets) or 6PB ($1,525 — 6+ outlets)" }, "electrical_permit": { "type": "Separate application", "covers": "Service, circuits, equipment connections, lighting", "fee_basis": "Table 1A-E categories based on outlet count and square footage" }, "mechanical_permit": { "type": "May be included on building permit or separate", "covers": "HVAC, kitchen exhaust hood, makeup air system" }, "dph_health_permit": { "type": "Separate application to DPH Environmental Health", "required_before": "Opening for food service", "fee": "Varies by facility type and size — contact DPH" }, "sffd_operational_permit": { "type": "Place of Assembly operational permit", "trigger": "Occupant load >50", "fee": "$387" }, "planning_approval": { "type": "Use permit or Letter of Determination", "timing": "Must be obtained BEFORE building permit application", "cu_hearing": "May require Conditional Use hearing depending on zoning district" } } }, "dph_coordination": { "parallel_review": true, "review_timeline": "4-8 weeks (runs parallel with DBI plan review)", "dph_triggers_construction_changes": [ "Equipment layout affects plumbing runs and fixture locations", "Hood sizing affects ductwork routing and makeup air design", "Finish materials must meet DPH approved materials list", "Three-compartment sink dimensions affect space planning", "Grease interceptor size affects underground plumbing layout", "Handwashing station locations affect plumbing and electrical", "Walk-in cooler/freezer placement affects structural and electrical" ], "common_dph_rejections": [ "Missing or incomplete equipment schedule (must be numbered, cross-referenced to plan)", "Inadequate handwashing stations (need minimum one per food prep area)", "No grease interceptor or undersized grease trap", "Finish materials not approved (porous materials in food prep/dishwashing areas)", "Insufficient lighting levels at food preparation stations (need 50fc)", "Missing floor drains in food prep and dishwashing areas", "Inadequate ventilation calculations for hood exhaust", "Menu not submitted or incomplete" ], "pro_tip": "DPH pre-application consultation can save months by identifying issues before design is finalized" }, "fee_estimates": { "building_permit": "Per Table 1A-A based on construction valuation (plan review + permit issuance)", "plumbing_permit": { "category_6PA": {"fee": 543, "description": "5 or fewer drainage and gas outlets"}, "category_6PB": {"fee": 1525, "description": "6 or more drainage and gas outlets"} }, "electrical_permit": "Per Table 1A-E — varies by outlet count and square footage", "sffd_plan_review": "Per Table 107-B based on construction valuation", "sffd_field_inspection": "Per Table 107-C based on construction valuation", "sffd_operational": {"fee": 387, "trigger": "Place of Assembly — occupant load >50"}, "dph_health_permit": "Varies by facility type and size — contact DPH for schedule", "surcharges": "CBSC ($4 per $100K valuation) + SMIP (varies by building type)" }, "timeline_expectations": { "planning_review": { "without_cu": "2-4 weeks for Letter of Determination", "with_cu": "4-8 weeks including CU hearing scheduling" }, "dbi_plan_review": "8-16 weeks typical for restaurant TI (all agencies combined)", "dph_review": "4-8 weeks (parallel with DBI)", "corrections": "2-4 weeks per round — expect 2-3 rounds", "permit_issuance": "1-2 weeks after all approvals", "total_estimate": "4-8 months from planning consultation to permit issuance", "construction": "Varies by scope — add construction + inspection time", "tips": [ "DPH pre-consultation can save months by avoiding design rework", "File plumbing and electrical permits as soon as building permit is approved", "Address ALL agency corrections in each round — partial responses add rounds" ] } }