Category: Commercial

Building Permit Questions

12.06.2023,

Safety is the primary reason for building code regulations. The building permit process is a way for the city to regulate the building codes. A building permit is needed for all renovation and new construction. In many cases, a building permit is also needed for repair or replacement of existing fixtures, such as windows replacement. A mechanical, electrical or plumbing permit maybe needed for changes or addition to the existing mechanical, electrical or plumbing system; for example, moving or adding an electrical outlet or a plumbing fixture requires a permit. Most building permits need drawings submitted to the city to show the improvements and the type of construction being proposed. Once the permit is issued, you’re required to build the project and if any changes are made to the work, it must be made with the City’s approval. Some permits can be issued over-the-counter while other permits require additional time for reviews. In San Francisco, a building addition permit can take approximately 24 months. Building codes were created for safety reasons. If you perform work without permit, then, it is a violation of codes and you will be subject to fines and penalties. You will also require to obtain permits for the work created and if the work does not comply with codes, you will have to demolish the work.

Some of the common building code questions.

Opening or Windows – Generally, openings such as windows are not allowed within 0 to less than 3 feet from the property line, unless the windows are facing a street or back yard. Limited windows areas are allow from 3 feet to less than 5 feet. For residential projects, openings are not limited when they are located at 5 feet or greater from the property line.

Ceiling Height – Generally, the minimum ceiling height is 7′-6″; Bathrooms, toilet rooms, kitchens, storage rooms and laundry rooms shall be permitted to have a ceiling height of not less than 7 feet.

Egress Window – The size of bedroom window for emergency escape in a wood frame non sprinkler residential buildings should have a minimum net clear open area of 5.7 square feet. The minimum net clear opening height shall be 24 inches. The minimum net clear opening width shall be 20 inches.

Natural Ventilation – The minimum net openable window to the outside is 4 percent of the area of the room.

Natural Light – The minimum net glass area is 8 percent of the floor area of the room.

Heating – Spaces for human occupancy shall be heated & maintain a minimum indoor temperature of 68°F at a point 3 feet above the floor.

Building Expansion – If you plan to expand your building, consider the following questions.

A.  Will the expansion trigger additional parking?  Most cities prefer to hide or recess the garage door. Some cities will allow one parking at the existing front landscape area as long as a percentage of landscape area remains, approximately 25%.

B. Has the building reached its maximum allowable size or floor area ratio (FAR)?

1.  In City of Millbrae, R-1 single family zone, the allowable area is 55% of the lot area.

2.  In San Francisco, the horizontal & vertical setbacks takes more precedent over percent of lot area coverage.

3.  In City of Sunnyvale, a single family house in R-0, R-1 and R-2 zone is 45% of the lot area.

4.  In the City of Burlingame, the maximum lot coverage is 40% for single family lots.

C.   Has the building reached its maximum allowable height limit? Most single family zones in San Francisco have a height limit of 40 feet. Most of the other neighboring cities are approximately 30 feet.

The following are some works exempt from permit per 2022 California Building Code (CBC). Please note that individual city may have their own interpretation & variation of the CBC.
1. One-story detached accessory buildings used as tool and storage sheds, workshops, playhouses and similar uses, provided the floor area is not greater than 120 s.f. I suggest that if the structure has a roof overhang, then, the projected roof area shall not be greater than 120 s.f.
2. Fences not over 7 feet high. For San Francisco, any fence not over 6 feet at the side or rear of the property & 3 feet in height along the front of the lot. Click Here for more information for fences in San Francisco.
3. Retaining walls that are not over 4 feet in height measured from the bottom of the footing to the top of the wall. If this wall is supporting a surcharge, then it will require a permit.
4. Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed 2:1.
5. Sidewalks and driveways not more than 30 inches above adjacent grade and not over any basement or story below and not part of an accessible route.
6. Painting, wallpapering, tiling, carpeting, cabinets counter tops and similar finish work.
7. Temporary motion picture, television and theater stage sets & scenery.
8. Prefabricated swimming pools in 1 & 2 family dwellings in which the pool walls are entirely above, the pool is less than 24” deep and if the capacity does not exceed 5,000 gallons.
9. Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
10. Swings & other playground equipment accessory to detached 1 & 2 family dwellings.
11. Window awnings in 1 & 2 family dwellings & U occupancies, supported by an exterior wall that do not project more than 54 inches from the exterior wall and do not require additional support.
11. Nonfixed & movable fixtures, cases, racks, counters & partitions not over 5 feet 9 inches in height.

 

San Francisco projects without public notifications

07.21.2022,

Many projects in San Francisco require public notifications which include demolition, new construction, change in use, exterior alteration or building expansions in residential and some commercial zone areas but there are some exceptions as indicated below.

DORMERS:

Dormers can be added to the attic to create additional usable space without public notifications under the following conditions.
(1) The dormer and all other roof features combined area is less than 20% of the roof area.
(2) The maximum plan dimension of the dormer is 8 feet by 8 feet and setback minimum 3 feet from the side property line.
(3) The dormer setback 10 feet from the front building wall.
(4) The dormer cannot be higher than the peak of the roof.

LIGHWELLS INFILL:

When the lightwell at the property line is against your neighbor’s wall and the lightwell is not visible from any offsite location, and the lightwell is not higher than 10 feet above the neighbor’s ground, then the lightwell infill can be approve without public notification. The Planning Department will need a set of reduced drawings signed by the adjacent owner or tenant. If the proposed lightwell infill is visible from any off-site location, then the public notification is required.

ADDITION BELOW:

When you have a floor supported by columns and the open space below does not exceed one story or twelve feet, you can enclose the open space below without public notifications assuming that the floor above is legal.

DECKS:

An open deck can be built without notifications in RH and RM districts under the following conditions:
(1) The deck is less than 3 feet from existing grade.
(2) Some decks higher than 3 feet on a hill with slope over 15% (1 vertical & 6.6 horizontal)
(3) Decks on posts less than 10 feet above grade, within buildable area, no firewall required & setback 3 to 5 feet from property lines.
(4) Cantilevered decks within buildable area, no firewall required & setback 3 to 5 feet from property lines. Cantilevered deck can be more than 10 feet high as long as it is within the height limit.
(5) Deck on existing structure when the deck is within buildable area, no firewall required & setback 3 to 5 feet from property lines.
(6) Roof decks that are setback 5 feet from all building edges & within buildable area.
Please Click Here for more information on Deck

STAIR REPLACEMENT:

Older building may have the Building Code required egress stair located in the required open space. If the replacement stair is within the same footprint and height of the old stair or minimum required by the current Building Code, then the replacement stair can be exempt from notification. The exemption does not apply to new fire wall when the original stair did not have a fire wall, unless the entire firewall is located next to a blank wall of the adjacent neighbor.

The above 5 exceptions summarizes most but not all the rules, for a complete list of rules and regulations please see San Francisco Planning Department Zoning Administrator Bulletin Number 4.

Americans with Disability Act

12.01.2020,

San Francisco now has a mandatory program to make all commercial business entrance accessible for wheelchair.  In 2016, Ordinance No. 51-16 was passed which requires existing buildings with a place of “public accommodation” to have all primary entrances accessible for people with disabilities.  Click here for more information and we can help you to comply with this requirement.

If you want to renovate an existing commercial space, most likely you will be obligated by the “California Building Code” and the “Americans with Disability Act” (ADA) which is a civil rights law to upgrade your accessibility features such as handicapped parking, main entry, the “Path of Travel” from main entry to the “Area of Primary Function” of the space.  As a building owner or tenant, you have been obligated to do so since 1990 when the “Americans with Disabilities Act” has been in effect.  Most commercial and civic buildings are affected by this federal law in some form or another. Continue reading Americans with Disability Act

Urban Landscape, San Francisco, California

08.29.2011,

Nihonmachi Terrace is a high density Japanese senior housing complex in San Francisco Japan Center. The existing courtyard consisted of a lawn and a few trees that provided open space for the tenants and visitors. Kwan Design Architect (in association with Robert La Rocca Landscape Architect) revitalizes the courtyard in response to Japanese garden design principals, natural features and sustainable design solutions. The new courtyard included rock garden with raked gravel, pathways and wooden bridges over a dry creek, plants indigenous to the mountains, water scriptural feature, community vegetable garden, windbreak elements and gathering opportunities.