SF Planning vs. Building — the two-track approval system, in plain English

How SF's two permitting agencies divide the work, and what it means for contractors · Updated April 2026

San Francisco runs two distinct permitting agencies that most contractors lump into one in conversation: the Planning Department and the Department of Building Inspection (DBI). Most non-trivial construction projects need approval from both, and the order, timing, and overlap between them shape your outreach window. This guide walks through what each agency actually does, when each weighs in, and what it means for contractors trying to bid on a real job.

The short version

• Planning answers "are you allowed to do this here?" — zoning, use, density, height, neighborhood character, historic preservation, environmental review.
• DBI answers "is what you're proposing safe and to code?" — structural, fire, plumbing, electrical, mechanical, accessibility.
• Order: for most major projects, Planning approval (or sign-off) comes first, then DBI plan review, then permit issuance.
• Where contractors get the data: DBI permits are on DataSF (i98e-djp9). Planning records live in a separate Planning Department system and aren't fully open in the same way.

What Planning actually does

The SF Planning Department reviews land-use questions: is the proposed work allowed under the zoning code, does it meet density and height limits, does it require a Conditional Use Authorization or a Variance, does it trigger environmental review under CEQA, does it touch a Historic Preservation review. Planning sign-off is required before DBI will issue a permit for any project that involves use changes, exterior modifications, additions, or new construction.

Common Planning paths for SF construction work:

• Over-the-counter Planning sign-off. For interior-only work that doesn't change use, the Planning sign-off is fast — sometimes the same day as DBI counter approval.
• Building Permit Review. Planning reviews the application for conformance with zoning. Weeks.
• Discretionary Review (DR). A neighbor or interested party can request DR on a project, triggering Planning Commission review. Adds months.
• Conditional Use Authorization (CUA). Required for certain uses or sizes. Goes to Planning Commission. Months.
• Variance. Required when the project doesn't conform to zoning code (height, setback, density). Zoning Administrator hearing. Months.
• Historic Preservation Review. Triggered for properties in landmark districts or designated historic resources. Architectural Review Committee + Historic Preservation Commission. Months.
• Environmental Review (CEQA). Triggered for substantial new construction or projects with potential significant impact. Categorical Exemption is the fastest path; a full Environmental Impact Report can add 12+ months.

What DBI actually does

DBI handles the technical building-code review: structural calculations, life-safety systems, plumbing and electrical code, accessibility, fire protection, energy code. DBI is what people usually mean when they say "the building department."

DBI's plan review tracks (relevant to permits, not the same as Planning's tracks above):

• Over-the-Counter (OTC) review. For small interior alterations — same-day or within a few days.
• Self-certification. For licensed design professionals on certain project types — the architect/engineer takes responsibility for code compliance with abbreviated DBI review.
• Standard plan review. The default path for any non-trivial project. Multiple discipline reviews (structural, mechanical, plumbing, electrical, fire) happen in parallel. Weeks to months.
• Site permit + addenda. For large projects, DBI will issue a "site permit" that authorizes excavation and foundation work while the full building review continues. Subsequent "addenda" cover later phases.

Why the order matters for contractors

For any project requiring Planning sign-off, the Planning track usually starts before or in parallel with DBI plan review, and Planning approval generally must precede DBI permit issuance. That has practical implications for your outreach timing:

• If a permit is in DBI plan review (status='filed') and you can confirm Planning approval was already issued, the bid window is closing fast — the only remaining step is DBI's technical review, typically weeks to a couple months.
• If a permit's Planning case is still active (no Planning approval yet), the bid window is much longer — sometimes 6+ months — because DBI won't issue the permit until Planning signs off.
• If a project is going through Discretionary Review or environmental review, the timeline can stretch a year or more, and the project may shrink or change scope substantially before it lands in DBI.

The DBI dataset alone tells you the project is in DBI review. The Planning track is a separate signal — harder to scrape but visible on individual project pages on the SF Planning website.

What you can read from a DBI permit alone

For most outreach purposes, the DBI i98e-djp9 data is enough. The fields you'll lean on:

• filed_date — when DBI received the application. Older filings are closer to issuance.
• status — filed = under DBI review. approved = DBI cleared, about to issue. issued = work can start.
• application_submission_method — "in-house" vs. online filing. In-house submissions usually get fewer questions; online filings can stretch.
• permit_type_definition — tells you the review track.

Pair those with the firm names from 3pee-9qhc — if the architect of record is named but no contractor is, the contractor slot is open and the project is mid-review.

Common scenarios — where each track lands

Whole-home renovation (Type 3, $1M)

Planning: typically OTC sign-off if no exterior changes; longer if windows or facade modifications. DBI: standard plan review, 6–14 weeks. Total time from filed to issued: typically 3–6 months.

ADU addition (Type 3, $400K)

Planning: ADU streamlined approval under state law for qualifying projects, often less than 60 days. DBI: standard plan review, 4–10 weeks. Total: 2–5 months.

Commercial TI in an office building (Type 3, $2M)

Planning: usually no Planning review needed for tenant improvements within an existing use. DBI: standard plan review focused on accessibility, mechanical, fire systems. Total: 2–4 months.

New mid-rise residential (Type 2, $20M)

Planning: full Building Permit Review, possibly Discretionary Review or environmental review. Months to over a year. DBI: standard plan review begins after Planning sign-off. Total: 12–36 months from initial filing to permit issuance.

Soft-story retrofit (Type 9, $200K)

Planning: not required for the structural retrofit alone (no use change). DBI: technical review focused on structural calcs and shear-wall details. Total: 2–4 months.

What this means for picking your outreach window

For most mid-market work in SF (Types 3, 6, 8), the DBI feed is your primary signal and the Planning question is secondary. For big new construction (Types 1 and 2) and certain commercial change-of-use projects, Planning is the long pole and you have a much wider outreach window than the DBI filed_date alone suggests. Knowing which agency owns the schedule for each project helps you prioritize.

The full guide on reading SF permit data walks through how to combine these signals.