the question is if i want to build a studio on my first floor underneath the apartment building do need to provide parking. >> first of all i would call into the planning department at the planning information counter or simply walk down and ask what your zoning is. the zoning district will determine what your density is, how many units on your lot. if you are in a,rhi you can't add another dwelling to your home in san francisco every dwelling unit require as independently accessed parking space.

[up audible] the question is what about tax assessment if you a studio to an existing building and i'll hand that to vivian. >> we'll reassess your property based on construction cost to the unit if your adding they will assess you for another unit. it's not normal maintenance or repair work. where they don't normally assess your property but i wouldn't know offhand. >> i don't mean to interrupt but there's a microphone in the middle of the aisle and we'll

have questions later on as well. sir? absolutely. the question is he noticed we're filming here and will these seminars be on the website. absolutely. this is, sfgtv filming and bill strong in the back our communications officer can tell you exactly where to find it. our presentations and slides are on our website so you can download that when you get a chance. yes, ma'am?

the question was, um... if i am coming in for a site permit and i've been asked to show existing or proposed and i have a tool shed in the back and it's going to be removed do need to show that. >> the answer is yes. show that it's there and that you're going to remove it. >> show everything on your lot as proposed. >> one of the difference between over-the-counter permit today verses submitted project is we get to make you pay up front. part of it. after you go through the initial screening phase and deemed as your prooth submittal is complete and of a high kwoolty, you'll get the go pay and we'll take your project and you get to go home and again, the initial permit review station will determine the routeing for the necessary

review stations and agencies. so, again those review agencies are the same as the ones you may have seen earlier with over the counter. they include planning. bureau of streets and mapping, puc. if your opening a restaurant the department may need to be involved. it depends obviously on the scope of your work. if you pay earlier, well you have to pay again. assuming you went through the planning review stage and got all your corrections done now you have an approval project and you can come back too pick up that approval and you get to pay fuel fees, transit impact fees, school fees, puc, and then issued a joob card. the fees in general are the

same, depending toon scope of work certain parts of government get a piece of the action. what happens is the only difference between over-the-counter review and a submitter project review today is we will ask you to play or pay the plan review fees first and that's usually 65 percent of the total permit and that does not include transit and school fees. after it's been to done, today. probably changed by next man day. maybe by next month i don't know. there's also additional permits you'll need depending on the scope of work. if you're doing additional permits down you will need electrical and plumbing too. your contractor can get that on the first floor all the way in the back or as a homeowner you can do that as well but you

need to come to the third floor and demonstrate proficiency in what your trying do and we'll have one of our inspectors talk to you as a homeowner whether you can demonstrate that pre fish energy si. the question is what kind of questions will the inspection staff ask for proficiency and inspector ed sweeney has walked into the room so put him on the hot seat for that. >> i beat the fire manage inyour talking plumbing and electrical. they'll ask you trade related questions to demonstrate your ability to do the job properly. location of the plugs, hide off

the counter. if you can make them feel at ease you can indeed do the work they will issue a homeowners permit. california building code. building, plumbing, electrical. there's also san francisco amendments. find them at the public library or go down to 1660 mission, all the books are on the first floor and you can go to the third floor any time during business hours. 7:30 to 5 o'clock and ask questions of senior staff such as myself and we'll guide you through the process. we eep at 7:30 in the morning and close at five p.m. monday

through friday. that's third floor. there probably is but i don't go there. i have the books. >> the question was is the california building code on-line. no. they are not. the san francisco amendments are on-line. if the california building code was on-line i think,i sfgtv would be broke so no, it's not. >> additional permits required from the public of department of public works. space hearing for construction

or encouragement permits into the sidewalk and what not. let's talk about the planning department. >> hi. everybody, if your ready to get a permit, understand the department of building inspection is is the permitting building agency. they play an important roll in getting that especially doing an improvement on your single family home or duplex or four - flex. we approve the land-use as well as the bulk and over all volume of land-use of the particular property. i think for most of you your interested in improving your own homes or property you already own so i'll focus my comments on that. i recommended to this woman in the front, before you begin a project it's worth your time to

go to 1660 to the first floor and talk to a planning at the information counter. it's free of charge and you don't need to submit for a project review. if you choose too you can as well. this is similar to the department of building inspections pre applications process. we'll sit down with you one-on-one and review whatever plans you want to bring in. if you don't have plans and want to toss ideas around we can do that as well. that takes for you to call in and schedule an appointment and pay fees. we raised those so they're no longer cheap. that's why i recommend you take advantage of the free resource at the planning information counter. once you determine what your zoning is and your allowable density is and your planner has been talked to about the bulk and volume your proposing to at new jersey most instances in

the residential districts we also require a pre application process which means before you even submit for your building permit application we want you to talk to your neighbors. if your adding 7 feet or more to the height of your building or ten feet or more to the back you want to talk to your neighbor answered we'll require a signed affidavit that you've accomplished this and talking to your budding property owners, two on the side, three across the street, insight them to or invite them to your residence and talk to them about what your proposing to do. this may seem like an overwhelming burden on you as a project sponsor to do something you fill is within you're

right, but take advantage of this. it's not a burden unless you make it so. the advantage is talking to your neighbors and find out early an before you invest in plans and architectural plans and building fees to draw up a building permit application. you find out what concerns your adjacent in the neighbors may have. your neighbor may no longer have concerns but they will find out about your project any way so talk to them early. for almost every vertical or hoarsonnal addition the planning department needs a neighborhood notification a 30 day notice going out within a 150 feet of your property neighbors notified. so, for

your adjacent neighbors for sure. it's going to be frustrating for you to revise your plans and frustrateing for your neighbors to hear after we sent out that notification. prior to that notification the planning department will look at your plans and review it against the residential design guidelines. the planning code has maximum building standards. you can build up to 40 feet. have a depth of 75 in an,rh 1. but the residential guidelines will further massage those standards to limit your overall development and bulk and massing of your property. the reason for this is because we don't want to create too much of a negative impact on your neighbors and preserve mid

block over space and character on the front facade along that block face. if your property is over 50 years old, today it's a fairly new process we're going to review it's a potential historic resource. properties older, built prior to 1913 would be reviewed as a potential historic project and now it's required for any building over 50 years old. now once the planning department is satisfied with the design of the building and additions we determine it's appropriate and meets all the planning code standards and residential design guidelines will send it out and hold your building permit neat if iication. during that your neighbors will get an extensive packet. they'll receive not only an explanation from the planning department as to what your

proposing and doing bow reduced set of plans and that's 11 by 17. and during that 30 day notification. any neighbor or person that lives in san diego or person otherwise can file a discretionary review for your project. it's no longer administration but it become as public hearing before the planning commission and that's where the pre application process, your discussions early on with your neighbors is an advantage to you as a developer or project sponsor because hopefully if you did that and listened to what your neighbors said and modified or mitigated they're concerns you can avoid the,dr process hand believe me you don't want to be involved in

a,dr process. say you went through the whole entire process and planning department signs off your permit and we send it to the department of building inspection and fire and they begin your or they're process of reviewing with the mechanical and structural and there's one last crack that neighbors can have at it because once they issue they're permit and even if you had a hearing anyone can file in 15 days of your permit to get a second bite of that apple, so - you should be. question. the question at the front was are you done then? as long as you build in the scope of your permit you should be okay. another question is do all

projects have to go into the or before the planning commission after review or only if there's a discretionary review that some neighbor files and then it has to go. >> not every planning project has to go before the planning commission. most small residential projects in the buildable area so i mentioned the planning code standards if you want to exceed those, you have too request and justify a variance from the zoning which is similar to that of the planning commission, but if no one's filed a discretionary view against your applications no, you won't have to have a public hearing. >> can you repeat about the 15 days after your permit. is that after your full permit? >> right. that's for - the question was with the 15 day appeal period.

this applys with any application. over the counter, with or without plans. 15 days after it's issued to you anyone can appeal that to the board of appeals. >> going back to the second point from the previous slide, the pre application with neighbors, you mentioned 7 foot height. what if the building only goes up 6 foot 8 inches high? >> it's not required. we have to create threshold and every application for every modification even if they don't exceed you strongly recommend you talk to your neighbors and schedule a public outreach meeting and discuss your project with your neighbors. >> i have a question, is any bore hood notification required

if it's an internal remoodling of kitchen or half bath? >> interior do not but changes of use, if your adding a dwelling unit even in the building envelope will require notification. >> i have a question about which neighbors. i'm contemplateing a horizontal addition, so to the people across the street on the other side of the street will season instruction and not much else, what's the circle that i would want to meet with my neighbors. >> is the question for the pre application or neighborhood notification? >> pre application meeting with neighbors. >> the pre application meeting is geared to your budding operation owners that include the three properties directly across the street. that's more about the vertical. the hoarsonnal they're not

really impacted by so that could be at your discretion. it's only horizontal addition. >> i have a question about decreasing density and if someone wanted to convert a 2 1/2 building to a single family home. what do you do with that. >> submit an application but planning commission determined housing is an asset and we don't have enough in san francisco so they're looking at dwelling mergers carefully and they've adopted a mandatory discretionary review for dwelling unit mergers and what that means is if you have a duplex or bought a duplex and you lived in one and all of the sudden you have a family and said it's cheaper for me to merge the two, the planning commission requires to go before them and just guy why you need to do that. so, it's

just you hearing before the planning commission. it can be avoided if you meet four of the five criteria your or approved by the zoning administrator. but people adopted policy and people got smart and said we won't merge the units we'll just expand one of the units and we'll reduce the second unit into a tiny studio and never rent it out. so, they didn't change the density, right. 2-units it's just interior remodelling. the zoning administrator determined those applications will be brought before the planning commission under the discretionary as tan amount to mergers. >> my question is with historical buildings and residential guidelines and extra windows come under

planning and commission review. first, historical. is the cost and planning fee more because you have to do a historical review and why do you need to look at windows- >> okay the first question is historic review. if the planning staff determines you have an architect rally good building of a potential historical resource. historic specialist in each team will determine whether or not it needs a historic research review and depend tongue cost of the job will determine the additional fee required of you. you also might be required to hire a historic resource consultant to provide those additional documents to the planning department. you said planning commission,

but the planning commission doesn't get involved unless its,d r's for window replacement. the reason planning department reviews window replacement is we're charged with preservation of neighborhood character and what we found in the past - it's improving but vinyl and aluminum if they're replacing original wood windows, has a significant negative impact to the facade of buildings so when we're talking about preserving neighborhood character, it can do a real dam to the way the building looks and presentation on the street. it's the windows visible to the street. the windows in the rear we're not as concerned about unless its a landmark or historic resource. >> quick question. what initial steps with your department do you suggest

taking if you believe someone has done workfare in access, say there's no vertical or horizontal indicated but extended a bathroom. where do people go first to try and check that out. >> we get a lot of those calls. they're called complaints. 509908. sit that they're going beyond they're building permit. yeah, you make a complaint and you can be anonymous. your complaint would say on such an address they're going beyond the scope of the a dress. if you can be specific it helps us. where the building it is and where and what exactly they're doing. >> i have a question going back to planning. i knee you mentioned something

about talking to our neighbors to avoid discretionary review. for worst case example to know what's involved in that process. i understand you said ounce 350 day period after a notification to the neighborhoods that people have 30 days to file a discretionary review. from there what happens and what does that mean to someone trying do something. >> well it can put a halt to your project for many months. we have some still on file and i have one from 2003. that's why i say talk to your neighbors, and they'll find out any way. worst case scenario is what i described. someone submitted an application for a garage addition and they can't add it because someone file as

discretionary review and they can't come to terms. some people try to avoid a hearing before the planning commission because they don't want the planning commission too change or modify they're project. under a worst case scenario if your adding a third story to your 2-story home. the planning department determined it's an inappropriate project but your neighbor files for discretionary review. it goes before the planning commission and you argue your case and the neighbor argues they're and other neighbors and interested party cans speak under public comment and the planning commission sides with your neighbor and they tell you we're going to take ther and modify your project or take it

and deny your project and say you can't build any third story under worst case scenario. most instances they may require a quarter or side set-back or reduction of that third story but worst case scenario they could deny your project. >> getting back to the question about the replacement of windows in older buildings. how do you balance planning needs for maintaining character with an owners need to better seal his home to be more green and e fish innocent the building of that home and clearly they're two separate issues. >> it's an on-going debate. bit of a juggling act to balance those and personally i sympathize with homeowners but part of the problem was the

vinyl window industry. when they first came on the scene they were ugly and built poorly and they really tore up the character of the facade of most buildings. we're finding the vinyl windows industry has improved dramatically. if the original windows were wood we'd still prefer wood. i had a discussion about this actually with lawrence court and he found when vinyl windows were first installed people were coming back ten and fifteen years late tore replace again and these wood ones were 50 to 100 years old. there's a bit of a balance between greening and cost but if your coming back every 15, 20 years then you see - i don't believe that's true anymore.

they have improved considerably. there's cladding involved now and we're seeing more energy efficient windows designed with more reveal, depth and articulation for the facade. >> um... i have a few questions. going, first how long does it generally take to obtain a permit in general? >> it really depends on scope of work. if you're doing a rooms down, adding another bedroom to your first floor, it could take probably about two hours. >> how about a building permit. like you have a lot and you want to build a house. how long does that generally take. >> wow. you have an empty lot? i'd leave it that way and make a parking lotd.