New construction in San Francisco.
San Francisco's new construction is uniquely shaped by Section 311/312 neighbor notification, Discretionary Review at the Planning Commission, the all-electric Green Building Code, and liquefaction-zone foundation requirements in eastern neighborhoods.
Vertical additions and full rebuilds in RH-1/RH-2 districts; new construction on infill lots; significant remodel-as-new activity.
Alpha Dream Construction · CA Lic. #1145233
San Francisco issues building permits through the Department of Building Inspection (DBI); SF Planning administers entitlements with Section 311/312 neighbor notification and Discretionary Review processes.
“Plan for DR risk and SF Green Building Code from day one. On east-side parcels, get geotech early — liquefaction can change foundation type entirely.”
What gets built in San Francisco.
- ▸Vertical addition + full remodel (treated as new construction)
- ▸Noe Valley / Bernal SFR rebuild
- ▸Outer Sunset infill
- ▸RH-2/RH-3 multifamily new construction
Does the lot work?
Narrow 25'-wide lots dominate; rear-yard setback rules and mid-block open space requirements often govern envelope.
Zoning and entitlement.
RH-1 / RH-2 / RH-3 (residential house) and RM (residential mixed) zoning with neighborhood-specific design guidelines; many districts subject to discretionary review.
Discretionary Review (DR) requests can be filed by neighbors on almost any new SFR; Planning Commission hearings common. Section 311/312 neighbor notification mandatory.
Jurisdiction & plan check.
New homes in San Francisco are permitted by San Francisco Department of Building Inspection (DBI).
DBI plan check; structural is rigorous given seismic context. Site Permit + Addenda process common on larger jobs.
DBI inspectors; sequential inspections common given vertical schedules.
What drives cost in San Francisco.
Cost in San Francisco reflects local labor, land, and code conditions. The drivers below have the largest schedule and budget impact on ground-up homes here.
- $Discretionary Review delays and design changes
- $All-electric mechanical systems
- $Deep foundations in liquefaction zones
- $Shoring and retaining on hillside lots
- $SFMTA street/sidewalk permits
What drives schedule in San Francisco.
- ◷Section 311/312 notification (30 days minimum)
- ◷Discretionary Review schedule
- ◷Site Permit + Addenda process
- ◷Wet-season constraints Nov–Mar
Sitework & utilities.
Grading & drainage. Minimal grading typical in built-up neighborhoods; downhill lots may have retaining and shoring requirements.
Utility upgrades. PG&E electric/gas; SFPUC water/sewer. Service upgrades on tight lots may require trenching coordination with SF Public Works.
Sewer / septic. SFPUC combined sewer throughout.
Site access & staging. Street parking and sidewalk closures via SFMTA permits; tight delivery windows.
Foundation & seismic.
San Andreas, Hayward, and San Gregorio fault systems regional; CGS EQ Zone App lists liquefaction zones in eastern neighborhoods (SoMa, Mission, Marina).
Soils. Highly variable — bedrock in western neighborhoods, Bay Mud and engineered fill in SoMa/Mission Bay. Liquefaction risk significant in fill areas.
Energy code & green building.
Climate Zone 3. Title 24 Part 6 with PV; SF's all-electric ordinance applies to new buildings.
CALGreen Part 11 + SF Green Building Code (often beyond state minimum, especially on multifamily).
Solar resource. Moderate solar resource (foggy summers reduce yield in western neighborhoods). Heating / cooling. Mild, cool climate; heating dominates. AC rarely needed but heat-pump heating standard now. Rainfall. ~23 in/year, concentrated Nov–Mar; wet-season scheduling critical.
Constraints that matter here.
- Hillside
- Many neighborhoods (Bernal, Twin Peaks, Diamond Heights) on significant slopes — shoring/retaining common.
- Wildfire / WUI
- Limited VHFHSZ within city limits; some peripheral parcels mapped.
- Coastal
- Coastal Zone applies to Ocean Beach and parts of the western/southern shoreline; CDP may apply.
- Flood
- SLR vulnerability mapped along eastern shoreline; FEMA SFHA in limited areas (Mission Creek, southeast bayfront).
- Soils / foundation
- Highly variable — bedrock in western neighborhoods, Bay Mud and engineered fill in SoMa/Mission Bay. Liquefaction risk significant in fill areas.
- Site access / staging
- Street parking and sidewalk closures via SFMTA permits; tight delivery windows.
Common risks: DR filing extending entitlement 6–12 months · Liquefaction geotech triggering pile foundations · All-electric code compliance late in design · Neighbor notification triggering redesign
San Francisco neighborhoods we build in.
- Noe Valley
- Pacific Heights
- Mission
- Bernal Heights
- Outer Sunset
- Glen Park
Why San Francisco isn’t like the next city over.
Section 311/312 + DR culture + all-electric Green Building Code + Bay Mud liquefaction in fill areas.
The Alpha Dream Construction process.
- 1 · Feasibility. Parcel + zoning + overlay screen before any design dollar is committed.
- 2 · Schematic + budget. Massing options, written budget range, schedule with permit risk noted.
- 3 · Design development. Architect, structural, MEP, Title 24, and geotech aligned on one set.
- 4 · Plan check. San Francisco Department of Building Inspection (DBI) submittal, comment cycles, and entitlements run in parallel.
- 5 · Construction. One superintendent, weekly owner reports, photo-documented hold points.
- 6 · Closeout. Final inspections, warranty walkthrough, O&M binder.
Who you’re working with.
Alpha Dream Construction is a CA Lic. #1145233 general contractor serving California homeowners and developers. Every project is run by a single accountable superintendent and documented in writing from feasibility through closeout.
San Francisco new construction · FAQ.
- What is Discretionary Review in San Francisco?
- A process where neighbors or the public can request the Planning Commission review a project that would otherwise be approved ministerially. DR can add 6–12 months and design changes.
- What is Section 311/312?
- Pre-application neighbor notification required for most residential projects; gives neighbors a window to file a DR request.
- Do I have to build all-electric?
- SF's Green Building Code requires all-electric for new buildings in most cases; verify scope at intake.
- Is my lot in a liquefaction zone?
- SoMa, Mission Bay, Marina, and other fill areas are mapped for liquefaction; CGS EQ Zone App is authoritative.
- Does Title 24 apply?
- Yes — statewide. SF Green Building Code adds requirements on top.
Start with a San Francisco feasibility memo.
Send us the address and the program. We’ll come back with a written feasibility memo covering zoning, overlays, plan-check path, and a budget range — before any design work starts.
Then you're serious. Let's put it on a clipboard.
- 10-minute call with the foreman
- We tell you what your build actually costs, today
- No follow-up unless you ask
Free · Same-week scheduling