Brisbane Municipal Code Ch. 15.44 Fire Prevention Code

Footnotes:

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Editor's note— Ord. No. 701, § 5, adopted November 20, 2025, repealed the former Chapter 15.44 §§ 15.44.010—15.44.220, 15.44.250, 15.44.260, and enacted a new Chapter 15.44 as set out herein. The former Chapter 15.44 pertained to similar subject matter and derived from Ord. No. 643, § 4, 12-12-19; Ord. No. 653, § 3, 10-15-20; Ord. No. 661, § 1, 4-15-21; Ord. No. 675, §§ 5—9, 11-17-22.

The Fire Prevention Code for the City of Brisbane shall be the 2024 Edition of the International Fire Code and the 2025 Edition of the California Fire Code, including Appendices B, C, D, F, and L (collectively, hereinafter referred to as the "Fire Code"), as promulgated by the International Code Council, and the same is hereby adopted and incorporated herein by reference, subject to the modifications as contained in this Chapter 15.44. Two (2) copies of the fire code have been filed for use and examination by the public, one copy being located at Brisbane City Hall and the other copy being located at the fire administration office.

(Ord. No. 701, § 5, 11-20-25)

This chapter shall be known as the "fire prevention code of the city" for the administration and enforcement of the fire code.

(Ord. No. 701, § 5, 11-20-25)

Section 104.3 of the fire code is amended by adding the following paragraphs at the end of said section:

Except as otherwise determined by the Fire Marshall, plans submitted in support of an application for a building permit to construct all buildings or structures within the City of Brisbane shall be submitted to the Fire Department for review and approval to determine conformance with applicable fire and life safety requirements.

No portion of any equipment intended to be covered by earth or by enclosure within permanent portions of a building or structure shall be enclosed until inspected and approved by the Fire Marshal, or appointed Fire Department staff. An inspection shall be requested prior to covering or enclosing of any such equipment. Such request shall be made not less than forty-eight (48) hours prior to the estimated time of the desired inspection.

(Ord. No. 701, § 5, 11-20-25)

Section 105.6.26 is added to the fire code, to read as follows:

105.6.26 Permit fees. The Fire Department shall be authorized to charge such fees and costs for services performed pursuant to the Fire Code as may be established from time to time by ordinance or resolution of the City Council.

(Ord. No. 701, § 5, 11-20-25)

Section 503.2.5 of the fire code is amended by adding the following paragraph to the end of said section:

Dead-end fire apparatus access roads in excess of one hundred fifty feet (150′) in length shall be provided with a minimum turnaround clear radius of fifty-two feet (52′), or other turnaround as approved by the Fire Marshal.

(Ord. No. 701, § 5, 11-20-25)

Section 503.3 of the fire code is amended by adding the following paragraph to the end of said section:

Where fire lanes on private property have been designated by the Fire Marshal, curbs shall be painted red on the side or sides of the street or access route where parking is prohibited and no parking signs or other appropriate notice prohibiting obstructions, as approved by the Fire Marshal, shall be provided and maintained by the owner. No parking signs shall read as follows:

FIRE LANE NO PARKING OR STOPPING CVC SEC. 22500.1 PARKED VEHICLES MAY BE TOWED AT VEHICLE OWNER'S EXPENSE

(Ord. No. 701, § 5, 11-20-25)

Section 507.5.7 is added to the fire code, to read as follows:

507.5.7 Hydrants. All new fire hydrants shall be UL listed, or equivalent, wet barrel type having a minimum of two 2 ½" and one 4 ½" outlets, all equipped with national standard threads (Clow 860, or approved equivalent). The minimum fire service main size permitted is six inches (6").

(Ord. No. 701, § 5, 11-20-25)

Section 903 of the fire code is amended in its entirety to read as follows:

903 Automatic fire extinguishing systems.

(a) Notwithstanding any other provisions of this code or any other code or ordinance of the City of Brisbane, automatic fire sprinkler systems, approved by the fire marshal, shall be installed in the following buildings and structures that are classified as new construction:

1. For all occupancies except R-3 occupancies: Any new building or structure, regardless of size, except stand alone, uninhabitable buildings, garages and sheds having a floor area of less than four hundred (400) square feet.

2. For all R-3 occupancies: Any new single-family or duplex structure, excluding any detached accessory structure that does not constitute habitable space having a floor area of less than four hundred (400) square feet.

(b) When additions or alterations made to an existing building fall within the requirements under Brisbane Municipal Code Chapter 15.10, an automatic fire sprinkler system shall be provided for the entire building.

(c) Other Areas. An automatic fire sprinkler system shall be installed in all garbage compartments, rubbish and linen chutes, linen rooms, incinerator compartments, dumb waiter shafts, and storage rooms when located in all occupancies except Group R, Division 3. An accessible indicating shut off valve shall also be installed.

(d) Condominium Conversions. An automatic fire sprinkler system shall be installed for all condominium conversions.

(e) Where automatic fire sprinkler systems are required to be installed, the following additional requirements shall also be satisfied, as applicable:

1. A minimum of three (3) copies of plans and specifications for automatic sprinkler installations, plus water supply calculations, shall be provided to the fire department for review and approval prior to commencement of the installation work.

2. All required automatic sprinkler systems shall be approved by the fire department.

3. All acceptance tests and such periodic tests as required by the fire marshal or pursuant to NFPA Pamphlets No. 13, 13D, 13R and/or Subchapter 5, Title 19, California Code of Regulations, shall be conducted and, where applicable, witnessed by a representative of the fire department.

4. An approved exterior visual fire alarm device may be required for buildings that have numerous fire department connections (FDCs). Type and locations will be determined by the fire department. Such visual alarm devices are not to replace the exterior audible device, but to assist fire suppression personnel as to location(s) of systems which require pumping operations.

(Ord. No. 701, § 5, 11-20-25)

Section 5608.1 of the fire code is amended by adding the following paragraph to the end of the first paragraph:

The possession, storage, sale, use or discharge of fireworks including California State Fire Marshal approved "safe and sane" fireworks are prohibited within the City of Brisbane.

(Ord. No. 701, § 5, 11-20-25)

Section 904.2 of the fire code is amended by adding the following subsection after subsection 904.2.2 Commercial hood and duct systems:

904.2.3 Floor markings. The location(s) of all cooking appliances that are protected by an approved automatic fire extinguishing system shall be permanently identified either by a wall mounted "approved" appliance floor plan or marked on the floor in a manner approved by the Fire Marshal.

(Ord. No. 701, § 5, 11-20-25)

Section 907.8.1 of the fire code is amended by adding the following paragraph at the end of said section:

Owners and operators of group R-1 occupancies shall provide documentation to the Fire Department, such as annual inspection forms, which confirm that all smoke detection devices and equipment within apartment units are installed and are in good operating condition.

(Ord. No. 701, § 5, 11-20-25)

Section 304.1.5 is added to the fire code, to read as follows:

304.1.4 Removal of invasive species, waste materials and combustible vegetation.

(a) For purposes of this Section 301.1.5, the following definitions apply:

"Invasive species" means any plant species that is non-native to the ecosystem under consideration and whose introduction causes, or is likely to cause, economic or environmental harm to human health.

"Person" shall mean an owner of any property within the City of Brisbane excepting the City of Brisbane, the Successor Agency of the Redevelopment Agency of the City of Brisbane and the Brisbane Housing Authority.

"Well maintained" means property that is maintained in such a way as to prevent a fire from rapidly spreading including, but not limited to, appropriately watered lawns, ground cover plants, and ornamental shrubbery and trees that are sufficiently spaced, pruned, and free of all dead or dying material.

(b) Notice to Remove. The Division of Fire Prevention is authorized to notify any person owning property within the City of Brisbane or its jurisdiction, or the agent of such person, to properly dispose of invasive species and such wastepaper, hay, grass, straw, weeds, litter, combustible or flammable waste, brush, waste petroleum products, blackberry vines and other growth or rubbish of any kind located on such person's property which is dangerous to public safety, health or welfare or is deemed a fire hazard by the Division of Fire Prevention. Such notice shall inform the person or the person's agent that should the invasive species, wastepaper, hay, grass, straw, weeds, flammable vegetation, brush, litter, combustible or flammable waste, waste petroleum products, blackberry vines and other growth or rubbish of any kind not be removed as required, then it will be removed by the City and the cost of said removal shall in accordance with this chapter be assessed as a lien on the property, to be collected with the next regular tax bill.

Such notice shall be by certified mail, addressed to the person owning the property at the person's last known address, as revealed by the tax rolls, and such additional address as may be known by the Division of Fire Prevention.

(c) Action Upon Non-compliance. Upon failure, neglect or refusal of any person owning property or the person's agent so notified to properly dispose of invasive species and such wastepaper, hay, grass, straw, weeds, litter, combustible or flammable waste, brush, waste petroleum products, blackberry vines or other growth or rubbish of any kind dangerous to the public health, safety and welfare within fifteen (15) days after receipt of written notice provided for in subsection (b) above, or within fifteen (15) days after the date of such notice in the event the same is returned to the Division of Fire Prevention because of its inability to make delivery thereof, provided the same was properly addressed to the last known address of such person or agent, as provided in subsection (b) of this section, the Division of Fire Prevention is hereby authorized to refer this non-compliance to the City Manager to have the City pay for disposing of such invasive species, wastepaper, hay, grass, straw, weeds, litter, combustible or flammable waste, brush, waste petroleum products, blackberry vines and other growth or rubbish that endangers property or is liable to be fired.

(d) Charge Included in Tax Bill. When the City has effected the removal of dangerous or hazardous conditions from property as noted in subsection (b) or has paid for its removal, the actual cost thereof, plus accrued interest at the rate of ten percent (10%) per annum from the date of the completion of the work, if not paid for by such person prior thereto, shall be charged to the person owning such property on the next regular tax bill forwarded to such person, and said charge shall be due and payable by said person at the time of payment of such bill.

(e) Property Including Buildings, Structures and Acreage Maintained.

1. Any person who owns, leases, controls, operates or maintains any building or structure in, upon, or adjoining any mountainous area or forest-covered lands, brush-covered lands or grass covered lands, or any land covered with flammable material shall maintain around and adjacent to such building or structure a fire break for a distance of not less than thirty (30) feet or to the property line, whichever shall be less.

2. Any person who owns unimproved acreage that is two acres or less shall maintain a one hundred (100) foot fire break around the perimeter of such acreage. Any person who owns unimproved acreage that is more than two acres, but less than four acres shall maintain a one hundred (100) foot clearance along each property line and a one hundred (100) foot crosscut break such that there is one hundred (100) feet of clearance around every three acres, Any person who owns unimproved acreage four acres or greater shall maintain a one hundred (100) foot clearance along each property line and a one hundred (100) foot crosscut break every three acres. Trees within the 100-foot clearance or within the crosscut break (i) that are less than six feet in height shall be removed entirely from the acreage, (ii) that are ten feet in height or greater must be limbed such that the lowest limb is not less than six (6) feet from the ground, and (iii) that are dead shall be removed completely from the acreage.

3. Within the areas described in paragraph 2 of subsection (e), dead or dying grass shall be mowed to a maximum of four inches in height, brush shall be cut to within several inches of the surface and vegetation shall be well maintained.

(f) The Fire Chief or the Fire Chief's designee has the discretion to direct the maintenance requirements of subsection (e) or to modify the requirements of subsection (e) due to terrain or environmental concerns.

(g) Notwithstanding that a person has taken action to remove the flammable materials described in subsection (b), if flammable materials re-occur on the property, such person shall remove such materials as provided in this section.

(h) Remedies Cumulative. The remedies set forth in this section are in addition to any other remedies available to the City as set forth in its ordinances and resolutions and the statutes of the State of California.

(i) Other Regulations. In addition to the remedies set forth herein, the City Council may adopt such other additional, appropriate resolutions and ordinances establishing procedures and regulations for the regulation, control and abatement of invasive species, waste materials, weeds and other matters constituting a fire and/or safety hazard. The City Manager or the City Manager's designee may promulgate regulations to implement and carry out the purposes of this Ordinance, Other regulations concerning vegetation management and fire prevention apply to properties within the San Bruno Mountain Habitat Conservation Plan Area, including the need for a person engaging in vegetation management and fire prevention to obtain a permit from the County of San Mateo before engaging in such activity."

(Ord. No. 701, § 5, 11-20-25)

Section 710 is added to the fire code, to read as follows:

710 Roof coverings. Roof coverings on all buildings shall be fire retardant non-wood materials and shall comply with the standards of the California Building Code, Class A or B, prepared or built- up roofing. Re-roofing of existing buildings which occurs within any twelve (12) month period shall comply with the foregoing requirement if the re-roofing involves fifty percent (50%) or more of the roof area in the case of a non-wood roof or ten percent (10%) or more of the roof area in the case of a wood roof.

(Ord. No. 701, § 5, 11-20-25)

Section 5301.1 of the fire code is amended by adding the following paragraph at the end of the first paragraph:

The storage of compressed natural gas is prohibited in all areas of the City except for the following subareas as identified in the General Plan for the City of Brisbane: Northeast Bayshore, Southeast Bayshore, Crocker Park, Beatty, and the Baylands when the storage container or tank is located at least 200 (two hundred) feet from the closest property line of a property occupied by a residence or school. Notwithstanding the foregoing, the Fire Marshal may grant a permit for storage of compressed natural gas in other areas of the City if the Fire Marshal determines, in each case, that the storage is required for the conduct of a lawful use upon the property, will not constitute a safety hazard, and will otherwise comply with all applicable provisions of this Code and all other ordinances, rules and regulations of the City. The Fire Marshal may impose such conditions and requirements upon the issuance of the permit as the Fire Marshal deems necessary or appropriate.

(Ord. No. 701, § 5, 11-20-25)

Section 5601.2 of the fire code is amended by adding the following paragraph at the end of said section:

The storage of explosives and blasting agents is prohibited in all areas of the City, except that the Fire Marshal may grant a permit to allow such storage if the Fire Marshal determines, in each case, that the storage is required for the conduct of a lawful use upon the property, will not constitute a safety hazard, and will otherwise comply with all applicable provisions of this Code and all other ordinances, rules and regulations of the City. The Fire Marshal may impose such conditions and requirements upon the issuance of the permit as the Fire Marshal deems necessary or appropriate.

(Ord. No. 701, § 5, 11-20-25)

Section 5704.1 of the fire code is amended by adding the following paragraph at the end of said section:

The storage of flammable or combustible liquids in outside aboveground tanks is prohibited in all areas of the City except for the following subareas as identified in the General Plan for the City of Brisbane: Northeast Bayshore, Southeast Bayshore, Crocker Park, Beatty, and the Baylands when the storage container or tank is located at least 200 (two hundred) feet from the closest property line of a property occupied by a residence or school. Notwithstanding the foregoing, the Fire Marshal may grant a permit for such storage in other areas of the City if the Fire Marshal determines, in each case, that the storage is required for the conduct of a lawful use upon the property, will not constitute a safety hazard, and will otherwise comply with all applicable provisions of this Code and all other ordinances, rules and regulations of the City. The Fire Marshal may impose such conditions and requirements upon the issuance of the permit as the Fire Marshal deems necessary or appropriate.

(Ord. No. 701, § 5, 11-20-25)

Section 6104.2 of the fire code is amended by adding the following paragraph at the end of the first paragraph of said section:

The aggregate storage of liquefied petroleum gas at any one installation in excess of five hundred (500) gallons (1893 L) is prohibited in all areas of the City except for the following subareas as identified in the General Plan for the City of Brisbane: Northeast Bayshore, Southeast Bayshore, Crocker Park, Beatty, and the Baylands when the storage container or tank is located at least 200 (two hundred) feet from the closest property line of a property occupied by a residence or school. Notwithstanding the foregoing, the Fire Marshal may grant a permit for such storage in other areas of the City if the Fire Marshal determines, in each case, that the storage is required for the conduct of a lawful use upon the property, will not constitute a safety hazard, and will otherwise comply with all applicable provisions of this Code and all other ordinances, rules and regulations of the City. The Fire Marshal may impose such conditions and requirements upon the issuance of the permit as the Fire Marshal deems necessary or appropriate.

(Ord. No. 701, § 5, 11-20-25)

Section 914 of the fire code is amended by adding the following paragraph:

Section 914.3.9 Firefighter breathing air replenishment system.

All Group B and Group R occupancies, each having floors used for human occupancy located more than seventy-five feet (75') above the lowest level of fire department vehicular access, shall be equipped with an approved rescue air replenishment system as per Appendix L. Such a system shall provide an adequate pressurized fresh air supply through a permanent piping system for the replenishment of portable life sustaining air equipment carried by fire department, rescue, and other personnel in the performance of their duties. Location and specifications or access stations to, and the installation of, such air replenishment systems shall be in accordance with the requirements of the fire chief.

(Ord. No. 701, § 5, 11-20-25)

Section 903.2.22 of the fire code is added to read:

Sections 903.2.22 Purpose: To establish requirements for sprinkler protection of car stackers not specifically addressed in NFPA 13.

Section 903.2.22 - Car Stackers

Parking garage areas containing car stackers shall be protected by an automatic wet-pipe sprinkler system designed to Extra Hazard Group 2. In addition, non-extended coverage standard sidewall sprinklers listed for Ordinary Hazard shall be provided under each parking level, including the bottom level if the stacker is provided with a pit. Each sidewall sprinkler shall cover an area of 80 sq. ft. or less.

The area of application may be reduced from the required 2500 sq. ft. to as low as 1500 sq. ft. if:

1. 1-hour fire rated walls are provided to separate the car stacker areas from the standard parking stalls,

2. The car stacker areas are divided up into 1500 sq. ft. areas via 1-hour fire rated walls, and

3. One-hour fire rated walls are provided to separate the car stacker areas from any other areas in the garage.

One-hour fired rated walls are not required in the driveway areas. For the hydraulic calculation, flow from all sprinklers, upright or pendent sprinklers at ceiling and all sidewall sprinklers at all levels, located in the area of application shall be included in the calculation.

(Ord. No. 701, § 5, 11-20-25)

Appendix D of the Fire Code is amended by adding Section D101.2 to read as follows:

D101.2—Definition Fire Apparatus Access Road. A road that provides fire apparatus access from a fire station to at facility, building or portion thereof. This is a general term inclusive of all other terms such as but not limited to fire lane, public street, private street, parking lot lane, access roadway and driveway.

(Ord. No. 701, § 5, 11-20-25)

An Exception is added to Appendix D of Section D102 of the fire code to read as follows:

Exception: When a fire department access road cannot be installed due to location on the property, topography, waterways, nonnegotiable grades, or other similar conditions the authority having jurisdiction shall be authorized to require fire protection features in addition to those already required.

(Ord. No. 701, § 5, 11-20-25)

Section D102.2 of the fire code is added to read as follows:

Section D102.2 Fire department access shall extend to within 50 feet (15 m) of at least one exterior door that can be opened from the outside and that provides access to the interior of the building.

(Ord. No. 701, § 5, 11-20-25)

Section amendment Appendix D Section D102.

Section D102.3 of the fire code is added to read as follows:

Large Buildings—Fire department access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft. (46 m) from fire department access roads as measured by an approved route around the exterior of the building or facility.

(Ord. No. 701, § 5, 11-20-25)

Section amendment Appendix D Section D102.

Section D102.4 is added to read as follows:

Fire department access roads shall have an unobstructed vertical clearance of not less than 13 ft. 6 in. (4.1 m.).

(Ord. No. 701, § 5, 11-20-25)

Appendix D of the fire code is amended by adding Section D103.7 to read:

D103.7—Marking. Where fire lanes on private property have been designated by the Fire Marshal, curbs shall be painted red on the side or sides of the street or access route where parking is prohibited and no parking signs or other appropriate notice prohibiting obstructions, as approved by the Fire Marshal, shall be provided and maintained by the owner.

(Ord. No. 701, § 5, 11-20-25)

The violation of any of the provisions of the fire code adopted by this chapter, or any permit issued thereunder, shall constitute a misdemeanor, punishable by the fines, penalties and enforcement provisions set forth in Chapters 1.14, 1.16 and 1.18 of this code.

(Ord. No. 701, § 5, 11-20-25)