Local zoning · Brisbane

Brisbane — Overlay Districts

Q: Where does Brisbane’s R‑TUO actually apply?

It’s mapped only over the R‑1 and certain areas of R‑BA ; any R‑BA land acquired for habitat/open space is specifically excluded. Always verify on the zoning map before you design (§17.05.020) .

Q: What are the key height and setback limits for R‑TUO builds?

Minimum side and rear setbacks are 4 ft . If you use the reduced setbacks, the portion of the building in that “reduced band” can’t exceed 25 ft . On R‑BA ridgeline lots, the overall height max is 25 ft unless excepted (§17.05.070(A)(4)–(5)) .

Q: What does the Parkside Overlay actually require?

In Parkside, PAOZ‑1 and PAOZ‑2 set minimum densities ( 20–28 du/ac and 24–28 du/ac , respectively), specific setbacks, height ( 38 ft/3 stories ), and per‑unit open area. There are also PAOZ parking layout dimensions and bike‑parking minimums for PAOZ‑2 (§17.27.040–.050; §17.27.060) .

Q: Is single‑family housing allowed in Parkside?

Only in PAOZ‑1 . PAOZ‑2 is multi‑family only; JADUs are allowed in PAOZ‑1 but not in PAOZ‑2 (§17.27.020) .

Q: How much private open space do I need in Parkside?

In PAOZ‑1 , provide 400 sq ft per dwelling unit, dedicated to that unit. In PAOZ‑2 , provide at least 100 sq ft per unit, which can be private and/or common (§17.27.040(I); §17.27.050(J)) .

Overlay Districts under the Brisbane local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

Brisbane’s zoning ordinance, Title 17 Zoning, creates two overlay districts that layer additional, site-specific rules on top of base zoning: the R-TUO Residential Two‑Unit Overlay and the PAOZ Parkside Overlay. Overlay districts allow different uses and development standards than the underlying district; Title 17 explicitly defines an overlay as a district “applied in combination with another district” to adjust uses/standards for targeted areas (see §17.02.210(B)) . The list of official districts confirms these two overlays under §17.04.010 .

Below is a Brisbane-specific, district-by-district guide to how each overlay works, what you can build, and the key dimensional and procedural standards that control approvals. Where relevant, this page cross-references related topics like parking, design review, ADUs, landscaping and screening, historic preservation, and nonconforming uses.

How Brisbane’s overlay districts fit with base zoning

Overlays are mapped on top of base districts on the official zoning map; boundaries and amendments follow §17.04.020–.040 procedures, and boundary ambiguities are resolved per §17.04.030(G) .
Overlays can introduce additional permitted uses, minimum densities, and modified dimensional standards (e.g., setbacks/height) that supersede base-district rules where the overlay speaks directly (see each chapter below).

Residential Two‑Unit Development Overlay (R‑TUO) — Chapter 17.05

Purpose and where it applies

Purpose: to allow no more than two primary dwellings on a single lot and regulate certain ministerial urban lot splits consistent with state law (SB 9) (§17.05.010) .
Applicability: mapped as an overlay to the R‑1 and portions of R‑BA; areas of R‑BA acquired for habitat/open space are excluded from the mapped overlay. Unless Chapter 17.05 states otherwise, the R‑1 and R‑BA standards still apply (§17.05.020) .
Eligibility limits: site can’t be historic-listed/district, in certain hazard areas, or recently under Ellis Act withdrawal; and urban lot splits require an owner-occupancy affidavit (§17.05.040) . Anti-displacement rules also bar projects that would demolish or alter recent or occupied rentals (§17.05.050) .

Permitted uses

Adds two-unit housing types: duplex dwellings and two‑unit dwelling groups (two detached primary units) (§17.05.060) .

Key development standards

Unit count without lot split: Up to a total of four units on one lot when combining two primary units with ADUs/JADUs per the overlay’s scenarios (§17.05.070(A)(1)) .
Minimum side/rear setbacks: 4 ft for primary units, with allowances for existing legal nonconforming walls (§17.05.070(A)(4)) .
Height near reduced setbacks: If using the 4‑ft setback allowance, any portion within the band between 4 ft and the district’s usual setback may not exceed 25 ft in height; for R‑BA ridgeline lots, max 25 ft overall unless excepted (§17.05.070(A)(5)) .
Parking: At least 1 standard off‑street space per primary unit (garage stalls do not count), unless the site is within a half‑mile of qualifying transit, in which case no off‑street parking is required (§17.05.070(A)(6)) . See parking for stall design.
Lot coverage: Underlying limits apply, except they may not preclude two primary units of at least 800 sq ft each (§17.05.070(A)(2)–(3)) .
Urban lot splits: Ministerial split into two lots with combined buildouts capped at 4 total units across both resultant lots; see scenario tables and constraints in §17.05.080(C)(1)(a)–(b) and the combined buildout table (§17.05.080(C)(1)) .

Practical take

The R‑TUO is Brisbane’s SB 9 tool: it enables two primary units and streamlined splits in mapped areas of R‑1/R‑BA, while setting objective standards (setbacks, height envelopes, and minimum parking) to keep infill predictable (§17.05.010, §17.05.070) . Minimum unit sizes must still satisfy the California Building Standards Code, but the overlay protects the right to build each primary at least 800 sq ft (§17.05.070(A)(2)) .

Parkside Overlay District (PAOZ) — Chapter 17.27

Purpose and where it applies

Purpose: to implement the Parkside at Brisbane Village Precise Plan and enable residential redevelopment within designated Crocker Park properties, while preserving the underlying TC‑1 Crocker Park Trade Commercial District designation (§17.27.010(A)(1)) .
Subareas: PAOZ‑1 covers properties along the south side of Park Place; PAOZ‑2 covers properties along the west side of Park Lane (§17.27.010(B)) .
Review path: Projects that meet objective standards undergo administrative design review; deviations require a Planning Commission design permit (§17.27.060) .

Global permitted uses in PAOZ

Multiple‑family dwellings, dwelling groups, accessory structures, home occupations, and both small and large family day care homes are permitted in both subdistricts. ADUs are allowed in compliance with Chapter 17.43; single‑family and JADUs are permitted only in PAOZ‑1 (§17.27.020) . There are no conditional uses (§17.27.030) .

PAOZ‑1

Purpose/use pattern: Neighborhood-scale residential infill that accommodates single‑family and multi‑family housing options (§17.27.020) .
Density: Minimum 20 du/ac, maximum 28 du/ac (§17.27.040(B)) .
Setbacks: Front 5–15 ft (min/max); Side 5–10 ft (min/max); Street side 10 ft (min/max); Rear 15 ft; certain entry projections may encroach 2 ft (§17.27.040(D)) .
Height: 38 ft / 3 stories; architectural features may project up to 10 ft above (§17.27.040(G)(1)) .
Open area: 400 sq ft per dwelling unit, dedicated to the unit (not shared) (§17.27.040(I)) .
Landscaping: At least 30% of lot area landscaped; see landscaping and screening for related standards (§17.27.040(H)) .
Parking: On-site parking per Chapter 17.34; PAOZ design dimensions follow the “Table 1” parking layout standards (§17.27.040(L) and §17.27.060 Table 1) .
Design triggers: Must substantially comply with Parkside Precise Plan building and site standards; non-compliance pushes the project to Planning Commission design review (§17.27.040(J)–(K), §17.27.060) .

PAOZ‑2

Purpose/use pattern: Multi-family focus (no single-family permitted) (§17.27.020) .
Density: Minimum 24 du/ac, maximum 28 du/ac (§17.27.050(B)) .
Setbacks: Front 5–20 ft (min/max); Side 5 ft (upper-level balconies may project 2 ft); Street side 10 ft (min/max); Rear 15 ft (§17.27.050(D)) .
Height/open area: Same 38 ft / 3 stories maximum via overlay chapter context; open area at least 100 sq ft per unit (may be private and/or common) (§17.27.050(J)) .
Parking and bikes: Vehicle parking per Chapter 17.34; bike parking minimums of 1 long-term/10 units and 1 short-term/20 units, with design per the Precise Plan (§17.27.050(L)(2)) .
Design triggers: Same “substantial compliance” rule with Parkside Precise Plan; deviations require Planning Commission design review (§17.27.050(J)–(K), §17.27.060) .

PAOZ quick comparison

Topic	PAOZ‑1	PAOZ‑2	Code Reference
Permitted housing types	Single‑family, multi‑family, dwelling groups; ADUs; JADUs	Multi‑family, dwelling groups; ADUs; no single‑family/JADUs	§17.27.020
Minimum density	20 du/ac	24 du/ac	§17.27.040(B); §17.27.050(B)
Maximum density	28 du/ac	28 du/ac	§17.27.040(B); §17.27.050(B)
Front setback (min/max)	5–15 ft	5–20 ft	§17.27.040(D)(1); §17.27.050(D)(1)
Side setback	5–10 ft (min/max)	5 ft (balconies may project 2 ft)	§17.27.040(D)(2); §17.27.050(D)(2)
Rear setback	15 ft	15 ft	§17.27.040(D)(4); §17.27.050(D)(4)
Max height	38 ft / 3 stories (features +10 ft)	38 ft / 3 stories (features +10 ft)	§17.27.040(G)(1)
Open area per unit	400 sq ft (private)	100 sq ft (private and/or common)	§17.27.040(I); §17.27.050(J)
Bicycle parking	Per Chapter 17.34; see Precise Plan	1 LT/10 units; 1 ST/20 units	§17.27.040(L); §17.27.050(L)(2)
Review path	Admin design review if compliant; PC design permit if not	Same	§17.27.060(A)–(B)

R‑TUO core standards at a glance

Topic	Standard	Code Reference
Where it maps	R‑1 and mapped portions of R‑BA (habitat/open space in R‑BA excluded)	§17.05.020
Primary units allowed	Duplex or two detached primary units; up to four total units with ADUs/JADUs (no lot split)	§17.05.060; §17.05.070(A)(1)
Min setbacks (primary)	4 ft side/rear, with nonconforming allowances	§17.05.070(A)(4)
Height near reduced setbacks	Max 25 ft within the “reduced setback” band; ridgeline lots in R‑BA max 25 ft	§17.05.070(A)(5)
Parking	1 standard space per primary unit; none required near qualifying transit	§17.05.070(A)(6)
Urban lot split	2 lots; total max 4 units across both lots; buildout per overlay tables	§17.05.080(C)(1)–(b)
Eligibility screens	Historic/hazard/tenant protections; owner‑occupancy affidavit for lot splits	§17.05.040–.050

Checklist

Confirm your property’s overlay mapping on the city’s zoning map and resolve any boundary ambiguities per §17.04.030(G) .
For R‑TUO projects: verify eligibility (historic status, hazard zones, prior rent-control/tenant status) and apply the correct 4‑ft setbacks, 25‑ft height band, and 1 space per primary unit minimum or apply the transit parking exemption, as applicable (§17.05.040–.050; §17.05.070(A)(4)–(6)) .
For R‑TUO urban lot splits: confirm the two-lot, four‑unit combined cap and choose a compliant buildout scenario per §17.05.080(C)(1)–(b) .
For PAOZ‑1/PAOZ‑2: meet the overlay’s minimum densities, setbacks, height limits, and per‑unit open‑area rules; and provide required bike parking in PAOZ‑2 (§17.27.040–.050) .
Apply parking ratios per Chapter 17.34 and the PAOZ parking design dimensions where applicable (§17.27.040(L); §17.27.060 Table 1) .
Prepare for design review: PAOZ projects that comply are handled administratively; deviations require Planning Commission review (§17.27.060) .
Coordinate with the Parkside Precise Plan building and site design standards referenced by PAOZ (§17.27.040(J)–(K); §17.27.050(J)–(K)) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay boundaries	Small misreads change allowed use/density	Confirm the mapped overlay on the city zoning map; use §17.04.030(G) if unclear
Underlying TC‑1 rules in PAOZ	Overlay preserves the TC‑1 base district; conflicts may arise outside overlay topics	Confirm whether a standard comes from PAOZ or TC‑1; PAOZ states it preserves TC‑1 (§17.27.010(A)(1))
R‑BA ridgeline height in R‑TUO	Special 25 ft max for ridgeline lots affects massing	Determine if the R‑BA parcel is a “ridgeline lot” before design (§17.05.070(A)(5)(b))
Historic resources and SB 9	R‑TUO eligibility excludes historic sites	Check status on city/state historic lists before filing (§17.05.040(A)(3))
Transit-based parking waivers in R‑TUO	Parking drops to zero within ½‑mile of qualifying transit	Map the actual stop and service frequency to document the exemption (§17.05.070(A)(6)(c))
Nonconforming walls	Existing walls can remain; replacement in same footprint is allowed	Coordinate with nonconforming uses and §17.05.070(A)(4)(b)
Parkside Precise Plan cross-references	Objective standards live partly in the Precise Plan	Confirm which items are “standards” vs. “guidelines” for design review per §17.27.060

Plain-English Summary

Brisbane has two overlays. The R‑TUO lets owners of mapped R‑1/R‑BA lots add a second primary unit (and possibly ADUs) and even split the lot, all under clear setback, height, and parking rules. The PAOZ applies in Parkside near Park Place and Park Lane and requires residential projects at set minimum densities with precise setbacks, height, open-space, bike parking, and design standards tied to the Parkside Precise Plan. If you meet these objective rules, approvals are largely ministerial or administrative; design departures head to the Planning Commission.

Source References

Title 17 definitions: overlay district (§17.02.210(B))
Establishment of districts (lists R‑TUO and PAOZ) (§17.04.010) and map rules (§17.04.020–.040; interpretation §17.04.030(G))
Residential Two‑Unit Overlay: purpose/applicability (§17.05.010–.020); eligibility (§17.05.040–.050); permitted uses (§17.05.060); development standards and parking (§17.05.070); urban lot splits (§17.05.080)
Parkside Overlay: purpose/areas (§17.27.010); uses/conditional uses (§17.27.020–.030); PAOZ‑1 standards (§17.27.040); PAOZ‑2 standards (§17.27.050); design review (§17.27.060); parking design Table 1 (§17.27.060)

Sources

Retrieved passages

Brisbane Zoning Code (§ 23) High relevance
Brisbane Zoning Code (title and) High relevance
Brisbane Zoning Code (chapter shall) Medium relevance
Brisbane Zoning Code (Title 17) Medium relevance
Brisbane Zoning Code (chapter it) Medium relevance
Brisbane Zoning Code (§ 4) Medium relevance
Brisbane Zoning Code (chapter to) Medium relevance
Brisbane Zoning Code (§ 18) Medium relevance
Brisbane Zoning Code (title and) High relevance
Brisbane Zoning Code (Section 17.32.050.B.5.) High relevance
Brisbane Zoning Code (Section 3.4) Medium relevance
Brisbane Zoning Code (Section 17.02.755) Medium relevance
Brisbane Zoning Code (chapter is) Medium relevance
Brisbane Zoning Code (Title 17.) Medium relevance
Brisbane Zoning Code (Chapter 17.43.) Medium relevance
Brisbane Zoning Code Medium relevance
Brisbane Zoning Code (Section 17.32.070) Medium relevance
CBC § 17.02.695 (chapter and) Medium relevance

Cited sections

Official Brisbane code library

Frequently asked questions

Where does Brisbane’s R‑TUO actually apply?

It’s mapped only over the R‑1 and certain areas of R‑BA; any R‑BA land acquired for habitat/open space is specifically excluded. Always verify on the zoning map before you design (§17.05.020) .

How many units can I build under the R‑TUO on one lot?

Up to two primary units are allowed by-right, and with ADUs/JADUs you can reach a total of four units on a single lot that isn’t split, if you meet the objective standards (§17.05.060; §17.05.070(A)(1)) .

Do I need parking for R‑TUO two‑unit projects?

Yes—typically one standard space per primary unit, but no off‑street parking is required within a half‑mile of certain transit stops/corridors as defined in state law (§17.05.070(A)(6)) . See parking.

What are the key height and setback limits for R‑TUO builds?

Minimum side and rear setbacks are 4 ft. If you use the reduced setbacks, the portion of the building in that “reduced band” can’t exceed 25 ft. On R‑BA ridgeline lots, the overall height max is 25 ft unless excepted (§17.05.070(A)(4)–(5)) .

Can I split my lot under SB 9 in Brisbane?

Yes, if your site is eligible. The urban lot split is ministerial, but the two resultant lots together can’t exceed 4 total units, and each must include at least one primary unit. Use the scenario tables in §17.05.080(C) to plan your mix (§17.05.080(C)(1)(a)–(b)) .

What does the Parkside Overlay actually require?

In Parkside, PAOZ‑1 and PAOZ‑2 set minimum densities (20–28 du/ac and 24–28 du/ac, respectively), specific setbacks, height (38 ft/3 stories), and per‑unit open area. There are also PAOZ parking layout dimensions and bike‑parking minimums for PAOZ‑2 (§17.27.040–.050; §17.27.060) .

Is single‑family housing allowed in Parkside?

Only in PAOZ‑1. PAOZ‑2 is multi‑family only; JADUs are allowed in PAOZ‑1 but not in PAOZ‑2 (§17.27.020) .

Do Parkside projects need design review?

If you fully comply with the overlay’s objective standards and referenced Precise Plan standards, review is administrative. Deviations require a Planning Commission design permit (§17.27.060) .

How much private open space do I need in Parkside?

In PAOZ‑1, provide 400 sq ft per dwelling unit, dedicated to that unit. In PAOZ‑2, provide at least 100 sq ft per unit, which can be private and/or common (§17.27.040(I); §17.27.050(J)) .

What if my existing wall is nonconforming on an R‑TUO lot?

You may keep or rebuild in the same location and to the same dimensions for qualifying nonconforming structures, per §17.05.070(A)(4)(b). Coordinate with nonconforming uses for broader rules .

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