Local zoning · Brisbane

Brisbane — Zoning

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

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Last reviewed: July 1, 2026

Overview

Brisbane regulates land use through Title 17 of the Municipal Code, known as the zoning ordinance, which pairs written district regulations with an official zoning map on file with the Planning Director. All property in the city is classified into these districts and must conform to the applicable use and development standards in Title 17 and the adopted map amendments. See the adoption and map rules in 17.01.010 and 17.04.020 through 17.04.040 for the framework and interpretation of district boundaries.

This page synthesizes how districts work in Brisbane, what each allows, and the dimensional standards most applicants need, with cross-references to housing overlays, specific-plan districts, and subarea-based commercial zones. For broader context, start at the city’s Brisbane zoning & planning overview, and for use-lists see Brisbane Land Use.

How the districts are organized

Brisbane’s current districts, as listed in 17.04.010, include residential base districts, commercial and trade-commercial subarea districts, open space and bayfront districts, and two key “plan-led” categories (C-1 and P-D) that rely on specific plans for standards. The zoning map establishes where each applies and is interpreted using the rules in 17.04.030 (e.g., following lot lines; scaling boundaries).

  • Residential: R-1, R-2, R-3, R-BA (Brisbane Acres), and R-MHP (Mobile Home Park).
  • Commercial/mixed: NCRO (Central Brisbane), C-1 (Commercial Mixed-Use), SP-CRO (Sierra Point), SCRO-1 (Southwest Bayshore), TC-1 (Crocker Park), TC-2 (Southeast Bayshore), HC (Beatty Heavy Commercial).
  • Bayfront/open/plan: MLB (Marsh Lagoon Bayfront), O-S (Open Space), P‑D (Planned Development).
  • Overlays: PAOZ (Parkside), R‑TUO (Residential Two-Unit Overlay).

Where other citywide standards are referenced (e.g., landscaping, signs, parking), you’ll find them consolidated on Brisbane Development Standards, Brisbane Signage, and Brisbane Parking. Project design permitting is summarized at Brisbane Design Review.

District-by-district reference

R-1 Residential

  • Purpose: Single-family neighborhoods; compatibility, light/air/privacy. 17.06.010.
  • Typical permitted uses: Single-family dwellings, home occupations, small/large family day care, and ADUs/JADUs per Chapter 17.43. 17.06.020.
  • Key dimensional standards: Min lot 5,000 sf; setbacks 15 ft front (10 ft on ≥15% slope), 5 ft sides (with narrow-lot relief), 10 ft rear; lot coverage 40%; FAR 0.72 (with small-lot and parking-related exclusions); stepped height near the street and 28–30 ft overall depending on slope; see 17.06.040 and Title 17 general exceptions.
  • Where it applies: Citywide single-family neighborhoods outside Brisbane Acres and special subareas.

R-2 Residential

  • Purpose: Single-family, duplex, and low-density multifamily. 17.08.010.
  • Typical permitted uses: Single-family, duplex, up to six-unit multifamily, dwelling groups, home occupations, day care, and ADUs/JADUs. 17.08.020.
  • Key dimensional standards: Min lot 5,000 sf; minimum area per unit 2,500 sf (with recognition for 4,950 sf lots to carry two units); setbacks mirror R‑1; coverage 60%; FAR 0.72 with listed exclusions; see 17.08.040.
  • Where it applies: Infill areas near Central Brisbane and select blocks transitioning from single-family to small multifamily.

R-3 Residential

  • Purpose: Multiple-family neighborhoods. 17.10.010.
  • Typical permitted uses: Multifamily, single-family, duplex, dwelling groups, home occupations, day care, and ADUs/JADUs. 17.10.020.
  • Key dimensional standards: Coverage up to 50%; FAR up to 1.0 (3–7 units) or 1.25 (8–10 units), then 0.72 for 11+ units (with parking-area exclusions); height generally 36 ft with near-street step-downs; see R‑3 development regulations.
  • Where it applies: Blocks designated for higher-density housing near services in Central Brisbane and Southwest Bayshore.

R-BA Brisbane Acres

  • Purpose: Steep hillside single-family areas with HCP and wildland-interface constraints. 17.12.010.
  • Typical permitted uses: Single-family, home occupations, day care, and ADUs/JADUs. 17.12.020.
  • Key dimensional standards: Min lot 20,000 sf; setbacks 10 ft front/rear; side = 10% of lot width (5–15 ft); coverage 25%; FAR 0.72 with 5,500 sf cap; height generally 35 ft with 20-ft street-adjacent step-down; explicit HCP and wildland requirements in 17.12.040.
  • Where it applies: The Brisbane Acres subarea on San Bruno Mountain.

R‑TUO Residential Two‑Unit Overlay

  • Purpose/applicability: Applied over mapped portions of R‑1 and parts of R‑BA to comply with state “two‑unit” law and enable ministerial two‑unit projects and urban lot splits; excluded where R‑BA lands have been acquired for habitat/open space. 17.05.010–.020.
  • What it allows: Up to two primary units per lot (detached or duplex), plus qualifying ADUs/JADUs, enabling up to four total units in specific scenarios; four-foot side/rear setbacks for primary units where authorized; at least one off-street space per primary unit unless transit exceptions apply; see 17.05.070 objective standards and development tables.
  • Key notes: Eligibility, anti-displacement, and urban lot split conditions are detailed in 17.05.040–.050; ministerial processes and notices are in 17.05.100–.120.

NCRO Central Brisbane Commercial (NCRO‑1 Brisbane Village, NCRO‑2 Downtown)

  • Purpose: Protect/enhance Central Brisbane; mix of neighborhood-serving commercial, institutions, and some residential in NCRO‑2. 17.14.010.
  • Typical permitted uses: Retail, restaurants, offices, personal services, financial and medical; home occupations and ADUs/JADUs tied to residential components in NCRO‑2. 17.14.020.
  • Key dimensional standards: Not found in retrieved materials. Parking and night-operations rules, signage, and design review findings for NCRO‑2 are provided in 17.14.070, 17.14.090–.110.
  • Where it applies: Downtown (NCRO‑2) and Brisbane Village (NCRO‑1), per the zoning map. 17.14.010.B.

C‑1 Commercial Mixed‑Use

  • How it works: Uses require a use permit and are implemented through a council‑adopted specific plan; the specific plan’s standards supersede inconsistent zoning provisions. 17.13.020–.040.
  • Typical uses: Defined by use permit (no by-right uses). 17.13.020.
  • Key dimensional standards: Set by the adopted specific plan for the subject parcels. 17.13.040.
  • Where it applies: C‑1 parcels designated on the zoning map; verify the controlling specific plan with the City.

SCRO‑1 Southwest Bayshore Commercial

  • Purpose: Subarea district supporting a wide residential mix and compatible commercial/production uses, with objective standards for housing projects. 17.16.020–.110.
  • Typical permitted uses: Duplex, multifamily, dwelling groups, accessory structures, home occupations, day care, emergency shelters (by right up to 12 beds), and qualifying mixed‑use housing development projects. 17.16.020.
  • Key dimensional standards: Min lot 7,500 sf; per‑unit area: single‑family 7,500 sf, duplex 3,750 sf, multifamily 1,500 sf/unit; setbacks 10 ft front for residential/mixed‑use (25 ft for commercial), 5 ft residential/mixed side (15 ft commercial side), 10 ft rear; coverage 70%; height 36 ft; open space 60 sf/unit; landscaping 10% lot. 17.16.040.
  • Where it applies: Southwest Bayshore corridor and adjacent blocks.

SP‑CRO Sierra Point Commercial

  • Purpose: Guide Sierra Point waterfront development consistent with master use permits and combined site/architectural guidelines. 17.18.010.
  • Typical permitted uses: Offices, hotels, retail, restaurants/bars, financial, personal services, gyms, meeting halls, marinas, and certain R&D per performance standards. 17.18.020, 17.18.045.
  • Key dimensional standards: Min lot 1 acre; setbacks 25 ft front, 15–20 ft sides, 15–20 ft rear; coverage 40%; landscaping 25%; height by Sierra Point guidelines. 17.18.040.
  • Where it applies: Sierra Point peninsula subarea.

TC‑1 Crocker Park Trade Commercial

  • Purpose: Modern business‑park mix (light fabrication, printing, warehousing, job‑generating uses). 17.19.010.
  • Typical permitted uses: Light fabrication, warehousing (excl. freight forwarders), printing, offices, restaurants, retail, personal services, gyms/R&D (with limits). 17.19.020–.030.
  • Key dimensional standards: Min lot 10,000 sf; setbacks 25 ft front, 10 ft side, 10 ft rear; coverage 60%; height 50 ft; FAR ≤ 2.0; landscaping min 15%. 17.19.040.
  • Where it applies: Crocker Park business park south of Central Brisbane.

TC‑2 Southeast Bayshore Trade Commercial

  • Typical permitted uses: Similar to TC‑1, with allowances for data centers, freight forwarding, light manufacturing, R&D, retail/office, and gyms. 17.21.010.
  • Key dimensional standards: Min lot 10,000 sf; setbacks 25 ft front, 10 ft side/rear; coverage 60%; height 50 ft; FAR ≤ 2.0; landscaping min 15%. 17.21.030.
  • Where it applies: Southeast Bayshore corridor.

HC Beatty Heavy Commercial

  • Purpose: Large‑area heavy commercial with significant outdoor storage, buffering adjacent jurisdictions. 17.15.010.
  • Permitting: No by‑right uses; all uses are conditional (e.g., heavy equipment repair, offices, meeting halls, organics reload operations). 17.15.020–.030.
  • Key dimensional standards: Not found in retrieved materials.
  • Where it applies: Beatty Road subarea.

MLB Marsh Lagoon Bayfront

  • Purpose: Protect unique aquatic/riparian resources and ensure water‑oriented proposals address environmental goals. 17.24.010.
  • Permitting: No by‑right uses; only conditional uses if water‑oriented (e.g., marinas, habitat restoration, education, retail/services incidental to waterfront). 17.24.020–.030.
  • Key dimensional standards: Set case‑by‑case in use permits; citywide recycling area standards apply. 17.24.040.
  • Where it applies: Bayfront marsh/lagoon areas identified in the General Plan and redevelopment plans.

O‑S Open Space

  • Purpose: Preserve/conserve open space resources in the city’s open‑space system. 17.26.010–.020.
  • Typical permitted uses: Active/passive recreation, cultural/educational uses, agriculture/horticulture, and reserves for fire/seismic/water or habitat protection. 17.26.030–.040.
  • Conditional uses: New structures or additions that increase coverage; compatible commercial uses that do not detract from open space value. 17.26.050.
  • Key dimensional standards: Not found in retrieved materials (district emphasizes allowed uses and reclassification process). See 17.26.060–.070 and the recycling enclosure requirements.
  • Where it applies: Mapped open space, including San Bruno Mountain park interface and preserved lands.

P‑D Planned Development

  • How it works: Requires an adopted specific plan and a PD permit; the PD permit implements the plan’s land use, infrastructure, open space, and phasing. 17.28.020–.040.
  • Oversight: City Council retains continuing jurisdiction; PD permits can be modified or revoked if conditions are not met. 17.28.130–.150.
  • Standards: Set by the applicable specific plan and PD permit conditions.

PAOZ Parkside Overlay (PAOZ‑1 Park Place, PAOZ‑2 Park Lane)

  • Purpose: Implement the Parkside Precise Plan to allow residential on certain Crocker Park parcels while preserving underlying TC‑1. 17.27.010.
  • Typical permitted uses: In PAOZ‑1: single‑family, multifamily, dwelling groups, ADUs/JADUs; in PAOZ‑2: multifamily and related residential uses. 17.27.020.
  • Key dimensional standards (PAOZ‑1): No min lot; density 20–28 du/ac; setbacks 5 ft front (max 15 ft), 5–10 ft sides, 10 ft street side, 15 ft rear; height 38 ft/3 stories; no maximum FAR or coverage; on‑site open area and landscaping per the Precise Plan. 17.27.040.
  • PAOZ‑2 dimensional standards: Not found in retrieved materials.
  • Where it applies: Parkside subarea along Park Place (PAOZ‑1) and Park Lane (PAOZ‑2) per the zoning map. 17.27.010.B.

R‑MHP Residential Mobile Home Park

  • Purpose: Retain mobile home housing; ensure compatibility and livability. 17.11.010.
  • Typical permitted uses: Mobile home parks, mobile homes, accessory/service buildings, day care, home occupations, ADUs. 17.11.020.
  • Key dimensional standards: No min park area; density 1 home per 1,500 sf of park area; setbacks/coverage per statewide Title 25; accessory height 20 ft; screening/fencing and access standards apply. 17.11.040.
  • Conversion/closure: Requires a use permit with resident notices and impact report per Gov. Code; see 17.11.090.

Quick standards table (selected residential districts)

The figures below summarize the most decision-relevant development controls. Always confirm parcel-specific overlays and exceptions in Title 17 and the zoning map.

District Min Lot Area Front/Side/Rear Setbacks Lot Coverage FAR/Height Code Reference
R-1 5,000 sf 15 ft (10 ft on ≥15% slope) / 5 ft / 10 ft 40% FAR 0.72; 28–30 ft by slope (street step-downs apply) 17.06.040
R-2 5,000 sf; 2,500 sf per unit (see exceptions) Similar to R‑1 60% FAR 0.72 (exclusions for covered parking) 17.08.040
R-3 — Similar to R‑1 (with multifamily articulation) 50% FAR 1.0 (3–7 units); 1.25 (8–10); then 0.72; 36 ft R‑3 regs
R-BA 20,000 sf 10 ft / side = 10% of lot width (5–15 ft) / 10 ft 25% FAR 0.72 (max 5,500 sf); 35 ft; HCP/wildland requirements 17.12.040

Notes:

  • Exceptions for projections, garages and ADUs are in 17.32.060–.070 and Chapter 17.43. Setback exceptions for ADUs and height limits also reflect state law; see Brisbane ADUs and California ADU law.
  • Parking ratios and design are in Chapter 17.34; see Brisbane Parking.

Checklist

  • Confirm the parcel’s base district, any overlay (e.g., R‑TUO, PAOZ), and subarea district on the zoning map and in 17.04.010–.030; resolve any boundary ambiguity per 17.04.030.
  • Verify the use is permitted or conditional in the applicable chapter; if conditional, prepare for a use permit under Chapter 17.40.
  • Apply all district development regulations (lot area, density per unit, setbacks, coverage, FAR, height). Where a specific plan governs (C‑1, P‑D, SP‑CRO), use those plan standards.
  • Check citywide exceptions (e.g., projections, garage placement, height exceptions) and substandard-lot rules (17.32.055).
  • If proposing multiple units in R‑1/R‑BA, assess eligibility under R‑TUO (ministerial two‑unit/lot split), objective standards, and noticing (17.05).
  • Confirm parking, landscaping/screening, recycling enclosures, and sign standards that apply to your use and subarea.
  • Determine whether design review or a housing development permit (Chapter 17.45) is required; NCRO‑2 and SP‑CRO have added findings/guidelines.
  • For construction compliance, remember the state’s California Building Standards Code applies citywide (not zoning).

Risks & Ambiguities

Issue Why it matters What to verify
NCRO dimensional standards not located Setbacks/height/coverage influence site design downtown Not found in retrieved materials; verify with Community Development; apply 17.14.070, .090–.110 operational/design requirements meanwhile.
Overlay interactions (R‑TUO, PAOZ) with base districts Overlays can change density, setbacks, or process Confirm mapped overlay extents and which standards control (e.g., PAOZ‑1 density 20–28 du/ac).
Specific-plan districts (C‑1, P‑D, SP‑CRO) Plan-level standards supersede base code where inconsistent Obtain the current adopted specific plan/guidelines; apply them per 17.13.040 and 17.28.020–.030.
Hillside/Brisbane Acres constraints HCP, wildland interface, slopes affect building envelope Apply 17.12.040 and HCP provisions; check required step‑downs and wildland measures.
Mobile Home Park standards deferring to state Title 25 governs setbacks/coverage Coordinate R‑MHP proposals with state Title 25; local density/fencing still apply (17.11.040).
Freight forwarding and night operations in TC/NCRO Extra permit caps and operational controls See 17.19.065 for TC‑1 freight forwarders and 17.14.070.E–.F for NCRO night operations.

Plain-English Summary

Brisbane’s zoning tells you what you can build and where. Neighborhoods zoned R‑1 or R‑2 mostly allow houses and duplexes, while R‑3 and SCRO‑1 are where most apartments go. R‑BA (Brisbane Acres) has stricter hillside rules. Commercial activity is focused in Central Brisbane (NCRO), Crocker Park (TC‑1), Southeast Bayshore (TC‑2), and Sierra Point (SP‑CRO), each with its own subarea standards. Some areas, like Parkside (PAOZ), overlay housing allowances on top of commercial land. Always check the zoning map, pick the right district chapter, then layer on any overlay or specific-plan rules—plus citywide items like parking, signs, and design review.

Source References

  • Title 17 adoption and zoning map rules: 17.01.010; 17.04.020–.040; map interpretation 17.04.030.
  • District list: 17.04.010.
  • R-1: 17.06.010–.040.
  • R-2: 17.08.010–.040, .050–.070.
  • R-3: 17.10.010–.070; development standards excerpts.
  • R-BA: 17.12.010–.070; density transfer/cluster.
  • R‑TUO (two‑unit overlay): 17.05.010–.120.
  • NCRO: 17.14.010–.110 (uses, parking, signs, design).
  • C‑1: 17.13.020–.040.
  • SCRO‑1: 17.16.020–.110; development regs 17.16.040.
  • SP‑CRO: 17.18.010–.070; development regs 17.18.040; performance 17.18.045.
  • TC‑1: 17.19.010–.090; freight forwarders 17.19.065.
  • TC‑2: 17.21.010–.070 (uses, dev regs, parking/signs/design review).
  • HC: 17.15.010–.030.
  • MLB: 17.24.010–.040.
  • O‑S: 17.26.010–.070.
  • PAOZ: 17.27.010–.040.
  • R‑MHP: 17.11.010–.040, .090.
  • Building code reference in zoning overlay chapter: 17.05.100 (construction note). Use California Building Standards Code for Title 24.

Sources

Retrieved passages

  • Brisbane Zoning Code (Title 17) High relevance
  • Brisbane Zoning Code (§ 2) High relevance
  • Brisbane Zoning Code (§ 7) High relevance
  • Brisbane Zoning Code (§ 1) Medium relevance
  • Brisbane Zoning Code (§ 4) Medium relevance
  • Brisbane Zoning Code (title and) Medium relevance
  • Brisbane Zoning Code (§ 2) Medium relevance
  • Brisbane Zoning Code (§ 2) Medium relevance
  • Brisbane Zoning Code (§ 4) High relevance
  • Brisbane Zoning Code (Section 17.01.030) High relevance
  • Brisbane Zoning Code (Chapter 17.36) Medium relevance
  • Brisbane Zoning Code (title and) Medium relevance
  • Brisbane Zoning Code (§ 1) Medium relevance
  • Brisbane Zoning Code (§ 4.11) Medium relevance
  • Brisbane Zoning Code (§ 1) Medium relevance
  • Brisbane Zoning Code (Chapter 17.24) High relevance
  • Brisbane Zoning Code (§ 2) High relevance
  • Brisbane Zoning Code (Chapter 17.34) High relevance
  • Brisbane Zoning Code (Chapter 17.40) Medium relevance
  • Brisbane Zoning Code (§ 4) Medium relevance
  • Brisbane Zoning Code (§ 23) Medium relevance
  • Brisbane Zoning Code (Chapter 17.36) Medium relevance
  • Brisbane Zoning Code (Section 17.32.070) High relevance
  • CBC § 17.32.070 (Section 17.32.070) High relevance
  • Brisbane Zoning Code (§ 3) High relevance
  • CBC § 6 (§ 6) High relevance
  • CBC § 800 (chapter and) High relevance
  • Brisbane Zoning Code (title or) High relevance
  • CBC § 17.05.080 (Chapter 17.43) Medium relevance
  • Brisbane Zoning Code (§ 1) High relevance
  • CBC § 17.02.695 (chapter and) High relevance
  • CBC § 17.32.070 (Section 17.32.070) High relevance
  • Brisbane Zoning Code (chapter and) High relevance
  • Brisbane Zoning Code (title or) High relevance
  • Brisbane Zoning Code (§ 3) High relevance
  • Brisbane Zoning Code (§ 7) High relevance
  • Brisbane Zoning Code (Section 17.32.070) High relevance
  • Brisbane Zoning Code (Chapter 17.52) High relevance
  • Brisbane Zoning Code (chapter and) High relevance
  • Brisbane Zoning Code (Section 17.16.070) High relevance
  • Brisbane Zoning Code (§ 4) Medium relevance
  • Brisbane Zoning Code (Chapter 17.32.) Medium relevance
  • Brisbane Zoning Code (Chapter 17.43) Medium relevance
  • Brisbane Zoning Code (§ 25) Medium relevance
  • Brisbane Zoning Code (§ 18) Medium relevance
  • Brisbane Zoning Code (Chapter 17.40) Medium relevance
  • Brisbane Zoning Code (section and) Medium relevance
  • Brisbane Zoning Code (§ 4.8) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Brisbane?

Primarily one single-family home, plus eligible ADUs/JADUs, provided you meet lot size, setback, coverage, and height limits in 17.06.040; some small-lot and garage/FAR exceptions apply. Certain community uses need a use permit (e.g., places of worship).

Are duplexes allowed in single-family areas?

In mapped R‑TUO overlay areas on R‑1 or parts of R‑BA, a two‑unit development (duplex or two detached units) can be approved ministerially if it meets the overlay’s objective standards (e.g., 4‑ft side/rear setbacks for the primary units). See 17.05.020 and 17.05.070.

Where does Brisbane allow apartments?

The R‑3 and SCRO‑1 districts are the primary multifamily areas. R‑3 sets FAR and height caps (up to 36 ft) and SCRO‑1 sets per‑unit lot area, coverage (70%), and open space standards; see 17.10.020–.070 and 17.16.040.

What are the setback rules in Brisbane Acres (R‑BA)?

R‑BA requires larger lots and hillside‑specific standards: 10 ft front/rear; side equals 10% of lot width (min 5 ft, max 15 ft), 25% lot coverage, FAR 0.72 (max 5,500 sf), and height/step‑down and HCP/wildland measures per 17.12.040.

How do standards work in Sierra Point?

SP‑CRO relies on both code and the combined site/architectural guidelines: permitted uses include offices/hotels/retail, with lot and setback minimums in 17.18.040; building height and some siting defer to the adopted guidelines. Design permits are required.

Can I put housing in Central Brisbane commercial zones?

In NCRO‑2 (Downtown), residential uses can be included with conditions (e.g., ADUs/JADUs linked to residential units), and storefronts benefit from reduced parking. Refer to allowed uses (17.14.020) and NCRO design/operational standards (17.14.070–.110).

What changes if my site is in Parkside (PAOZ)?

The PAOZ overlay enables residential on select Crocker Park parcels. In PAOZ‑1, density is 20–28 du/ac with 5–15 ft front setbacks and a 38‑ft/3‑story cap, and no maximum FAR or coverage. Standards differ by subarea; see 17.27.040.

Are there special rules for freight forwarders in Crocker Park?

Yes. TC‑1 limits the total share of district floor area used by freight forwarders and requires specific findings and design standards with any use permit (17.19.065). Night operations may require separate permits.

How do I find out if I need design review?

Most principal structures in commercial subareas and many multifamily projects require a design permit (e.g., NCRO, SP‑CRO, TC‑1/TC‑2). See chapter-specific design sections and Chapter 17.42 summarized at Brisbane Design Review.

Where can I see the zoning map?

The official zoning map is incorporated into Title 17 and maintained by the Planning Director; check it for district classifications, overlays, and amendments (17.04.020–.030).

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