Bolthole Index

San Mateo County, California

Zoning, building permits and septic rules in Brisbane, California

Brisbane, California, in San Mateo County, administers its own zoning districts, including R-1, R-2, R-3 and R-BA1. The city's Building Division takes building permit applications online only2. We could not confirm who issues septic permits inside the city limits, so ask San Mateo County Environmental Health before you buy3.

At a glance

Zoning
City zoning: R-1, R-2, R-3, R-BA and other districts1
Building permit
Issued by the City of Brisbane Building Division; applications filed online2
Septic
Not confirmed inside the city; ask San Mateo County Environmental Health3
Minimum lot (R-1)
5,000 sq ft, with exceptions for existing lots4
Accessory dwelling units
Allowed in R-1, R-2, R-3, R-BA and several other districts5
RV living
Not confirmed; state default limits RVs to parks unless a local rule allows more6
Short-term rentals
City permit required; hosted stays only7
Flood zones
City flood standards apply to new construction in special flood hazard areas8

Who to call

Building permits

City of Brisbane Building Division

Building permit applications, plan review and inspections inside Brisbane city limits

415-508-2120

50 Park Place, Brisbane, CA 94005

Zoning

City of Brisbane Community Development Department

Planning permits and zoning questions inside Brisbane city limits

415-508-2120

Septic permits

San Mateo County Environmental Health Services

County office to ask about septic systems and wells; we could not confirm its authority inside Brisbane city limits

(650) 372-6200

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

Going off-grid in Brisbane means bringing your own water and power. The kit we’d start with:

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Does Brisbane, CA have zoning, and what does it mean for lot size and setbacks?

Yes. The City of Brisbane administers its own zoning districts, including R-1, R-2, R-3 and R-BA1. Rules differ by district, so look up the zoning of the exact lot before you make an offer.

In the R-1 district, each lot must be at least 5,000 square feet, though existing legal lots of record can be smaller4. R-1 setbacks are 15 feet in front, 5 feet on the sides and 10 feet in the rear, with slope and narrow-lot exceptions9. Structures may cover up to 40 percent of an R-1 lot10, and height is capped at 28 feet on lots sloping under 20 percent11.

In R-2 and R-3, the minimum lot is also 5,000 square feet12. Both districts generally use a 15-foot front, 5-foot side and 10-foot rear setback13, and the height limit is generally 36 feet14. We could not confirm a minimum dwelling size for Brisbane.

Do you need a building permit in Brisbane, and who issues it?

The City of Brisbane Building Division handles building permits inside city limits, and every application must be filed electronically2. We could not find a quoted citywide rule listing which kinds of work are exempt from a permit, so ask the Building Division at 415-508-2120 before you assume any project is exempt2.

California's 2025 Building Standards Code applies to permit applications filed on or after January 1, 202615. We could not confirm Brisbane's permit fees or whether the city recognizes the state owner-builder exemption; California owner-builders who sign a permit application must still pass inspections16.

Brisbane has its own flood standards: new construction and substantial improvements in special flood hazard areas must meet the anchoring and other construction standards in the city code8.

How do septic permits work inside Brisbane, CA?

We could not confirm who issues septic permits for lots inside Brisbane city limits, or whether new septic systems are allowed there at all.

California leaves septic oversight to a mix of the State Water Board, regional boards and local agencies3. New and replacement systems need a permit17. In San Mateo County, Environmental Health Services runs the program for the unincorporated area18. Call Environmental Health at (650) 372-6200 and ask about your specific address19. Well permits are issued by the local enforcing agency, typically the county environmental health department20.

Can you live in an RV or tiny home in Brisbane, CA?

We could not confirm a Brisbane rule on living in an RV on a private lot, or on tiny homes as a separate use. The state default is that RVs are not intended as permanent dwellings and generally may be occupied only in mobilehome parks or special occupancy parks unless a local ordinance allows otherwise6. Ask Brisbane's Community Development Department before parking an RV for living space21.

A tiny home is lawful to occupy only if it qualifies as a manufactured home, a code-compliant house, an RV or another recognized classification in an approved location22.

Brisbane does allow accessory dwelling units in R-1, R-2, R-3, R-BA and several other districts, generally limited to 1,000 square feet with side and rear setbacks of at least 4 feet5. Mobile homes are addressed in the R-MHP mobile home park district23.

Building a home in Brisbane: the steps, in order

  1. Confirm the lot's zoning district and its lot size, setbacks and height limits with Community Development211.
  2. Check whether the lot is in a special flood hazard area8.
  3. Ask San Mateo County Environmental Health how sewage will be handled at the address19.
  4. Apply for the building permit online through the city's Building Division2.
  5. Request each inspection online, at least 48 hours ahead2.

What stays with San Mateo County, and what to check before you buy in Brisbane

Brisbane sets its own zoning and runs its own building permits, so the unincorporated rules on the San Mateo County page do not apply inside the city. For land outside city limits, use that page instead.

Septic and wells are the questions most likely to involve the county19. Short-term rentals need a city permit, are limited to hosted stays and may not operate in ADUs7.

County-level numbers describe San Mateo County as a whole: the typical home value is about $1,595,76424 and the effective property tax rate is 0.6 percent25.

Watch-outs

  • We could not confirm Brisbane's building permit fees, its exemption list or its septic rules; call the Building Division at 415-508-2120 before you buy2.
  • Zoning rules differ by district, so lot size and setbacks for R-1 do not apply to R-2, R-3 or R-BA lots26.
  • In the R-BA district, clustered development needs a use permit and design permit from the city council and at least 40 percent of the site dedicated as conserved habitat27.

Sources

  1. Brisbane Municipal Code §17.06.040 R-1 Development regulations (Brisbane), quoted and re-checked
  2. City of Brisbane Building Division (brisbaneca.gov)
  3. Water Quality Control Policy for Siting, Design, Operation and Maintenance of Onsite Wastewater Treatment Systems (OWTS Policy) (California statewide rule), quoted and re-checked
  4. Brisbane Municipal Code §17.06.040 R-1 Development regulations (Brisbane), quoted and re-checked
  5. Brisbane Municipal Code §17.43.040 Accessory dwelling unit development regulations (Brisbane), quoted and re-checked
  6. hcd.ca.gov (California statewide rule), quoted and re-checked
  7. 2025-STR-02 Short-term Rental Permit (Brisbane), quoted and re-checked
  8. Brisbane Municipal Code §15.56.081 Standards for construction (Brisbane), quoted and re-checked
  9. library.municode.com (Brisbane), quoted and re-checked
  10. library.municode.com (Brisbane), quoted and re-checked
  11. Brisbane Municipal Code §17.06.040 R-1 Development regulations (Brisbane), quoted and re-checked
  12. Brisbane Municipal Code §17.08.040 R-2 Development regulations (Brisbane), quoted and re-checked
  13. library.municode.com (Brisbane), quoted and re-checked
  14. Brisbane Municipal Code §17.08.040 R-2 Development regulations (Brisbane), quoted and re-checked
  15. Approved Building Standards (California statewide rule), quoted and re-checked
  16. Owner-Builder Responsibilities (California statewide rule), quoted and re-checked
  17. 2023 OWTS Policy (California statewide rule), quoted and re-checked
  18. Land Use, Septic & Wells, quoted and re-checked
  19. San Mateo County Environmental Health Services (smcgov.org)
  20. Well Standards (California statewide rule), quoted and re-checked
  21. City of Brisbane Community Development Department (brisbaneca.gov)
  22. Information Bulletin 2016-01: Tiny Homes (California statewide rule), quoted and re-checked
  23. Brisbane Municipal Code §17.11.080 Mobile home park construction and operation (Brisbane), quoted and re-checked
  24. Typical home value (Zillow): Bolthole Index county data
  25. Effective property tax rate: Bolthole Index county data
  26. Brisbane Municipal Code §17.06.040 R-1 Development regulations (Brisbane), quoted and re-checked
  27. Brisbane Municipal Code §17.12.055 Clustered development (Brisbane), quoted and re-checked

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Brisbane

Brisbane’s own rules

  • Local zoningPresent

    Land inside Brisbane city limits; the city administers zoning districts including R-1, R-2, R-3 and R-BA.

    “The following development regulations shall apply to any lot in the R-1 district: A. Lot Area. 1. The minimum area of any lot shall be five thousand (5,000) square feet.”
  • Zoning districtsPublished

    Zoning districts administered inside Brisbane city limits.

    • The opened code sections document R-1, R-2, R-3, R-BA, R-MHP and additional districts listed in the ADU regulations.
    • This is not a complete inventory of every district in Title 17.
    “Accessory dwelling units may only be established or occupied in the R-1, R-2, R-3, R-BA, NCRO-2, SCRO-1, PAOZ-1, PAOZ-2 and PD zoning districts with an existing or proposed single-family, multiple-family dwelling, or dwelling group.”
  • Minimum lot sizeSpecified

    Single-family residential development in the R-2 district.

    • A single-family dwelling may be constructed on a lot of record smaller than 5,000 square feet subject to the chapter and §17.32.100.
    • The R-2 district also sets a minimum lot area per dwelling unit of 2,500 square feet, with stated two-unit and state-law exceptions.

    minimum lot area: >= 5000 square feet (Existing legal lots of record and §17.32.100 may allow smaller lots.) · minimum lot area per dwelling unit: >= 2500 square feet (A lot of at least 4,950 square feet is conforming for two units; state-law exception applies to qualifying three-unit projects.)

    “The minimum area of any lot shall be five thousand (5,000) square feet, except as otherwise provided in subsection B of this section 17.08.040.”
    2 more reviewed findings on this topic
  • SetbacksSpecified

    Residential lots in the R-1 district.

    • Front setback is 15 feet, reducible to 10 feet for slopes of 15 percent or more or potentially to the block average under the stated condition.
    • Side setback is 5 feet, with the stated narrow-lot and garage/carport exceptions.
    • Rear setback is 10 feet.
    • Section 17.32.070 may provide exceptions.

    front setback: >= 15 feet (10 feet on qualifying slopes; block-average exception stated.) · side setback: >= 5 feet (Narrow-lot and garage/carport exceptions stated.) · rear setback: >= 10 feet (Except as provided in §17.32.070.)

    “The minimum required setbacks for any lot, except as provided in Section 17.32.070, shall be as follows: 1. Front setback: Fifteen (15) feet, with the following exceptions:”
    One more reviewed finding on this topic
    • Specified — Residential lots in the R-2 and R-3 districts.
      “The minimum required setbacks for any lot, except as provided in Section 17.32.070, shall be as follows: 1. Front Setback: Fifteen (15) feet, with the following exceptions:”
  • Lot coverageSpecified

    Lots in the R-2 and R-3 districts.

    • State-law housing-development exceptions may allow exceeding the stated maximum where needed to achieve the applicable floor-area ratio.

    R-2 maximum lot coverage: <= 50 percent (State-law housing-development exception stated.) · R-3 maximum lot coverage: <= 60 percent (State-law housing-development exception stated.)

    “The maximum coverage by all structures on any lot shall be sixty percent (60%);”
    One more reviewed finding on this topic
    • Specified — Lots in the R-1 district.
      “The maximum coverage by all structures on any lot shall be forty percent (40%).”
  • Building heightSpecified

    Structures in the R-1 district.

    • Maximum height is 28 feet on lots with slopes under 20 percent and 30 feet on lots with slopes of 20 percent or more.
    • Within 15 feet of the front lot line, structures are limited to 20 feet, subject to the garage/carport exception in the section.

    maximum height, slope under 20 percent: <= 28 feet (Front-lot-line and §17.32.060 exceptions apply.) · maximum height, slope 20 percent or more: <= 30 feet (Front-lot-line and §17.32.060 exceptions apply.)

    “Twenty-eight (28) feet, for lots having a slope of less than twenty percent (20%)”
    One more reviewed finding on this topic
  • Manufactured homesLimited

    Manufactured or mobile homes inside the R-MHP Residential Mobile Home Park District.

    • The construction, installation, management, and operation must comply with all applicable state and local laws and regulations.
    • The section specifically applies within a mobile home park in the R-MHP district.
    • The cited section incorporates California Health and Safety Code and California Code of Regulations Title 25 requirements.
    “All construction, installation, management, and operation procedures within the premises of a mobile home park in this district shall be in accordance with the provisions of all applicable state and local laws and regulations, including those laws and regulations specified below, and as may be amended over time:”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units in Brisbane’s R-1, R-2, R-3, R-BA, NCRO-2, SCRO-1, PAOZ-1, PAOZ-2 and PD districts.

    • No minimum lot size requirement.
    • Generally no more than one ADU per lot, subject to the stated multiple-family and state-exempt exceptions.
    • ADUs may not exceed 1,000 square feet except state-exempt units.
    • Side and rear setbacks are generally at least four feet, subject to the listed exceptions.
    • Height, lot coverage, floor-area-ratio, landscaping, facilities, and parking rules also apply.

    maximum ADU floor area: <= 1000 square feet (State-exempt units are governed by §17.43.070.) · side setback: >= 4 feet (Or the underlying district setback, whichever is less.) · rear setback: >= 4 feet (Existing legally permitted structures with nonconforming setbacks may be exempt.)

    “Accessory dwelling units may only be established or occupied in the R-1, R-2, R-3, R-BA, NCRO-2, SCRO-1, PAOZ-1, PAOZ-2 and PD zoning districts with an existing or proposed single-family, multiple-family dwelling, or dwelling group.”
  • Subdividing landRegulated (with conditions)

    Clustered development and related subdivision in the R-BA Brisbane Acres Residential District.

    • At least 40 percent of the total site area must be permanently dedicated as conserved habitat.
    • The site must be subdivided into lots no less than 5,000 square feet.
    • No clustered development is allowed on a site smaller than 40,000 square feet.
    • A city-council use permit and design permit are required, with planning-commission review and stated findings.

    minimum subdivided lot area: >= 5000 square feet · minimum clustered-development site area: >= 40000 square feet · conserved habitat: >= 40 percent of total site area

    “A minimum of forty percent (40%) of the total area of the site shall be permanently dedicated as conserved habitat.”
  • Building in a floodplainRequired

    New construction and substantial improvements in Brisbane areas of special flood hazard.

    • All new construction and substantial improvements must satisfy the cited anchoring standard.
    • Additional materials, construction-method, elevation, flood-opening, utility, subdivision, and manufactured-home standards appear elsewhere in §15.56.081.
    • Residential lowest-floor elevation and certification requirements apply by flood zone.
    “In all areas of special flood hazards, the following standards are required: A. Anchoring. 1. All new construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.”
  • Short-term rentalsLimited

    Short-term rentals inside Brisbane city limits.

    • A city short-term-rental permit is required under BMC Chapter 17.35.
    • Only hosted stays are authorized; unhosted stays are prohibited.
    • Short-term rentals may occur only in legal single-family dwelling units and not in ADUs.
    • The permit is limited to the named host and expires upon sale, transfer, or loss of the host’s permanent residence.
    • The cited approval limits overnight occupancy to two guests per rented room, excluding children, and imposes tax, business-license, insurance, parking, inspection, and other conditions.

    permit duration: 2 years (Renewed permit commencing from final action.) · overnight guests per rented room: <= 2 persons (Children excluded.) · liability insurance: >= 500000 USD (Specifically for short-term-rental activity.)

    “This ordinance authorizes only hosted stays and prohibits unhosted stays, as such terms are defined in BMC Section 17.35.020.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Brisbane or San Mateo County directly.

  • Building permit — Building work inside Brisbane city limits.
  • Owner-builder exemption — Owner-builders performing construction inside Brisbane city limits.
  • Certificate of occupancy — Buildings inside Brisbane city limits.
  • Minimum dwelling size — Dwellings inside Brisbane city limits.
  • Living in an RV — Occupancy of recreational vehicles on private land inside Brisbane city limits.
11 more unanswered
  • Camping on your land
  • Tiny homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Permit fees

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Brisbane publishes no rule on the point, not that none exists. San Mateo County’s page lists the county offices to call.

← All of San Mateo County: county rules, score and offices