Building

NEW  FOR 2024

NEW OUTDOOR LIGHTING REGULATIONS IN EFFECT 3/1/2024: New outdoor lighting, including lamps and fixtures, that is installed on or after March 1, 2024 will have to comply with the City's new outdoor lighting ordinance. By March 1, 2025, existing lighting should be adjusted to comply with some aspects of the new regulations. All existing lighting in commercial districts will have to comply with the ordinance by March 1, 2029, and residential districts will have to comply by March 1, 2034. Check out more information on the Dark Sky Ordinance webpage.

Registration for Earthquake Brace + Bolt (EBB) program is now CLOSED. 

• See Program Rules at: www.earthquakebracebolt.com/What-is-EBB/Program-Rules
• For questions about the subsequent building permit process, please contact Amy Listmann or email the Building Division

The San Francisco Bay Regional Water Quality Control Board has adopted the third reissuance of the Municipal Regional Stormwater Permit, or MRP 3.0.  This reissuance includes significant changes and additional requirements in Provision C.3.  A summary of key changes follows. 
Effective July 1, 2023:

• Impervious surface threshold for most projects have dropped from 10,000 to 5,000 sq ft, including for new roads and the addition of a travel lane to an existing road.​
• New categories of regulated projects include:
  • Road and sidewalk repair projects ≥ 5,000 contiguous sq ft
  • Road reconstruction and pavement widening ≥ 1 contiguous acre
  • Detached single family home that creates or replaces ≥ 10,000 sq ft

Please visit our Stormwater page for more information and resources.

NEW Brisbane TDM Policy:

Any of the following types of projects to incorporate trip reduction measures and perform on-going monitoring and reporting requirements based on a tiered system:

1. Any development, construction, or infrastructure project that generates at least 100 ADT, or
2. Any nonresidential project applying for a planning or building permit for improvements valued at more than $500,000 in construction costs, regardless of the number of average daily trips generated, or
3. Any project involving additions, alterations, or major rebuilds to a lawfully constructed building completed within any five year period, regardless of the number of average daily trips generated.

More information about Brisbane's TDM Ordinance is available the City's TDM webpage. You may also subscribe to the City of Brisbane TDM Strategy notification list for updates.

Timing of the Construction of Off Site Improvements:

Effective November 5, 2023, where a building permit requires the applicant to construct certain off site improvements, such as road widening, retaining walls, and/or parking spaces, the construction of all such off site improvements must be performed on a schedule approved by the city engineer and before beginning any on site construction unless the city engineer authorizes specific onsite construction before off site improvements are completed. The adopted ordinance is available online.

Electronic Building Permit Application Submittal Required

All building permit applications must be filed electronically via the City of Brisbane’s Building Permits webpage.  Note that due to current circumstances plan review times may be longer than normal, and your understanding is appreciated. Issuance of Building Permits are done remotely as well. 

• View your property's permit activity, apply for a building permit, estimate building permit fees, or file a code enforcement complaint online at the GreenVue Permit Center

Inspections

To request an inspection, call the Building division during business hours at (415) 508-2120 or email building@brisbaneca.org. Inspection requests must be submitted at least 48 hours prior to the desired inspection date. Inspections for residential and most commercial construction activity are performed in the afternoon Monday-Thursday and morning on Friday.  The City has the capability to perform certain commercial inspections remotely via Face Time or Zoom if arranged in advance.

Related Reference Webpages 

• Brisbane Building Efficiency Program: Identify opportunities to save money and contribute to a more efficient, safe, and comfortable environment by reviewing resources available to help during Program compliance and beyond. Buildings of all sizes can benefit from benchmarking and improvements in resource use. Reporting for benchmarking of energy and water is due annually by May 15. Please review the Building Efficiency Program for more information.
• Building Electrification Requirements: Section 15.04.043 of the Brisbane Municipal Code requires all new construction in the City to be all-electric subject to certain exceptions. However, in 2023 a Ninth Circuit federal appellate court determined that federal law preempts state and local laws prohibiting or unreasonably limiting the installation of new natural gas infrastructure in new construction. The City of Brisbane is within the Ninth Circuit and therefore the City Attorney’s Office has advised the City’s Building Department that Brisbane’s limitations on new natural gas infrastructure are not enforceable. It is the City’s preference is that all new construction be all electric, not a requirement. Finally, the City’s requirement that new construction be prewired for electric appliances remains in force (e.g., if a builder proposes to only have natural gas piping).
   Please refer to our handout on why and how you should go electric! 
• Grading: If your project involves site grading of more than 5 cubic yards, check with the Dept. of Public Works for grading permit requirements. For larger projects, Planning Commission review is required prior to Public Works approval of a grading permit. Please contact the Community Development Department for any grading projects within the San Bruno Mountain Habitat Conservation Plan Area or involves more than 50 cubic yards of material.
• Housing Services, Information, & Resources: Housing resources, such as healthy homes information, rental unit habitability, and housing rehabilitation and repair programs are available from brisbaneca.org/housing-resources
• Solar Energy: Solar energy generation systems are required for all new construction in Brisbane.  Additionally, if you are interested in installing rooftop solar on your existing home or duplex, your application may be eligible for streamlined processing and inspection. Visit the Residential Rooftop Solar page to view the eligibility criteria and download the required checklists and forms. If your application isn’t eligible for streamlining, check out the Solar Energy Systems page for guidelines for non-streamlined applications. 
• Stormwater: The California Water Board has requirements that the cities are required to enforce through the municipal regional permit.  These apply to new and existing projects that meet certain thresholds. Visit the Stormwater webpage for more information. 
• Tree Removal and Landscaping:  Refer to the Tree Removal and Landscaping webpage for applicable requirements; these can be stand-alone projects or part of a site development application package.