Local jurisdiction · San Mateo County

Millbrae Zoning, Planning & Building Codes

What you can build in Millbrae depends on its local zoning and planning code, layered on the California Building Standards Code. Ask GoCodebook about any Millbrae address.

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Key points

Zoning districts & allowed uses Setbacks & height limits FAR, lot coverage & density Building permits Remodels & change of use ADUs & JADUs Parking requirements Planning & design review

Last reviewed: July 3, 2026

Overview

Millbrae’s land‑use rules live in Title 10 — Planning and Zoning, with the zoning chapter collected in Chapter 10.05 (the city’s zoning code) and arranged by Articles that set up the map, district rules, overlays/specific plans, and procedural rules. The code uses conventional district families (residential tiers, commercial, industrial, public/open space) plus planned‑development and specific‑plan districts (notably the Millbrae Station Area and the Downtown/El Camino Real specific plans). Read this page as a practical map to where the rules you’ll need live and which sections to read for standards, design review, parking and state housing law interactions. (Adoption and general purpose are at § 10.05.0100 and the Title table of contents is shown in the Chapter index.)

How Millbrae's code is organized

  • Title: Title 10 — Planning and Zoning; zoning is Chapter 10.05 (Zoning). See § 10.05.0100 for adoption and the chapter table of contents listing Articles I–XXXV.
  • Structure: Articles set definitions (Article II), the zoning map and district establishment (Article III, e.g. § 10.05.0300, § 10.05.0320), district regulations (Articles IV–XVII), and procedures (design review, permits, variances) in later Articles (e.g., § 10.05.2500–§ 10.05.2550).
  • Where to look:
    • District rules and permitted uses are in each district article (e.g., R‑1 at § 10.05.0600–0620; R‑2 at § 10.05.0700–0720; R‑3 at § 10.05.0800–0820).
    • Citywide procedural rules — zoning permits and the building‑permit path — are in § 10.05.2510 and the design‑review rules start at § 10.05.2500.

(First for quick navigation: Millbrae Zoning)

Zoning district families (where they are and what they do)

Millbrae organizes districts in conventional families; the code gives each an Article with purpose, permitted/conditional/accessory uses, and development standards.

  • Residential

    • R‑1 (single‑family) — purpose and uses at § 10.05.0600–0610; development standards (lot minimums, lot coverage 50%, FAR 55%) at § 10.05.0620.
    • R‑1LL (single‑family large lot / hillside) — standards including lot coverage 40% and FAR 55% at § 10.05.0500–0520.
    • R‑2 (duplex/triplex) — permitted uses and accessory uses (including ADUs/JADUs as accessory uses) at § 10.05.0700–0710; development standards (example: lot coverage 50%, FAR 0.88) at § 10.05.0720.
    • R‑3 (multifamily) — higher densities; lot coverage 75%; FAR may be unlimited where specified — see § 10.05.0800–0820.

  • Commercial / Mixed‑use / Specific plans

    • C (Commercial) — rules and development standards are in § 10.05.1000 and § 10.05.1020 (examples: max height 40 ft, flexible lot coverage up to 100%, parking defined by the parking table).
    • Downtown and El Camino Real Specific Plan (DTECRSP) — the specific plan district and standards are implemented via § 10.05.1100–1130 and the specific‑plan document is incorporated by reference; design, heights, FAR and parking are governed by the DTECRSP (see § 10.05.1120).

  • Industrial / Public / Open / Planned

    • I (Industrial) — uses and standards (e.g., height 40 ft, lot coverage 50%) at § 10.05.1200–1220.
    • PF (Public Facilities) — purpose & uses at § 10.05.1300–1310; development standards typically set by conditional use permit (§ 10.05.1320).
    • OS (Open Space) — purpose and case‑by‑case standards at § 10.05.1400–1420.
    • PD (Planned Development) — flexible, project‑level zoning requiring conceptual/precise plans; procedures start at § 10.05.1500–1510 and precise plan approvals are required before permits (§ 10.05.1570).

  • Area‑specific planned districts

    • Millbrae Station Area Planned Development (MSAPD / MSASP) — a tailored planned‑development article that implements the Millbrae Station Area Specific Plan; the MSASP is incorporated by reference and site development plan/ design review procedures are set out at § 10.05.1705–1715 and § 10.05.1720.

(See Millbrae Land Use and Millbrae Overlay Districts for links to specific plan/overlay pages.)

Citywide development standards (how setbacks, height, FAR, lot coverage, parking are handled)

  • General approach: District articles carry the primary numeric standards — minimum lot widths/areas, lot coverage, FAR, and maximum heights are specified in each district article (examples: R‑1 FAR 55% at § 10.05.0620; C max height 40 ft at § 10.05.1020; I height 40 ft, lot coverage 50% at § 10.05.1220).
  • Setbacks and encroachments: District articles list front/side/rear yard rules and allowed projections/encroachments (see the setback and encroachment rules included with many district standards; e.g., multi‑family setback rules and permissible projections are described in § 10.05.0820 and related development sections).
  • Parking: The city centralizes parking minima in the parking requirements table — parking requirements for permitted, conditional and accessory uses are listed in § 10.05.2100 (district articles repeatedly point to this parking table). For any change of use that would leave less than 50% of required parking on site a conditional use review may be required (see examples in § 10.05.1230 and § 10.05.1220). (See Millbrae Parking.)
  • Airport constraints / overlays: Many district standards require compliance with the Airport Land Use Compatibility Plan (ALUCP) and related disclosures — districts explicitly reference Article XVI (Airport Land Use Compatibility) (e.g., § 10.05.1020.C, § 10.05.1220.C, § 10.05.1330). Projects near SFO must follow that overlay’s special procedural and disclosure rules.

(First natural mention: Millbrae Development Standards and Millbrae Parking)

Design standards, discretionary review, and design review process

  • Design review sits in the procedures Article: § 10.05.2500 onward governs design review: approvals by the planning commission (or director for some projects), one‑year effective period for approvals, appeals to city council within ten days, and the rule that no building permit is issued until design review approval is final and submitted construction plans conform to approved exhibits (see § 10.05.2500–§ 10.05.2520).
  • Site development plans and planned development projects (e.g., MSAPD) require site development plan review and specific findings by the planning commission; time limits and modification rules are in § 10.05.1720–1730.
  • Design and development conditions imposed through design review and site development plans must be implemented as approved; selective omission can lead to denial of final inspections or certificates of occupancy (§ 10.05.2500.F–G).

(First natural mention: Millbrae Design Review)

Specific plans & overlays that matter

  • Millbrae Station Area Specific Plan (MSASP) — incorporated by reference into the MSAPD article; MSASP goals, design guidelines, and development capacities govern projects in the station area and are enforced through the site development plan and conditional‑use/site review processes (§ 10.05.1705–1715, § 10.05.1720).
  • Downtown & El Camino Real Specific Plan (DTECRSP) — the DTECRSP provides area‑specific development standards (heights, FAR, parking, setbacks) that are applied via § 10.05.1100–1120.
  • Overlay/combinations: The code provides combining districts (e.g., the Office combining "-O" district at § 10.05.0900), and repeatedly references Article XVI for Airport Land Use Compatibility — check Article XVI and the zoning map for overlay boundaries. (See Millbrae Overlay Districts.)

Building permits & review — typical permit path (city‑wide)

  1. Pre‑application: review project‑specific constraints (zoning district, specific plan, Airport ALUCP). Consult district article for permitted uses and standards (e.g., § 10.05.0620, § 10.05.1020).
  2. Planning approvals (if required): zoning permit (§ 10.05.2510), design review (§ 10.05.2500), conditional use permit (§ 10.05.2520), site development plan for MSAPD or PD projects (§ 10.05.1720, § 10.05.1500).
  3. Entitlements expire if not acted on within the code’s stated limits (e.g., design review approvals are effective for one year unless extended; extension/expiration rules at § 10.05.2500 and § 10.05.2550).
  4. Building permit issuance is contingent on planning approvals and compliance with the California Building Standards; the code requires construction plans to be in substantial compliance with approved planning exhibits and the California Building Codes before issuing building permits (§ 10.05.2500.F references California Building Codes). (See California Building Standards Code)

State housing law in Millbrae — how it interacts with the local code

Summary: Millbrae’s code incorporates or recognizes multiple state housing statutes by (1) allowing ADUs/JADUs as accessory uses in residential districts, (2) creating local objective standards for SB 9, and (3) retaining a local density‑bonus reference. Specifics below.

  • Accessory Dwelling Units (ADUs / JADUs)

    • ADUs and junior ADUs are explicitly listed as accessory uses in multiple residential district use lists (for example, R‑1 accessory uses include accessory dwelling units and junior accessory dwelling units at § 10.05.0610; R‑2 and R‑3 list ADUs as accessory uses as well). That means ADUs are treated as permitted accessory uses in those zones, subject to the code’s development standards and any ADU‑specific provisions referenced by the city. (See Millbrae ADUs and California ADU law.)
    • The code also defines ADU in cross‑references used elsewhere (SB 9 article references MMC § 10.05.3200(A) for the ADU definition — see § 10.05.3510).

  • SB 9 (two‑unit + lot split) — local objective standards

    • Millbrae adopted an Article specifically implementing objective standards and affordability rules for SB 9 projects: Article XXXV — Objective Standards And Affordability Requirements For Two‑unit Residential Development And Urban Lot Splits (start § 10.05.3505; definitions at § 10.05.3510). The Article establishes objective development standards, definitions (including references to ADU definitions) and affordability requirements for SB 9 projects. This is the local implementation point for SB 9 activity.

  • Density bonus

    • The code has a local density‑bonus provision listed in the commercial Article heading (§ 10.05.0430 is titled “Density bonus” in the Article list), meaning local density bonus rules are recognized in the ordinance structure — read § 10.05.0430 for the specific text.

  • Rent control / tenant protections

    • No rent‑control or local rent‑stabilization ordinance text was located in the retrieved portions of Title 10 (zoning). If your question is specifically about rent control or tenant protections, verify against the city’s municipal code outside Title 10 or contact the city — Not found in retrieved materials. (Verify with the jurisdiction.)

(First natural mention: Millbrae ADUs and California housing laws)

Practical orientation — what to read first for common projects

  • Small home remodel or ADU: check the applicable residential district uses (§ 10.05.0610, § 10.05.0710, § 10.05.0810), the ADU cross‑references (ADUs are accessory uses in those articles), then design review/zoning permit rules (§ 10.05.2510, § 10.05.2500).
  • New infill housing or SB 9 lot split: start at Article XXXV (§ 10.05.3505–3510) which sets SB 9 objective standards and affordability requirements, then the district development standards for setbacks, FAR, and parking (§ 10.05.0620, § 10.05.0720, § 10.05.0820, § 10.05.2100).

Information gaps / things to verify with planning staff

  • The code text for a dedicated ADU chapter (full local ADU development standards, objective sizing limits, or ministerial submittal checklist) was not retrieved in full — while ADUs are listed as accessory uses in district use lists, consult the city’s ADU procedural page or staff to confirm specific local ADU objective standards (see § 10.05.0610 et seq. for evidence that ADUs are allowed).
  • The full Airport Land Use Compatibility Article (Article XVI) text is referenced repeatedly but its full section number and text was not included in the retrieved snippets — applicants near SFO must confirm ALUCP thresholds with planning staff.
  • Local rent‑control rules (if any) were not found in Title 10 excerpts provided — check other parts of the municipal code or contact the city clerk/legal. Not found in retrieved materials.

Source References

  • Millbrae Municipal Code — Title 10 (Planning & Zoning), Chapter 10.05 (Zoning), downloaded from ECode360 (Millbrae). Primary chapters cited include the district articles and procedural articles (see the Code index and articles referenced above). — https://ecode360.com/MI4538
  • R‑1 district (single‑family) — § 10.05.0600–0620
  • R‑2 district (duplex/triplex) — § 10.05.0700–0720
  • R‑3 district (multifamily) — § 10.05.0800–0820
  • Commercial district development standards — § 10.05.1000, § 10.05.1020 (examples: height, lot coverage, setbacks)
  • Industrial district development standards — § 10.05.1200–1220
  • Downtown & El Camino Real Specific Plan (DTECRSP) — § 10.05.1100–1130
  • Millbrae Station Area Specific Plan / MSAPD — § 10.05.1705–1715, § 10.05.1720
  • Design review & zoning permits — § 10.05.2500–2520 (no building permit issued until compliance)
  • SB 9 / two‑unit urban lot split objective standards — § 10.05.3505–3510 (Article XXXV)

Where to read the Millbrae code

The Millbrae municipal and zoning code is published on eCode360 — view the official Millbrae code library. That lets you read the ordinance section by section.

GoCodebook goes beyond browsing eCode360 (see how they compare): it reads the Millbrae ordinance together with the California Building Standards Code and answers your question — zoning, setbacks, FAR, height, ADUs, permits — with the controlling citation for your parcel.

Who this affects

Millbrae homeownersReal estate developersArchitects & designersReal estate agentsInvestorsGeneral contractorsADU buildersPermit consultants

Frequently asked questions

What zoning districts does Millbrae have?

Millbrae’s zoning code lists multiple district families: R‑1 (single‑family) § 10.05.0600–0620, R‑1LL (large lot hillside) § 10.05.0500–0520, R‑2 (duplex/triplex) § 10.05.0700–0720, R‑3 (multifamily) § 10.05.0800–0820, C (commercial) § 10.05.1000–1020, I (industrial) § 10.05.1200–1220, PF (public facilities) § 10.05.1300–1320, OS (open space) § 10.05.1400–1420, PD (planned development) § 10.05.1500–1510, and area‑specific districts such as the DTECRSP § 10.05.1100–1120 and MSAPD/MSASP § 10.05.1705–1715.

Do I need a permit to remodel or add on in Millbrae?

Yes — zoning permits are required for structures erected, altered, or for changes in use under § 10.05.2510; many projects also require design review under § 10.05.2500 and building permits that must comply with the California Building Codes before issuance. Check the district article for any special restrictions.

Does Millbrae allow accessory dwelling units (ADUs) and junior ADUs?

ADUs and JADUs are listed as accessory uses in the residential district use lists (for example R‑1 § 10.05.0610, R‑2 § 10.05.0710, R‑3 § 10.05.0810). That means ADUs are permitted as accessory uses, but you should confirm local ADU objective standards and submittal requirements with planning staff (the district use lists show they are allowed but the ADU-specific procedural language was not fully retrieved here).

What parking rules apply to my project?

Parking minima and rules are centralized in the city’s parking requirements table referenced repeatedly in district articles — see § 10.05.2100 (district articles point to that table when describing parking obligations). Some change‑of‑use situations that reduce onsite parking below 50% of required may trigger conditional review in certain districts; see district examples in § 10.05.1230 and § 10.05.1220.

How are heights, lot coverage and FAR controlled?

Numeric controls are set in each district article: example controls include R‑1 FAR 55% and lot coverage 50% (§ 10.05.0620), R‑2 lot coverage 50%, FAR ~0.88 (§ 10.05.0720), R‑3 lot coverage 75% (§ 10.05.0820), and C and I district heights of 40 ft in many district standards (§ 10.05.1020, § 10.05.1220). Always read the district article for the numeric standards that apply to your parcel.

Where is design review and how long does approval last?

Design review rules begin at § 10.05.2500; the planning commission (or director where allowed) approves, conditionally approves, or disapproves and approvals are normally effective for one year (or a shorter/longer period up to three years if designated) and may be extended by the commission. Appeals go to the city council (ten‑day appeal period). Construction plans used for a building permit must be in substantial compliance with the approved design review exhibits before a building permit is issued.

Does Millbrae have SB 9 rules?

Yes. Millbrae created Article XXXV to establish objective standards and affordability requirements for SB 9 two‑unit development and urban lot splits — see § 10.05.3505 (purpose) and definitions at § 10.05.3510. That Article is the local implementation of SB 9 objective rules.

Are there special fees or impact fees in the Station Area?

Yes. The MSASP area has a dedicated development impact fee and fee adoption/resolution procedure found in the Station Area fee article (examples and the fee authority are set out in § 10.05.1810–1820). Projects in the MSASP should expect MSASP‑area impact fees as well as other citywide fees.

Does Millbrae’s zoning code require Airport compatibility checks?

Yes — many districts explicitly require compliance with the Airport Land Use Compatibility Plan and related disclosures; districts reference Article XVI for ALUCP consistency (see examples in § 10.05.1020.C, § 10.05.1220.C, § 10.05.1330). If your project is near SFO, include ALUCP review in early planning.

Is there rent control in Millbrae’s zoning title?

A rent‑control or rent‑stabilization program was not found in the retrieved portions of Title 10 (zoning articles). For rent control or tenant‑protection questions, check other municipal code titles or contact the city attorney/city clerk. Not found in retrieved materials.

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