Local zoning · Millbrae

Millbrae — Land Use

Land Use under the Millbrae local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what the City of Millbrae's zoning ordinance (Title 10, Planning and Zoning) actually says about land use: which zoning districts allow which uses (permitted, conditional, accessory), and the most decision-relevant dimensional and program standards that apply. Use this as a code-grounded reference; parcel-specific interpretations (overlays, ALUCP, or site constraints) must be confirmed with the city. See the city's general Millbrae zoning & planning overview for broader context.

Key cross-references you will see below include requirements for parking (MMC § 10.05.2100), design review, overlays like the -O combining district, accessory dwelling rules (see ADUs), and airport-related consistency requirements; follow each project's checklist to those programs rather than assuming automatic approval.

How to read this page

  • Every district subsection names the district in bold (e.g., R-1) and cites the controlling ordinance section by the § number. The citation is followed by the file preview marker pointing to the retrieved ordinance text (for verification).
  • Where the ordinance text was not fully captured in the uploaded files (for example, image-based land use table rows were omitted) I note that as "Not found in retrieved materials" — verify with the jurisdiction.

District-by-district breakdown

Note: The land use table is the controlling list of permitted/conditional/accessory uses. See § 10.05.0410 for the table and the rule that unlisted uses are prohibited unless the Community Development Director finds them similar. § 10.05.0410 .

R-1LL (Single-family Residential Large-Lot)

  • Purpose: Large-lot single-family residential (correlates to General Plan low-density designations). See Article V, MMC § 10.05.0510. Not all R-1LL specifics were captured in the retrieved text; consult MMC § 10.05.0510 directly. Not found in retrieved materials.

R-1 (Single-family Residential)

  • Purpose: Preserve detached single-family character. § 10.05.0600 .
  • Permitted uses: single-family dwellings and state-regulated residential care facilities. § 10.05.0610 .
  • Conditional uses: places of worship, schools (Pre-K–12), country clubs, golf courses, parks, utility services, wireless communications facilities, and bed & breakfasts. § 10.05.0610 .
  • Accessory uses: home occupations, short-term residential rentals, accessory dwelling units (ADUs), and junior ADUs. § 10.05.0610 . (See Millbrae ADUs page for procedural/state-law integrations: Millbrae ADUs.)
  • Key development standards: Minimum lot width: 50 ft (interior), 60 ft (corner); lot area: 5,000 sq ft; lot coverage: 50%; FAR: 55%. § 10.05.0620 .
  • Parking: See city off-street parking table (MMC § 10.05.2100) and the R‑1 requirement that each single-family dwelling have two side‑by‑side garage spaces or seek alternatives per single-family parking guidelines. § 10.05.0620 and § 10.05.2100 .

R-2 (Duplex/Triplex Residential)

  • Purpose: Medium-density attached single-family atmosphere for duplexes/triplexes. § 10.05.0700 .
  • Permitted uses: single-family, duplexes, triplexes, state-regulated residential care facilities. § 10.05.0710 .
  • Conditional uses: care facilities, places of worship, schools, parks, utilities, wireless communications, bed & breakfasts. § 10.05.0710 .
  • Accessory uses: home occupations, short-term rentals, ADUs, junior ADUs. § 10.05.0710 .
  • Key development standards: lot width: 50 ft (interior), 60 ft (corner); lot area: 5,000 sq ft (interior), 6,000 sq ft (corner), 7,500 sq ft for triplex lots; lot coverage: 50%; FAR: 88%. Setbacks for units vary by unit type (one- and two-family vs triplex) — see the setback table in § 10.05.0720 for the detailed breakdown. § 10.05.0720 .
  • Parking: MMC § 10.05.2100 applies; R‑2 also has landscaping and rear yard open-space requirements. § 10.05.0720 .

R-3 (Multifamily Residential)

  • Purpose: Highest residential density; support apartment living with shared facilities. § 10.05.0800 .
  • Permitted uses: single-family, duplexes, triplexes, multiple-family dwellings, care facilities, state-regulated residential care. § 10.05.0810 .
  • Conditional uses include rooming/boarding, clubs, community centers, places of worship, schools, parks, utility services, medical/professional offices, bed & breakfasts, commercial lodging. § 10.05.0810 .
  • Accessory uses: home occupations, short-term rentals, ADUs, junior ADUs. § 10.05.0810 .
  • Key standards: lot width: 50 ft (interior), 60 ft (corner); lot area: 5,000 sq ft (interior); lot coverage: 75%; FAR: no limit per the text captured. § 10.05.0820 .

C (Commercial or "C" District)

  • Purpose: General commercial uses appropriate to major thoroughfares (General Plan: general commercial). § 10.05.1000 .
  • Permitted uses: general restaurants, take‑out only restaurants, general offices, medical/professional offices, banks, dry cleaners, laundromats, personal-care uses, repair shops (not auto), pet grooming, convenience stores, retail ≤ 5,000 sq ft, retail 5,001–10,000 sq ft, emergency/transitional/supportive housing. § 10.05.1010 .
  • Conditional uses: a long list including multi-family (flats), care facilities, lodging, supermarkets, automotive service, fuel stations, drive-throughs, bars, large retail >10,000 sq ft, parking structures and many others; changes of use that reduce on‑site parking below 50% are conditional. § 10.05.1010 .
  • Accessory uses: drive-through facilities (where allowed), home occupations, outdoor dining/display, short-term rentals, ADUs. § 10.05.1010 .
  • Development standards: minimum lot width: 25 ft; area: 2,500 sq ft; lot coverage: 100%; FAR: no limit; max height: 40 ft (subject to ALUCP/airport requirements). Setbacks often none except when adjacent to alleys or residential zones (then 10 ft). See § 10.05.1020 for height, setbacks, and exceptions. § 10.05.1020 .
  • Parking: See city parking table (§ 10.05.2100) and note the special rule that changes of use where on-site parking would be less than 50% of required parking are treated as conditional. § 10.05.1010 and § 10.05.1020 .

I (Industrial)

  • Purpose: Manufacturing, bulk wholesale, selected industrial uses away from sensitive uses. § 10.05.1200 .
  • Uses and development standards: The ordinance sets a range of industrial uses and performance expectations; the full permitted-uses list and parking standards are in the land use table and the parking table (MMC § 10.05.0410, § 10.05.1210, § 10.05.2100). Not all individual I‑district permitted uses were captured in the uploaded snippets — verify MMC §§ 10.05.1210–1220. Not found in retrieved materials for the detailed list. .

PF (Public Facilities)

  • Permitted: governmental offices/operations, community centers/educational facilities, and facilities that support the city's economic sustainability. § 10.05.1310 .
  • Conditional: utility services, wireless communications facilities. § 10.05.1310 .
  • Development standards set by CUP or project-specific review; many PF projects must comply with the Airport Land Use Compatibility Plan (ALUCP). § 10.05.1320–1330 .

OS (Open Space)

  • Purpose: Preserve public natural/open areas and parks. § 10.05.1400 .
  • Permitted: open space and parks. Conditional: wireless communications facilities; accessory: none. § 10.05.1410 .
  • Standards: Development regulations for OS are determined case‑by‑case. § 10.05.1420 .

DTECRSP (Downtown & El Camino Real Specific Plan District)

  • Purpose: Encourage transit‑oriented, mixed‑use development (housing, restaurants, offices, hotels). § 10.05.1100 .
  • Uses and standards: The specific plan contains the permitted/conditional lists and development standards (off-street parking, setbacks, heights, FAR) — see MMC §§ 10.05.1110–1120 and the specific plan documents. § 10.05.1110–1120 .

PD (Planned Development)

  • Any use consistent with the General Plan and a city‑approved conceptual development plan may be allowed; PD creation and precise-plan requirements are in MMC §§ 10.05.1510–1520. Project-specific standards and allowed uses are set in the approved conceptual/precise development plan. § 10.05.1510–1520 .

-O (Office Combining District)

  • Purpose: Allow office uses by conditional use permit on qualifying residential lots adjacent to commercial zones. § 10.05.0900–0910 .
  • Permitted uses: none by right; Conditional: general/medical/professional offices only (by CUP). § 10.05.0910 .
  • Development standards: The standards match the residential district the -O is attached to; parking and design review rules apply (see § 10.05.0930 and Article XXV on design review). § 10.05.0930 .

Quick Decision Table (most decision-relevant items)

District Key Permitted Uses (high-level) Lot min width / area Lot coverage / FAR Notable setbacks or height rules Code Reference
R-1 Single-family; state-regulated care 50 ft / 5,000 sq ft 50% coverage / 55% FAR Front/side/rear rules, landscaping requirements; ALUCP applies § 10.05.0610, § 10.05.0620
R-2 Duplexes, triplexes, single-family 50 ft / 5,000 sq ft (triplex 7,500 sq ft) 50% coverage / 88% FAR Unit-type setbacks differ (see § 10.05.0720) § 10.05.0710–0720
R-3 Multi-family 50 ft / 5,000 sq ft 75% coverage / FAR: no limit (per text) Higher density; see § 10.05.0820 § 10.05.0810–0820
C Offices, small–medium retail, restaurants 25 ft / 2,500 sq ft 100% coverage / FAR: no limit Max height 40 ft (airport rules apply); many setbacks none unless adjacent to R § 10.05.1010–1020
PF Government, community/education Set in CUP / project Determined in CUP Must comply with ALUCP in many cases § 10.05.1310–1330
OS Parks, open space Case-by-case Case-by-case Case-by-case § 10.05.1410–1420
DTECRSP Mixed-use, transit oriented Specified in specific plan Specified in specific plan Specific plan controls heights/setbacks § 10.05.1100–1120

(For detailed parking requirements, consult MMC § 10.05.2100 and the parking table — parking is cross-referenced in multiple district sections.) § 10.05.2100 .

Practical guidance & interpretation notes

  • The Land Use Table in § 10.05.0410 is the operative cross-district catalogue: a use must appear there as P/C/Accessory to be allowed, otherwise it is prohibited unless the Community Development Director finds it "sufficiently similar." § 10.05.0410 .
  • Many districts explicitly require compliance with the San Francisco International Airport ALUCP (airspace/noise/safety) — factor this into any development near the airport; see the repeated ALUCP cross-references (e.g., § 10.05.1330, § 10.05.1020, § 10.05.0620, etc.). § 10.05.1330 .
  • Conditional uses (CUPs) commonly trigger design review; for example the -O combining district requires design review for new office structures (see § 10.05.0930 referencing Article XXV). See Millbrae's design review rules for the process and submittal requirements. § 10.05.0930 .
  • Accessory Dwelling Units are listed as accessory uses in residential districts; however ADU procedures involve both state law and local implementation — consult the city's ADU rules and California ADU law as well as Millbrae's ADU page. § 10.05.0610, § 10.05.0710, § 10.05.0810 .

Links to check while preparing applications: city Millbrae Zoning, Millbrae Development Standards, Millbrae Parking, Millbrae Overlay Districts, Millbrae ADUs, and the state California Building Standards Code (for building permit coordination — separate from land use).

Checklist (what an applicant must satisfy for a typical land‑use application)

  • Confirm the parcel's zoning district and any overlays (e.g., -O, PD, DTECRSP). Verify in city zoning maps and MMC § 10.05.0410.
  • Confirm the proposed use is Permitted (P), Conditional (C) or Accessory in the land use table (MMC § 10.05.0410).
  • Calculate required off-street parking from MMC § 10.05.2100 and show on plans; if proposed change would leave <50% of required parking on-site, expect conditional use review in many zones. § 10.05.2100, § 10.05.1010
  • Confirm dimensional compliance: lot width, lot area, lot coverage, FAR, height, and setbacks per the applicable district (§ 10.05.0620, § 10.05.0720, § 10.05.0820, § 10.05.1020, etc.).
  • Determine whether the project requires a conditional use permit or falls under allowed accessory uses; if CUP is required, prepare for public noticing and Planning Commission review (Article XXV referenced in multiple sections). § 10.05.0930, § 10.05.0410
  • If CUP or substantial exterior work is involved, expect design review per Article XXV; coordinate with the Millbrae Design Review process. § 10.05.0930
  • Check for ALUCP/airport constraints (required in many district sections) and prepare any required airport evaluations/disclosures. § 10.05.1330, § 10.05.0620, § 10.05.1020
  • Review landscaping & screening requirements (e.g., front yard landscape % in R-1/R-2) and surface paving requirements; see Millbrae Landscaping and Screening. § 10.05.0620, § 10.05.0720
  • For ADUs, confirm state/local ADU interplay and permit route (ministerial vs discretionary). See Millbrae ADUs and California ADU law.

Risks & Ambiguities

Issue Why it matters What to verify
Missing or image-based rows in the Land Use Table The uploaded files omitted picture text for parts of Table 1 (land use by district); relying on partial text risks misclassifying a use. Confirm the full Table 1 in MMC § 10.05.0410 on the city's code website or with planning staff.
Airport Land Use Compatibility Plan (ALUCP) requirements Multiple districts require ALUCP compliance; this can add noise mitigation, avigation easements, and height limits. Request ALUCP consistency determination for the parcel; see MMC references in § 10.05.1330, § 10.05.1020, § 10.05.0620.
Height exceptions vs variance procedures Some districts allow planning-commission height exceptions with conditions; larger height increases require a variance. Misreading could lead to an incorrect entitlement path. Check § 10.05.1020.C (C district height exceptions) and the variance article; confirm required findings. § 10.05.1020
Overlay or project-specific PD requirements PD and DTECRSP often set different standards than base zoning; treating base standards as controlling could cause noncompliance. If parcel is in a PD or DTECRSP, use the specific plan or approved PD development plan (MMC §§ 10.05.1100–1120, 10.05.1510–1520).
Parking-table assumptions The code specifies special rules (e.g., change of use where available parking <50% triggers conditional review). Miscomputing parking can change entitlement. Calculate per § 10.05.2100 and confirm assumptions for multitenant sites (MMC cross-references in § 10.05.1010).
Missing specifics for I district uses in uploaded snippets The industrial permitted/conditional list was not fully captured. Confirm MMC §§ 10.05.1210–1220 directly; verify performance standards and nuisance/compatibility rules. Not found in retrieved materials.

Plain-English Summary

Millbrae's Title 10 divides the city into familiar zoning districts (e.g., R-1, R-2, R-3, C, I, PF, OS, DTECRSP, PD, and the -O combining district) and the Land Use Table in § 10.05.0410 controls whether a use is allowed by right, allowed only with a conditional use permit, or not allowed; dimensional rules (lot width, lot area, lot coverage, FAR, setbacks, and heights) are set per district and must be checked for every parcel. § 10.05.0410

Source References

  • MMC § 10.05.0410 (Land use table / compliance with regulations) — (Downloaded from https://ecode360.com/MI4538)
  • MMC Article VI, § 10.05.0600–0620 (R‑1 uses and development standards) —
  • MMC Article VII, § 10.05.0700–0720 (R‑2 uses and development standards) —
  • MMC Article VIII, § 10.05.0800–0820 (R‑3 uses and development standards) —
  • MMC Article X, § 10.05.1000–1020 (C district uses and development standards) —
  • MMC Article IX, § 10.05.0900–0930 (-O Office Combining district) —
  • MMC Article XI, § 10.05.1100–1120 (DTECRSP) —
  • MMC Article XII, § 10.05.1200–1220 (I district; summary present in snippets) —
  • MMC Article XIII–XIV, § 10.05.1310–1420 (PF and OS districts) —
  • MMC § 10.05.2100 (Off‑street parking requirements / parking table) —

All file snippets were downloaded from the Millbrae eCode page (https://ecode360.com/MI4538) on the date embedded in the retrieved files. The uploaded files included some images (tables) whose full text was omitted in the previews; see the "Information Gaps" section below.

Information Gaps

  • The uploaded file previews omitted portions of the Land Use Table image text (Table 1); the picture text blocks indicated rows were "intentionally omitted." Verify the full table in MMC § 10.05.0410 online or with the Planning Department.
  • The full and detailed permitted-use list for the I (Industrial) district and some PD-specific numeric standards were not completely present in the retrieved snippets — confirm MMC §§ 10.05.1210–1220 and PD precise-plan approvals.
  • The ordinance references Article XXV (design review) and other articles for procedures; those procedural articles were not included in the provided excerpts. Verify procedural timelines and noticing in the actual Article XXV text. Not found in retrieved materials.

Sources

Retrieved passages

  • Millbrae Zoning Code (§ 6) High relevance
  • Millbrae Zoning Code (§ 10-1.7) High relevance
  • Millbrae Zoning Code (§ 10-1.7) High relevance
  • Millbrae Zoning Code (§ 10.05.1310.) High relevance
  • Millbrae Zoning Code (§ 10.05.2100) High relevance
  • Millbrae Zoning Code (Article XVI) High relevance
  • Millbrae Zoning Code (Article XVI) High relevance
  • Millbrae Zoning Code (§ 10.05.0720) High relevance

Cited sections

Frequently asked questions

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

You may build single‑family dwellings and state‑regulated residential care facilities by right in R‑1; other uses (places of worship, schools, parks, bed & breakfasts, utilities, wireless facilities) are conditional. See MMC § 10.05.0610 for the list and MMC § 10.05.0620 for dimensional standards.

What are Millbrae setback and lot-size requirements in R‑1 and R‑2?

The R‑1 district sets 50 ft interior lot width, 5,000 sq ft lot area, 50% lot coverage, and 55% FAR per MMC § 10.05.0620; R‑2 minimums are similar (50 ft width / 5,000 sq ft interior; triplex lots 7,500 sq ft) with 50% coverage / 88% FAR and unit‑type setbacks described in § 10.05.0720.

Do I need a conditional use permit for an office in a residential area?

Yes if the lot is in the -O Office Combining District — office uses there are allowed only by conditional use permit (no uses are permitted by right in the -O). See MMC § 10.05.0910–0930.

When does design review apply?

Design review is commonly required when a conditional use permit or exterior changes are proposed (the -O district expressly references design review for office CUPs); the ordinance points to Article XXV for design review procedures and to specific district sections that call it out (for example, § 10.05.0930). See MMC § 10.05.0930 and the city's design review page.

Where do I find required parking for a proposed use?

The off‑street requirements are in MMC § 10.05.2100 (the parking requirements table). Several district sections explicitly cross‑reference that table; compute required spaces from that table and show them on plan sets. § 10.05.2100

Are accessory dwelling units (ADUs) allowed in Millbrae?

ADUs and junior ADUs are listed as accessory uses in the residential districts (R‑1, R‑2, R‑3) in MMC § 10.05.0610, § 10.05.0710, and § 10.05.0810. Local ADU rules interact with state ADU laws — consult the city ADU page and state rules for ministerial standards.

What happens if my change of use reduces on‑site parking below 50% of required spaces?

In commercial zones the code treats any change in use where available on‑site parking would be less than 50% of required as a conditional action; expect CUP review (and the associated design/technical review). See MMC § 10.05.1010 and § 10.05.0410.

Are there airport/noise/height rules I should know about?

Yes — multiple district sections require compliance with the Airport Land Use Compatibility Plan (ALUCP) and related evaluations (noise mitigation, avigation easements, safety compatibility). See the repeated cross-references (for example, § 10.05.1330, § 10.05.0620, § 10.05.1020) and plan early for these studies.

How do I tell if a use not listed in Table 1 is allowed?

The ordinance says uses not listed are prohibited unless the Community Development Director determines the use is sufficiently similar to a listed use; appeals are allowed. See MMC § 10.05.0400–0410.

Do I need a variance for extra height in the C district?

The C district caps building height at 40 ft; the planning commission may grant height exceptions with conditions (e.g., additional yard increases), but larger increases require a variance. See MMC § 10.05.1020.C for the exception/variance distinction.

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