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Millbrae — Land Use

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

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Quick answer

In Millbrae, only uses listed in the Land Use Table are allowed; unlisted uses are prohibited unless the Director finds them similar (§ 10.05.0410). In R‑1, minimum lot area is 5,000 sq ft with 50 ft interior width, max lot coverage 50% and FAR 55%, and each home must provide two side‑by‑side garage spaces (§ 10.05.0620; § 10.05.2100). In the C district, max height is 40 ft, lot coverage 100%, FAR no limit, and minimum lot 25 ft / 2,500 sq ft (§ 10.05.1020).

Last reviewed: July 2, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Millbrae's adopted code with AI research tools and grounded in the sources cited below. Verify with Millbrae planning staff before relying on it.

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 source ordinance text (for verification).
  • Where the ordinance text was not fully captured in the source files (for example, image-based land use table rows were omitted) I note that as "Not found in source 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 source text; consult MMC § 10.05.0510 directly. Not found in source 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 source snippets — verify MMC §§ 10.05.1210–1220. Not found in source 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 source 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 source 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 source 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 source files. The source files included some images (tables) whose full text was omitted in the previews; see the "Information Gaps" section below.

Information Gaps

  • The source 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 source excerpts — 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 source materials.

Sources

Source 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.

General information, not legal advice.

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