Local zoning · Millbrae

Millbrae — Parking

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

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

This page summarizes what the Millbrae Zoning Ordinance requires about parking (off‑street auto parking, bicycle parking, loading, and parking-area improvements). The controlling rules are in § 10.05.2100 through § 10.05.2130 (Article XXI) and district development standards that repeatedly cross‑reference that table; specific plan areas defer to their own standards. See the city zoning rules for full text and plan-area exceptions.

(Links: this page discusses Millbrae parking, development standards, design review, overlay districts, ADUs, and the California Building Standards Code where relevant.)

What the code actually requires (key points)

  • Minimum off‑street parking counts for virtually every permitted and conditional use are set in § 10.05.2100 (Table 3). The table lists common land‑use categories (single‑family, duplex/triplex, multi‑family, offices, retail, eating & drinking, etc.) and a numeric minimum (for example 2 garage spaces per single‑family unit). Parcels inside the Millbrae Station area specific plan or the Downtown and El Camino Real specific plan follow the specific plan rules where noted.

  • Parking lot layout and stall dimensions are standardized in § 10.05.2120 (Table 4). The code specifies stall width/length and aisle widths for 90°/60°/45°/30°/0° stalls, separate dimensions for garage vs. surface stalls, and allowances for compact/oversize/unistall stalls and motorcycle stalls. Bicycle parking is required at a minimum of 10% of auto parking provided with a 2‑bike minimum and must be “sited, sized, and designed as appropriate.”

  • Standards for surfacing, drainage, screening, lighting, and ingress/egress for off‑street parking areas are in § 10.05.2120: parking surfaces must be asphalt/cement or comparable, graded for drainage, striped and arranged for safe maneuvering; lots over five spaces facing R‑1 or R‑2 must be screened and landscaped as stated. Lighting must be directed away from R districts.

  • Loading: for any building (any district) with a gross floor area of 10,000 sq ft or more used for manufacturing/warehouse/like uses, at least one off‑street loading space plus one more for each additional 20,000 sq ft (or major fraction) is required; a loading space must be at least 12 ft wide × 50 ft long × 16 ft clear height. Loading areas may occupy required yards except the front yard and must be located at least 50 ft from any R‑district lot unless enclosed or walled as specified. § 10.05.2130 controls loading.

  • Access aisles / driveway width: if a lot does not abut an alley or access easement, access driveways must be at least 10 ft wide for single‑family/duplex or small multiple dwellings (<9 units), and 20 ft for all other uses (see § 10.05.2110).

  • Special uses and exceptions: changes of use in C or I zones that would leave less than 50% of required on‑site parking trigger conditional‑use review; density bonus projects can request parking reductions/waivers under state law (MMC cross‑references: waivers and density bonus procedures).

District-by-district breakdown (how the parking rules apply in each Millbrae district)

Note: in every district the code points back to the parking table § 10.05.2100 for required counts unless a specific plan says otherwise. Where the district text speaks to parking, that is cited below.

R-1 (Single‑family Residential)

  • Purpose & typical uses: R-1 preserves detached single‑family character; permitted uses include single‑family dwellings and residential care. § 10.05.0600.
  • Parking specifics: a minimum of two side‑by‑side garage parking spaces required per single‑family unit; the remainder of front yard may be used for parking (surfacing rules still apply). Carports generally do not substitute for required garages (exceptions for pre‑existing permitted carports noted). The district defers to § 10.05.2100 for other uses. § 10.05.0620 cites parking rules.
  • Key dimensional/locational notes: garage entrances fronting an exterior lot line must be set back ≥ 25 ft in many districts (see district development standards) — verify in the district section that applies to your lot. § 10.05.1020 and residential district standards apply.

R-2 (Duplex/Triplex Residential)

  • Purpose & uses: R-2 allows duplex and triplex residential forms. § 10.05.0700.
  • Parking: Parking requirements for permitted uses are from § 10.05.2100 (see Table 3); for single‑family‑derived uses the two‑garage rule discussed in R‑1 may be referenced by standards for similar lot types. Conditional reviews apply when parking falls below thresholds.

R-3 (Multiple‑family Residential)

  • Purpose & uses: higher‑density residential. The off‑street requirements in § 10.05.2100 differ for R‑3 multi‑family (for example: studio = 1 garage space/unit; 1‑bed = 1.5; 2+ bed = 2 as shown in Table 3). Specific plan areas may override. § 10.05.2100 (Table 3).

C (Commercial)

  • Purpose & uses: stores, offices, restaurants, etc.; development standards in § 10.05.1020.
  • Parking: all commercial parking minimums set at § 10.05.2100 (Table 3). Example: general restaurants in the C district = 1 space per 2.5 seats (see Table 3). Changes of use in C zones where on‑site parking would be <50% of required parking are subject to conditional use permit.

I (Industrial)

  • Purpose & uses: manufacturing, bulk wholesale, warehouses. § 10.05.1200.
  • Parking and loading: off‑street parking minimums are in § 10.05.2100; loading rules in § 10.05.2130 are particularly relevant to industrial uses with ≥ 10,000 sq ft. On‑site loading dimensions and separation from R districts apply.

PF (Public Facilities)

  • Purpose & uses: government offices, community centers; accessory uses explicitly include parking lots and structures. § 10.05.1300–§ 10.05.1320. Any development standards are set by conditional permit.

-O (Office combining)

  • Purpose: an overlay allowing office uses on residential lots by conditional use permit. Parking requirements for any permitted/conditional uses are the Table in § 10.05.2100; design review is required for new parking or new structures tied to a conditional use. § 10.05.0900–§ 10.05.0930.

Specific Plans (Downtown / El Camino Real / Millbrae Station)

  • The Downtown & El Camino Real Specific Plan and the Millbrae Station Area set off‑street parking and loading standards for parcels inside them; where the code says “specified in the specific plans” the specific‑plan standard controls over the citywide table. See § 10.05.2100 and the specific plan text.

Quick reference table — decision‑relevant items

Rule or use Requirement (Millbrae) Code Reference
Single‑family parking 2 garage spaces per unit (side‑by‑side) § 10.05.2100; see R‑1 rules § 10.05.0620.
Multi‑family parking R‑3: Studio 1 / 1‑bed 1.5 / 2+ bed 2 (garage spaces per unit); C district multifamily: 1.5 garage spaces/unit (C District example) § 10.05.2100 (Table 3).
Bicycle parking At least 10% of auto parking provided; 2‑bike minimum; sited/sized/designed appropriately § 10.05.2120 (Table 4).
Parking stall & aisle dims See Table 4: e.g., 90° stall 9–10 ft × 18–20 ft depending on type; garage stalls 10 × 20; aisle widths vary by angle § 10.05.2120 (Table 4).
Loading space (industrial/warehouse) ≥ 1 loading space for ≥10,000 sq ft; +1 per 20,000 sq ft or major fraction; size 12 ft × 50 ft × 16 ft clear § 10.05.2130.
Surface/lot improvements Paving (asphalt/cement), drainage, striping, screening/landscaping adjacent to R‑1/R‑2, lighting directed away from R districts § 10.05.2120.
Access driveway widths 10 ft minimum for small residential projects (<9 units); 20 ft for other uses when no alley/access easement § 10.05.2110.

Checklist (what an applicant must satisfy before building or changing a use)

  • Determine whether the parcel lies inside a specific plan (Downtown/El Camino/Millbrae Station). If so, use the specific plan parking/loading standards instead of the citywide table. § 10.05.2100.
  • Calculate required off‑street auto parking from Table 3 / § 10.05.2100 for the proposed use; include ADA spaces, motorcycles, and compact/oversize allocations as allowed. § 10.05.2100.
  • Provide bicycle parking at ≥ 10% of auto spaces (min 2 bikes) and show rack design/location per § 10.05.2120.
  • Show parking stall dimensions, aisle widths, driveway access widths, surfacing, drainage and striping per § 10.05.2120 and § 10.05.2110.
  • For buildings ≥ 10,000 sq ft with receiving/delivery functions, include loading spaces sized 12'×50'×16' and sited per § 10.05.2130.
  • If parking would fall below 50% of required on‑site parking because of a change of use in C or I zones, plan for a conditional use permit.
  • If project is in an overlay or requires design review (e.g., -O district conditional office use), prepare design review submittal per the city’s design review procedures. § 10.05.0930 and Article XXV.

Risks & Ambiguities

Issue Why it matters What to verify
Specific plan overrides The Downtown, El Camino Real, and Millbrae Station specific plans can replace Table 3 counts Confirm parcel is not in a specific plan area; if it is, obtain the specific plan parking sections. § 10.05.2100.
Bicycle parking detail Table 4 gives a percentage and a 2‑bike minimum but not rack specifications Verify bike‑rack type, clearance, and security expectations with planner / public works; the code says “sited, sized, designed as appropriate.” § 10.05.2120.
Driveway/setback interplay Garage/driveway location rules (e.g., 25 ft garage setback in some districts) interact with parking layout Check district development standards for garage‑entry setbacks (varies by district) and site constraints. See district articles (e.g., § 10.05.1020).
Loading separation to R districts The 50‑ft separation requirement for loading near R lots may be infeasible on small sites If you cannot meet the 50‑ft separation, plan for enclosed loading or masonry walls per § 10.05.2130 and verify design review/conditional use needs.
Parking reductions for affordable housing/density bonus State law allows parking modifications; local code references waivers but requires findings If pursuing density bonus or concessions, use the MMC waiver/density bonus procedures and document cost analyses as required. Verify with planning staff.
On‑street parking credit On‑street parking is mentioned as exempt from some layout striping rules; crediting toward requirements is not automatic Confirm whether public works will allow on‑street credit for required parking; the code references public works review. § 10.05.2120.

Plain‑English summary

Millbrae’s zoning ordinance sets minimum off‑street parking counts in § 10.05.2100 (Table 3), detailed stall and bike‑parking dimensions in § 10.05.2120 (Table 4), and loading rules in § 10.05.2130; most districts simply point back to those sections, but the Downtown/Millbrae Station specific plans may replace the citywide numbers. You must show paved, drained, striped parking with appropriate setbacks, bicycle racks (10% of auto spaces, min 2), and loading bays sized for large users.

Source References

  • Millbrae Municipal Code, Article XXI — Parking Regulations, § 10.05.2100 (Minimum off‑street parking requirements; Table 3). Downloaded from eCode360. § 10.05.2100. (ecode360: https://ecode360.com/MI4538)
  • Millbrae Municipal Code, § 10.05.2110 (Parking lots and spaces — access driveway widths). § 10.05.2110.
  • Millbrae Municipal Code, § 10.05.2120 (Improvement of parking areas; parking layout standards; Table 4 — stall dimensions; bicycle parking). § 10.05.2120.
  • Millbrae Municipal Code, § 10.05.2130 (Loading spaces: counts, minimum dimensions, siting). § 10.05.2130.
  • R‑1 district purpose and development standards (including two garage spaces rule), § 10.05.0600 and § 10.05.0620. § 10.05.0620.
  • C district development standards (parking cross‑reference), § 10.05.1020. § 10.05.1020.
  • PF district (parking lots/structures allowed as accessory uses), § 10.05.1300–§ 10.05.1320. § 10.05.1300.
  • Office combining district (-O), design review trigger for new parking, § 10.05.0900–§ 10.05.0930. § 10.05.0930.
  • Millbrae code front matter and Table 1 (land uses by zoning district): eCode360 download header and Table 1.

Sources

Retrieved passages

  • Millbrae Zoning Code (chapter for) High relevance
  • Millbrae Zoning Code (chapter for) High relevance
  • Millbrae Zoning Code (section shall) High relevance
  • Millbrae Zoning Code (§ 10.05.2100) High relevance
  • Millbrae Zoning Code (§ 16) High relevance
  • Millbrae Zoning Code (§ 10.05.2100) High relevance
  • Millbrae Zoning Code (§ 10.05.2100) High relevance
  • Millbrae Zoning Code (§ 10.05.2120) High relevance
  • Millbrae Zoning Code (§ 7909) Medium relevance
  • Millbrae Zoning Code (§ 7906) Medium relevance

Cited sections

Frequently asked questions

What minimum off‑street parking does Millbrae require for a single‑family house?

Millbrae requires 2 garage spaces per single‑family dwelling; the R‑1 development standards require two side‑by‑side garage spaces and treat carports and pre‑existing conditions specially. See § 10.05.2100 and § 10.05.0620.

How many bicycle parking spaces must I provide for a new commercial parking lot?

Bicycle parking is at least 10% of the auto parking provided with a 2‑bike minimum, and must be appropriately sited/designed per the parking layout table. See § 10.05.2120.

Do I need a loading bay for a 12,000 sq ft warehouse in Millbrae?

Yes. Buildings used for manufacturing/warehouse/wholesale with ≥ 10,000 sq ft must provide at least one off‑street loading space; add one more loading space for each additional 20,000 sq ft (or major fraction). Minimum loading dimensions are 12'×50'×16'. See § 10.05.2130.

Can specific plan rules change the parking counts in the citywide table?

Yes. Parcels inside the Downtown & El Camino Real Specific Plan or the Millbrae Station Area Specific Plan follow the specific plan’s parking and loading standards where the code says the specific plan controls. Always check if your parcel is inside a specific plan area before applying Table 3. § 10.05.2100.

What are the surfacing and screening requirements for a commercial parking lot next to R‑1 or R‑2?

Parking areas must be surfaced with asphalt, concrete, or comparable dustless material and graded for drainage; lots of more than five vehicles that adjoin or face R‑1 or R‑2 (or public buildings) must be screened by a masonry wall or solid fence (3–6 ft high), landscaped between the fence and lot line, and if capacity exceeds 30 vehicles the screen must be a 6‑ft masonry wall. See § 10.05.2120.

If I change a C‑zone retail use to a different use that reduces on‑site parking, do I need special approval?

If a change of use in a C or I zone would leave on‑site parking at less than 50% of the total required parking, the change requires a conditional use permit (planning commission review). See the district development standards and § 10.05.2100.

Do Millbrae rules allow on‑street parking to count toward required parking?

On‑street parking is exempt from some striping/layout notes but credit toward required parking is not automatic and is subject to review and approval by the City’s public works department. Verify with public works and planning. § 10.05.2120 mentions on‑street exceptions.

Can I reduce parking if I’m providing affordable units under state density‑bonus rules?

The Millbrae code allows parking standards to be modified as allowable under state density bonus law; applicants may request waivers or concessions, but local findings and documentation are required. See MMC density bonus and waiver rules (MMC cross‑references; see MMC Article on density bonus/waivers). § 10.05.0430 and related density‑bonus references.

Where do I find the required parking stall dimensions for a new parking lot design?

Stall widths, lengths and aisle widths by angle and stall type (standard, compact, oversize, motorcycle, garage) are given in Table 4 under § 10.05.2120. For example, garage stalls are 10 ft × 20 ft; standard 90° surface stalls are 9 ft × 18 ft (see table). § 10.05.2120.

Are bicycle parking and loading requirements different for emergency shelters?

Yes — the code separately requires emergency shelters to provide 0.35 parking spaces per bed (rounded up) plus one parking space per concurrent employee, and 1 bicycle space per 5 beds. See the emergency/transitional/supportive housing rules in the code. § 10.05.1030 (emergency shelter rules). ---

More in Millbrae code

Ask about any Millbrae property

Get a cited, plain-English answer on Millbrae zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Millbrae zoning topics

Millbrae Zoning

Millbrae Land Use

Millbrae Development Standards

Millbrae Design Review

Millbrae Overlay Districts

Millbrae Historic Preservation

Millbrae Signage

Millbrae Nonconforming Uses

Millbrae Variances and Exceptions

Millbrae Landscaping and Screening

Millbrae overview