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Building Permit

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1. What do I need a building permit for?

Property owners wishing to build upon or remodel existing structures on any property within the City of Millbrae must acquire a building permit from the City’s Building Division.

2. When is a building permit not required?

• One-story detached accessory structures used as tool and storage sheds, playhouses, and similar uses provided the floor area does not exceed 120 square feet.
• Residential wood fences not over 7 feet in height.
• Retaining walls not over 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge.
• Replacement of existing sidewalks and driveways not more than 30 inches above adjacent grade, not over any basement or story below, and not part of an accessible route.
• Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work.
• Temporary motion picture, television, and theater stage sets and scenery.
• Prefabricated swimming pools that are less than 24 inches deep, do not exceed 5,000 gallons, and are installed entirely above ground.
• Swings and other playground equipment accessory to detached one- and two-family dwellings.
• Window awnings of Group R-3 and U occupancies supported by an exterior wall, do not project more than 54 inches from the exterior wall, and do not require additional support.
• Non-fixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet - 9 inches in height.

3. When is an electrical permit not required?

An Electrical Permit shall not be required for the following:

• Portable motors or other portable appliances energized by means of a cord or cable having an attachment plug end to be connected to an approved receptacle when the Electrical Code permits that cord or cable.
• Repair or replacement of motors, transformers, and controls within fixed approved appliances of the same type and rating in the same location.
• Temporary decorative lighting.
• Repair or replacement of current-carrying parts of any switch, contactor, or control device.
• Reinstallation of attachment plug receptacles, but not the outlets, therefore.
• Replacement of any overcurrent device less than 1200 amps of the same capacity in the same location.
• Repair or replacement of electrodes or transformers of the same size and capacity for signs or gas tube systems.
• Taping joints.
• Removal of electrical wiring.
• Temporary wiring for experimental purposes in suitable experimental laboratories.
• The wiring for temporary theater, motion picture or television stage sets.
• Electrical wiring, devices, appliances, apparatus, or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.
• Low-energy power, control, and signal circuits of class II and III as defined in the Electrical Code.

4. When is a mechanical permit not required?

A Mechanical Permit shall not be required for the following except that a permit is required for vertical and structural support and anchoring of permanent equipment and overhead pipes:

• Any portable heating appliance.
• Any portable ventilating equipment.
• Any portable cooling unit.
• Any portable evaporative cooler.
• Any closed system of steam, hot, or chilled water piping within any heating or cooling equipment regulated by the Mechanical Code.
• Replacement of any component part of assembly of an appliance, which does not alter its original approval and complies with other applicable requirements of the technical codes.

5. When is a plumbing permit not required?

A plumbing permit shall not be required for the following:

• The stopping of leaks in drains, soil, waste, or vent pipes, provided, however, that should any concealed trap, drainpipe, soil, waste or vent pipe become defective and it becomes necessary to remove and replace the same with new material, the same shall be considered as new work and a permit shall be procured and inspection made as provided in this title.
• The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, nor for the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.

6. How do I apply for a building permit?

Apply for a building permit online. New applicants must first register before submitting their application. Applying for a building permit may require a project plan and other construction documents to be submitted. Project plans must be submitted in PDF format.

7. What is a project plan?

A project plan includes an architectural floor plan and an itemized list of work to be completed. Specific projects have different needs, so please contact the Building Division at 650-259-2330 to find out what specific documentation is needed for your permit application to be approved.

8. How much does a permit cost?

The Building Division requires the payment of fees for building permits based on the scope of work and project valuation. The plan check fee is due at the time of plan submittal. Building permit fees are due at the time of permit issuance. The City accepts payments with debit and credit cards. Typical fees include plan check fees, permit fees, and other fees associated with the permit. In addition, a variety of other related fees may be charged based on project scope, including but not limited to Public Works utility capacity facility fees, Construction and Demolition deposits, connection fees, General Plan Maintenance fees, Technology Fees, Documentation Fees, Development Impact Fees, Affordable Housing In-Lieu Fees, Affordable Housing Commercial Linkage Impact Fees, and other fees. For specific fee questions, call the Building Division at 650-259-2330.

To get an estimate of your project permit cost, please check the Millbrae Community Development Department Service and Fee Schedule (PDF).

Development Impact Fees are fees adopted by the City Council based on the provisions set forth in California Government Code Section 66000-66025 (Mitigation Fee Act as established by Assembly Bill 1600 in 1987). These fees are assessed upon new development projects to fully or partially offset the costs of public capital facilities and infrastructure that is needed to serve new demand created by development projects. Most recently, the City Council adopted Resolution Number 21-50 (PDF) on July 13, 2021 establishing Affordable Housing In-Lieu Fees for Residential Development Projects and Commercial Linkage Impact Fees for Commercial Development Projects.

Fees not collected by the Building Division include school fees (PDF), encroachment permit fees and Public Works Utility Capital Facility Impact Fees for water and sewer connections and service.

All building permits for new buildings or additions over 500 square feet must pay developer's fees to both the San Mateo United High School District AND the Millbrae Elementary School District as permitted by the California Education Code section 17620 and California Government Code Section 53080. When a building permit is ready to issue, the permit applicant will be given a copy of the completed application to deliver to the school districts to pay the fees. Then proof of payment must be submitted to the City Building before a permit can be issued. Additional information on these fees including the current amounts can be obtained from the San Mateo Union High School District at 650-558-2288 and the Millbrae Elementary School District at 650-697-5693.

9. What is included in the project valuation?

The project valuation is the fair market cost for the project including all labor, fixtures, appliances, flooring, finishes, etc. In total, it is the cost for everything that is part of the project regardless if the owner or the contractor provided it. An itemized list of all costs may be required for the City to verify project construction valuations.

10. How long does it take to get a permit?

If your project does not require prepared plans, you typically will be issued a permit in 1-2 business days. Such types of permits are: re-roofs, electrical service upgrades, furnace and water heater replacements, and window replacements.

If your project requires plans to be prepared and submitted, all reviews have a 15-business-day review period. If your plans need corrections, the 15-business-day review period still applies once corrected drawings are resubmitted. Certain smaller projects such as simple bath or kitchen remodels are reviewed and issued electronically in 2 to 5 business days, depending upon staff availability.

During the plan check process, Building Division staff will route your plans to other City departments for their review and comments. Once the plan check is completed, you will receive an electronic correspondence containing the corrections or additional information that needs to be changed or added to the plans. This will usually take up to 15 business days from submittal.

11. What do I do after my building permit has been approved?

After your building permit has been approved, please print your permit and keep it for your records. After your work is complete, you will need to call and request a building inspection to ensure your work complies with all applicable California and local building codes. At the time of the inspection, you will need to show the building inspector your building permit, as well as all documents related to the permit. To request a building inspection, please call 650-259-2330 during operational hours Monday through Friday from 8:30 am to 4 pm.

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City Clerk - Elections

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1. Who Can Run for City Council Office?

Any member of the public who meets the requirement below may run for public office:

1. A Citizen of the United States
2. Be at least eighteen (18) years of age
3. Resident and registered voter of the district where office is sought at least 30 days before filing nomination papers with the City Clerk/Elections Official.

If you are interested in running for office, please email City Clerk Elaine Tran with questions or schedule an appointment by calling 650-259-2414.

2. What District am I in?

View the adopted District map or look up your district by address.  

3. What is California Voter Participation Rights Act?

The California Voter Participation Rights Act (SB 415 ) is a State law that aims to improve voter turnout by combining local odd-year elections with even-year statewide elections. To comply with SB 415, the City Council voted on September 13, 2016 to move the City's general municipal election from an odd-year (November 2017) to an even-year General Election taking place November 2018. This change required extending the Councilmembers' terms by 12 months. This decision will allow the City to comply with the state law, potentially increase voter turnout, and share election costs with overlapping jurisdictions.

4. What is Electioneering?

"Electioneering" is defined in California Elections Code section 319.5 as "the visible display or audible dissemination of information that advocates for or against any candidate or measure on the ballot within 100 feet of a polling place, a vote center, an elections official's office, or a satellite location under Section 3018." This effectively means electioneering cannot be conducted within 100 feet of the entrance to the polling place. Prohibited materials and information include, but are not limited to:

• A display of a candidate's name, likeness, or logo
• A display of a ballot measure's number, title, subject, or logo
• Buttons, hats, pencils, pens, shirts, signs, or stickers containing information about candidates or issues on the ballot
• Any audible broadcasting of information about candidates or measures on the ballot
• Loitering near or disseminating visible or audible electioneering information near a vote-by-mail drop-box

It should be noted that a campaign slogan or a political movement slogan (or the initials representing the campaign or political movement - i.e. BLM, MAGA, etc.) does not constitute electioneering under the legal definition of electioneering as stated above. Accordingly, the display of slogans on clothing, face coverings, and/or buttons is not prohibited.

Any person who violates any of the provisions of Election Code 18370 Electioneering is guilty of a misdemeanor.

5. What is Corruption of the Voting Process?

Any person who conspires to violate Election Code 18541 Corruption of the Voting Process/Intimidation of Voters is guilty of a felony. Punishable by imprisonment in a county jail for not more than 12 months, or in the state prison. A person shall not, with the intent of dissuading another person from voting, within the 100-foot limit specified in subdivision (b), do any of the following:

• Solicit a vote or speak to a voter on the subject of marking the voter's ballot.
• Place a sign relating to voters' qualifications or speak to a voter on the subject of the voter's qualifications except as provided in Section 14240.
• Photograph, video record, or otherwise record a voter entering or exiting a polling place.
• Obstruct ingress, egress, or parking.

The activities described in subdivision (a) are prohibited within 100 feet of either of the following:

• The entrance to a building that contains a polling place as defined by Section 338.5, an elections official's office, or a satellite location specified in Section 3018.
• An outdoor site, including a curbside voting area, at which a voter may cast or drop off a ballot.

A person shall not, with the intent of dissuading another person from voting, do any of the following within the immediate vicinity of a voter in line to cast a ballot or drop off a ballot:

• Solicit a vote.
• Speak to a voter about marking the voter's ballot.
• Disseminate visible or audible electioneering information.

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City Council

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1. How do I contact the City Council?

Councilmembers do not keep offices in City Hall, but you may reach them by emailing administration@ci.millbrae.ca.us or sending correspondence:

City Council
c/o City Clerk
621 Magnolia Avenue
Millbrae, CA 94030
(650) 259-2414

All correspondence sent to the City Council becomes a public record, including contact information.

2. How can I attend a City Council meeting?

The Millbrae City Council holds its regular meetings two times a month, on the 2nd and 4th Tuesday, at 7:00pm. To maximize transparency and public access, while the primary meeting takes place in the Millbrae City Council Chambers, 621 Magnolia Avenue, Millbrae, CA 94030, members of the public may attend in person, join by teleconference through Zoom or by phone. If technical issues arise with Zoom or the phone dial-in option, the City Council meeting will continue unless the meeting is being held pursuant to the provisions of Assembly Bill 2449 for elected officials. 

The Council Meeting Calendar lists all scheduled Council meetings, sign up for e-notification, and automatically receive the meeting agenda packet when it is published. 

3. How can I address the City Council or provide input?

Members of the public are encouraged to provide comments at City Council meetings. To maximize time for public comment, speakers are subject to a 3-minute time limit during public communication and per agenda item unless otherwise determined by the Mayor. This is to ensure all person(s) will have the opportunity to speak.

4. What is a Closed Session?

Under Government Code 54957, the City Council is only permitted to meet in Closed Session to discuss confidential matters such as labor negotiations, real property negotiations, pending/threat of litigation, and threats to the security of the public's rights of access to public services/facilities. Matters must be disclosed on the posted agenda and provide pre- and post-session announcements. 

5. How can I stay informed about City Council activities?

Stay informed about City Council activities by subscribing to the City's newsletter, following our social media channels, and regularly visiting the city's website. 

6. How can I get involved?

To get involved, you can attend public meetings, join City commissions and advisory committees, and participate or volunteer for city-sponsored events and programs. 

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Community Development - FAQs (Non-Residential)

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1. How do I start a business in Millbrae?

Call or visit the Planning Division of the City's Community Development Department for basic zoning information and requirements. If your business will be located in a non-residential location, you will need to verify that your proposed business is of the type allowed in that specific location. If you propose a business which is considered a more intense land use than the previous business at that location, you may need to provide additional parking. If you want to alter either the interior or the exterior of the building, you will need to submit construction plans for all such changes in order to obtain a Building Permit. Extensive exterior modifications require Planning Commission approval before applying for a Building Permit. You will also need to consider exterior signage for your business as part of the building and/or site modifications you propose. For some types of businesses, you may also need to contact San Mateo County or the State of California for additional permits/licenses. Your last step will be to apply for a City Business License. Ideally, you would obtain all governmental approvals before signing a lease. If your business will be located at your place of residence in Millbrae, you will need to apply for a Home Occupation Permit as well as a City Business License.

2. What is a Conditional Use Permit and why might I need one?

If your proposed business is located within the area designated as the "Downtown Improvement Area" (DIA), you may need to apply for Planning Commission approval of a "Conditional Use Permit" (CUP). A CUP is required for certain restricted uses such as drug stores, grocery stores, theaters, bars, and restaurants. The DIA includes the west side of El Camino Real and both sides of Broadway between Victoria Avenue and Taylor Boulevard. Use Permits are also required for certain land uses, such as schools and churches, anywhere in the city.

3. How many signs can I have for my business and how large can they be?

Signs may be attached to a building or can be free-standing. Total allowed sign area is calculated at a rate of 1½ square feet per linear foot of primary building frontage and ¾ square feet per linear foot of secondary building frontage. Every building has one primary frontage; all other sides of the building are considered secondary frontages. Window signage is also allowed up to 25% of the window area. One free-standing sign is allowed per parcel, except that an additional free-standing sign is allowed for street frontages longer than 250 feet. Other sign options may be possible. The number and size of signs for your business require an examination of your building and site. Approval of a Sign Permit and a Building Permit are required for all signs and some signs first require Planning Commission approval. No signage is allowed for businesses within a residence.

4. What is "lot coverage"?

"Lot coverage" is the total square footage of all the footprints of all the structures on a lot divided by total lot area and results in a percentage. Open projections such as eaves, canopies, and balconies are excluded. Different zoning districts have different lot coverage maximums.

5. What is a building setback?

A "building setback" is a line parallel to a property line that limits how close to the edge of the property a structure can be built. All setbacks are measured inward from all property boundaries. Certain building projections, such as porches, eaves, bay windows, and fireplaces, may be allowed to encroach a few feet into required setbacks.

6. How do I determine where my property lines are?

A property line is invisible. The street curb or sidewalk edge are often close to the true location of a front or side commercial property line. Measuring half the distance of the known right-of-way width of a street from the centerline of that street towards your building can provide the approximate position of a property line, provided the street is centered within its right-of-way. Call the Public Works Department at 650-259-2339 to find out the right-of-way width of your street. However, the best way to accurately determine property lines is to hire a licensed surveyor to locate existing benchmark points and measure the boundaries of your property based upon the legal description contained in the official deed.

7. How long does it take to get a permit to alter my building or my tenant space?

If you want to alter either the interior or the exterior of the building, you will need to submit construction plans for all such changes in order to obtain a Building Permit. Extensive exterior modifications require Planning Commission approval before applying for a Building Permit. You will also need to include any new exterior signage for your business as part of the building and/or site modifications you propose. Planning Commission approval typically requires two to three months, followed by another month or so for Building Permit approval. Especially complicated or controversial projects may take somewhat longer.

8. What is the process for Planning Commission review of my project?

The Planning Commission usually holds at least two meetings on every project. The first meeting is a Study Session where the project is fully discussed and all issues are identified. Additional Study Sessions may be required for especially complicated or controversial projects. As a courtesy, the City mails notices of upcoming Study Sessions to all property owners within 300 feet of the project site. After one or more Study Sessions, the Commission will set a Public Hearing date for the project and the City will again send out meeting notices. The Commission may approve or deny a project only after an official Public Hearing. Applicant representation is required at all meetings. All meetings are open to the public and anyone may speak.

9. When will the Planning Commission meet on my project?

The Planning Commission meets twice a month, on the 1st and 3rd Mondays, at 7 pm in the City Council Chamber at City Hall. The first meeting on a project usually occurs about a month after the date that a complete project application is submitted.

10. What are the chances that the Planning Commission will approve my project?

The Planning Commission approves over 95% of the non-residential projects it reviews; however, modifications are made to most approved projects.

11. What happens after the Planning Commission approves my project?

If the approval is a on a matter for which the Planning Commission is authorized to take the final action, you will receive a letter for your signature indicating you accept all the conditions of project approval. You are then authorized to apply for a Building Permit. If the approval is on a matter for which the Commission does not have final action authority, the Commission approval is a recommendation to the City Council and the matter will automatically be scheduled for Council action.

12. What happens if the Planning Commission denies my project?

If the denial is on a matter for which the Planning Commission is authorized to take the final action, the decision may be appealed to the City Council by anyone within 10 calendar days. If the denial is on a matter for which the Commission does not have final action authority, the Commission denial is a recommendation to the City Council and the matter will automatically be scheduled for Council action. If the Council also denies your request, you may apply for a new project to the Planning Commission.

13. How do I appeal a decision I don’t agree with?

Planning staff decisions may be appealed to the Planning Commission by contacting the Community Development Department. All final actions of the Planning Commission may be appealed to the City Council and must be submitted in writing to the City Clerk within 10 calendar days. All actions of the City Council are final, but you may have other options available to you through the court system.

14. Can the City recommend a good architect for my project?

The City does not endorse the services of any particular person or firm, but strongly recommends that you hire a California-licensed architect for any building design project, especially one that requires Planning Commission approval. You can contact the California Architects Board or drive around the city looking for construction in progress and ask who the architect was.

15. What is the size of the parcel at _____?

Lot area may be obtained from the official deed for the property or from the San Mateo County Tax Assessor Office in Redwood City.

16. What is the parcel number for the property at _____?

This information can be obtained from the Parcel Zoning Information table.

17. What is the zoning for the property at _____?

This information can be obtained from the Parcel Zoning Information table.

18. What are the development regulations for the _____ Zone?

This information can be obtained from the Municipal Code

19. How many parking spaces are required for a _____?

This information can be obtained from the Municipal Code

20. Where can I have a _____ business?

This information can be obtained from the Municipal Code

21. Does the City allow adult businesses?

This information can be obtained from the Municipal Code

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Community Development - FAQs (Residential)

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1. What determines how large of an addition I can build on my house?

The size of all additions, including any detached structures, is regulated by lot coverage and floor area ratio, as well as by minimum building setbacks, maximum building heights, and a rear yard open space requirement. Additional parking may also be needed. These requirements, when applied to the size and shape of your existing house and lot, will determine the size and configuration of a potential addition on your property.

2. What is "lot coverage", what is "floor area ratio", and what is the difference?

"Lot coverage" is the total square footage of all the footprints of all the structures on a lot divided by the gross lot area and results in a percentage. Open projections such as patios, decks, balconies, and eaves are excluded. Different zoning districts have different lot coverage maximums. The maximum allowed lot coverage is 50% in the R-1 Zone and 40% in the R-1LD District. "Floor Area Ratio" (FAR) is the total square footage of all parts and all levels of all structures divided by the net lot area and results in a percentage. Some patios, most decks, and all balconies, as well as tall crawl spaces and high ceiling areas, are included. The maximum allowed FAR is 55% in the R-1 and R-1LD Zones. No other zoning districts have FAR limits. In calculating the maximum allowable size of most residential additions, floor area ratio, rather than lot coverage, will usually be the limiting factor.

3. What is the difference between "gross" and "net" lot area?

"Gross lot area" is the total square footage of a lot. "Net lot area" is the gross lot area minus the square footage of all easements and of all areas of slope greater than 30%.

4. How do I find out what size my lot is?

Gross lot area may be obtained from your official deed for the property or from the San Mateo County Tax Assessor Office in Redwood City.

5. How do I determine the slope on my lot?

The slope of land is measured in percentage and is the ratio of the vertical change in grade elevation to the horizontal distance over which that change occurs. For lots with slopes covering more than 10% of the property, it is advisable to hire a licensed surveyor to measure the steepness and calculate the area of the slopes if that information will affect your construction project.

6. What is a building setback?

A "building setback" is a line parallel to a property line which limits how close to the edge of the property a structure can be built. All setbacks are measured inward from all property boundaries. Certain building projections, such as porches, eaves, bay windows, and fireplaces, may be allowed to encroach a few feet into required setbacks.

7. How do I determine where my property lines are?

A property line is invisible. A street curb or sidewalk edge are usually not the true location of a residential property line. Measuring half the distance of the known right-of-way width of a street from the centerline of that street towards your house can provide the approximate position of your front property line, provided the street is centered within its right-of-way. A so-called "property line fence" is usually very close to the true location of a side or rear property line. Call the Public Works Department at 650-259-2339 to find out the right-of-way width of your street. However, the best way to accurately determine property lines is to hire a licensed surveyor to locate existing benchmark points and measure the boundaries of your property based upon the legal description contained in the official deed.

8. How long does it take to get a permit for an addition to my house?

All ground floor construction that fully complies with all applicable zoning regulations and building code requirements can typically receive a Building Permit within one month. Any ground-floor construction requiring a Use Permit or a Variance, and all second-floor construction will, on average, require two to three months to receive Planning Commission approval and may then be submitted for Building Permit approval. Especially complicated or controversial projects may take somewhat longer.

9. How large of a deck can I have?

The allowable size of a deck is based primarily upon floor area ratio, but both its size and shape will likely also be influenced by building setbacks and the configuration of the existing house, especially if the deck is to be located above the ground floor or on a sloping lot. Proximity of the proposed deck to neighboring homes in terms of potential impacts upon privacy is also an important consideration. An examination of the existing conditions on your site is needed to answer this question.

10. How high of a fence can I have?

In all zoning districts, the maximum height of a fence is 2.5 feet, if located within a required front setback or within any required setback abutting a street or alley; 6 feet, if located within a side or rear setback not abutting a street or if located outside of a required setback but facing a street or alley; and 8 feet everywhere else. Fence height is measured from the high side of the fence. Additional height of up to 18 inches is allowed for ornamentation and lighting on top of fence columns. A Fence Exception may be granted for additional non-decorative fence height in certain cases where safety or other considerations warrant. Some fence materials are prohibited in some areas.

11. What is a Use Permit and why would I need one?

A "Use Permit" is a deviation from a Zoning Ordinance regulation such as minimum 2nd-floor setbacks. City Planning Commission approval is required for all Use Permits. Approval requires justification based upon developmental constraints of the site and/or building. A Use Permit cannot be obtained to allow a land use not already allowed within a particular zoning district. A Use Permit differs from a Variance in that a Use Permit is available only for certain specified code deviations, while a Variance is needed for all other deviations and requires more extensive justification.

12. What is a Variance and how do I get one?

A "Variance" is a deviation from a Zoning Ordinance development standard such as maximum floor area ratio. City Planning Commission approval is required for all Variances. Approval requires the existence of a hardship based upon a unique physical characteristic of the site which prevents full compliance. The hardship cannot be economic or self-imposed, and the amount of deviation allowed will be what is warranted by the hardship. A Variance cannot be obtained to allow a land use not already allowed within a particular zoning district. Certain legal findings, as required under state law, are needed to for approval of a Variance.

13. What is the process for Planning Commission review of my project?

Planning Commission meetings are scheduled every first and third Monday of the month. The City mails notices of upcoming meetings to all property owners within 300 feet of the project site. The upcoming meeting agenda, staff reports, and project attachments are posted on the City's website and available for viewing at the Community Development Department on the Thursday prior to the meeting. The Commission may approve, deny, or continue a project at the Public Hearing. Applicant representation is required at all meetings. All meetings are open to the public and anyone may speak. After a Planning Commission action is taken at a meeting, there is a 10-day appeal period.

14. When will the Planning Commission meet on my project?

The Planning Commission meets twice a month, on the first and third Mondays, at 7 pm in the City Council Chamber at City Hall. The first meeting on a project usually occurs about a month after the date that a complete project application is submitted.

15. What are the chances that the Planning Commission will approve my project?

The Planning Commission approves over 95% of the residential projects it reviews; however, modifications are made to most of these approved projects.

16. What happens after the Planning Commission approves my project?

If the approval is on a matter for which the Planning Commission is authorized to take the final action, you will receive a letter for your signature indicating you accept all the conditions of project approval. You are then authorized to apply for a Building Permit. If the approval is on a matter for which the Commission does not have final action authority, the Commission approval is a recommendation to the City Council and the matter will automatically be scheduled for Council action.

17. What happens if the Planning Commission denies my project?

If the denial is on a matter for which the Planning Commission is authorized to take the final action, the decision may be appealed to the City Council by anyone within 10 calendar days. If the denial is on a matter for which the Commission does not have final action authority, the Commission denial is a recommendation to the City Council and the matter will automatically be scheduled for Council action.

18. How do I appeal a decision I don’t agree with?

Planning staff decisions may be appealed to the Planning Commission by contacting the Community Development Department. All final actions of the Planning Commission may be appealed to the City Council and must be submitted in writing to the City Clerk within 10 calendar days. All actions of the City Council are final, but there are usually appeals processes available through the court system.

19. Can the City recommend a good architect for my project?

The City does not endorse the services of any particular person or firm but strongly recommends that you hire a California-licensed architect for any building design project, especially one that requires Planning Commission approval. You can contact the California Architects Board or drive around the city looking for construction in progress and ask who the architect was.

20. What is the parcel number for the property at _____?

This information can be obtained from the Parcel Zoning Information table.

21. What is the zoning for the property at _____?

This information can be obtained from the Parcel Zoning Information table.

22. What are the development regulations for the _____ Zone?

This information can be obtained from the Municipal Code.

23. How many parking spaces are required for a _____?

This information can be obtained from the Municipal Code.

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Community Development - Housing Element FAQs

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1. Why update the Housing Element?

California State law requires that local jurisdictions update the Housing Element every eight years. These frequent updates are required because housing is critical to ensure economic prosperity and quality of life in our region. This Housing Element update is an opportunity to evaluate the previous element and determine which parts have been effective and which should be improved. It also provides an opportunity for residents to get involved and help determine housing priorities, thereby helping to ensure that the City is responding to residents' changing needs.

The updated Housing Element must be adopted by the Millbrae City Council and submitted to the State Department of Housing and Community Development no later than January 31, 2023. If this deadline is missed, Millbrae could lose eligibility for significant sources of funding currently provided by the State and the Association of Bay Area Governments (ABAG), including critical infrastructure and transportation funds.

2. How is the Housing Element implemented?

The Housing Element sets goals, objectives, policies, and programs that direct decision-making around housing. When a new housing program, project, or idea is considered, the Housing Element provides guidance for decision makers to evaluate the proposal.

3. How much housing is needed?

Every eight years, each region in California receives a target number of homes to plan for from the State. This is called the Regional Housing Needs Allocation or RHNA. Millbrae is located in the region administered by ABAG. ABAG takes the number of housing units it receives from the State and divides it among the jurisdictions in its nine-county area, including Millbrae.

To comply with State law, the City's Housing Element must be updated to ensure the City's policies and programs can accommodate its share of the estimated housing growth identified by the State. For the current Housing Element update, the City's share of the RHNA is 2,199 units, split among different income levels (based on Area Median Income, or AMI) as shown in the table below. For more information about RHNA, please visit the ABAG website.

City of Millbrae Regional Housing Needs Assessment 2023 to 2031Assigned by ABAG

Income Group	Millbrae Units	San Mateo County Units	Bay Area Units	Millbrae %	San Mateo County %	Bay Area %
Very Low Income (Greater than 50% of AMI[1])	575	12,196	114,442	26.1%	25.6%	25.9%
Low Income (50% to 80% of AMI)	331	7,023	65,892	15.1%	14.7%	14.9%
Moderate Income (80% to 120% of AMI)	361	7,937	72,712	16.4%	16.6%	16.5%
Above Moderate Income (Less than 120% of AMI)	932	20,531	188,130	42.4%	43.1%	42.6%
Total	2,199	47,687	441,176	100%	100%	100%

4. Is the City required to build housing?

State law does not require jurisdictions to build or finance new housing, but they must plan for it. Through the Housing Element update process, the City must show that it has land use regulations and policies to accommodate its housing needs. The actual development of housing is primarily done by the private market.

The Housing Element is required to demonstrate potential sites where housing can be accommodated. Identification of a site's capacity does not guarantee that construction will occur on that site. If there are insufficient sites and capacity to meet the RHNA allocation, then the Housing Element is required to identify a rezoning program to create the required capacity. The City initiated work on identifying these potential sites for rezoning in the Downtown and El Camino Real Specific Plan.

It is important to note that if the City does not identify capacity for its RHNA targets, the City may be deemed out of compliance and risk losing important sources of funding currently provided by the State. It may also lose the right to deny certain projects and be limited in its local land use decision-making authority.

5. What is the schedule to complete the Update?

The updated Housing Element must be adopted by the Millbrae City Council and submitted to the State for certification no later than January 31, 2023. The City held Community Meetings to discuss the Housing Element on March 30, 2021, and May 6, 2021. These introductory meetings provided an overview of the Housing Element update process and time to talk to City of Millbrae staff to provide input about the local housing needs and related topics. Additionally, 21 Elements - a collaboration of all 21 San Mateo County jurisdictions - held a 4-part webinar series to help educate residents on regional and local housing issues. The City advertised this webinar series in its website and social media.

6. Who to contact?

Nestor Guevara, Associate Planner - Community Development

• Call 650-259-2335
• Email

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Home - FAQs

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1. How do I pay my city water bill?

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2. How do I get a new trash can lid?

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3. How do I apply for a job with the City?

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4. My trash didn't get picked up, what should I do now?

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5. How do I get a garage sale permit?

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6. How can I see the agenda for an upcoming City Council or Board meeting?

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Housing - Multi-Unit Residential Smoking Ban

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1. Who does this impact?

This impacts any owner, operator, resident, and visitor, of a multi-unit residence and multi-unit residence common area.

A "Multi-Unit Residence" means a residential property containing two or more units, with one or more shared wall, floor, ceiling, or ventilation systems, including apartments, condominiums, duplexes, or townhomes and their patios and balconies.

A "Multi-Unit Residence Common Area" means any indoor or outdoor area of a Multi-Unit Residence accessible to and usable by residents of different units, including halls and paths, lobbies, laundry rooms, common cooking areas, outdoor eating areas, play areas, shared patios, shared balconies, shared restrooms, elevators and stairwells, swimming pools, carports, garages, and parking areas.

2. Can I smoke in my apartment?

No, starting January 1, 2020 smoking in multi-family units is prohibited in the City of Millbrae. Smoking is also prohibited in any multi-unit residence common area, as well as 40 feet from any multi-unit residence or common area.

3. Can I smoke in my duplex or triplex?

Smoking is allowed in duplexes and triplexes only if one of the units is owner-occupied. In all cases where a housing unit is rented or leased, property owners can prohibit smoking on the property and in housing units.

4. Does this impact single family residences?

This law does not impact the residents of single-family homes unless they are within 40 feet of a multi-family residence. The law does apply to single-family residences if they are within 40 feet of a multi-family residence.

5. If I live in a single-family residence, can I smoke in my backyard?

Yes, but only if you live more than 40 feet away from a multi-family residence.

6. What is the penalty for violating the City’s smoking ordinance?

Any person that violates the City's Smoking Control Ordinance is guilty of an infraction. Fines for committing an infraction are as follows:

1. A fine not exceeding $100 (one hundred dollars) for a first violation;
2. A fine not exceeding $200 (two hundred dollars) for a second violation of the same ordinance within one year; and
3. A fine not exceeding $500 (five hundred dollars) for each additional violation of the same ordinance within one year.

7. What are the responsibilities of landlords and property managers?

The owner, operator, manager, or other person having control of any building, structure, facility or place where smoking is prohibited shall post clearly and conspicuously at every entrance to such building or place "No Smoking" signs with letters of not less than one inch in height or the international

"No Smoking" symbol, consisting of a pictorial representation of a burning cigarette enclosed in a red circle with a red bar across it. Notwithstanding the foregoing, this does not apply to Multi-Unit Residences with three or fewer units.

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Public Works - Energy Conservation

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1. Is your property energy efficient?

Before you install a renewable energy source for your property, it is encouraged you do everything you can to improve your current energy efficiency. A few simple measures can save you money by reducing your overall energy or water consumption. You may be able to save thousands of dollars in up-front costs by reducing the size of the system you will need to install for your property. Understanding your energy usage also will also help to prepare you for an informed discussion with your contractor. As a result, it is recommended that property owners complete an energy efficiency audit prior to purchasing a solar system.

2. How to size the system?

In order to determine the potential cost, it is good to get an initial sense of how large a system your property will require. The Solar Calculator provides a quick estimate of the cost and size of the system you will need to power your property.

3. How to finance the solar installation?

Solar customers have multiple options when financing their solar energy systems, including several options with no upfront payments. Popular forms of solar financing include:

• Loans (Home Equity, PACE, and/or direct loans from Solar companies)
• Power Purchase Agreements
• Solar Leases

Learn more about these options.

4. How to Choose a Contractor?

Choosing the best renewable energy system for your home begins by finding a qualified contractor. Your contractor will help select the system and sizing that meets your home's energy needs, as well as arrange the permitting, installation, and site inspections necessary to connect your system to PG&E. If you qualify for rebates or incentives, your contractor also will also help to fill out the required application forms. This database can help you identify active solar contractors in your area including their recently completed project statistics.

For more information, download this helpful Guide to Going Solar published jointly by PG&E and the State Go Solar California Initiative.

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Public Works - Flood Management

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1. Can you explain how water flows through the City (including major drainage channels discussed in the presentation, such as Highline Canal)?

There are three major drainage pathways, including Greenhills Creek, which connects to Highline Canal via Lomita Canal; Highline Canal; and Cowan Canal. You can learn more in our recent Storm Drain Master Plan, available on our website.

2. Can property owners reduce flood insurance premiums by not carrying the maximum policy amount?

Yes, although generally, a lender will require the maximum policy amount of $250,000.

3. Is my regular homeowners insurance going to go up if I'm mapped in a floodplain?

No, flooding is not covered under the standard homeowners' insurance policy and therefore rates on those policies should not increase to reflect this risk.

4. When will future remapping be done by FEMA?

Any time the risks change, or new information becomes available (such as through a Letter of Map Revision (LOMR) or Letter of Map Amendment (LOMA)), portions of the map may change.  It is unlikely for FEMA to perform a complete remapping in the near future (5 to 10 years).

5. Bayside Manor has no drainage. Would adding gutters help?

Local improvement projects can sometimes impact flood maps, if the work has an impact on floodplains and the City, developer, or property owner submits for a LOMR.

6. Can I get a lower rate based on modification of my structure?

Elevating your home above the Base Flood Elevation (BFE) may reduce your rate.

7. Is there any other way for me to get a lower rate?

You can ask your insurance agent about the rates available, but sometimes reducing the deductible can reduce your rate.

8. Do different insurance providers sell policies at different rates?

Policies through the NFIP should all offer the same rates for the same structure. If you encounter different rates, you can contact FEMA at the numbers in the presentation for help.

9. What is the requirement if I make an addition on my home? What triggers the enforcement of the floodplain management code?

Future development should be constructed so that it is protected from flood damages. If any improvement (or series of improvements taking place over up to 5 years) exceeds 50% of the home's fair market value, it will be considered substantially improved and the home will need to be upgraded to protect it from flooding in accordance with the NFIP standards.

10. Can the City post links to the reports and information discussed at the meeting on the website?

Yes, the City will create a web page where all the links to information can be found.

11. Are there funding opportunities the City or individuals can pursue to reduce flood risk?

Pre- and Post-Disaster Mitigation funding is available, but the award of these funds is competitive.

12. Will the City apply for the Community Rating System (CRS) to reduce the cost of flood insurance?

The City is considering the CRS. The cost to apply and maintain standing may be high and, for the next ten years, community-wide savings would be around $3,000/year. Newly mapped policies receiving the "preferred risk" or "newly mapped" policies will not qualify for the CRS discount for approximately 10 years.

13. Will improvements to reduce climate change impacts reduce the floodplains in the City?

They may. The potentially flooded areas are similar and large-scale infrastructure to reduce the encroachment of the Bay could help, though only if coupled with a way to move drainage water out of the City.

14. Want the latest updates on Flood Management?

View to sign up for email notifications for Flood Management Updates.

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Red Light Cameras - Notice of Violation

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1. Why did I receive this Notice to Appear?

Based on images captured by the automated system, your vehicle was determined to have committed a red-light violation. As the vehicle owner, the Notice to Appear is mailed to you.

2. How much is the fine?

Please contact the San Mateo County Superior Court for the fine amount.

3. How much time do I have to pay my Notice of Violation?

You must respond to the Court on or before the date located on the bottom of the Notice of Violation.

4. What are my options?

1. Pay the bail amount
   • Your bail will be fortified to the court. You will not have to appear in court. You will be convicted of the violation and it will appear on your record at the Department of Motor Vehicles (DMV). A point count will be charged to your DMV record for this offense and your insurance may be adversely affected.
   • You may be able to avoid the point and the adverse effect on your insurance by attending traffic school. You must pay the bail amount and you may have to pay additional court fees.
2. Request a hearing
   • Send a certified or registered letter postmarked not later than five days prior to the appearance date, or come to the court by the appearance date to request a court trial on a future date when an officer and witnesses will be present. You will be required to submit the bail amount. You will be given a date for your trial. OR
   • Send a certified or registered letter postmarked not later than five days prior to the appearance date, or come to the court by the appearance date to request a court trial on a future date when an officer and witnesses will be present. You will be required to submit the bail amount. You will be given forms to allow you to write a statement and submit other evidence without appearing in court. An officer will also submit a statement. The judicial officer will consider all of the evidence at the same time and decide the case.
3. Submit an Affidavit of Non-Liability
   • If you were not the driver: If you were not the driver of the vehicle at the time of the violation, complete the "Affidavit of Non-Liability". By completing the Affidavit of Non-Liability, the citation issued to you will be dismissed after review and approval by the court. The person named on the form will be cited and notified by mail. Fax the completed 'Affidavit of Non-Liability to 480-990-4819 or mail the completed 'Affidavit of Non-Liability 5 days prior to your appearance date to:
     • Violation Processing Center
       P.O. Box 22091
       Tempe, AZ 85285-2091. 

5. What if I was not the driver/owner of the vehicle at the time of the violation?

Per the City of Millbrae you may request a hearing and submit an Affidavit of Non-Responsibility by mail. The Affidavit must be filled out accurately and in its entirety. You may obtain this form either by downloading and printing the form from www.ViolationInfo.com or by visiting the Court in person. Bring the completed form to the Court in person on your hearing date.

6. What happens if I ignore the Notice to Appear?

You must respond by one of the procedures by the date on the front (see “WHEN”). If you do not, you may lose your license to drive, and your money penalties may increase.

7. Will I receive any points on my driving record for this Violation?

Yes, this is an infraction and your driving record may be adversely affected. Please contact the San Mateo County Superior Court for more information.

8. Will my insurance rates be affected?

Points will be assessed to your license and insurance rates by be adversely affected.

9. Will the road safety cameras take a picture of the driver of the vehicle?

Yes

10. What if I was issued a citation from an officer for the same offense?

The citation issued by a police officer takes precedence over the Notice of Violation. You must request an adjudication hearing and bring both the citation and the Notice of Violation with you to the hearing. The adjudication hearing officer will take the appropriate actions.

11. I do not believe I ran a red light. Where can I go to view my images and video?

To view video and images, logon to www.ViolationInfo.com and enter the Notice Number and the PIN Number located at the top right of your Notice to Appear. If you do not have Internet access, you may visit any public library for Internet access to view your images.

12. I do not believe I ran a red light and want to discuss my case with someone.

You may schedule a hearing by contacting the San Mateo County Superior Court.

13. I am Handicapped and unable to appear in court for my hearing. What do I do?

Please contact the San Mateo County Superior Court for more information.

14. Can someone other than me attend the hearing?

Please contact the San Mateo County Superior Court for more information.

15. Is there more than one place that I can attend my hearing?

No, there is only one location. Hearings are held at:

• Superior Court of California - Northern Branch
  County of San Mateo
  1050 Mission Road
  South San Francisco, CA 94080

16. How do I know that these violations are valid?

Images of your vehicle were captured and recorded by an Automated Intersection Safety System. You can review your images and video of the actual occurrence online. The images and video were reviewed by several qualified technicians and finally by the Millbrae Police Department before the alleged violation was affirmed and mailed to you as the registered owner or identified driver.

17. What company provides the red-light camera program in Millbrae?

The City of Millbrae has contracted with American Traffic Solutions Inc. (ATS)

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Red Light Cameras - Safety Program

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1. What is a red-light running violation?

A red-light running violation occurs when a motorist enters an intersection after the traffic signal has turned red. Motorists already in the intersection when the signal changes to red, waiting to turn, for example, are not considered red-light violators.

2. Where are the red-light cameras located?

The intersections with camera installations are listed below. Each intersection is marked clearly with signs.

• The Southbound Highway 101 off-ramp at Millbrae Avenue
• Millbrae Avenue at Rollins Road.
• El Camino Real at Millbrae Avenue

3. How do the cameras work?

• The system activates when motion is detected just prior to the stop bar AFTER the traffic signal has turned red. The cameras capture three images of an alleged violation, two taken from the rear of the vehicle and one taken from the front of the vehicle
• The first rear image shows the vehicle at the white stop bar and the illuminated red light.
• The second rear image shows the violator in the middle of the intersection with the red light illuminated.
• The third image is taken from the front to show the driver of the vehicle.
• The license plate image is a close-up from one of the images captured.
• The driver's face image is a close-up from the front image.
• Data, including the time, date, and duration of the yellow and red lights, also is recorded.
• Cameras also record a 12-second digital video of the violation, including six seconds prior to and six seconds after running the red light.

4. Why does the camera flash when no one actually runs the red light?

The intersection safety camera system is designed to take three photographs of a vehicle that may be committing a violation. The first rear image captures the vehicle prior to entering the intersection with the traffic signal red, the second image shows the vehicle continuing through the intersection during the red signal phase, and the third image captures the front of the vehicle.

On occasion, a vehicle approaching an intersection with a red light may come to a stop before entering the intersection yet trigger the safety camera system, causing the flash to discharge. In addition, a vehicle approaching the intersection and making a right turn may not come to a complete stop but only slow before continuing to turn, triggering the road safety camera system and causing the flash to discharge.

The Police Department reviews each violation event captured by the intersection safety camera system and makes the final decision to issue a citation. All flash incidents do not equate to a citation.

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Transition of Sewer Service Charges to County Tax Roll FAQ

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1. Why is the City collecting sewer service charges through the tax roll?

Billing through the County tax roll is anticipated to provide benefits to both ratepayers and the sewer enterprise fund. As the collector of general taxes, the County of San Mateo guarantees payment for any charges collected on the tax roll. This guarantee of payment allows staff to project revenue with more accuracy and plan any future expenditures required to maintain the City’s sewer collection system, including any long-term debt obligations. Having a consistent, guaranteed revenue stream also has the potential to increase the City’s bond rating, which would lead to the City receiving lower interest rates when financing capital improvement projects or contractual obligations for wastewater operations. Lower interest rates result in lower overall costs that will ultimately be factored into future rate studies. Any beneficial cost savings for the sewer enterprise would positively impact ratepayers in the areas of sewer rate setting, system capital improvements, and service delivery. 

2. Are there other agencies that currently bill sewer service charges through the County tax roll?

The majority of agencies in San Mateo County collect sewer service charges on the tax roll. 

3. What customers will have sewer service charges collected on the County tax roll?

The collection of sewer service charges for all parcels became effective in fiscal year 2023-24. On July 11, 2023, the City Council voted on the proposed resolution to incorporate the charges onto the tax-roll. For water/sewer service customers, any bills received from the City after August 1, 2023, will have sewer charges prorated to reflect the transition to County billing.

4. Can customers choose to opt-out of the transition to County billing?

Customers do not have the ability to opt-out of the transition. City staff did consider an opt-out option, but it was determined not to be an efficient approach to administering the program as added administrative costs would negate the benefits the City is aiming to achieve for ratepayers. 

5. What is the timeline for this process?

6. Who is responsible for paying the sewer service charges on the tax roll?

Charges collected through the tax roll are the responsibility of the parcel owner.

7. What if I am a tenant and the current customer on record?

Tenants of parcels that will have charges collected through the tax roll will not see a sewer service charge on their City of Millbrae utility bill after the transition takes place. Those customers who receive a utility bill in August will have a prorated portion of their sewer bill reflecting the June sewer service charge. All sewer service charges after July 1, 2023, will be transitioned to the tax-roll.

8. What should I do if my account is transitioned to the tax roll and I still receive a bill for sewer service from the City?

You may contact the Finance Department at (650) 259-2350, and staff will be able to assist you. 

9. How will I pay my bill if my sewer service charge is collected through the tax roll?

Sewer service charges collected through the tax roll will appear on the parcel owner’s tax bill the same way they do for property taxes. Charges are paid in the same manner and at the same time as property taxes. This means property owners will be responsible for paying charges by the due dates listed on their property tax bill.

10. If my sewer charges will be collected on the tax roll, when will my payment be due?

Sewer service charges collected through the tax roll will be subject to any deadlines or penalties set by the San Mateo County Tax Collector’s Office.

11. What happens if miss the payment deadlines?

The infographic below outlines the County’s payment and penalty processes for bills issued through the tax roll.

Visit the San Mateo County  Property Tax Website.

12. Will this change increase my current sewer service rates?

No. Current rates will not increase as a result of collecting charges through the tax roll. The City will continue to follow the same public notification process for adopting rates. 

13. Will the charges be tax deductible?

Sewer service charges are not tax deductible.

14. Will I still be receiving a bill from the City for my water service?

Yes, the City will continue to bill customers for water services.

15. Will my property tax increase?

Sewer service charges collected through the tax roll will not change a parcel owner's property related taxes. The parcel owner will see an increase in the overall tax bill received, as it includes other fixed charges that are not tied to the property's value.

16. Can I still apply for the Lifeline Program if sewer service charges are billed through the tax roll?

Yes, City of Millbrae water/sewer customers can still apply for Lifeline if sewer service charges are billed through the County tax roll. Applicants can contact the Finance Department at (650) 259-2350 or Email Finance for information regarding the Lifeline program. 

17. Will customers on the tax roll still be eligible for sewer charge reduction through Lifeline?

Yes, eligible customers may still receive a sewer charge reduction through Lifeline provided that they submit the required materials to the Finance Department. 

18. If my sewer charges are transferred to the tax roll, will I still be charged the reduced sewer rate if I was accepted into the Lifeline program?

The reduced sewer service charge will be applied to the tax roll. The water portion of the Lifeline program will not change, and participants will continue to receive a reduced water service charge on their bi-monthly utility statement.

19. Will the calculation of my water and sewer bill change after charges are transferred to the tax-roll?

No, there will be no change in rates or calculations of charges after the sewer charges move to the tax-roll. Sewer charges will continue to be based on winter consumption for residential. The only change is that while formerly being billed bi-monthly, the sewer charges are assessed bi-annually via the county tax-roll. 

20. Who can I contact if I have additional questions?

All questions may be directed through email or by calling the Finance Department at (650) 259-2350.