Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Residential Addition topic
No spam. Unsubscribe anytime.
Planning commission approves addition, setback exception for Millbrae Highlands home at 1100 Millbrae Avenue
Summary
The Millbrae Planning Commission on Sept. 15 granted design review and a conditional use permit to allow a 933-square-foot lower-floor rear addition and extension of existing nonconforming upper‑story side setbacks at a two‑story single‑family residence at 1100 Millbrae Avenue; the vote was unanimous, 5–0.
The Millbrae Planning Commission on Sept. 15 approved a design review permit and a conditional use permit for work at 1100 Millbrae Avenue that will reduce the second‑story interior area by about 110 square feet and add a roughly 933‑square‑foot rear lower‑floor addition. The permits also allow the project to extend existing nonconforming upper‑story side setbacks; the commission approved the applications 5–0. The action is final pending a 10‑day appeal period and the required appeal fee.
Jennifer Lim, associate planner with the City of Millbrae, presented the project and said the property is in the Millbrae Highlands neighborhood, on a corner lot of approximately 6,577 square feet. Lim told the commission the existing two‑story home is about 2,558 square feet and that the proposal includes a smaller second floor and a new rear lower‑floor addition. The project would increase the building height by about 2.5 feet, from 21.5 feet to 24 feet, and would add window wells on the subterranean rear portion to provide light and egress for the new lower‑floor rooms.
Lim said the proposed house would retain the front and most side exteriors, with only limited changes to a left‑side window and the rear. The project includes an “oversized one‑car” garage (about 458 square feet) that does not meet current two‑car dimension requirements (20 by 20 feet); staff said the garage is nonconforming under current code dimensions. Lim also noted that six adjacent neighbors returned forms in support; one neighbor at 100 Manorko Way asked that work trucks avoid parking on their side of the block during construction if possible.
An applicant representative and owner, identified as Chuck Yuan, told commissioners he and his wife have lived in the house for about 40 years and that the addition is intended to provide more usable living space for extended family while maintaining the home’s existing character. The project team described the rear addition as largely subterranean, with retaining walls up to about 10 feet and window wells for light and drainage; the architect said waterproofing, drainage and retaining‑wall systems will be part of the design.
Commissioners asked about front/side orientation on the corner lot, the application of upper‑story setback rules on split‑level homes, garage dimensions, window alignment with neighbors and roof overhang and drainage. Planning staff and the project architect explained the city’s front‑facing determination for corner lots (the narrowest street‑facing side) and confirmed the project’s privacy study shows no aligning windows that would create privacy impacts. The architect said the rear lower floor will be largely underground and that drainage and waterproofing for window wells are included in the design.
No members of the public spoke during the public comment period. After discussion, a commissioner moved and the commission approved both permits. The commission’s decision is subject to the standard 10‑day appeal period and payment of the appeal fee; staff provided the city clerk contact number and email for appeals.
