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Planning Commission approves design review and front‑setback exception for 603 Lomita Avenue
Summary
The Millbrae Planning Commission voted 3-0-1 on April 7 to permit demolition of a 1,994 sq ft house and construction of a new 4,008 sq ft residence at 603 Lomita Avenue, granting an exception to a required second‑story front setback despite a neighboring homeowner's objection about lost views.
The Millbrae Planning Commission on April 7 approved a design review permit and an exception to the R1 zone’s upper‑story front setback requirement for a new 4,008 square‑foot residence at 603 Lomita Avenue, allowing demolition of the existing 1,994 square‑foot home and construction of a three‑story design that includes a nonconforming portion of the second story.
Staff said the corner lot, in the Lomita Hills neighborhood and measuring roughly 7,300 square feet, meets most development standards but requires an exception where a portion of the second story does not meet the 10‑foot upper‑story setback over the front entry on the Santa Barbara Avenue frontage. Nestor Guevara, senior planner, told the commission that the existing residence already includes a nonconforming upper‑story front setback and that the proposed design would reduce the linear feet of nonconforming second‑story frontage from about 33 feet 3 inches to about 19 feet. Staff recommended the commission either approve the design review and exception or continue the hearing to allow the applicant to revise the project.
The applicant, Max Wayne, owner of 603 Lomita Avenue, described his long effort to redesign the property and said the proposal preserves portions of the existing building. "My initial intention was to raise my family here," Wayne said, recounting that the project has been in process for many years and asking commissioners to consider the financial and personal hardship of restarting designs.
A neighbor, Bella Yu, owner of 611 Lomita Avenue, testified by Zoom and said the proposal would block views of the bay from her dining room and rear deck. "All we see is gonna be the roof and the sidewall of the building," Yu said, adding that she bought the home three years ago in part because of the views.
Commissioners discussed the lot geometry, massing and mitigation measures. Commissioners noted the proposed home meets height and floor‑area‑ratio limits and that portions of the new structure are sunk below grade with a retaining wall the architect estimated at about 4 feet at its highest point, which reduces the visible mass from neighboring yards. The record shows eight adjacent owner consultation forms were returned in support of the project; staff identified 611 Lomita as the only nearby property that raised concerns about view obstruction.
Commissioner Wong moved to approve the exception and design review permit; Commissioner Choi seconded. The motion passed 3–0–1, with Vice Chair Davis recorded as abstaining. Chair Chan, Commissioner Choi and Commissioner Wong voted yes; Vice Chair Davis abstained. The commission’s action is final pending a 10‑day appeal period. For appeal information the commission read: contact the city clerk at (650) 259‑2414 or etran@ci.millbrae.ca.us.
The commission also discussed citywide context for upper‑story setback rules and noted forthcoming work on a local density bonus ordinance and draft objective residential design standards; those items were presented by staff as informational updates and not part of the 603 Lomita decision.
