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Millbrae Planning Commission approves design review, conditional use permit for 211 Willow Avenue addition
Summary
At a Feb. 19 special meeting, the Millbrae Planning Commission unanimously approved a 180-square-foot second-story addition and a conditional use permit to extend existing nonconforming upper-story side setbacks at 211 Willow Avenue in the Millbrae Highlands neighborhood. The vote was 5-0; the decision is final pending a 10-day appeal period.
The Millbrae Planning Commission on Feb. 19 approved a design review permit and a conditional use permit to allow a 180-square-foot second-story addition and interior remodel at 211 Willow Avenue, resulting in a total proposed floor area of 2,970 square feet. The commission voted 5-0 to adopt the resolution approving the project; the action is final pending a 10-day appeal period and payment of the required appeal fee.
Assistant planner Jennifer Lim told the commission the project site is an interior lot of about 5,400 square feet in the Millbrae Highlands neighborhood. The existing two-story single-family residence is about 3,496 square feet. The proposal adds a 180-square-foot second-floor addition, includes space for a future attached accessory dwelling unit of about 668 square feet, and would keep the building height at 22 feet, 6 inches.
Lim said the addition would extend existing nonconforming upper-story side setbacks on both sides of the home and therefore requires a conditional use permit. To meet the city's upper-story side-setback requirement, an upper floor would need a minimum seven-foot side setback on both sides; staff noted the existing home and several surrounding properties also lack that upper-floor setback and recommended the commission find the proposal consistent with neighborhood patterns and approve the permits.
Seven adjacent owner consultation forms were sent; two were returned in support (neighbors at 201 Willow Avenue and 220 Poplar), and five were unreturned, Lim said. She recommended the commission receive the presentation, consider public testimony and approve the design review and conditional use permit applications.
Commission discussion focused on several clarifications staff and the applicant agreed to address. Commissioners asked staff to correct inconsistencies in setback distances shown on the plan sheets and to correct a graphic that depicts two cars in an enclosed garage. Staff said the project includes an oversized one-car garage of roughly 507 square feet (exceeding a typical 400-square-foot minimum garage dimension), but that the configuration is practically a one-car garage; staff said corrections would be noted for the building-permit submittal. The applicant confirmed the existing garage door will be repainted rather than replaced and that existing stone facade elements and the chimney shown on the current house photo would be removed and replaced with textured stucco as part of the remodel.
Commissioners also suggested applicants provide renderings placed over existing photos or otherwise show more context in future applications so commissioners and neighbors can better evaluate compatibility with adjacent homes. Vice Chair Davis moved to approve the resolution granting the design review permit and conditional use permit; Commissioner Wall seconded. The roll-call vote was recorded as: Commissioner Quigg, yes; Commissioner Choi, yes; Commissioner Wong, yes; Vice Chair Davis, yes; Chair Chan, yes. The motion passed five-zero.
Planning staff noted the commission's action is final pending a 10-day appeal period and payment of the required appeal fee; persons wishing to appeal were directed to contact the City Clerk for filing information.
