Requirements - City of Mill Valley

Mill Valley
Residential Design Review
Handbook
February
2005
Planning and Building Department
26 Corte Madera Avenue
P.O. Box 1029
Mill Valley, CA 94942
(415) 388-4033
(415) 381-1736 fax
website: www.cityofmillvalley.org
Acknowledgments
City Council
Dick Swanson
Mayor
Dennis Fisco
Vice Mayor
Chris Raker
Anne Solem
Clifford Waldeck
Planning Commission
Girija Brilliant
Chair
Burton Miller
Vice Chair
Fred Campbell
Bill Crockett
Maureen Parton
Hillside Development Advisory Committee
Robert Hatfield
Chair
Andrew Berman
Vice Chair
Betsy Bikle
Tom Dicker
Dennis Fisco
Antonina Markoff
Jim McGuinness
City Staff
Don Hunter
City Manager
Anne Montgomery Assistant City Manager
Rory Anne Walsh
Director of Planning and Building
George Schiefer
Associate Planner
Elise Semonian
Associate Planner
Julie McClure
Planning Aide
Contents
Chapter 1 Introduction to Mill Valley
Residential Design Review
5
Chapter 2 Review Guidelines
11
Chapter 3
17
Environmental Review
Appendices
A Review Process
23
B Design Review Application
29
C Zoning: Land Use
35
D Zoning: Technical Zoning Requirements
37
E
Other Permits After Approval
45
F
Construction Period, Inspections
and Final Approval
51
G Soils Reports / Drainage Plans
55
H Erosion Control
61
I
Story Poles
63
J
Heritage Trees
65
K Resource Directory
67
3
Blank
4
Introduction
Chapter 1
Introduction to Mill Valley Residential
Design Review
Context
This handbook has no legal status,
and is intended to be a summary of
City of Mill Valley General Plan poli-
The City has created this Design Review
• Maintain and improve the quality of, and
Handbook to provide useful information re-
relationship between, individual build-
garding the design review process for ap-
ings, structures and physical develop-
plicants. It is also intended to assist the pub-
ments so that they contribute to the at-
actual zoning code language. For ac-
lic in understanding the design review pro-
tractiveness of a neighborhood and the
tual zoning code language, refer to
cess and what is required of applicants. This
City;
the City of Mill Valley Municipal Code.
cies, zoning requirements, and development review procedures and
guidelines. It does not represent the
Other information regarding devel-
handbook includes checklists and flow
• Protect and insure the function, ad-
charts. It describes other departments and
equacy and usefulness of public and pri-
available through the Mill Valley
agencies that may be involved in the ap-
vate developments as they relate to each
Planning and Building Department
proval of a project. We have included a re-
other and to the neighborhood and the
at City Hall, and on-line at
source directory at the end of this hand-
City;
book of other City, County and State agencies that may provide you with additional
information.
Applicants and architects should review
this handbook before submitting an application for Design Review and throughout
the design review process.
opment in the City of Mill Valley is
www.cityofmillvalley.org
• Stimulate creative design;
• Encourage appropriate and innovative
use of materials, methods and techniques;
• Integrate the function, appearance and
location of buildings and improvements
to achieve a balance between private
prerogatives and preferences, and the
public interest and welfare;
Design Review Goals
• Preserve the existing natural vegetation
Mill Valley seeks to encourage development
and topography and integrate new na-
that is compatible with, integrated into, and
tive plantings and designed landforms
subordinate to its natural setting. The City
with the existing.
strives to preserve, protect and promote its
unique environmental, community and scenic attributes through the residential design
review process.
The Municipal Code explains that the
purposes and goals of design review are to:
When Design Review is
Required
The City requires Design Review for the
• Preserve and enhance the natural following projects in RS Zones:
beauty of the City and of the man• Additions, extensions or exterior
made environment;
changes to or reconstruction of a dwelling or accessory structures where the
5
Introduction
project involves 35% or more of the
by the Planning Commission and will
existing gross floor area or 1,000 sq.
best convey the design of your project.
ft.;
In addition, most design professionals
• Demolition of 50% or more of the ex-
are familiar with making presentations
terior surface area of the dwelling (in-
to hearing bodies and answering tech-
cluding exterior walls, door and window
nical questions regarding your design.
openings, foundation walls and roofs);
A design professional may better un-
• New accessory structures over 150 square
feet in size;
• Any project for a parcel fronting on East
Blithedale Avenue;
• When Design Review is required as a
condition of approval (such as a modification to a home that was approved
through Design Review).
Design Review is not required for any
other work determined by the Director of
Planning and Building to be minor or incidental in nature and consistent with the intent and objectives of the Zoning Code.
In determining the size of a project
for Design Review, the City includes any
derstand and respond to design concerns raised by the hearing body.
3. Involve Neighbors
Avoid surprising the neighbors. Meet
with neighbors and appropriate community groups early on to hear their concerns. Use announcements to keep
them informed about the progress of
your project.
4. Submit a Complete Application and
Respond Promptly to Requests for
Information
Incomplete applications and failure to
submit requested information will delay your project.
projects commenced within 24 months of
5. Know the Decision Makers
Become familiar with Staff, the Planning
the final inspection of a previous project.
Commission and City Council by attending meetings.
Helpful Tips For Applicants
1. Learn the Rules
Take time to study this handbook and
the City ordinances applicable to your
project.
2. Retain a Competent Architect or
Consultant
Although plans prepared by a licensed
architect are not required for design review, it is in your best interest to submit professional plans. Professional
plans will be more easily understood
6
6. Eliminate Adverse Environmental
Impacts
Design your project to eliminate or reduce as many potential environmental
impacts as possible. Consider environmentally superior alternatives. Incorporate suggestions you learn during early
Staff consultation and Study Sessions.
7. Be Willing To Compromise and Negotiate
Recognize that the hearing bodies have
a great deal of authority over your
project, but will not deny your project
without allowing you to modify the
Introduction
project to address their concerns.
ter District. The other departments will pro-
Neighbors with view and privacy con-
vide comments on the completeness of the
cerns are usually willing to negotiate.
application, modifications that may be nec-
8. Maintain a Good Attitude
It is generally counterproductive to
essary, and suggested conditions of ap-
How long does the
Design Review
process take?
proval for the project.
Permit Streamlining Act
have an adversarial attitude or resist
Assignment to Project Planner
fornia Government Code §65920 et.
the process as you are going through
Staff of the Planning and Building department
seq.) requires the City to follow stan-
it. It usually only results in delaying
meet weekly to discuss pending applications.
dardized time limits and procedures
your project.
New applications are assigned to project planners at these meetings.
Design Review Process
Review for Completeness
Within 30 days from receipt of the applica-
Preapplication Conference With Staff
tion by the City, the project planner will de-
The City encourages applicants to meet with
termine whether the application is complete
Planning Department Staff after the scope
or incomplete.
of the project has been determined and pre-
• Incomplete Application
liminary plans have been prepared. Staff will
If the application is determined to be
confirm compliance with the Zoning Code
incomplete, the planner will inform the
and discuss any preliminary concerns they
applicant in a letter and will include a
may have regarding compliance with the
list and description of the specific in-
Design Review guidelines.
formation needed to complete the ap-
File a Completed Application
In order to accept and process an application, the applicant should provide all of the
information required on the submittal
checklist, including the application fees.
Submittals are accepted during normal business hours at the Planning Department
counter.
Department and Building Department. The
plans may also be routed to other affected
agencies, such as the Marin Municipal Wa-
application is accepted as complete
and the environmental review
(CEQA) process begins, and begin
again after the CEQA determination has been made.
The City must approve or deny
the project within whichever of the
following periods is applicable:
•
60 days from the date the City determines the project is exempt
from the California Environmental Quality Act;
•
60 days from the date of adopDeclaration of Environmental
to the letter. A new 30-day review pe-
Impact;
riod begins upon receipt of any information needed to complete the application.
•
180 days from the date of certification of an Environmental Impact Report (see California Government Code Section 65950 et.
If an applicant disagrees with the de-
seq. for additional time limits for
termination that their application is in-
approval of projects involving
complete, the applicant may appeal the
mission.
as the Department of Public Works, Fire
tion is submitted, pause when the
submit materials to the City in response
Upon receipt of the application, Planning
by other departments within the City, such
time limits begin when an applica-
tion by the City of a Negative
decision in writing to the Planning Com-
other documents for review and comment
for Design Review decisions. The
plication. The applicant has 180 days to
Distribution to City Departments
Department Staff will route the plans and
The Permit Streamlining Act (Cali-
• Complete Application
Environmental Impact Reports/
Statements).
See flow chart on page 10 for
city time processing goals.
If the application is complete, the planning department staff begins the California Environmental Quality Act review process. If the project is exempt
from CEQA, the planning department
staff will schedule the item for the next
7
Introduction
available Zoning Administrator or Plan-
Notice Poster
ning Commission meeting.
Ten days prior to the public hearing or study
Even if the application is determined to
session, the applicant must post a public no-
Approval of a Design Review ap-
be complete, the City may request the appli-
tice poster at the site. One poster is required
plication expires one year from the
cant to clarify, amplify, correct, or otherwise
for each street frontage. The poster(s) may be
effective date of approval. Before
supplement the information required for the
picked up at the Planning Department counter
the approval expires, an applicant
application.
during office hours.
ning and Building for a one year
Study Session
Story Poles
extension of the approval. Up to
The City may require a “study session,” or
Story poles and tape or netting must be in-
two one-year extensions may be
preliminary review, for new homes and sig-
stalled at least seven days prior to a hearing
nificant additions to existing homes. This
or study session to provide the decision-mak-
ing the effective life of a Design
Study Session may be required before an
ers and neighbors with a visual tool to evalu-
Review approval, the expiration date
application will be determined to be com-
ate the project. (Please refer to the Guide-
of the Design Review approval is
plete. Study Sessions allow the Planning
lines for Story Poles, Appendix I.)
automatically extended to concur
Commission to informally discuss and bet-
with the expiration date of the
Public Hearing
ter understand a project prior to a formal pub-
At the public hearing, the project planner
lic hearing.
will present the staff report and recommen-
Expiration of
Approval
may apply to the Director of Plan-
granted.
If a building permit is issued dur-
building permit.
The Planning Commission will hear
dations. The applicant is permitted five min-
comments from the public and applicant
utes to present the project to the hearing
and provide the applicant with their infor-
body. Public comments are received on the
mal recommendations and concerns regard-
item (comments are limited to three min-
ing the project design and environmental
utes per person). The Planning Commission
issues, but will not take action on the project.
or Zoning Administrator will discuss the item
After the study session, the applicant is
and will either approve the project, approve
responsible for addressing the Planning
the project with conditions, or deny the project.
Commission’s comments and submitting
If the hearing body intends to deny a project,
revised plans. When the revised plans are
they will allow the applicant the opportunity
received and reviewed by Staff, and all is-
to request a continuance to redesign the
sues of concern are resolved, staff will
project to address the hearing body’s concerns.
schedule the project for the next available
Planning Commission agenda.
Appeal
The applicant or any member of the public
8
Public Notice
may appeal a decision by the Zoning Ad-
Ten days prior to the public hearing or study
ministrator or Planning Commission by fil-
session, the City will mail written notice of
ing an Application for Appeal with a $100
the hearing to all property owners within
filing fee within 10 days from the date of
300 feet of the site. The cost of this notice
the action. Zoning Administrator decisions
is included in the application fee. Public no-
may be appealed to the Planning Commis-
tice of the hearing may be mailed earlier
sion. Planning Commission decisions may
for projects subject to CEQA review.
be appealed to the City Council.
Introduction
If an application is appealed, the Plan-
staff may result in significant delays in de-
ning Department will schedule the appeal for
termining whether the application is com-
a public hearing. The applicant must place a
plete or may result in the cancellation of
new notice poster at the site. The City must
the application.
Findings for
Design Review
In order to approve an application
mail notice of the hearing to all property
Copies of the Application Checklist may
owners within 300 ft. of the site 10 days be-
be picked up at the Planning and Building
fore the appeal hearing. The story poles and
Department counter at City Hall. For appli-
findings:
notice poster should not be removed until all
cants’ information only, a copy is provided in
A.
appeal periods have expired.
Appendix B.
tent with the City of Mill Valley
able to make all of the following
That the proposal is consis-
General Plan and Mill Valley Mu-
The project planner will forward minutes
of the meeting and a report with recommen-
for design review the City must be
nicipal Code;
B.
planner will present the hearing body’s deci-
Application Fee and
Collection of Costs
sion to the appellate body. The appellate
The applicant is responsible for paying the
C.
body may refer the matter back to the hear-
actual cost to the city of processing the appli-
whether to apply any limitations
ing body for further consideration, or may
cation. The actual cost includes:
dations to the appellate body. The project
reverse, uphold, or modify the decision of
the hearing body. The City Council’s decision
is final.
• a nonrefundable filing fee based on the
project valuation;
• additional City Staff time charged at $65
an hour; and
Design Review Application
Checklist
• funds to cover other reimbursable services and expenses.
with the Residential Design Guidelines adopted by the City;
The City has considered
on building, size, height and setbacks pursuant to Mill Valley Municipal Code Section 20.66.045;
and
D.
The approval of the pro-
posal is in compliance with the
California Environmental Quality
Act. (Mill Valley Municipal Code
section 20.66.036).
The initial filing fee includes 5 or 10
The Design Review Application Checklist
hours of Staff time for services such as:
specifies the information that will be re-
determination if the application is complete,
quired from any applicant for Design Re-
site visits, discussions with neighbors, pre-
view. The information in this checklist is
paring public notices, attending public hear-
required from the applicant and the suffi-
ings, preparation of the staff reports, any
ciency of the information provided by the
work on appeals and office technical sup-
applicant will be the basis by which the Plan-
port. Any unused portion of the filing fee
ning Department staff will determine if the
will not be refunded and any additional ex-
application is complete. In addition, appli-
pense will be billed to the applicant. Addi-
cants should submit any other information
tional expenses incurred must be paid be-
they believe is important in support of the
fore the public hearing or, for expenses in-
application.
curred at or after the public hearing, before
Failure of an applicant to adequately
The proposal is consistent
a building permit is issued.
complete the Application Form and pro-
Copies of the current fee schedule are
vide the information and material requested
available at the city web site or may be
in the Design Review Application Check-
picked up at the Planning and Building
list within the time limits prescribed by the
Department counter at City Hall.
9
Introduction
Design Review Process
The flow chart shown below illustrates the general steps and time lines. More detailed
reference charts for the following are included in Appendix A.
• Pre-Application Process
• Environmental Review Process
• Process Prior to Public Hearing
• Process After Public Hearing
10
Review Guidelines
Chapter 2
Review Guidelines
All projects subject to Design Review must
comply with the City’s Design Review guidelines.
SLOPE DESIGN
GUIDELINES
Guideline 1: Integration with
Design Guidelines to facilitate appropriate Topography
The City developed these Residential
and environmentally sensitive development
New residential buildings and additions to
review. Design is a complex process balanc-
existing residential buildings constructed on
ing many issues. The Guidelines try to bal-
sloping land should be designed to relate to
ance the immediate wishes and rights of a
the existing landforms in order to minimize
homeowner/builder with long-term respon-
the building’s mass and bulk and integrate
sibilities to the community and environment.
the building with the site (e.g., step with the
They reflect a commitment to the
slope).
sustainability of Mill Valley. The Guidelines
are based on an approach that takes into
Guideline 2: Relationship of
Building Size to Slope
consideration the interrelationship of indi-
Slope conditions can exaggerate height, bulk
vidual houses with the neighborhood, the
and mass. A building shall be in scale with
relationship of one neighborhood to an-
its surroundings. Special attention shall be
other, and the way in which each of these
given to minimize the height, bulk and mass
components affects the environment. The
on steep sites. When a lot has steep slopes, the
Guidelines convey the idea that the whole
maximum permitted floor area may be sub-
is greater than the sum of its parts.
stantially reduced to mitigate impact (see Mill
The guidelines are not intended to be
Valley Municipal Code Section 20.66.045).
rigid regulations, nor are they intended to
promote a particular type of design. Variations from the guidelines may be appropriate when weighed against other considerations. Compliance with any particular
guideline does not override the intended
FLORA AND FAUNA DESIGN
GUIDELINES
balance that an appropriate solution should
Guideline 3: Protection of
Existing Vegetation and Habitat
reach.
Development plans shall maximize the
amount of land retained in its natural state.
Where appropriate, residential projects
should be designed to preserve, protect, and
restore native site vegetation and habitat.
Particular consideration should be given to
protection of systemic groups of native veg11
Review Guidelines
etation such as established groves, sapling
probably be required initially in order to es-
clusters or riparian zones. Construction ac-
tablish the new plants, the plant material
tivities including grading, stripping, compac-
should be selected so that once established,
tion, parking, storage of materials, and wash-
much of the major site landscaping could
out are discouraged in the drip circle of a
survive on rainfall. Turf areas should be
significant tree or an area group of vegeta-
minimized, because of their high water and
tion or riparian zone. Protected trees are to
chemical requirements.
be clearly marked and temporary fencing
shall be used to delineate any significant areas.
Guideline 4: Plant Material
Selection and Compatibility with
Setting
Landscape designs should incorporate the
existing native vegetation and integrate new
native planting with the existing planting,
where appropriate. Landscape plans for residential development should be compatible
with the character of the site. Plans should
focus on restorative efforts to replenish native species and complement preserved, existing vegetation. In more natural locations,
the design should be integrated with the
natural setting. Landscape plans for residential development should include a mix of
fast and slow growing plant materials. Trees
that tend to break in high winds should not
be planted. Plants that are pyrophytic or tend
to spread rapidly, crowding out natives,
should not be planted.
Guideline 5: Minimizing Water
Use
12
Guideline 6: Privacy and Views
Development should include appropriate
landscaping to maximize privacy between
residences. Landscape plans should provide
appropriate planting to screen or soften any
undesirable light pollution or views from offsite. Landscape plans should include appropriate planting to soften the appearance of
new construction as seen from off-site locations. Screening landscaping should not substitute for good architectural design. Landscape plans should take into consideration
the future impact the new planting may have
in obstructing views from existing adjacent
and distant dwellings. Landscape plans
should include appropriate screening for unattractive views of building and site elements,
including, but not limited to, building foundations, deck supports, trash collection or
parking areas that cannot be mitigated
through architectural design. Applicants are
not required to unreasonably compensate for
inadequate landscaping on adjacent sites.
Guideline 7: Tree Replacement
To the extent possible with other design
When approved for removal and/or lost
considerations, drought tolerant planting
during construction activities, trees that de-
selections and designs are encouraged.
fine the nature of the site, not determined
Landscape plans shall comply with the cur-
to be dead or diseased, should be replaced
rent water conservation regulations of the
as appropriate as a part of an approved land-
Marin Municipal Water District and should
scape plan. Replacements should be as ap-
include water conserving irrigation systems,
proved and/or directed by a City arborist,
such as drip irrigation, low flow sprinklers
certified arborist or landscape architect to
and automatic controls. While irrigation will
aid in soil stability, provide necessary cano-
Review Guidelines
pies and/or screening, and enhance the
On/offhaul is discouraged especially in lo-
unique visual landscape character of Mill
cations of limited or difficult access. Spe-
Valley.
cial care should be taken to final grade all
Guideline 8: Fences
disturbed areas to a natural appearing con-
Fences are discouraged within the public
figuration. Where grading is necessary and
right-of-way, exterior yard setbacks, and
retaining walls can be avoided, site terrac-
where they change the existing neighbor-
ing should be utilized so that no vertical cut
hood character. Fences should be designed
exceeds five feet and no horizontal step is
and located to neither block vehicle and
less than three feet. Due to the larger sur-
pedestrian sight lines nor inhibit collectively
face and subsurface disruption caused by
the “through neighborhood” travel of wild
site terracing and/or grading, revegetation
animals. Fences should be setback from
of these areas is required. Grading should
community amenities such as streets, trails,
be minimized near or within the dripline of
creeks, intermittent waterways, and open
significant or designated protected trees.
space or parks. Fences should be designed
Guideline 11: Retaining Walls
to be compatible with that of the residen-
Low retaining walls are encouraged where
tial buildings and aesthetically attractive or
their use would minimize uphill cutting.
transparent.
Large single plane retaining walls shall be
Guideline 9: Minimizing Fire
Hazards
avoided. Wherever possible, stacked and
Plant materials should be selected to mini-
lized in lieu of planar walls. The maximum
mize fire hazards to residential buildings.
height of any single plane retaining wall ex-
The landscape plans should be reviewed by
posed to public view should not exceed eight
the Fire Department and appropriate
feet. Cut banks higher than eight feet shall
“greenbelting” landscaping should be incor-
have stepped retaining walls. Concrete walls
porated into the plan. Plants that are
exposed to public view shall be textured
pyrophytic, such as Acacia, Scotch Broom
and/or colored to match adjacent soil or
and Eucalyptus, should not be planted (a
plant color or have an approved architec-
list of pyrophytic and fire resistant plants is
tural finish.
available from the Planning Department).
Guideline 12: Minimizing
Landscape Terracing
stepped landscaping elements should be uti-
Landscape designs should not rely on extensive terracing of land to accommodate
SOILS AND GRADING
DESIGN GUIDELINES
uses such as pools, sizable lawns, tennis
Guideline 10: Minimizing
Grading, Offhaul, Excavation
and Erosion
considered where it will integrate develop-
courts or patio areas. Land terracing may be
ment with the topography in a more satisfactory way than raised platforms and decks.
Residential projects should be designed to
minimize cut and fill areas and on/offhaul.
13
Review Guidelines
DRAINAGE DESIGN
GUIDELINES
exceed the current California Energy Commission standards. The use of methods to
reduce energy consumption is encouraged.
Guideline 13: Site and Building
Drainage
Design and location of solar panels should
Storm water runoff shall be maintained in
ations.
its natural path. To the greatest extent possible, impervious surfaces shall be minimized and mitigated. Each site should be
final graded so that no concentrated water
caused by improvements flows onto an adjacent property, but instead is dissipated for
natural percolation or directed toward a
street or storm drainage facility. Stormwater
facilities will be designed to divert surface
water away from cut faces or sloping areas
of recent excavation. Flow retarding devices,
such as detention ponds and recharge
berms, are encouraged where practical to
limit the volume and rate of stormwater
runoff. Changes in hydrology and site drainage should be minimized within the dripline
of significant or designated protected trees.
Buildings, particularly in hillside locations,
should be designed to minimize impact on
or alteration to natural drainage and absorption rate patterns. To the extent possible
with other design considerations, building
designs should not degrade rainwater or
runoff, inhibit groundwater absorption and
underground flow, or accelerate or otherwise concentrate any redirected flows.
be consistent with other design consider-
Guideline 15: Application of
Sustainable Design Principles
Development should be efficient. To the extent consistent with other design considerations, designs should be creative and innovative in their use of materials and methods
to minimize resource consumption. Materials should be considered which protect the
natural environment from long-term harm.
To the extent possible, materials should be
used which are long-lived and use minimal
energy in their manufacture, have high recycled content, and minimal nonrenewable
material content. Building materials and finishes should minimize the visual impact of
the development. Large areas of building
materials that reflect light towards existing
homes should be avoided.
Guideline 16: Fire Resistant
Buildings should be designed to be fire defensive. Designs should minimize risk of fire
by a combination of both architectural and
landscape attributes, including, but not limited to, the use of fire resistive building materials, fire sprinklers, noncombustible roofing, and defensible landscaping space.
Guideline 17: Scale, Mass and
Height
BUILDING DESIGN
GUIDELINES
All buildings should be designed to avoid
Guideline 14: Energy
conservation measures
out of scale with their setting and detract
Buildings should be designed to meet or
should not have large expanses of a mate-
monumental or massive buildings that are
from the neighborhood character. Buildings
rial on a single plane. Sizable roof overhangs
14
Review Guidelines
(exceeding the requirement for sunscreen-
driveways so they drain onto adjacent turf
ing), decks and upper story cantilevers
or groundcover areas, or other permeable
should be avoided if the resulting building
landscape, in order to disperse and cleanse
form unnecessarily increases the bulk of
pollutants. The maximum slope of new resi-
the construction. Buildings should be lo-
dential driveways should not exceed 25% and
cated and designed to minimize the obstruc-
all driveways with greater than 15% slope
tion of any ridge silhouette when viewed
should include a nonslip finish. Driveways
from off-site locations.
and walkways should be designed to follow
Guideline 18: Color
as closely as practical the natural contours
Buildings and site work should utilize colors that minimize the visual impact of development, blend with the existing land
forms and vegetative cover, are compatible
with others in the neighborhood, and do
not attract attention to themselves. All col-
of the property. Driveways constructed of
permeable materials are encouraged. The use
of brick or unit pavers on sand, or concrete
only under wheels, is encouraged for flat
sites. All driveway designs will require review
and approval by the Fire Department.
ors shall be selected to minimize contrast
Guideline 21: Parking
and glare.
As provided in Municipal Code section
Guideline 19 : Windows, Roofs
and Skylights and Roof Mounted
Equipment
20.60.090, all new homes shall have a mini-
Window and skylight size, placement and
street parking is not available along the im-
design should be selected to maximize the
mediate frontage of the property, and one
privacy between adjacent properties. To the
on-site space for each roomer. One of these
extent consistent with other design consid-
spaces may be of compact car size. Care
erations, the placement and size of windows
should be taken not to locate parking in a
and skylights should minimize light pollu-
manner that might allow vehicle chemicals
tion and/or glare. All roofs shall consist of
to contaminate natural runoff. All garages
noncombustible, non-reflective materials
with less than a 20-foot setback from the
chosen to be compatible with the surround-
edge of the street should have automatic
ings. All roof penetrations and roof-
doors.
mounted equipment shall be compatible
Guideline 22: Exterior Lighting
with the roof color. Where visible from off-
Appropriate night lighting may be provided
site locations, skylights should be flat lens.
for security and safety. Both construction
Guideline 20: Driveways
and permanent exterior lighting should be
Driveways should be designed to provide
designed to conserve energy and to elimi-
safe access, ease of grade, minimize grad-
nate glare or annoyance to adjacent proper-
ing and/or retaining walls, and protect wa-
ties or public areas. Primary light sources
ter quality. To minimize collection and con-
should be shielded and directed downward.
centration of pollutants, consideration,
Lamps should be of a minimal wattage and
when feasible, should be given to design
have a warm light color.
mum of two on-site parking spaces plus one
on-site space for guest parking when on-
15
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16
Environmental
Review
Chapter 3
Environmental Review
Under the California Environmental
Quality Act (CEQA)
The City reviews every planning project to
tions that may be applicable to the project.
determine if it will potentially affect the envi-
For more information regarding CEQA,
ronment. This environmental review is coor-
visit the site maintained by the California Re-
dinated with the design review process. Dur-
sources Agency, its programs CERES and
ing environmental review, the City identifies
LUPIN, and the Governor’s Office of Plan-
potential environmental impacts associated
ning and Research: http://ceres.ca.gov/ceqa/
with a project and informs the decision-makers and the public of these impacts. In addition to providing information, the process
CEQA Applications
also requires that significant impacts be re-
Categorical Exemption: The least inten-
duced or mitigated whenever possible.
sive environmental review is called the Categorical Exemption. It can be used for certain projects that will clearly have no signifi-
Background
cant effect on the environment, such as an
In 1970 the California Legislature passed the
addition to an existing building on a flat site.
California Environmental Quality Act
An applicant may apply for a Categorical Ex-
(CEQA) requiring cities and other public
emption if they think a project may be ex-
agencies to consider what effects projects
empt based on the list of CEQA exemp-
might have on the environment before mak-
tions. If the Planning Staff determines that
ing decisions on the projects. As a result of
the project is exempt, then no further envi-
this legislation, environmental review is re-
ronmental review is necessary.
quired prior to approval of design review
projects by the City.
State and Federal agencies may have
permit authority over certain projects.
Projects may fall under the regulations of
the California Department of Fish and
Game, National Environmental Policy Act
(NEPA) or Federal Endangered Species Act.
Since these regulations do not apply to the
majority of residential projects within the
City of Mill Valley, they are not covered in
detail in this Handbook. Applicants are encouraged to consult with Staff regarding
other local, state and federal agency regula-
Environmental Clearance: If a project is
not exempt and has not already gone through
environmental review, an applicant must
apply for environmental clearance. The application requests information that will be
used in an Initial Study of the project. An
Initial Study is the preliminary analysis prepared by Staff to determine whether an Environmental Impact Report (EIR) or Negative Declaration of Environmental Impact
must be prepared, or to identify the significant environmental effects to be analyzed
in an EIR.
17
Environmental
Review
Threatened and
Endangered
Species within the
City of Mill Valley
Processing
tion is at least 20 days. Certain projects must
Categorical Exemption: After a project
be submitted to the State Clearinghouse for
is determined to be complete, Staff will de-
review by state agencies and the review pe-
termine if the project is exempt from the
riod is at least 30 days.
requirements of the California Environmen-
Environmental Impact Report (EIR): An
tal Quality Act. If the Planning Staff deter-
EIR is required if there is substantial evi-
ing listed plants and animals have
mines that the project is exempt, then no
dence that the project may have a significant
been found within the City limits:
further environmental review is necessary
effect on the environment. The EIR process
Northern coastal salt marsh
and the project proceeds through Design
may take several months to complete. This
Laterallus jamaicensis coturniculus
Review.
handbook does not detail the EIR process
The California Natural Diversity
Database indicates that the follow-
California Black Rail
Rallus longirostris obsoletus
California Clapper Rail
Strix occidentalis caurina
Environmental Clearance: After a project
is determined to be complete, Planning Staff
since most single-family residential projects
in the City will not require an EIR.
will review the Environmental Clearance
Northern Spotted Owl
application and prepare an Initial Study for
Arctostaphylos hookeri ssp Montana
a project. Based on the significance of the
Mt. Tamalpais Manzanita
environmental impacts, Staff will determine
Fissidens pauperculus
whether a Negative Declaration can be is-
Endangered & Threatened
Species
Helianthelia castanea
sued on the project or if an Environmental
Certain plant and animal species within the City
Impact Report (EIR) is required. One of
have been listed as endangered and threatened
these documents must be completed before
by State and Federal agencies. If there is an
the project can be approved.
indication that a protected species may be lo-
Diablo Helianthella
Pentachaeta bellidiflora
White-Rayed Pentachaeta
Plagiobothrys glaber
Hairless Popcorn-Flower
Boschniakia hookeri
Small Groundcone
Navarretia rosulata
Marin County Navarretia
Cordylanthus maritimus ssp palustris
Point Reyes Bird’s-Beak
Negative Declaration of Environmental
Impact: The City may adopt a Negative
Declaration of Environmental Impact when
there is no substantial evidence in light of
the whole record that the project may result in a significant adverse environmental
effect. The City may adopt a Mitigated
Negative Declaration of Environmental
The City’s major creeks are also
Impact if the City has identified a potential
home to Oncorhynchus mykiss ssp.
effect, but revisions or mitigation measures
Steelhead, a federally listed threat-
imposed on the project will avoid the effect
ened species.
or reduce it to a level of insignificance.
Negative Declarations are prepared by
the project planner and usually take a month
to complete, depending on the scope of the
project and the planner’s workload. The pub-
18
lic review period for a Negative Declara-
cated on a project site, the City may require
the applicant to obtain a field study to determine if and where the species may be
located on the site. Based on the information
from the study, and in consultation with the
California Department of Fish and Game and
U. S. Fish and Wildlife Service, appropriate
mitigations may be required to reduce impacts
on these species.
Environmental
Review
Historical Structures
lages in the area. The village sites were often near water sources. If there is a possi-
Any resource listed in, or eligible for listing
bility that cultural resources may be dis-
in, the California Register of Historical Re-
turbed by a project, the City will require the
sources is presumed to be historically or cul-
applicant to submit funds to cover the cost
turally significant. Resources listed in the Mill
of a City retained archaeologist to investi-
Valley Historical Society Partial List of His-
gate at the site and prepare a report and
toric Structures or zoned H-O are presumed
any mitigation measures that may be re-
to be historically or culturally significant un-
quired. If archaeological resources may be
less the preponderance of evidence demon-
present, the City will typically require the
strates that they are not. A property may be
applicant to retain an archaeologist and rep-
historically significant under CEQA even if
resentative of the Native Americans to
the property is not eligible for listing in the
monitor ground disturbing activities during
California Register of Historic Resources and
construction.
not included in a local list of historic resources.
The following areas are known to have
sensitive cultural resources:
When a project would potentially affect
• Sycamore Triangle (residential area
a historical resource, the City must prepare
between Miller, East Blithedale and
an initial study to determine whether the
Camino Alto)
project may result in substantial adverse
changes to the resource. “Substantial adverse
• Sutton Manor (residential area north
of Ashford Avenue)
change” includes demolition, destruction,
There are other sites within the City where
relocation or alteration activities that would
archaeological resources may be found. Ap-
impair the significance of the historic re-
plicants are encouraged to review their project
source. The Secretary of Interior’s Standards
with Planning Department staff to determine
for Rehabilitation provide a standard guide
if the site is in a known area of archaeological
to recommended (and not recommended)
sensitivity.
treatments to historic properties. The City
will retain an architectural consultant at the
applicant’s expense to prepare a report regarding the historical significance of the site,
the impacts the project may have, and any
mitigation measures that may be required.
Cultural Resources
The primary known cultural resources in Mill
Valley are the archaeological sites associated
with the Coast Miwok, who lived in vil-
19
Environmental
Review
Environmental Review Process
*
The process for an Environmental Impact Report is not detailed because, in the majority of cases, only a Negative Declaration of Environmental Impact is required,
For more information on the EIR process, see:
http://www.ceres.ca.gov/ceqa
** Usually the public review period is 20 days. If the project requires submittal of the
Negative Declaration to the State Clearinghouse (for review by State agencies), the
public review period may be 30 days.
20
Appendices
Appendix A:
Review Process
Appendix B:
Design Review Application
Appendix C:
Zoning: Land Use
Appendix D:
Zoning: Technical Zoning
Requirements
Appendix E:
Other Permits After Approval
Appendix F:
Construction Period, Inspections and
Final Approval
Appendix G:
Soils Reports / Drainage Plans
Appendix H:
Erosion Control
Appendix I:
Story Poles
Appendix J:
Heritage Trees
Appendix K:
Resource Directory
21
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22
Appendix A
Review Process
Overall Design Review Process
23
Appendix A
Review Process
Preapplication Process
24
Appendix A
Review Process
Environmental Review Process
*
The process for an Environmental Impact Report is not detailed because, in the
majority of cases, only a Negative Declaration of Environmental Impact is required,
For more information on the EIR process, see:
http://www.ceres.ca.gov/ceqa
** Usually the public review period is 20 days. If the project requires submittal of the
Negative Declaration to the State Clearinghouse (for review by State agencies), the
public review period may be 30 days.
25
Appendix A
Review Process
Process Prior to Public Hearing
26
Appendix A
Review Process
Process Following Public Hearing
27
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28
Appendix B
Design Review
Application
29
Appendix B
Design Review
Application
30
Appendix B
Design Review
Application
31
Appendix B
Design Review
Application
32
Appendix B
Design Review
Application
33
Appendix B
Design Review
Application
34
Appendix C
Zoning:
Land Use
Appendix C
Use of Property in a Single Family Residential
(RS) Zoning District
The City of Mill Valley has 10 single-fam-
Roomers/boarders:
Up to two
ily residential (RS) zoning districts. The pri-
roomers (also known as boarders) are per-
mary difference between the districts is the
mitted in a single family home. A roomer/
minimum lot size required for subdivision
boarder is someone who rents a sleeping
and the maximum lot coverage permitted.
room for rent or other consideration. One
The permitted and conditionally permitted
parking space must be provided for each
uses are the same for each RS zoning dis-
roomer, in addition to the required parking
trict.
for the single-family residence. A business
The City also has other residential zoning districts. Consult with the Planning De-
license is required.
Home Business:
The City re-
partment staff regarding the specific re-
stricts the use of single-family homes for
quirements for zoning districts other than
home business in order to preserve the resi-
RS.
dential character of neighborhoods. A home
business may only be conducted by a resident
of the home. The business must be conducted
Single Family Use
The RS District is intended for single-family residential use. A single-family use is a
use for one family; not arranged, designed,
or equipped to permit two or more persons or groups of persons to live independently of each other (see Mill Valley Municipal Code Section 20.08.070).
within the home. No employees, client visits,
or indoor or outdoor storage of materials
related to the business are permitted. Barbershops, clinics, and cosmetology businesses are
not allowed (see M.V.M.C. Section 20.60.250
for requirements).
A business license is required prior to
starting a home business. The Business License
Application and a home occupation affidavit
may be obtained from the reception desk at
City Hall.
Other Permitted Uses
Accessory Structures:
Accessor y
In addition to single-family use, the City
buildings or structures are functional,
permits a number of other uses that are
manmade features, enclosures, covers or
considered compatible with single-family
buildings that are subordinate to the main
use. “Permitted use” means that the use is
building and incidental to the single-family
allowed as a matter of right. The follow-
use. Examples of accessory structures:
ing are other permitted uses in the RS districts:
• detached garages and carports
• potting & storage sheds
• playhouses
35
Appendix C
Zoning:
Land Use
•
•
•
•
workshops
under the provisions of the California
pool equipment enclosures
Welfare and Institutions Code)
swimming pools and hot tubs
decks over 18" above grade
Second Units:
Second units are
encouraged by the City. They provide housing for family members, students, the elderly,
in-home health care providers and others, at
below market prices within existing neighborhoods. Homeowners who create second units
benefit from added income and an increased
sense of security.
New second units are permitted in RS
Zones with a Second Unit Permit. Second
units, or in-law units, are permitted when
they meet certain criteria (see M.V.M.C.
Section 20.90 et. seq. — the application
form is available from the Planning Department).
Conditionally Permitted
Uses
There are some uses that the City may consider essential or desirable in the RS Zones,
but which are not allowed as a matter of right.
A Conditional Use Permit (CUP), involving
a public hearing before the Planning Commission, is required for conditionally permitted uses within RS Districts. A CUP enables
the City to control these uses to prevent any
detrimental effects on the community.
The following are conditionally permitted uses in an RS District:
• Schools, public and private, including
kindergartens, nursery schools and day
care centers (“day care center” means any
institution, boarding home, day nursery
or other place required to obtain a license
36
•
•
•
•
•
Churches
Private parks or playgrounds
Public utility structures
Certain parking lots
Clustered or grouped single family housing in certain districts
Appendix D
Zoning:
Requirements
Appendix D
Technical Zoning Requirements
An applicant should seek to comply with the zoning requirements, such as building
setbacks, lot coverage, building height and parking.
Summary of Basic Zoning Requirements for RS Zones
Zoning
District
Minimum
Front
Yard
Setback
MinimumSide &
Rear Yard
Setback
Max imum
L ot
C overage
RS-6
40%
RS-7.5
40%
RS-10
RS-15
RS-20
RS-30
15 Feet
RS-43
RS-3A
1 foot for
each
1,000
square
feet
of lot size,
5 feet
minimum
a nd 15
feet
max imum
40%
35%
35%
30%
25%
10%
RS-5A
7%
RS-10A
4%
Setbacks
Max imum
Height
Max imum Floor Area
Formula B ased on
Effective Lot Size:
25' above
natural
grade
35' in areas
where
setbacks
are
doubled
Under 8,000 sq. ft. =
35%
8,000-20,000 sq. ft.
= 10% + 2,000 sq.
ft.
Over 20,000 sq. ft. =
5% + 3,000 sq. ft.,
up to 7,000 square
feet
Side and Rear Setbacks
The side and rear setbacks are based on the
A setback is the space (measured horizon-
size of a lot. The setback is one foot for
tally) required between the main bearing wall
each 1,000 square feet of lot size, with a mini-
of any building or accessory structure and
mum setback of five feet and maximum set-
the nearest property line. Below grade swim-
back of 15 feet. For example, a 7,600 sq. ft.
ming pools or hot tubs must also meet set-
lot would have a 7.6 foot side and rear set-
back requirements. The City of Mill Valley
back requirement.
has two setback requirements, described in
the Municipal Code as “interior and exterior required yards,” also known as “front
and side setbacks.”
Front Setback
The front setback for all RS zones is 15 feet
from any property line that is adjacent to a
street. Lots with double street frontage will
have a 15-foot setback from each street
Exceptions to Zoning Setback
Requirements
• Minor Projections The City permits
minor projections to extend into 30% of a
required setback area. Examples of minor
projections are nonhabitable areas such as
eaves, chimneys and stairs not over 6 treads
in length (M.V.M.C. §20.60.070(B)).
frontage.
37
Appendix D
Zoning:
Requirements
• Entrances on Downhill Sites En- floods, but also provides a buffer zone betrance stairways, entrance patios and en- tween human uses and the riparian habitat.
trance decks may be located within the front
The Creek Setback is a tool to ensure de-
setback area if the average downslope of
velopment that is compatible with the im-
the front 35 feet of the lot exceeds 40%
portant habitat, aesthetic and recreational
slope (four feet fall in a horizontal distance functions of the riparian areas within the
of 10 feet) (M.V.M.C. §20.60.070(C)).
City’s watershed, and to ensure that these
• Required Parking Required parking functions and values are protected in perstructures may encroach into the front set-
petuity.
back area, depending on the slope of the
site. Garages may have to be set back 20
feet from the edge of the roadway
(M.V.M.C. §20.60.080).
Height
• Second Units Under certain circum- Building height is the vertical distance from
stances second units may be located within the natural grade to the highest point of the
the front setback area (M.V.M.C. structure.
§20.90.040(E)).
• Solar Access The Planning Commission may allow a variance from setback requirements to improve solar access or energy conservation. (M.V.M.C.
§20.64.100)
•Greater Setbacks The City may require greater setbacks depending on specific site circumstances (See M.V.M.C.
§20.66.045)
30-Foot Creek Setback
The Mill Valley Floodplain Ordinance requires all structures subject to the Floodplain Ordinance to be set back at least 30
feet from the top bank of any creeks identified on the Mill Valley Flood Insurance Rate
Map (available for review at City Hall or
from Federal Emergency Management
Agency).
The 30-Foot Creek Setback not only
protects landowners from the natural
meanderings of the creek channel and
38
The maximum height for a single-family dwelling is 25 feet. The portions of a
single-family dwelling that are setback twice
the required setbacks may extend up to 35
feet above the natural grade.
Appendix D
Exceptions to Height
Requirement
flow and volume of runoff, increase creek
temperature and pollutants, and cause other
• Chimneys, cupolas, domes, flagpoles,
changes to the watershed ecosystem. The
elevator penthouses and other accessory
hearing body may require limits on imper-
units mounted on buildings may extend up
vious area or permanent structural controls
to 10 feet above the height limit for the
designed to remove sediment and other pol-
building (M.V.M.C. Section 20.60.060).
lutants.
• The Planning Commission may allow
For planning and design ideas for im-
a variance from height requirements to im-
proving stormwater management on a site,
prove solar access or energy conservation
refer to Start at the Source: Design Guidance
(M.V.M.C. §20.64.100).
Manual for Stormwater Quality Protection, Bay
•
The City may impose more restric-
tive height limits depending on specific site
circumstances (See M.V.M.C. §20.66.045)
Zoning:
Requirements
Area Stormwater Management Agencies Association (BASMAA), which is available for
$35 from BASMAA. A copy is available for
review at the Planning Department.
Lot Coverage
Lot coverage is the amount of lot that may
be covered by principal and accessory structures, expressed as a percentage of the lot size.
Lot coverage is limited to 4-40% of the lot
size, depending on the RS zoning district.
Applicants should pay particular attention to
lot coverage requirements on sites under 8,000
square feet, since lot coverage issues are most
likely to occur on these smaller lots.
The Planning Commission may allow a
variance from lot coverage requirements to
improve solar access or energy conservation
(M.V.M.C. §20.64.100).
During Design Review, the hearing body
may also consider and limit the amount of
“impervious surface” on a site. Impervious surfaces prevent the infiltration of water into the soil. Impervious surfaces include rooftops, concrete patios, paved walkways and driveways. Impervious surfaces
can alter drainage patterns, increase the peak
39
Appendix D
Zoning:
Requirements
Calculating
Maximum
Adjusted Floor
Area
Maximum Floor Area (FAR)
Effective Lot Area
The One-Time, 100 Square Foot
Addition
The City limits the maximum size of single-
When the maximum FAR’s were estab-
family homes using a Floor Area Ratio
lished by the City in 1991, the City also es-
(FAR). The maximum Adjusted Floor Area
tablished an exception to the FAR require-
that is permitted for a site is calculated us-
ment. This exception permits owners of
Effective Lot Area is the gross hori-
ing the “Effective Lot Area.” The maxi-
homes that were within 100 square feet of
zontal area of a lot minus any por-
mum floor area for a site may be further
the maximum floor area, or over the maxi-
tion of the lot encumbered by a trail
reduced through the Design Review pro-
mum floor area, on June 5, 1991, to add up
easement or recorded driveway or
cess.
to 100 square feet to their homes.
roadway easement (M.V.M.C. §
20.08.090).
Floor Area Ratio
(FAR) Used To
Calculate
Maximum Adjusted
Floor Area
•
•
The City permits these homeowners to
horizontal area of all floors of a home and
obtain a building permit for up to 100 square
all accessory buildings. It is measured from
feet of additional adjusted floor area, with-
the exterior faces of the exterior walls of
out a Floor Area Ratio Variance. The pro-
the buildings. Adjusted Floor Area also in-
posed addition must comply with all other
cludes other enclosed spaces (such as un-
provisions of the Zoning Code.
der floor areas) that have minimum dimen-
Site area less than 8,000 sq.ft. =
sions of eight feet by 10 feet and 7 1/2
35% of effective lot area
feet head room, without additional excava-
Site area 8,000 to 20,000 sq.ft.
tion.
= 10% of effective lot area +
2,000 sq.ft.
•
Adjusted Floor Area is the total gross
Site area over 20,000 sq.ft. =
5% of effective lot area +
3.000 sq.ft. up to a 7,000 sq.ft.
maximum
Adjusted Floor Area does not include:
• The first 500 square feet of garage
space;
• The first 500 square feet of any second unit on a lot over 8,000 square
feet;
• Any areas below or predominately below both the natural and finished grade,
measured at the perimeter of the building, which in the opinion of the Director of Planning and Building do not
add to the visual mass of the building;
For determination of eligiblity for
exemtion, see diagram to the left.
Maximum FAR Reductins
The City may reduce the maximum
adjusted floor area permitted for a site when
specific site circumstances or natural or topographic features warrant more restrictive
development standards, such as when:
• The site has an irregular configuration
(e.g. flag lot).
• The site is located on a steep slope
above or below a street or other homes.
• The site has Heritage Trees or other
significant vegetation; other significant
site features such as a major rock outcropping; a creek, other drainage way
or riparian area; areas of very steep
Interpretations of what constitutes adjusted
slope which limit the practical building
floor area are made by the Director of Planning
area on the lot; is in a visually promi-
and Building and may be appealed to the Plan-
nent location; or portions of the lot
ning Commission.
are inaccessible due to a creek or other
feature intersecting the lot.
40
Appendix D
Zoning:
Requirements
• The maximum permitted size and/or addition to the parking required for the priheight would result in a home and/or
mary home. Two spaces are required for a
garage which are not generally com-
second unit over 700 square feet. At least
patible with the scale of other homes
one space for the second unit must be in-
and/or garages in the vicinity such as
dependently accessible from those of the
What if I want to
build a home that
is larger than what
is permitted?
where, for example, the lot is consid-
primary home. Parking requirements for
A floor area ratio variance would
erably larger than other lots in the vi-
second units are reduced during the City
be required to construct a home
cinity.
Second Unit Amnesty period. Contact staff
• In determining the appropriate “ad-
for current requirements.
justed floor area” on smaller lots, as
Roomers/boarders
part of the Design Review approval
One parking space is required for each
process the City may also take into
roomer/boarder, in addition to the parking
consideration the effect of any garage
required for the primary home.
and second unit space otherwise excluded.
Staff and the Planning Commission may
deduct the sensitive area of a site from the effective
lot area to calculate the Maximum Floor Area.
Design Guidelines
The City encourages owners to mini-
that is larger than the maximum
permitted floor area. Floor area
ratio variance applications are discouraged. They are rarely granted
by the Planning Commission. Contact Planning Department Staff for
more information.
One-Time Addition
Determination
mize the creation of new stormwater runoff or “nonpoint source pollution” by reducing impervious surfaces on new driveways. Alternatives to traditional concrete
driveways are encouraged, including turf
Parking Requirements
Single-family homes are required to have
at least two on-site parking spaces that meet
the following minimum dimensions:
Minimum Parking Space Dimen-
block, unit pavers on sand, pervious concrete or paving only under wheels. Sloping
driveways to drain onto an adjacent turf or
groundcover area will also reduce stormwater runoff.
sions
One compact space: 8' x 17'
One full-size space: 9' x 20'
Parking does not need to be covered
or enclosed. The spaces may be tandem.
One additional off-street space must
be provided for guest parking, unless there
is adequate guest parking on the street.
Second Units
Second units up to 700 square feet
must have one off-street parking space in
41
Appendix D
Zoning:
Requirements
Gar age and Car por t
Se tbac k Re quir e m e nts
Slope of fr ont
3 5 fe e t
Minim um
Fr ont Se tbac k
10 % or le ss
15 to 2 0 ft
11 to 13 %
14 ft
14 to 15 %
13 ft
Garage Development
Requirements
of carports or parking decks must be set
back at least 15 feet from a front property
line, or 20 feet from the edge of the side-
Garage Height
walk or street paving nearest the front prop-
The height of a detached garage is lim-
erty line, whichever distance is greater. If
ited to 15 feet, measured vertically from
the slope of the site is over 10%, less re-
the finished floor elevation of the parking
strictive front setback requirements apply.
deck. A garage with a second unit above it
may be up to 25 feet in height. The overall
height of a garage structure may not exceed 30 feet.
16 to 18 %
12 ft
Private Open Space
Requirements
As a condition of approving a Design
19 to 2 0 %
Review application for a residential site with
11 ft
an Effective Lot Area in excess of 80,000
2 1 to 2 3 %
10 ft
2 4 to 2 6 %
9 ft
2 7 to 2 8 %
8 ft
2 9 to 3 1%
7 ft
3 2 to 3 4 %
6 ft
3 5 to 3 7 %
5 ft
3 8 to 3 9 %
4 ft
4 0 % or m or e
3 ft
square feet, the Planning Commission may
require that any portion of such site in excess of 80,000 square feet shall remain in
its natural state as an undeveloped, private
open space area with no grading, tree or
foliage removal, or structures or other development. This area shall be precluded
from any further residential development
by a scenic easement, deed of development
rights, or other appropriate method.
Second unit over garage
Garage Size
Detached garages are limited to 500
square feet in size. A detached garage combined with a second unit may be up to 1,500
square feet in size (see Mill Valley Second
Unit Ordinance for more details).
Flood Zone Requirements
New structures and substantial improvements of existing structures are subject to
the City Floodplain Management Ordinance
(M.V.M.C. Title 18). Contact the Depart-
Garage Setbacks
ment of Public Works to determine if your
Side and rear setbacks for garages are
site is within a floodplain. The Planning
the same as for the primary home (See page
Department has copies of the Federal Emer-
37).
gency Management Agency (FEMA) Flood
Front walls of garages or front posts
42
(M.V.M.C. §20.66.048)
Insurance Rate Map for review.
Appendix D
Zoning:
Requirements
A project is a “substantial improvement” if the cost of the project will exceed
50 percent of the building’s depreciated cost
value (land value is not included). The applicant must submit an appraisal of the
home that includes the depreciated cost of
the home. If the cost of the project is close
to 50 percent of the building’s depreciated
value, the applicant must also submit a detailed cost estimate for the project prepared
by a licensed general contractor or professional construction estimator.
General requirements for construction
within A1, A2 and A4 Flood Zones:
Substantial improvement: lowest floor
must be elevated to the Base Flood Elevation (this may require existing floor to be
raised).
New construction: lowest floor must
be elevated one foot above the Base Flood
Elevation.
General requirements for construction
within AO Flood Zones:
Substantial improvement: lowest floor
must be elevated at least as high as the depth
number specified in feet on the Flood Insurance Rate Map (this may require existing floor to be raised).
New construction: lowest floor must
be elevated one foot above the depth number specified in feet on the Flood Insurance Rate Map.
nection with the approval of the Design
Review project.
Sewer Connection (Mill Valley Municipal Code Title 17)
Every site that is within 400 feet of a
City sewer line must be connected to the
City sewer. The City may require the connection to be made by the applicant, at the
applicant’s expense. If necessary, the City
may require the applicant to extend a City
sewer line within a public easement.
If a sewer connection already exists,
the Department of Public Works or Building Department may require the applicant
to verify that the sewer lateral is in good
condition. If the lateral is not in good condition, the applicant will be required to repair or replace the lateral. A plumbing permit is required for repair or replacement
of a sewer lateral. An encroachment permit will be required for work to be done
within the public right-of-way.
If a sewer connection is required, the
applicant must obtain a sewer connection
permit from the Department of Public
Works after the project is approved. The
City Engineer will review the plans and specifications. If the work to be performed complies with the City’s regulations, the permit
will be issued upon payment of the sewer
connection fee to the Department of Public Works.
The sewer connection permit fee is
$5,000 for a single family home and $4,000
Improvements Required As
Conditions of Approval
The City may require certain improvements
to the site and public right-of-way in con-
for each additional unit. The fee for a second unit under 700 square feet in size is
$1,250. Inspection fees may be added to
the basic connection fee.
43
Appendix D
Zoning:
Requirements
When a public sewer is not available
walks in good and safe condition and re-
within 400 feet of the site, an applicant may
pair. The City Engineer will require an ap-
apply to the City for a connection to a pri-
plicant to replace any cracked and broken
vate septic tank. The septic tank permit
sidewalk fronting the property.
must be approved by the City Council and
Enchroachment Permit is required for this
Marin County Environmental Health Ser-
work, but no fee is charged for permits to
vices. The owner may be required to con-
repair sidewalks. (M.V.M.C. §11.24.060)
nect to the City sewer line in the future if it
is extended to within 400 feet of the site.
The City Engineer may require installation of a sidewalk as a condition of project
approval.
Water Service
If a site (or proposed new unit) is not
Storm Drain System Improvements
currently served by the Marin Municipal
Depending on the scope of the project
Water District (MMWD), the applicant
and condition of the existing drainage in the
must apply to MMWD for water service.
area, the City Engineer may require a hy-
MMWD will require the following:
drologic study by a Civil Engineer, new
• A Water Service Application
• A copy of the building permit
• Appropriate fees
storm drain, inlet, catch basin, curb, gutter,
MMWD may require the foundation
or improvements to natural drainage
courses.
Fire Hydrants and Sprinklers
of the structure to be completed within 120
Fire sprinklers must be installed in all
days of the date of application. They will
new residential units and substantial remod-
also require all landscape and irrigation
els. A “substantial remodel” is a renovation
plans to be designed in accordance with the
and/or addition that exceeds 50% of the
most current MMWD landscape require-
existing floor area of the structure (exclud-
ments (presently MMWD Ordinance 385).
ing replacement and upgrading of a roof).
Certain sites may be connected to
The Fire Chief may require the closest
ground water wells.
See MVMC
§14.06.020
Street Improvements
fire hydrant to be upgraded, or a new hydrant to be installed, to the Fire
Department’s minimum standards.
The City Engineer may require road-
Roadway upgrades, turnaround areas or
way improvements as a condition of ap-
other improvements may be required on lots
proval of a project. The Fire Chief may
with substandard access roads or driveways.
require street improvements, such as paving or widening of a street, to meet emergency vehicle access requirements.
Sidewalk Repair & Installation
Owners of property fronting on a
street with a sidewalk must keep the side-
44
An
Appendix E
Other Permits After
Approval
Appendix E
Other Permits Required After Approval
Applicants for Design Review may have to
road prior to the start of construction. This
obtain additional permits after approval,
is for the applicant’s protection, as the City
and before construction. These permit re-
does not examine the street prior to con-
quirements are typically outlined in the Con-
struction.
ditions of Approval.
The earliest the road bond can be returned is when the applicant receives their final inspection from the Building Department.
Road Impact Fees and
Bond
As of July 5, 2004, projects with a construction value of $10,000 or more will be charged
• Driveways
ule an inspection for the release of the road
• Garages and carports
bond.
A Revocable Encroachment Permit (“En-
when the building permit is issued, and is
croachment Permit”) will be required for any
nonrefundable.
project that includes work within a street
In addition to the Road Impact Fee,
right-of-way or other City property. The En-
applicants may be required to submit a road
croachment Permit must be obtained prior
security to cover repair of any damage to
to work on City property and prior to issu-
City roads that was caused by their con-
ance of a building permit.
struction activities. Applicants will be en-
An encroachment permit is a written
couraged to repair any damage using their
permit authorizing certain work to be done
own forces, and the road security will be
within a publicly maintained right-of-way.
used only as a last resort. Any damage to
The City retains the right to revoke the en-
roads must be repaired to the satisfaction
croachment permit, and to require the per-
of the City prior to the release of the road
mittee to relocate or remove the encroach-
bond. Damage assessment will be at the
ment at their expense, in the event the City
discretion of the City Engineer, and neigh-
wishes to improve the street or other City
borhood input will be considered in mak-
property in the future.
The Department of Public Works may
also require a videotape log, in VHS format,
clearly showing the existing condition of the
• Bridges
• Fences
•
by construction activities. The fee is collected
determination is final.
• Curbs and gutters
call the Department of Public Works to sched-
increased deterioration of city streets caused
ing that assessment. The City Engineer’s
• Installation of utility pipes
• Sidewalks
Revocable Encroachment
Permit
imposed on construction projects due to the
• Excavation or fill
Once final inspection is given, applicants may
a fee of 1% of the building permit value for
a Road Impact Fee. The Road Impact Fee is
Examples of
projects on City
property that will
require an
Encroachment
Permit:
Walls
Criteria for Issuance of Encroachment Permits
Encroachment permits will only be issued when absolutely necessary and where
proposed construction will not unreasonably
45
Appendix E
Other Permits After
Approval
limit existing or potential public use of the
area.
The City Engineer may also require:
• Evidence of insurance (The minimum
Fences and entrance structures located
limits of insurance are fixed by the City
within the public right-of-way will only be
Engineer based on the hazards involved
considered absolutely necessary under ex-
in the work sought to be performed
traordinary circumstances. (M.V.M.C.
under the permit)
§11.16.010) Encroachment permits will not
be issued for any building other than a carport or a garage. (M.V.M.C. §11.16.060)
A Department of Public Works Engineer reviews the project plans when they are
submitted for design review. The Engineer will
inform the project planner if they will require
a Revocable Enchroachment Permit and any
modifications or additional information that
may be necessary in order to issue the Permit.
If a Revocable Encroachment Permit is
• An encroachment security in the form of
a Certificate of Deposit (CD), cash or
other security to ensure compliance with
any conditions of approval.
Process Time
The encroachment permit evaluation and
approval process is normally completed within
one week of the date of application. However, this time frame may be extended if additional information is required from the applicant and depending on the Staff workload.
required, the applicant may apply for it after
the project is approved by the hearing body.
The City Engineer may require the applicant
Marin Recorder’s Office prior to issuance of
Watercourse Modification
Permit
the permit. A building permit shall not be is-
Watercourse Modification Permits may be
sued until any required encroachment permit
required from the Department of Public
has been issued.
Works. A Watercourse Modification Permit
to record information with the County of
Application Requirements
• Completed Application for Revocable
Encroachment Permit (available from
the Department of Public Works)
• Permit Fee (4% of the value of the
work within the right-of-way, $70 minimum)
• Plans for proposed work
• Site plan indicating location of proposed work, property lines, edge of
pavement, north arrow and scale.
is required to:
• Discharge into or connect any pipe or
channel to a watercourse;
• Modify the natural flow of water in a
watercourse;
• Deposit in, plant in, or remove any material from a watercourse including its
banks, except as required for necessary
maintenance;
• Construct, alter, enlarge, connect to,
change, or remove any structure in a watercourse; or
46
Appendix E
Other Permits After
Approval
• Place any loose or unconsolidated ma-
• An erosion and sediment control plan
terial adjacent to or within a water-
which conforms to the Association of
course that will cause a diversion of
Bay Area Government guidelines must
the flow or where the material will be
be prepared by the soils engineer. The
carried away by storm waters passing
soil engineer must sign a statement that
through the watercourse.
the work conforms to ABAG guide-
The Department of Public Works de-
lines. Erosion and sediment control
fines “watercourse” broadly as any stream,
materials must be stockpiled onsite and
creek or intermittent waterway with a de-
an emergency callout plan for 24-hour
fined bed and bank.
notification must be provided.
Procedure and Application Re-
Other Permits Required for Work
quirements
Within a Waterway
Applicants for a Watercourse Modifi-
If the project is located in or adjacent
cation Permit submit plans to the Depart-
to a waterway with a defined bed and bank,
ment of Public Works prepared by a li-
it may also fall under the jurisdiction of the
censed engineer. Plans must include the fol-
United States Army Corps of Engineers,
lowing (additional information may be re-
San Francisco Bay Conservation and De-
quired):
velopment Commission, California Regional
• A site map showing contours, approxi-
Water Quality Control Board and Califor-
mate centerline of the creek, top of
nia Department of Fish & Game. Appli-
bank, and approximate low and high
cants must obtain all necessary permits from
water marks.
other agencies prior to issuance of the Wa-
• A landscape plan showing how native
tercourse Modification Permit. Applicants
riparian vegetation will be incorporated
should allow 6 months to 1 year for review
into the design.
by outside agencies.
• Consideration of alternatives to
hardscape retaining walls for bank protection.
• A work plan explaining what measures
will be taken to ensure silt and construction debris does not enter the creek.
• A construction schedule.
• The project engineer must submit an
analysis of the creek flow and certify
in writing that the proposed project
does not impede or divert the historic
Other permits that may be required:
• Streambed Alteration Agreement from
the Department of Fish & Game (707)
944-5520.
• Nationwide Permit from the U.S. Army
Corps of Engineers (415) 977-8451.
• 401 Certificate from the Regional Water Quality Control Board-Marla Lafer
(510) 622-2348. (Application requires
California Environmental Quality Act
document or proof of exemption).
flow of water in the creek.
47
Appendix E
Other Permits After
Approval
When is a Grading
Permit required?
Grading Permit
During the review of the project
tain a Grading Permit as a condition of
• Location of existing and proposed build-
Design Review approval. A grading permit
ings on site and within 100 feet of site and
authorizes certain grading work to be done
location of existing and proposed streets,
required.
for an approved project as shown on an
driveways, easements and encumbrances
A grading permit is required for all
approved grading plan. In granting the grad-
excavation, fill or grading, except:
on site.
ing permit, the City may include conditions
•
necessary to prevent the creation of a nui-
for completeness, the Public Works
Department will notify the project
planner if a grading permit will be
Where the volume of material
to be graded or filled does not
exceed fifty (50) cubic yards;
•
Where natural and finished
slopes are less than ten (10) per-
•
•
•
The City may require an applicant to ob-
sance or hazard to public or private property. The Grading Permit must be obtained
from the Department of Public Works
cent;
prior to any grading, excavation or fill at
Excavations for basements and
the site that requires a Grading Permit, and
footings or piers for a building,
prior to issuance of a building permit. All
retaining wall or other structure
Grading permits must comply with the
authorized by a valid building
Residential Design Guidelines.
permit;
No Rainy Season Grading Activity
Excavations for wells or utilities;
Exploratory excavations pre-
No grading activity is permitted dur-
pared under direction of soil en-
ing the rainy season (October 15 to April
gineers or engineering geolo-
15).
gists.
Grading Permit Requirements
Applicants should submit the following:
• Completed Application for Excavation,
Grading, Fill and Blasting Permit (available from Department of Public
Works)
• Application Fee (based on the amount
of soil to be moved)
• Grading Plan, prepared and signed by
a California registered civil engineer
showing:
• North arrow, equivalent horizontal and
vertical scales (no smaller than one (1)
inch equals twenty (20) feet), elevations
referenced to an established point, date
48
and name of preparer.
• Property lines of the site to be graded and
streets or other right-of-way.
• Existing and proposed (finished grade)
topography of the site taken at a contour
interval sufficiently detailed to define the
topography and the drainage pattern over
the entire site. Ninety percent (90%) of
the contours shall be plotted within one
contour interval of the true location;
• Two contour intervals that extend a minimum of 100 feet off-site (or sufficient to
show on- and off-site drainage).
• Location and graphic representation of
all existing and proposed natural and
man-made drainage facilities, trees
(showing size and species), structures
and paved areas, and utilities.
• Detailed plans of all surface and subsurface drainage devices, walls, cribbing,
dams, and other protective devices to
be constructed with, or as a part of the
proposed work, together with a map
showing the drainage area and the estimated runoff of the area served by
any drain;
• Location and graphic representation of
proposed excavations and fills, on-site
storage of soil and other earthen material, and on-site disposal;
• Location of proposed temporary and
Appendix E
Other Permits After
Approval
final surface runoff, erosion and sedi-
Processing Time
ment control measures;
The length of time necessary to review
cubic yards to be excavated, filled, stored
ing to the size and scope of the project and
How much does a
building permit
cost?
or otherwise utilized on site;
the staff workload. The time involved from
On average, the fee for a building
submittal of application to receipt of permit
permit is 3% of the project valua-
• Quantity of soil or earthen materials in and approve a grading permit varies accord-
• Proposed sequence and schedule of excavation, filling and other land-disturb-
is approximately two weeks.
tion. A schedule of the fees is available from the Building Department.
ing and filling activities, and soils or
Return of Grading Security
The primary permit fee is based on
earthen material storage and disposal.
In order to obtain return of the grading
the actual project valuation. The
security, the Soils Engineer shall provide a let-
following fees may also be required:
ter to the Department of Public Works certi-
•
•
• Overhead utility lines
• Profiles and cross-sections sufficient to
show the relationship of existing and proposed structures to existing and proposed contours.
• Locations, size and varieties of all trees
onsite indicating those to be removed
fying that all grading and drainage was con-
dations. All permanent erosion control measures must be in place.
and any tree on adjacent property within
25 feet of any grading operations.
• Existing and proposed drainage and
detailed plans for any proposed drainage structures. (See Appendix G for
Drainage Plan requirements)
Building Permit
A building permit must be obtained prior to
any grading, demolition and construction
associated with the Design Review project.
Plumbing, electrical and mechanical permit fees
structed according to plans filed with the grading permit and the Soils Engineer’s recommen-
General Plan Maintenance fee
•
•
•
•
•
•
Drainage fee
Seismic Hazard Mapping fee
Planning and Development tax
Business license (for contractor)
Microfilm fee
Road Impact Fee
School Facilities
Fee
In addition to the fees noted above,
applicants must pay School Facili-
• Plans for erosion control during and
The building permit will not be issued until
after grading including planting, crib-
all approvals have been granted, any appeal
bing, terraces, sediment retention struc-
periods have expired, and all conditions ap-
square feet. This fee is payable to
tures, and other such means of control.
plicable prior to issuance of the permit have
the Mill Valley School District, 411
(See Appendix H for Erosion Control
been met.
Sycamore Avenue (at the Middle
Plan requirements)
• Foundation Plan
• Construction Schedule
ties Fees (currently $1.84 per square
foot) for any addition over 500
School). The Building Department
Application Requirements
will provide applicants with a form
Applicants are encouraged to review the
that must be submitted to the
scope of their project with Building Depart-
School District with the fee. A copy
• Grading Security (in an amount deter- ment staff before applying for a building
of the form, signed by an authorized representative of the School
mined by the City Engineer) in the form
permit to determine the information re-
of a Certificate of Deposit (CD) or
quired for the permit. The minimum infor-
Building Department prior to issu-
cash to cover grading, drainage, and
mation required for building permit appli-
ance of the building permit.
erosion control.
cations:
District, must be returned to the
• Completed application (available from
the Building Department) including cur49
Appendix E
Other Permits After
Approval
When does a
building permit
expire?
Building permits expire if the work
rent fax and phone contact informa-
phone or fax. Applicants are encouraged to
tion
provide up to date contact information and
• Plan check fee (currently 65% of the fax numbers to the Building Department to
building permit fee, see below)
is not commenced within 180 days
• 2 copies of soils reports, structural cal-
(6 months) following the date the
culations and Title 24 calculations (if ap-
permit was issued, or if no inspec-
plicable)
tions are obtained within 180 days.
The Building Official may extend a
• 3 sets of plans
mation as soon as it is available.
If revisions are necessary, the applicant
must submit revised plans (or other information requested) indicating the changes made.
The Building Department will re-circulate
permit for up to 180 days upon
Procedure for Obtaining Building Per-
the revised plans. The Building Department
written request if the applicant can
mit
seeks to have comments on the revised plans
Applications for building permits may
within ten working days.
show good cause for the delay. If
a permit expires, a new permit must
be obtained before work may re-
be submitted during normal City Hall busi-
The balance of fees for the permit must
commence.
ness hours. Building inspectors are available
be paid at the time the permit is issued from
during limited office hours (currently 8-9
the Building Department. The Building De-
Project Valuation
a.m. and 4-5 p.m. when City Hall is open)
partment accepts Visa and MasterCard pay-
Total Time Allowed for
to answer questions.
ments.
Construction time limits
Completion of Work
•
Review for Code Compliance
What if I change the approved design?
Upon receipt of the building permit
The Planning Department reviews build-
application, the Building Department will
ing department application to ensure they com-
circulate the application to other City de-
ply with approved Design Review plans. The
partments for their review to ensure com-
plans must “substantially conform” to the
12 Months
pliance with applicable codes and the ap-
approved plans, unless otherwise specified
$100,000 to $1,000,000
proved Design Review plans. Some permits
during the Design Review process. Staff may
18 Months
are sent to an outside plan check agency for
approve minor changes to the approved plans.
$1,000,000 to $5,000,000
review and others are reviewed by the Build-
If Staff does not consider the modifications
24 Months
ing Official. This circulation period takes
to be minor, an amendment to the Design
Over $5,000,000
approximately four weeks.
Review approval must be applied for and
Up to and including $10,000
6 Months
•
$10,000 to $50,000
9 Months
•
•
•
•
$50,000 to $100,000
36 Months
Once all responses are received from
obtained from the hearing body that approved
the various City Departments, the Building
the application. An amendment to Design
Department will determine if a permit may
Review approval would involve the same
be issued, or if revisions or additional in-
notice and hearing procedures as outlined
formation is required. A Building Depart-
in this Handbook for Design Review appli-
ment Aide will notify the applicant by tele-
cations.
phone when the permit is ready to be issued.
If revisions or additional information
is required, the applicant will be notified by
50
facilitate this process and to receive infor-
Appendix F
Construction Period,
Inspections and Final
Approval
Appendix F
Construction, Inspections and Final Approval
General Construction
Policies
Storage of Materials
All construction materials, debris and
trol with a lane closure. A road may be
closed for a maximum of four hours.
Winter Grading
Winter grading (October 15 through
April 15) is not permitted.
equipment must be stored on site. If that is
Air Quality
not possible, the applicant must obtain an
Construction activities can reduce the
encroachment permit from the Department
quality of the air near the project. The fol-
of Public Works prior to placing any con-
lowing control measures should be imple-
struction materials, debris or unlicensed
mented in order to manage fine particulate
equipment in the right-of-way. The fee for
matter from construction activities:
using the right-of-way for storage of con-
• Buildings constructed before 1980
struction materials or equipment is $10.00
may contain asbestos. Airborne asbes-
per day per parkiing stall in residential ar-
tos fibers pose a serious health threat.
eas, and $20.00 per day per parkiing stall in
If more than 100 square/linear feet or
commercial areas. A minimum 12’ clear-
35 cubic feet of asbestos-containing
ance shall be maintained at all times along
material will be disturbed, an applicant
the roadway. Portable toilets and job sheds
must notify the Bay Area Air Quality
will not be permitted to be placed in the
Management District (BAAQMD). If
public right-of-way, unless an exception is
you plan to demolish the building even
made by the Department of Public Works
if no asbestos is present, you must no-
for extraordinary circumstances.
tify the BAAQMD. Other requirements
Road Closures
Road closures will only be permitted with
prior authorization of the Department of
Public Works, Police, and Fire Department.
The Department of Public Works will only
approve road closures that are consistent
with the City’s road closure policy. Written
notice to affected property owners and
also apply.
• Use dust-proof chutes for loading construction debris onto trucks.
• Water to control dust generation during demolition of structures
• Water all active construction areas at
least twice daily.
neighbors may be required. Notice of the
• Enclose, cover, water twice daily or
road closure must be posted 48 hours in
apply (non-toxic) soil binders to ex-
advance. The applicant must provide traf-
posed stockpiles (dirt, sand, or other
fic control when using one-way traffic con-
materials that can be blown by the
wind).
51
Appendix F
Construction Period,
Inspections and
Final Approval
• Cover all trucks hauling demolition timing, to the satisfaction of the Departdebris, soil, sand, or loose materials,
or require trucks to maintain at least
two feet of freeboard.
ment of Public Works.
The applicant is responsible for ensuring that all contractors and subcontractors
• Sweep daily paved driveway, parking are aware of and implement all stormwater
areas, and staging areas at construc-
quality control measures. Failure to com-
tion sites.
ply with the approved construction BMP’s
• Sweep street daily if soil material is
visible.
• Install straw wattles or other erosion
control measures to prevent silt runoff, particular attention should be
paid to ensure no silt runoff enters the
creek/storm drain system (using a
disposable catch basin filter at the
storm drain if necessary).
• Replant vegetation in disturbed areas
as quickly as possible.
Storm Drain Pollution
The applicant is responsible for ensuring that the contractor uses Best Management
shall result in the issuance of correction
notices, citations and/or a project stop work
order.
Construction Management Plan
The Planning Department, hearing body
or Department of Public Works may require
an applicant to provide a construction management plan. It is helpful to provide a draft
construction management plan with the Design Review application.
The following are guidelines for a construction management plan:
1.
identifies the following:
•
Practices (BMP’s) for the Construction Industry to prevent storm drain pollution. The
measures for the operation and maintenance
of the project during and after construction
to the satisfaction of the Department of Public Works. The project plans shall also include
erosion control measures to prevent soil, dirt
and debris from entering the storm drain system or natural drainage channels, in accordance with the guidance provided in the
•
plan for shuttling workers from parking to job site, if necessary
•
•
•
•
•
•
•
•
•
“Standards for Erosion and Sedimentation
Control” and the “Erosion and Sedimenta-
parking plan showing available parking areas for construction workers
project construction plans shall include
stormwater pollution prevention and control
Provide a narrative and site plan that
loading/unloading areas
job box/storage area
toilet
temporary power pole
dumpster storage
debris storage area
fencing for tree protection
fencing for creek protection
areas where silt fencing and other erosion control will be put in place
2.
Provide the route that delivery
tion Control Handbook” published by the
trucks will be directed to use to and from
Association of Bay Area Governments
the site. This shall include the path of travel
(ABAG), such as construction staging and
from Highway 101. Indicate if vehicles will
turn around on the site and return by the
52
Appendix F
same route, or if they will loop around
Building Department Inspections
neighboring streets.
The building department will inspect the
3.
Provide the size of construction
construction work when it has reached certain stages, and again when it is completed, to
vehicles.
Provide a construction schedule.
make sure it complies with codes, regulations
Provide the days of the week and hours
and the approved plans. The owner or con-
planned for the work. Provide a schedule
tractor must contact the Building Depart-
broken down in to one or two week tasks.
ment regarding the inspections required.
The schedule may be a list of activities with
The owner or contractor is responsible to
their approximate start and finish dates to
call the City receptionist to schedule an in-
explain the duration. It may be a time-based
spection when the work is ready. They
bar chart with the time line in days rather than
should be prepared to provide the building
specific dates. If in days, provide a reference
permit number. Inspections are scheduled
as to when the start of day one occurs, such
in four-hour blocks of time (morning and
as issue of building permit.
afternoon). The City cannot accommodate
4.
If there are construction sequence con-
requests for specific inspection times.
straints placed on the project by the City, make
It is suggested that contractors schedule
sure the schedule clearly separates out and
inspections at least two days in advance. Same
identifies the work on those areas. The sched-
day inspections are rarely available. Out of
ule should include, at a minimum, areas of
courtesy to the building inspectors and other
work such as:
applicants, inspections should only be sched-
•
•
•
•
•
•
•
•
•
Construction Period,
Inspections and Final
Approval
mobilization
uled for work that is ready to be inspected.
construction of the parking/stor-
Final Inspection
age areas
When a permit is issued, the building
grading
department will provide a “Green Sheet” to
drainage
the applicant. The Green Sheet has a space
foundation
for a representative from each City depart-
rough framing
ment to sign off after they have inspected the
landscaping
project and have confirmed that the project
erosion control (between October
complies with the approved plans and all con-
15th & April 15th)
ditions of approval.
completion/occupancy
Identify if road closures are anticipated
for any item on the schedule.
Note any outdoor construction activities
The project planner will visit the site and
confirm that the project complies with the
approved plans and that all required landscaping has been installed.
that may be underway between October
Prior to issuance of a certificate of oc-
15 and April 15. Include the start and fin-
cupancy, the project geotechnical expert may
ish dates of activity that will include reveg-
be required to provide a final report indi-
etation of the denuded areas.
cating that the approved grading, drainage,
and erosion control measures were installed
53
Appendix F
Construction Period,
Inspections and
Final Approval
Legal Holidays
as per the approved plans, and that all
Owner/occupant builders may construct
scheduled inspections were conducted by
and use power tools on Saturdays between
the project geotechnical expert periodically
9:00 a.m. and 5:00 p.m.
throughout the project.
Time Period:
7:00 a.m. – 6:00 p.m.
Legal holidays include New Years
Once the contractor has obtained ap-
Day, the third Monday in January,
proval from each City department, the con-
Heavy Equipment and Power Tools
the twelfth day in February, the
tractor may schedule a final building inspec-
third Monday in February, the last
Time Period:
tion with the Building Inspector.
Monday in May, the fourth day of
July, the first Monday in September, the eleventh day in Novem-
The applicant may request return of any
road bond after receiving a final approval
ber, Thanksgiving Day, the twenty-
from the Building Department. The refund-
fifth day of December, March 31st,
able grading bond will be returned when all
and any other holiday designated
provisions of the Grading Permit are satis-
by the State of California.
fied, including slope planting.
Construction Noise /
Construction Hours
The City of Mill Valley does not specifically regulate construction hours, but limits
the hours of noise associated with construction. All construction projects must comply with the City’s noise ordinance, Chapter 7.16 of the Mill Valley Municipal Code.
Construction noise is measured in units of
decibels (dBA) and is limited to a noise standard of sixty dBA, plus the adjustments
specified in the Municipal Code.
Generally, construction is limited to
weekdays between 7:00 a.m. and 6:00 p.m.
Power tools and heavy equipment may only
be used on weekdays between 8:00 a.m. and
5:00 p.m. No construction noise is permitted on Saturdays or Sundays or legal holidays (See sidebar.) Time limits do not apply to construction activities that do not exceed the ambient noise level by more than
10 dBA, such as painting or interior work.
54
Construction Noise
8:00 a.m. – 5:00 p.m.
Construction that exceeds the noise limits is only allowed with a noise permit from
the City. Contact the Department of Public Works or Building Department for additional information on noise permits.
Appendix G
Soils Reports
Drainage Plans
Appendix G
Soils Reports / Drainage Plans
Checklist for Geotechnical
Reports
When required, a geotechnical study shall
be prepared by a professional engineering
firm under the direction of a geotechnical
expert. Likewise, an engineering geology report, prepared under the direction of an
engineering geologist, may be required. Both
requirements may be met by a single report.
The studies shall be performed for the entire parcel, and shall not be limited only to
bilization after construction is completed;
• Design criteria for corrective measures
when necessary;
• Opinions and recommendations covering adequacy of site to be developed by
the proposed grading.
• Recommendations included in the report and approved by the Director shall
be incorporated into the grading plans
and specifications.
those portions to be graded. For large
• Maps depicting regional geologic setting
projects or sensitive sites, three copies of
and site-specific geologic formations
Soils Engineering Report and a $1,000 re-
and structure.
fundable deposit to cover the actual cost
• Review of generally accepted previously
of peer review by the City-retained soils
published geologic reports pertaining to
engineer shall be required.
the area.
Engineering geology reports shall include the following:
• An adequate description of the geology
of the site, including description of bed-
• A Soils Report, when required by the
rock lithology, structure, and physical
Director, shall be based on adequate
characteristics (strength, jointing, weath-
and necessary test borings, and shall
ering, hardness, special physical or
contain all the following information:
chemical features), and discussion of
• Data regarding the nature, particle size,
how the geologic structure affects the
distribution, location, strength and
erodability of existing soils;
site.
• Identification of active and dormant
• Data regarding the nature, distribution,
landslides based on both site analysis
strength and erodability of soils to be
and published geologic maps. Geologic
placed on the site, if any;
cross-sections where appropriate to
• Conclusions and recommendations for
grading procedures;
• Conclusions and recommended designs
for interim soil stabilization devices and
measures and for permanent soils sta-
convey information on geologic relationships.
• Discussion of geomorphology and relevant hillslope and stream processes.
Identification and evaluation of any
faults on or adjacent to the site, includ55
Appendix G
Soils Reports
Drainage Plans
ing their degree of activity and their
consist of sieve analysis and plastic-
possible engineering significance.
ity testing.
• Description and evaluation of offsite
-
Strength tests. Either triaxial or di-
geologic hazards that may affect the
rect shear tests may be used. Satu-
graded site.
rated, drained tests should be used
for evaluating long-term problems,
• Conclusions and recommendations regarding the effect of geologic conditions on the proposed development.
such as slope stability.
-
be placed upon compressible clay
• Reports submitted for Building Permits shall contain a statement that “proposed project as designed will be rea-
soils.
-
sive clays are expected to be within 5
and “proposed project will not signifior any other property”.
feet of finished grade.
-
Permeability testing , when criteria to
prevent piping into subsurface drains
Geotechnical reports shall include the
following:
Expansion tests, such as UBC Standard 29-2, when potentially expan-
sonably safe from geologic hazards”
cantly endanger the stability of the site
Consolidation tests, if loads are to
are required.
-
Stabilometer tests (R-value), per-
• Subsurface exploration and testing suffi-
formed in accordance with Califor-
cient to represent conditions of the entire
nia Test Method 301, for areas to
parcel. At a minimum all reports should
be paved.
address the following:
-
-
Description of the soil or bedrock
• Analysis of areas to be graded includ-
encountered.
ing:
The in situ dr y density and mois-
-
Field and laboratory tests of the land
ture content of each soil or bedrock
to be covered with fill, to determine
unit.
bearing value of the land, stability,
Presence and depth of groundwater
and consolidation potential.
encountered
-
-
-
Field and laboratory soil analysis of
Analysis and recommendations ap-
the material proposed for the fill, in-
propriate to the project, consistent
cluding its source and expansive
with these guidelines.
quality and statement as to its suit-
At least one boring should extend
ability. The analysis shall also
to the anticipated excavation depth.
specify the maximum density and optimum moisture content in accordance
• Laboratory tests, which should include
with ASTM D-1557 or an ap-
the following, as appropriate:
-
Classification tests, using the Unified Soil Classification System. These
56
proved equal test.
-
Field and laboratory soil analysis of
existing soil conditions in proposed
Appendix G
Soils Reports
Drainage Plans
-
cut locations, including saturated
include a tabulation of active faults, their
strength, expansive qualities and
distance from the site, their expected seis-
bearing values. Sampling and test-
micity (magnitude and recurrence interval),
ing shall be sufficient to evaluate the
and expected level of ground shaking (peak
stability of cut slopes, and should
accelerations) at the site. Hazards of ground
include strength testing of saturated
shaking, surface fault rupture, liquefaction,
soil materials and evaluation of bed-
and seismically induced land sliding shall be
rock jointing and weathering pro-
considered and addressed as applicable. Re-
cesses. Quantitative stability analy-
ports for public occupancy buildings should
ses generally should be performed for
analyze site period and ground response and
any proposed slopes steeper than
should provide design parameters. Critical
2:1.
facilities may require a dynamic site re-
Field and laborator y analysis of all
sponse analysis. Recommendations shall be
identified active and dormant land-
made regarding building setback distances
slides as well as significant bodies
from nearby active faults and foundation
of colluvium on and immediately
and grading design required due to expected
adjacent to the parcel. Sampling and
seismic activity.
testing shall be sufficient to evaluate saturated strength of materials,
depth to slide surface, potential for
future movement, and risks to proposed structures or roadways. The
evaluation should include a numeri-
•
ommendations for grading and foundations
as appropriate to the site, including:
-
Foundation type and capacity.
-
Short and long-term settlement potential, including expected magnitude
cal slope stability analysis.
•
Groundwater levels and evaluation
of any potential ground water condition that
may affect soil strength, consolidation, or
of settlement and time variation.
-
Appropriate laboratory analyses
-
lize or modify with additives either the natural site soils or the proposed fill materials.
Lateral loads (passive, active, at rest)
for current and proposed site conditions.
-
Slope stability. This should include
site-specific specifications for any pro-
and associated data to support any proposals to replace, rework, or blend or to stabi-
Mitigation measures for expansive
soils.
slope stability.
•
Professional conclusions and rec-
posed repairs.
-
Shrinkage or settlement of engineered
fills.
-
The maximum acceptable stable slope
The location of and effects of ac-
inclinations for proposed cut and fill
tive faults which may affect the proposed
slopes, assuming adequate terracing ,
development. This analysis would normally
drainage, and erosion control plant-
•
ing.
57
Appendix G
Soils Reports
Drainage Plans
-
•
Surface and subsurface drainage nec-
body or Department of Public Works may
essar y to ensure long-term stability
require an applicant to submit a drainage
of cut slopes and bodies of fill.
plan for other projects.
A complete and detailed specifi-
cation for clearing, grubbing, and all aspects
of grading, including utility trench backfill
and retaining wall backfill, with special emphasis on the depth of fill layers, benching
into native materials, preparation of areas
to receive fill, compaction methods, moisture content, frequency of field density
tests, and minimum density to be obtained
in the field as related to laboratory tests.
• Engineering geology report.
When required during Design Review,
drainage plans should be submitted to the
Planning Department together with other
plans required for Design Review. The Department of Planning and Building transmits the drainage plan to the Department
of Public Works for review.
Site drainage will be different for every
site. The drainage plan should demonstrate
that the site is or will be adequately drained;
if site runoff cannot be safely dispensed
on site, then site runoff will be conveyed to
the existing downstream drainage convey-
An Engineering Geology Report,
ance system or other safe points of release;
when required by the Director, shall be based
and the project will not adversely impact
on adequate and necessary test borings and
the site, roads and adjacent or downslope
shall contain the following information:
properties.
• An adequate description of the geology
of the site;
Property owners are advised that there
are liabilities related to altering site drain-
• Conclusions and recommendations re- age. In general, each property must accept
garding the effect of geologic condi-
the waters from upstream and transmit it
tions on the proposed development;
downstream without concentrating, altering
• Opinions and recommendations included in the report.
or diverting it from its natural path. The
City can assist with review of site drainage,
but riparian rights area a civil matter between property owners. Only modifications
to established watercourses require permits,
DRAINAGE PLANS
but all drainage related work, including roof
In order to minimize property damage and
property owners. Applicants are encouraged
to protect the public, the City of Mill Valley may require that drainage plans be submitted for review and approval. Drainage
plans are required to be submitted during
the Design Review process for any new
home. The Planning Department, hearing
58
drains, may create a legal issue between
to seek legal advice when considering any
work that may lead to drainage alterations.
Final drainage improvements shall be
prepared by a Civil Engineer, and reviewed
and approved by the City Engineer prior to
issuance of a Building Permit. Drainage
Appendix G
Soils Reports
Drainage Plans
rate patterns.
improvements shall be designed and installed in conformance with the recommen-
•
dation of the soils evaluation.
Building designs should not degrade
rainwater or run-off, inhibit
General Drainage Plan Guidelines
groundwater absorption and un-
Drainage should conform to cur-
derground flow, or accelerate or
rent storm water discharge prac-
otherwise concentrate any re-di-
tices in Marin County.
rected flows.
•
•
•
Existing natural drainage systems
Checklist for Drainage Plan
should be utilized as much as pos-
All of the following information must
sible, recognizing the erosion po-
be submitted unless the Public Works De-
tential from increased stor m
partment finds any item or items unneces-
drainage.
sary. The drainage plan, prepared and signed
To the greatest extent possible, im-
by a California registered civil engineer, shall
pervious surfaces should be mini-
show:
mized and mitigated.
•
•
tal and vertical scales (no smaller
Concentrated water caused by im-
than one (1) inch equals twenty
provements should be dissipated
(20) feet), elevations referenced to
for natural percolation or directed
an established point, date and name
toward a street or storm drainage
of preparer.
facility.
•
Stormwater facilities should be de-
•
feet of site boundaries and loca-
from cut faces or sloping areas of
tion of existing and proposed
recent excavation.
berms, are encouraged where
practical to limit the volume and
rate of stormwater runoff.
•
Changes in hydrology and site
drainage should be minimized
within the dripline of significant
or designated protected trees.
•
streets, driveways and easements
Flow retarding devices, such as detention ponds and re-charge
Location of existing and proposed
buildings on site and within 100
signed to divert surface water away
•
North arrow, equivalent horizon-
on site.
•
Topographic information, such as
existing and proposed ground elevations or labeled contour lines,
particularly as they pertain to the
existing and proposed pathways of
runoff. Any unusual conditions
within the affected drainage
courseway (such as evidence of
Buildings, particularly in hillside lo-
erosion or flooding) must be noted.
cations, should be designed to mini-
Present (existing grade) and pro-
mize impact on or alteration to
posed (finished grade) contours at
natural drainage and absorption
one-foot intervals where slopes
59
Appendix G
Soils Reports
Drainage Plans
•
under 5%, two-foot inter vals
to be peer-reviewed at the applicant’s ex-
where the slopes are over 5% but
pense.
under 25%, and 5 foot intervals
provide a Hydraulic Report prepared by
where slopes are 25% or more with
a civil engineer to estimate existing and in-
an accuracy of at least 90% within
creased runoff resulting from the project.
2 feet.
This report shall include the following:
Profiles and cross-sections suffi-
•
•
provements to existing and pro-
•
posed contours.
•
Watercourse capacity,
Locations, size and varieties of all
•
Drainage rate quantities (existing
drainage improvements are proposed.
Specific drainage features, such as
and proposed),
•
Culvert design calculations, and;
•
Runoff calculations to determine
increased flow from impervious
existing and proposed curbs, natural drainage channels, creeks,
ditches, swales, ponds, rain gutters,
surface areas.
•
ties and existing drainage facilities
and pipe systems, french drains,
driveway
culverts,
modate drainage from roofs and
other new impervious areas such
as driveways, walkways and patios,
away from structures and to safe
points of release. Use arrows to
depict pathways of runoff.
Detailed plans for any proposed
drainage structures.
•
Clear indication of where the
stormwater runoff will go when it
leaves the site.
In some cases the Public Works Department will request a more detailed drainage analysis or will require the drainage plan
60
and systems.
energ y
dissipators, etc. that will accom-
An evaluation of the effects of projected runoff on adjacent proper-
splash blocks, storm drain inlets
•
Hydraulic grade line to creek,
(where appropriate)
trees and their drip lines where
•
Determination of watershed area
containing proposed development,
cient to show the relationship of
existing and proposed drainage im-
The applicant may be required to
•
Necessary mitigation from any increased flow.
Appendix H
Erosion Control
Appendix H
Erosion Control
cations for both temporary and perAll construction plans and applications for
manent erosion and sediment con-
building permits shall consider the potential
trol measures which may include
for erosion and sedimentation at the construc-
sediment retention basins, temporary
tion site, and shall include appropriate ero-
seeding, mulching or straw matting.
sion and sedimentation controls. Appropriate controls shall be determined in accordance with the guidance provided in the
“Standards for Erosion and Sedimentation
The following information may also be
required:
•
runoff calculations.
Control” and the “Erosion and Sedimentation Control Handbook” published by the
Supporting calculations, including
•
A cost estimate for implementing
Association of Bay Area Governments
and maintaining the erosion control
(ABAG) and may include site planning con-
measures.
siderations, construction staging and timing,
•
A signed statement by the soils en-
and installation of temporary detention ponds
gineer that proposed erosion control
or other treatment facilities.
measures are equal to, or more ef-
The Planning Department, hearing body
fective than, the Association of Bay
or Department of Public Works may require
Area Government (ABAG) stan-
an applicant to submit an erosion control plan
dards.
for review and approval by the Department
The applicant is responsible for maintain-
of Public Works. Erosion control plans may
ing erosion control measures to the satisfac-
be required during Design Review but are
tion of the Department of Public Works at
typically required to be submitted for review
all times. To guarantee conformance to re-
and approval prior to issuance of a building
quirements, bonding and/or cash deposits
or grading permit.
may be required.
Erosion control plans should include:
•
A narrative description of the proposed work and erosion problem
areas.
•
A plan that demonstrates protection
of disturbed soil from rain and surface runoff and demonstrates sediment controls as a “back-up” system.
•
The plan shall include descriptions
and design and installation specifi61
Blank
62
Appendix I
Story Poles
Appendix I
Story Poles
Purpose
To provide the decision-makers and neighbors with a visual tool to evaluate the proposed construction.
Requirement
Install story poles or site staking to show the
elevations and silhouette of the proposed
building, or addition to an existing building.
Modify the story poles as the project plans
are modified.
Netting or bright colored tape must be
erected to represent the roofline of the proposed structure or addition. This netting or
tape must be strong enough to accurately
maintain the outline and height.
Decks, entries and other similar features
must be shown if staff believes they have the
potential to impact neighboring properties.
Story poles at deck locations shall extend to
the top of railings.
Timing
Story poles should be installed 7 days prior
to the hearing in order to permit Staff to review the poles prior to completing the Staff
Report.
Story poles must remain in place until the
Submit:
† A site plan showing the dimen-
sioned location of the story poles in relation to lot lines and the development
project, as well as the height of each pole
and the ridge elevations silhouetted.
† A Story Pole Certification (on re-
verse) signed by a licensed surveyor, certifying that the poles located on the site were
surveyed and found to be in conformance
with the project plans and story pole site
plan. (Other qualified professionals, such
as an architect, may certify the location of
the story poles if such measurement is made
from a point that can easily be verified in
the field, such as the finished floor of an
existing structure.)
Exceptions/Compliance
The Director of Planning and Building may
grant exceptions to this policy based on unusual circumstances provided that the purposes of this policy are not impaired.
The Zoning Administrator, Planning
Commission or City Council may determine
that failure to comply with these requirements
is grounds to continue a public hearing to allow the story poles to be installed.
later of: (1) The expiration of any appeal
period to the City Council; or (2) The final
determination on an appeal by the City Council.
Removal
The story poles shall be removed within 10
days after the applicable date above.
63
Appendix I
Story Poles
64
Appendix J
Heritage Trees
Appendix J
Heritage Trees
• Madrone (Arbutus mensiesii)
The City of Mill Valley recognizes that trees
75 inch circumference (approxi-
have special community value and contrib-
mately 24 inch diameter)
ute to the character and scenic beauty of
the City. In addition, trees decrease the risk
of erosion, provide wildlife habitat and increase privacy for residents. During Design Review, the City seeks to protect and
preserve significant trees and existing vegetation. The intent of the City’s guidelines
and ordinances is to protect trees and permit tree removal only when absolutely necessary. The City requires applicants to submit a landscape plan and requires applicants
to protect trees during construction.
Heritage Trees
No tree over 12 ½ inch circumference
(approximately 4 inch diameter) may be cut
or otherwise damaged or destroyed on any
vacant site prior to Design Review approval. The City has a Heritage Tree
Ordinance that specifically regulates removal of “Heritage Trees”.
A Heritage Tree is a large oak, madrone or redwood. Trees with the following
minimum dimensions are Heritage Trees
(measurements are taken at “breast height”,
4-1/2 feet above the ground):
• Tanbark Oak (Lithocarpus densiflorus)
• Coast Redwood (Sequoia sempervirens)
95 inch circumference (approximately 30 inch diameter)
Heritage Tree also includes any other
tree that the City Council designates as a
Heritage Tree because of its unusual size,
age or other specific significance to the community.
A Heritage Tree Removal Permit is
required before any Heritage Tree may be
removed. Tree removal includes complete
removal of a tree or any action that would
lead to its death or permanent damage to
its health, including removal of more than
1/3 of its foliage in any 12-month period.
If a Heritage Tree poses an immediate
threat to the safety of persons or property,
the Planning Director may waive the requirement for a Heritage Tree Removal
Permit.
Application Requirements
Applications for Heritage Tree Removal Permits are available from the Planning Department. If the application is related to a Design Review application, the
application for a Heritage Tree Removal
65 inch circumference (approximately
Permit should be submitted and reviewed
20 inch diameter)
at the same time as the Design Review ap-
• Oak (Quercus Supp.)
75 inch circumference (approximately
24 inch diameter)
plication.
The application requests the location,
species and circumference of the Heritage
Trees and the reasons for their removal. If
65
Appendix J
Heritage Trees
the reason for the tree removal is
(a) to protect the public health or
Permits are not granted often. Even if
safety due to a tree’s death or dis-
findings may be made for approval, the
ease, or
City may deny a permit if any one of the
(b) to enhance the health of the subject tree or adjacent trees,
following findings is made:
1.
Removal of a healthy heritage tree
the applicant must also submit a sup-
could be avoided by reasonable al-
porting report prepared by a certified ar-
ternatives such as trimming, prun-
borist. An arborist may be selected and
ing, thinning, or other reasonable
retained by the City at the applicant’s ex-
treatment.
pense. If the applicant selects the arborist,
2
Revisions to a proposed project
the City arborist will inspect the tree, re-
would allow an owner to reason-
view the arborist report, and make recom-
ably develop and use the subject
mendations regarding the tree removal to
property without requiring re-
Staff.
moval of a healthy heritage tree.
A public hearing is required for the
3.
Adequate provisions for drainage,
application. All property owners within 300
erosion control, land stability,
feet of the site are notified of the hearing.
avoiding adverse visual impacts
Review of Application
and windscreening have not been
The City may grant a permit if the City
made in situations where prob-
can find that the tree removal is necessary
lems are anticipated as a result of
to accomplish any one or more of the fol-
tree removal.
lowing objectives:
1.
2.
3.
4.
The City may approve the Heritage
safety by reducing or eliminating
Tree Removal Permit subject to conditions
fire danger and other potential
of approval, such as requiring a twenty-four
hazards to persons or property.
inch box size tree to be planted for each
To prevent obstruction or inter-
tree removed.
ference with public utility facilities,
After Approval
sanitary sewer facilities, storm
If the Heritage Tree Removal Permit
drains, or water supply facilities,
application is approved and no appeal is
or watercourses.
filed during the ten-day appeal period, the
To ensure reasonable preserva-
tree may be removed.
To enhance the health of the subject tree or adjacent trees.
5.
Conditions of Approval
To protect the public health and
tion of views and sunlight.
To allow the owner to reasonably
develop and use the subject property.
66
However, Heritage Tree Removal
Appendix K
Resource Directory
Appendix K
Resource Directory
e-mail addresses for Mill Valley
employees are [first name initial][last
name]@cityofmillvalley.org (example:
esemonian@cityofmillvalley.org)
Police Department
415-389-4100
Bob Ritter, Chief of Police and Fire
Angel Bernal, Police Captain
Mill Valley Park & Recreation
Planning Department
415-388-4242
415-388-4033
Rick Misuraca, Parks Superintendent
415-381-1736 (fax)
Rory Anne Walsh, Director of Planning &
Building
George Schiefer, Associate Planner
Elise Semonian, Associate Planner
Julie McClure, Planning Aide
Building Department
415-388-4033
415-381-1736 (fax)
Mill Valley School District
411 Sycamore Avenue
415-389-7700
415-389-7773 (fax)
www.mvschools.org
Bay Area Air Quality Management District (BAAQMD)
939 Ellis Street
San Francisco, CA 94109
Thomas Ahrens, Building Official
415-771-6000
Dan Martin, Building Inspector
www.baaqmd.gov
Public Works Department
Marin Municipal Water District
415-388-4033
(MMWD)
415-383-0107 (fax)
200 Nellen Avenue, Corte Madera, CA
Wayne Bush, Director of Public Works
94925
Cesar Jaime, Senior Civil Engineer
415-945-1455
Jill Barnes, Senior Civil Engineer
www.marinwater.org
Dick Dudak, Associate Engineer
Patsy Dinkelspiel, Engineering Tech
Kimberly Wilson, Public Works Aide
State Department of Fish & Game
7329 Silverado Trail
Napa, CA 94558
Fire Department
Mail: P.O. Box 47, Yountville, CA 94599
415-389-4130
707-944-5500
Jeff Davidson, Fire Marshal
707-944-5563 (fax)
www.dfg.ca.gov
67
Appendix K
Resource Directory
Marin County Stormwater Pollution
Prevention Program
(MCSTOPP)
P. O. Box 4186
San Rafael, CA 94913-4186
415-499-6528
Fee Schedule, Planning Applications and
Forms
www.cityofmillvalley.org
415-499-7221 (fax)
Public GIS program (parcel numbers,
e-mail: mcstoppp@co.marin.ca.us
create maps)
http://mcstoppp.org/
http://www.marinmap.org
www_mcstoppp_org.htm
Parcel Maps
San Francisco Bay Regional Water Qual-
http://co.marin.ca.us/de pts/AR/
ity Control Board (Region 2)
MapBook/index.asp
1515 Clay Street, Oakland, CA 94612
California Environmental Quality Act
510-622-2300
(CEQA) Information and Guidelines
510-622-2460 (fax)
http://ceres.ca.gov/ceqa/
www.swrcb.ca.gov
Mill Valley StreamKeepers
PO Box 2531
Federal Emergency Management Act
(FEMA)
h t t p : / / w w w. f e m a . g o v / f i m a /
Mill Valley, CA 94942
floodplain_resources.shtm
415-455-5818
California Department of Consumer Af-
info@millvalleystreamkeepers.org
fairs
www.millvalleystreamkeepers.org
(information on licensed architects, con-
Marin County Department of Public
tractors and engineers)
Works
http://www.dca.ca.gov/
3501 Civic Center Drive, Room 304
Green Building
San Rafael, CA 94903
County of Marin BEST
415-499-6528
http://www.co.marin.ca.us/depts/CD/
415-499-3799 (fax)
main/comdev/advance/BEST/
http://www.co.marin.ca.us/depts/PW/
index.cfm
main/index.cfm
Secretary of the Interior’s Standards
Bay Conservation and Development
for the Treatment of Historic Proper-
Commission (BCDC)
ties
50 California Street, Suite 2600
http://www2.cr.nps.gov/tps/standards/
San Francisco, CA 94111
index.htm
415-352-3600
415-352-3606 (fax)
info@bcdc.ca.gov
68
Helpful Information
Available on the Internet