Development review applications qualifying under the Opportunity Site Housing Overlay that propose to reserve less than 20% of the units as affordable for lower income households or require the subdivision of land based on those regulations established in Title 21 of this Code.

Development review applications qualifying under the Small Lot Housing Overlay.

The proposal is consistent with the City of Mill Valley General Plan and Mill Valley Municipal Code.

The proposal complies with the objective residential design standards adopted by the City.

The approval of the application would be in compliance with the California Environmental Quality Act.

Density. A minimum of 17 dwelling units per acre and a maximum of 40 dwelling units per acre shall apply to any project seeking approval under the SLHO.

Building Height. The maximum building height shall be 40 feet. Other exceptions to maximum height: See Section 20.60.060.

Floor Area. The Floor Area Ratio applicable to the base zoning district, as identified in Section 20.48.010, shall apply, except that a Floor Area Ratio of at least 1.0 shall be applied for a project with between three and seven dwelling units and a Floor Area Ratio of at least 1.25 shall be applied for a project with eight or more dwelling units.

Inclusionary Housing. Development applications shall be subject to the applicable requirements prescribed in Section 20.80.050, except that projects in which each of the proposed units will be 1,000 square feet or less shall be exempt from the inclusionary requirements. If each of the units will be 1,000 square feet or less, the applicant shall provide written notice to the City of the anticipated rent or cost of each of the units prior to receiving a certificate of occupancy.

Ground Floor. For those parcels with underlying commercial districts, including, but not limited to, Neighborhood Commercial, Downtown Commercial, and Limited Commercial: all floor area on the ground floor that directly abuts Miller Avenue, Throckmorton, Camino Alto or East Blithedale shall consist of commercial space. Residential uses and shared space, with the exception of egress and access, shall not be allowed on the ground floor directly abutting Miller Avenue, Throckmorton, Camino Alto or East Blithedale; however, ground floor space that abuts only the rear yard may be used for shared space or residential uses (including, but not limited to, dwelling units).

Proposed dwelling units with 1,000 square feet or less require one off-street parking space per unit.

Shared parking is allowed in accordance with the provisions herein. In no instance shall the total number of spaces provided on-site be less than the greatest number of spaces required for any single land use in the proposed project. A reduction in parking of up to 10% of the total required parking spaces for all land uses proposed in the project shall be granted based on a shared parking study that demonstrates that either of the following criteria are met: (1) the uses will occur entirely at separate times of day or on different days of the week; or (2) the peak weekday and peak weekend hours occur at different times of day. The parking study shall utilize either the "Parking Generation Manual" (ITE) or "Shared Parking" (ULI) to demonstrate compliance with the required criteria for shared parking.

A parking plan shall be submitted as part of the project application identifying parking spaces by assigned land use(s) as well as shared parking spaces. The parking plan also shall include the proposed signage that will be posted on the site.

Tandem and stacked parking is allowed to satisfy residential parking requirements for parking spaces for occupants of the same dwelling unit; however, tandem and stacked parking is prohibited for parking spaces for occupants of different dwelling units.

Parking spaces may be uncovered if the base zoning district is a nonresidential district.

Any multi-family or mixed-use project containing 10 or more dwelling units shall provide one visitor parking space per every 10 dwelling units. These parking spaces may be uncovered and need not be located in a garage or carport.

Applicants seeking approval through the SLHO may request deviations from the City's parking ratio requirements as allowed by state Density Bonus Law.

Density. A minimum of 20 dwelling units per acre and a maximum of 40 dwelling units per acre shall apply to any project seeking approval under the OSHO.

Building Height. The maximum building height shall be 40 feet. Other exceptions to maximum height: See Section 20.60.060.

Fully residential projects are permitted; no commercial component is required for a project to utilize the OSHO. If a mix of uses is proposed for the site, however, at least 50% of the floor area on the entire development site must be reserved for residential uses. For proposed mixed-use buildings, ground floor area that directly abuts Miller Avenue, Throckmorton, Camino Alto, East Blithedale or Redwood Highway Frontage Road shall consist of commercial space and ground floor space that abuts a rear yard may be used for shared space or residential use.

Floor Area. The Floor Area Ratio applicable to the base zoning district, as identified in Section 20.48.010, shall apply, except that a Floor Area Ratio of at least 1.0 shall be applied for a project with between three and seven dwelling units and a Floor Area Ratio of at least 1.25 shall be applied for a project with eight or more dwelling units.

Inclusionary Housing. Projects with six or more units shall be subject to the inclusionary requirements in Chapter 20.80. Projects that reserve a three-bedroom unit as a low-income inclusionary unit may reduce the number of required inclusionary units by one unit.

Efficiency and Micro-Units. Notwithstanding Section 20.24.040(B)(1) of this Code, proposed developments that allocate at least 25% of the units as low income units may include more than 20% of the total units as micro-units.

Proposed dwelling units with 1,000 square feet or less require one off-street parking space per unit.

Parking spaces may be uncovered if the base zoning district is a nonresidential district.

Any multi-family and mixed-use project containing 10 or more dwelling units shall provide one visitor parking space per every 10 dwelling units. These spaces need not be located in a garage or carport.

Tandem and stacked parking is allowed to satisfy residential parking requirements for parking spaces for occupants of the same dwelling unit; however, tandem and stacked parking is prohibited for parking spaces for occupants of different dwelling units.

Shared parking is allowed in accordance with the provisions herein. In no instance shall the total number of spaces provided on site be less than the greatest number of spaces required for any single land use in the proposed project. A reduction in parking of up to 10% of the total required parking spaces for all land uses proposed in the project shall be granted based on a shared parking study that demonstrates that either of the following criteria are met: (i) the uses will occur entirely at separate times of day or on different days of the week; or (ii) the peak weekday and peak weekend hours occur at different times of day. The parking study shall utilize either the "Parking Generation Manual" (ITE) or "Shared Parking" (ULI) to demonstrate compliance with the required criteria for shared parking.

A parking plan shall be submitted as part of the project application identifying parking spaces by assigned land use(s) as well as shared parking spaces. The parking plan also shall include the proposed signage that will be posted on the site.

Applicants seeking approval through the OSHO may also request deviations from the City's parking ratio requirements as allowed by state Density Bonus Law.

Density. A minimum of 17 dwelling units per acre and a maximum of 40 dwelling units per acre shall apply to any project seeking approval under the OCHO.

Inclusionary Housing. Development applications shall be subject to the applicable requirements prescribed in Section 20.80.050, except that projects in which each of the proposed units will be 1,000 square feet or less shall be exempt from the inclusionary requirements. If each of the units will be 1,000 square feet or less, the applicant shall provide written notice to the City of the anticipated rent or cost of each of the units prior to receiving a certificate of occupancy.

Floor Area. Projects seeking approval through the OCHO are exempt from the otherwise applicable Floor Area Ratio in the base zoning district, as identified in Section 20.48.010. The total floor area of the existing building shall not be expanded by more than 1,000 square feet.

Conversion of Existing Upper Floor Area. Projects seeking approval through the OCHO shall be limited to converting floor area on the upper floors of an existing building from office to residential uses.

Conversion of Originally Permitted Residential Buildings. Notwithstanding subparagraph "d" above, buildings within the OCHO that were originally constructed and permitted for residential use may seek approval through the OCHO to convert the entire building (including the ground floor) back to residential use, subject to the development standards in this chapter and verification of prior permitted construction based on the submittal of planning records, approved building permit(s) and/or tax assessment records at the time of application.

Ground Floor Use. Floor area on the ground floor is subject to the permitted and conditionally permitted uses allowed by the base zoning district. Applications seeking approval through the OCHO must include ground floor commercial space along the building frontage that abuts Miller Avenue, Throckmorton Avenue, Camino Alto, and East Blithedale Avenue. Ground floor space that abuts only the rear yard may be used for shared space (such as restrooms, mail rooms, courtyards, or storage); however, dwelling units are not permitted on the ground floor.

Projects seeking approval through the OCHO are exempt from any limitations on construction contained in Sections 20.60.140 and 20.60.150.

No additional parking shall be required on the parcel if each of the proposed dwelling units is 1,000 square feet or less.

Shared parking is allowed for those projects seeking approval through the OCHO with proposed dwelling units that are greater than 1,000 square feet in accordance with the provisions herein. In no instance shall the total number of spaces provided on site be less than the greatest number of spaces required for any single land use in the proposed project. A reduction in parking of up to 10% of the total required parking spaces for all land uses proposed in the project shall be granted based on a shared parking study that demonstrates that either of the following criteria are met: (i) the uses will occur entirely at separate times of day or on different days of the week; or (ii) the peak weekday and peak weekend hours occur at different times of day. The parking study shall utilize either the "Parking Generation Manual" (ITE) or "Shared Parking" (ULI) to demonstrate compliance with the required criteria for shared parking.

A parking plan shall be submitted as part of the project application identifying parking spaces by assigned land use(s) as well as shared parking spaces. The parking plan also shall include the proposed signage that will be posted on the site.

Applicants seeking approval through the OCHO may also request deviations from the City's parking ratio requirements as allowed.