Mill Valley City Zoning Code
CHAPTER 20
48 PROPERTY DEVELOPMENT STANDARDS FOR MIXED-USE DEVELOPMENT WITH RESIDENTIAL AND MULTI-FAMILY RESIDENTIAL IN COMMERCIAL DISTRICTS
§ 20.48.010 Mixed-use and multi-family residential development standards in commercial districts.
A.
Development Standards. Development standards for mixed-use and multi-family developments in Commercial Zoning Districts are as follows:
Commercial "Character Areas" | Downtown | Near East Blithedale | Miller Avenue "Main Street" | Miller Avenue "Gateway" | Alto Center | Redwood Hwy |
|---|---|---|---|---|---|---|
Zoning Designation(5) | Downtown Commercial (C-D) | Limited Commercial (C-L) | Neighborhood Commercial (C-N) | General Commercial (C-G) | ||
Alto Center/Gateway | Redwood Hwy | |||||
Development Standards(5,6,7) | ||||||
Minimum Useable Outdoor Living Space(1) | ||||||
Minimum required useable outdoor living space per unit: | 36 s.f. | 136 s.f. | 36 s.f. | |||
Of required useable outdoor living space, the minimum Shared Outdoor Living Space per unit: | n/a | 100 s.f. per unit for developments over 3 units | n/a | |||
Of required useable outdoor living space, the minimum Private Outdoor Living Space per unit: | 36 s.f.(2) | 36 s.f. | ||||
Max. Lot Coverage | 100% | 50% | 50% | 50% | 40% | 45% |
Floor Area Ratio (FAR) | Max. = 1.5 | Max. = 1.0 | Max. = 1.0 | Max. = 1.0 | Max. = .50 | Max. = .75 |
Max. Height(3,4) | ||||||
Height Limit | Max. = 35 ft. (3 stories) | Max. = 2 stories at East Blithedale street frontage; 35 ft. maximum | Max. = 35 ft. (3 stories) | Max. = 35 ft. (3 stories) | Max. = 35 ft. (3 stories) | Max. = 35 ft. (3 stories) |
Front Stepback, above second story(8) | 1:1 ratio | n/a | 1:1 ratio | 1:1 ratio | n/a | n/a |
Minimum Setbacks | ||||||
Exterior Property Line | 0 ft. | |||||
Interior Property Line | 0/15 ft. (0 ft. unless the project shares a property line with Residential Zoning, then the interior property line directly abutting the Residential Zoning shall be 15 ft., and may be reduced to 5 ft. on interior yards if second story includes a stepback. | |||||
Parking(5,6,7) | Parking shall be provided as specified in Section 20.60.090. | |||||
Notes: | |
|---|---|
1. | Outdoor yard space less than 10 feet in width adjacent to a building or structure, and areas paved for the storage or movement of motor vehicles or bicycles may not be considered useable outdoor living space. Accessory buildings or structures may be located within required useable outdoor area when the principal uses of such buildings or structures are accessory to those of the useable outdoor areas within which they are located. |
2. | If the private useable outdoor living space is less than 36 square feet, the project shall include 150% of the deficit below 36 square feet per unit of shared outdoor living space per unit. For example, if the applicant provides 20 square feet of private living space per unit, the deficit would be 16 square feet per unit, requiring the applicant to provide at least 24 square feet of shared outdoor living space per unit. |
3. | The base height in the C-D zone shall be 35 feet. A building may be increased up to a maximum of 38 feet in height to allow for up to a maximum of 18-foot plate height for the ground floor commercial uses. The upper floors shall have a maximum plate height of 10 feet. |
4. | Height exceptions permitted per Section 20.60.060. |
5. | Those parcels included in a Housing Overlay Zoning District as identified on the most updated version of the City's adopted Zoning Map are eligible for modified Development Standards established in Chapter 20.30. |
6. | Modified parking and development standards are available for qualifying mixed-use and multi-family development projects through the State Density Bonus Law. |
7. | Modified standards may apply, as allowed under Section 20.40.010(B). |
8. | Front stepback shall apply to the primary exterior street frontage (not all exterior yards), with stepback beginning at the front property line. |
B.
Additional Development Standards include:
1.
Adjusted Floor Area—Parking Exclusions. The first 250 square feet of garage space for each parking space is excluded from the allowable FAR. Underground or partially underground parking is exempt from the FAR calculations if it meets the Basement definition in Section 20.08.038.
2.
Increased Height in Downtown Commercial (C-D) Zone. The base height in the C-D zone shall be 35 feet. A building may be increased up to a maximum of 38 feet in height to allow for up to a maximum 18-foot plate height for the ground level commercial uses. The upper floors shall have a maximum plate height of 10 feet.
3.
Reduced Standards for Narrow Lots. For lots 25 feet wide or less, the following shall apply:
a.
Interior side and rear setbacks for lots of 25 feet or less in width is a minimum of three feet. A minimum five-foot setback will remain where windows are placed along the setback line. The five-foot setback will apply to the window and a five-foot section of the building wall on each side of the window. Exterior walls along the minimum setback line shall include a recess or offset of at least two feet for every 30 feet of wall (for a minimum of five feet).
b.
Lots of 25 feet or less in width shall provide parking per dwelling unit as specified in Section 20.60.090(I)(7), but shall not be required to provide guest parking per Section 20.60.090(I)(7)(a).
4.
Guest Parking. No guest parking is required for lots 25 feet or less in width. When included, guest parking must be on the side or in the rear half of the property.
C.
Design Guidelines and Standards. Applications that qualify under this Chapter shall comply with the applicable design guidelines and standards contained in the Multi-Family Residential, Downtown Residential and Mixed-Use Design Guidelines and Development Standards, as adopted and amended from time to time.
(Ord. 1278 § 16, July 18, 2016; Ord. 1351, 5/6/2024)