It is in the public interest, and necessary for the promotion and protection of the safety, convenience, comfort, prosperity, long-term sustainability, and general welfare of the citizens of the City of Mill Valley to:

In order to maintain the City's attractiveness and character, it is necessary to:

Pursuant to, and in furtherance of, these purposes and aims, the review and approval of certain plans and proposals for the physical development or change of land, buildings, and structures is required and is designated as "design review."

Additions, extension or exterior changes to or reconstruction of existing single family dwellings and related accessory structures except where the project involves 35% or more of the existing gross floor area of the dwelling or 1,000 square feet or demolition of 50% or more of the exterior surface area of the dwelling (including exterior walls, door and window openings, foundation walls and roofs); or, when located on parcels fronting on East Blithedale Avenue; or, when located in an RP, RSP, or RMP Zoning District; or, when design review is required as a condition of approval pursuant to any section of this title. For purposes of this section, the size of a project is the cumulative total size of any project(s) which are commenced within 24 months of the final inspection of a previous project.

Signs other than those included in plans for a matter subject to design review in which case the plans for the signs shall be considered as part of the design review. All other signs shall be subject to sign review approval as specified in Chapter 20.74.

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 this chapter.

All new accessory structures less than 150 square feet or an expansion of an existing accessory structure involving less than 35% of the existing gross floor area in any R district.

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

The proposal is consistent with the residential design guidelines adopted by the City.

The City has considered whether to apply any limitations on building, size, height and setbacks pursuant to Section 20.66.045.

The approval of the proposal is in compliance with the California Environmental Quality Act.

It will carry out its intended function while resulting in an attractive development which will be in substantial harmony with its locale and surroundings and generally compatible with the size, mass and height of other buildings in the vicinity.

It will not impair or interfere with the development, use or enjoyment of other property in the vicinity including public lands and rights-of-way.

The materials, colors and architectural character will be generally compatible with other structures in the vicinity.

It will be appropriately and adequately landscaped with maximum retention of existing significant site vegetation.

Drainage systems and appurtenant structures have been designed to minimize or avoid adverse impacts on other properties.

Proposed cut and fill areas will be minimized and special care taken so that all disturbed areas will be final graded to a natural appearing configuration and planted or seeded to prevent erosion.

The design and location of sidewalks, pathways, parking areas, driveways and roads will meet the intended functional requirements and minimize or avoid adverse effects on natural resources or adjacent properties.

The proposal is consistent with all applicable building intensity standards and design guidelines contained in the Mill Valley General Plan or adopted by the City Council.

The City has considered and applied any limitations on building, size, height and setbacks pursuant to Section 20.66.045.

The lot has an irregular configuration (e.g., flag lot).

The proposed building site is located on a steep slope above or below a street or other homes.

The lot contains natural or topographic features such as heritage trees as defined in Chapter 20.67 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 slope which limit the practical building area on the lot; is in a visually prominent location; or portions of the lot are inaccessible due to a creek or other feature intersecting the lot.

The maximum permitted size and/or height would result in a home and/or garage which are not generally compatible with the scale of other homes and/or garages in the vicinity such as where, for example, the lot is considerably larger than other lots in the vicinity.

In determining the appropriate "adjusted floor area" on smaller lots, as part of the design review approval process the City may also take into consideration the effect of any garage and second unit space otherwise excluded.