A base map of the site and all adjoining properties within 150 feet of the site at a scale of one inch equals 100 feet or larger with a minimum contour interval of five feet showing slope bands in the ranges of 1% to 10%, 11% to 15%, 16% to 20%, 21% to 30%, 31% to 40%, 41% to 50%, and over 50%.

A tabulation of the land area in square feet by the slope categories specified in paragraph 1 above.

An explanation of the methods used to compute percent slope in the land areas by means sufficient to permit adequate review.

Natural and Manmade Site Features. This portion of the report shall describe the land features and environmental resources, including an identification and/or analysis of the following:

Land Capacity Calculation.

Land Capacity Hearing and Determination. Within 30 days following receipt of the land capacity report, the Planning Commission shall hold a public hearing to consider the land capacity report and its recommended land capacity determination. The Planning Commission shall approve, conditionally approve, or disapprove the proposed land capacity determination and notify the applicant of its action in writing, including the reasons for its decision. Should the Planning Commission disapprove of the proposed land capacity determination, the Commission shall inform the applicant of what it believes to be the correct land capacity determination. Plans thereafter submitted for the planned development, whether by the same or another applicant, shall be in accordance with the land capacity determination. Plans thereafter submitted for the planned development, whether by the same or another applicant, shall be in accordance with the land capacity determination. However, the applicant may also submit alternative plans for lesser or greater density if the applicant believes that new information regarding the land justifies a change in density. The land capacity determination represents the number of dwelling units allowable on the land based upon the site characteristics as documented and analyzed in the land capacity report. However, the Planning Commission and/or City Council may require a lesser or permit a greater number of dwelling units when necessary or appropriate under the general development criteria established in Section 20.18.070. Such determination shall be made in the master plan or precise development plan approval process contained in Sections 20.18.080 and 20.18.090. Appeal of the Planning Commission decision on the land capacity determination may be made in accordance with the provisions of Section 20.64.100.

All development should be designed and located to conserve energy resources. Such efforts might include, but are not limited to, the clustering or location of development to reduce driving time, and structural designs which maximize use of solar energy and reduce the use of electricity and fossil fuels.

Clustering to reduce paving, grading, runoff and changes in vegetative cover shall be encouraged. When a significant change in vegetative cover is proposed, it must be demonstrated that restoration measures will provide for minimal adverse impact and for equal protection from erosion as that provided by vegetation before grading.

Development should be so designed as to minimize adverse impact on primary wildlife resources and to achieve a high degree of compatibility with wildlife habitat areas.

Any lands whose sole means of access is via existing residential streets shall be limited to densities which will not produce substantial increases in traffic volumes on those streets. Traffic volumes exceeding 20% of existing volumes shall generally be considered substantial. Where more than one undeveloped site would contribute vehicular traffic to the street, the aggregate densities should not exceed the 20% level. The 20% level shall be used as a general guideline and is intended to minimize adverse traffic impacts on existing neighborhood streets. Densities may be approved which would produce lesser or greater traffic volumes depending upon the particular impact as may be identified in any environmental impact report prepared for the planned development.

All roads, buildings, and other structural improvements or land coverage shall be located, sited and designed to fit the natural topography and shall minimize grading and modification of existing land forms and natural characteristics.

Lands to which it is necessary to provide access by constructing a roadway or roadways traversing slopes in excess of 30% grade for a total cumulative distance of 300 feet shall be considered unbuildable unless it can be demonstrated that any adverse impact, including visual impact, is insignificant or can be satisfactorily mitigated.

Development shall be designed to minimize detraction from the scenic and visual quality of the City and the natural characteristics of scenic ridge lines, existing major water courses, established trees, dominant vegetative communities and primary wildlife habitats.

Lands that can be served only by a cul-de-sac of 800 feet or more shall not be considered buildable unless it can be demonstrated that adequate provision can be made for public safety and/or emergency access.

Vegetation for the stabilization of graded areas or for replacement of existing vegetation shall be compatible with surrounding vegetation and shall recognize climatic, soil and ecological characteristics of the region.

Underground utility lines shall be required, except where such undergrounding would result in significant adverse environmental impact.

It must be demonstrated that sufficient storm drainage, sewerage capacity and domestic water supply are available and that adequate fire, police, and school facilities either exist, or can be reasonably supplied to the development.

Areas of Slope Instability. Development in areas of slope instability shall not be permitted unless detailed geotechnical and hydrological studies demonstrate that reasonable safeguards have been provided for public safety. Studies made by licensed engineering geologists and/or engineers specializing in soils problems must show that both static and dynamic hazardous conditions either do not exist or can be overcome by site preparation measures and/or engineering design which are not contrary to the purposes of this chapter.

Areas of Steep Topography. Any portion of a site over 50% grade shall not be considered buildable unless it can be demonstrated that the placing of structures thereon will not require undue disruption of the existing ground surfaces and vegetation, and unless it can be demonstrated that roads and utilities to the site can be provided in a manner which does not cause geologic instability, undue disruption or damage to any existing roads, soils, vegetation and utilities due to earth movement, and in a manner which ensures adequate access for public safety vehicles. Any such lands which do not meet these criteria, or the criteria in subsection (F)(2) of this section, and are, therefore, declared unbuildable may have 10% of their otherwise allowable density transferred to buildable lands. Any fraction of a full unit or aggregate fraction less than a full unit shall be counted as a full unit.

Seismic Hazards. With all areas of Mill Valley being subject to the severe effects of seismic shaking, all developments shall be subject to the following criteria:

Fire Hazard Areas. Development in high fire hazard areas (as defined in Section 20.18.060(C)(2)) shall be limited to a density of one dwelling unit per five acres.

A base map, at a scale of one inch equals 40 feet, with contour intervals of not more than five feet showing survey data, existing features of the property, including structures, streets, easements, utility lines, trees and land use;

A master plan map, at a scale of one inch equals 40 feet, showing lot design and streets, highways, walkways, hiking and riding trails and other circulation system alignments;

A statement of proposed scheduled staging of development;

A statement of proposed design and development standards, with indications of the following: land coverage; immediate or future building locations on all parcels, with designations of building heights and setback dimensions; public and semi-public areas; proposed related public improvements; and general type and character of building design, including any energy conserving features or solar energy applications;

Facilities required to provide flood control, adequate storm drainage, sewage disposal and public utilities for the planned development;

A statement of methods to be employed to assure maintenance of landscaping facilities to be provided and to assure development of properties to standards established by the master plan for the planned development.

A final subdivision map for the proposed planned development can be recorded within two years of the expected date of adoption of the master plan for the planned development;

The proposed planned development is an environment of sustained desirability and stability;

The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and proposed densities will not generate traffic in such amounts as to overload the street network outside the development;

The area surrounding the planned development can be planned in coordination and compatibility with the proposed planned development;

The planned development is substantially in conformance with the adopted Mill Valley General Plan and any applicable precise plans;

Existing or proposed utility services and facilities and other public improvements are adequate for the population densities proposed.

The development, maintenance and use of the property included within the scope of the master plan shall be carried on in conformance with the approved master plan drawings and documents and this chapter;

Approval of the master plan is not to be interpreted as waiving the requirements for compliance with provisions of Title 21;

The approved master plan drawings and documents shall be filed with the office of the City Clerk of the City of Mill Valley after written authorization of such filing has been secured from the owner or owners of the lands involved. Such authorization shall be construed to constitute the owner's acceptance of the provisions set forth in the resolution;

No building shall be constructed, maintained or used, nor shall any land be developed or used except as permitted by the approved master plan drawings and documents as filed.

A topographic map, at a scale of one inch equals 40 feet, showing all cut and fill banks, precise drainage and flood control and boundary survey data;

A site plan or plans showing location, width, grades, and types of improvements proposed for all streets, parking areas, driveways, walkways, trails, utilities, and other public improvements, indicating buildings and distances from property lines and rights-of-way;

A landscaping plan;

A map showing proposed division of property for the sale of individual parcels, if any;

Public or semi-public areas, including, but not limited to, schools, parks, playgrounds and parking areas;

A statement setting forth a program for installation and continued maintenance of parking areas, lighting, courts, public and private grounds, landscaping, streets, utilities, parks, playgrounds, or public or semi-public community buildings and facilities;

Information necessary for evaluation and assignment of fire zone designation.