Mill Valley City Zoning Code
CHAPTER 20
24 RM DISTRICTS-MULTIPLE FAMILY
§ 20.24.005 Purpose and intent.
The multi-family residential zones are intended to create and maintain medium and higher density residential neighborhoods that blend a range of housing types with a mix of unit sizes with a limited mix of neighborhood-scale commercial, office, and institutional uses. The City's goals include preservation of the existing stock of rental housing in these areas and provision of opportunities for development of new multi-family housing that increase the diversity of housing options within the City.
The purpose and intent of the City's multiple family zoning districts are as follows:
A.
Miller Avenue "Passage" District. The Miller Avenue Passage district accommodates medium density residential, including mixed-use with offices or commercial and small-scale multi-family residential developments. Residential land use in these areas is intended to be small- to medium-scale multifamily residential developments, live-work, and mixed-use development.
B.
Miller Avenue "Parkway" District. The Miller Avenue Parkway district accommodates medium and higher density residential in accordance with the adopted Land Use Map.
C.
Miller Avenue "Marsh" and "Bayfront" Districts. The Marsh/Bayfront areas accommodate higher density residential, including larger two- to three-story multi-family residential complexes and large-lot condominium and townhouse developments. A major component of the Marsh District is the Red-woods senior housing, which is targeted for an Affordable Housing Overlay Zone to facilitate development of affordable senior housing for the City. The Pickleweed Apartments and Mill Creek Meadows are also located in the Marsh district.
The Bayfront District includes, but is not limited to, the Bayfront, Enchanted Knolls, Shelter Bay, Shelter Hill, and Plymouth Square developments.
(Ord. 1278 § 10, July 18, 2016)
§ 20.24.008 Applicability.
The regulations of this chapter apply to all new development and changes of use within these zoning districts with the exception of existing single family dwellings. Existing single family dwellings in the multi-family residential zones are not considered nonconforming and can be altered and enlarged, if such additions meet the setback, height and other development standards of this Code.
New development and changes of use must meet both the multi-family development standards contained in this chapter as well as the City of Mill Valley Multi-Family Residential Design Guidelines. Additional standards contained throughout this title also apply as noted in "Additional Standards and Provisions" listed in the Use Table in Section 20.24.030.
(Ord. 1278 § 10, July 18, 2016)
§ 20.24.010 RM-3.5 permitted uses.
The following uses are permitted in the RM-3.5 district:
A.
One single family dwelling on any single holding of land.
B.
Multiple family dwellings as shown in the following table:
3.5 | ||
1. | Min. land area per dwelling unit (sq. ft.) | 3,500 |
2. | Max. lot coverage (%) | 50 |
3. | Min. yards (setbacks) | |
(a) Exterior | 15 feet | |
(b) Interior | 1 foot per 1,000 sq. ft. of lot area from a minimum of 5 to a maximum of 10 feet | |
4. | Max. building height: | |
(a) At required setbacks to twice all required setbacks | 25 feet | |
(b) More than twice all required setbacks | 35 feet | |
5. | Min. usable open space (sq. ft. per dwelling unit) | |
(a) 1 or no bedrooms | 450 | |
(b) 2 bedrooms | 450 | |
(c) 3 or more bedrooms | 450 | |
6. | Densities shall be a minimum of 8 DU/acre and a maximum of 15 DU/acre. | |
7. | Supportive housing and transitional housing are permitted subject to those restrictions that apply to other residential dwellings of the same type in the same zoning district. | |
C.
Residential facility, small.
D.
Accessory structures.
(Ord. 872 § 1, August 16, 1976; Ord. 975 § 1, April 20, 1981; Ord. 1093 § 5, March 19, 1990; Ord. 1188 § 10, June 2, 2003; Ord. 1264 § 18, November 3, 2014; Ord. 1278 § 10, July 18, 2016)
§ 20.24.020 RM-3.5 conditional uses.
The following uses are permitted in the RM-3.5 district subject to the securing of a conditional use permit:
A.
Office buildings;
B.
Hospitals, clinics for the treatment of human ailments;
C.
Funeral parlors;
D.
Community centers;
E.
Social halls, lodge and club buildings;
F.
Horticultural nurseries;
G.
Residential facility, large;
H.
Single room occupancy (SRO) dwellings;
I.
Nursing or rest homes;
J.
Public utilities structures;
K.
Day care centers for children;
L.
Combined residential, commercial and/or business and professional office building;
M.
Parking lots are permitted in all RM districts on lots contiguous to any C district upon the securing of a conditional use permit.
(Ord. 749 § 1, March 15, 1972; Ord. 865 § 1, April 5, 1976; Ord. 867 § 1, May 17, 1976; Ord. 872 § 2, August 16, 1976; Ord. 1188 § 11, June 2, 2003; Ord. 1264 § 19, November 3, 2014; Ord. 1278 § 10, July 18, 2016)
§ 20.24.030 Permitted and conditional uses.
P = Permitted CUP = Conditional Use Permit N = Not permitted | Multi-Family Residential Zones | ||||
|---|---|---|---|---|---|
Bayfront (En. Knolls/Shelter Ridge) (RM-B) | Miller Ave Marsh (RM-M) | Miller Ave Passage (RM-PA) | Miller Ave Parkway (RM-P) | Additional Standards/ Provisions | |
Residential uses | |||||
Rental multi-family housing | P | P | P | P | |
For-sale multi-family housing | P | P | CUP | CUP | See Note 1 |
Home occupations | P | P | P | P | 20.60.250 |
Accessory structures | P | P | P | P | 20.60.075 |
Single room occupancy (SRO) dwellings | CUP | CUP | CUP | CUP | |
Residential facility, small | P | P | P | P | |
Residential facility, large | |||||
Nursing home | CUP | CUP | CUP | CUP | |
Mixed-use buildings combining residential, commercial, and/or business and professional office building | CUP | CUP | CUP | CUP | |
New single family dwellings | N | N | N | N | See Note 2 |
Existing single family dwellings | CUP | CUP | CUP | CUP | See Note 2 |
Live-work | N | N | CUP | CUP | |
Low Barrier Navigation Center | P | P | P | P | As regulated under Government Code Sections 65660-65668 |
Nonresidential uses | |||||
Office buildings | N | CUP | CUP | CUP | |
Hospitals, medical clinic or offices | CUP | CUP | CUP | CUP | |
Funeral parlors | CUP | CUP | CUP | CUP | |
Community centers | CUP | CUP | CUP | CUP | |
Social halls, lodge, or club buildings | CUP | CUP | CUP | CUP | |
Horticultural nurseries | CUP | CUP | CUP | CUP | |
Public utility structures | CUP | CUP | CUP | CUP | |
Day care centers for children | CUP | CUP | CUP | CUP | |
Schools | CUP | CUP | CUP | CUP | |
Public utility structures | CUP | CUP | CUP | CUP | |
Parking lots (not associated w/a use) | CUP | CUP | CUP | CUP | |
Notes: | |
1. | |
2. | Existing single family residences at the time of the adoption of these regulations shall be considered to be conditionally permitted uses and not be considered "nonconforming uses," and can be altered and enlarged, if such additions meet the setback, height, and other development standards of the single family residential (RS-6) zoning standards (Chapter 20.16). |
§ 20.24.040 Property development standards.
A.
Multi-Family Residential Development Base Standards.
Multi-Family Residential Zones | Miller Ave "Marsh" and Bayfront (RM-M and RM-B) | Miller Avenue "Passage" (RM-PA) | Miller Avenue "Parkway" (RM-P) |
|---|---|---|---|
Minimum Useable Outdoor Living Area (1) | |||
Total required Outdoor Space: | 100 s.f. per unit | 400 s.f. per unit | 400 s.f. per unit |
Of required outdoor living space, the minimum Shared Outdoor Space per unit: | 50 s.f. per unit for developments over 8 units | 200 s.f. per unit for developments over 8 units | 200 s.f. per unit for developments over 8 units |
Of required outdoor living space, the minimum Private Outdoor Space per unit: | 50 s.f. | 200 s.f. | 200 s.f. |
Max. Lot Coverage | 50% | 45% | 45% |
Floor Area Ratio (FAR) (1) | Max.= 0.5 | Max. = 0.4 for sites over 30,000 s.f.; Max. = 0.6 for sites under 30,000 s.f. | Max. = 0.4 for sites over 30,000 s.f. Max. = 0.6 for sites under 30,000 s.f. |
Max. Height (2) | |||
Height | Max. = 35 ft. (3 stories) | Max. = 35 ft. (3 stories) | Max. = 35 ft. (3 stories) |
Transitional Height Limit (within 20 feet from abutting single family residential zones) | Max. = 25 ft. (2 stories) | Max. = 25 ft. (2 stories) | Max. = 25 ft. (2 stories) |
Stepback (required on all sides above 2nd story) | n/a | 1:1 ratio | 1:1 ratio |
Setbacks (1) | |||
Exterior (front) | Habitable Structures: 15 ft. Garage: 18 ft. (when not reduced per Section 20.60.080). 18 ft. to face of garage to remain clear. | Habitable Structures: 15 ft. Garage: 18 ft. (when not reduced per Section 20.60.080). 18 ft. to face of garage to remain clear. | Habitable Structures: 15 ft. Garage: 18 ft. (when not reduced per Section 20.60.080). 18 ft. to face of garage to remain clear. |
Interior (side/rear) | Min. = 5 ft. for sites under 20,000 s.f.; Min.= 10 ft. for sites over 20,000 s.f.; | Min. = 5 ft. for sites under 20,000 s.f.; Min.= 10 ft. for sites over 20,000 s.f.; | Min. = 5 ft. for sites under 20,000 s.f.; Min.= 10 ft. for sites over 20,000 s.f.; |
Parking (1, 2) | Parking per Section 20.60.090 | ||
Notes: | |
1. | See Section 20.24.040(B) for additional development standards. |
2. | Height exceptions permitted per Section 20.60.060. Dormers, gables, etc. shall be within the stepback height limit. |
B.
Additional Development Standards.
1.
Efficiency Units. Efficiency units (also known as "micro-units") shall be between 350 and 450 square feet, and shall be limited to 20% of the total units in any individual project site. A minimum of one efficiency unit shall be allowed on any site. Efficiency units shall count as 0.5 unit for purposes of density and parking.
3.
Useable Outdoor Living Space. Useable outdoor living space shall be a minimum horizontal depth of six feet above the ground level and five feet by 10 feet at the ground level. Required yards 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 cannot be considered usable outdoor living space. Accessory buildings or structures may be located within required usable outdoor area when the principal uses of such buildings or structures are accessory to those of the usable outdoor areas within which they are located.
4.
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.
5.
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 35 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(B)(7).
(Ord. 1278 § 10, July 18, 2016)