Show All Answers

1. Is my property in a FEMA Floodplain/Special Flood Hazard Area?

Residents can view the Special Flood Hazard Areas and proposed base flood elevation by viewing our local map application page, MarinMap. Zoom to your specific parcel by selecting the "I Want To" box and search by address or parcel number. Then select "show layer list" to highlight the different FEMA information, including base flood elevations and floodplain designations.

2. What if my parcel is in a Special Hazard Area Floodplain, but the structure(s) are not or my structure is raised?

FEMA allows for certain properties that have the structure(s) out of the floodplain and/or the structures are raised above the base flood elevation to apply for a Letter of Map Amendment. This process allows property owners to opt out of Flood Insurance Requirements.

3. What is the definition of a substantial improvement?

Substantial improvement means any repair, remodel, rehabilitation, addition, or improvement, the cost of which equals or exceeds 50% of the "depreciated market" value of the existing structure either, before the improvement is started, or if the structure has been damaged and is being restored before the damage occurred.

4. What is the definition of the depreciated market value of a structure?

Depreciated value means the value of the structure only and does not include the land or any other accessory buildings or site improvements. It is the replacement cost of the existing structure less any depreciation that results from age or condition. For the purposes of the City's floodplain management regulations, the "market value" of a structure shall mean the same as "depreciated market value".

5. How do I determine the valuation of my project?

To establish the value of any proposed improvements, a contractor shall submit an itemized breakdown of estimated material/labor costs and the Cost Evaluation form (attached to this packet). The contractor shall use the attached Material Receipts/Estimates handout to help them determine the valuation of the proposed project. These submitted documents and the project valuation will then be reviewed and approved by the Building Official in comparison to market value rates within Marin County and the City of Mill Valley.

6. What if the scope of work increases after my building permit is pulled?

The valuation of the project is cumulative. Therefore, if during construction changes are made to the permit; those valuations must be added to the total valuation submitted for the project. If during construction the project increases to over 50% of the depreciated market value of the structure, it must conform to the City's current floodplain management regulations. Project valuations are cumulative for two years, meaning that all open permits for a structure are totaled together. A permit must be finaled for two years before a new project can begin to avoid it having a cumulative effect on valuation.

7. Do I need to fill out this form for a permit that is done over the counter?

Substantial improvements are typically not triggered by over-the-counter types of permits, so the first over-the-counter permit submitted for a property will not require these documents. However, since the valuation is cumulative for two years, if you pull an additional over-the-counter permit within that time frame you will need to fill out the form and include the total valuation of all the permits pulled in that two-year period of time.

8. What if my project is a Substantial Improvement?

If the proposed repair, remodel, rehabilitation, addition, or improvement, equals or exceeds 50% of the depreciated market value of the existing structure it is considered a substantial improvement and you will be required to conform to Chapter 18 of the Mill Valley Municipal Code. Depending on the zoning and floodplain designation you may be required to flood-proof the structure (commercial zones) or elevate the finished floor of the structure above the base flood elevation. If the proposed project is a substantial improvement, please refer to Chapter 18 of the Mill Valley Municipal Code, and discuss your scope of work with the Planning Department.

9. Where can I get more information?

Chapter 18.04 of the Mill Valley Municipal Code online.

Additionally, for information on the Floodplain, Regulatory Floodway, or the Map Updates for properties within the City of Mill Valley you can contact the Planning Department at 415-388-4033.

10. My neighbor's construction project is making a lot of noise - what is allowed?

It depends on who is doing the work and when.

If you are a Construction Professional (i.e. a Licensed Contractor) or an owner/occupant doing your own construction on a site with an active building permit:

• Monday through Friday through from 7 am to 8 am - Light noise associated with preparing the job site is permitted. No heavy equipment power tools are permitted.
• Monday through Friday through from 8 am to 5 pm - Heavy equipment/power tool noise associated with construction is permitted.
• Monday through Friday through from 5 pm to 6 pm - Light noise associated with disassembling the job site is permitted. No heavy equipment power tools permitted.
• Saturdays, Sundays, and City Holidays - No construction is permitted. This includes painting and landscaping.

If you are an owner/occupant and are doing home maintenance not associated with a site with an active building permit:

Certain types of activities and noise sources associated with residential living are permitted under the City's municipal code. With the exception of gas-powered leaf blowers, low-noise generating power garden equipment (such as hedge clippers, weed-eaters, lawnmowers) is permitted as follows:

• Monday through Friday through from 7 am to 8 am - No heavy equipment power tools permitted
• Monday through Friday through from 8 am to 5 pm - Heavy equipment/power tool noise associated with construction is permitted
• Monday through Friday through from 5 pm to 6 pm - No heavy equipment power tools permitted
• Saturdays - Construction allowed 9 am to 5 pm
• Sundays and City Holidays - No construction is permitted

Please Note: Unless expressly permitted by the City of Mill Valley, commercial landscape maintenance work on residential properties is not permitted on weekends and holidays.

No-Work Holidays:

• New Years Day
• MLK Day
• Presidents Day
• Memorial Day
• Juneteenth
• 4th of July
• Labor Day
• Veterans Day
• Thanksgiving
• Christmas Day

Complaints:

• Fill out a form online to open a code enforcement investigation.
• Submit a Complaint Form (PDF) to our Code Enforcement Officer by emailing dstoneham@cityofmillvalley.org. On weekends call the Police Department at 415-389-4100. Please be prepared to provide the address, date, and time you witnessed the violation. If the violator is a contractor or gardener, please note the company name and vehicle license number.

11. How far in advance do story poles have to be put up? How long do they stay up?

Story poles need to go up a minimum of 10-days prior to the public hearing before the Planning Commission (the same time the public notice is sent out to property owners within 300 feet of the proposed project). This is intended to allow ample time for the public and Planning Commissioners to view the project dimensions.

12. I’m a property owner and I'd like to get a copy of the original set of building plans for my house. Do I still need approval of the design professional?

Yes. Building plans are protected by copyright laws and the approval of the architect, designer, or other design professionals who prepared the plans is required, in writing, before the plans can be copied. Plans, however, can be viewed in the lobby at City Hall.

13. I’m a new business owner and will be replacing the old sign with my new name. Do I still need a sign permit?

Yes, a Sign Permit (PDF) is required since it is considered a new sign.

14. What is required regarding trash, debris, indoor and outdoor storage?

Trash and debris on your property can invite criminal activity, graffiti, and illegal dumping and can contribute to infestations of insects and rodents. Remove trash and debris and store all property in an approved manner. Check with our Planning Department to ensure you are complying with all regulations especially when storing or parking boats or commercial and recreational vehicles in a residential area.

Store inoperable vehicles in an enclosed building out of public view or remove them from your property. Participate in agency-sponsored trash/garbage removal programs that usually occur once a year. Mill Valley's City ordinance 7.04.150 requires all residence to have disposal service.