San Anselmo City Council
July 25, 2023

DEVELOPMENT STANDARDS TABLE
TABLE 4A

DEVELOPMENT

STANDARD
DISTRICT R-1-H R-1-C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Lot Area,
Minimum (Sq.

Ft.)
43,560 43,560 7,500 7,500 7,500 5,000 - - - -
Density,
Minimum
(Units/Acre)
- - - 6 13 13 13 13 13 13
Density,
Maximum
(Units/Acre)
1 1 6 12 30 30 20 20 30 30
Lot Width,
Minimum
Average
60′ 60′ 60′ 60′ 75′ 45′ - - - -
Lot Width,
Minimum
Street Frontage
40′ 40′ 40′ 40′ 50′ 45′ - - - -
Lot Coverage,
Maximum
- - 35%(1) 50%(3) 50%(3) 50%(3) - - - -
Setback,
Minimum
Front(2)
20′ 20′ 20′ 20′ 20′ 20′ 0′ 0′ 0′ 0′
Setback,
Minimum
Rear(2)
20′ 20′ 20′ 20′ 20′ - - - - -
Minimum
Adjacent to "R"
Districts
20′ 12′ 12′ 12′ 12′
672
Created: 2022
-10-18 09:21:59 [EST]
(Supp. No. 35)

Minimum
Adjacent to "P"
Districts
12′ 0′ 0′ 0′ 0′
Minimum
Adjacent to "C"
Districts
0′ 0′ 0′ 0′ 0′
Setback, Side(2)
Minimum
Interior Side
8′ 8′ 8′ 8′ 8′ 0′ 0′ 0′ 0′ 0′
Minimum
Street Side
12′ 12′ 12′ 12′ 12′ 0′ 0′ 0′ 0′ 0′
Minimum
Adjacent to "R"
Districts
5′ 8′ 0′ 0′ 0′
Minimum
Adjacent to "P"
Districts
5′ 0′ 0′ 0′ 0′
Minimum
Adjacent to "C"
Districts
0′ 0′ 0′ 0′ 0′
Floor Area
Ratio,
Maximum(4)
(1) (1) (1)
---

1.0/1.
25(3)

2.0 2.0-

2.0 Maximum
Stories:

On lot with
building
footprint having
an average
slope of less
than 25%
2 2 2 2 2 2 2 2 3 3
673
Created: 2022
-10-18 09:21:59 [EST]
(Supp. No. 35)

On lots with
building
footprint
average slope
at or greater
than 25%
3 3 3 3 3 2 2 2 33
Maximum
Building Height
Outside Primary
and Secondary
Ridgezone:

Above Average
Grade:

On lot with
building
footprint having
an average
slope of less
than 25%
30′ 30′ 30′ 30′ 30′ 30′ 30′ 30′ 35′ 33
5′
On lots with
building
footprint
average slope
at or greater
than 25%
35′ 35′ 35′ 35′ 35′ 30′ 30′ 30′ 35′ 33
5′
Maximum
Building Height
Within Primary
and Secondary
Ridgezone:

Maximum Feet
30′ 30′ 30′ -------
674
Created: 2022-10-18 09:21:59 [EST]
(Supp. No. 35)

Above Average
Grade
Maximum
Building Height
Within Primary
and Secondary
Ridgezone:

Maximum Feet
Above Ridgeline
18′ 18′ 18′ - - - - - - -
Maximum
Fence Height(2)
NOTES:
(1) Reference Table 4E or 4F of this Chapter and Title 10 Chapter 4. (2) Reference Table 4B of this Chapter for residential projects. (3) The Town
shall not
impose a lot
coverage
requirement
that would
physically
preclude a
housing
development
project with
eight to ten
units(4) from
achieving a
Floor Area Ratio
of 1.25.

However, the

1.25 FAR
675
Created: 2022
-10-18 09:21:59 [EST]
(Supp. No. 35)

allowed for
housing
development
projects
between 8 to
10 units in this
Table 4A shall
not apply to a
site within a
historic district
or property
included on the
State Historic
Resources
Inventory, as
defined in
California Public
Resources Code
Section 5020.1,
or within a site
that is
designated or
listed as a Town
landmark or
historic
property or
district
pursuant to a
Town
ordinance. (4) “Unit”
means a unit of
676
Created: 2022-10-18 09:21:59 [EST]
(Supp. No. 35)

housing, but
shall not
include an
accessory
dwelling unit or
a junior
accessory
dwelling unit.
(Ord. No. 1069, 3-24-2009; Ord. No. 1128, § 2, 11-13-2018) 677

4. Article 5. Parking and Loading Regulations, is hereby repealed and replaced as follows:
10-3.501 Purpose and intent.

It is the purpose and intent of this article to establish parking and loading regulations and criteria deemed the minimum necessary to provide adequate and safe vehicular parking and loading facilities for all uses and activities in all Districts. 10-3.502 Parking standards.

The Parking Standards Table, referred to as Table 5A, lists the minimum parking requirements for each use or activity. If a particular use or activity is not listed in the Parking Standards Table, then establishment of parking requirements for that use or activity shall be determined by the Planning Commission after the preparation of a parking demand study for the proposed use or activity.

PARKING STANDARDS TABLE
TABLE 5A

RESIDENTIAL LAND USE NUMBER OF REQUIRED
ON-SITE PARKING SPACES(1)(2)
Single-Family Dwelling, Attached or Detached,
and Located below 150 mean sea level elevation
Two (2) spaces per living unit(4)
Single-Family Dwelling, Attached or Detached,
and Located above 150 mean sea level elevation
Three (3) spaces per living unit(3)
Residential unit associated with an application
under California Government Code Sections
65852.21 and 66411.7 and Senior Housing
Projects
One (1) space per living unit, except as provided
in Title 10, Chapter 4(2)
Accessory Dwelling Units See Title 10, Chapter 6
Multi-Family Living Unit:

Studio or 1-bedroom living unit One (1) space per unit
2-bedroom living unit One spaces per unit
3 or more bedroom living unit 1.5 spaces per unit

NON-RESIDENTIAL LAND USE NUMBER OF REQUIRED ON-SITE PARKING SPACES(1)(2)
Church, College/University Auditorium, High
School and Other Places of Public Assembly
One (1) space for each ten (10) fixed seats
Convalescent Home, Hospital One (1) space for every two (2) beds Auditorium, Theater, Other Similar Places of
Assembly
One (1) space for each five (5) seats
Commercial Place of Amusement, Assembly Hall
Without Fixed Seats, Dance Hall
One (1) space for each 100 gross square feet
building floor area
Hotel, Motel One (1) space for each guest room
678
Created: 2022-10-18 09:22:00 [EST]
(Supp. No. 35)

Communication Equipment Building One (1) space for each 500 gross square feet of building floor area PLUS two (2) spaces for each
two (2) employees on duty on the maximum shift
Other Business, Commercial, Public Utility
Buildings 5
One (1) space for each 500 gross square feet of
building floor area
Notes:
(1) Any calculation of parking space requirements which results in a fractional parking space shall be rounded up to the next full parking space.
(2) A tandem parking space is not allowed to fulfill the legal parking space requirement unless otherwise noted in this chapter.
(3) One (1) of the three (3) parking spaces may be in tandem and may be located within the minimum required front setback unless otherwise noted in this chapter. (4) For any lot with an average width of 52 feet or less, one (1) of the two (2) parking spaces may be in tandem and may be located within the minimum required front setback and side setback. (5) One (1) of the three (3) parking spaces may be in tandem and may be located within the minimum required front setback unless otherwise noted in this chapter. 10-3.503 Enlargement, increased capacity and intensity of use to commercial buildings.

At the time an existing commercial building or structure is enlarged in size or increased in intensity of use, in the opinion of the Planning Director, the minimum parking spaces as listed in the Parking Standards Table, referred to as Table 5A, shall be required. Unless otherwise allowed by this Title, the minimum parking spaces shall be on-site and not within a public right-of-way.
10-3.504 Enlargement and alteration to dwelling units and conversion of garages, carports, and uncovered parking spaces.
(a) Any dwelling unit having less than the required number of vehicular parking spaces as required by the Parking Standards Table, referred to as Table 5A, may be enlarged provided that one (1) of the following conditions is satisfied:
(1) The required number, setbacks, siting, configuration, and size of parking spaces as required by the Parking Standards Table, referred to as Table 5A, of the San Anselmo Municipal Code shall be provided prior to the first Building Department inspection for the enlargement, except that the parking spaces may be in tandem and within established setback areas; or
(2) The enlargement does not include a room suitable for use as a bedroom nor does the enlargement include the conversion of an existing room for use as a bedroom.
679
Created: 2022-10-18 09:22:00 [EST]
(Supp. No. 35)

(b) No parking space either uncovered or within a garage or carport, having minimum dimensions of eight (8) feet in width by seventeen (17) feet in depth, shall be converted to a use other than for vehicular parking, unless the following conditions are satisfied:
(1) The site has the required number of on-site parking spaces as required by the Parking Standards Table, referred to as Table 5A, of the San Anselmo Municipal Code and the spaces comply with all provisions for setbacks, siting, configuration and size; or
(2) Each converted parking space shall be replaced with one (1) legal parking space that complies with all provisions for setbacks, siting, configuration, and size prior to the first inspection for the building permit; or
(3) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit the Town shall not require that those off street parking spaces be replaced. Each converted parking space may be replaced with one (1) legal parking space that complies with all provisions for setbacks, siting and size Replacement parking spaces may be located on site on an existing driveway within setbacks. New replacement parking spaces may be created within a required setback with design review approval pursuant to Article 15 of this chapter; and 10-3.505 Mixed use parking requirements.

Any lot which there is located mixed uses which, as required by the Parking Standards Table, referred to as Table 5A, have different parking requirements, shall provide parking spaces in sufficient number to fulfill the combined number of parking spaces required for each of the separate uses or activities.
10-3.506 Parking space: Location.
(a) When replacing a dwelling in kind (no dimension or design changes), the existing location of parking spaces and parking structures can remain (provided that they were created either before applicable ordinances or with applicable Building permit and Planning approval).
(b) When accessing parking at the rear of property, the driveway can go in and out of the setbacks, the driveway can be less than the nine-foot Code parking space width, and the surface shall be more permeable with one (1) of the choices being two (2) parallel tracks with an average wheel base distance, subject to approval of the Public Works Director.
(c) Parking spaces may be located off-site from the use they are intended to serve only if the parking space or spaces are within one hundred fifty (150) feet of the lot on which the use they are intended to serve is located and that the off-site parking spaces are 680
Created: 2022-10-18 09:22:00 [EST]
(Supp. No. 35)

exclusively for the use they are intended to serve by the recordation of an appropriate agreement. Said agreement shall be in a form approved by the Town Attorney and reserved in perpetuity unless removed by approval of the Planning Commission. Parking spaces provided on a parcel for an off-site use must be spaces in excess of the minimum Code required parking spaces for the use on that parcel providing the parking. (d) Garages to accommodate subsection (c) of this section may be allowed upon vacant property subject to the following:
(1) The garage structure shall be exclusively used for the parking of vehicles. Water connections shall be permitted. No sewer connections shall be allowed to such structure.
(2) Deed restrictions in subsection (a) of this section shall further limit the use of the garages for the parking vehicles for the exclusive use of the property they are intended to serve.
(3) Planning Commission Design Review shall be obtained in accordance with Article 15 of this chapter.
(4) The maximum size of such garages shall not exceed five hundred (500) square feet in floor area.
(5) Such garages shall otherwise meet all requirements of this chapter. (e) Parking areas for commercial uses may be permitted in the "R" Districts on properties adjoining "C" Districts upon the securing of a use permit in accordance with Article 13 of the San Anselmo Municipal Code.
10-3.507 Parking space: Dimensions.

Every parking space shall have minimum dimensions of nine (9′) feet in width, nineteen (19′) feet in length, and seven (7′) feet of vertical clearance for the entire horizontal dimension of the parking space.
10-3.508 Parking space: Siting.

All required parking spaces shall be sited in compliance with all development standard setbacks as set forth in the Development Standards Table, referred to as Table 4A, unless otherwise noted in this chapter.
10-3.509 Parking space: Access.

Each required parking space shall have access to a public street, alley, access easement, drive aisle, or driveway.
681
Created: 2022-10-18 09:22:00 [EST]
(Supp. No. 35)

10-3.510 Parking space: Screening.

All parking spaces within the R-3 District shall be screened. 10-3.511 Parking space: Surfacing.

All parking spaces, drive aisles, and driveways, and all other streets, alleys, and access easements which serve a parking space shall be constructed and paved with an all-weather surface and the surface shall be permeable as may be approved by the Director of Public Works.
10-3.512 Loading space: Requirements.

For each 4,000 square feet of lot on which is located a hospital, institution, hotel, or commercial use with limited vehicular access to the site due to traffic volume, traffic movement patterns, or on-street parking there shall be a minimum of one (1) permanently maintained on-site loading space. The loading space shall have minimum dimensions of ten (10′) feet in width, forty (40′) feet in length, and fourteen (14) feet of vertical clearance for the entire horizontal dimension of the loading space. This section shall not require the provision of more than two (2) on-site loading spaces for anyone (1) lot, unless it is found by the Director of Public Works, or designee that there are special circumstances which warrant additional on-site loading spaces.
10-3.513 Loading space: Siting.

All loading spaces shall be sited in compliance with all development standards as set forth in the Development Standards Table, referred to as Table 4A. 10-3.514 Loading space: Access.

Each loading space shall have immediate and direct access to a public street, alley, access easement, drive aisle, or driveway.
10-3.515 Loading space: Surfacing.

All loading spaces, drive aisles, and driveways, and all other streets, alleys, and access easements which serve a loading space shall be constructed and paved with an all-weather surface as may be approved by the Director of Public Works. 10-3.516 Electric vehicle parking.
(a) A parking space served by electric vehicle supply equipment or a parking space designated as a future electric vehicle charging space shall count as at least one (1) 682
Created: 2022-10-18 09:22:00 [EST]
(Supp. No. 35)

standard automobile parking space for the purpose of complying with any applicable minimum parking space requirements.
(b) An accessible parking space with an access aisle served by electric vehicle supply equipment or an accessible parking space with an aisle designated as a future electric vehicle charging space shall count as at least two (2) standard automobile parking spaces for the purpose of complying with any applicable minimum parking space requirements. (c) If an electric vehicle charging station and any associated equipment interfere with, reduce, eliminate, or in any way impact the required parking spaces for existing uses, the town shall reduce the number of required parking spaces for the existing uses by the amount necessary to accommodate the electric vehicle charging station and any associated equipment.
(d) The following definitions apply for purposes of this section:
(1) "Electric vehicle supply equipment" has the same definition as that term is used in the latest published version of the California Electrical Code, that is in effect, and applies to any level or capacity of supply equipment installed specifically for the purpose of transferring energy between the premises wiring and the electric vehicle. (2) "Electric vehicle charging space" means a space designated by the Town for charging electric vehicles.
10-3.517 Disabled vehicle parking.

Parking for disabled persons shall be provided pursuant to the requirements of the State of California and the American Disabilities Act. Disabled parking spaces shall count toward fulfilling the off-street parking requirements. No variance shall be required to convert standard parking spaces into required disabled parking spaces, even if the site becomes less conforming in parking, where a site is used for non-residential uses and no replacement parking can be provided on site.
10-3.518 Bicycle racks.

Parking Lots with 10 or more spaces shall provide one bicycle rack for each 10 parking spaces. Bicycle racks shall be designed to provide a minimum of four bicycle spaces in each rack and to allow a bicycle to be locked on the rack.
10-3.519 Existing Structures and Uses.

No part of this section shall be construed as requiring additional off-street parking for authorized structures and uses legally existing at the time of the effective date of the ordinance codified in this title. Where any or all required off-street parking is not provided for such a use, that use may be replaced by a use requiring the same or less offstreet parking . Parking required by the current ordinance which has been established for a 683
structure or use shall not be removed, obstructed, or dedicated to other uses unless otherwise approved and authorized herein.
10-3.520 Expansion or intensification in use.

Whenever the occupancy or use of any site is changed to a more intensive use and/or expanded in scope, additional off-street Parking shall be provided as required by this title for the new use or expanded occupancy, with the exception of uses within existing buildings in the C-2 District. Where the existing use does not provide all required offstreet parking, additional off-street parking shall be required as follows:
(a) Nonresidential. Whenever the occupancy or use of any commercial site that is not in compliance with the off-street parking requirements of this chapter is intensified and/or enlarged, additional off-street parking shall be provided as required by this title for the new use or occupancy, with the exception of those uses in the C-2 district. For the P, C-1, C-3 and C-L districts, increased parking shall be provided in the amount relative to the incremental change or expansion of use. (b) Residential. Whenever the density (number of units) of any residential site that is not in compliance with the off-street parking requirements of this chapter is intensified, additional off-street parking shall be provided as required by this title for the new use or occupancy and for the existing use, with the exception of those uses listed is Chapter 4, Housing Development Under Government Code Section 65852.21 and Chapter 6, Accessory Dwelling Units, of the San Anselmo Municipal Code. (c) Nonconforming Uses. When a nonconforming structure is maintained, repaired, enlarged, extended, or structurally altered, parking shall comply with the parking requirements of the zone in which the structure is located. 10-3.521 Parking calculation.

When the required number of parking spaces is calculated to a fractional number, any fraction of less than one-half shall be disregarded and any fraction of one-half or greater shall be rounded up to the next whole number.
10-3.521 Joint use parking.

The Planning Commission may, upon application by the owner or lessee of any property, authorize a Conditional Use Permit for the joint use of parking facilities by the following uses or activities under the specified conditions:
(a) Up to 70 percent of the parking facilities required by this section for a use considered to be primarily a weekday use may be provided by a use considered to be primarily a weekend use. Up to 70 percent of the parking facilities required by this section for a use considered to be primarily a weekend use may be provided by the parking facilities of a use considered to be primarily a weekday use. Such a reciprocal parking area shall be subject to conditions set forth in subsection (3) of this section. 684
(b) Up to 70 percent of the parking facilities required by this section for a use considered to be primarily a daytime use may be provided by a use considered to be primarily a nighttime use. Up to 70 percent of the parking facilities required by this section for a use considered to be primarily a nighttime use may be provided by a use considered to be primarily a daytime use. Such a reciprocal parking area shall be subject to conditions set forth in subsection (3) of this section. The following uses are typical daytime uses: Banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses. The following uses are typical nighttime uses: Theaters, bars and upper-level residential uses. (c) In order to approve a conditional use permit for joint use, the applicant shall demonstrate the following:
a. There is no substantial conflict in the principal operating hours of the building or uses for which the joint use of off-street parking facilities is proposed; and b. The proposed joint use parking area is conveniently located to the uses to be served.
(d) If the area to be used for parking and the parcel on which the subject land use is located are not the same, then the Planning Commission shall consider whether a deed restriction is warranted as a condition of approval. The deed restriction would stipulate that the shared parking agreement shall remain in effect for the life of the subject land use.

5. Article 13. Conditional Use Permit, is hereby repealed and replaced as follows:
10-3.1301 Purpose and intent.

The purpose of a Conditional Use Permit is to allow for the review of a specific use or uses to ensure that the use is compatible with surrounding land uses and to allow, if necessary, the imposition of conditions to ensure the use or uses comply with intent of the ordinance codified in this chapter.
10-3.1302 Initiation of a Conditional Use Permit.

A Conditional Use Permit may be initiated by any of the following:
(a) The owner or owners of record of a lot or lots for which a Conditional Use Permit is sought; or
(b) The Town Council, when such Conditional Use Permit is required for activities taken on behalf of the Town. The initiation of a Conditional use permit by the Town Council may be either upon the Council's initiation, or by recommendation of the Planning Director or the Planning Commission.
685
10-3.1303 Application requirements.

An application for a Conditional Use Permit shall include, at a minimum, the following:
(a) A completed application form of a content specified by the Planning Director; (b) A completed environmental information work sheet of a content and form specified by the Planning Director; and
(c) Payment of fees for the review and processing of a Conditional Use Permit, in a fashion and manner as may be prescribed by the Town Council. 10-3.1304 Review of Conditional Use Permit.

A Conditional Use Permit may be acted upon either by (1) the Planning Director; or (2) after the Planning Commission conducts one or more public hearings on the Conditional Use Permit.

The following identifies which Conditional Use Permit applications may be acted upon by the Planning Director and which use permit applications shall be acted upon by the Planning Commission:
(a) Planning Director.
(1) Accessory use, when such a use is very low in scale, will not cause a significant increase in intensity of use of the property, and will not alter the primary use of the facility.
(2) Outdoor storage and display of merchandise, plants, and street furniture based upon one of the following:
(a) Within the "C" Districts, the outdoor display and sale of merchandise for a limited time period; and
(b) Within all Districts, the outdoor placement of plants and street furniture on public or private property in limited quantity which, in the opinion of the Planning District will not hinder the free use of the public sidewalk. Such plants and street furniture shall not bear signs, price tags, or other indications that the plants or street furniture is for sale or rent. (3) Temporary uses
(a) Temporary uses. Any use may be authorized on a temporary basis in any commercial zoning district for up to and no more than one year provided the use conforms with the Town’s Building and Fire Codes. The Planning Director may allow a single extension of the original time limits and not to exceed the length of the time originally allowed.

The Planning Director may refer any of the above to the Planning Commission if, in the opinion of the Planning Director, review by the commission is desirable. (b) Planning Commission.
686
All other Conditional Use Permit applications not identified in subsection (a) of this section.

Should a property require more than one planning application and should any of those applications require Planning Commission review, then all planning applications associated with the property shall require Planning Commission review. 10-3.1305 Required findings for Conditional Use Permit.

Approval of a Conditional Use Permit, which may include the imposition of conditions, shall be made only after the making of the following findings:
(a) The establishment, maintenance, or operation of the use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of the proposed use or be detrimental or injurious to property or improvements in the neighborhood or to the general welfare of the Town.

In addition to the foregoing finding, special findings shall be made for certain districts or uses, as follows:
(b) Gasoline Stations—All Districts:
(1) Full Serve and Self-Service Gasoline Stations: ALL DISTRICTS: All operations including storage, excepting service with gasoline, oil, air, and water shall be conducted within a closed building.
(2) Self-Service Gasoline Stations—ALL DISTRICTS: The granting of the Conditional Use Permit will not adversely affect the public health, safety, or welfare by either diminishing the availability of minor emergency health and safety services, including rest rooms and minor automobile repair.
(c) Limited Commercial (C-L) District—All Uses Requiring a Conditional use Permit: The granting of the Conditional Use Permit will not allow a use which generates traffic at a rate greater than:
(1) Fifty (50) vehicle trip ends for each 1,000 gross square feet of gross leasable building area, or
(2) The existing number of trips during the a.m. and p.m. peak hours generated by the existing use as of July 22, 1997 (the determination for vacant buildings will be the most recent use between February 26, 1991 and July 22, 1997) on Sir Francis Drake Boulevard. Those numbers of traffic trips typically generated for existing and proposed uses shall be obtained from the current edition of Trip Generation, Institute of Transportation Engineers.
(d) The granting or denying of a Conditional Use Permit for the on-sale and off-sale of beer and wine in conjunction with the sale of motor fuel shall be subject to the following:
(1) The findings shall be based on substantial evidence in view of the whole record to justify the ultimate decision; and
687
(2) In addition to the standards listed in the state Business and Professions Code Licensing Restrictions, the Town has the authority to further condition the Conditional Use Permit.
(e) Conversion of a residential use to another use for buildings constructed on or before May 22, 1997: The granting of a Conditional Use Permit will not allow a use that diminishes the existing affordable housing stock, including multifamily units and mixed use units (e.g. residential units above commercial uses), unless there is a clear public benefit or equivalent housing can be provided.
(f) Animal Boarding: All exterior walls shall be soundproofed to eliminate potential animal noise to the exterior of the building.
(g) Light Manufacturing: The use shall not cause odors, noise, and other factors which make the environment less desirable.
(h) All Commercial Uses: The size and operating characteristics of the proposed development would provide a balanced mix of uses that would be compatible with the existing and future land uses in the vicinity.

6. Article 17. Definitions, is hereby repealed and replaced as follows:
10-3.1702 Definitions.

The following words and phrases, when used in the context of this chapter, shall have the following meanings:
"Accessory building" means a building detached from the primary building on the same lot and which is necessary for the operation or use of the lot or primary building and which is incidental and subordinate to the primary use of the lot or to the primary building. That portion of a residential garage or carport, whether attached or detached, and which provides covered area greater than that necessary to park vehicles of a number in excess of that required to serve the use, as required by Article 5 of Chapter 3 of the San Anselmo Municipal Code, shall be considered an accessory building, unless it meets the requirements of Section 10-3.506. A storage shed, whether prefabricated or constructed on-site, shall be considered an accessory building. Also includes "accessory structure."
"Accessory dwelling unit." Refer to Title 10, Chapter 6, Section 10-6.103.

Accessory structure. Refer to "accessory building."
"Accessory use, Residential" means use of a lot or building which is incidental and subordinate to the primary use of the lot or of a building and which is located on the same lot with the primary use of the lot or building.
"Accessory Use, Commercial" means uses clearly subordinate or incidental and directly related to a permitted use or conditionally permitted use. The general thresholds for considering whether a use is an accessory use include whether the: a) floor area dedicated to the use is less than thirty percent (30%) of the total area; and b) hours of operation and intensity of operation are similar to the primary use.
688
"Addition" means a building added to and attached to the original building after completion of the original building.

Alcoholism and/or drug treatment facility, large. "Large alcoholism and/or drug treatment facility" means a state licensed facility as defined in Health and Safety Code Section 11834.11 providing twenty-four (24) hour residential non-medical support services in a group setting for seven (7) or more adults, mothers over eighteen (18) years and their children, and emancipated minors recovering from alcoholism and/or drug abuse.

Alcoholism and/or drug treatment facility, small. "Small alcoholism and/or drug treatment facility" means a state licensed facility as defined in Health and Safety Code Section 11834.11 providing twenty-four (24) hour residential non-medical support services in a group setting for six (6) or fewer adults, mothers over eighteen (18) years and their children, and emancipated minors recovering from alcoholism and/or drug abuse. A small alcoholism and/or drug treatment facility, consisting of six (6) or fewer persons, is a state mandated residential use. “Alcoholic Beverage Sales, Off-Premises” means establishments engaged in the retail sale of packaged alcoholic beverages, such as beer, wine, and/or spirits, for off-site consumption, either as part of another retail use, or as a primary business activity. Services provided before 8:00 a.m. and after 6:00 p.m. are allowed under a Conditional Use Permit. (NAICS code:
445320)
Alcohol, off-sale. "Off-sale alcohol" means the selling of alcoholic beverages, including beer, wine, and liquor, for off-site consumption.

Alcohol, on-sale. "On-sale alcohol" means the selling of alcoholic beverages, including beer, wine, and liquor, for on-site consumption.
"Alley" means a public or permanent private way to be used primarily for vehicular access to the back or side of a development site of parcel that otherwise abuts a street. “Ancillary” means having a subordinate, subsidiary, or secondary nature. "Animal Boarding” means an establishment, whereupon four or more dogs, cats, or other pets in any combination are boarded at the request of, and in exchange for compensation provided by, their owner. Operators must ensure that the facility is in good repair, there is adequate pest control, an owner is contacted if a pet escapes and reasonable efforts are made to capture the escaped pet, as well as other upkeep requirements. This use does not include an animal control agency, society for the prevention of cruelty to animals (see “Service Organizations and Clubs”), humane society that contracts for the care of stray or abandoned animals, or a veterinary facility (see “Medical Services, Veterinary Clinics and Hospitals”). (NAICS code: 812910)
"Antenna" means any device used to transmit or receive electromagnetic waves, including television, short-wave radio, ham radio, and satellite television dishes. "Apartment" means any building, or portion of a building, which is designed for residential use, the occupants of which pay rent and do not own the individual dwelling units. Does not include condominiums or stock cooperatives.
"Arbor" means a horizontal open-air structure over a garden, walkway or driveway. 689
"Architectural features" means projections or appurtenances, having a maximum exterior projection of two (2′) feet on buildings which provide visual variation and/or relief, but do not serve as living or working space and do not add floor area. Architectural features may include, but not limited to chimneys, cornices, canopies, bay windows, greenhouse windows, and eaves. "Attic" means an open space at the top of a dwelling situated wholly or partly within the roof.
"Automobile" means a four-wheeled passenger vehicle propelled by an internal combustion engine.
"Automobile sales" means a business whose primary activity is the sale of motor vehicles. "Automobile service and repair" means a business whose primary activity is the servicing and repair of motor vehicles, but does not include the dispensing of automotive fuel.

Automotive, gasoline service station, full service. "Full-service automotive gasoline service station" means a business whose primary activity is the supply of gasoline, diesel fuel, and minor services such as oil, air, and water to motor vehicles wherein the driver of the motor vehicle does not leave the vehicle. The business may also include the repair of motor vehicles.

Automotive, gasoline service station, self-service. "Self-service automobile gasoline service station" means a business whose primary activity is the supply of gasoline, diesel fuel, and minor services such as oil, air, and water to motor vehicles wherein the driver of the motor vehicle has the discretion of dispensing gasoline, diesel fuel, and minor services without assistance from the business operator. The business may also include the repair of motor vehicles.
“Auto, Vehicle, and Parts Sales and Rentals” means establishments engaged in the sale and/or rental of new and/or used automobiles, light trucks, passenger and cargo vans, recreational vehicles (RVs), travel trailers, boats, motorcycles, off-road all-terrain vehicles (ATVs) and golf carts, utility trailers, and jet-skis (except bicycles and mopeds). Pursuant to State law, this use applies to individuals selling more than five vehicles per calendar year. The rental of passenger cars without drivers is intended for short periods of time. This also includes the retail sale of new, used, or rebuilt automotive parts and accessories, with or without repairing automobiles; and/or establishments primarily engaged in retailing and installing automotive accessories. This use does not include “Service Stations,” which are separately defined. (NAICS codes: 441110, 441120, 441210, 441222, 441227, 441330, 532111, and 532284)
“Automated Teller Machines (ATMs)” means computerized electronic machines, either outside or inside, that perform basic banking functions (such as handling check deposits or issuing cash withdrawals) independent from banks and financial institutions. (NAICS code:
522320)
Average slope. The "average slope" of a lot shall be the ratio between the net difference in elevation between the upper and lower property lines.
690
"Awning" means a roof-like structure, as over a window or door, that serves as a shelter or shading device.

Bakery, commercial. "Commercial bakery" means a business whose primary activity is the baking of breads, cakes, and cookies, but which may also include the on-site sale of baked goods.
“Banks and Financial Services, Retail” means establishments serving walk-in customers to accept and provide on-site financial transactions. This includes commercial banks, depository trust companies, credit unions, savings and loan associations, and lending (including mortgage) institutions. The institutions that do not include a retail use open to the public are included under “Office.” (NAICS codes: 522110, 522130, 522180, and 522120) "Bar" means a building, or portion of a building, used primarily for the sale and dispensing of liquor by drink. Also includes "cocktail lounge" and "tavern." "Basement" means an enclosed space, finished or unfinished, partly or wholly below natural grade, having more than one-half (½) its height, as measured from its floor, whether finished or unfinished, to its ceiling, whether finished or unfinished, below the adjoining natural grade. If the finished floor located immediately above the basement is more than six (6) feet or more feet above the adjoining grade the basement shall be considered a story. "Bay window" means a window which projects from the face of a building, which does not add floor area (permanent window seat or counter permitted), and which has a bottom sill no less than two (2′) feet above the adjoining finished floor. "Beauty support" includes product sales, spa.
"Bed and breakfast inn" means a facility offering transient lodging to the general public and conducted in a private single-family detached residential unit, or in a building designed specifically for the operation of such an inn, and providing sleeping rooms, private or semiprivate bathroom facilities, and one (1) or more meals each day. (NAICS code: 721191) "Bedroom" means a room capable of serving as a room for sleeping as may be more precisely defined by the Uniform Building Code.
"Bicycle" means a vehicle consisting of a metal frame mounted upon two (2) wire spoked wheels with rubber tires, a seat, handlebars or steering, and two (2) pedals, and does not include a motor. Also includes unicycles or tricycles.
"Bicycle sales and repair" means a business whose primary activity is the sale and repair of bicycles.
"Building" means any structure having a roof supported by columns or walls. "Building envelope" means the horizontal and vertical area of a lot in which a building or other improvements may be constructed as defined by either the established development standards set forth in each district, or by the Planning Director, the Planning Commission, or the Town Council as associated with specific action upon a master plan, use permit, variance, preliminary development plan, precise development plan, or design review. 691
"Building Height" means the vertical distance measured from the average level of the highest and lowest point of that portion of the lot covered by the building to the highest point on the roof, ridge, or parapet wall including all antennas (television, radio, cellular, and satellite). Public utility transmission and distribution lines are not included in this definition.

Also includes "structure height."
“Building Material Stores” means businesses open to the public that engage in the sale of building materials including lumber, fencing, glass, doors, plumbing fixtures and supplies, electrical supplies, prefabricated buildings and kits, kitchen and bath cabinets and countertops, and other large building materials. This use also permits the sale of paint, wallpaper, plants, and other garden supplies (which may also be sold in hardware stores, included under the definition of “Retail Stores, General Merchandise”). Establishments primarily selling electrical, plumbing, heating, and air conditioning equipment and supplies are classified in “Wholesaling and Distribution.” (NAICS codes: 444120, 444180, and 532420) "Building site" means the area of a lot where buildings are to be constructed. “Business Support Services” means establishments with a physical storefront that provide services to other businesses. This category includes:

1. Computer- and office machine-related services (rental, sale, maintenance, or repair). (NAICS codes: 423420, 532420, and 811212)

2. Copying, quick printing, blueprinting services, and other office support services. (NAICS codes: 323111 and 561439)

3. Film processing and photofinishing. (NAICS codes: 812921 and 812922)

4. Mailing services including mail presort, consolidation, and address bar coding services. (NAICS codes: 561431 and 561499)

5. Mail advertising services. (NAICS code: 541860)
“Caterers” means facilities that prepare and provide food services for off-site events. (NAICS code: 722320)
"Carport" means an attached or detached building covered by a solid or lattice roof and supported by posts, poles, or walls and having one (1) or more permanently open sides, and intended for the off-street parking of motor vehicles.
"CC & R" means codes, covenants and restrictions.
"Car share vehicle" means a motor vehicle that is operated as part of a regional fleet by a public or private car sharing company or organization and provides hourly or daily service. "Car wash" means a business whose primary activity is the washing of motor vehicles. “Cell Phone and Wireless Stores” means establishments primarily engaged in acting as agents for wireless telecommunications carriers and resellers, selling wireless plans on a commission basis. (NAICS code: 517122)
Child care center. Refer to "day care center."
"Church" means a building, or group of buildings which are primarily intended for the conducting of organized religious services and associated activities and uses. 692
Club, fraternal or service. "Fraternal or service club" means a group of people organized for a common purpose to pursue common goals, interests, or activities and usually characterized by certain membership qualifications, payment of fees or dues, regular meetings, and a constitution or bylaws. Also includes "private club." Cocktail lounge. Refer to "bar."
Commercial business, drive through. "Drive through commercial business" means a business whose patrons may conduct business from within a motor vehicle.

Commercial business, outdoor sales. "Outdoor sales commercial business" means a business which includes the display and sale of products, goods, and services outside of a building.
"Communications equipment building" means a building, or a portion of a building, housing electrical, mechanical, or computer equipment necessary for conducting the business of a public utility communications business, and which may or may not require personnel. "Community care facility" means a state licensed facility maintained and operated to provide residential care, day treatment, adult day care, foster family home or foster family agency services for children, adults, or children and adults, including the physically handicapped, mentally impaired or disordered, incompetent persons, and abused or neglected children. Refer also to "residential care facility."
"Computer sales and repair" means a business whose primary activities are the sale and repair of computers.
"Condominium" means an estate in real property consisting of an undivided interest in common in portions of a parcel of real property together with a separate interest in a dwelling or commercial building situated on such real property. A condominium may include, in addition, an interest in other portions of such real property.
"Contingent" means conditional.
"Convalescent homes" means facilities licensed by the State Department of Public Health, the State Department of Social Welfare, or the County of Marin, which provides bed and ambulatory care for patients with post-operative convalescence, chronic illness, dietary problems, and persons unable to care for themselves, but not including alcoholics, drug addicts, or persons with mental or contagious diseases or afflictions. Also includes "nursing home". (NAICS code: 623110)."
Covered deck. Refer to "deck, covered."
"Day care center" means commercial or non-profit child day care facilities designed and approved to accommodate 15 or more children. Includes infant centers, preschools, sick-child centers, and school-age day care facilities. These may be operated in conjunction with other approved land uses, or as an independent land use. (NAICS code: 624410) “Day Care Homes, Large Family” means a day care facility located in a single-unit residence where an occupant of the residence provides care, protection, or supervision of 7 to 14 693
children. Children under the age of 10 years who reside in the home count as children served by the day care facility. (NAICS code: 624410)
“Day Care Homes, Small Family” means a day care facility located in a single-unit residence where an occupant of the residence provides care, protection, or supervision of either six or fewer children, or eight or fewer children provided that no more than two of the children are under the age of two and at least two of the children are over the age of six. Children under the age of 10 years who reside in the home count as children served by the day care facility. (NAICS code: 624410)
"Deck" means an exterior living space which has a finished floor surface thirty-six (36) inches or more above natural grade. Other typical attributes of a deck include finished floor surfaces of wood, tile, or concrete, one (1) or more permanently open sides, and railings.

Deck, covered. "Covered deck" means a deck over which is constructed a solid or lattice roof supported by posts, poles, or walls.
"Delineate" means to draw or outline accurately.
"Demolition" means the removal of fifty (50%) percent or more of the existing exterior walls of a structure above the foundation. The Planning Director may develop written guidelines for what is included in exterior wall demolition, which shall be measured in square feet and shall include the square feet of windows and doors that are removed. “Department Store” means a large retail store arranged in departments for the sale of a variety of consumer goods. (NAICS code: 455110)
"Density" means the ratio between the number of dwelling units and the size of a lot.

Density, maximum. "Maximum density" means the maximum number of residential units which may be constructed on any one (1) lot based on the maximum gross density permitted in the Zoning District, as guided by the Land Use Element of the General Plan, regardless of the size of the lot.
"Department store" means a large retail store arranged in departments for the sale of a variety of consumer goods.
"Discretionary project" means a project subject to evaluation by one (1) or more individuals.
“Drinking Establishments” means establishments primarily engaged in the preparation and sale of alcoholic beverages for consumption on the premises. This use includes bars, taverns, saloons, beer gardens, and beer and/or wine tasting rooms. These businesses may also provide limited food services. (NAICS code: 722410)
“Drug and/or Alcoholism Treatment Facility, Large” means a state licensed facility as defined in Health and Safety Code Section 11834.11 providing 24 hour residential non-medical support services in a group setting for seven or more adults, mothers over 18 years and their children, and emancipated minors recovering from alcoholism and/or drug abuse. (NAICS code:
623220)
694
“Drug and/or Alcoholism Treatment Facility, Small” means a state licensed facility as defined in Health and Safety Code Section 11834.11 providing 24 hour residential non-medical support services in a group setting for six or fewer adults, mothers over 18 years and their children, and emancipated minors recovering from alcoholism and/or drug abuse. A small alcoholism and/or drug treatment facility, consisting of six or fewer persons, is a state mandated residential use. (NAICS code: 623220)
Duplex. Refer to "Residential, Multi-Family (2 to 4 units)." Dwelling unit. Refer to "residential unit."
"Eaves" means roof projections which extend beyond the exterior wall plane of a building, or in the case of a covered porch, the roof projection beyond the porch columns. “Elementary and Secondary Schools” means establishments primarily engaged in furnishing academic courses and associated course work that comprise a basic preparatory education. A basic preparatory education includes elementary schools, parochial schools (elementary or secondary), middle schools or junior high schools, high schools, primary schools, charter schools, kindergartens, and schools for the physically disabled (elementary or secondary). This also includes school boards and school districts. (NAICS code: 611110) "Emergency shelter" means housing as defined in California Health and Safety Code §50801(e). This section shall be understood to be amended by operation of law in the event and to the extent this statute is amended. In accordance with California Government Code §65583, this term includes other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care.

Entrance, primary. The primary entrance to a building. "Equipment rental" means a business whose primary activity is the renting of tools, equipment, and other devices. “Farmers Markets” means outdoor or indoor retail sale of agricultural products, including fresh fruit, vegetables, dairy products, shell eggs, nuts, honey, flowers, and nursery stock, as sold by producers or certified produces directly to consumers in accordance with the California Food and Agriculture Code regulations governing Certified Farmer’s Markets. This use operates temporarily on a periodic basis. (NAICS codes: 445230, 445240, 445250, 445291, 445292, and 445298).
"Fence" means a vertical barrier of any material, or combination of materials, constructed to enclose or screen a lot or a portion of a lot. Also includes "wall." "Financial/real estate services" means a category of businesses and services including banks, savings and loan associations, thrifts, real estate brokerages, land title companies, escrow companies, and stock and bond offices.
“Fitness Centers” means a facility that operates fitness facilities and recreational sports facilities featuring exercise and other active physical conditioning or recreational sports activities, such as swimming, skating, or racquet sports. (NAICS code: 713940) “Fitness Centers, Classes as Primary Use” means a facility that operates fitness facilities and recreational sports facilities featuring exercise and other active physical conditioning or 695
recreational sports activities, such as swimming, skating, or racquet sports, with classes as the primary activity offered. (NAICS code: 713940)
"Floor area ratio (FAR)" means the ratio between the total floor area of a building or buildings located on a lot and the area of that lot in gross square feet.

Floor area, total. "Total floor area" means the sum of the gross horizontal areas of all floors of a building measured from the exterior framing of the outside walls. "Foster family home" means a state licensed residential facility providing twenty-four (24) hour care for six (6) or fewer foster children, which is zoned, leased, or rented and is the residence of the foster parent or parents, including their family, in whose care the children have been placed.

Garage, commercial. Refer to "automobile service."
Garage, parking. Refer to "parking garage, commercial." Garage, residential. "Residential garage" means a detached or attached accessory building or structure designed for the parking of motor vehicles belonging to or used by the occupants of the residential unit.

Gasoline station. Refer to "automotive, gasoline service station, full-service" and "automotive, gasoline service station, self-service."
"General Plan" means the General Plan of the Town of San Anselmo adopted by the Town Council.

Government facilities. Refer to "institutional use."
“Grocery Stores” means stores primarily engaged in retailing a general line of food, such as neighborhood markets, food stores, and specialty food stores (i.e., olive oil shops; meat or produce markets; vitamin and health food stores; cheese and dairy product stores; butcher shops; other artisanal gourmet food stores). Also includes retail bakeries, delis, and catering services that are subordinate to the primary sale of food. Stores may be open from 6:00 a.m. to 11:00 p.m. Stores that seek to operate anytime outside those hours must obtain a Conditional Use Permit. (NAICS codes: 445110, 445240, 445298)
Gross acreage. Refer to "acreage, gross."
"Ground surface" means the predevelopment ground elevation.

Group dwelling. Refer to "group home."
Group home. Refer to "residential care facility."
Height. Refer to "building height."
Home for the aged. Refer to "convalescent home."
"Home occupation" means a business, profession, or non-profit organization conducted by the principal resident or residents of a residential unit, subject to the following conditions: (1) not more than one (1) person who is not a principal resident of the residential unit shall be employed; (2) to be conducted wholly within the main residence, and not conducted within a 696
garage, carport, or accessory structure; (3) shall not increase vehicular traffic on the street on which the residential unit is located by more than four (4) individual visits per day, and which does not increase parking demands on the street on which the residential unit is located; (4) shall not include outdoor display, storage, or signage; and (5) shall not create noise levels exceeding levels permitted by Chapter 7 of Title 4 of the San Anselmo Municipal Code, and which does not create dust, vibration, odor, smoke, fumes, glare, electrical interference, fire hazards, or other hazards, nuisances, or disturbances. Home occupation shall not include the establishment, maintenance, or operation of any medical or non-medical cannabis business, including, but not limited to, cultivation, processing, manufacture, distribution, testing, and sale, which would require a state license to be issued pursuant to California Business and Professions Code § 26000 et. seq.
"Hospital" means an institution providing primary health services and medical or surgical care to people, primarily inpatients, suffering from illness, disease, injury, deformity, and other physical and mental conditions, and including, as an integral component of the institution, related facilities such as laboratories, outpatient facilities or training facilities. "Hotel" means a business whose primary activity is the offering of transient lodging accommodations to the general public and providing additional related services such as restaurant, meeting room, and recreation facilities. Also includes "motel." (NAICS code:
721110)
"Housing development project” means a housing development project as defined in California Government Code Section 65589.5(h)(2).
"Impermeable Surface" means a surface with structural stability that does not allow for drainage. Includes asphalt and concrete with sand and finer material.

Incidental use. Refer to "accessory use."
“Indoor Entertainment Facilities” means establishments offering indoor entertainment including billiard or pool parlors, bowling alleys, escape rooms, indoor miniature golf courses, indoor archery and shooting ranges, recreational chess or bridge clubs, and amusement arcades. This use does not allow gambling. This classification may include ancillary restaurants, bars, snack bars, and other retail services for customers. (NAICS code: 713120, 713950, and 713990)
"Institutional use" means a public or quasi-public use of a lot or building including government offices, schools, utility facilities, parks, libraries, fire stations, social service organizations, and social services, whether funded by public taxes or private donations. "Junk yard" means any area of 200 square feet or more used for the commercial storage of junk or scrap materials or for the wrecking or dismantling of automobiles or other vehicles, appliances, or machinery.
"Kitchen." A room or space within a building used or intended to be used for cooking or preparation of food, which includes any of the following: stove, oven, range top, convection oven, cooking burners, microwave oven or refrigeration equipment. A separate or second kitchen does not exist if configuration of appliances and the floorplan clearly indicate that the 697
space will not and cannot be used as a separate living unit, such as an unenclosed pool cabana.

Interpretation of whether or not an area is or is not a separate kitchen shall be by the Planning Director pursuant to this section. Accessory Dwelling Unit kitchens shall meet the requirements of the California Building Code, such as a sink, electric outlets/circuit and a countertop, and shall not be required to have appliances pursuant to the guidance provided by the State Department of Housing Community Development.
"Large family daycare home" means a child day care facility that provides care, protection, and supervision for seven (7) to fourteen (14) children, inclusive, including children under ten (10) years of age who reside at the home, as set forth in California Health and Safety Code Section 1597.465 and as defined in regulations.
“Laundry, Dry-Cleaning, and Laundromats” means establishments primarily engaged in operating coin- or card-operated or similar self-service laundries and drycleaners and providing drycleaning and laundry services (except coin- or card-operated). (NAICS codes: 812310 and 812320).
“Libraries and Museums” means public or quasi-public facilities that provide literary, musical, artistic, historical, cultural, and/or educational displays and information. These establishments maintain collections (physical or electronic) to support education and recreational interests. This use includes libraries, museums, aquariums, arboretums, botanical gardens, and historic exhibitions. (NAICS codes: 519210, 712100, and 712130) “Light Manufacturing” means establishments primarily involved in baking, brewing, fabricating, milling, processing and other similar forms of mechanical and chemical treatment.

Light manufacturing uses are generally in the following groups in the North American Industrial Classification System (NAICS):

Use NAICS Code
Apparel and Other Textile Mill Products 314-33636
Electronic and Electric Equipment, except 334412-335311, 334413, 333319, 333618, Fabricated Metal Products 332-332999
Food Processing 311-311999
Furniture and Fixtures 337-33792
Industrial Machinery and Equipment 333-333999
Instruments and Related Products 334511-334518
Leather and Leather Products, except leather 3162-316999 Lumber and Wood Products, except logging 321-321999
Miscellaneous Manufacturing 339-339999
Paper and Allied Products, except paper, pulp
and paperboard mills
3222-322299
Perfumes, Cosmetics and Toilet Preparations 325611-32562 Printing and Publishing, except publishing
without printing
323-323122
Rubber and Miscellaneous Plastic Products 326-326299
Stone, Clay and Glass Products, except cement 327-327215, 32733--327999 Textile Mill Products 313-31332
Transportation Equipment 336-336999
698
“Live-Work” means a built space used or designed to be used both as a workplace and as a residence by one or more person.
“Live-Work – Ground Floor Commercial” means a mixed-use space with a ground-floor that is used entirely for commercial activities and live-work uses occupy the floors above. “Low-Barrier Navigation Center” means a housing-first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. “Low barrier” means best practices to reduce barriers to entry, and may include, but is not limited to, the following:
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth.
(2) Pets.
(3) The storage of possessions.
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.

Lot, corner. "Corner lot" means a lot bounded by two (2) or more streets, ways, or access easements. The shortest boundary line which borders said street, way, or access easement shall constitute the front lot line.
"Lot coverage" means the land area covered by all buildings and improvements with a finished height above grade of three (3′) feet or more, including all projections with the exception of roof eaves which project less than two (2′) feet from the face of a building.

Lot, key. "Key lot" means any lot with all or part of one of its side boundary lines contiguous to an adjoining rear lot line.

Lot, nonconforming. Refer to "non-conforming lot."
"Lower income household" shall have the meaning set forth in California Health and Safety Code Section 50079.5.
"Mail service" means businesses, either public or private, whose primary activity is providing postage and delivery of letters and packages through a universal service obligation. (NAICS code: 491110)
Manufactured structure. Refer to "residential, manufactured structure." "Manufacturing, Light" means manufacturing, assembly, packaging, and associated storage and transportation of finished goods not requiring major refinement or raw material preparation. May include food-related manufacturing, apparel manufacturing, furniture and fixture manufacturing, printing, publishing and allied industries, professional and scientific instruments, textile mill products, craft industries, or other uses that create minimal noise, vibration, smoke, dust or any other particulate matter, toxic or noxious matter, humidity, heat or glare at or beyond any building on the parcel on which it is located.

Maximum Density. Refer to "density, maximum."
699
“Medical Services, Clinics and/or Urgent Care” means facilities other than a hospital where health practitioners practice general or specialized medicine, dentistry, surgery, or other personal health services and provide outpatient care. This use must include five or more licensed practitioners and/or medical specialties. These facilities may also include incidental medical laboratories. Counseling services by other than medical doctors or psychiatrists are included under “Office.” (NAICS codes: 6211, 6212, 6213, 6214, 621511, 621512) “Medical Services, Doctor Offices” means facilities other than a hospital where health practitioners practice general or specialized medicine, dentistry, surgery, or other personal health services. Care provided under this use is outpatient care. Facilities classified under this use can accommodate up to four licensed primary practitioners (not including nursing staff) within an individual office suite. A facility with five or more licensed practitioners is classified under “Medical Services, Clinic and/or Urgent Care.” These facilities may also include incidental medical laboratories. Counseling services by other than medical doctors or psychiatrists are included under “Office.” (NAICS codes: 6211, 6212, 6213, 6214, and 621511) “Medical Services, Extended Care” means residential medical facilities providing nursing and health-related care as a primary use with in-patient beds. This use includes:

1. Drug and/or alcohol treatment facility (small and large). (NAICS code: 623220)

2. Board and care homes, convalescent and rest homes, extended care facilities, and skilled nursing facilities. (NAICS code: 621610 and 623110)

3. Pediatric day health and respite care facilities. (NAICS codes: 621498 and 621999) Facilities serving six or fewer people are permitted by right. Facilities serving seven or more people are allowed with a Conditional Use Permit. Long-term personal care facilities that do not emphasize medical treatment are included under “Residential Care Facilities.” “Medical Services, Hospitals” means institutions providing primary health services and medical or surgical care to people, primarily inpatients, suffering from illness, disease, injury, deformity, and other physical and mental conditions, and including, as an integral component of the institution, related facilities such as laboratories, outpatient facilities or training facilities. (NAICS code: 622110)
“Medical Services, Veterinary Clinics and Hospitals” means facilities whose primary activity is the dispensing of veterinary medical and dental care and services to animals. (NAICS code:
541940)
Minimum average lot width. Refer to "lot width, minimum average." Minimum lot street frontage. Refer to "lot width, minimum street frontage." “Mini-Storage” means establishments that rent or lease an individual warehouse space for self-storage. These establishments provide secure space (i.e., rooms, compartments, lockers, containers, or outdoor space) where customers can store and retrieve their goods. (NAICS code: 531130)
Mobile home. Refer to "residential, manufactured structure." "Moderate income household" shall have the meaning set forth in California Health and Safety Code Section 50093.
700
Motel. Refer to "hotel."
"Motorcycle" means a vehicle with two (2) tires in tandem propelled by an internal combustion engine.
"Motorcycle sales" means a business whose primary activity is the sale of motorcycles. "Motorcycle service and repair" means a business whose primary activity is the servicing and repair of motorcycles, but does not include the dispensing of automotive fuel. "Natural grade" means the top or upper most surface of the ground prior to human intervention or modification.

Net acreage. Refer to "acreage, net."
"Non-conforming building" means a building, or portion of a building, which was constructed, or structurally altered, in a manner consistent with land use regulations and development standards in effect at the time of the construction or structural alteration but which does not conform to the current development standards of the District in which it is located. Also includes "non-conforming structure."
"Non-conforming lot" means a lot existing lawfully at the time of the adoption of the zoning ordinance or amendment, but which does not conform to the lot area, width, access or other development standards of the applicable zoning district.

Non-conforming structure. Refer to "non-conforming building." "Non-conforming use" means a use of the land which was begun in a manner consistent with land use regulations and development standards in effect at the time of the initial use but which does not conform to the current land use regulations of the District in which it is located. “Nurseries” means establishments engaged in the production and sale of plants and other nursery products. Facilities can either be outdoors or quasi-outdoors (i.e., greenhouses). The sale of plants or other nursery products entirely indoors is also included as “Florists and Houseplant Stores” under “Retail Stores, General Merchandise.” (NAICS code: 444240) Nursery school. Refer to "day care center."
Nursing home. Refer to "convalescent home."
“Offices” means professional or government offices including:

1. Accounting, auditing, and bookkeeping services. (NAICS code: 5412)

2. Administrative services and document preparation (NAICS codes: 561410 and 561110)

3. Advertising and public relations agencies. (NAICS codes: 541810 and 541820)

4. Architectural, engineering, surveying, and related services. (NAICS code: 5413)

5. Artists and fine arts studios compatible with office uses. (NAICS code: 711500)

6. Banks and financial institutions that are not retail (see “Banks and Financial Services, Retail”). (NAICS codes: 522292 and 525990)

7. Business support services without a physical storefront (see “Business Support Services") that includes: computer- and office machine-related services (rental, sale, maintenance, or repair); copying, quick printing, blueprinting services, and other office 701
support services; film processing and photofinishing; mailing services; and mail advertising services. (NAICS codes: 323111, 423420, 532420, 541860, 561431, 561439, 561499, 811212, 812921, and 812922)

8. Computer software designers. (NAICS code: 5415)

9. Mental health practitioners (except physicians). (NAICS code: 621330)

10. Data processing and computer services. (NAICS code: 518210)

11. Employment services (NAICS codes: 561311, 561312, 561320, and 561330)

12. Investigation services. (NAICS code: 561611)

13. Interior design services. (NAICS code: 541410)

14. Government offices. (NAICS code: 921190)

15. Graphic designers. (NAICS code: 541430)

16. Lawyers. (NAICS code: 541100)

17. Management and consulting services. (NAICS code: 54161)

18. Photography studios, commercial. (NAICS code: 541921)

19. Real estate agencies. (NAICS codes: 531210 and 531390) Open space, private. "Private open space" means a lot, or a portion of a lot, privately owned and designated for private use, to be preserved in a natural or naturalized state through an appropriate instrument.

Open space usable. "Usable open space" means open space which has sufficient horizontal and vertical dimensions to allow for active or passive use in a fashion and manner comparable to traditional residential backyard space or public park space. “Other Residential Care Facilities” means establishments primarily engaged in providing residential care (except residential intellectual and developmental disability facilities, residential mental health and substance abuse facilities, continuing care retirement communities, and assisted living facilities for the elderly). These establishments also provide supervision and personal care services. (NAICS code: 623990) "Outdoor display" means the display of products or merchandise outside of a building and located so as to be visible from streets, roads, or sidewalks.

Outdoor Sales and Rental, Ancillary” means establishments that display products for sale and/or rental outdoors.

Parcel. Refer to "lot."
“Parking Garages, Commercial” means public or private parking garages used for the commercial business of parking motor vehicles for periods not exceeding twenty-two 22 hours during any one day. Also includes "parking garage." (NAICS code: 812930) "Parking lot" means a lot or portion of a lot designed exclusively for the parking of motor vehicles and paved with a permanent all weather surface as may be approved by the Public Works Director.
702
Parking lot, commercial. "Commercial parking lot" means a public or private parking lot used for the commercial business of parking motor vehicles for periods not exceeding twentytwo (22) hours during any one (1) day. (NAICS code: 812930) "Parking space" means an area designed for the parking of motor vehicles having unobstructed access to a public street, way, or access easement at all times, and having a minimum width of nine (9) feet, a minimum length of nineteen (19) feet, and a minimum vertical clearance of seven (7) feet, and either within a garage or carport, or uncovered, and paved with a permanent all weather surface as may be approved by the Public Works Director.

Such all-weather surface includes permeable and impermeable surfaces. “Parks and Playgrounds, Public” means public outdoor natural or semi-natural areas that provide space for recreation. This use includes parks, play lots, playgrounds, seating areas, play courts, and recreational athletic fields (not for professional athletic team use). Public restrooms are permitted as an ancillary use to serve park users. (NAICS code: 712190) "Pediatric day health and respite care facility" means a state licensed facility which provides an organized program of therapeutic social and day health activities and services and limited twenty-four (24) hour in-patient respite care for medically fragile children twenty-one (21) years of age or younger, including terminally ill and technology dependent children. "Permeable Surface" means a surface with structural stability that allows for drainage.

Includes pavers (pre-cast sections or individual units that fit together), grid systems (rigid plastic forms filled with gravel or soil and vegetation), and porous asphalt/concrete (similar to conventional asphalt and concrete in structure and form except that the sand and finer material have been removed.
“Personal Services” means establishments providing services to serve the personal needs of customers, including:

1. Beauty and barber shops, day spas, tanning salons, or other personal care services. (NAICS codes: 812111, 812112, and 812199)

2. Clothing and costume rental. (NAICS code: 532281)

3. Funeral homes and funeral services (NAICS code: 812210)

4. Home and garden equipment repair and maintenance. (NAICS code: 811411)

5. Leather goods and shoe shining and repair shops. (NAICS code: 811430)

6. Locksmiths. (NAICS code: 561622)

7. Massage therapy. (NAICS code: 621399)

8. Pet care (animal grooming and training). (NAICS code: 812910)

9. Rug cleaning. (NAICS codes: 561740 and 811490)

10. Tailoring and dressmaking shops. (NAICS codes: 315210 and 315280)

11. Travel agencies. (NAICS code: 561510)
These uses may also include accessory retail sales of products related to the services provided. "Pharmacy" means a business whose primary activity is the preparing and dispensing of prescription drugs.
"Planning commission" means the Planning Commission of the Town of San Anselmo. 703
"Planning and Building Director" means the Director of the Planning and Building Department of the Town of San Anselmo.

Pre-school. Refer to "day care center."
"Primary building" means a building which houses the primary use of the lot. "Primary Entrance" means the main entrance to a building.

Private club. Refer to "club, fraternal or social."
"Projections" means portions of buildings and architectural features which extend beyond the primary exterior building wall plane.

Property line, front. "Front property line" means the property line extending across the full street frontage of a lot between the side property lines and typically defined as the narrower of the lot's dimensions.

Property line, rear. "Rear property line" means the property line extending across a lot's rear between the side property lines and parallel to the lot's front property line.

Property line, side. "Side property line" means the property lines extending along the entire length of a lot between the front and rear property lines and typically defined as the longer of the lot's dimensions.
"Public Works Director" means the Public Works Director of the Town of San Anselmo. “Religious Institution” means establishments that operate religious organizations and administer services for worship or promotion of religious activities, including churches, temples, mosques, religious shrines, synagogues, and monasteries (without a school component). This use includes accessory uses including religious programs, living quarters for local religious leaders and staff, and parish houses. Other establishments maintained by religious organizations, such as schools or educational classes, mental health support, day care centers, and other potentially related operations are classified according to their respective activities. (NAICS code: 813110)
“Repair and Maintenance, Consumer Products” means establishments that repair and service products for personal consumption including: consumer electronic equipment; furniture (including reupholstery); garments; musical instruments; televisions, radios, and other household appliances; and watches, clocks and jewelry. This classification does not include repair or services accessory to retail uses. This use does not include shoe repair, which is included under “Personal Services.” This use does not include businesses serving the repair needs of heavy equipment, which are included under “Business Support Services.” (NAICS codes: 811210, 811310, 811412, and 811490)
"Research and Development" means facilities for scientific research and the design, development, and testing in the physical, engineering, and life sciences, such as electronics, environmental, biology, botany, biotechnology, computers, chemistry, food, forests, geology, health, mathematics, medicine, nanotechnology, pharmacy, physics, veterinary, and other allied subjects. (NAICS Code: 54171)
704
“Residential Care Facilities, Large” means any use of a residential unit serving seven (7) or more persons on a twenty-four (24) hour per day basis. Also includes "group dwelling" and “group home.”
“Residential Care Facilities, Small” means any use of a residential unit serving six (6) or fewer persons on a twenty-four (24) hour per day basis. A small residential care facility is a state mandated residential use of the property. Also includes "group dwelling" and “group home.”
Residential, manufactured structure. "Manufactured residential structure" means a residential unit constructed off-site and delivered and installed on a lot. Also includes "residential, mobile home."
Residential, mobile home. Refer to "residential, manufactured structure." “Residential, Multi-Family (2 to 4 units)” means a building having up to four (4) independent and attached residential uses. Such uses include a duplex, triplex, and quadplex. “Residential, Multi-Family (5+ units) ” means a building having five (5) or more independent and attached residential units.

Residential second unit. Refer to "accessory dwelling unit." "Residential second unit - nonconforming." Refer to "Nonconforming accessory dwelling unit" in Title 10, Chapter 6, Section 10-6.103.

Residential, single-family attached. "Single-family attached residence" means a building containing two (2) or three (3) independent and attached residential units. Also includes "duplex" and "triplex."
Residential, single-family detached. "Single-family detached residence" means a detached residential unit.
"Residential unit" means a building, or portion of a building, designed for occupancy as living quarters by one (1) household and having no more than one (1) kitchen and at least one (1) bathroom. A residential unit may be either detached, attached, multi-family, or may be a manufactured structure. A residential unit may be owned, either wholly or as part of a condominium or stock cooperative, or may be rented as an apartment. Also includes "dwelling unit."
Rest home. Refer to "convalescent home."
“Restaurants” means establishments preparing and selling food for consumption (either on- or off-premises). These include establishments providing food services to patrons who order and are served while seated (i.e., waiter/waitress service) and pay after eating; establishments with a walk-up ordering counter; and a combination of either type of service that provides take-out services. This use includes catering services for on-site consumption ancillary to the primary restaurant use. This classification does not include fast food restaurants (see Restaurant, Fast Food), drive-through services (see “Drive-Through Services”), or alcohol consumption (see “Restaurants, with Alcohol and/or Entertainment”). (NAICS codes: 722511, 722513, 722514, and 722515)
705
“Restaurants, fast food” means a restaurant whose operation involves the on-site preparation and sale of foods, or the on-site heating and sale of pre-prepared foods, intended for consumption either on-site or off-site. Attributes typically, but not necessarily associated with fast food restaurants include customer food orders and customer food pick-ups at a counter, no water/waitresses, a lack of ambiance, limited on-site seating, and drive-through order placing and pick-up facilities. (NAICS codes: 722511, 722513, 722514, and 722515) “Restaurants, with Alcohol and/or Entertainment” means establishments preparing and selling food for consumption (either on- or off-premises), as well as facilities for dancing and other entertainment that are secondary and subordinate to the principal use of the establishment as a restaurant. These include establishments providing food services to patrons who order and are served while seated (i.e., waiter/waitress service) and pay after eating; establishments with a walk-up ordering counter; and a combination of either type of service that provides take-out services. This use includes alcohol sales and catering services for on-site consumption ancillary to the primary restaurant use. This classification does not include fast food restaurants (see Restaurant, Fast Food), drive-through services (see “Drive-Through Services”), or establishments that primarily serve alcohol (see “Drinking Establishments”). (NAICS codes: 722511 and 722513)
“Retail Stores, General Merchandise” means establishments selling new and used merchandise to consumers. The types of stores and merchandise may include:

1. Antique stores. (NAICS code: 459510)

2. Art supplies. (NAICS code: 453998)

3. Art sales. (NAICS code: 459920)

4. Bakery goods (when not prepared on-site). (NAICS code: 445291)

5. Beauty supplies. (NAICS code: 456120)

6. Bicycle sales and maintenance or service. (NAICS codes: 451110 and 811490)

7. Bookstores. (NAICS code: 459210)

8. Candy stores. (NAICS code: 445292)

9. Cameras and photographic supplies. (NAICS code: 423410)

10. Cigar stores (NAICS code: 459991)

11. Clothing and accessories, fabrics, and sewing supplies. (NAICS codes: 458110, 459130, and 459510)

12. Electronic equipment. (NAICS code: 449210)

13. Florists and houseplant stores. (NAICS code: 459310)

14. Furniture and home furnishings. (NAICS codes: 449110 and 449129)

15. General merchandise retailer. (NAICS code: 455219)

16. Gift and novelty stores. (NAICS code: 459420)

17. Glasses and other optical goods. (NAICS code: 456130)

18. Handcrafted items. (NAICS code: 423940)

19. Small hardware stores less than 10,000 square feet in size. (NAICS code: 444140)

20. Hobby materials, toys, and games. (NAICS code: 459120)

21. Jewelry. (NAICS code: 458310)

22. Luggage and leather goods. (NAICS code: 458320)
706

23. Music stores (CDs, tapes, records). (NAICS code: 459140)

24. Musical instruments, parts, and accessories. (NAICS code: 459140)

25. Pet supplies. (NAICS code:459910)

26. Pharmacies. (NAICS code: 456110)

27. Shoes. (NAICS code: 458210)

28. Sporting goods and equipment sales and rental. (NAICS code: 459110 and 532284)

29. Stationery. (NAICS code: 459410)

30. Video sales and rentals. (NAICS codes: 532282, 532210, and 443142) Up to 30 percent of a retail store may contain ancillary storage, office, classes, and/or specialty use.
"Ridge" means those specific primary and secondary ridges delineated by the General Plan.

Ridge line, primary. "Primary ridge line" means the line described by connecting the uppermost elevation along a primary ridge, as such ridge is delineated by the General Plan.

Ridge line, secondary. "Secondary ridge line" means the line described by connecting the uppermost elevation along a secondary ridge, as such ridge is delineated by the General Plan. "Ridge zone" means that area of a primary or secondary ridge on both sides of the ridge line which has an elevation fifty (50′) or less of the elevation of the ridgeline when measured perpendicularly from the nearest point of the ridgeline or which lies within 150 feet when measured perpendicularly from the ridge line, whichever results in a lower elevation. "Savings and loan" means a business whose primary activity is the handling of financial transactions.
“Schools, Specialized Education and Training” means non-public schools offering education via classes or training (either for a degree or without a degree). This use includes business schools, technical and trade schools, secretarial schools, vocational schools offering specialized trade and commercial courses, fine arts schools, language schools, driver education schools, cosmetology and barber schools, and seminaries or other establishments exclusively engaged in training for religious ministries. This use also includes organizations and conference centers that offer specialized programs or classes (such as professional development, arts, communications, environmental awareness, or other personal development). (NAICS codes: 611110, 611410, 611511, 611519, 611610, 611630, 611692, and 611699)
“Service Organizations and Clubs” means establishments engaged in promoting the civic and social interests of its members. (NAICS code: 813410) "Screen Vegetation, Filtered" means vegetation that grows together to form a non-opaque screen and permits visibility of structures through to the other side. "Screen Vegetation, Solid" means vegetation that grows together to form an opaque screen that does not permit visibility of structures through to the other side.

Second unit. Refer to "accessory dwelling unit."
707
“Service Stations” means establishments that sell automotive fuels (e.g., gasoline, diesel fuel, gasohol, alternative fuels) in combination with automotive activities incidental to fuel sales, such as providing repair services; towing services; cleaning services; selling automotive oils, replacement parts, and accessories; and/or providing food or convenience services. This use does not permit the storage of wrecked or abandoned vehicles or spraying painting, body, and fender work. This use cannot be co-located with the “Alcoholic Beverage Sales, OffPremises” use, the “Drinking Establishments” use, the “Restaurants, with Alcohol and/or Entertainment” use, or any other use that involves the sale or consumption of alcohol. (NAICS code: 457110, 457120, 811191, and 811192)
"Setbacks" means a distance established by the provisions of this chapter to govern the placement of buildings and other improvements on lots with respect to property lines, development site lines, streets, ways, or access easements. Setbacks shall not apply to public utility transmission and distribution lines.

Sign, exterior. "Exterior sign" means any outdoor display of advertising material in any form placed or mounted upon any building, freestanding structure, or natural object.

Sign, pole. "Pole sign" means any sign, mounted upon a pole, post, or other similar freestanding vertical structure, which includes letters, words, logos, or pictures intended to identify or advertise a business or advertise merchandise or products of a business.

Sign, wall. "Wall sign" means any sign, mounted upon a wall of a building which includes letters, words, logos, or pictures intended to identify or advertise a business or advertise merchandise or products of a business.

Sign, window. "Window sign" means any sign, mounted upon the exterior or interior of a window, or mounted behind a window so as to be visible from a sidewalk, street or road, which includes letters, words, logos, or pictures intended to identify or advertise a business or advertise merchandise or products of a business.
"Single-room occupancy units" are one-room units intended for occupancy by one (1) or two (2) individuals as their primary residence, which are occupied for periods not less than thirty (30) days.

Skilled nursing home. Refer to "convalescent home."
Slope, average. Refer to "average slope."
“Storage, Ancillary” means the indoor or outdoor storage of various materials on the same site as a principal building or land use that is other than storage, which supports the activities or conduct of the principal use.
"Story" means that portion of a building included between the surface of any floor and the surface of the next floor above it, or if there is no floor above, the space between the floor and the ceiling above. If the finished floor level directly above a basement or cellar is more than six feet above grade for more than 50 percent of the total perimeter, such basement or cellar shall be considered a story.
"Street" means a public way or permanent private access easement which functions as and affords a primary means of access to two (2) or more lots. 708
"Street frontage" means the lineal length of that portion of a parcel or development site abutting a street.
"Structural alteration" means any change in the supporting members of a building, including but not limited to, bearing walls, shear walls, retaining walls, columns, beams, girders, floor joists, ceiling joists, or roof rafters.
"Structure" means any improvement constructed or erected so as to project thirty-six (36″) inches or more above the level of the adjoining grade, including, but not limited to, buildings, retaining walls, and decks. Fences shall also be considered structures if the height of the fence is greater than six (6′) feet above the level of the adjoining existing grade. Both covered and uncovered parking spaces shall also be considered structures for purposes of setback requirements. Patios, walls, and similar improvements which have a finished height less than thirty-six (36″) inches above the existing grade and creek bank restoration shall not be considered structures. For the purposes of computing the heights of structures and fences, the existing grade shall be the lower of:
(a) The existing ground surface or;
(b) The elevation of the existing grade at the time the application for construction of the structure is made.

Structure height. Refer to "Building Height."
"Studio" means a business whose activity includes the creation, display, or sale of items of art.
"Supportive housing" means housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. "Tandem parking" means that two (2) or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another. "Target population" means persons with low incomes who have one (1) or more disabilities, including mental illness, HIV or AIDS, substance abuse or other chronic health condition, or individuals eligible for service provided pursuant to the Lanterman Developmental Disabilities Service Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people.

Tavern. Refer to "bar."
"Temporary use" means a use of a lot, or a portion of a lot, for which the temporary use is deemed to be of short duration where the site is not to be permanently altered by grading or construction of accessory facilities. The duration of the temporary use shall be commensurate with the scope of the temporary use. Examples of temporary uses include the selling of Christmas trees, and pop-up commercial uses in commercial districts.. 709
“Theaters and Meeting Halls” means an indoor facility in which performances or events are held. The use supports public assembly and group entertainment (e.g., live theater and concerts), and it includes: auditoriums; exhibition and convention halls; motion picture theaters; meeting halls; theaters; and similar public assembly uses. This use does not allow sporting events. (NAICS codes: 512131, 711110, 711120, 711130, and 711310) Tool repair, commercial. "Commercial tool repair" means a business whose primary activity is the repair of commercial instruments used or worked by hand or machinery. "Town" means the town of San Anselmo.
"Town Council" means the Town Council of the Town of San Anselmo. "Transitional housing" means a building or buildings configured as a rental housing development, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six (6) months from the beginning of the assistance.
“Transportation Services, Transit Stop” means a site served by at least one fixed bus route. (NAICS code: 485210)
"Trellis" means an open-air, horizontal structure used to shade the side of a building or support plants.
"Trip ends" means a total count of the round trips generated by vehicles entering and leaving a property.

Triplex. Refer to " Residential, Multi-Family (2 to 4 units)." "Unenclosed" means a space with or without a permanent roof that is not enclosed by walls, windows or doors on at least two (2) sides. Insect screening would not constitute enclosure.
"Urban Lot Split" means a subdivision of an existing parcel into no more than two (2) separate parcels of approximately equal size and meeting all the criteria and standards of Title 10, Chapter 2, Article 7, Section 10-2.705.
"Use" means the purpose for which a lot, or a building located on a lot, is designed, designated or maintained.

Use, accessory. Refer to "accessory use."
Use, nonconforming. Refer to "nonconforming use."
"Utility substation" means a facility, operated by a public or private company whose business it is to deliver water, gas, electricity, telephone, cable television, or other public utility services which is necessary for the distribution of the service but in which the service is not produced.
“Vehicle Repair and Maintenance” means provision of a wide range of mechanical and electrical repair, engine repair and replacement, and cleaning and maintenance services of automobiles, trucks, recreational vehicles, boats, and other vehicles as a primary use. 710
Wholesale and retail ancillary sales of vehicle parts as an accessory use is allowed. This use does not include automotive fuel sales (see “Service Stations”). (NAICS codes: 811111, 811114, 811191, 811192, and 811490)
"Very low income household" shall have the meaning set forth in Health and Safety Code Section 50105.

Visual impact.
“Absent significant visual impact” means although new dwellings and additions may be visible offsite, the effect will not have a negative visual impact on surrounding properties or other significant viewpoints located offsite due to size, location, materials, colors, landscape screening, or combination thereof.
“Not materially visible offsite” means new dwellings and additions which will be totally or nearly obscured from surrounding properties or other significant viewpoints located offsite due to size, location, materials, colors, existing landscape screening, or combination thereof.

Wall, retaining. "Retaining wall" means a structural wall designed to retain earth. "Water tank" means a tank, which may be constructed below grade or wholly or partially above grade in which is stored water for domestic consumption or irrigation. “Wholesale and Distribution” means establishments that sell merchandise to other firms for resale, or serve as the agent or broker in purchases or sales of merchandise to individuals or companies. This business may store goods on-site in anticipation of goods transfer to the buyers upon sale. These businesses are not permitted to display merchandise, as they are not intended to attract retail sales (see “Retail Stores, General Merchandise”). This classification does not include the retail sale of building materials (see “Building Material Stores”). (NAICS codes: 423440, 425120, and 424990)
“Wireless Telecommunications Facilities” means establishments primarily engaged in operating and maintaining switching and transmission facilities to provide communications via the airwaves. Establishments in this industry have spectrum licenses and provide services using that spectrum, such as cellular phone services, paging services, wireless Internet access, and wireless video services. (NAICS code: 517112)
"Windmill" means a mechanical device powered by the wind which is designed to generate electricity either for the lot on which the windmill is located or for sale. "Xeriscape" means landscaping showing a dry view.
"Zoning ordinance" means the zoning ordinance of the Town of San Anselmo as contained in Chapter 3 of the San Anselmo Municipal Code.

7. Title 10, Chapter 12, Emergency Shelter, repealed and replaced as follows:
10-12.01 Title and purpose.
(a) Title. This chapter shall be known as the "San Anselmo Emergency Shelter Ordinance". 711
(b) Purpose. This chapter is adopted to ensure the Town of San Anselmo facilitates homeless shelters by providing zoning categories in which emergency shelters can be located without discretionary approval by the Town.
10-12.02 Definitions.
"Emergency shelter" means housing as defined in California Health and Safety Code §50801(e). In accordance with California Government Code §65583, this term includes other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care. This section shall be understood to be amended by operation of law in the event and to the extent this statute is amended. 10-12.03 Emergency shelters.
(a) Applicability. Emergency shelters are a permitted use in the Limited Commercial, General Commercial, and Public Facility zones when the site is located within one-quarter (¼) mile of a transit stop. An emergency shelter shall comply with the standards of this section. (b) Performance standards. An emergency shelter shall meet the following development and performance standards:
(1) On-site management and on-site security shall be provided during hours when the emergency shelter is in operation.
(2) Adequate external lighting shall be provided for security purposes. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible with the surrounding area.
712
(c) Off-street parking requirements shall be based upon demonstrated need, provided that the standards do not require more parking for emergency shelters than for other residential or commercial uses within the same zone.
(e) The agency or organization operating the emergency shelter shall comply with the following requirements:
(1) Temporary shelter shall be available to residents for no more than six (6) months. No individual or household may be denied emergency shelter because of an inability to pay.
(f) No emergency shelter shall be located within 300 feet of another emergency shelter site. (h) The maximum number of beds or clients permitted to be served (eating, showering and/or spending the night) nightly shall not exceed seventeen (17) persons. 713

EXHIBIT E

ZONING CODE MAP AMENDMENTS

EXISTING ZONING CODE MAP
714

PROPOSED ZONING CODE MAP
715

TOWN OF SAN ANSELMO
RESOLUTION NO. 2023-XX

RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO ADOPTING GENERAL PLAN AMENDMENTS TO THE LAND USE ELEMENT AND LAND USE DESIGNATION MAP; ADOPTING THE SAFETY ELEMENT; AND MAKING ASSOCIATED CEQA FINDINGS OF A NEGATIVE

DECLARATION
WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the State’s environmental and climate objectives.” (Government Code section 65589.5); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Government Code section 65589.5); and WHEREAS, the Legislature has adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita…California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years.”; and WHEREAS, State Housing Element Law (Government Code section 65580 et seq.) requires that the Town of San Anselmo (“Town”) adopt a Housing Element for the eight-year period of 2023-2031 to accommodate the Town’s regional housing need allocation (“RHNA”) of 833 housing units comprised of 253 very-low income units, 145 low-income units, 121 moderate-income units, and 314 above moderate-income units; and
WHEREAS, State Housing Element law and General Plan law requires consistency among the Housing Element and other Elements in the General Plan; and WHEREAS, to comply with State Housing Element Law, the Town has prepared and posted the 2023- 2031 Housing Element (“Housing Element”) in compliance with State law and has identified housing sites that can accommodate the Town’s RHNA including a buffer amount exceeding the Town’s RHNA; and
WHEREAS, the adoption of a Housing Element constitutes a General Plan Amendment pursuant to Government Code section 65350 et seq.; and
WHEREAS, pursuant to Government Code sections 65352 – 65352.5 the Town sent notice to all requesting California Native American tribes and no California Native American tribe requested consultation; and
ATTACHMENT 2
716
WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community and take actions to affirmatively further fair housing; and
WHEREAS, the Town has conducted extensive community outreach to ensure robust public participation of all segments of the community in the development of the Housing Element and received direction from Town public officials related the Housing Element Update, beginning in June 2022 including: two public workshops on July 21, 2022 and August 25, 2022; seven Housing Element Advisory Committee meetings on July 11, 2022, July 25, 2022, September 9, 2022, November 3, 2022, December 15, 2022, May 15, 2023, and May 31, 2023; two Planning Commission meetings on December 21, 2022 and May 15, 2023; four Town Council meetings on June 4, 2022, October 11, 2022, January 10, 2023, and May 23, 2023; and
WHEREAS, on June 13, 2022, the Town Council appointed a Housing Element Advisory Committee (“HEAC”), that held public meetings and workshop sessions from July 2023 through May 2023; and WHEREAS, on December 12, 2022 the Draft Housing Element was published and released for public review and comment consistent with Government Code section 65585, made accessible on the Town’s website, and a town-wide postcard was mailed to all residents giving information about the Housing Element and how public comment may be made; and WHEREAS, on December 15, 2022, the HEAC conducted a public meeting on the Draft Housing Element to receive a staff presentation, accept public comment, and make a recommendation to the Town Council; and
WHEREAS, on December 19, 2022, the Planning Commission conducted a public meeting on the Draft Housing Element to receive a staff presentation, accept public comment, and make a recommendation to the Town Council, at which time the Planning Commission unanimously recommended Town Council adoption of the Draft Housing Element; and WHEREAS, on January 10, 2023, the Town Council conducted a public hearing on the Draft Housing Element, at which time it voted unanimously to submit the Draft Housing Element to HCD; and WHEEAS, after the required 10-day noticing period, the Town submitted the Draft Housing Element to HCD on January 26, 2023; and
WHEREAS, on April 26, 2023, the Town received a review letter from HCD indicating revisions and clarifications that, in the opinion of HCD, are necessary to meet the requirements of State law, Government Code section 65585(b); and
WHEREAS, on May 15, 2023, the Planning Commission and the HEAC held a joint public meeting and unanimously recommended revisions to the Housing Element in response to HCD’s April 26, 2023 comment letter; and
WHEREAS, on May 23, 2023, the Town Council held a public meeting to consider revisions to the Draft Housing Element in response to HCD’s April 26, 2023 comment letter, at which time the Council unanimously voted to approve said revisions and direct submission of a revised Draft Housing Element to HCD; and
WHEREAS, on May 25, 2023, a revised Draft Housing Element was released for public review; and 717
WHEREAS, on May 31, 2023, the HEAC held a public meeting and unanimously recommended approval of the revised Draft Housing Element; and
WHEREAS, on June 2, 2023, following the required 7-day waiting period after release of the revised Draft Housing Element, the Town submitted said Draft to HCD; and WHEREAS, an Initial Study and Negative Declaration has been prepared in accordance with the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines for the Housing Element and related General Plan Land Use Element and Zoning Code text and map amendments; and WHEREAS, during the CEQA review process, it was determined that the environmental potential impacts would be less than significant without the implementation of mitigation measures to reduce or eliminate any potentially significant project-related impacts and therefore a Negative Declaration was appropriate; and
WHEREAS, pursuant to the CEQA, a Notice of Intent to adopt a Negative Declaration was prepared for public comment related to the Housing Element Update and related General Plan Land Use Element and Zoning Code text and map amendments, submitted to the State Clearinghouse (SCH# 2023060315) on June 12, 2023, and included a 30-day public review period is from June 12 through July 10, 2023; and
WHEREAS, in accordance with the California Environmental Quality Act (“CEQA”)(Public Resources Code Sections 21000 through 21189.3) and its implementing regulations (the “CEQA Guidelines”) (California Code of Regulations, Title 14, Chapter 3, Sections 15000 through 15387), on July 17, 2023, Town Council held a public hearing to consider written information and testimony received during a portion of the public comment period, and the Planning Commission’s recommendation regarding the potential adoption of the attached Initial Study and Negative Declaration that analyzes the environmental effects of the proposed amendment and finds no significant impacts; and
WHEREAS, the Town Council adopts the Initial Study and Negative Declaration finding and determining that there are no significant environmental effects due to the General Plan Amendment of the Land Use Element and Map; and
WHEREAS, State law, Government Code section 65302(g) also requires California cities and towns to update their Safety Elements concurrently with the update of a Housing Element to address the risk of flood and fire, assess climate change vulnerability, include strategies for climate change adaptation and resilience, and identify emergency evacuation routes; and WHEREAS, on June 15, 2023, the draft update to the Safety Element of the General Plan was released for public comment; and
WHEREAS, on June 15, 2023, the Town submitted the Draft Safety Element to the California Geological Survey of the Department of Conservation as required by Government Code section 65302.5; and
WHEREAS, on July 17, 2023, the Town conducted a duly noticed public meeting to provide public information and obtain public comment regarding the Draft Safety Element; and 718
WHEREAS, the Draft Safety Element incorporates by reference the Town’s current MultiJurisdictional Local Hazard Mitigation Plan, as required by Assembly Bill 2140, to increase opportunities for financial assistance under the California Disaster Assistance Act; and WHEREAS, the proposed Safety Element qualifies under the CEQA “General Rule” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that it will have a significant effect on the environment and is therefore exempt from the provisions of CEQA; the Safety Element identifies community safety hazards and provides goals and policies to address such hazards, and does not implement or approve any specific project or land use change; and
WHEREAS, certain amendments to the Town’s General Plan Land Use Element and Land Use Designation Map are necessary to implement the land use policies necessary to accommodate the housing sites and densities set forth in the Housing Element, and to ensure consistency among the General Plan Elements; and
WHEREAS, a public hearing notice was published on July 11, 2023, and posted in three places pursuant to Government Code section 65090 giving notice of the Town Council’s consideration of recommendation of the proposed General Plan Amendments contained herein; and WHEREAS, in addition to the above-mentioned notice, a courtesy notice was mailed to all owners of property proposed for rezoning on June 15, 2023; and WHEREAS, on July 17, 2023, the Planning Commission held a duly noticed public meeting and unanimously voted to recommended that the Town Council: adopt amendments to the General Plan Land Use Element and Land Use Designation Map; adopt Zoning Ordinance text amendments and Zoning map amendments attached hereto and incorporated herein; adopt the Negative Declaration finding no significant environmental impact for said General Plan Amendments and related Zoning text and map amendments; and adopt the Safety Element incorporated herein with a finding a “common rule” Categorical Exemption under CEQA; and NOW, THEREFORE, BE IT RESOLVED based on substantial evidence in the record that the above recitals are true and correct and incorporated as findings herein.

BE IT FURTHER RESOLVED BE IT FURTHER RESOLVED that the Town Council hereby adopts the Initial Study/Negative Declaration for the Housing Element, Land Use Element and Land Use Designation Map (the “Project”) as set forth in attached Exhibits A and B in compliance with the requirements of CEQA based on the following findings:

1. The Town, in its capacity as Lead Agency, has prepared, published, circulated and reviewed an Initial Study and Negative Declaration for the Project in compliance with CEQA requirements. The purpose of the Initial Study is to determine whether the Project could have a potentially significant effect on the environment and to identify and impose appropriate project mitigation measures to avoid such impacts or reduce them to a less-than significant level; and

2. The Initial Study and Negative Declaration reflects the Town of San Anselmo’s independent judgement and analysis; and
719

3. The Negative Declaration was prepared in accordance with all legal requirements, including all public notice and comments period requirements set forth in CEQA; and

4. The Initial Study examined all relevant environmental issues associated with the Project, and is a complete and adequate environmental document under the requirements of CEQA; and

5. The Town Council has reviewed and considered the information contained in the Initial Study and Negative Declaration and finds that there is no substantial evidence in the entire record that the Project will have a significant effect on the environment for areas analyzed in the Initial Study and no mitigation measures are necessary to be implemented to avoid or reduce any potential impacts to a less-than-significant level, and therefore approves and adopts Negative Declaration.

BE IT FURTHER RESOLVED that the Town Council of the Town of San Anselmo does hereby find that the amendments to the Land Use Element and Land Use Map related to the Housing Element are consistent with the General Plan including the following goals, policies and objectives:

1. The amendments to the Land Use Element and Map are consistent with the community and sustainability goals in the General Plan, as the identification of housing opportunity sites and implementation of associated programs will support the efficient utilization of land within the existing Town boundaries in connection with existing services, infrastructure, employment and other amenities. An adequate supply of housing at all income levels is an essential element of environmental and community sustainability. The Housing Element and associated General Plan Amendments promote compatible infill development consistent with the goals and policies of the General Plan.

2. The amendments to Land Use Element and Map are consistent with the Land Use Element’s goals, policies and objectives, because they guide development of additional housing units at density levels that facilitate feasible infill development consistent with the character of the Town and existing infrastructure, and near employment and businesses, while preserving the Town’s open space and environmental setting.
- Land Use Element Goal C.1: Maintain the economic viability of the Town’s commercial core.
- Land Use Element Goal C.3: New developments shall be integrated harmoniously into San Anselmo’s existing neighborhoods and commercial areas. - Land Use Element Goal C.5: Accommodate the housing needs of a socially and economically diverse population.
- Land Use Objective 1: To manage future growth to ensure the orderly development of the community, the logical extension of urban services, preservation of the area’s natural and cultural resources, and protection of the area’s environmental setting. - Land Use Objective 2: To preserve and enhance the unique natural and urban characteristics of the community while accommodating suitable new growth. - Land Use Objective 3: To establish residential densities which are compatible with the environmental constraints of the area, and sensitive to adjacent land uses. 720
- Land Use Objective 7: To protect and preserve those areas of unique natural and visual resources within the planning area.
- Land Use Objective 8: To limit future annexations to lands within the urban service area.

3. The amendments to the Land Use Element and Map are consistent with the Circulation Element’s goals, policies and objectives because they guide development of additional housing as infill development with easy access to public transportation. Some opportunity housing sites are located on main thoroughfares (such as Sir Frances Drake Boulevard) with access to main roadways and public transportation.
- Circulation Element Objective 1: To maintain and enhance the residential quality and character of all streets in San Anselmo, with the exception of Red Hill Avenue and portions of Sir Frances Drake Boulevard, Greenfield Avenue, and San Anselmo Avenue.

4. The amendments to the Land Use Element and Map are consistent with the Open Space Element’s goals, policies and objectives because they guide development of housing as infill development without encroaching on the Town’s Open Space, preserving the open space for the enjoyment and recreation of the community.
- Open Space Element Goal C.2: Protect ridgelines, including the ridge zone, and preservation of the natural features of hillside lands. - Open Space Element Goal C.3: Protect highly visible hillside slopes and ridges from development, and maintain the visual presence of woodlands, riparian areas, and stream courses which are found on, or traverse, identified open space lands. - Open Space Element Goal C.4: Provide recreational areas for Town residents. - Open Space Element Objective 1: To protect from development those open space parcels which contribute directly to the Town’s identify, its sense of separate place in relation to other communities, and the quality of life in the community. - Open Space Element Objective 4: To provide and maintain a system of trails which will provide nonintrusive access from residential areas for open space and park lands.

5. The amendments to the Land Use Element and Map are consistent with the Conservation Element’s goals, policies and objectives because they facilitate infill development of a variety of housing types within the existing areas of the Town, thereby protecting and conserving Open Space and park areas.
- Conservation Element Goal A.1: Minimize environmental harm and the disruption of natural features, particularly in hillside and unstable soil areas. - Conservation Element Goal A.4: Preserve and protect significant habitats for fish, wildlife, and flora.

6. The amendments to the Land Use Element and Map are consistent with the Parks, Recreation, and Public Facilities Element’s goals, policies and objectives because they facilitate and encourage infill housing development within the Town’s existing neighborhoods. The Town 721
has large number of parks and public facilities that are integrated in the community and accessible from all neighborhoods, including (but not limited to) Creek Park, Landsdale Park and Memorial Park. The Town’s public facilities include outdoor sports facilities such as tennis courts, children’s play areas, a dog park, and soccer and baseball fields. Given the Town’s existing parks and facilities, the additional housing units and residents that may be developed will be well-served by existing facilities and there is no anticipated need for additional parks or other recreation facilities.
- Parks, Recreation, and Public Facilities Element Goal A: Provide recreational areas for the residents.

7. The amendments to the Land Use Element and Map are consistent with the Noise Element as there will be no impacts related to noise. The Town’s Noise Ordinance, San Anselmo Municipal Code section Title 4, Chapter 7, must be complied with.

8. The amendments to the Land Use Element and Map are consistent with the Scenic Highways (Parkway) Element because they facilitate and encourage infill housing development. In recent years, the Town has accomplished significant landscaping and signage improvements to the Town’s entryways. Some housing opportunity sites are located on Sir Francis Drake and otherwise near the Town’s entryways and highways. These housing sites will blend well with the existing improvements, scenic highways, are appropriate for the areas, and will aesthetically improve these areas of the Town.
- Scenic Highways (Parkway) Element Goal: Improve the appearance and aesthetic quality of the planning areas’ main thoroughfares, especially the entryways to the community.

BE IT FURTHER RESOLVED that the Town Council of the Town of San Anselmo does hereby adopt amendments to the General Plan Land Use Element as attached hereto as Exhibit “A” and incorporated herein by reference, and the Land Use Designation Map as attached hereto as Exhibit “B” and incorporated herein by reference, reflecting changes to land use designations necessary to accommodate the Housing Element goals and housing opportunity sites.

BE IT FURTHER RESOLVED that the Town Council find that the Safety Element is consistent with the goals, policies and objectives of the Town’s General Plan. Most applicable goals, policies and objectives are contained in said Element itself. In addition, it is also consistent with the goals articulated throughout the General Plan, as stated in Recitals 1-8 above, and incorporated herein by reference. The Safety Element addresses future climate change impacts and resiliency to natural hazards, allowing the community to align resources and efforts over the coming years to ensure community health and safety.

BE IT FUTHER RESOLVED that the Town Council find that the Safety Element qualifies under the CEQA “General Rule” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that it will have a significant effect on the environment and is therefore exempt from the provisions of CEQA; the Safety Element identifies community 722
safety hazards and provides goals and policies to address such hazards, and does not implement or approve any specific project or land use change.

BE IT FURTHER RESOLVED the Town Council adopt the Safety Element as attached hereto as Exhibit “C” and incorporated herein by reference.

RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Town Council on the 25th day of July, 2023 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

RECUSED:

APPROVED:________________________________
Steve Burdo, Mayor
ATTEST: _______________________________
Serge Avila, Town Clerk
Exhibit List:

A. General Plan Amendments
B. General Plan Land Use Designation Map
723

EXHIBIT A

GENERAL PLAN TEXT AMENDMENTS
The following General Plan Amendments are proposed to the Land Use Element of the General Plan.

LAND USE ELEMENT
A. Introduction
The land use section is the broadest in scope and most comprehensive element of the General Plan. The objectives and policies contained herein were the last to be formulated and reflect the general policy direction contained in all the other sections of the plan. As a result, the Land Use Element by design brings the array of thought and direction contained throughout the plan together to create a consistent and harmonious statement.

The intent of the land use section is to match the plan's policies related to natural resource, environmental constraint, recreation, open space, and community design policies with the urban land needs derived from the population, housing, circulation, and economic objectives of the plan.

The Land Use Element defines and shows graphically the general spatial distribution of all uses of land within the Town of San Anselmo. Furthermore, the land use section stipulates the density and intensity of development for all the land area covered by the plan.

B. Existing Land Use
The Town of San Anselmo is situated in a series of small valleys created by streams which are bordered by moderate to steep hillside slopes and ridge tops. The vegetation in the area is a mixture of grass and woodland. Due to their orientation, the north-facing slopes are more heavily wooded than the south-facing slopes. The sunnier south-facing slopes do, however, have stands and pockets of woodland. The stream courses along the valley floor are bordered by residential and commercial structures and remnants of riparian woodland.

San Anselmo is an established residential community which is near buildout in terms of its maximum residential development. New housing construction can be expected to be limited to infill on existing vacant single-family lots. Many of these undeveloped lots are small and located on steep sites. However, there are some larger parcels of land situated on the higher, and more visible, slopes and ridge tops in the area which are designated for residential development in the current general plan.

There are an estimated 1,720 acres of land within the corporate limits of the Town of San Anselmo. The Available Lands Survey which was conducted in 1984 as a part of the Housing Element update found that there was approximately 288 acres of land available for potential development. While the undeveloped land represents 17 percent of the total acreage in the Town, this undeveloped land is most often found in remote and hillside areas of the Town 724
which are difficult to develop. Accordingly, while the Town can be described as being more than 80 percent built out from an acreage standpoint, it is 95 percent built out from a housing standpoint.

The Available Lands Survey also did not consider the development potential of surplus public lands and buildings. Red Hill School is an example of a site which has been deemed surplus by the School District, and alternative land uses may be of consideration to the agency in ownership.

1. Residential Character
San Anselmo can be characterized as a small residential community of primarily older neighborhoods and subdivisions that were established prior to 1945. Since 1945, residential development has been comprised of single-family home construction within established neighborhoods, and smaller new residential subdivisions. San Anselmo has not experienced the post-World-War-II construction of large tracts of single-family detached homes. Although San Anselmo is still a predominantly single-family home community, there was a shift in the last decade to the construction of more multi-family structures. The increase in the number of multi-family units was a result of the construction of new multi-family structures on some vacant lots, the conversion of large single-family homes to multi-unit structures, and the demolition of older single-family homes to construct multi­family units. As of 1983 the ratio of single-family units to multi-family units townwide was 77% to 23%.

Additionally, San Anselmo has experienced a large increase in the number of second units which have been added to existing single-family homes in established single-family neighborhoods. The Town has adopted a second unit ordinance designed to regulate the number of second units in any given neighborhood in the community. However, there is no current accounting of the number of second units which have been constructed without benefit of the entitlements required by the Town's zoning code. Second units do comprise a significant use of residential land in the community and are addressed by policy in the General Plan.

2. Commercial and Industrial Character
San Anselmo does not have a strong commercial or industrial base which would classify the community as a major employment area in Marin County. Most of the jobs available in San Anselmo are in the retail and residential services sector of the economy. There is no detailed commercial land use study available in the Town, but the employment data available from the 1980 census and the Association of Bay Area Governments pretty much describes commercial land use in the community. The Town's commercial enterprises are normally classified as "residential support" commercial by planners. These types of uses include food and drug stores; restaurants; automobile service shops and stations; personal service stores including barber shops, beauty shops, and dry cleaners; and retail outlets which depend on local residents as their primary clientele.
725
The antique and other furniture stores are an example of local retail outlets which are more of a "base industry" drawing dollars from outside the community into the town and are not dependent on local residents as their primary clientele.

The total square footage associated with the "residential support commercial" activity is totally dependent on the population of the residential community to be served. In other words, the smaller the local population, the less land which needs to be set aside for local residential support commercial uses.

Base commercial industries are not dependent on the size of the local population for their success, but are more affected by competition outside the community, and the ability of similar use to conglomerate in the community in which they are located. The amount of traffic through an area and the functionality of the roadway network are prime factors in the location of base retail commercial activities.

Industrial and manufacturing uses are almost nonexistent in San Anselmo, and the community does not offer the types or size of land parcels which would attract these types of industry in the future.

The Town does offer some potential for small business and professional offices. These offices would be occupied by professionals serving the community or local professionals who desire office space close to home.

C. Land Use Goals
The primary land use goal for San Anselmo is the conservation of the small-town character of the community and its close relationships with the natural beauty of its setting. The desire to retain and enhance these qualities was voiced over and over in the workshops and community meetings on the 1976 General Plan as well as at the meeting on the 1987-88 General Plan review.

The objectives and policies set forth in Section D were formulated to achieve the following goals:

1. The small-town character, scale, and pace of life in San Anselmo shall be preserved, as shall the Town's close connection with the natural beauty of its setting.

2. Maintain the economic viability of the Town's commercial core.

3. New developments shall be integrated harmoniously into San Anselmo's existing neighborhoods and commercial areas.

4. New developments in the Town's open hillside and ridge areas will be regulated to protect the natural beauty of these areas.

5. Accommodate the housing needs of a socially and economically diverse population. 726
The Land Use Map was developed on the following four principles:

1. Current land use in San Anselmo is to be the basis for determining the distribution of future land use in the community.

2. In situations where current zoning of a parcel or parcels of land is inconsistent with the existing land use of the greater surrounding area, and development has already occurred, said existing development will be grandfathered into the predominant land use planned for the area.

3. The current mixture of residential densities immediately west of the Town's downtown area is to be maintained.

4. All lands located above the 150-foot mean sea level elevation warrant special protection because of their high visibility potential, natural resource setting, and physical development constraints. Therefore, these lands are to be placed in a special conservation zone. (See pages 16 and 17.)
D. Issues, Objectives, and Policies
The following is a listing of major community conservation and development issues facing San Anselmo, and the Town's objectives and policies related to these issues. The issues have not been prioritized in this plan. However, the issues will be prioritized when the Town Council adopts its planning work program and budget during the upcoming and each subsequent fiscal year.

ISSUE: Growth Management
Objective 1:

To manage future growth to ensure the orderly development of the community, the logical extension of urban services, preservation of the area's natural and cultural resources, and protection of the area's environmental setting.

Policies:

1.1 Future growth through the year 2032 will be limited to the Town's present adopted urban service limit line. (See Map 2.)

1.2 Future growth will be managed based on the ability to provide needed public services, the constraints associated with development of the site, the costs and revenues associated with new development, and the effects of growth on local traffic conditions.

1.3 Ensure that new growth does not create intolerable traffic conditions.

ISSUE: Preservation of Community Character and Image
Objective 2:

To preserve and enhance the unique natural and urban characteristics of the community while accommodating suitable new growth.

Policies:

2.1 All land use decisions within the Town and the planning area will take into 727
consideration the protection and preservation of the area's surrounding hillsides, ridges, water courses, and any unique natural habitats.

2.2 New development will be required to preserve some of the natural and cultural characteristics of their respective development sites.

2.3 Undeveloped and agricultural lands outside the urban service area boundary should be protected from urban expansion.

ISSUE: Residential Densities
Objective 3:

To establish residential densities which are compatible with the environmental constraints of the area, and sensitive to adjacent land uses.

Policies:

3.1 Very low density (hillside and ridge) and single-family conservation residential development should be located in areas of (1) relatively high visibility, (2) environmental hazards, (3) sensitive environmental resources, or (4) areas which are established as high priority open space lands.

3.2 Single-family residential development is most appropriate within and adjacent to existing single-family areas, and in areas easily served with water and sewer lines. Such areas should also serve as transition zones between mixed density and very low-density areas.

3.3 Mixed residential and affordable housing development is most appropriate where sites have few environmental constraints, and have adequate facilities, such as water, sewer, transit, and access to commercial services.

3.4 Mixed residential and affordable housing development is also appropriate along major traffic arterials and adjacent to commercial and office areas.

ISSUE: Maintain a Sound Commercial Base
Objective 4:

Maintain the existing size and intensity of commercial businesses in the Town.

Policies:

4.1 Commercial land uses in the Town shall be divided into four categories: central commercial, general commercial, limited commercial, and neighborhood commercial.

4.2 Retail commercial is best suited for the central area.

4.3 General commercial is best suited for both retail and service commercial.

4.4 Neighborhood commercial should be located on collector streets within a short distance of residential areas.

4.5 Limited commercial uses shall be located along Sir Francis Drake Boulevard west of the Hub. Low intensity uses are low traffic generators.

4.6 Before the Town will consider a proposal for commercial expansion or intensification, the Town first needs to resolve current parking problems in the commercial areas of the community. Any commercial proposals which would compound the parking problem will not be approved.
728
Objective 5:

To establish parking standards and a parking program for the central commercial area. (Also see Circulation Element Policies 9.1 and 12.1.)
Policies:

5.1 To revise the parking standards in the Town's Zoning Ordinance recognizing that most businesses in the central area cannot provide parking onsite.

5.2 To establish a parking district or other mechanism in the central commercial area to generate the monies needed to develop sufficient parking in the area to support the Central Commercial District.

ISSUE: The Preservation and Restoration of Local Historic Buildings, Features, and Sites Objective 6:

To identify, protect, preserve, and restore buildings, features, and sites of local historic value in San Anselmo.

Policies:

6.1 The Town of San Anselmo shall undertake a historic survey and maintain an inventory of buildings, features, and sites of local historic significance.

6.2 The Town will endeavor to protect from demolition or destruction or major alteration any building, feature, or site of local historic value.

6.3 To encourage the marking of historic buildings, features, and sites to publicize their significance.

ISSUE: Preservation of Open Space within the San Anselmo Planning Area Objective 7:

To protect and preserve those areas of unique natural and visual resources within the planning area (see Map 3). (Also see Open Space Element Policies 2.1-2.8.) Policies:

7.1 To limit or prohibit development in hazardous areas or areas of high resource value.

7.2 To prohibit or severely limit development along the Town's major and minor ridges and hilltops.

7.3 To preserve as open space land of aesthetic or recreational value.

7.4 Encourage open space corridors along easements and streams and provide public access where appropriate for bicycling, walking, and equestrians. (See Objective 4 of Open Space Element.)

7.5 Regulate construction on visible slopes to preserve the visual value of the hillside.

7.6 Continue to preserve open space and provide for the conservation of resources through innovative implementation including zoning, development controls (including 729
grading, public and private acquisition, and incentives for private improvements which enhance the environment).

ISSUE: Annexation of Developed and Undeveloped Lands
Objective 8:

To limit future annexations to lands within the urban service area.

Policies:

8.1 To determine which properties within the Town's Urban Service Area should be prezoned.

8.2 To prezone lands in conformance with all the policies of the San Anselmo General Plan.

8.3 To review and comment on all development proposals within the Town's adopted Urban Service Area Boundary.

8.4 Developments proposed on properties contiguous to the Town Limits and prezoned by the Town shall be annexed into the Town prior to any decisions on the development proposal.

8.5 All lands annexed into the Town will be zoned no less restrictively than the current County of Marin zoning. The Town will not consider annexation for purposes of increasing the density over that allowed by the County of Marin.

ISSUE: Protection of Hillside and Ridge Properties
Objective 9:

To regulate future development on hillside and ridge parcels so as to protect, maintain, and enhance the natural characteristics of the land which contribute to the open space qualities of the parcel. (Also see Open Space Element Policies 2.1-2.8.) Policies:

9.1 The density on ridge and hillside properties shall be no greater than the number of dwelling units specified in the "Table of Hillside and Ridge Density Parcels" (Ordinance No. 890).

9.2 No development including structures, roads, and public facilities shall be allowed on visible ridges and hillsides unless it has been demonstrated that development outside of these areas is not feasible for geologic, soils, or hydrologic reasons, or development would impact a unique natural habitat.

9.3 Should there be no other option but to allow development on a visible hillside or ridge, the Town may limit the size of development (i.e., square footage allowed within any structure), if such a limitation would reduce the visual impact of a development.

9.4 Development on hillside and ridge parcels shall be located so as to be screened by existing woodlands or by portions of the site where existing topography provides screening. Development within existing woodland may be allowed if tree removal is minimal.

9.5 New roads or extensions of existing roads which provide access to hillside and 730
ridge parcels shall be limited in paved width to the minimum necessary to provide for adequate public safety.

9.6 New or existing roads serving hillside and ridge parcels shall remain rural in character and appearance.

9.7 Development on hillside and ridge parcels shall be so designed as to minimize grading and disruption of natural contours.

9.8 Lands above the 150-foot mean sea level elevation warrant special design review considerations; accordingly, the Town will review the building location, building design, and access of development in these areas.

Objective 10:

To regulate the design of residential units, roads, and public facilities in hillside and ridge areas in order to protect and maintain the existing visual image and character of these lands. (Also see Circulation Element Policies 10.1-10.6.)
Policies:

10.1 The Town will not allow the attached cluster form of condominium development on lands designated as Very Low-Density Single Family-Conservation in the General Plan.

10.2 Within a subdivision, single-family detached homes may be located on lots smaller than one acre, provided that said location of single-family detached homes attains the desired open space objectives or reduces the visual impact of the proposed development, and providing the overall subdivision density does not exceed the maximum gross density allowed by the designated land use.

10.3 Residential units shall be designed and located so as to minimize their visual mass. The Town will require exterior materials and colors which soften the appearance of the building and allow it to blend with the natural landscape.

10.4 The only materials to be used for road construction shall be those which soften the visual appearance and impact of the road. All road materials shall be approved by the Town Engineer.

10.5 Street lighting on hillside and ridge parcels shall be kept to the minimum necessary for safety. Light standards which minimize the dispersal of light shall be used in these areas.

ISSUE: Preservation of Neighborhood Character, Image, and Quality of Life Objective 11:

To preserve, maintain, and enhance the existing character, scale, and quality of life in San Anselmo's residential neighborhoods.

Policies:

11.1 New development, including rehabilitation and expansion projects, shall be of a scale, intensity, and design that integrates with the existing character of the surrounding neighborhood.

11.2 Medium- and large-scale development projects in both single-family and mixed residential areas shall provide for a variation in building heights and exterior wall and 731
roof articulation to avoid monotonous structures with a large, blank visual bulk and mass.

11.3 New developments of five or more units which overcrowd the local residential street network, and cannot make the necessary roadway improvements to mitigate the impact, will be required to be phased over a period of time or possibly be reduced in density. All roadway improvements will be paid for by the development creating the need for the improvements.

11.4 Cannabis Business Uses. The Town shall not allow any cannabis business uses within the Town limits except medicinal cannabis delivery from businesses located outside of the Town limits. Recreational cannabis delivery from businesses located outside of the Town limits may be allowed if required by state law.

ISSUE: Future Development and Public Utilities and Services Objective 12:

To maintain the current level of public services to the citizens of the Town and to continue to support improvements to public utilities as needed.

Policies:

12.1 To work with the special districts that provide water, sewer, and fire protection services in order to maintain and improve upon the present level of service.

12.2 To require all new development within the Town to be served by the public fire protection system and, where feasible, the public water and sewer system.

ISSUE: Maintenance of Adequate Water Service and Fire Flows in Hillside and Ridge Areas
Objective 13:

To ensure that existing and future development in hillside and ridge areas has a continuous supply of domestic water, adequate water to protect structures from domestic and wildfires.

Policies:

13.1 To encourage the Fire District to require sprinkler systems in new residential buildings which the Water District cannot supply with the ISO recommended fire flow.

13.2 New homes shall hook into MMWD's system where feasible.

If a water moratorium exists or public water cannot be provided, owners may construct potable water wells for new homes in accordance with the San Anselmo Municipal Code but shall connect to MMWD for their sole potable water supply as soon as water supplied by MMWD is available.

Objective 14:

To require homes and other improvements constructed in hillside and ridge or other high fire hazard areas to be designed to reduce the potential for a disastrous fire.

Policies:

14.1 To prohibit on street parking on public and private roadways which, due to their 732
width or circuitous routing, create problems for fire equipment access.

14.2 To prohibit the use of combustible roofing materials in residential areas that have a high wildfire potential (e.g., hillside and ridge areas).

14.3 To require brush clearance around structures which encroach on wild vegetative groundcover.

ISSUE: Sewage Treatment in Hillside and Ridge Areas
Objective 15:

To ensure that onsite sewage treatment systems do not create a potential health problem or contribute to a potential unstable slope condition.

Policies:

15.1 The Town will require all new development, where feasible, to be served by the Public Sanitation District.

15.2 Where it is not feasible to hook into the Sanitation District collection system, the builder must supply a copy of a sanitation engineer's report to the Town stating that disposal is feasible on the site from a health standpoint. Further, a professional geotechnical report by a professional engineer shall be supplied to the Town stating that the proposed wastewater disposal field will not result in contribute to any landslide or other adverse geologic condition.

ISSUE: Reduction of Potential Flooding Hazards
Objective 16:

To protect the community from danger to life and property caused by flooding.

Policies:

16.1 All new developments in the Town should be designed to minimize vegetation removal, soils compaction, and site coverage.

16.2 To only allow development within the 100-year floodplain which is consistent with the Town's adopted Protection of Flood Hazard Areas and Water Course Ordinance.

16.3 To inform the citizens of the community of existing and potential flooding problems on an ongoing basis.

16.4 To repair and improve the Town's storm drainage system to handle existing and projected runoff.

16.5 To prepare evacuation plans for flood-prone areas and distribute information to affected residents, businesses, and property owners.
733
ISSUE: Development in the Flood Zone
Objective 17:

To ensure that facilities needed to function in a natural disaster are not located in the floodplain or, if there is no other choice, that they are designed to function adequately under emergency conditions.

Policies:

17.1 Facilities designated as "critical" in the emergency preparedness plan should not be located in the 100-year floodplain, or if no other choice shall be designed to function adequately under emergency conditions.

ISSUE: Reuse of Surplus School District Lands
Objective 18:

To keep surplus School District lands in public ownership, while allowing some interim use of the property to allow the School District some financial return on its land holdings.

Policies:

18.1 The Town shall meet with the School Districts to determine the appropriate future use of surplus school sites whenever Districts contemplate reuse of these lands.

18.2 To encourage the School District to retain public ownership of surplus school sites because of the recreation and other physical assets that they provide for the greater community.

18.3 Ensure that reuse of public-school sites is compatible with adjacent land uses and intensity of development in the immediate area.

18.4 To adopt an ordinance which would allow the School District to lease surplus school sites for possible educational, light commercial, office, or other use which can be found compatible with the existing use of land around the surplus school site, and the community as a whole.

18.5 To encourage the involvement of all San Anselmo citizens on the issue of reuse or new use of surplus school sites.

Objective 19:

To stipulate the future use of all school sites in the Town of San Anselmo in the event that said sites cease to be used, in whole or in part, as public schools.

Policies:

19.1 It shall be the policy of the Town of San Anselmo to zone the following listed school sites for the future use designated in the table below:

School Future Use
Sir Francis Drake High School Single-Family Residential/Street Frontage Medium Density
Brookside School Single-Family Residential
Wade Thomas School Single-Family Residential
Red Hill School Single-Family Residential/ Above Elevation 150—Very Low Density
734
Hidden Valley School Single-Family Residential
ISSUE: Reuse of Private School and Church Sites
Objective 20:

To develop special zoning districts and design guidelines to regulate the reuse of private school and church sites identified on the General Plan Land Use Map.

Policies:

20.1 To ensure that reuse of existing private school and church sites is compatible with adjacent land uses and intensity of development in the immediate area.

20.2 To protect the unique natural and architectural features which make these sites a visual resource within the Town of San Anselmo.

20.3 To consider land use options for these properties which would preserve their unique visual or community resources. In the interim the following future uses will be allowed:

Schools Future Interim Use
Seminary Lands Single-Family Residential/Reuse of Historic Building High-Density Residential
Saint Anselms School Single-Family Residential
Sunny Hills Below 150 Mean Sea Level Multi-Family
Residential/ Above Elevation 150 Mean Sea
Level--Very Low Density Single-Family
Residential
E. Land Use Categories
Listed below are the basic land uses provided for in the General Plan. Each land use category includes a description of the type, density, and intensity of land use expected therein. The category descriptions also contain some of the criteria used in assigning their relative location within the planning area, and the objectives which each category is expected to achieve. The Planned Land Use Map shows the planned distribution of general land uses within the planning area.

Each residential land use category includes a population density range expressed in dwelling units per gross acre. The actual number of dwelling units permitted for any given residential parcel will be dependent on the environmental constraints of the site, and traffic safety characteristics of the roadways which provide access to the site, community design issues, and the housing objectives to be achieved.

The term 'gross acre' as used in the General Plan refers to all the land within the property lines of a given parcel or all the land within the boundary line of a given development proposed. The only land to be excluded in the calculation of gross acreage is any land within an established public right-of-way or adopted plan line.
735
The ultimate structural form and physical character of San Anselmo will be determined by the density and intensity of development allowed on existing undeveloped lands within the Town limits. The Town has decided that its visual image and character will be that of a small-town detached single-family residential community which provides for a more dense and intense form of development on lands adjacent to its central commercial core. The flatter lands of the valley floor, and lower hill slopes, will be predominantly detached single-family neighborhoods.

The density, and the intensity of residential development, will decrease rapidly to a very low level on the upper slopes and ridges of the hills and mountains which bound the community.

1. Residential
The categories of residential land use provided for in the San Anselmo General Plan are formulated so as to protect the visual character and quality of life in most of the Town's existing residential neighborhoods. However, the general plan does provide for some transition in residential character and form in and around the Town's central commercial area. Vacant lands within other established residential neighborhoods will be regulated so as to maintain and continue the existing character of development in the immediate area.

The density and intensity of residential development on existing vacant parcels of land on the upper slopes and ridges of hills in the planning area will be severely limited so as to protect the open space character and visual image of these areas. The following sets forth the permitted land uses, building types, and concentration of use in each residential category contained in the General Plan.
a. Very Low Density—Hillside and Ridge (1 Unit/Gross Acre or Less) The very low-density residential category is applied to those lands which constitute the Town's hillside and ridge areas. This land use category is intended to provide a density and intensity of residential development which will maintain the natural features of the land and associated landscape and protect the visible ridges in the community from development.

The lands designated on the Land Use Map as very low density are to be improved with singlefamily detached homes on various lot sizes. Many of the parcels within this category are large, and it is therefore possible to cluster detached dwelling units on individual lots to avoid environmental constraints and to further open space objectives. The number of units to be allowed on each parcel of land within this category will be based on the environmental constraints (e.g., slope, unstable soils, stream courses, etc.) and open space objectives associated therewith. The Town of San Anselmo has reviewed the development potential of each parcel in the hillside and ridge area. From this review emerged the maximum number of dwelling units to be allowed on each parcel. The maximum number of dwelling units to be allowed is designated in the official "Table of Hillside and Ridge Density Parcels" adopted by the Town Council. The Town Council may review and amend this table from time to time if such amendment would further the objectives of the General Plan.

The population density in the hillside and ridge areas associated with this land use category will not exceed a maximum of four (4) persons per gross acre. The only land use to be allowed 736
within this category include single-family detached dwellings, roadways, driveways, public uses similar to public parks, and public playgrounds, trail access easements, utility installations, state licensed small alcoholism and/or drug treatment facilities, small family day care homes, small pediatric day health and respite care facilities, small residential care facilities including those serving the elderly and persons with chronic life-threatening illness, and any other residential facility mandated by state or federal law, foster homes, and home occupations which are incidental and accessory to the allowed residential use. Other uses which are permitted by use permit include: large family day care homes and a limited number of second units. b. Single-Family Residential-Conservation (1 Unit/Gross acre or Less) The Single-Family Residential-Conservation designation is assigned to those residential properties that are one acre or more and are located at or above the 150-foot mean sea level elevation in the Town of San Anselmo, but outside of the land designated as Very Low Density (Hillside and Ridge). Much of the land above the 150-foot mean sea level elevation is visible from the Town's major roadways and established residential neighborhoods, and as such forms the major visual backdrop to the Town. In order to preserve the unique visual qualities of these lands, development is to be limited to a density of one unit per acre or less.

In order to maintain the visual quality of the lands above the 150-foot mean sea level elevation, the Town intends to review the building location, access, and exterior design of structures proposed for vacant lots in this area. The Town may also consider the effects of new development in this area on the public health and safety issues related to site improvements.

Design review may also apply to existing developed properties within the conservation area, if said review is necessary to protect the visual character of the hillside and the size of the proposed addition is large enough to warrant said review.

The population density in the single family residential-conservation area will not exceed 18 persons per gross acre. The only land uses to be allowed within this category include singlefamily detached dwellings, roadways, driveways, public uses similar to public parks, public playgrounds, trail access easements, utility installations, state licensed small alcoholism and/or drug treatment facilities, small family day care homes, small pediatric day health and respite care facilities, small residential care facilities, including those serving the elderly and persons with chronic life-threatening illness, and any other residential facility mandated by state or federal law, foster homes, and home occupations which are incidental and accessory to the allowed residential use. Other uses which are permitted by use permit include: large family day care homes and a limited number of second units.
c. Single-Family Residential (1-6 Units/Gross Acre)
The Single-Family Residential category is assigned to those residential areas with established neighborhoods which are characterized predominately by single-family detached homes on a typical suburban residential lot. The majority of the parcels (lots) in this category would have a lot size of 7,500 square feet or less. However, some lots larger than 7,500 square feet may be found in this area due to environmental conditions or topography. Much of the land above the 150-foot mean sea level elevation is visible from the Town's major roadways and established 737
residential neighborhoods, and as such forms the major visual backdrop to the Town. In order to maintain the visual quality of the lands above the 150-foot mean sea level elevation, the Town intends to review the building location, access, and exterior design of structures proposed for vacant lots in this area. The Town may also consider the effect of new development in this area on the public health and safety issues related to site improvements.

Design review may also apply to existing developed properties at or above the 150-foot mean sea level elevation, if said review is necessary to protect the visual character of the hillside and the size of the proposed addition is large enough to warrant said review.

The majority of the land within this residential category has already been subdivided and improved with single-family homes. However, there are existing vacant parcels of land dispersed throughout these low-density residential areas and redevelopment of existing singlefamily homes is anticipated. Future subdivision of vacant land within this category shall conform to the existing pattern of lot sizes within the neighborhood in which the land is located. New lots created through the subdivision of land shall be the same size as, or in some situations larger than, the existing lots in the immediate neighborhood.

The population density in the single-family residential category shall not exceed a maximum of eighteen (18) persons per gross acre. Land uses to be permitted include single-family detached dwellings, duplexes, triplexes, quadplexes, townhomes, public uses similar to public parks, public schools, public playgrounds, trail access easements, utility installations, state licensed small alcoholism and/or drug treatment facilities, small family day care homes, small pediatric day health and respite care facilities, small residential care facilities, including those serving the elderly and persons with chronic life-threatening illness, and any other residential facility mandated by state or federal law, foster homes, and home occupations which are incidental and accessory to the allowed residential use. Other uses which are permitted by use permit, include: churches, large family day care homes and a limited number of second units. d. Medium Density Residential (6-12 Units/Gross Acre)
The Medium Density Residential category is assigned to residential lots adjacent to Sir Francis Drake Boulevard and residential lots which abut or face commercial land uses. These properties will be developed duplexes, triplexes, quadplexes, townhomes, and standalone multifamily buildings..

The population density in the Medium Density Residential category shall not exceed a maximum of twenty-eight (28) persons per gross acre. The only land uses to be allowed within this category include duplexes, triplexes, quadplexes, townhomes, standalone multifamily buildings, public uses which are similar to public parks, public schools, and public playgrounds, state licensed small alcoholism and/or drug treatment facilities, small family day care homes, small pediatric day health and respite care facilities, small residential care facilities, including those serving the elderly and persons with chronic life-threatening illness, and any other residential facility mandated by state or federal law, foster homes, and home occupations which are incidental and accessory to the allowed residential use are permitted. Other uses permitted by use permit include: churches and large family day care homes. 738
Higher densities may be considered within these areas if such developments implement to a significant degree the social housing objectives of the General Plan. The Affordable Housing Overlay section describes how this can be done.
e. High Density Residential (13-30 Units/Gross Acre)
The High-Density Residential category is primarily assigned to residential lands near commercial areas outside the Town's Central Commercial core. The predominant form of residential development is expected to be multifamily apartment and condominium dwelling units in standalone buildings and/or in multi-building complexes. Multi-family housing is to be located within walking distance of commercial and employment areas in order to reduce the need for, and dependence on, the automobile for daily shopping trips.

The population density in the High Density Residential category is not to exceed a maximum of forty-two (42) persons per gross acre. Land uses to be permitted in this area include: singlefamily detached homes, duplexes, triplexes, apartments, condominiums, public uses which are similar to public parks, public playgrounds, and public schools, public parks, trail access easements, utility installations, state licensed small alcoholism and/or drug treatment facilities, small family day care homes, small pediatric day health and respite care facilities, small residential care facilities, including those serving the elderly and persons with chronic lifethreatening illness, and any other residential facility mandated by state or federal law, foster homes, and home occupations which are incidental and accessory to the allowed residential use. Other uses permitted by use permit, include churches, convalescent homes, bed and breakfast, and large family day care homes.

Higher residential densities may be considered within these areas through the application of the Affordable Housing Overlay District
f. Downtown Mixed Residential (6-30 Units/Gross Acre)
The Downtown Mixed Residential category is assigned to the residential lands west of the Town's Central Commercial area. These properties are planned to be improved with a mixture of single-family, duplex, triplex, quadplex, townhome, and multi-family apartments and condominiums. The intent is to have a mixture of residential densities on every street and block in the area so designated. Furthermore, there will be objective ministerial design review of all housing development and redevelopment to ensure visual compatibility with existing development in the area.

The population density in the Downtown Mixed Residential category shall not exceed a maximum of forty-two (42) persons per gross acre. Land uses to be permitted in this area include: single-family-detached homes, duplexes, triplexes, quadplexes, townhomes, apartments, and condominiums, public parks, public schools, and public playgrounds, utility installations, state licensed small alcoholism and/or drug treatment facilities, small family day care homes, small pediatric day health and respite care facilities, small residential care facilities, including those serving the elderly and persons with chronic life-threatening illness, and any other residential facility mandated by state or federal law, foster homes, and home occupations which are incidental and accessory to the allowed residential use. Other uses permitted by use permit, include churches, rooming houses, convalescent homes, bed and breakfast, 739
professional offices, and large family day care homes, and a limited number of second residential units.

Higher residential densities may be considered within these areas through the application of the Affordable Housing Overlay District
g. Affordable Housing Overlay (13-40 Units/Gross Acre)
The Town has found over the years that zoning land to allow for higher densities of development has not resulted in rental or sales prices that meet the needs of the community's low- and moderate-income households. The only result has been a change in the physical appearance and character of the community, and increased traffic.

The Town recognizes the needs of low and moderate income families and will provide within the Land Use Element an incentive to provide housing for these income groups. The Town will consider higher density for both rental and for-sale projects which provide at least forty (40) percent of the total dwelling units within the development for low-income families. Rental and for-sale unit projects which meet the objective will be considered in specified areas within the town. These areas will allow reduced floor area ratios and parking requirements to incentivize development of affordable housing. The areas which will be considered for higher densities will be designed in the future by the Town Council.

2. Commercial
San Anselmo does not have the type of a strong commercial or industrial base which would classify the community as a major employment area in Marin County. Most of the jobs available in San Anselmo are in the retail and residential services sector of the economy.

A report prepared by the Association of Bay Area Governments entitled "ABAG Projections— 87" projected a decreasing population in San Anselmo, combined with a relatively small increase in the number of jobs available in the community, and the number of households in the community. Slight job increases are projected in the retail and service sector over the next 20 years.

The jobs projections for San Anselmo do not indicate a need to plan for a large amount of commercial expansion in the community. Growth in jobs, though small, will be in service and office type uses, with some limited retail expansion.

The San Anselmo Chamber of Commerce supports policies which will encourage the expansion and attraction of nonresident-supported business enterprises. It appears that the primary businesses which can be encouraged to expand to implement this objective are restaurants, antique and other furniture stores, and specialty retail item stores. These enterprises would have to operate in conjunction with one another to first attract visitors to the area and to encourage visitors to have an extended stay (two or more hours) of browsing, shopping, and eating.

The Town appears to have adequate existing and planned commercial floor space to achieve this objective. Furthermore, the historic commercial core and commercial development along Sir Francis Drake Boulevard and Red Hill Boulevard are within reasonable walking distance from 740
one another. A factor which hinders the expansion of nonresident-supported business enterprises is the size of streets, and high volume of automobile traffic thereon, which tends to serve as a strong barrier to easy pedestrian circulation. Steps the Town could take to improve upon the environment for nonresident dependent business include improving pedestrian circulation and traffic movement, and to provide adequate and easily accessible parking for longer shopping trips into the community.

One of the primary concerns of commercial business in the historic core and along Red Hill Road and Greenfield Avenue is the need for additional convenient customer parking. The Chamber of Commerce has requested that the Town consider adopting policies which will address the need for more convenient parking.

The commercial area along San Anselmo Avenue is planned to remain the retail core of the community. Uses are expected to be a mixture of visitor and local serving commercial business.

The Central Commercial area should incorporate open space, a strong pedestrian element, and convenient parking to maintain its image as the hub of the community. The Town may consider special parking provisions for the area in order to reduce the time and trouble new businesses have with leasing commercial space in the area. The incorporation of a residential element into the variety and fabric of the commercial core could improve its function and vitality.

The older commercial structures located along Sir Francis Drake Boulevard west of the Hub present a potential traffic circulation and congestion problem. Most of these structures were constructed without off street parking. Furthermore, the heavy vehicular traffic volume along Sir Francis Drake Boulevard, combined with the inability to structurally expand the boulevard means that left turns onto business property in this area creates an unacceptable problem for vehicular circulation within the Town. As a result, commercial uses which generate significant amounts of traffic, if located in these structures, will cause further traffic congestion in an existing congested area. The Town intends to consider regulating businesses in this area to prohibit enterprises which are high traffic generators (e.g., fast food outlets and quick stop and shop stores).

The Town wants to maintain the small-town scale and character of its commercial areas. This will be attained by creative conservation of older buildings and close attention to new buildings to ensure that they are at a scale which is compatible with the existing character of the area.

Trademark designed buildings associated with many retail, food, and beverage service businesses will not be allowed in the Town's commercial areas. Development is to be consistent with Objective 6 and Policies 6.2-6.3 of the Land Use Element.

Limited commercial enterprises will be allowed at some points along major arterials and collector streets, provided these businesses primarily serve the residential areas in which they are located. The Plan recognizes the existing limited number of small neighborhood commercial and administrative professional offices along Center and Sir Francis Drake Boulevard.

The categories of commercial land use provided for in the General Plan recognize the diverse functions and roles each of the commercial areas will play in the community. The following 741
describes the permitted land uses, building types, and concentration of use in each commercial category found in the Plan.
a. Central Commercial (13-20 Units/Gross Acre)
The Central Commercial area can be found along portions of San Anselmo Avenue and Sir Francis Drake Boulevard between the Hub and Tunstead Avenue. This commercial area is expected to be the retail core of the community. Commercial enterprises in this area are expected to provide a continuity of commercial frontage and attractive area for pedestrian movement. Parking is not anticipated onsite but would be provided in public or common parking lots within walking distance of all downtown businesses.

Two types of businesses are expected in this area. The first type are primary attractors. These are businesses that draw customers from outside of the community. Such commercial activities include restaurants, specialty stores (antiques), fashion stores, variety stores, and apparel stores. The second type of uses are satellite businesses which rely on pedestrian movement generated by the primary attractors. These include such uses as small specialty shops, small food service outlets (ice cream and coffee), personal services (barber and beauty shops), and small boutiques. Offices would also be allowed, but to promote commercial activity in the area are encouraged to located above the ground floor.

Residential use in the form of multi-family housing will be allowed in the central commercial area. Residential uses can be provided for in a single structure or may be mixed with commercial activity in a single structure; the ground floor of every building should be utilized for commercial or commercial-related uses. However, the Town will consider the entire use concept for a building before determining the appropriate use of the ground floor.

Commercial activity in the central area is expected to be quite concentrated to encourage pedestrian movement. Although commercial development will be concentrated, the intensity of commercial development on individual lots or development sites could have floor area ratio (FAR) up to 2.0. The term "floor area ratio" as used in the General Plan is the total floor area of a building relative to the total area of the lot or development site. A 5,000 square foot lot with a floor area ratio of 1.5 could have 7,500 square feet of floor space in a building. Furthermore, the height of buildings in the central commercial area is to be compatible with surrounding buildings but shall not exceed 30 feet in height.
b. General Commercial (13-30 Units/Gross Acre)
The General Commercial land use designation is expected to provide for a wide range of commercial activities. These types of activities include supermarkets, food stores, retail activities, automobile service and repair, laundries, offices, restaurants, nurseries, and commercial services. Businesses in these areas would not rely on foot traffic for their customers but would be expected to draw from and accommodate automobile traffic. The majority of the businesses in these areas should be required to provide onsite parking for their customers.

However, in some situations, common parking facilities or special parking on street programs may be authorized.
742
Residential use will be allowed in the general commercial areas. Residential uses can be provided for in a single structure or may be mixed with commercial activity in a single structure; the ground floor of every building should be utilized for commercial or commercial-related uses. However, the Town will consider the entire use concept for a building before determining the appropriate use of the ground floor.

The concentration of commercial development in the General Commercial area will not be as great as it is in the commercial core. Commercial buildings in these areas may be more spread out and separated by off street parking spaces. The height of buildings in this category is to be compatible with surrounding buildings but shall not exceed 35 feet in height. The only exception would be existing buildings which are greater than 35 feet in height. c. Limited Commercial (13-30 Units/Gross Acre)
The areas designated as Limited Commercial on the General Plan Land Use Map will be regulated as to the intensity of commercial development allowed thereon. It is intended that commercial development allowed for on these properties will be low traffic generators or generate an equal or lesser number of trips during the a.m. and p.m. peak hours than the existing uses as of July 22, 1997, (the determination for vacant buildings will be the most recent use between February 26, 1991, and July 22, 1997, on Sir Francis Drake Boulevard). Examples of uses which are expected to be low traffic generators include specialized enterprises such as furniture and antique stores, specialty boutiques, bookstores, art galleries, and personal services such as barber shops and beauty shops. The types of commercial activity which will not be allowed in the Limited Commercial area include fast-food restaurants, convenience food stores (when not in combination with a gasoline station), and medical office types of uses and services.

The determination as to whether or not a commercial use would be allowed within this Limited Commercial area will be based upon the total number of traffic trips typically generated by that business. Commercial uses which will disrupt the flow of traffic on Sir Francis Drake Boulevard or uses which would have a detrimental effect on the residential neighborhoods adjacent to Sir Francis Drake Boulevard will not be allowed. The intent of this Limited Commercial area is to ensure that the businesses which operate within this area will not be disruptive to the flow of traffic on the boulevard or the nearby residential neighborhood.

Residential use will be allowed in the limited commercial area. Residential uses can be provided for in a single structure; the ground floor of most buildings should be utilized for commercial or commercial-related uses. However, the Town will consider the entire use concept for a building before determining the appropriate use of the ground floor.

The concentration of commercial development in this area is expected to be lower than in the Central and General Commercial districts. Building heights are to be compatible with buildings in the surrounding area, but shall not exceed 35 feet in height. 743
d. Neighborhood Commercial/Mixed Residential (13-20 Units/Gross Acre) The Neighborhood Commercial/Mixed Residential designation is intended to allow very limited commercial uses on certain properties within predominantly residential areas of San Anselmo.

The land use designation will allow properties so classified to either be improved with residential units (predominantly single family) or limited commercial uses which are compatible with the residential area. Commercial uses which are compatible with residential areas would not result in traffic impacts any greater than if the property were improved residentially.

Compatibility implies that limited commercial uses would also not result in noise, light, glare, or aesthetic impacts that would conflict with a residential environment.

Neighborhood Commercial areas provide convenience goods and services to local residents without disrupting the residential character of the area. They are necessarily small in size, and oftentimes may consist of a single mom-and-pop store. Other typical uses include barber shops, beauty shops, cleaners, shoe repair, hardware stores, and small pharmacies. Small professional offices may also be allowed in this category.

Neighborhood Commercial uses are considered desirable when located at intersections and developed in areas where residents can walk rather than drive to do business. Additional neighborhood centers may be needed beyond those shown on the map, depending upon the desires of residential communities within the town.

The concentration of commercial development within the area will be quite limited. Most often, commercial development will be limited to one or two parcels, but in some situations, there may be more parcels devoted to this use. Floor area ratios could be up to 1.0, except that the maximum floor area ratio for housing development projects (as defined in California Government Code Section 65589.5(h)(2)) with eight to ten units is 1.25; and the height of the commercial structures must be compatible with those of the residences in the area, but shall not exceed 30 feet in height.
e. Professional (13-20 Units/Gross Acre)
It is the intention for the uses permitted within the Professional designation to act as buffers between C-2 Central Commercial and Residential Districts. It is further intended to allow professional uses which are reasonably compatible with adjacent residential uses, and particular emphasis shall be given to avoid problems of traffic, noise production, and other detriments to a residential neighborhood.

3. Parks and Open space
This land use category is intended to designate existing and planned parks, recreation facilities, and natural open space areas. The open space areas identified as contributing to the Town's natural setting and community image fall into this category and are designated as Open Space on the Planned Land Use Map or shown on the open space map. The open space land use issues are dealt with in more detail in the Open Space Element of the General Plan. Areas designated as parks on the Planned Land Use Map are not intended to be developed with anything other than small structures which accommodate the citizens of the community as it relates to recreation. Commercial structures will not be allowed in the parks. The parks will only be improved with facilities for which the park was intended (e.g., tennis courts, baseball diamonds, and open playfields).
744
It is the objective of the General Plan to have all areas identified as "open space” on the Planned Land Use Map or Open Space Map to remain in their natural state without any development at all. However, should the Town be unable to acquire, or set aside the parcels identified on the Open Space Map as permanent open space parcels, a very limited form of residential development would be allowed. Development is to conform to Objective 3, Policy

3.1 of the Open Space Element. Residential development within the current Town limits would be no greater than one unit per acre, and in many instances may be even less dense for those properties listed on the Table of Hillside and Ridge Density Parcels. Building coverage on these properties would be no greater than 15 percent per gross acre.

Policies
LU-E.3-1: Memorial Park may not be utilized as a flood detention basin, nor may any nonrecreational uses be permitted that adversely affect or reduce the recreational amenities at the Park.

LU -E.3-2: No public land parcel occupied by Memorial Park may be sold or transferred by the Town without approval by the citizens of San Anselmo as part of a general election.

4. Public Facilities
This category is a catch-all for all public land uses not included in the afore-described categories. Examples include the Town Hall, Police Department, Fire Service buildings, the Public Library, parks, public parking lots, public schools, and water tank sites. Residential uses may be permitted within the PF District.

The intensity of development allowed on the public facilities parcels will be determined by the function or purpose these facilities were designed to serve. As an example, the Town Hall would have a greater intensity of use than a water tank located on a nearby hillside in the town.

5. Community Facilities
This category is applied to certain Town-owned properties and allows for private use of said properties when appropriate. Examples include the Isabel Cook Community Center and Robson Harrington House.

The hierarchy of use for Community Facilities parcels shall be in the following order, assuming substantially comparable lease terms.

1. Public use by the Town.

2. Rental to non-profit community organizations.

3. Rental to other private entities.

F. Implementation
The California Government Code Section 65860 requires that a "county or city zoning ordinance shall be consistent with the general plan of the county or city by January 1, 1974. A zoning 745
ordinance shall be consistent with a city or county general plan only if: (1) the city or county has officially adopted such a plan, and (2) the various land uses authorized by the ordinance are compatible with the objectives, policies, general land uses, and programs specified in such a plan." In a related action, the legislature amended the state Subdivision Map Act, requiring that tentative and final maps not be approved unless the design and improvement were found to be consistent with applicable specific and general plans (Govt. Code Sec. 66473.5).

Uses must be consistent with all elements of the general plan and not just the land use element and map. (The law is unclear about whether the uses must be consistent with only the seven required elements.) For there to be a finding of consistency the plan must be complete. In addition, the plan must be "an integrated, internally consistent and compatible statement of policies for the adopting agency" (Govt. Code Sec. 65300.5).

Consistency is measured by three parameters: use, boundaries, and time.

1. The zoning ordinance should be considered consistent with the general plan when the allowable uses and standards contained in the text of the zoning ordinance tend to further the policies in the general plan and do not inhibit or obstruct the attainment of these articulated policies.

2. The boundaries of land use areas on the land use map are intended to be ambiguous in order for the Planning Commission and Town Council to adjust land use regulations to factors that are too localized to be reflected on the general plan. Thus, boundaries are intended to be flexible and land uses not shown on the map may be consistent if they are small in area and if they are consistent with the written goals and policies of the plan.

3. As discussed, a use must not preclude ultimate achievement of the goals and policies at the planned time. A use may not be permitted prematurely in an area reserved for future development even if it is consistent with the land use map. It must also be consistent with the objectives and policies as well.

Code Revisions

1. Zoning Ordinance and Map
The top priority for implementation would be the revision of San Anselmo's Zoning Ordinance and Zoning Map to be consistent with the revised general plan. Ordinance amendments would include rewriting the residential and commercial sections of the code to incorporate the density and intensity provisions of the revised general plan. Updating the parking requirements of the code and providing an Affordable Housing Overlay section in the Code. Special provisions could be written into the code to provide that existing uses with a density or intensity of use greater than the revised plan could continue as legal permitted uses.

2. Subdivision Ordinance
The subdivision ordinance should be reviewed and updated to conform with the Subdivision Map Act. In addition, the ordinance can be modified to require a developer to pay certain impact fees to 746
cover the costs to the community that are directly attributable to the development.

Future Planning

1. Affordable Housing Overlay Areas Map
The Town will conduct a more detailed study of existing land uses and parcel sizes in the designated High Density Residential, General Commercial, and other areas to determine which sites are most appropriate as affordable housing areas. The objective of the study is to map parcels which are considered appropriate Affordable Housing Overlay sites.

2. Central Commercial Circulation and Parking Study
The Town will conduct a study of the traffic circulation and parking activity in the Central Commercial area. The purpose of the study is to develop a program to improve traffic circulation, parking opportunities, and evolve a method to finance any needed improvements. Businesses in the area will be invited to participate in the study.

3. Design Review in the Single-Family Residential-Conservation Category Prior to enacting an ordinance to implement the objectives of the Single­Family ResidentialConservation area the Town will conduct studies and hold workshops to determine when and where the discretionary power of design review will be used for new development on vacant lots, and when design review will be required for proposed expansion or reconstruction of existing buildings in the area. The staffing requirements to implement these objectives will also be studied. The purpose of the study is to determine the degree of flexibility which will be incorporated into the ordinance.

4. Historic Preservation Ordinance
The Town will prepare a historic preservation ordinance which will not only protect the visual and design character of existing historic buildings in the community but will establish a procedure and guidelines for new building construction in areas of the community which contain examples of San Anselmo's architectural heritage.

5. Park Land Zoning Ordinance
The Town shall prepare a park lands zoning ordinance, which shall apply to all park lands so designated on the General Plan land use map. The ordinance will implement and be consistent with the General Plan land use criteria for Parks set forth in Section E.3 of the Land Use Element.
747

EXHIBIT B

GENERAL PLAN LAND USE DIAGRAM AMENDMENTS

EXISTING LAND USE DIAGRAM
748

GENERAL PLAN LAND USE DIAGRAM AMENDMENTS

PROPOSED LAND USE DIAGRAM
749

EXHIBIT C

SAFETY ELEMENT
See Next Page
750
San Anselmo Safety Element i
2023
Town of San Anselmo

SAFETY ELEMENT
DRAFT
JUNE 2023
ATTACHMENT 9
PAGE 1
751
San Anselmo Safety Element iii
Table of Contents
EXECUTIVE SUMMARY ............................................................................. 1 Conditions in San Anselmo and Focus of the Safety Element .............................................. 1 INTRODUCTION.......................................................................................... 2 Purpose and Scope of the Safety Element............................................................................ 2 Element Organization ............................................................................................................ 2 Consistency with Other Elements.......................................................................................... 2 Consistency with the 2018 Marin County Multi-jurisdictional Hazard Mitigation Plan............ 4 Emergency Operation Plans.................................................................................................. 4 Marin County Community Wildfire Protection Plan................................................................ 4 Town of San Anselmo Climate action plan 2030................................................................... 5 Marin Water Biodiversity Fire and Fuels Integrated Plan ...................................................... 5 Regulatory Environment ........................................................................................................ 5 HAZARDS / TRENDS .................................................................................. 8 Disaster mitigation, preparedness, response, and recovery.................................................. 8 Seismic and Geologic Hazards............................................................................................13 Flooding Hazards.................................................................................................................18 Fire Hazards ........................................................................................................................21 Weather Related hazards....................................................................................................24 Climate Adaptation ..............................................................................................................24 GOALS, POLICIES, AND ACTIONS..........................................................27 ATTACHMENT 9
PAGE 3
752
Safety Element Admin Draft
San Anselmo Safety Element 1
Executive Summary
Conditions in San Anselmo and Focus of the Safety Element The Town of San Anselmo (Spanish for 'Saint Anselm') is an incorporated municipality in Marin County, California, United States. San Anselmo is located 1.5 miles (2.4 km) west of San Rafael and approximately 20 miles north of San Francisco, at an elevation of 46 feet (14 m) above mean sea level. The Town is bordered by San Rafael to the east, Fairfax to the west, and Ross to the south. Situated in a series of small valleys created by streams bordered by moderate to steep hillside slopes and ridge tops, all but a sliver of San Anselmo lies within the 28-square-mile Ross Valley Watershed that flows into San Francisco Bay. The Town's natural skyline is dominated by the hills of Ross Valley, which include Red Hill and Grove Hill to the north. Bald Hill to the southwest, Moore Hill to the east, and Mount Tamalpais to the south.

The Town faces serious risks that can adversely impact the overall community safety, which includes, though are not limited to, earthquakes, geological instability leading to landslides, wildland fires, flooding and dam inundation, high winds and extreme weather, and drought. Having experienced these events in the past, the Town anticipates them occurring in the future, with some of them potentially increasing in frequency and intensity as a result of climate change.

Increasing temperatures may increase the risk of wildland fires and extended droughts. Winter storms are anticipated to increase in intensity, potentially leading to flooding in new areas or creating unstable conditions along hillsides and slopes.

The Safety Element focuses on identifying public safety risks and creating a unique set of goals, policies, and implementation actions that address hazards applicable to San Anselmo. The Safety Element will allow the Town to address and prepare for these hazards, thereby reducing impacts on the community. The Safety Element is one component of the San Anselmo General Plan and strives to align itself with the other mandatory elements, as required by California law, including (1) Land Use Element, (2) Circulation Element, (3) Open Space Element (4) Conservation Element, (5) Town Parks, Recreation, and Public Facilities Element, (6) Noise Element and the (7) Scenic Highways (Parkway) Element. San Anselmo also participated in the Marin County Multi-Jurisdictional Hazard Mitigation Plan, which the Town originally adopted on April 14, 2004, and subsequently revised and adopted on January 24, 2018. The County is currently updating this document, which should be completed in 2023. Adoption of this plan makes the Town eligible to apply for federal hazard mitigation grant funding that can be used to mitigate many of the naturally occurring hazards identified in San Anselmo.

The Town of takes great pride in its responsibility to safeguard the well-being of its community members. Among other things, this includes adequately anticipating potential emergencies caused by natural and human-caused hazards and planning response strategies in the event of emergencies and disasters. This element provides the necessary context to understand the hazards that threaten the community and outlines policies and practices that take tangible steps toward ensuring the community's continued prosperity.

ATTACHMENT 9
PAGE 5
753
Safety Element Admin Draft
2 San Anselmo Safety Element
Introduction
Purpose and Scope of the Safety Element
The Safety Element is one of seven mandatory elements of the General Plan. The principal purpose of the element is the identification of potential risks within the Town that pose a threat to the community's welfare, public health, and overall safety. Recurrent updates to the Safety Element ensure that the goals, policies, and implementation actions remain relevant and responsive to the community's changing needs. Table 1.1 displays what state law, specifically California Government Code Section 65302(g)(1), identifies as the potential safety risks that should be examined in each Safety Element.

Table –1.1: Required Safety Element Hazards (CA Gov Code Section 65302(g)(1)) Seismically Induced Surface Rupture Subsidence
Ground Shaking* Liquefaction (areas with shallow groundwater [<50 feet]) * Ground Failure* Slope Instability leading to Mudslides and Landslides* Flooding* Other Geologic Hazards known to the legislative body* Tsunami Wildland and Urban Fires*
Seiche Climate Change*
Dam Failure* Evacuation*
Other Seismic Hazards identified under Chapter 7.8 (commencing with Section 2690) of Division 2 of the Public Resources Code
Hazards denoted in bold are potential hazards relevant to The Town of San Anselmo.

Each Safety Element must also geographically identify each hazard's risk location and potential extent using a map, primarily those risks about flooding, seismicity, fires, and evacuation.

Element Organization
This element is organized to be consistent with the other General Plan Elements. The goals, policies, and implementation programs provide declarative statements about The Town's approach to safety-related issues. A definition of these key terms is provided below:

Goal: A general statement of the desired community outcome. It is denoted as Goal S-X in this element.

Policy: Policies are actions a community will undertake to meet its goals. They are denoted as Policy S-X.X in this element.

Implementation Action/Programs: A list of recommended programs and future actions necessary to achieve the declared element goals and policies; implementing actions are denoted as Action S-X.Xa.

Together, the goals, policies, and implementation actions/programs in this element provide a framework for decisionmaking related to the general safety of the San Anselmo community.

Consistency with Other Elements
Integrating safety considerations throughout the General Plan creates a consistent framework that prioritizes the community's well-being. The San Anselmo Safety Element is an essential component of the General Plan and works in tandem with other elements to guide these efforts.

ATTACHMENT 9
PAGE 6
754
Safety Element Admin Draft
San Anselmo Safety Element 3
Land Use
The Land Use Element is particularly responsive to natural hazards. Understanding the natural and human-caused hazards that threaten a community can help reduce the possibility of disaster by avoiding the designation of sensitive land uses in hazard-prone areas. Several goals within the Land Use Element are focused on protecting and enhancing the community as part of the development and entitlement process. Specifically, Land Use Objectives 16 and 17 and subsequent policies address flooding hazards.

Circulation
San Anselmo's Circulation Element is based on a desire to preserve the natural and small-town character of the community. Accordingly, the Town's circulation network will be designed to accommodate existing and anticipated traffic, but traffic will not be allowed to dominate or dictate to quality of life in the community. The Town's goal is to maintain the residential quality of all local streets in the community. Coordination between the Circulation and Safety Element is an important component of comprehensive planning. The Circulation Element can influence public health and safety by addressing traffic congestion on roads designated as evacuation routes during emergencies and redefining truck routes to avoid residential and other heavily populated areas.

Open Space
The Open Space Element formulates a strategy designed to preserve priority open space lands in the town boundaries and its adjacent 'sphere of influence.' The attainment of the open space objectives requires the cooperation of property owners, residents, community leaders, citizens, and elected officials of the incorporated and unincorporated communities adjacent to San Anselmo. Preserving open space lands needs to be accomplished by balancing both the Town's interests and property owners' rights.

Conservation
The Conservation Element is designed to minimize the environmental harm and disruption of natural features, particularly in the hillside and unstable soil areas. Establish policies and practical guidelines for the prevention of erosion, the stabilization of soils, and the protection of the watershed necessary to minimize excessive water runoff.

Protect creeks from pollution and against any unnecessary disturbance of the natural contours and vegetation of the banks. Preserve and protect significant habitats for fish, wildlife, and flora.

Parks, Recreation, and Public Facilities
The Parks, Recreation, and Public Facilities Element focuses on preserving San Anselmo's parks and recreational facilities. It is specifically concerned with expanding the Town's existing recreational facilities inventory and broadening the range of services. These assets enhance San Anselmo's character, help create a unique and pleasant atmosphere for residents and visitors, and provide a valuable physical fitness resource for the community. It also establishes policy when dealing with public facilities, such as the location of the buildings themselves, acquiring property to expand these facilities, as well as addressing sanitary services, storm drainage, and flood control. This element can be aligned with the safety element to ensure the proper policies and procedures are in place to ensure public facilities are located and maintained to provide peak efficiency for the Town and its residents.

Noise
The Noise Element seeks to limit the community's exposure to excessive noise levels by identifying sources and acceptable thresholds for noise and establishing policies to ensure compatibility between land uses and the community's noise environment. It also provides a basis for comprehensive local programs to control and abate environmental noise and protect residents from excessive exposure.

ATTACHMENT 9
PAGE 7
755
Safety Element Admin Draft
4 San Anselmo Safety Element
Scenic Highways (Parkway) Element
The Scenic Highways (Parkway) Element is a mandatory General Plan Element as established through California Government Code Section 65302. The purpose of the Element is to improve the appearance and aesthetic quality of the planning area's main thoroughfares, especially the entryways to the community. Alignment of this element with the Safety Element aids in the establishment of policies influencing evacuation for the Town.

Housing
The Housing Element is more closely associated with land use and incorporates many safety considerations into its goals and objectives. Building practices and codes addressed in the Housing Element contribute to community safety by improving the built environment's resiliency to natural and human-caused hazards. Additionally, the Housing Element can help identify vulnerable populations and inform the Safety Element to ensure proper protections are in place.

Consistency with the 2018 Marin County Multi-jurisdictional Hazard Mitigation Plan The 2018 Marin County Multi-Jurisdictional Hazard Mitigation Plan (MJHMP), approved and adopted by the Town of San Anselmo on January 9, 2018, serves three primary purposes: 1) Provide a comprehensive analysis of the natural and human-caused hazards that threaten the Town, with a focus on mitigation; 2) Ensure the Town of San Anselmo remains eligible to receive additional federal and State funding to assist with emergency response and recovery, as permitted by the federal Disaster Mitigation Act of 2000 and California Government Code Sections 8685.9 and 65302.6; and 3) Complement the efforts undertaken by the Safety Element. The MJHMP complies with all requirements set forth under the federal Disaster Mitigation Act of 2000 and received approval from the Federal Emergency Management Agency (FEMA) in 2018. Sections of the Safety Element are supplemented by the MJHMP, which is incorporated by reference in this element, as allowed by California Government Code Section 65302(g).

Emergency Operation Plans
The Marin Operational Area (OA) Emergency Operations Plan (EOP) addresses the planned response to extraordinary emergency situations associated with large-scale disasters affecting Marin County. The Marin OA consists of the cities/towns, special districts, and the unincorporated areas within the county. The plan also addresses integration and coordination with other governmental agencies when required. This document serves as a planning reference and a basis for effective response to any hazard threatening Marin County. This is accomplished through the following:
• Establishes the emergency management organization required to mitigate any significant emergency or disaster affecting the Marin OA.
• Establishes the overall operational concepts associated with Marin County's Emergency Operations Center (EOC) activities and the recovery process.

The 1999 Town of San Anselmo EOP identifies the Town's emergency planning, organization, and response policies and procedures and how they are integrated and coordinated with other governmental entities when required. The plan addresses how preparation and response to extraordinary events or disasters should occur as well as recovery from these types of events.

These documents are used as references when establishing emergency procedures and policies within the Safety Element.

Marin County Community Wildfire Protection Plan
The Marin County Community Wildfire Protection Plan (CWPP) provides a scientifically based assessment of wildfire hazard and threat to homes in Marin County, California's wildland urban interface (WUI). The CWPP was developed through a collaborative process involving Marin County fire agencies, county officials, county, state, and federal land ATTACHMENT 9
PAGE 8
756
Safety Element Admin Draft
San Anselmo Safety Element 5
management agencies, and community members. The purpose of the CWPP is to provide fire agencies, land managers, and other stakeholders with guidance and strategies to reduce fire hazard and the risk of catastrophic wildfires in the WUI, while promoting the protection and enhancement of the county's economic assets and ecological resources. This plan does not directly affect the Town as it was developed for jurisdictions subject to the Marin County regulations and policies; however, this document can be used as a guide when developing policies in the Safety Element.

Town of San Anselmo Climate action plan 2030
The Climate Action Plan (CAP) is the community's tool to develop the strategies and guide the implementation of local, measurable actions needed to (1) mitigate climate change by dramatically reducing our greenhouse gas emissions (GHG) while also sequestering GHG from the atmosphere, and (2) prepare for and adapt to increasing extremes and impacts. While the CAP's primary metrics currently address the reduction of greenhouse gas emissions (mitigation), metrics for adaptation and resiliency actions have been added, which will be further expanded with more milestones over the next several years. The CAP is integrated with the Town's other emergency preparedness and ecosystem conservation efforts and is reviewed and updated annually with the Town's Sustainability Commission. The Safety Element is a key component when developing climate adaptation projects and actions within the CAP and is referenced to ensure consistency between the documents.

Marin Water Biodiversity Fire and Fuels Integrated Plan The Biodiversity, Fire, and Fuels Integrated Plan (BFFIP, or Plan) describes actions that the Marin Municipal Water District (MMWD) will take over many years to minimize fire hazards and maximize ecological health within its watershed lands. The purpose of the BFFIP is to define and guide the methods to minimize risk from wildfires while simultaneously preserving and enhancing existing significant biological resources. This plan does not directly affect the Town as it was developed for the MMWD jurisdiction and properties adjacent to San Anselmo; however, this document can be used as a guide when developing policies in the Safety Element.

Regulatory Environment
California Government Code 65302(g)(1)
California Government Code Section 65302(g)(1) establishes the legislative framework for California's safety elements.

This framework consolidates the requirements from relevant federal and state agencies, ensuring that all cities comply with the numerous statutory mandates. These mandates include:
• As applicable, protect against significant risks related to earthquakes, tsunamis, seiches, dam failure, landslides, subsidence, flooding, and fires.
• Including maps of known seismic and other geologic hazards. • Where applicable, address evacuation routes, military installations, peak-load water supply requirements, and minimum road widths and clearances around structures related to fire and geologic hazards. • Identifying areas subject to flooding and wildfires.
• Avoid locating critical facilities within areas of high risk. • Assessing the community's vulnerability to climate change. • Include adaptation and resilience goals, policies, objectives, and implementation measures.

California Government Code Sections 8685.9 and 65302.6
California Government Code Section 8685.9 (also known as Assembly Bill 2140 or AB 2140) limits California's share of disaster relief funds paid out to local governments to 75 percent of the funds not paid for by federal disaster relief ATTACHMENT 9
PAGE 9
757
Safety Element Admin Draft
6 San Anselmo Safety Element
efforts. However, if the jurisdiction has adopted a valid hazard mitigation plan consistent with DMA 2000 and has incorporated the hazard mitigation plan into the jurisdiction's General Plan, the State may cover more than 75 percent of the remaining disaster relief costs. All cities and counties in California must prepare a General Plan, including a Safety Element that addresses various hazard conditions and other public safety issues. The Safety Element may be a standalone chapter or incorporated into another section as the community wishes. California Government Code Section 65302.6 indicates that a community may adopt an LHMP into its Safety Element as long as the LHMP meets applicable state requirements. This allows communities to use the LHMP to satisfy state requirements for Safety Elements. As the General Plan is an overarching long-term plan for community growth and development, incorporating the MJHMP into it creates a stronger mechanism for implementing the MJHMP.

California Government Code 65302(g)(3) adopted through SB 1241 (2012) California Government Code Section 65302(g)(3) requires the Safety Element to identify and update mapping, information, goals, and policies to address wildfire hazards. As part of this requirement, any jurisdiction that includes State Responsibility Areas or Very High Fire Hazard Severity Zones in the Local Responsibility Areas (LRA), as defined by the California Board of Forestry and Fire Protection (Board), is required to transmit the updated element to the Board for review and approval.

California Government Code 65302(g)(4) adopted through SB 379 (2015) California Government Code Section 65302(g)(4) requires the Safety Element to address potential impacts of climate change and develop potential strategies to adapt/mitigate these hazards. Analysis of these potential effects should rely on a jurisdiction's Local Hazard Mitigation Plan or an analysis that includes data and analysis from the State of California's Cal-Adapt website.

California Government Code 65302(g)(5) adopted through SB 99 (2019) California Government Code Section 65302(g)(5) requires the Safety Element to identify evacuation constraints associated with residential developments, specifically focused on areas served by a single roadway.

California Government Code 65302.15(a) adopted through AB 747 (2020) and AB 1409 (2021) California Government Code 65302.15(a) requires upon the next revision of a Local Hazard Mitigation Plan on or after January 1, 2022, or beginning on or before January 1, 2022, if a local jurisdiction has not adopted a local hazard mitigation plan, the safety element to be reviewed and updated as necessary to identify evacuation routes and their capacity, safety, and viability under a range of emergency scenarios. The bill would authorize a city or county that has adopted a local hazard mitigation plan, emergency operations plan, or other document that fulfills commensurate goals and objectives to use that information in the safety element to comply with this requirement by summarizing and incorporating by reference that other plan or document in the safety element.

National Flood Insurance Program
The National Flood Insurance Program (NFIP) was created in 1968 to help communities adopt more effective floodplain management programs and regulations. The Federal Emergency Management Agency is responsible for implementing the NFIP and approving the floodplain management plans for participating cities and counties. The Town of San Anselmo joined the NFIP in 1977 and currently implements the program through Title 7, Chapter 11 of the San Anselmo Municipal Code, which administers flood/stormwater management regulations in the Town.

Alquist-Priolo Earthquake Fault Zoning Act
The Alquist-Priolo Earthquake Fault Zoning Act (California Public Resources Code [PRC], Chapter 7.5, Section 2621- 2699.6) was intended to reduce the risks associated with surface faults and requires that the designated State Geologist identify, and map "Earthquake Fault Zones" around known active faults. Per PRC Section 2623 a, cities and counties shall require a geologic report defining and delineating any hazard of surface fault rupture before the approval ATTACHMENT 9
PAGE 10
758
Safety Element Admin Draft
San Anselmo Safety Element 7
of a project. If the jurisdiction finds no undue hazard of that kind exists, the geologic report on the hazard may be waived with the State Geologist's approval. For a list of project types, please refer to PRC Section 2621.6. No AlquistPriolo Earthquake Fault Zones run through San Anselmo; therefore, it is not a topic of concern addressed in this document.

Seismic Hazards Mapping Act
The Seismic Hazards Mapping Act (California Public Resources Code, Chapter 7.8, Section 2690-2699.6) created a statewide seismic hazard mapping and technical advisory program in 1990 to help cities and counties more effectively address the effects of geologic and seismic hazards caused by earthquakes. Under PRC 2697, cities and counties shall require a geotechnical report defining and delineating any seismic hazard before approving a project located in a seismic hazard zone. If the jurisdiction finds that no undue hazard of this kind exists based on information resulting from studies conducted on sites near the project and of similar soil composition to the project site, the geotechnical report may be waived. After a report has been approved or a waiver granted, subsequent geotechnical reports shall not be required, provided that new geologic datum, or data, warranting further investigation is not recorded. Each jurisdiction shall submit one copy of each approved geotechnical report, including the mitigation measures to be taken, if any, to the State Geologist within 30 days of its approval of the report. For a list of project types, please refer to PRC Section 2693. Due to the presence/potential of seismic hazards within the Town, the studies outlined above may be required during the development review process.

Cortese List
Government Code Section 65962.5 (typically referred to as the "Cortese List") identifies sites that require additional oversight during the local permitting process as well as compliance with the California Environmental Quality Act (CEQA). The list is generally a compilation of properties and businesses that generate, store, and/or have been impacted by the presence of hazardous materials/wastes. Many properties identified on this list may be undergoing corrective action, cleanup, or abandoned and in need of these activities. The Town regularly checks federal and state agencies that maintain this list to verify any locations within San Anselmo that contain these sites.

ATTACHMENT 9
PAGE 11
759
Safety Element Admin Draft
8 San Anselmo Safety Element
Hazards / Trends
Disaster mitigation, preparedness, response, and recovery The ability to anticipate, evaluate, and mitigate potential risks posed by natural and human-caused hazards is paramount to a community's longevity. Although this element specifically addresses natural and human-caused hazards, emergency preparedness involves many more considerations beyond identifying the hazards themselves.

The Emergency Preparedness section consolidates and briefly describes The Town of San Anselmo's hazard prevention and response strategies.

Police Services
The Central Marin Police Authority (CMPA) is a full-service police agency for the communities of Corte Madera, Larkspur, San Anselmo, and portions of Greenbrae that was created on January 1, 2013. Formed under a Joint Powers Agreement (JPA) between the communities it services, two members from each City/Town Council oversee the CMPA
and are on the CMPA Police Council. General
management of the CMPA is the function of the JPA’s
Management Committee that is comprised of the City and
Town Managers of each jurisdiction, while operational
function is assigned to the Chief of Police. The CMPA
provides police services to these communities, comprising approximately 35,000 residents.

Fire Services
Ross Valley Fire Department is a consolidated department with the mission of protecting lives, property, and the environments of the communities of Ross, San Anselmo,
Sleepy Hollow, and Fairfax through education, prevention, and community service. Ross Valley Fire Department is
governed by a JPA, that includes the Town of San Anselmo; the Town of Fairfax; the Town of Ross; and the Sleepy
Hollow Fire Protection District.

The Ross Valley Fire Department is an all-risk, full-time professional fire department with a total of four stations staffed with four engine companies that include firefighter EMTs and/or Paramedics 24 hours per day, 365 days per
year. The department responds to all requests for
emergency and non-emergency assistance within their
service area as well as neighboring areas of Marin, and state or nationwide on an automatic or mutual-aid basis. Services provided by the department include fire suppression (urban fires, wildland, and vegetation fires), emergency medical services, fire prevention and inspection, community education (Community Emergency Response Team [C.E.R.T.] training), hazardous materials spills and leaks, vehicle accidents, and disaster response (floods and landslides).

The incorporated boundaries of the Town are within the Ross Valley Fire Department Local Responsibility Area (LRA).

Outside of the Town of San Anselmo proper boundaries and adjacent to the Town, there are lands that are within the State Responsibility Area (SRA). The SRA is served by the Marin County Fire Department (responsible for initial response in the SRA) and augmented by the California Department of Forestry and Fire Protection (CAL FIRE) should the initial response escape containment and further aid be required.

Ross Valley firefighters fight an early morning structure fire in Sleepy Hollow.

ATTACHMENT 9
PAGE 12
760
Safety Element Admin Draft
San Anselmo Safety Element 9
Emergency Management
Emergency management is provided by the Marin County Sheriff's Department Office of Emergency Services (OES).

This division provides all aspects of emergency management, including disaster mitigation, preparedness, response, and recovery activities.

Preparedness (Emergency Operations Plan)
The Emergency Operations Plan (EOP) is primarily responsible for identifying the Town's emergency management strategies. Preparedness activities focus on ensuring Town Departments are adequately trained and prepared for future hazard events as well as ensuring the Town's Emergency Operations Center (EOC) is ready and capable of supporting Town needs in the event of an emergency.

Response
Emergency response activities typically focus on actions necessary to save lives and prevent further property damage during an emergency/disaster. Many of these activities are conducted in tandem with the Marin County Sheriffs' Department, The Central Marin Police Authority and the Ross Valley Fire Department's standard emergency response procedures. To guide response activities, the Town relies on the EOP and works closely with first responders and volunteer organizations like CERT, to help orchestrate internal and external communications, logistics, and assistance during large-scale emergencies. If resources become overwhelmed, the Town will request support through the Operational Area using automatic aid and mutual aid agreements currently in place. However, the Town recognizes that mutual aid resources depend on availability and may be limited during a large regional incident. Therefore, consideration for strengthening self-sufficiency is a priority.

Recovery
Recovery activities typically occur after an emergency/disaster event. These activities focus on reestablishing services to any impacted areas, repairing and/or reconstructing damaged buildings and infrastructure, and aiding residents and businesses with permitting and approvals of building plans as part of the reconstruction process. Depending on the scale and type of incident, recovery could occur in specific community locations and/or require specialized expertise to address the issues created. Cleanup of hazardous wastes shall be considered part of the recovery from a major disaster event (fire, flood, landslide, earthquake).

Mitigation
The EOP, in conjunction with the Marin County MJHMP, identifies and assesses the natural and human-caused hazards that threaten San Anselmo and recommends proactive policy and procedural actions to reduce these risks.

This preemptive planning is intended to decrease the probability of future emergency situations and minimize the effects should one occur. Examples of hazard mitigation and prevention can be found in many Town policies, but they are most prominently displayed in the numerous codes regulating construction and development.

Evacuation
As part of the Town's preparedness initiatives, an Evacuation Analysis has been prepared that identifies the routes used for evacuation purposes. These constrained locations are required to be identified by California Government Code Section 65302(g)(5), commonly known as SB99. Figure 1.1 depicts the potential evacuation routes that could be used during a hazard event. These roadways are intended to meet evacuation needs; however, the Town recognizes that some constraints may affect evacuation, namely narrow roadways, bridges, and dead ends, which could experience failure or blockage, exacerbating conditions. During an evacuation incident, specific routes will be designated by Ross Valley Fire Department in coordination with the Town and Central Marin Police Authority. The specific routes and directions identified will be made on a case-by-case basis using incident specific information to ensure travelers can relocate to a safe location. Figure 1.2 identifies both constrained access roadways (single ingress/egress conditions, identified in red) and the locations that use these roadways (constrained access parcels, ATTACHMENT 9
PAGE 13
761
Safety Element Admin Draft
10 San Anselmo Safety Element
identified in orange). These constrained access parcels are grouped based on guidelines recommended by CalFire, which identify areas with 30 parcels or more. These locations are identified as they could potentially be more vulnerable during evacuation scenarios, given the limited ingress/egress conditions.

ATTACHMENT 9
PAGE 14
762
Safety Element Admin Draft
San Anselmo Safety Element 11
Figure 1.1: San Anselmo Evacuation Routes
ATTACHMENT 9
PAGE 15
763
Safety Element Admin Draft
12 San Anselmo Safety Element
Figure 1.2: Constrained Access Roadways, Parcels Groups, and Parcel Groups of Concern in San Anselmo ATTACHMENT 9
PAGE 16
764
Safety Element Admin Draft
San Anselmo Safety Element 13
The Town is generally considered to be built out, meaning most new home construction will either be accessory dwelling units (ADU's) or infill type developments. Therefore, additional parcel groups of concern (areas with 20-29 parcels with constrained access, identified in green) were also identified, as these locations could experience growth in the future triggering the 30-parcel threshold.

Seismic and Geologic Hazards
Seismic and geologic hazards are traditionally addressed together because they both involve the movement of the Earth's surface. Although some geologic events (landslide, subsidence, erosion, etc.) can and do happen independently, the primary catalyst for their occurrence is often a seismic event, commonly referred to as an earthquake. This section identifies four common seismic and geologic hazards that threaten San Anselmo and establishes policies and procedures meant to protect the community when an event occurs. A key consideration for seismic and geologic hazards is the potential for cascading effects resulting from an event. When an earthquake occurs, the seismic shaking can cause natural gas and water/sewer pipelines to rupture, which may cause other impacts like flooding, erosion, or fires. The goals, policies, and actions throughout this element are designed to work together to reduce both the individual and collective risk of these hazards.

Seismic Hazards
Southern California is a seismically active region that experiences earthquakes on a regular basis. San Anselmo is prone to seismic hazards due to its location and proximity to active earthquake faults. These hazards can be characterized as follows:

Surface Rupture
The Earth is covered in tectonic plates, which are large sections of the Earth's crust that are constantly shifting and moving closer together, further apart, or past one another. The movement of two plates past one another frequently causes friction resulting in plates that "stick." When this occurs, the same forces that push the plates past each other are now concentrated in certain areas. In time, friction can no longer hold the plates together, and the plates suddenly shift, releasing a massive build-up of energy (i.e., earthquake). This rapid movement and release of energy can cause the Earth to fracture and displace the land around it, resulting in an earthquake fault. Some faults are buried beneath the surface, while others are located at the surface of the Earth. Surface rupture of a fault is especially dangerous if structures are built on top of the fault, or infrastructure crosses the fault, as these facilities could be damaged by fault movement. If a surface rupture occurs, the movement could break pipelines, and damage roads and bridges, rendering them useless after the event. Areas of known surface rupture hazard in California are identified in Alquist-Priolo Special Study Zones. San Anselmo does not currently have any Alquist-Priolo Special Study Zones, reducing the concern associated with surface fault rupture.

Seismic Shaking
Seismic shaking is the recognizable movement caused by the energy released from an earthquake. The same mechanism that creates a surface rupture is also responsible for seismic shaking and can produce an equally devastating effect. Earthquakes may occur without surface rupture, which can still cause significant damage to buildings and other structures. Infrastructure such as roads, pipelines, and power lines are also susceptible to damage and pose additional safety concerns. Unlike surface rupture, seismic shaking consequences are not restricted to the area immediately surrounding the fault. Energy resonating through the ground can travel hundreds of miles and simultaneously cause damage in many locations. The closer to the earthquake's source (epicenter), the stronger the shaking will be. Seismic shaking is of particular concern for San Anselmo due to the proximity to active faults that can generate significant earthquakes. Several faults are located within 15 miles of San Anselmo, which include the San Andreas Fault (capable of generating a magnitude 8.0 earthquake), the Hayward Fault (capable of generating magnitude 7.2 and 7.4 earthquakes), the Rodgers Creek Fault (capable of generating a magnitude 7.0 earthquake) and the San Gregorio fault (capable of generating a magnitude 7.3 earthquake). Of these faults, the San Andreas Fault ATTACHMENT 9
PAGE 17
765
Safety Element Admin Draft
14 San Anselmo Safety Element
is the closest in proximity at approximately 8 miles southwest of the town. Figure 1.3 depicts the locations of faults closest to San Anselmo, all of which are not considered active1 by the State of California.

Liquefaction
Liquefaction is a phenomenon that occurs when intense vibrations from an earthquake cause saturated soil to lose stability and act more like a liquid than a solid. This poses significant problems for buildings and other structures in areas where liquefaction can occur, as the ground may give way under the weight of the structure and its foundation.

In addition, underground structures are vulnerable to liquefaction. In San Anselmo, the areas along the existing and filled stream channels may be subject to liquefaction. These low-lying areas adjacent to creeks and drainages are the portions of town with moderate and high liquefaction susceptibility levels. Figure 1.4 depicts the liquefaction susceptibility areas within the Town; however, analysis of these conditions should occur on a site-by-site basis.

Landslides
A landslide is the movement of earth material down slopes and areas of steep topography. Although earthquakes often cause them, landslides can occur when a sloped surface can no longer support the material contained within or sitting above it. The instability can be caused by the sheer weight of the material or can be rendered unstable by other events such as heavy rain. Slopes can become unstable due to erosion and trigger a landslide. Landslides can also be a secondary hazard caused by earthquakes and seismic shaking. When rain causes a slope to fail, the movement of earth materials is typically referred to as a mudslide.

Landslides can move with great force and pose a significant danger to buildings and other structures. In some circumstances, these events may cause bodily harm if bystanders cannot move out of their path in time. The parts of San Anselmo at greatest risk of landslides are primarily along the periphery of the Town border, where the steep topography and soil composition combine to create areas that are susceptible to land sliding events. Anticipating the risk of landslides in the areas identified in Figure 1.5 will be essential for protecting the community from these events. 1 Faults considered active by the State of California have experienced surface displacement within Holocene time (the last 11,700 years).

California Code of Regulations, Title 14, Division 2, Section 3601.(a) ATTACHMENT 9
PAGE 18
766
Safety Element Admin Draft
San Anselmo Safety Element 15
Figure 1.3: Local Fault Locations
ATTACHMENT 9
PAGE 19
767
Safety Element Admin Draft
16 San Anselmo Safety Element
Figure 1.4: Liquefaction Susceptibility in San Anselmo
ATTACHMENT 9
PAGE 20
768
Safety Element Admin Draft
San Anselmo Safety Element 17
Figure 1.5: Landslides Zones in San Anselmo
ATTACHMENT 9
PAGE 21
769
Safety Element Admin Draft
18 San Anselmo Safety Element
Flooding Hazards
Flood
Flooding is caused by the accumulation of water on the ground surface. This typically occurs after heavy rainfall but can also result from water delivery/storage infrastructure failures such as pipes, storage containers, and dams/reservoirs. Worsening drought conditions caused by climate change may exacerbate the effects of flooding, as surfaces that typically absorb water can quickly dry out and become less permeable. Flooding presents dangers to people and structures alike. Standing water may be deep enough to cause drowning, while shallow waters can easily damage buildings and property. Fast-moving water is hazardous, as it may sweep people or cars downstream or cause damage to structures.

Ross Valley, including San Anselmo, is naturally prone to flooding. The topography and geologic makeup of the region (steep slopes and shallow soils with a low absorption capacity), the naturally occurring local watershed runoff which has been altered and placed in culverts, coupled with an increase in the probability of intense rainfall, are all factors increasing the likelihood of flooding. The Town is susceptible to periodic flooding from the San Anselmo and Sleepy Hollow creeks, which impacts the low-lying areas of the town and neighboring communities bordering these drainages.

Historically the creeks have caused floods as the volume of water during large storm events becomes more than the creek capacity can effectively manage. Localized flooding is most often associated with excessive ponding and overflow into lower-lying properties, even during smaller 5-year storm events. This localized flooding is generally the result of the drainage network having inadequate capacity and can occur within or outside of FEMA-identified floodplains. Figure 1.6 displays the designated FEMA floodplains in San Anselmo.

Dam Failure
When dams that are designed to hold water fail, the body of water suddenly and abruptly moves downstream. These downstream areas can become inundated depending on how much water is behind the dam and the topography of the downstream areas. The specific areas of land that would become flooded and covered with water resulting from a dam break is considered an "inundation zone." These downstream areas are typically much larger than the areas identified on flood maps because the volume of water released will often overwhelm any stormwater infrastructure in these areas.

The Phoenix Lake Dam, owned by MMWD, is located in the neighboring Town of Ross, south of San Anselmo. Failure of this dam could inundate a small portion of southern San Anselmo that includes approximately 30 parcels located between Bolinas and Belle Avenues. The damage potential would be small given Phoenix Lake's overall storage capacity; however, damage within this portion of Town could still occur. Figure 1.7 identifies the dam inundation zone within San Anselmo.

ATTACHMENT 9
PAGE 22
770
Safety Element Admin Draft
San Anselmo Safety Element 19
Figure 1.6: FEMA Flood Hazard Zones in San Anselmo
ATTACHMENT 9
PAGE 23
771
Safety Element Admin Draft
20 San Anselmo Safety Element
Figure 1.7: Dam Failure Inundation Areas in San Anselmo ATTACHMENT 9
PAGE 24
772
Safety Element Admin Draft
San Anselmo Safety Element 21
Fire Hazards
Wildfires
The most common type of natural hazard in California is wildfire, which can quickly burn large areas of undeveloped or natural land. They often begin as smaller fires caused by lightning strikes, downed power lines, mechanical equipment use, or unattended campfires but may rapidly expand in size if conditions are dry and/or windy. The recent trend toward more prolonged periods of drought within the western US increases the likelihood of a wildfire. Typically, wildfires pose minimal threats to people and buildings in urban areas, but increasing human encroachment and development into natural areas increases the likelihood of bodily harm or structural damage. This encroachment occurs in areas called the wildland-urban interface (WUI), which is considered an area within a fire hazard severity zone, as defined by CAL FIRE.

The Town of San Anselmo is located within a mapped WUI area and borders open space lands managed by the MMWD. The
hillsides and canyons within the Town and surrounding areas carry some wildfire hazard potential, which is a risk to areas within the Town. Figure 1.8 depicts the fire threat classifications within the Town and surrounding areas. Based on this mapping, the northeastern and southwestern portions of the Town are considered to have moderate to high wildfire threat conditions.

However, San Anselmo does not currently have any Very High Fire Hazard Severity Zones identified by CAL FIRE.

Significant wildfires have occurred in San Anselmo and Marin County in the past and will continue to pose a threat to people and property. The last major wildfire to occur within the perimeters of the Town boundary was the Sorich Park fire in 1976, which burned over 284 acres in and around San Anselmo. Figure 1.9 depicts the historic wildfire perimeters around San Anselmo as well as WUI, as identified by CAL FIRE.

Urban Fires
The possibility of an urban fire confronts every community. Many urban fires begin as isolated incidents caused by faulty electrical appliances, cooking mishaps, improper storage of chemicals, or industrial malfunction but can spread to other buildings if conditions permit. Many factors contribute to urban fires' severity and extent, but modern building codes and practices have helped reduce their effects. Despite these improvements, it is important to acknowledge the risks associated with fires in urban areas. No matter its size, any fire can be fatal or cause people severe harm and can damage buildings and other structures.

Water Supply
The MMWD provides water service in San Anselmo. The district owns approximately 21,600 acres of watershed land and provides water service to communities from the Golden Gate Bridge to southern Novato and west from the San Francisco Bay to the San Geronimo Valley. According to MMWD's Urban Water Management Plan, adequate water supplies are expected during normal years, single dry years, and multiple dry years to meet expected demand within the Town and service area through 2045. This is especially important for ensuring adequate supplies are available for fire suppression needs within San Anselmo. As a standard practice, new developments and major remodels are required to conduct water pressure/flow testing and mitigate issues if water flows are deemed inadequate.

Wildfire burning on the San Anselmo side of the Terra LindaSleepy Hollow Divide.

ATTACHMENT 9
PAGE 25
773
Safety Element Admin Draft
22 San Anselmo Safety Element
Figure 1.8: Fire Hazard Severity Zones in San Anselmo
ATTACHMENT 9
PAGE 26
774
Safety Element Admin Draft
San Anselmo Safety Element 23
Figure 1.9: Wildland Urban Interface and Historic Fire Perimeters in San Anselmo ATTACHMENT 9
PAGE 27
775
Safety Element Admin Draft
24 San Anselmo Safety Element
Weather Related hazards
Severe weather hazards in San Anselmo include drought, extreme heat, and severe wind. These hazards have affected plants and animals and damaged properties and vehicles. Future effects are anticipated due to climate change, which can contribute to the frequency and intensity of severe weather events.

Drought
A drought is a long period with substantially less precipitation than usual. The primary direct impact of a drought is the reduction of available water supplies. Water reduction is particularly concerning in agricultural areas and natural environments, but it can also affect landscaping in urban areas or human health in extreme cases. Droughts are generally regional events; however, some communities experience "long-distance drought" if the water source areas— potentially hundreds of miles away—are experiencing drought. San Anselmo receives water from the MMWD. The Town and many residents have groundwater wells that are used for irrigation. MMWD has a long-term water supply and management plan that includes a drought analysis that accounts for impacts associated with climate change.

Extreme Heat
Extreme heat is a period when temperatures are abnormally high relative to the normal temperature range. Extreme heat events include:
• Extreme Heat Days: a day during which the maximum temperature surpasses 98 percent of all historic high temperatures for the area,
• Warm Nights: a day between April to October when the minimum temperature exceeds 98 percent of all historic minimum daytime temperatures,
• Extreme Heat Waves: a successive series of extreme heat days and warm nights where extreme temperatures do not abate; typically, four successive extreme heat days and warm nights.

Cal Adapts local climate change snapshot tool tells us that an extreme heat day for San Anselmo is when the temperature exceeds 95.3° F, and a warm night exceeds 58.8°F. Between 1961-1990, the Town experienced an average of 4 extreme heat days annually, which are projected to increase between 11-20 days by the end of the century.

Severe Wind
Wind is simply the movement of air caused by differences in atmospheric pressure and temperature. High-pressure air will naturally move to areas of low pressure. During certain times of the year, these conditions can cause high-speed winds (Diablo Winds), which are fast and forceful enough to damage public facilities, infrastructure, homes, utilities, and uproot or topple mature trees. During these events, debris is transported with enough force to damage property and injure people. Severe wind events can also cause Public Safety Power Shutoff (PSPS) events by utility providers (Pacific Gas & Electric) that distribute electricity to the Town. These events de-energize power lines during wind events to reduce the potential of wildfire ignition and spread.

Climate Adaptation
Climate Effects on San Anselmo
Although climate change is not a hazard, variations in environmental conditions can impact some of the natural hazards affecting San Anselmo. Projections of future conditions include increased temperatures, increased extreme heat days, changes in precipitation, sea level rise, more prolonged droughts, and potential changes in the size and frequency of wildfire incidents. Table 1.2 identifies the current/historical conditions and projected future conditions associated with climate change that could occur in San Anselmo. Additional detail regarding potential climate change effects is located in the San Anselmo Climate Adaptation Vulnerability Assessment (Appendix A).

ATTACHMENT 9
PAGE 28
776
Safety Element Admin Draft
San Anselmo Safety Element 25
Table 1.2: Potential Climate Change Effects for San Anselmo Historical/ Current Conditions Future Conditions
Annual Mean Temperature (1961-1990) Annual Mean Temperature (2070-2099)

69.2° F 73.6° to 76.3° F
Extreme Heat Days (95.3° F) Extreme Heat Days (2070-2099) 4 days per year 11 to 20 days per year
Annual Mean Precipitation Annual Mean Precipitation (2070-2099)

40.8 inches 46.3 to 52.5 inches
Annual Average Area Burned Annual Average Area Burned (2070-2099)

47.1 acres 41.4 to 47.0 acres
SOURCE: HTTPS://CAL-ADAPT.ORG/TOOLS/LOCAL-CLIMATE-CHANGE-SNAPSHOT Climate Related Hazards
Temperature
Increasing temperatures associated with climate change can act as a hazard multiplier. By the end of the century, annual mean temperatures are projected to increase between four and seven and a half degrees, impacting residents and businesses. These increases are also anticipated to increase the number of extreme heat days, from 4 days to 11-20 days per year. Using a lower temperature threshold (85° F), the historical average of 32 days could increase to 68-97 days by the end of the century. These potential temperature increases may impact residents living in poorly insulated structures or structures that do not have air conditioning. For residents living in these structures, temperatures above 85 may cause discomfort. By the end of the century, the number of days over this temperature threshold could be nearly five times what the Town typically experiences.

While climate change is projected to exacerbate many of the hazards already affecting the Town, many of these hazards may interact with each other. Increased temperatures can affect both water supplies and vegetation growth.

With drier conditions, vegetation growth may be reduced, which can reduce wildfire vulnerability; however, if dry conditions persist for longer periods, the reduced vegetation may be drier than normal. These two conditions may change the wildfire risks within the Town and the surrounding area, or cause areas that have not burned historically to be at greater risk of ignition.

Precipitation
Climate change projections also suggest that annual mean precipitation may increase as temperatures are anticipated to increase in the coming decades. Even with increases projected, there is the potential that the increased precipitation may fall during more intense weather events, which could increase flooding. By the end of the century, maximum 1- day precipitation events could increase by 20%, which could overwhelm existing infrastructure and potentially inundate areas that haven't experienced flooding. With greater and more intense precipitation, the Town could also experience greater instability within hillside areas, causing an increase in landslides/mudslides.

With future temperature increases coupled with increased precipitation amounts, future wildfire impacts are projected to decrease or remain the same by the end of the century. This projection is based on the increase in precipitation, ATTACHMENT 9
PAGE 29
777
Safety Element Admin Draft
26 San Anselmo Safety Element
which may occur in fewer larger rain events coupled with higher average temperatures. This projection suggests that vegetation growth will experience an overall reduction or change that reduces future acres burned. Based on historical fires that have occurred, the Town has experienced an annual average of 47.1 acres burned (total acreage burned divided by the number of years analyzed), which is projected to reduce slightly (41.4 acres) or remain approximately the same (47.0 acres) by the end of the century.

ATTACHMENT 9
PAGE 30
778
Safety Element Admin Draft
San Anselmo Safety Element 27
Goals, Policies, and Actions
Table 1.3 describes the goals, policies, and actions developed to address the various hazards within the Town as identified and discussed in the previous sections. Implementation actions include the responsibility, timeframe, and funding resources to accomplish the action.

In addition to the goals, policies, and actions identified here, Land Use Policy Objectives 16 and 17 and accompanying policies also address natural hazard conditions within the Town.

Table 1.3: San Anselmo Safety Element Policy Framework

DISASTER MITIGATION, PREPAREDNESS, RESPONSE, AND RECOVERY Goal S-1: Promote a culture of resilience and preparedness within San Anselmo where community members and businesses are prepared for natural and human-caused emergencies Policy S-1.1 Support efforts to reduce the number of structures subject to natural hazards Action
S-1.1a
Regularly update building codes and regulations to address changing hazard conditions and requirements.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.2 Increase education, outreach, and awareness of hazards and hazard mitigation, especially vulnerable populations (AFN, Disadvantaged Communities, etc.).

Policy S-1.3 Encourage new development in locations that avoid or reduce exposure to hazards.

Action S-1.3a Locate, when feasible, new essential public facilities outside of identified hazard areas, including hospitals and health care facilities, emergency shelters, fire stations, emergency command centers, and emergency communications facilities outside of identified hazard zones.

Responsibility: Public Works and Building Department and Planning Department Timeframe: Ongoing
Resource: General Fund
Action S-1.3b Identify appropriate construction methods to minimize damage to public facilities located within an identified hazard area.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.4 Work with public utilities and special districts that provide water, sewer, fire protection, and public safety services in order to maintain and improve upon the present level of service and resiliency to natural hazards.

Policy S-1.5 Require public buildings are maintained to support their resilience in the face of natural disasters.

ATTACHMENT 9
PAGE 31
779
Safety Element Admin Draft
28 San Anselmo Safety Element
Action S-1.5a Maintain the structural and operational integrity of essential public facilities during hazard events.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.6 Increase cooperation and coordination among private entities, local agencies, special districts, State and Federal agencies, and tribal organizations Policy S-1.7 Ensure Town staff is adequately trained to implement state and local regulations designed to avoid loss of life, injury, and property damage from natural disasters.

Action S-1.7a Annually review hazard mitigation goals, objectives, and strategies to evaluate progress.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
Action S-1.7b Incorporate, where appropriate, hazard mitigation strategies when preparing the annual budget.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
Action S-1.7c Review hazard mitigation capital improvement projects when developing updates to Capital Improvement Plan.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
Policy S-1.8 Support the development of pedestrian rights‐of‐way as temporary pathways to serve as additional evacuation routes.

Policy S-1.9 Support the preparation, implementation, and regular update of local preparedness and evacuation plans and multi-jurisdictional cooperation and communication for emergency situations.

Action S-1.9a Participate in regional emergency planning efforts like the Marin County Multi-Jurisdictional Hazard Mitigation Plan update.

Responsibility: Public Works and Building Department and Planning Department Timeframe: Ongoing
Resource: General Fund
Action S-1.9b Periodically review and update the Town's Emergency Operations Plan (EOP) and ensure the EOP clearly defines the chain of command during an emergency and effectively coordinates with Marin County Operational Area.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
ATTACHMENT 9
PAGE 32
780
Safety Element Admin Draft
San Anselmo Safety Element 29
Action S-1.9c Conduct periodic trainings and exercises to test the effectiveness of the Town's EOP procedures.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.10 Expand and enhance post disaster recovery strategies, prioritizing community resilience and sustainability.

Action S-1.10a Develop an all-hazards Post Disaster Recovery Framework for use after a major incident or event.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.11 Educate community residents and businesses on emergency preparedness, response, and evacuation procedures and mitigation strategies.

Action S-1.11a Provide community awareness and education programs for citizens through public outreach and engagement activities, describing procedures, emergency shelters, safe refuge areas, and evacuation routes to be followed in the event of an emergency.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.12 Continue to study the Town's circulation network and emergency response capabilities to provide for effective evacuations during an emergency Policy S-1.13 Identify properties through clear street naming and numbering systems for emergency response vehicles
Policy S-1.14 Require all new developments and redevelopments to provide a minimum of two points of access by means of public roads that can be used for emergency vehicle response and evacuation purposes.

Action S-1.14a Identify the feasibility of constructing additional emergency access improvements for existing developments that do not meet minimum road standards for emergency equipment, such as:
• Additional vehicle pullouts at key hillside (properties at 150 mean sea level or higher) locations.
• Limited or restricted on-street parking at hillside locations. • Potential for construction of new or improved emergency access routes. • Roadside clearance improvements.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
ATTACHMENT 9
PAGE 33
781
Safety Element Admin Draft
30 San Anselmo Safety Element
Action S-1.14b Require upgrades to road widths considered substandard during the discretionary review entitlement process, when a nexus for the improvement is established, as part of new developments/major remodels to ensure adequate evacuation and emergency vehicular access is available. For existing building sites, improvements may be limited to the property frontage only.

Responsibility: Planning Department, Public Works and Building Department, and Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.15 Ensure all private roads are designed and maintained to allow unrestricted emergency equipment and personnel access.

Policy S-1.16 Ensure all Town and Marin County transportation plans reflect updated evacuation routes, strategies, and data.

Policy S-1.17 Maintain a high level of emergency response capability.

Action S-1.17a Account for current and future emergency service needs during annual budgeting cycles.

Responsibility: Public Works and Building Department and Finance Department Timeframe: Ongoing
Resource: General Fund
Action S-1.17b Periodically update the Town's priorities for future emergency service needs.

Responsibility: Public Works and Building Department, Police Department, and Fire Department Timeframe: Ongoing
Resource: General Fund
Action S-1.17c Involve Fire and Police staff in the development review process to ensure development adequately addresses service levels, security concerns, and safety.

Responsibility: Planning Department
Timeframe: Ongoing
Resource: General Fund

SEISMIC/GEOLOGIC HAZARDS
Seismic Hazards
Goal S-2: Minimize the risk of injury and structure damage from seismic hazards.

Policy S-2.1 Require that new development and redevelopment meet the most up-to-date seismic codes/ regulations and use methods of construction to withstand stress caused by an earthquake.

ATTACHMENT 9
PAGE 34
782
Safety Element Admin Draft
San Anselmo Safety Element 31
Action S-2.1a Review all new building plans or substantial renovations for compliance with State and Federal seismic safety regulations prior to permit approval.

Responsibility: Public Works
Timeframe: Ongoing
Resource: General Fund
Policy S-2.2 Ensure residents and businesses are educated on emergency preparedness and response procedures during an earthquake.

Policy S-2.3 Facilitate and support maintenance and improvement of structures potentially vulnerable to seismic hazards.

Action S-2.3a Conduct an inventory of seismically vulnerable structures as a first step in establishing voluntary or mandatory programs for retrofitting these structures. Ensure this inventory highlights historic structures.

Responsibility: Public Works and Building Department
Timeframe: 1 Year
Resource: General Fund
Action S-2.3b Use the seismically vulnerable structures inventory to require owners to inform all existing and prospective tenants that they live or work in this type of building and may need to be prepared to live or work elsewhere following an earthquake if the building has not been retrofitted.

Responsibility: Public Works and Building Department
Timeframe: 2 Years
Resource: General Fund
Action S-2.3c Establish incentives for owners of historic or architecturally significant buildings to undertake mitigation to levels that will minimize the likelihood that these buildings will need to be demolished after a disaster and/or establish preservation‐sensitive measures for the repair and re-occupancy of historically significant structures.

Responsibility: Public Works and Building Department
Timeframe: 3 Years
Resource: General Fund
Action S-2.3d Encourage owners to inform all existing tenants (and prospective tenants prior to signing a lease agreement) that they live in an unreinforced masonry building and the standard to which it may have been retrofitted.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
ATTACHMENT 9
PAGE 35
783
Safety Element Admin Draft
32 San Anselmo Safety Element
Action S-2.3e Encourage owners to inform all existing tenants that they may need to be prepared to work elsewhere following an earthquake even if the building has been retrofitted because it has probably been retrofitted to a life‐safety standard, not to a standard that will allow occupancy following a major earthquake.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-2.5 Advocate for and work with regional utilities to enhance the preparedness, protection, and resilience of water, energy, and telecommunications infrastructure Landslide/Geologic Hazards
Goal S-3: Ensure landslide and slope stability hazards are effectively mitigated throughout the Town.

Policy S-3.1 Require development in areas of slope instability or steep topography to minimize the potential for landslide and geologic hazards to jeopardize public health, safety, and welfare. Require mitigation of landslides and steep slopes as part of the development process, and discourage and avoid locating development in areas of slope instability.

Policy S-3.2 Continue to protect the community from hazards associated with soil erosion, weak and expansive soils, and liquefaction.

Action 3.2a Continue to enforce building codes and relevant legislation on all new development and redevelopment.

Responsibility: Public Works
Timeframe: Ongoing
Resource: General Fund
Policy S-3.3 Require that new development and redevelopments include proper foundation and support in areas of potential slope instability.

Policy S-3.4 Require existing slope improvements to be inspected and maintained periodically.

FLOOD HAZARDS
Goal S-4: Minimize the effects of natural flooding and potential inundation from dam failure.

Policy S-4.1 Limit development within floodplains to minimize risks to life and property and satisfy Federal Emergency Management Agency requirements.

Action S-4.1a Continue to participate in the National Flood Insurance Program.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
ATTACHMENT 9
PAGE 36
784
Safety Element Admin Draft
San Anselmo Safety Element 33
Action S-4.1b Continue to enforce ordinances for floodplain regulations, drainage requirements, and development standards.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.1c Update ordinances for floodplain regulations, drainage requirements, and development standards as needed to maintain consistency with State and Federal regulations and best practices.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.1d Develop an approach and identify locations for bank protection strategies that should not be limited to:
• An assessment of banks to inventory areas that appear prone to failure; • Bank stabilization, including installation of rip rap or whatever regulatory agencies allow; • Stream bed depth management using dredging; and
• Removal of out-of-date coffer dams in rivers and tributary streams.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.2 Support modifications and update to public infrastructure to reduce flooding.

Action S-4.2a Map waterways and flood protection measures to further evaluate, design, and implement additional flood control projects.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.2b Pursue funding to design and construct storm drainage projects to protect vulnerable properties.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.2c Identify flood management solutions (i.e., property acquisitions, detention and retention basins, channel widening, acquisitions, relocations, and environmental mitigations) to reduce flood impacts within the Town.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
ATTACHMENT 9
PAGE 37
785
Safety Element Admin Draft
34 San Anselmo Safety Element
Action S-4.2d Promote nature-based methods and BMPs (e.g., bioswales, natural ground cover) through the Town's urban pollution runoff stormwater program.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.3 Consider best practices regarding natural waterways and constructed stormwater conveyance structures when reviewing development applications, plans, and programs.

Action S-4.3a Continue to improve existing hydrologic analysis of runoff and drainage systems to predict areas of insufficient capacity in the storm drain and natural creek system.

Responsibility: Public Works
Timeframe: Ongoing
Resource: General Fund
Action S-4.3b Update existing guidelines and regulations that limit the use of impervious surfaces and/or require the use of permeable surfaces, implement other regulations to effectively channel and minimize site runoff, and allow water to percolate, increasing groundwater recharge.

Responsibility: Public Works and Building Department and Planning Department Timeframe: 2 Years
Resource: General Fund
Action S-4.3c Periodically update hydraulic models in response to major developments in the watershed or major changes to land uses within cities or counties within the watershed.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.3d As new flood‐control projects are completed, request revisions to flood-insurance rate maps to reflect flood risks as accurately as possible.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.4 Coordinate with neighboring jurisdictions, stakeholders, and resource agencies on flood mitigation and management projects
Action S-4.4a Collaborate with stakeholders and interested parties on the feasibility of infrastructure improvements within waterways in the Town.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
ATTACHMENT 9
PAGE 38
786
Safety Element Admin Draft
San Anselmo Safety Element 35
Action S-4.4b Annually collaborate with flood control districts, cities, counties, and utilities to discuss capital improvement programs and potential mitigation projects to reduce the threat of flooding.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4c Create a formal process to ensure flooding is considered during future collaboration with flood control districts, cities, counties, and utilities.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4d Work with other Ross Valley jurisdictions to explore and adopt land use regulations that improve flood control and water quality conditions within the Ross Valley watershed.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4e Periodically review and re-adopt any changes to the Marin Municipal Water District Water Efficient Landscape Ordinance that reduce water demand and address drought impacts.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4f Incorporate drought tolerant or xeriscape practices into Town landscape designs to reduce dependence on irrigation.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4g Use permeable surfaces where feasible to reduce runoff and promote groundwater recharge.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.5 Ensure Town staff and residents are informed and prepared for potential dam inundation events.

Action S-4.5a Encourage Marin Municipal Water District to update inundation mapping with depth information.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
ATTACHMENT 9
PAGE 39
787
Safety Element Admin Draft
36 San Anselmo Safety Element
Action S-4.5b Review the updated mapped inundation areas and coordinate with Marin Municipal Water District on procedures for emergency evacuations.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.5c Provide dam inundation information to potentially affected property owners periodically.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund

WILDLAND AND URBAN FIRES
Goal S-5: Prepare and ready the community to respond to fire hazards Policy S-5.1 Ensure fuel modification activities and vegetation management techniques along creeks and steep slopes do not contribute to landslide and erosion hazards.

Action S-5.1a Require that vegetation management in fire-sensitive areas include thinning or replanting of vegetation with less flammable materials.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.1b Prioritize the removal of non‐native species.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.1c Identify structural mitigations rather than vegetation management in the most sensitive areas.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
Action S-5.1d Prepare a Biodiversity, Fire, and Fuels Integrated Plan (BFFIP) that describes actions necessary to minimize fire hazards and maximize ecological health in Town open space areas in compliance with the Marin County Community Wildfire Protection Plan.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.2 Encourage the formation of a community‐ and neighborhood‐based approach to wildfire education and action through local Fire Safe Councils and the Fire Wise Program.

ATTACHMENT 9
PAGE 40
788
Safety Element Admin Draft
San Anselmo Safety Element 37
Action S-5.2a Engage with homeowners in the Wildland Urban Interface to prepare a wildfire action plan.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.3 Encourage the Fire Department to increase local patrolling during periods of high fire weather.

Policy S-5.4 Regularly re-evaluate specific fire hazard areas and adopt reasonable safety standards covering such elements as fuel modification around homes, adequacy of existing and future water supplies, fire flow tests, fire hydrants, routes or throughways for fire equipment access, clarity of addresses and street signs, and long-term maintenance.

Policy S-5.5 Enforce and update Town regulations, as needed, to maintain consistency with the California Building and Fire Codes and Ross Valley Fire Department Standards and best practices.

Action S-5.5a Enforce and update Town regulations, as needed, to maintain consistency with the California Building Code and Ross Valley Fire Department requirements and best practices.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
Action S-5.5b Prior to the approval of any subdivision of lands in an area of high fire risk, the Town should review and approve the results of a study that includes at least the following topics:
• A description of the risk and the factors contributing to the risk. • Actions should be taken to reduce the risk to an acceptable level. • The costs and means of providing fire protection to the subdivision. • An indication of who pays for the costs involved and who receives the benefits.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.5c Establish mitigations for properties in fire hazard areas with restricted and single points of access, including parking restrictions, and investigate the feasibility of establishing special assessment districts to improve road capacity and adequate water supply.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
Policy S-5.6 Prohibit new public/critical facilities (schools, hospitals, fire stations, etc.) from being located in High and Very High Fire Hazard Severity Zones to the greatest extent feasible.

If located in these areas, require adequate fire response and evacuation capabilities.

Policy S-5.7 Support fire prevention, public education, early detection programs, and property inspections to identify and avoid fire hazards.

ATTACHMENT 9
PAGE 41
789
Safety Element Admin Draft
38 San Anselmo Safety Element
Action S-5.7a Implement fire control maintenance measures as needed on undeveloped private property, provide the necessary fire prevention improvements on properties that pose a significant public safety threat, and pass along incurred costs to property owners.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.7b Educate residents and businesses on the Town's vegetation management practices, including fire safety, landscaping installation and maintenance, and fire hazard reduction strategies.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.8 Require vegetation clearance and maintenance for all public and private roads and properties in the fire hazard areas.

Policy S-5.9 Allocate adequate funding for fuel breaks and other fire defense improvements on public property and require similar measures for private property in compliance with fire safe regulations.

Action S-5.9a Continue to consider grazing in open space for grass/light fuel maintenance.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.10 Coordinate with owners of private water sources, such as swimming pools, in or adjacent to high fire risk areas for on-site fire protection use.

Policy S-5.11 Prioritize development in areas with sufficient water supply infrastructure and roadway capacity to provide adequate evacuation and emergency equipment access.

Policy S-5.12 Coordinate with Marin Municipal Water District to ensure adequate water supply and infrastructure for existing and future daily demands and firefighting suppression requirements.

WEATHER RELATED HAZARDS
Goal S-6: Ensure the community can anticipate and adapt to weather-related events.

Policy S-6.1 Encourage construction and design techniques that support increased efficiency and greater insulation to accommodate future weather extremes.

Policy S-6.2 Encourage tree trimming and other hazard reduction activities that minimize or prevent impacts from high wind events.

Policy S-6.3 Require that updated code adoptions include provisions for greater energy and water conservation measures to reduce impacts from drought and extreme temperatures.

ATTACHMENT 9
PAGE 42
790
Safety Element Admin Draft
San Anselmo Safety Element 39

CLIMATE ADAPTATION AND RESILIENCE
Goal S-7: Understand the potential impacts associated with climate change in planning and decisionmaking.

Policy S-7.1 Support policies and programs to help residents and businesses prepare for future extreme weather conditions.

Action S-7.1a Periodically update the Safety Element to meet current climate change regulations and assess the impacts of climate change and other hazards on historically marginalized communities.

Responsibility: Planning Department
Timeframe: Ongoing
Resource: General Fund
Action S-7.1b Maintain guidelines for monitoring and disseminating public information related to hazards exacerbated by climate change (extreme heat, flooding, severe weather).

Responsibility: Planning Department and Public Works Department and Building Department Timeframe: Ongoing
Resource: General Fund
Action S-7.1c Monitor changing climatic conditions and assess how they may affect Town operations and processes.

Responsibility: Planning Department and Public Works Department and Building Department Timeframe: Ongoing
Resource: General Fund
Policy S-7.2 Support and promote climate mitigation and adaptation strategies with public health cobenefits.

Action S-7.2a Continue to assess and consider strategies to increase the Town’s capacity for climate adaptation and resiliency planning, hazard mitigation, hazard response, and hazard recovery efforts.

Responsibility: Planning Department and Public Works Department and Building Department Timeframe: Ongoing
Resource: General Fund
ATTACHMENT 9
PAGE 43
791
ATTACHMENT 3
ATTACHMENT 3
Click on the below link to access the Agenda Item No. 5.B Staff Report and Atachments:
a0c4b0f6-042d-11ee-95dd-0050569183fa-3b928407-6407-447c-9b31- 268d2409e825-1689625639.pdf (d3n9y02raazwpg.cloudfront.net) 792

SAN ANSELMO PLANNING COMMISSION
RESOLUTION NO. 2023-12

RESOLUTION OF THE PLANNING COMMISISON OF THE TOWN OF SAN ANSELMO

RECOMMENDING THAT THE TOWN COUNCIL ADOPT A GENERAL PLAN AMENDMENTS TO THE LAND USE ELEMENT AND LAND USE DESIGNATION MAP; ADOPT THE SAFETY ELEMENT; ADOPT AMENDMENTS TO TITLE 10 (PLANNING AND ZONING) OF THE SAN ANSELMO MUNICIPAL CODE AND ZONING MAP; AND MAKE ASSOCIATED CEQA FINDINGS
WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the State’s environmental and climate objectives.” (Government Code section 65589.5); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Government Code section 65589.5); and WHEREAS, the Legislature has adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita…California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years.”; and WHEREAS, State Housing Element Law (Government Code section 65580 et seq.) requires that the Town of San Anselmo (“Town”) adopt a Housing Element for the eight-year period of 2023-2031 to accommodate the Town’s regional housing need allocation (“RHNA”) of 833 housing units comprised of 253 very-low income units, 145 low-income units, 121 moderate-income units, and 314 above moderate-income units; and
WHEREAS, State Housing Element law and General Plan law requires consistency among the Housing Element and other Elements in the General Plan; and WHEREAS, to comply with State Housing Element Law, the Town has prepared and posted the 2023- 2031 Housing Element (“Housing Element”) in compliance with State law and has identified housing sites that can accommodate the Town’s RHNA including a buffer amount exceeding the Town’s RHNA; and
WHEREAS, the adoption of a Housing Element constitutes a General Plan Amendment pursuant to Government Code section 65350 et seq.; and
WHEREAS, pursuant to Government Code sections 65352 – 65352.5 the Town sent notice to all requesting California Native American tribes and no California Native American tribe requested consultation; and
ATTACHMENT 4
793
WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community and take actions to affirmatively further fair housing; and
WHEREAS, the Town has conducted extensive community outreach to ensure robust public participation of all segments of the community in the development of the Housing Element and received direction from Town public officials related the Housing Element Update, beginning in June 2022 including: two public workshops on July 21, 2022 and August 25, 2022; seven Housing Element Advisory Committee meetings on July 11, 2022, July 25, 2022, September 9, 2022, November 3, 2022, December 15, 2022, May 15, 2023, and May 31, 2023; two Planning Commission meetings on December 21, 2022 and May 15, 2023; four Town Council meetings on June 4, 2022, October 11, 2022, January 10, 2023, and May 23, 2023; and
WHEREAS, on June 13, 2022, the Town Council appointed a Housing Element Advisory Committee (“HEAC”), that held public meetings and workshop sessions from July 2023 through May 2023; and WHEREAS, on December 12, 2022,the Draft Housing Element was published and released for public review and comment consistent with Government Code section 65585, made accessible on the Town’s website, and a town-wide postcard was mailed to all residents giving information about the Housing Element and how public comment may be made; and WHEREAS, on December 15, 2022, the HEAC conducted a public meeting on the Draft Housing Element to receive a staff presentation, accept public comment, and make a recommendation to the Town Council; and
WHEREAS, on December 19, 2022, the Planning Commission conducted a public meeting on the Draft Housing Element to receive a staff presentation, accept public comment, and make a recommendation to the Town Council, at which time the Planning Commission unanimously recommended Town Council adoption of the Draft Housing Element; and WHEREAS, on January 10, 2023, the Town Council conducted a public hearing on the Draft Housing Element, at which time it voted unanimously to submit the Draft Housing Element to HCD; and WHEEAS, after the required 10-day noticing period, the Town submitted the Draft Housing Element to HCD on January 26, 2023; and
WHEREAS, on April 26, 2023, the Town received a review letter from HCD indicating revisions and clarifications that, in the opinion of HCD, are necessary to meet the requirements of State law, Government Code section 65585(b); and
WHEREAS, on May 15, 2023, the Planning Commission and the HEAC held a joint public meeting and unanimously recommended revisions to the Housing Element in response to HCD’s April 26, 2023 comment letter; and
WHEREAS, on May 23, 2023, the Town Council held a public meeting to consider revisions to the Draft Housing Element in response to HCD’s April 26, 2023 comment letter, at which time the Council unanimously voted to approve said revisions and direct submission of a revised Draft Housing Element to HCD; and
794
WHEREAS, on May 25, 2023, a revised Draft Housing Element was released for public review; and WHEREAS, on May 31, 2023, the HEAC held a public meeting and unanimously recommended approval of the revised Draft Housing Element; and
WHEREAS, on June 2, 2023, following the required 7-day waiting period after release of the revised Draft Housing Element, the Town submitted said Draft to HCD; and WHEREAS, an Initial Study and Negative Declaration has been prepared in accordance with the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines for the Housing Element and related General Plan Land Use Element and Zoning Code text and map amendments; and WHEREAS, during the CEQA review process, it was determined that the environmental potential impacts would be less than significant without the implementation of mitigation measures to reduce or eliminate any potentially significant project-related impacts and therefore a Negative Declaration was appropriate; and
WHEREAS, pursuant to the CEQA, a Notice of Intent to adopt a Negative Declaration was prepared for public comment related to the Housing Element Update and related General Plan Land Use Element and Zoning Code text and map amendments, submitted to the State Clearinghouse (SCH# 2023060315) on June 12, 2023, and included a 30-day public review period is from June 12 through July 10, 2023; and
WHEREAS, in accordance with the California Environmental Quality Act (“CEQA”)(Public Resources Code Sections 21000 through 21189.3) and its implementing regulations (the “CEQA Guidelines”) (California Code of Regulations, Title 14, Chapter 3, Sections 15000 through 15387), on July 17, 2023, Planning Commission held a public hearing to consider written information and testimony received during a portion of the public comment period, regarding the potential adoption of the attached Initial Study and Negative Declaration that analyzes the environmental effects of the proposed amendment and finds no significant impacts; and WHEREAS, State law, Government Code section 65302(g) also requires California cities and towns to update their Safety Elements concurrently with the update of a Housing Element to address the risk of flood and fire, assess climate change vulnerability, include strategies for climate change adaptation and resilience, and identify emergency evacuation routes; and WHEREAS, on June 15, 2023, the draft update to the Safety Element of the General Plan was released for public comment; and
WHEREAS, on July 17, 2023, the Town conducted a duly noticed public meeting to provide public information and obtain public comment regarding the Draft Safety Element; and WHEREAS, on June 15, 2023, the Town submitted the Draft Safety Element to the California Geological Survey of the Department of Conservation as required by Government Code section 65302.5; and
WHEREAS, the Draft Safety Element incorporates by reference the Town’s current MultiJurisdictional Local Hazard Mitigation Plan, as required by Assembly Bill 2140, to increase opportunities for financial assistance under the California Disaster Assistance Act; and 795
WHEREAS, the proposed Safety Element qualifies under the CEQA “General Rule” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that it will have a significant effect on the environment and is therefore exempt from the provisions of CEQA; the Safety Element identifies community safety hazards and provides goals and policies to address such hazards, and does not implement or approve any specific project or land use change; and
WHEREAS, certain amendments to the Town’s General Plan Land Use Element and Land Use Designation Map are necessary to implement the land use policies necessary to accommodate the housing sites and densities set forth in the Housing Element, and to ensure consistency among the General Plan Elements; and
WHEREAS, certain amendments to the Town Municipal Code Title 10, Planning and Zoning, and the Zoning Map are necessary to implement the Housing Element and associated amendments to the Land Use Element and Land Use Map; and
WHEREAS, Government Code section 65353 requires a Planning Commission to hold at least one public hearing prior to approving the recommendation of a General Plan amendment; and WHEREAS, the Planning Commission is responsible for providing recommendations to the Town Council for proposed amendments to the Town’s Zoning Code pursuant to Government Code section 65853 et seq.; and
WHEREAS, a public hearing notice was published on July 3, 2023, and posted in three places pursuant to Government Code section 65090 giving notice of the Planning Commission’s consideration of recommendation of the proposed General Plan Amendments and Zoning Code amendments contained herein; and
WHEREAS, in addition to the above-mentioned notice, a courtesy notice was mailed to all owners of property proposed for rezoning on June 15, 2023; and WHEREAS, on July 17, 2023, the Planning Commission held a duly noticed public hearing to take public testimony and consider the Land Use Element Amendment and Zoning Code amendments contained herein and associated Negative Declaration; and NOW, THEREFORE, BE IT RESOLVED based on substantial evidence in the record that the above recitals are true and correct and incorporated as findings herein.

BE IT FURTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council find that the amendments to the Land Use Element and Land Use Map related to the Housing Element are consistent with the General Plan including the following goals, policies and objectives:

1. The amendments to the Land Use Element and Map are consistent with the community and sustainability goals in the General Plan, as the identification of housing opportunity sites and implementation of associated programs will support the efficient utilization of land within the existing Town boundaries in connection with existing services, infrastructure, employment and other amenities. An adequate 796
supply of housing at all income levels is an essential element of environmental and community sustainability. The Housing Element and associated General Plan Amendments promote compatible infill development consistent with the goals and policies of the General Plan.

2. The amendments to Land Use Element and Map are consistent with the Land Use Element’s goals, policies and objectives, because they guide development of additional housing units at density levels that facilitate feasible infill development consistent with the character of the Town and existing infrastructure, and near employment and businesses, while preserving the Town’s open space and environmental setting.
- Land Use Element Goal C.1: Maintain the economic viability of the Town’s commercial core.
- Land Use Element Goal C.3: New developments shall be integrated harmoniously into San Anselmo’s existing neighborhoods and commercial areas. - Land Use Element Goal C.5: Accommodate the housing needs of a socially and economically diverse population.
- Land Use Objective 1: To manage future growth to ensure the orderly development of the community, the logical extension of urban services, preservation of the area’s natural and cultural resources, and protection of the area’s environmental setting.
- Land Use Objective 2: To preserve and enhance the unique natural and urban characteristics of the community while accommodating suitable new growth. - Land Use Objective 3: To establish residential densities which are compatible with the environmental constraints of the area, and sensitive to adjacent land uses.
- Land Use Objective 7: To protect and preserve those areas of unique natural and visual resources within the planning area.
- Land Use Objective 8: To limit future annexations to lands within the urban service area.

3. The amendments to the Land Use Element and Map are consistent with the Circulation Element’s goals, policies and objectives because they guide development of additional housing as infill development with easy access to public transportation.

Some opportunity housing sites are located on main thoroughfares (such as Sir Frances Drake Boulevard) with access to main roadways and public transportation. - Circulation Element Objective 1: To maintain and enhance the residential quality and character of all streets in San Anselmo, with the exception of Red Hill Avenue and portions of Sir Frances Drake Boulevard, Greenfield Avenue, and San Anselmo Avenue.
797

4. The amendments to the Land Use Element and Map are consistent with the Open Space Element’s goals, policies and objectives because they guide development of housing as infill development without encroaching on the Town’s Open Space, preserving the open space for the enjoyment and recreation of the community. - Open Space Element Goal C.2: Protect ridgelines, including the ridge zone, and preservation of the natural features of hillside lands. - Open Space Element Goal C.3: Protect highly visible hillside slopes and ridges from development, and maintain the visual presence of woodlands, riparian areas, and stream courses which are found on, or traverse, identified open space lands.
- Open Space Element Goal C.4: Provide recreational areas for Town residents. - Open Space Element Objective 1: To protect from development those open space parcels which contribute directly to the Town’s identify, its sense of separate place in relation to other communities, and the quality of life in the community. - Open Space Element Objective 4: To provide and maintain a system of trails which will provide nonintrusive access from residential areas for open space and park lands.

5. The amendments to the Land Use Element and Map are consistent with the Conservation Element’s goals, policies and objectives because they facilitate infill development of a variety of housing types within the existing areas of the Town, thereby protecting and conserving Open Space and park areas. - Conservation Element Goal A.1: Minimize environmental harm and the disruption of natural features, particularly in hillside and unstable soil areas. - Conservation Element Goal A.4: Preserve and protect significant habitats for fish, wildlife, and flora.

6. The amendments to the Land Use Element and Map are consistent with the Parks, Recreation, and Public Facilities Element’s goals, policies and objectives because they facilitate and encourage infill housing development within the Town’s existing neighborhoods. The Town has large number of parks and public facilities that are integrated in the community and accessible from all neighborhoods, including (but not limited to) Creek Park, Landsdale Park and Memorial Park. The Town’s public facilities include outdoor sports facilities such as tennis courts, children’s play areas, a dog park, and soccer and baseball fields. Given the Town’s existing parks and facilities, the additional housing units and residents that may be developed will be well-served by existing facilities and there is no anticipated need for additional parks or other recreation facilities.
- Parks, Recreation, and Public Facilities Element Goal A: Provide recreational areas for the residents.
798

7. The amendments to the Land Use Element and Map are consistent with the Noise Element as there will be no impacts related to noise. The Town’s Noise Ordinance, San Anselmo Municipal Code section Title 4, Chapter 7, must be complied with.

8. The amendments to the Land Use Element and Map are consistent with the Scenic Highways (Parkway) Element because they facilitate and encourage infill housing development. In recent years, the Town has accomplished significant landscaping and signage improvements to the Town’s entryways. Some housing opportunity sites are located on Sir Francis Drake and otherwise near the Town’s entryways and highways.

These housing sites will blend well with the existing improvements, scenic highways, are appropriate for the areas, and will aesthetically improve these areas of the Town. - Scenic Highways (Parkway) Element Goal: Improve the appearance and aesthetic quality of the planning areas’ main thoroughfares, especially the entryways to the community.

BE IT FURTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt amendments to the General Plan Land Use Element as attached hereto Exhibit “A” and incorporated herein by reference, and the Land Use Designation Map as attached hereto as Exhibit “B” and incorporated herein by reference, reflecting changes to land use designations necessary to accommodate the Housing Element goals and housing opportunity sites.

BE IT FURTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council find that the Safety Element is consistent with the goals, policies and objectives of the Town’s General Plan. Most applicable goals, policies and objectives are contained in said Element itself. In addition, it is also consistent with the goals articulated throughout the General Plan, as stated in Recitals 1-8 above, and incorporated herein by reference. The Safety Element addresses future climate change impacts and resiliency to natural hazards, allowing the community to align resources and efforts over the coming years to ensure community health and safety.

BE IT FUTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council find that the Safety Element qualifies under the CEQA “General Rule” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that it will have a significant effect on the environment and is therefore exempt from the provisions of CEQA; the Safety Element identifies community safety hazards and provides goals and policies to address such hazards, and does not implement or approve any specific project or land use change.

BE IT FURTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt the Safety Element as attached hereto as Exhibit “C” and incorporated herein by reference.
799
BE IT FURTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council find that the amendments to the Zoning Ordinance and Zoning Map are consistent with the General Plan including the following goals, policies and objectives:

1. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Housing Element’s goals, policies and objectives because said amendments will encourage an inventory of housing sites, associated densities and standards that will facilitate the production of housing that is affordable to all income levels consistent with the Housing Element and State Housing Element law.

2. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Housing Element’s goals, policies and objectives because said amendments are necessary to meet the Town’s Regional Housing Needs Allocation (RHNA) including adequate sites for lower income households. Rezoned sites are infill locations within the Town and in existing neighborhoods that are in close proximity to services and public transit.

3. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Land Use Element’s goals, policies and objectives, because said amendments are necessary to accommodate the housing sites and densities required by State Housing Element Law, and will guide development of additional housing units at density levels that facilitate feasible infill development consistent with the character of the Town and existing infrastructure, near employment and businesses, while preserving the Town’s open spaces and environmental setting.
- Land Use Element Goal C.1: Maintain the economic viability of the Town’s commercial core.
- Land Use Element Goal C.3: New developments shall be integrated harmoniously into San Anselmo’s existing neighborhoods and commercial areas. - Land Use Element Goal C.5: Accommodate the housing needs of a socially and economically diverse population.
- Land Use Objective 1: To manage future growth to ensure the orderly development of the community, the logical extension of urban services, preservation of the area’s natural and cultural resources, and protection of the area’s environmental setting.
- Land Use Objective 2: To preserve and enhance the unique natural and urban characteristics of the community while accommodating suitable new growth. - Land Use Objective 3: To establish residential densities which are compatible with the environmental constraints of the area, and sensitive to adjacent land uses.
- Land Use Objective 7: To protect and preserve those areas of unique natural and visual resources within the planning area.
- Land Use Objective 8: To limit future annexations to lands within the urban service area.
800

4. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Circulation Element’s goals, policies and objectives and the 2023 Vehicle Miles Traveled Thresholds of Significance policy associated with SB 743, because said amendments will allow infill housing at the densities in the Housing Element, which are located in existing neighborhoods close to amenities, services, and public transportation. Some opportunity housing sites are located on main thoroughfares (such as Sir Frances Drake Boulevard) with access to main roadways and public transportation.
- Circulation Element Objective 1: To maintain and enhance the residential quality and character of all streets in San Anselmo, with the exception of Red Hill Avenue and portions of Sir Frances Drake Boulevard, Greenfield Avenue, and San Anselmo Avenue.

5. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Open Space Element’s goals, policies and objectives because they will allow development of housing as infill development at densities to support the required additional housing sites, without encroaching on the Town’s Open Space, preserving land for the enjoyment and recreation of the community. - Open Space Element Goal C.2: Protect ridgelines, including the ridge zone, and preservation of the natural features of hillside lands. - Open Space Element Goal C.3: Protect highly visible hillside slopes and ridges from development, and maintain the visual presence of woodlands, riparian areas, and stream courses which are found on, or traverse, identified open space lands.
- Open Space Element Goal C.4: Provide recreational areas for Town residents. - Open Space Element Objective 1: To protect from development those open space parcels which contribute directly to the Town’s identify, its sense of separate place in relation to other communities, and the quality of life in the community. - Open Space Element Objective 4: To provide and maintain a system of trails which will provide nonintrusive access from residential areas for open space and park lands.

6. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Conservation Element’s goals, policies and objectives because they will allow infill housing development at the densities required by the Housing Elements, and allow a variety of housing types within the existing areas of the Town, thereby protecting and conserving open space and park areas.
- Conservation Element Goal A.1: Minimize environmental harm and the disruption of natural features, particularly in hillside and unstable soil areas. - Conservation Element Goal A.4: Preserve and protect significant habitats for fish, wildlife, and flora.
801

7. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Recreation, and Public Facilities Element’s goals, policies and objectives because they will allow infill housing development at the densities required by the Housing Elements and encourage infill housing development within the Town. The Town has large number of parks and public facilities that are integrated in the community and accessible in the neighborhoods in the Town, including (but not limited to) Creek Park, Landsdale Park and Memorial Park. The Town’s public facilities include outdoor sports facilities such as tennis courts, children’s play areas, a dog park, and soccer and baseball fields. Given the Town’s existing parks and facilities, the additional housing units, densities, and increased residents allowed by the Zoning Ordinance and Zoning Map amendment would be allowed will be well-served by existing facilities and there is no anticipated need for additional parks or other recreation facilities. - Parks, Recreation, and Public Facilities Element Goal A: Provide recreational areas for the residents.

8. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Noise Element as there will be no impacts related to noise. The Town’s Noise Ordinance, San Anselmo Municipal Code section Title 4, Chapter 7, must be complied with.

9. The amendments to the Zoning Ordinance and Zoning Map are consistent with the Scenic Highways (Parkway) Element’s goals, policies and objectives because they because they will allow infill housing development at the densities required by the Housing Elements and encourage infill housing development within the Town. Some of the housing opportunity sites that will be allowed by the amendments are located on Sir Francis Drake and otherwise near the Town’s entryways and highways. These housing sites will blend well with the existing improvements scenic highways, are appropriate for the areas, and will aesthetically improve these areas of the Town.

10. The amendments to the Zoning Ordinance and Zoning Map are in the public interest and promote public health, safety and general welfare as they will implement the policies of the Town’s General Plan Elements, including the Housing Element, as set forth in recitals above and incorporated herein.

BE IT FURTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt the text amendments to Title 10 (Planning and Zoning) of the San Anselmo Municipal Code as set forth in the attached Exhibit “D” incorporated herein by reference, and Zoning Map as set forth in the attached Exhibit “E” incorporated herein by reference.

BE IT FURTHER RESOLVED that the Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt a resolution certifying the Initial Study/Negative Declaration for the Housing Element, Land Use Element and Map, and Zoning Code text and map 802
amendments (the “Project”) in compliance with the requirements of CEQA and find and determine the following:

1. The Town, in its capacity as Lead Agency, has prepared an Initial Study and Negative Declaration for the Project. The purpose of the Initial Study is to determine whether the Project could have a potentially significant effect on the environment and to identify and impose appropriate project mitigation measures to avoid such impacts or reduce them to a less-than significant level; and

2. The Initial Study and Negative Declaration reflects the Town of San Anselmo’s independent judgement and analysis; and

3. The Negative Declaration was prepared in accordance with all legal requirements, including all public notice and comments period requirements set forth in CEQA; and

4. The Initial Study examined all relevant environmental issues associated with the Project, and is a complete and adequate environmental document under the requirements of CEQA; and

5. There is no substantial evidence in the record that the Project will have a significant effect on the environment for areas analyzed in the Initial Study and no mitigation measures are necessary to be implemented to avoid or reduce any potential impacts to a less-thansignificant level, therefore the Negative Declaration can be approved.

RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Planning Commission on the 17th day of July, 2023 by the following vote:

AYES: Koblick de Leon, Pipkin, Smith, Strauss, Asselstine, and Chair Tunny NOES: None
ABSTAIN: None
ABSENT: None
RECUSED: Heiman
_____________________________
Secretary to the Planning Commission
Exhibit List:

A. General Plan Amendments
B. General Plan Land Use Designation Map
C. Safety Element
D. Zoning Code Amendments
E. Zoning Map Amendments
F. List of Parcels to be Rezoned
803

EXHIBIT A

GENERAL PLAN TEXT AMENDMENTS
The following General Plan Amendments are proposed to the Land Use Element of the General Plan. The following pages in Exhibit A represent the proposed Red-line version of the proposed amendments as referenced as Attachment 7 of the Staff Report dated July 17, 2023.

SEE ATTACHMENT 7 OF STAFF REPORT

FINAL RESOLUTION WILL INCLUDE THE DOCUMENT
804
805
806
807
808
809
810
811
812
813
814
815
816
817

EXHIBIT B

GENERAL PLAN LAND USE DIAGRAM AMENDMENTS

PROPOSED LAND USE DIAGRAM

EXHIBIT C

SAFETY ELEMENT
818
The following pages in Exhibit C represent the proposed Safety Element to be added to the General Plan as referenced as Attachment 9 of the Staff Report dated July 17, 2023.

See Next Page
819
San Anselmo Safety Element i
2023
Town of San Anselmo

SAFETY ELEMENT
DRAFT
JUNE 2023
820
San Anselmo Safety Element iii
Table of Contents
EXECUTIVE SUMMARY ............................................................................. 1 Conditions in San Anselmo and Focus of the Safety Element .............................................. 1 INTRODUCTION.......................................................................................... 2 Purpose and Scope of the Safety Element............................................................................ 2 Element Organization ............................................................................................................ 2 Consistency with Other Elements.......................................................................................... 2 Consistency with the 2018 Marin County Multi-jurisdictional Hazard Mitigation Plan............ 4 Emergency Operation Plans.................................................................................................. 4 Marin County Community Wildfire Protection Plan................................................................ 4 Town of San Anselmo Climate action plan 2030................................................................... 5 Marin Water Biodiversity Fire and Fuels Integrated Plan ...................................................... 5 Regulatory Environment ........................................................................................................ 5 HAZARDS / TRENDS .................................................................................. 8 Disaster mitigation, preparedness, response, and recovery.................................................. 8 Seismic and Geologic Hazards............................................................................................13 Flooding Hazards.................................................................................................................18 Fire Hazards ........................................................................................................................21 Weather Related hazards....................................................................................................24 Climate Adaptation ..............................................................................................................24 GOALS, POLICIES, AND ACTIONS..........................................................27 821
Safety Element Admin Draft
San Anselmo Safety Element 1
Executive Summary
Conditions in San Anselmo and Focus of the Safety Element The Town of San Anselmo (Spanish for 'Saint Anselm') is an incorporated municipality in Marin County, California, United States. San Anselmo is located 1.5 miles (2.4 km) west of San Rafael and approximately 20 miles north of San Francisco, at an elevation of 46 feet (14 m) above mean sea level. The Town is bordered by San Rafael to the east, Fairfax to the west, and Ross to the south. Situated in a series of small valleys created by streams bordered by moderate to steep hillside slopes and ridge tops, all but a sliver of San Anselmo lies within the 28-square-mile Ross Valley Watershed that flows into San Francisco Bay. The Town's natural skyline is dominated by the hills of Ross Valley, which include Red Hill and Grove Hill to the north. Bald Hill to the southwest, Moore Hill to the east, and Mount Tamalpais to the south.

The Town faces serious risks that can adversely impact the overall community safety, which includes, though are not limited to, earthquakes, geological instability leading to landslides, wildland fires, flooding and dam inundation, high winds and extreme weather, and drought. Having experienced these events in the past, the Town anticipates them occurring in the future, with some of them potentially increasing in frequency and intensity as a result of climate change.

Increasing temperatures may increase the risk of wildland fires and extended droughts. Winter storms are anticipated to increase in intensity, potentially leading to flooding in new areas or creating unstable conditions along hillsides and slopes.

The Safety Element focuses on identifying public safety risks and creating a unique set of goals, policies, and implementation actions that address hazards applicable to San Anselmo. The Safety Element will allow the Town to address and prepare for these hazards, thereby reducing impacts on the community. The Safety Element is one component of the San Anselmo General Plan and strives to align itself with the other mandatory elements, as required by California law, including (1) Land Use Element, (2) Circulation Element, (3) Open Space Element (4) Conservation Element, (5) Town Parks, Recreation, and Public Facilities Element, (6) Noise Element and the (7) Scenic Highways (Parkway) Element. San Anselmo also participated in the Marin County Multi-Jurisdictional Hazard Mitigation Plan, which the Town originally adopted on April 14, 2004, and subsequently revised and adopted on January 24, 2018. The County is currently updating this document, which should be completed in 2023. Adoption of this plan makes the Town eligible to apply for federal hazard mitigation grant funding that can be used to mitigate many of the naturally occurring hazards identified in San Anselmo.

The Town of takes great pride in its responsibility to safeguard the well-being of its community members. Among other things, this includes adequately anticipating potential emergencies caused by natural and human-caused hazards and planning response strategies in the event of emergencies and disasters. This element provides the necessary context to understand the hazards that threaten the community and outlines policies and practices that take tangible steps toward ensuring the community's continued prosperity.
822
Safety Element Admin Draft
2 San Anselmo Safety Element
Introduction
Purpose and Scope of the Safety Element
The Safety Element is one of seven mandatory elements of the General Plan. The principal purpose of the element is the identification of potential risks within the Town that pose a threat to the community's welfare, public health, and overall safety. Recurrent updates to the Safety Element ensure that the goals, policies, and implementation actions remain relevant and responsive to the community's changing needs. Table 1.1 displays what state law, specifically California Government Code Section 65302(g)(1), identifies as the potential safety risks that should be examined in each Safety Element.

Table –1.1: Required Safety Element Hazards (CA Gov Code Section 65302(g)(1)) Seismically Induced Surface Rupture Subsidence
Ground Shaking* Liquefaction (areas with shallow groundwater [<50 feet]) * Ground Failure* Slope Instability leading to Mudslides and Landslides* Flooding* Other Geologic Hazards known to the legislative body* Tsunami Wildland and Urban Fires*
Seiche Climate Change*
Dam Failure* Evacuation*
Other Seismic Hazards identified under Chapter 7.8 (commencing with Section 2690) of Division 2 of the Public Resources Code
Hazards denoted in bold are potential hazards relevant to The Town of San Anselmo.

Each Safety Element must also geographically identify each hazard's risk location and potential extent using a map, primarily those risks about flooding, seismicity, fires, and evacuation.

Element Organization
This element is organized to be consistent with the other General Plan Elements. The goals, policies, and implementation programs provide declarative statements about The Town's approach to safety-related issues. A definition of these key terms is provided below:

Goal: A general statement of the desired community outcome. It is denoted as Goal S-X in this element.

Policy: Policies are actions a community will undertake to meet its goals. They are denoted as Policy S-X.X in this element.

Implementation Action/Programs: A list of recommended programs and future actions necessary to achieve the declared element goals and policies; implementing actions are denoted as Action S-X.Xa.

Together, the goals, policies, and implementation actions/programs in this element provide a framework for decisionmaking related to the general safety of the San Anselmo community.

Consistency with Other Elements
Integrating safety considerations throughout the General Plan creates a consistent framework that prioritizes the community's well-being. The San Anselmo Safety Element is an essential component of the General Plan and works in tandem with other elements to guide these efforts.
823
Safety Element Admin Draft
San Anselmo Safety Element 3
Land Use
The Land Use Element is particularly responsive to natural hazards. Understanding the natural and human-caused hazards that threaten a community can help reduce the possibility of disaster by avoiding the designation of sensitive land uses in hazard-prone areas. Several goals within the Land Use Element are focused on protecting and enhancing the community as part of the development and entitlement process. Specifically, Land Use Objectives 16 and 17 and subsequent policies address flooding hazards.

Circulation
San Anselmo's Circulation Element is based on a desire to preserve the natural and small-town character of the community. Accordingly, the Town's circulation network will be designed to accommodate existing and anticipated traffic, but traffic will not be allowed to dominate or dictate to quality of life in the community. The Town's goal is to maintain the residential quality of all local streets in the community. Coordination between the Circulation and Safety Element is an important component of comprehensive planning. The Circulation Element can influence public health and safety by addressing traffic congestion on roads designated as evacuation routes during emergencies and redefining truck routes to avoid residential and other heavily populated areas.

Open Space
The Open Space Element formulates a strategy designed to preserve priority open space lands in the town boundaries and its adjacent 'sphere of influence.' The attainment of the open space objectives requires the cooperation of property owners, residents, community leaders, citizens, and elected officials of the incorporated and unincorporated communities adjacent to San Anselmo. Preserving open space lands needs to be accomplished by balancing both the Town's interests and property owners' rights.

Conservation
The Conservation Element is designed to minimize the environmental harm and disruption of natural features, particularly in the hillside and unstable soil areas. Establish policies and practical guidelines for the prevention of erosion, the stabilization of soils, and the protection of the watershed necessary to minimize excessive water runoff.

Protect creeks from pollution and against any unnecessary disturbance of the natural contours and vegetation of the banks. Preserve and protect significant habitats for fish, wildlife, and flora.

Parks, Recreation, and Public Facilities
The Parks, Recreation, and Public Facilities Element focuses on preserving San Anselmo's parks and recreational facilities. It is specifically concerned with expanding the Town's existing recreational facilities inventory and broadening the range of services. These assets enhance San Anselmo's character, help create a unique and pleasant atmosphere for residents and visitors, and provide a valuable physical fitness resource for the community. It also establishes policy when dealing with public facilities, such as the location of the buildings themselves, acquiring property to expand these facilities, as well as addressing sanitary services, storm drainage, and flood control. This element can be aligned with the safety element to ensure the proper policies and procedures are in place to ensure public facilities are located and maintained to provide peak efficiency for the Town and its residents.

Noise
The Noise Element seeks to limit the community's exposure to excessive noise levels by identifying sources and acceptable thresholds for noise and establishing policies to ensure compatibility between land uses and the community's noise environment. It also provides a basis for comprehensive local programs to control and abate environmental noise and protect residents from excessive exposure. 824
Safety Element Admin Draft
4 San Anselmo Safety Element
Scenic Highways (Parkway) Element
The Scenic Highways (Parkway) Element is a mandatory General Plan Element as established through California Government Code Section 65302. The purpose of the Element is to improve the appearance and aesthetic quality of the planning area's main thoroughfares, especially the entryways to the community. Alignment of this element with the Safety Element aids in the establishment of policies influencing evacuation for the Town.

Housing
The Housing Element is more closely associated with land use and incorporates many safety considerations into its goals and objectives. Building practices and codes addressed in the Housing Element contribute to community safety by improving the built environment's resiliency to natural and human-caused hazards. Additionally, the Housing Element can help identify vulnerable populations and inform the Safety Element to ensure proper protections are in place.

Consistency with the 2018 Marin County Multi-jurisdictional Hazard Mitigation Plan The 2018 Marin County Multi-Jurisdictional Hazard Mitigation Plan (MJHMP), approved and adopted by the Town of San Anselmo on January 9, 2018, serves three primary purposes: 1) Provide a comprehensive analysis of the natural and human-caused hazards that threaten the Town, with a focus on mitigation; 2) Ensure the Town of San Anselmo remains eligible to receive additional federal and State funding to assist with emergency response and recovery, as permitted by the federal Disaster Mitigation Act of 2000 and California Government Code Sections 8685.9 and 65302.6; and 3) Complement the efforts undertaken by the Safety Element. The MJHMP complies with all requirements set forth under the federal Disaster Mitigation Act of 2000 and received approval from the Federal Emergency Management Agency (FEMA) in 2018. Sections of the Safety Element are supplemented by the MJHMP, which is incorporated by reference in this element, as allowed by California Government Code Section 65302(g).

Emergency Operation Plans
The Marin Operational Area (OA) Emergency Operations Plan (EOP) addresses the planned response to extraordinary emergency situations associated with large-scale disasters affecting Marin County. The Marin OA consists of the cities/towns, special districts, and the unincorporated areas within the county. The plan also addresses integration and coordination with other governmental agencies when required. This document serves as a planning reference and a basis for effective response to any hazard threatening Marin County. This is accomplished through the following:
• Establishes the emergency management organization required to mitigate any significant emergency or disaster affecting the Marin OA.
• Establishes the overall operational concepts associated with Marin County's Emergency Operations Center (EOC) activities and the recovery process.

The 1999 Town of San Anselmo EOP identifies the Town's emergency planning, organization, and response policies and procedures and how they are integrated and coordinated with other governmental entities when required. The plan addresses how preparation and response to extraordinary events or disasters should occur as well as recovery from these types of events.

These documents are used as references when establishing emergency procedures and policies within the Safety Element.

Marin County Community Wildfire Protection Plan
The Marin County Community Wildfire Protection Plan (CWPP) provides a scientifically based assessment of wildfire hazard and threat to homes in Marin County, California's wildland urban interface (WUI). The CWPP was developed through a collaborative process involving Marin County fire agencies, county officials, county, state, and federal land 825
Safety Element Admin Draft
San Anselmo Safety Element 5
management agencies, and community members. The purpose of the CWPP is to provide fire agencies, land managers, and other stakeholders with guidance and strategies to reduce fire hazard and the risk of catastrophic wildfires in the WUI, while promoting the protection and enhancement of the county's economic assets and ecological resources. This plan does not directly affect the Town as it was developed for jurisdictions subject to the Marin County regulations and policies; however, this document can be used as a guide when developing policies in the Safety Element.

Town of San Anselmo Climate action plan 2030
The Climate Action Plan (CAP) is the community's tool to develop the strategies and guide the implementation of local, measurable actions needed to (1) mitigate climate change by dramatically reducing our greenhouse gas emissions (GHG) while also sequestering GHG from the atmosphere, and (2) prepare for and adapt to increasing extremes and impacts. While the CAP's primary metrics currently address the reduction of greenhouse gas emissions (mitigation), metrics for adaptation and resiliency actions have been added, which will be further expanded with more milestones over the next several years. The CAP is integrated with the Town's other emergency preparedness and ecosystem conservation efforts and is reviewed and updated annually with the Town's Sustainability Commission. The Safety Element is a key component when developing climate adaptation projects and actions within the CAP and is referenced to ensure consistency between the documents.

Marin Water Biodiversity Fire and Fuels Integrated Plan The Biodiversity, Fire, and Fuels Integrated Plan (BFFIP, or Plan) describes actions that the Marin Municipal Water District (MMWD) will take over many years to minimize fire hazards and maximize ecological health within its watershed lands. The purpose of the BFFIP is to define and guide the methods to minimize risk from wildfires while simultaneously preserving and enhancing existing significant biological resources. This plan does not directly affect the Town as it was developed for the MMWD jurisdiction and properties adjacent to San Anselmo; however, this document can be used as a guide when developing policies in the Safety Element.

Regulatory Environment
California Government Code 65302(g)(1)
California Government Code Section 65302(g)(1) establishes the legislative framework for California's safety elements.

This framework consolidates the requirements from relevant federal and state agencies, ensuring that all cities comply with the numerous statutory mandates. These mandates include:
• As applicable, protect against significant risks related to earthquakes, tsunamis, seiches, dam failure, landslides, subsidence, flooding, and fires.
• Including maps of known seismic and other geologic hazards. • Where applicable, address evacuation routes, military installations, peak-load water supply requirements, and minimum road widths and clearances around structures related to fire and geologic hazards. • Identifying areas subject to flooding and wildfires.
• Avoid locating critical facilities within areas of high risk. • Assessing the community's vulnerability to climate change. • Include adaptation and resilience goals, policies, objectives, and implementation measures.

California Government Code Sections 8685.9 and 65302.6
California Government Code Section 8685.9 (also known as Assembly Bill 2140 or AB 2140) limits California's share of disaster relief funds paid out to local governments to 75 percent of the funds not paid for by federal disaster relief 826
Safety Element Admin Draft
6 San Anselmo Safety Element
efforts. However, if the jurisdiction has adopted a valid hazard mitigation plan consistent with DMA 2000 and has incorporated the hazard mitigation plan into the jurisdiction's General Plan, the State may cover more than 75 percent of the remaining disaster relief costs. All cities and counties in California must prepare a General Plan, including a Safety Element that addresses various hazard conditions and other public safety issues. The Safety Element may be a standalone chapter or incorporated into another section as the community wishes. California Government Code Section 65302.6 indicates that a community may adopt an LHMP into its Safety Element as long as the LHMP meets applicable state requirements. This allows communities to use the LHMP to satisfy state requirements for Safety Elements. As the General Plan is an overarching long-term plan for community growth and development, incorporating the MJHMP into it creates a stronger mechanism for implementing the MJHMP.

California Government Code 65302(g)(3) adopted through SB 1241 (2012) California Government Code Section 65302(g)(3) requires the Safety Element to identify and update mapping, information, goals, and policies to address wildfire hazards. As part of this requirement, any jurisdiction that includes State Responsibility Areas or Very High Fire Hazard Severity Zones in the Local Responsibility Areas (LRA), as defined by the California Board of Forestry and Fire Protection (Board), is required to transmit the updated element to the Board for review and approval.

California Government Code 65302(g)(4) adopted through SB 379 (2015) California Government Code Section 65302(g)(4) requires the Safety Element to address potential impacts of climate change and develop potential strategies to adapt/mitigate these hazards. Analysis of these potential effects should rely on a jurisdiction's Local Hazard Mitigation Plan or an analysis that includes data and analysis from the State of California's Cal-Adapt website.

California Government Code 65302(g)(5) adopted through SB 99 (2019) California Government Code Section 65302(g)(5) requires the Safety Element to identify evacuation constraints associated with residential developments, specifically focused on areas served by a single roadway.

California Government Code 65302.15(a) adopted through AB 747 (2020) and AB 1409 (2021) California Government Code 65302.15(a) requires upon the next revision of a Local Hazard Mitigation Plan on or after January 1, 2022, or beginning on or before January 1, 2022, if a local jurisdiction has not adopted a local hazard mitigation plan, the safety element to be reviewed and updated as necessary to identify evacuation routes and their capacity, safety, and viability under a range of emergency scenarios. The bill would authorize a city or county that has adopted a local hazard mitigation plan, emergency operations plan, or other document that fulfills commensurate goals and objectives to use that information in the safety element to comply with this requirement by summarizing and incorporating by reference that other plan or document in the safety element.

National Flood Insurance Program
The National Flood Insurance Program (NFIP) was created in 1968 to help communities adopt more effective floodplain management programs and regulations. The Federal Emergency Management Agency is responsible for implementing the NFIP and approving the floodplain management plans for participating cities and counties. The Town of San Anselmo joined the NFIP in 1977 and currently implements the program through Title 7, Chapter 11 of the San Anselmo Municipal Code, which administers flood/stormwater management regulations in the Town.

Alquist-Priolo Earthquake Fault Zoning Act
The Alquist-Priolo Earthquake Fault Zoning Act (California Public Resources Code [PRC], Chapter 7.5, Section 2621- 2699.6) was intended to reduce the risks associated with surface faults and requires that the designated State Geologist identify, and map "Earthquake Fault Zones" around known active faults. Per PRC Section 2623 a, cities and counties shall require a geologic report defining and delineating any hazard of surface fault rupture before the approval 827
Safety Element Admin Draft
San Anselmo Safety Element 7
of a project. If the jurisdiction finds no undue hazard of that kind exists, the geologic report on the hazard may be waived with the State Geologist's approval. For a list of project types, please refer to PRC Section 2621.6. No AlquistPriolo Earthquake Fault Zones run through San Anselmo; therefore, it is not a topic of concern addressed in this document.

Seismic Hazards Mapping Act
The Seismic Hazards Mapping Act (California Public Resources Code, Chapter 7.8, Section 2690-2699.6) created a statewide seismic hazard mapping and technical advisory program in 1990 to help cities and counties more effectively address the effects of geologic and seismic hazards caused by earthquakes. Under PRC 2697, cities and counties shall require a geotechnical report defining and delineating any seismic hazard before approving a project located in a seismic hazard zone. If the jurisdiction finds that no undue hazard of this kind exists based on information resulting from studies conducted on sites near the project and of similar soil composition to the project site, the geotechnical report may be waived. After a report has been approved or a waiver granted, subsequent geotechnical reports shall not be required, provided that new geologic datum, or data, warranting further investigation is not recorded. Each jurisdiction shall submit one copy of each approved geotechnical report, including the mitigation measures to be taken, if any, to the State Geologist within 30 days of its approval of the report. For a list of project types, please refer to PRC Section 2693. Due to the presence/potential of seismic hazards within the Town, the studies outlined above may be required during the development review process.

Cortese List
Government Code Section 65962.5 (typically referred to as the "Cortese List") identifies sites that require additional oversight during the local permitting process as well as compliance with the California Environmental Quality Act (CEQA). The list is generally a compilation of properties and businesses that generate, store, and/or have been impacted by the presence of hazardous materials/wastes. Many properties identified on this list may be undergoing corrective action, cleanup, or abandoned and in need of these activities. The Town regularly checks federal and state agencies that maintain this list to verify any locations within San Anselmo that contain these sites. 828
Safety Element Admin Draft
8 San Anselmo Safety Element
Hazards / Trends
Disaster mitigation, preparedness, response, and recovery The ability to anticipate, evaluate, and mitigate potential risks posed by natural and human-caused hazards is paramount to a community's longevity. Although this element specifically addresses natural and human-caused hazards, emergency preparedness involves many more considerations beyond identifying the hazards themselves.

The Emergency Preparedness section consolidates and briefly describes The Town of San Anselmo's hazard prevention and response strategies.

Police Services
The Central Marin Police Authority (CMPA) is a full-service police agency for the communities of Corte Madera, Larkspur, San Anselmo, and portions of Greenbrae that was created on January 1, 2013. Formed under a Joint Powers Agreement (JPA) between the communities it services, two members from each City/Town Council oversee the CMPA
and are on the CMPA Police Council. General
management of the CMPA is the function of the JPA’s
Management Committee that is comprised of the City and
Town Managers of each jurisdiction, while operational
function is assigned to the Chief of Police. The CMPA
provides police services to these communities, comprising approximately 35,000 residents.

Fire Services
Ross Valley Fire Department is a consolidated department with the mission of protecting lives, property, and the environments of the communities of Ross, San Anselmo,
Sleepy Hollow, and Fairfax through education, prevention, and community service. Ross Valley Fire Department is
governed by a JPA, that includes the Town of San Anselmo; the Town of Fairfax; the Town of Ross; and the Sleepy
Hollow Fire Protection District.

The Ross Valley Fire Department is an all-risk, full-time professional fire department with a total of four stations staffed with four engine companies that include firefighter EMTs and/or Paramedics 24 hours per day, 365 days per
year. The department responds to all requests for
emergency and non-emergency assistance within their
service area as well as neighboring areas of Marin, and state or nationwide on an automatic or mutual-aid basis. Services provided by the department include fire suppression (urban fires, wildland, and vegetation fires), emergency medical services, fire prevention and inspection, community education (Community Emergency Response Team [C.E.R.T.] training), hazardous materials spills and leaks, vehicle accidents, and disaster response (floods and landslides).

The incorporated boundaries of the Town are within the Ross Valley Fire Department Local Responsibility Area (LRA).

Outside of the Town of San Anselmo proper boundaries and adjacent to the Town, there are lands that are within the State Responsibility Area (SRA). The SRA is served by the Marin County Fire Department (responsible for initial response in the SRA) and augmented by the California Department of Forestry and Fire Protection (CAL FIRE) should the initial response escape containment and further aid be required.

Ross Valley firefighters fight an early morning structure fire in Sleepy Hollow.
829
Safety Element Admin Draft
San Anselmo Safety Element 9
Emergency Management
Emergency management is provided by the Marin County Sheriff's Department Office of Emergency Services (OES).

This division provides all aspects of emergency management, including disaster mitigation, preparedness, response, and recovery activities.

Preparedness (Emergency Operations Plan)
The Emergency Operations Plan (EOP) is primarily responsible for identifying the Town's emergency management strategies. Preparedness activities focus on ensuring Town Departments are adequately trained and prepared for future hazard events as well as ensuring the Town's Emergency Operations Center (EOC) is ready and capable of supporting Town needs in the event of an emergency.

Response
Emergency response activities typically focus on actions necessary to save lives and prevent further property damage during an emergency/disaster. Many of these activities are conducted in tandem with the Marin County Sheriffs' Department, The Central Marin Police Authority and the Ross Valley Fire Department's standard emergency response procedures. To guide response activities, the Town relies on the EOP and works closely with first responders and volunteer organizations like CERT, to help orchestrate internal and external communications, logistics, and assistance during large-scale emergencies. If resources become overwhelmed, the Town will request support through the Operational Area using automatic aid and mutual aid agreements currently in place. However, the Town recognizes that mutual aid resources depend on availability and may be limited during a large regional incident. Therefore, consideration for strengthening self-sufficiency is a priority.

Recovery
Recovery activities typically occur after an emergency/disaster event. These activities focus on reestablishing services to any impacted areas, repairing and/or reconstructing damaged buildings and infrastructure, and aiding residents and businesses with permitting and approvals of building plans as part of the reconstruction process. Depending on the scale and type of incident, recovery could occur in specific community locations and/or require specialized expertise to address the issues created. Cleanup of hazardous wastes shall be considered part of the recovery from a major disaster event (fire, flood, landslide, earthquake).

Mitigation
The EOP, in conjunction with the Marin County MJHMP, identifies and assesses the natural and human-caused hazards that threaten San Anselmo and recommends proactive policy and procedural actions to reduce these risks.

This preemptive planning is intended to decrease the probability of future emergency situations and minimize the effects should one occur. Examples of hazard mitigation and prevention can be found in many Town policies, but they are most prominently displayed in the numerous codes regulating construction and development.

Evacuation
As part of the Town's preparedness initiatives, an Evacuation Analysis has been prepared that identifies the routes used for evacuation purposes. These constrained locations are required to be identified by California Government Code Section 65302(g)(5), commonly known as SB99. Figure 1.1 depicts the potential evacuation routes that could be used during a hazard event. These roadways are intended to meet evacuation needs; however, the Town recognizes that some constraints may affect evacuation, namely narrow roadways, bridges, and dead ends, which could experience failure or blockage, exacerbating conditions. During an evacuation incident, specific routes will be designated by Ross Valley Fire Department in coordination with the Town and Central Marin Police Authority. The specific routes and directions identified will be made on a case-by-case basis using incident specific information to ensure travelers can relocate to a safe location. Figure 1.2 identifies both constrained access roadways (single ingress/egress conditions, identified in red) and the locations that use these roadways (constrained access parcels, 830
Safety Element Admin Draft
10 San Anselmo Safety Element
identified in orange). These constrained access parcels are grouped based on guidelines recommended by CalFire, which identify areas with 30 parcels or more. These locations are identified as they could potentially be more vulnerable during evacuation scenarios, given the limited ingress/egress conditions. 831
Safety Element Admin Draft
San Anselmo Safety Element 11
Figure 1.1: San Anselmo Evacuation Routes
832
Safety Element Admin Draft
12 San Anselmo Safety Element
Figure 1.2: Constrained Access Roadways, Parcels Groups, and Parcel Groups of Concern in San Anselmo 833
Safety Element Admin Draft
San Anselmo Safety Element 13
The Town is generally considered to be built out, meaning most new home construction will either be accessory dwelling units (ADU's) or infill type developments. Therefore, additional parcel groups of concern (areas with 20-29 parcels with constrained access, identified in green) were also identified, as these locations could experience growth in the future triggering the 30-parcel threshold.

Seismic and Geologic Hazards
Seismic and geologic hazards are traditionally addressed together because they both involve the movement of the Earth's surface. Although some geologic events (landslide, subsidence, erosion, etc.) can and do happen independently, the primary catalyst for their occurrence is often a seismic event, commonly referred to as an earthquake. This section identifies four common seismic and geologic hazards that threaten San Anselmo and establishes policies and procedures meant to protect the community when an event occurs. A key consideration for seismic and geologic hazards is the potential for cascading effects resulting from an event. When an earthquake occurs, the seismic shaking can cause natural gas and water/sewer pipelines to rupture, which may cause other impacts like flooding, erosion, or fires. The goals, policies, and actions throughout this element are designed to work together to reduce both the individual and collective risk of these hazards.

Seismic Hazards
Southern California is a seismically active region that experiences earthquakes on a regular basis. San Anselmo is prone to seismic hazards due to its location and proximity to active earthquake faults. These hazards can be characterized as follows:

Surface Rupture
The Earth is covered in tectonic plates, which are large sections of the Earth's crust that are constantly shifting and moving closer together, further apart, or past one another. The movement of two plates past one another frequently causes friction resulting in plates that "stick." When this occurs, the same forces that push the plates past each other are now concentrated in certain areas. In time, friction can no longer hold the plates together, and the plates suddenly shift, releasing a massive build-up of energy (i.e., earthquake). This rapid movement and release of energy can cause the Earth to fracture and displace the land around it, resulting in an earthquake fault. Some faults are buried beneath the surface, while others are located at the surface of the Earth. Surface rupture of a fault is especially dangerous if structures are built on top of the fault, or infrastructure crosses the fault, as these facilities could be damaged by fault movement. If a surface rupture occurs, the movement could break pipelines, and damage roads and bridges, rendering them useless after the event. Areas of known surface rupture hazard in California are identified in Alquist-Priolo Special Study Zones. San Anselmo does not currently have any Alquist-Priolo Special Study Zones, reducing the concern associated with surface fault rupture.

Seismic Shaking
Seismic shaking is the recognizable movement caused by the energy released from an earthquake. The same mechanism that creates a surface rupture is also responsible for seismic shaking and can produce an equally devastating effect. Earthquakes may occur without surface rupture, which can still cause significant damage to buildings and other structures. Infrastructure such as roads, pipelines, and power lines are also susceptible to damage and pose additional safety concerns. Unlike surface rupture, seismic shaking consequences are not restricted to the area immediately surrounding the fault. Energy resonating through the ground can travel hundreds of miles and simultaneously cause damage in many locations. The closer to the earthquake's source (epicenter), the stronger the shaking will be. Seismic shaking is of particular concern for San Anselmo due to the proximity to active faults that can generate significant earthquakes. Several faults are located within 15 miles of San Anselmo, which include the San Andreas Fault (capable of generating a magnitude 8.0 earthquake), the Hayward Fault (capable of generating magnitude 7.2 and 7.4 earthquakes), the Rodgers Creek Fault (capable of generating a magnitude 7.0 earthquake) and the San Gregorio fault (capable of generating a magnitude 7.3 earthquake). Of these faults, the San Andreas Fault 834
Safety Element Admin Draft
14 San Anselmo Safety Element
is the closest in proximity at approximately 8 miles southwest of the town. Figure 1.3 depicts the locations of faults closest to San Anselmo, all of which are not considered active1 by the State of California.

Liquefaction
Liquefaction is a phenomenon that occurs when intense vibrations from an earthquake cause saturated soil to lose stability and act more like a liquid than a solid. This poses significant problems for buildings and other structures in areas where liquefaction can occur, as the ground may give way under the weight of the structure and its foundation.

In addition, underground structures are vulnerable to liquefaction. In San Anselmo, the areas along the existing and filled stream channels may be subject to liquefaction. These low-lying areas adjacent to creeks and drainages are the portions of town with moderate and high liquefaction susceptibility levels. Figure 1.4 depicts the liquefaction susceptibility areas within the Town; however, analysis of these conditions should occur on a site-by-site basis.

Landslides
A landslide is the movement of earth material down slopes and areas of steep topography. Although earthquakes often cause them, landslides can occur when a sloped surface can no longer support the material contained within or sitting above it. The instability can be caused by the sheer weight of the material or can be rendered unstable by other events such as heavy rain. Slopes can become unstable due to erosion and trigger a landslide. Landslides can also be a secondary hazard caused by earthquakes and seismic shaking. When rain causes a slope to fail, the movement of earth materials is typically referred to as a mudslide.

Landslides can move with great force and pose a significant danger to buildings and other structures. In some circumstances, these events may cause bodily harm if bystanders cannot move out of their path in time. The parts of San Anselmo at greatest risk of landslides are primarily along the periphery of the Town border, where the steep topography and soil composition combine to create areas that are susceptible to land sliding events. Anticipating the risk of landslides in the areas identified in Figure 1.5 will be essential for protecting the community from these events. 1 Faults considered active by the State of California have experienced surface displacement within Holocene time (the last 11,700 years).

California Code of Regulations, Title 14, Division 2, Section 3601.(a) 835
Safety Element Admin Draft
San Anselmo Safety Element 15
Figure 1.3: Local Fault Locations
836
Safety Element Admin Draft
16 San Anselmo Safety Element
Figure 1.4: Liquefaction Susceptibility in San Anselmo
837
Safety Element Admin Draft
San Anselmo Safety Element 17
Figure 1.5: Landslides Zones in San Anselmo
838
Safety Element Admin Draft
18 San Anselmo Safety Element
Flooding Hazards
Flood
Flooding is caused by the accumulation of water on the ground surface. This typically occurs after heavy rainfall but can also result from water delivery/storage infrastructure failures such as pipes, storage containers, and dams/reservoirs. Worsening drought conditions caused by climate change may exacerbate the effects of flooding, as surfaces that typically absorb water can quickly dry out and become less permeable. Flooding presents dangers to people and structures alike. Standing water may be deep enough to cause drowning, while shallow waters can easily damage buildings and property. Fast-moving water is hazardous, as it may sweep people or cars downstream or cause damage to structures.

Ross Valley, including San Anselmo, is naturally prone to flooding. The topography and geologic makeup of the region (steep slopes and shallow soils with a low absorption capacity), the naturally occurring local watershed runoff which has been altered and placed in culverts, coupled with an increase in the probability of intense rainfall, are all factors increasing the likelihood of flooding. The Town is susceptible to periodic flooding from the San Anselmo and Sleepy Hollow creeks, which impacts the low-lying areas of the town and neighboring communities bordering these drainages.

Historically the creeks have caused floods as the volume of water during large storm events becomes more than the creek capacity can effectively manage. Localized flooding is most often associated with excessive ponding and overflow into lower-lying properties, even during smaller 5-year storm events. This localized flooding is generally the result of the drainage network having inadequate capacity and can occur within or outside of FEMA-identified floodplains. Figure 1.6 displays the designated FEMA floodplains in San Anselmo.

Dam Failure
When dams that are designed to hold water fail, the body of water suddenly and abruptly moves downstream. These downstream areas can become inundated depending on how much water is behind the dam and the topography of the downstream areas. The specific areas of land that would become flooded and covered with water resulting from a dam break is considered an "inundation zone." These downstream areas are typically much larger than the areas identified on flood maps because the volume of water released will often overwhelm any stormwater infrastructure in these areas.

The Phoenix Lake Dam, owned by MMWD, is located in the neighboring Town of Ross, south of San Anselmo. Failure of this dam could inundate a small portion of southern San Anselmo that includes approximately 30 parcels located between Bolinas and Belle Avenues. The damage potential would be small given Phoenix Lake's overall storage capacity; however, damage within this portion of Town could still occur. Figure 1.7 identifies the dam inundation zone within San Anselmo.
839
Safety Element Admin Draft
San Anselmo Safety Element 19
Figure 1.6: FEMA Flood Hazard Zones in San Anselmo
840
Safety Element Admin Draft
20 San Anselmo Safety Element
Figure 1.7: Dam Failure Inundation Areas in San Anselmo 841
Safety Element Admin Draft
San Anselmo Safety Element 21
Fire Hazards
Wildfires
The most common type of natural hazard in California is wildfire, which can quickly burn large areas of undeveloped or natural land. They often begin as smaller fires caused by lightning strikes, downed power lines, mechanical equipment use, or unattended campfires but may rapidly expand in size if conditions are dry and/or windy. The recent trend toward more prolonged periods of drought within the western US increases the likelihood of a wildfire. Typically, wildfires pose minimal threats to people and buildings in urban areas, but increasing human encroachment and development into natural areas increases the likelihood of bodily harm or structural damage. This encroachment occurs in areas called the wildland-urban interface (WUI), which is considered an area within a fire hazard severity zone, as defined by CAL FIRE.

The Town of San Anselmo is located within a mapped WUI area and borders open space lands managed by the MMWD. The
hillsides and canyons within the Town and surrounding areas carry some wildfire hazard potential, which is a risk to areas within the Town. Figure 1.8 depicts the fire threat classifications within the Town and surrounding areas. Based on this mapping, the northeastern and southwestern portions of the Town are considered to have moderate to high wildfire threat conditions.

However, San Anselmo does not currently have any Very High Fire Hazard Severity Zones identified by CAL FIRE.

Significant wildfires have occurred in San Anselmo and Marin County in the past and will continue to pose a threat to people and property. The last major wildfire to occur within the perimeters of the Town boundary was the Sorich Park fire in 1976, which burned over 284 acres in and around San Anselmo. Figure 1.9 depicts the historic wildfire perimeters around San Anselmo as well as WUI, as identified by CAL FIRE.

Urban Fires
The possibility of an urban fire confronts every community. Many urban fires begin as isolated incidents caused by faulty electrical appliances, cooking mishaps, improper storage of chemicals, or industrial malfunction but can spread to other buildings if conditions permit. Many factors contribute to urban fires' severity and extent, but modern building codes and practices have helped reduce their effects. Despite these improvements, it is important to acknowledge the risks associated with fires in urban areas. No matter its size, any fire can be fatal or cause people severe harm and can damage buildings and other structures.

Water Supply
The MMWD provides water service in San Anselmo. The district owns approximately 21,600 acres of watershed land and provides water service to communities from the Golden Gate Bridge to southern Novato and west from the San Francisco Bay to the San Geronimo Valley. According to MMWD's Urban Water Management Plan, adequate water supplies are expected during normal years, single dry years, and multiple dry years to meet expected demand within the Town and service area through 2045. This is especially important for ensuring adequate supplies are available for fire suppression needs within San Anselmo. As a standard practice, new developments and major remodels are required to conduct water pressure/flow testing and mitigate issues if water flows are deemed inadequate.

Wildfire burning on the San Anselmo side of the Terra LindaSleepy Hollow Divide. 842
Safety Element Admin Draft
22 San Anselmo Safety Element
Figure 1.8: Fire Hazard Severity Zones in San Anselmo
843
Safety Element Admin Draft
San Anselmo Safety Element 23
Figure 1.9: Wildland Urban Interface and Historic Fire Perimeters in San Anselmo 844
Safety Element Admin Draft
24 San Anselmo Safety Element
Weather Related hazards
Severe weather hazards in San Anselmo include drought, extreme heat, and severe wind. These hazards have affected plants and animals and damaged properties and vehicles. Future effects are anticipated due to climate change, which can contribute to the frequency and intensity of severe weather events.

Drought
A drought is a long period with substantially less precipitation than usual. The primary direct impact of a drought is the reduction of available water supplies. Water reduction is particularly concerning in agricultural areas and natural environments, but it can also affect landscaping in urban areas or human health in extreme cases. Droughts are generally regional events; however, some communities experience "long-distance drought" if the water source areas— potentially hundreds of miles away—are experiencing drought. San Anselmo receives water from the MMWD. The Town and many residents have groundwater wells that are used for irrigation. MMWD has a long-term water supply and management plan that includes a drought analysis that accounts for impacts associated with climate change.

Extreme Heat
Extreme heat is a period when temperatures are abnormally high relative to the normal temperature range. Extreme heat events include:
• Extreme Heat Days: a day during which the maximum temperature surpasses 98 percent of all historic high temperatures for the area,
• Warm Nights: a day between April to October when the minimum temperature exceeds 98 percent of all historic minimum daytime temperatures,
• Extreme Heat Waves: a successive series of extreme heat days and warm nights where extreme temperatures do not abate; typically, four successive extreme heat days and warm nights.

Cal Adapts local climate change snapshot tool tells us that an extreme heat day for San Anselmo is when the temperature exceeds 95.3° F, and a warm night exceeds 58.8°F. Between 1961-1990, the Town experienced an average of 4 extreme heat days annually, which are projected to increase between 11-20 days by the end of the century.

Severe Wind
Wind is simply the movement of air caused by differences in atmospheric pressure and temperature. High-pressure air will naturally move to areas of low pressure. During certain times of the year, these conditions can cause high-speed winds (Diablo Winds), which are fast and forceful enough to damage public facilities, infrastructure, homes, utilities, and uproot or topple mature trees. During these events, debris is transported with enough force to damage property and injure people. Severe wind events can also cause Public Safety Power Shutoff (PSPS) events by utility providers (Pacific Gas & Electric) that distribute electricity to the Town. These events de-energize power lines during wind events to reduce the potential of wildfire ignition and spread.

Climate Adaptation
Climate Effects on San Anselmo
Although climate change is not a hazard, variations in environmental conditions can impact some of the natural hazards affecting San Anselmo. Projections of future conditions include increased temperatures, increased extreme heat days, changes in precipitation, sea level rise, more prolonged droughts, and potential changes in the size and frequency of wildfire incidents. Table 1.2 identifies the current/historical conditions and projected future conditions associated with climate change that could occur in San Anselmo. Additional detail regarding potential climate change effects is located in the San Anselmo Climate Adaptation Vulnerability Assessment (Appendix A). 845
Safety Element Admin Draft
San Anselmo Safety Element 25
Table 1.2: Potential Climate Change Effects for San Anselmo Historical/ Current Conditions Future Conditions
Annual Mean Temperature (1961-1990) Annual Mean Temperature (2070-2099)

69.2° F 73.6° to 76.3° F
Extreme Heat Days (95.3° F) Extreme Heat Days (2070-2099) 4 days per year 11 to 20 days per year
Annual Mean Precipitation Annual Mean Precipitation (2070-2099)

40.8 inches 46.3 to 52.5 inches
Annual Average Area Burned Annual Average Area Burned (2070-2099)

47.1 acres 41.4 to 47.0 acres
SOURCE: HTTPS://CAL-ADAPT.ORG/TOOLS/LOCAL-CLIMATE-CHANGE-SNAPSHOT Climate Related Hazards
Temperature
Increasing temperatures associated with climate change can act as a hazard multiplier. By the end of the century, annual mean temperatures are projected to increase between four and seven and a half degrees, impacting residents and businesses. These increases are also anticipated to increase the number of extreme heat days, from 4 days to 11-20 days per year. Using a lower temperature threshold (85° F), the historical average of 32 days could increase to 68-97 days by the end of the century. These potential temperature increases may impact residents living in poorly insulated structures or structures that do not have air conditioning. For residents living in these structures, temperatures above 85 may cause discomfort. By the end of the century, the number of days over this temperature threshold could be nearly five times what the Town typically experiences.

While climate change is projected to exacerbate many of the hazards already affecting the Town, many of these hazards may interact with each other. Increased temperatures can affect both water supplies and vegetation growth.

With drier conditions, vegetation growth may be reduced, which can reduce wildfire vulnerability; however, if dry conditions persist for longer periods, the reduced vegetation may be drier than normal. These two conditions may change the wildfire risks within the Town and the surrounding area, or cause areas that have not burned historically to be at greater risk of ignition.

Precipitation
Climate change projections also suggest that annual mean precipitation may increase as temperatures are anticipated to increase in the coming decades. Even with increases projected, there is the potential that the increased precipitation may fall during more intense weather events, which could increase flooding. By the end of the century, maximum 1- day precipitation events could increase by 20%, which could overwhelm existing infrastructure and potentially inundate areas that haven't experienced flooding. With greater and more intense precipitation, the Town could also experience greater instability within hillside areas, causing an increase in landslides/mudslides.

With future temperature increases coupled with increased precipitation amounts, future wildfire impacts are projected to decrease or remain the same by the end of the century. This projection is based on the increase in precipitation, 846
Safety Element Admin Draft
26 San Anselmo Safety Element
which may occur in fewer larger rain events coupled with higher average temperatures. This projection suggests that vegetation growth will experience an overall reduction or change that reduces future acres burned. Based on historical fires that have occurred, the Town has experienced an annual average of 47.1 acres burned (total acreage burned divided by the number of years analyzed), which is projected to reduce slightly (41.4 acres) or remain approximately the same (47.0 acres) by the end of the century.
847
Safety Element Admin Draft
San Anselmo Safety Element 27
Goals, Policies, and Actions
Table 1.3 describes the goals, policies, and actions developed to address the various hazards within the Town as identified and discussed in the previous sections. Implementation actions include the responsibility, timeframe, and funding resources to accomplish the action.

In addition to the goals, policies, and actions identified here, Land Use Policy Objectives 16 and 17 and accompanying policies also address natural hazard conditions within the Town.

Table 1.3: San Anselmo Safety Element Policy Framework

DISASTER MITIGATION, PREPAREDNESS, RESPONSE, AND RECOVERY Goal S-1: Promote a culture of resilience and preparedness within San Anselmo where community members and businesses are prepared for natural and human-caused emergencies Policy S-1.1 Support efforts to reduce the number of structures subject to natural hazards Action
S-1.1a
Regularly update building codes and regulations to address changing hazard conditions and requirements.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.2 Increase education, outreach, and awareness of hazards and hazard mitigation, especially vulnerable populations (AFN, Disadvantaged Communities, etc.).

Policy S-1.3 Encourage new development in locations that avoid or reduce exposure to hazards.

Action S-1.3a Locate, when feasible, new essential public facilities outside of identified hazard areas, including hospitals and health care facilities, emergency shelters, fire stations, emergency command centers, and emergency communications facilities outside of identified hazard zones.

Responsibility: Public Works and Building Department and Planning Department Timeframe: Ongoing
Resource: General Fund
Action S-1.3b Identify appropriate construction methods to minimize damage to public facilities located within an identified hazard area.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.4 Work with public utilities and special districts that provide water, sewer, fire protection, and public safety services in order to maintain and improve upon the present level of service and resiliency to natural hazards.

Policy S-1.5 Require public buildings are maintained to support their resilience in the face of natural disasters.
848
Safety Element Admin Draft
28 San Anselmo Safety Element
Action S-1.5a Maintain the structural and operational integrity of essential public facilities during hazard events.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.6 Increase cooperation and coordination among private entities, local agencies, special districts, State and Federal agencies, and tribal organizations Policy S-1.7 Ensure Town staff is adequately trained to implement state and local regulations designed to avoid loss of life, injury, and property damage from natural disasters.

Action S-1.7a Annually review hazard mitigation goals, objectives, and strategies to evaluate progress.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
Action S-1.7b Incorporate, where appropriate, hazard mitigation strategies when preparing the annual budget.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
Action S-1.7c Review hazard mitigation capital improvement projects when developing updates to Capital Improvement Plan.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
Policy S-1.8 Support the development of pedestrian rights‐of‐way as temporary pathways to serve as additional evacuation routes.

Policy S-1.9 Support the preparation, implementation, and regular update of local preparedness and evacuation plans and multi-jurisdictional cooperation and communication for emergency situations.

Action S-1.9a Participate in regional emergency planning efforts like the Marin County Multi-Jurisdictional Hazard Mitigation Plan update.

Responsibility: Public Works and Building Department and Planning Department Timeframe: Ongoing
Resource: General Fund
Action S-1.9b Periodically review and update the Town's Emergency Operations Plan (EOP) and ensure the EOP clearly defines the chain of command during an emergency and effectively coordinates with Marin County Operational Area.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
849
Safety Element Admin Draft
San Anselmo Safety Element 29
Action S-1.9c Conduct periodic trainings and exercises to test the effectiveness of the Town's EOP procedures.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.10 Expand and enhance post disaster recovery strategies, prioritizing community resilience and sustainability.

Action S-1.10a Develop an all-hazards Post Disaster Recovery Framework for use after a major incident or event.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.11 Educate community residents and businesses on emergency preparedness, response, and evacuation procedures and mitigation strategies.

Action S-1.11a Provide community awareness and education programs for citizens through public outreach and engagement activities, describing procedures, emergency shelters, safe refuge areas, and evacuation routes to be followed in the event of an emergency.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.12 Continue to study the Town's circulation network and emergency response capabilities to provide for effective evacuations during an emergency Policy S-1.13 Identify properties through clear street naming and numbering systems for emergency response vehicles
Policy S-1.14 Require all new developments and redevelopments to provide a minimum of two points of access by means of public roads that can be used for emergency vehicle response and evacuation purposes.

Action S-1.14a Identify the feasibility of constructing additional emergency access improvements for existing developments that do not meet minimum road standards for emergency equipment, such as:
• Additional vehicle pullouts at key hillside (properties at 150 mean sea level or higher) locations.
• Limited or restricted on-street parking at hillside locations. • Potential for construction of new or improved emergency access routes. • Roadside clearance improvements.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
850
Safety Element Admin Draft
30 San Anselmo Safety Element
Action S-1.14b Require upgrades to road widths considered substandard during the discretionary review entitlement process, when a nexus for the improvement is established, as part of new developments/major remodels to ensure adequate evacuation and emergency vehicular access is available. For existing building sites, improvements may be limited to the property frontage only.

Responsibility: Planning Department, Public Works and Building Department, and Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-1.15 Ensure all private roads are designed and maintained to allow unrestricted emergency equipment and personnel access.

Policy S-1.16 Ensure all Town and Marin County transportation plans reflect updated evacuation routes, strategies, and data.

Policy S-1.17 Maintain a high level of emergency response capability.

Action S-1.17a Account for current and future emergency service needs during annual budgeting cycles.

Responsibility: Public Works and Building Department and Finance Department Timeframe: Ongoing
Resource: General Fund
Action S-1.17b Periodically update the Town's priorities for future emergency service needs.

Responsibility: Public Works and Building Department, Police Department, and Fire Department Timeframe: Ongoing
Resource: General Fund
Action S-1.17c Involve Fire and Police staff in the development review process to ensure development adequately addresses service levels, security concerns, and safety.

Responsibility: Planning Department
Timeframe: Ongoing
Resource: General Fund

SEISMIC/GEOLOGIC HAZARDS
Seismic Hazards
Goal S-2: Minimize the risk of injury and structure damage from seismic hazards.

Policy S-2.1 Require that new development and redevelopment meet the most up-to-date seismic codes/ regulations and use methods of construction to withstand stress caused by an earthquake.
851
Safety Element Admin Draft
San Anselmo Safety Element 31
Action S-2.1a Review all new building plans or substantial renovations for compliance with State and Federal seismic safety regulations prior to permit approval.

Responsibility: Public Works
Timeframe: Ongoing
Resource: General Fund
Policy S-2.2 Ensure residents and businesses are educated on emergency preparedness and response procedures during an earthquake.

Policy S-2.3 Facilitate and support maintenance and improvement of structures potentially vulnerable to seismic hazards.

Action S-2.3a Conduct an inventory of seismically vulnerable structures as a first step in establishing voluntary or mandatory programs for retrofitting these structures. Ensure this inventory highlights historic structures.

Responsibility: Public Works and Building Department
Timeframe: 1 Year
Resource: General Fund
Action S-2.3b Use the seismically vulnerable structures inventory to require owners to inform all existing and prospective tenants that they live or work in this type of building and may need to be prepared to live or work elsewhere following an earthquake if the building has not been retrofitted.

Responsibility: Public Works and Building Department
Timeframe: 2 Years
Resource: General Fund
Action S-2.3c Establish incentives for owners of historic or architecturally significant buildings to undertake mitigation to levels that will minimize the likelihood that these buildings will need to be demolished after a disaster and/or establish preservation‐sensitive measures for the repair and re-occupancy of historically significant structures.

Responsibility: Public Works and Building Department
Timeframe: 3 Years
Resource: General Fund
Action S-2.3d Encourage owners to inform all existing tenants (and prospective tenants prior to signing a lease agreement) that they live in an unreinforced masonry building and the standard to which it may have been retrofitted.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
852
Safety Element Admin Draft
32 San Anselmo Safety Element
Action S-2.3e Encourage owners to inform all existing tenants that they may need to be prepared to work elsewhere following an earthquake even if the building has been retrofitted because it has probably been retrofitted to a life‐safety standard, not to a standard that will allow occupancy following a major earthquake.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-2.5 Advocate for and work with regional utilities to enhance the preparedness, protection, and resilience of water, energy, and telecommunications infrastructure Landslide/Geologic Hazards
Goal S-3: Ensure landslide and slope stability hazards are effectively mitigated throughout the Town.

Policy S-3.1 Require development in areas of slope instability or steep topography to minimize the potential for landslide and geologic hazards to jeopardize public health, safety, and welfare. Require mitigation of landslides and steep slopes as part of the development process, and discourage and avoid locating development in areas of slope instability.

Policy S-3.2 Continue to protect the community from hazards associated with soil erosion, weak and expansive soils, and liquefaction.

Action 3.2a Continue to enforce building codes and relevant legislation on all new development and redevelopment.

Responsibility: Public Works
Timeframe: Ongoing
Resource: General Fund
Policy S-3.3 Require that new development and redevelopments include proper foundation and support in areas of potential slope instability.

Policy S-3.4 Require existing slope improvements to be inspected and maintained periodically.

FLOOD HAZARDS
Goal S-4: Minimize the effects of natural flooding and potential inundation from dam failure.

Policy S-4.1 Limit development within floodplains to minimize risks to life and property and satisfy Federal Emergency Management Agency requirements.

Action S-4.1a Continue to participate in the National Flood Insurance Program.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
853
Safety Element Admin Draft
San Anselmo Safety Element 33
Action S-4.1b Continue to enforce ordinances for floodplain regulations, drainage requirements, and development standards.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.1c Update ordinances for floodplain regulations, drainage requirements, and development standards as needed to maintain consistency with State and Federal regulations and best practices.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.1d Develop an approach and identify locations for bank protection strategies that should not be limited to:
• An assessment of banks to inventory areas that appear prone to failure; • Bank stabilization, including installation of rip rap or whatever regulatory agencies allow; • Stream bed depth management using dredging; and
• Removal of out-of-date coffer dams in rivers and tributary streams.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.2 Support modifications and update to public infrastructure to reduce flooding.

Action S-4.2a Map waterways and flood protection measures to further evaluate, design, and implement additional flood control projects.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.2b Pursue funding to design and construct storm drainage projects to protect vulnerable properties.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.2c Identify flood management solutions (i.e., property acquisitions, detention and retention basins, channel widening, acquisitions, relocations, and environmental mitigations) to reduce flood impacts within the Town.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
854
Safety Element Admin Draft
34 San Anselmo Safety Element
Action S-4.2d Promote nature-based methods and BMPs (e.g., bioswales, natural ground cover) through the Town's urban pollution runoff stormwater program.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.3 Consider best practices regarding natural waterways and constructed stormwater conveyance structures when reviewing development applications, plans, and programs.

Action S-4.3a Continue to improve existing hydrologic analysis of runoff and drainage systems to predict areas of insufficient capacity in the storm drain and natural creek system.

Responsibility: Public Works
Timeframe: Ongoing
Resource: General Fund
Action S-4.3b Update existing guidelines and regulations that limit the use of impervious surfaces and/or require the use of permeable surfaces, implement other regulations to effectively channel and minimize site runoff, and allow water to percolate, increasing groundwater recharge.

Responsibility: Public Works and Building Department and Planning Department Timeframe: 2 Years
Resource: General Fund
Action S-4.3c Periodically update hydraulic models in response to major developments in the watershed or major changes to land uses within cities or counties within the watershed.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.3d As new flood‐control projects are completed, request revisions to flood-insurance rate maps to reflect flood risks as accurately as possible.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.4 Coordinate with neighboring jurisdictions, stakeholders, and resource agencies on flood mitigation and management projects
Action S-4.4a Collaborate with stakeholders and interested parties on the feasibility of infrastructure improvements within waterways in the Town.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
855
Safety Element Admin Draft
San Anselmo Safety Element 35
Action S-4.4b Annually collaborate with flood control districts, cities, counties, and utilities to discuss capital improvement programs and potential mitigation projects to reduce the threat of flooding.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4c Create a formal process to ensure flooding is considered during future collaboration with flood control districts, cities, counties, and utilities.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4d Work with other Ross Valley jurisdictions to explore and adopt land use regulations that improve flood control and water quality conditions within the Ross Valley watershed.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4e Periodically review and re-adopt any changes to the Marin Municipal Water District Water Efficient Landscape Ordinance that reduce water demand and address drought impacts.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4f Incorporate drought tolerant or xeriscape practices into Town landscape designs to reduce dependence on irrigation.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.4g Use permeable surfaces where feasible to reduce runoff and promote groundwater recharge.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-4.5 Ensure Town staff and residents are informed and prepared for potential dam inundation events.

Action S-4.5a Encourage Marin Municipal Water District to update inundation mapping with depth information.

Responsibility: Public Works and Building Department
Timeframe: Annually
Resource: General Fund
856
Safety Element Admin Draft
36 San Anselmo Safety Element
Action S-4.5b Review the updated mapped inundation areas and coordinate with Marin Municipal Water District on procedures for emergency evacuations.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Action S-4.5c Provide dam inundation information to potentially affected property owners periodically.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund

WILDLAND AND URBAN FIRES
Goal S-5: Prepare and ready the community to respond to fire hazards Policy S-5.1 Ensure fuel modification activities and vegetation management techniques along creeks and steep slopes do not contribute to landslide and erosion hazards.

Action S-5.1a Require that vegetation management in fire-sensitive areas include thinning or replanting of vegetation with less flammable materials.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.1b Prioritize the removal of non‐native species.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.1c Identify structural mitigations rather than vegetation management in the most sensitive areas.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
Action S-5.1d Prepare a Biodiversity, Fire, and Fuels Integrated Plan (BFFIP) that describes actions necessary to minimize fire hazards and maximize ecological health in Town open space areas in compliance with the Marin County Community Wildfire Protection Plan.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.2 Encourage the formation of a community‐ and neighborhood‐based approach to wildfire education and action through local Fire Safe Councils and the Fire Wise Program. 857
Safety Element Admin Draft
San Anselmo Safety Element 37
Action S-5.2a Engage with homeowners in the Wildland Urban Interface to prepare a wildfire action plan.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.3 Encourage the Fire Department to increase local patrolling during periods of high fire weather.

Policy S-5.4 Regularly re-evaluate specific fire hazard areas and adopt reasonable safety standards covering such elements as fuel modification around homes, adequacy of existing and future water supplies, fire flow tests, fire hydrants, routes or throughways for fire equipment access, clarity of addresses and street signs, and long-term maintenance.

Policy S-5.5 Enforce and update Town regulations, as needed, to maintain consistency with the California Building and Fire Codes and Ross Valley Fire Department Standards and best practices.

Action S-5.5a Enforce and update Town regulations, as needed, to maintain consistency with the California Building Code and Ross Valley Fire Department requirements and best practices.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
Action S-5.5b Prior to the approval of any subdivision of lands in an area of high fire risk, the Town should review and approve the results of a study that includes at least the following topics:
• A description of the risk and the factors contributing to the risk. • Actions should be taken to reduce the risk to an acceptable level. • The costs and means of providing fire protection to the subdivision. • An indication of who pays for the costs involved and who receives the benefits.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.5c Establish mitigations for properties in fire hazard areas with restricted and single points of access, including parking restrictions, and investigate the feasibility of establishing special assessment districts to improve road capacity and adequate water supply.

Responsibility: Public Works and Building Department and Fire Department Timeframe: Ongoing
Resource: General Fund
Policy S-5.6 Prohibit new public/critical facilities (schools, hospitals, fire stations, etc.) from being located in High and Very High Fire Hazard Severity Zones to the greatest extent feasible.

If located in these areas, require adequate fire response and evacuation capabilities.

Policy S-5.7 Support fire prevention, public education, early detection programs, and property inspections to identify and avoid fire hazards.
858
Safety Element Admin Draft
38 San Anselmo Safety Element
Action S-5.7a Implement fire control maintenance measures as needed on undeveloped private property, provide the necessary fire prevention improvements on properties that pose a significant public safety threat, and pass along incurred costs to property owners.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Action S-5.7b Educate residents and businesses on the Town's vegetation management practices, including fire safety, landscaping installation and maintenance, and fire hazard reduction strategies.

Responsibility: Fire Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.8 Require vegetation clearance and maintenance for all public and private roads and properties in the fire hazard areas.

Policy S-5.9 Allocate adequate funding for fuel breaks and other fire defense improvements on public property and require similar measures for private property in compliance with fire safe regulations.

Action S-5.9a Continue to consider grazing in open space for grass/light fuel maintenance.

Responsibility: Public Works and Building Department
Timeframe: Ongoing
Resource: General Fund
Policy S-5.10 Coordinate with owners of private water sources, such as swimming pools, in or adjacent to high fire risk areas for on-site fire protection use.

Policy S-5.11 Prioritize development in areas with sufficient water supply infrastructure and roadway capacity to provide adequate evacuation and emergency equipment access.

Policy S-5.12 Coordinate with Marin Municipal Water District to ensure adequate water supply and infrastructure for existing and future daily demands and firefighting suppression requirements.

WEATHER RELATED HAZARDS
Goal S-6: Ensure the community can anticipate and adapt to weather-related events.

Policy S-6.1 Encourage construction and design techniques that support increased efficiency and greater insulation to accommodate future weather extremes.

Policy S-6.2 Encourage tree trimming and other hazard reduction activities that minimize or prevent impacts from high wind events.

Policy S-6.3 Require that updated code adoptions include provisions for greater energy and water conservation measures to reduce impacts from drought and extreme temperatures. 859
Safety Element Admin Draft
San Anselmo Safety Element 39

CLIMATE ADAPTATION AND RESILIENCE
Goal S-7: Understand the potential impacts associated with climate change in planning and decisionmaking.

Policy S-7.1 Support policies and programs to help residents and businesses prepare for future extreme weather conditions.

Action S-7.1a Periodically update the Safety Element to meet current climate change regulations and assess the impacts of climate change and other hazards on historically marginalized communities.

Responsibility: Planning Department
Timeframe: Ongoing
Resource: General Fund
Action S-7.1b Maintain guidelines for monitoring and disseminating public information related to hazards exacerbated by climate change (extreme heat, flooding, severe weather).

Responsibility: Planning Department and Public Works Department and Building Department Timeframe: Ongoing
Resource: General Fund
Action S-7.1c Monitor changing climatic conditions and assess how they may affect Town operations and processes.

Responsibility: Planning Department and Public Works Department and Building Department Timeframe: Ongoing
Resource: General Fund
Policy S-7.2 Support and promote climate mitigation and adaptation strategies with public health cobenefits.

Action S-7.2a Continue to assess and consider strategies to increase the Town’s capacity for climate adaptation and resiliency planning, hazard mitigation, hazard response, and hazard recovery efforts.

Responsibility: Planning Department and Public Works Department and Building Department Timeframe: Ongoing
Resource: General Fund
860

EXHIBIT D

ZONING CODE AMENDMENTS
The following Zoning Code Amendments are proposed to Title 10 (Planning and Zoning) of the San Anselmo Municipal Code. The following pages in Exhibit D represent the proposed Redline version of the proposed amendments as referenced as Attachment 10 of the Staff Report dated July 17, 2023.

See Next Page
861
Title 10 - PLANNING AND ZONING
Chapter 3 - ZONING*
Article 2. Designation and Establishment of Districts
Article 2. Designation and Establishment of Districts
10-3.201 Purpose and intent.

The Town is hereby divided into Zoning Districts based upon the intent of the General Plan, as follows:
(a) R-++1---Very Low Density Residential (R-1-Hl District. This District is reflected on the General Plan Land Use Map as "Very Low Density Residential," which allows a maximum density of one (1) residential unit for each gross acre of land, with a maximum population density of four (4) persons for each acre of land. This District is generally applied to the primary ridges and ridge zone land areas of the Town as identified by the General Plan Land Use and Open Space Elements. The purpose of this District is to preserve and maintain the natural land forms and vegetation of the Town's primary ridges and ridge zone areas by limiting development as defined by the Town's General Plan, to further the Town's open space objectives as described in the General Plan, and to recognize and work in concert with the environmental opportunities and constraints of these unique and sensitive areas. The General Plan accomplishes these goals by limiting development to a maximum density of one (1) residential unit per acre and by providing for a thorough and tiered review and approval process for new development on undeveloped land, for certain reconstruction of existing development, and for certain expansions of existing development. The maximum number of dwelling units allowed on each parcel in the R-1 H District shall not exceed the number of dwelling units designated for each parcel listed in the official "Table of R-1 H (Hillside Density District) Parcels," referred to as Table 4D. Within a subdivision, singlefamily detached homes may be located on lots smaller than one (1) acre, provided that said location of single-family detached homes attains the desired open space objectives or reduces the visual impact of the proposed development, and providing the overall subdivision density does not exceed the maximum gross density allowed by the designated land use. Exceptions to these standards for the R-1 H and R-1 C Zoning Districts may be allowed or required by the Planning Commission when such exceptions would result in a more desirable development and are warranted based on information developed through the review process and the exceptions are consistent with the goals, policies and objectives of the San Anselmo General Plan. Accessory dwelling units are permitted as an accessory residential use that is consistent with the General Plan and shall not be considered to exceed the allowable density. Small two (2) unit developments that comply with Chapter 4 are permitted. (b) H--+-G-Single-Family Residential-Conservation (R-1-C) District. This District is reflected on the General Plan Land Use Map as "Low Density Residential Conservation," which allows a maximum density of one (1) residential unit for each gross acre of land, with a maximum population density of four (4) persons for each gross acre of land. This District is generally applied to those developed and undeveloped lots ranging from one (1) to two (2) acres in size and located at or above one hundred fifty (150) feet above Mean Sea Level and excepting those areas designated as "Very Low Density Residential" by the General Plan land Use Element. The purpose of this District is to (1) require design review for most exterior improvements; (2) limit the overall density within the district to a maximum of one (1) residential dwelling unit per acre of land; and (3) maintain and enhance the natural land forms and vegetation of the Town's secondary ridgelines and hillside areas by limiting development density and through the careful review of architectural design and site development characteristics for new development on undeveloped land, for certain reconstruction of existing development, and for certain expansions of existing development. Within a subdivision, single-family detached homes may be located on lots smaller than one (1) acre, provided that said location of single-family detached homes attains the desired open space objectives or reduces the visual impact of the proposed development, and providing the overall subdivision density does not exceed the maximum gross density allowed by the San Anselmo, California, Code of Ordinances
(Supp. No. 35)