Created: 2022-10-18 09:21:59 [EST]
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EXHIBIT E
ZONING CODE MAP AMENDMENTS
PROPOSED ZONING CODE MAP
932
EXHIBIT F
LIST OF PARCELS TO BE REZONED
See Next Page
933
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-281-11 1 Cedar St Medium Density R-2 R-3 6-12 30 DMR DMR 006-101-04 100 Center Blvd
General
Commercial C-3 C-3 20 30 GC GC
006-167-06 100 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-061-37 100 Shaw Dr
Specific Planned
Development SPD R-1/SPD 1-6 30 SF SF
006-061-36 100 Shaw Dr
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
006-241-63 100 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-031-39 100 Summit
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
006-042-08 1001 Sir Francis Drake Single Family R-1 R-2 1-6 12 SF MDR 006-061-26 101 Sunny Hills
Specific Planned
Development SPD R-3/SPD 20 30 HDR HDR
007-301-20 101 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-283-13 101 Ross
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-283-10 100 Mariposa
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-042-05 1019 Sir Francis Drake Single Family R-1 R-2 1 12 SF MDR 007-281-19 102 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-042-23 1025 Sir Francis Drake Single Family R-1 R-2 1-6 12 SF MDR 007-281-21 110 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-092-03 112 Spaulding St
Limited
Commercial C-L CL 20 25 LC LC
006-091-15 113 Spaulding St Medium Density R-2 R-3 6-12 30 MDR HDR 006-171-02 114 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
934
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-171-12 114 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-301-18 115 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-283-04 115 Ross Single Family R-1 R-3 1-6 30 DMR DMR 006-171-03 118 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-241-61 120 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-301-19 121 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-083-41 126 Sycamore Ave Single Family R-1 CL 1-6 25 DMR DMR 006-171-05 128 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-252-13 129 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-091-65 129 Spaulding St
Specific Planned
Development SPD CL 1 25 LC LC
006-171-06 130 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-241-56 130 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-252-12 131 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-11 137 Pine Single Family R-1 R-3 1-6 30 DMR DMR 006-251-28 14 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-251-08 14 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-251-27 140 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-10 141 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-171-07 144 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
935
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-252-09 143 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-251-28 144 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-08 147 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 005-153-42 148 Oak Knoll
Specific Planned
Development SPD C-1/SPD 20 20 NC NC
007-284-12 15 Ross Ave
General
Commercial C-3 C-3 20 30 GC GC
007-251-29 150 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-301-07 151 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-252-07 151 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-251-30 154 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-06 155 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-31 158 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-241-05 160 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-251-32 160 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-252-05 161 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-33 164 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-04 165 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-32 169 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-121-17 17 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR 007-251-34 170 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-02 171 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-213-44 172 Tunstead Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-251-35 174 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-01 177 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-36 178 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-37 182 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-38 184 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-121-18 19 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR 936
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-212-20 19 Tamalpais
Central
Commercial C-2 SPD 20 30 DMR DMR
006-241-06 190 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-213-50 196 Tunstead Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-091-69 2 Loma Robles
Specific Planned
Development SPD C-3 13-20 30 HDR HDR
006-201-01 2 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-252-02 206 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-173-11 208 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-301-06 21 Mariposa Ave
General
Commercial C-3 C-3 20 30 GC GC
007-302-17 21 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-173-04 210 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-252-03 214 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
007-284-17 217 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-22 22 Mariposa Ave
General
Commercial C-3 R-3 20 30 GC GC
006-173-16 222 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-49 223 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-173-17 224 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
937
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-284-10 23 Ross Ave
General
Commercial C-3 R-3 20 30 GC GC
005-1194-23 24 Ash
Specific Planned
Development SPD R-2/SPD 12-Jun 12-Jun MDR MDR
006-173-07 230 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-14 233 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-06 24 Ross Single Family R-1 R-3 1-6 30 DMR DMR 007-284-13 243 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-121-19 25 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR 007-302-16 25 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-291-01 27 Kensington Rd
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-301-25 27 Mariposa
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-173-22 270 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-211-21 275 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-302-15 29 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-162-01 292 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-212-36 30 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-251-01 300 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-061-33
300 Sunny Hills Dr
Preliminary
Planned
Development
PPD/R-1 SPD 1 30 SF HDR
938
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-282-20 305 San Anselmo Ave
Downtown
Commercial C-2/SPC C-3 20 30 CC CC
006-161-05 306 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-213-69 31 Magnolia Medium Density R-2 R-3 6-12 30 DMR DMR 006-251-02 312 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-251-03 316 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-251-27 324 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
007-213-75 35 City Hall Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-217-27 33 City Hall Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-31 330 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-251-09 34 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-251-05 340 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
007-252-16 343-341 San Anselmo
Central
Commercial C-2 SPD 20 30 DMR DMR
006-032-20 35 Sunny Hill Dr
Specific Planned
Development SPD R-3/SPD 20 30 HDR HDR
007-302-14 35 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-212-37 36 Magnolia Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-18 37 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 006-091-70 4 Loma Robles
Specific Planned
Development SPD SPD 1 30 HDR HDR
006-251-10 40 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
939
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-121-15 400 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-213-17 41 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-14 41 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-14 412 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-121-13 412 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-28 42 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-16 43 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-211-05 43 San Rafael Ave Single Family R-1 R-2 1-6 12 DMR DMR 007-212-13 43 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-39 44 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-222-57 49 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-222-43 47 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-222-60 45 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-222-59 45 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-213-15 47 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-12 47 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-40 46 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-212-41 48 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-282-12 48 Ross Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-292-03 5 Richmond
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-121-12 50 Essex St Single Family R-1 R-3 1-6 30 SF HDR 007-284-50 50 Mariposa Ave Medium Density R-2 R-3 6-12 30 DMR DMR 940
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-201-55 50 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-13 50 Ross Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-02 504 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-07 51 Ross Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-01 510 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-015-19
510 Center Rd- Condo
project. Include all
parcels
Specific Planned
Development SPD R-3/SPD 1 30 HDR HDR
006-091-09 520 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-091-60 526 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-14 54 Ross Medium Density R-2 R-3 6-12 30 DMR DMR 007-212-50 54 Magnolia Ave High Density R-3 R-3 13-20 30 DMR DMR 006-121-06 55 Essex St Single Family R-1 R-3 1-6 30 MDR HDR 007-302-13 55 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-211-04 55 San Rafael Ave Single Family R-1 R-2 1-6 12 DMR DMR 007-031-41 57 Summit
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
007-212-43
58 Magnolia Ave
Single Family R-1 R-3 1-6 30 DMR DMR
006-091-61 580 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-24
59 Woodland Ave
Single Family R-1 R-3 1-6 30 DMR DMR
941
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-083-37 6 Bridge Ave
Limited
Commercial C-L CL 20 25 LC LC
006-201-56 6 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-171-08 6 W. Hillside Ave
General
Commercial C-3 C-3 20 30 GC GC
006-254-13 60 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-201-04 60 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-091-57 604 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-092-09 606 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-282-23 61 Woodland Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-101-05 613 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
007-213-55 63 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-09 63 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-284-33 64 Mariposa Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-092-08 640 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-212-08 67 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-281-12 68 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-08 69 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-07 69 Tamlapais Ave Single Family R-1 R-3 1-6 30 DMR DMR 005-311-07 7 Aspen Court- Include
all in cond area
Specific Planned
Development SPD R-3/SPD 20 30 HDR HDR
006-254-14 70 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-34 70 Mariposa Ave Medium Density R-2 R-3 6-12 30 DMR DMR 942
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-083-09 707 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-284-03 71 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-211-01 71 San Rafael Ave Single Family R-1 R-2 1-6 12 SF DMR 007-212-45 72 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-284-46 72 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-283-07 No site address Single Family R-1 R-3 1-6 30 DMR DMR 006-083-07 727 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-083-06 729 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-213-57 73 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-284-02 73 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-091-40 750 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-091-39 754 Sir Francis Drake
Limited
Commercial SPD CL 20 25 LC LC
007-211-36 76 Tamalpais Ave Single Family R-1 R-2 1-6 12 SF DMR 006-083-02 761 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-212-06 77 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-083-01 781 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-091-68 790 Sir Francis Drake
Specific Planned
Development SPD C-L/SPD 20 30 LC LC
007-283-12 75 Jones
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-072-13 8 Sais Ave Single Family R-1 R-2 1-6 12 SF MDR 007-281-13 80 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-031-40 80 Summit Rd
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
943
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-061-06 800 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-082-40 805 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-061-22 810 Sir Francis Drake
General
Commercial C-3 C-3 20 30 LC LC
006-061-13 820 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
006-061-38 830 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
006-061-39 850 Sir Francis Drake
Specific Planned
Development SPD C-3/SPD 20 30 GC GC
84 Madrone
Specific Planned
Development SPD C-3/SPD 20 30 DMR DMR
007-281-09 87 Woodland Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-281-14 88 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-121-16 9 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR 006-121-16 9 Buena Vista Single Family R-1 R-3 1-6 30 SF HDR 005-193-07 9 Fern
Specific Planned
Development SPD R-1/SPD 1-6 1-6 SF SF
006-042-28 9 Tamal Ave Single Family R-1 R-2 1-6 12 SF MDR 007-213-58 90 Cedar Medium Density R-2 R-3 6-12 30 DMR DMR 006-171-13 90 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-201-46 90 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-061-40 914 Sir Francis Drake
Specific Planned
Development SPD C-3/SPD 20 30 GC GC
007-281-18 93 Woodland Medium Density R-2 R-3 6-12 30 DMR DMR 006-061-31 930 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
944
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-191-36 98 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
006-091-05 Vacant- Spaulding St Very Low Density R-1-H R-3 1 30 VLD VLD-HDR 007-283-04 115 Ross Single Family R-1 R-3 1-6 30 DMR DMR 007-252-11 137 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-252-09 143 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-252-07 151 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-251-32 160 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-282-06 24 Ross Single Family R-1 R-3 1-6 30 DMR DMR 007-213-69 31 Magnolia Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-18 37 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-284-28 42 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-212-39 44 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-212-40 46 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-212-41 48 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-282-14 54 Ross Medium Density R-2 R-3 6-12 30 DMR DMR 007-284-46 72 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-283-07 No site address Single Family R-1 R-3 1-6 30 DMR DMR 007-213-58 90 Cedar Medium Density R-2 R-3 6-12 30 DMR DMR 007-281-18 93 Woodland Medium Density R-2 R-3 6-12 30 DMR DMR 945
HOUSING
6 OPPORTUNITIES
ATTACHMENT 5
PAGE 1
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MAY 2023
124 San Anselmo Housing Element | Housing Opportunities Prepared by Houseal Lavigne
Housing Opportunities
Regional Housing Needs Allocation
The Town of San Anselmo’s 6th cycle Regional Housing Needs Allocation (RHNA) is 833 net new units distributed over four income categories, as assigned by the Association of BayArea Governments (ABAG). The unit count and income assignments are based on the regional assignment methodology developed by ABAG for the 6th RHNA Cycle. The Town’s total allocation and unit count breakout by income level is detailed in Table 6.1.
Table 6.1: RHNA 6th Cycle Allocation Table
Income Level RHNA Allocation
Very Low-Income (0-50% AMI) 253
Low-Income (51-79% AMI) 145
Moderate-Income (80-119% AMI) 121
Above Moderate-Income (120% AMI+) 314
Total 833
ATTACHMENT 5
PAGE 2
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MAY 2023
San Anselmo Housing Element | Housing Opportunities
Prepared by Houseal Lavigne
125
Pipeline Projects
Housing Element law allows jurisdictions to count pipeline projects, or units constructed or under construction between the base year of the RHNA period (January 2022) and the beginning of the new planning period (January 2023), towards the RHNA. The projects shown in Table 6.2 are under construction or have been approved. As described in the table, the projects approved or under construction in the town are not subject to development agreements or conditions that would require project phasing or delayed timing requirements that would impact development in the planning period. All projects are pending because the Town is waiting for the applicant to complete the project next steps such as applying for a Building Permit, submitting project information needed to approve a Building Permit, or completing construction. The affordability level for the projects listed in the table are determined by the State density bonus law or the California Department of Housing and Community Development (HCD) and ABAG direction regarding safe harbor methodology to estimate the anticipated affordability distribution of ADUs. If a project does not utilize a density bonus or proposes an ADU, the Town assumes the unit will be developed for above-moderate income households.
Table 6.2: Pipeline Projects
Property
Address Unit Type
Total
Number
of Units
Income Level
of Units Status Remaining Steps to Occupancy
729 SFD Blvd Single-family
detached
1 1 Above
Moderate
Approved by Planning
Commission
Applicant to apply for and receive
Building Permit.1
1214 San
Anselmo Ave
Single-family
detached
1 1 Above
Moderate
Approved by Planning
Commission
Applicant to apply for and receive
Building Permit.1
Vacant Lot -
Sturdivant Ave
Single-family
detached
1 1 Above
Moderate
Approved by Planning
Commission
Applicant to apply for and receive
Building Permit.1
61 Hillside Ave Single-family
detached
1 1 Above
Moderate
Approved by Planning
Commission
Applicant to apply for and receive
Building Permit.1
63 Hillside Ave Single-family
detached
1 1 Above
Moderate
Approved by Planning
Commission
Applicant to apply for and receive
Building Permit.1
1 Saunders Ave Single-family
detached
1 1 Above
Moderate
Approved by Planning
Commission
Applicant to apply for and receive
Building Permit.1
21 Santa Barbara
Ave, Unit A
Accessory
dwelling unit
1 1 Very Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
40 SFD Blvd, Unit
A
Accessory
dwelling unit
1 1 Very Low2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
1 The Alameda
Knolls, Unit A
Accessory
dwelling unit
1 1 Very Low2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
344 Oak Ave,
Unit A
Accessory
dwelling unit
1 1 Very Low2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
55 Avenue Del
Norte, Unit A
Accessory
dwelling unit
1 1 Very Low2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
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Table 6.2: Pipeline Projects
Property
Address Unit Type
Total
Number
of Units
Income Level
of Units Status Remaining Steps to Occupancy
101 Cedar St,
Unit A
Accessory
dwelling unit
1 1 Very Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
112 Crescent Rd,
Unit A
Accessory
dwelling unit
1 1 Very Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
22 Belle Ave Multi-family unit 1 1 Very Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
3 Ray Ct, Unit A Accessory
dwelling unit
1 1 Very Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
9 Tomahawk Dr,
Unit A
Accessory
dwelling unit
1 1 Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
15 Oak Springs
Dr, Unit A
Accessory
dwelling unit
1 1 Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
20 Karl Ave, Unit
A
Accessory
dwelling unit
1 1 Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
11 Hooper Ln,
Unit A
Accessory
dwelling unit
1 1 Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
100 Berkeley Ave Accessory
dwelling unit
1 1 Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
49 Cedar St Accessory
dwelling unit
1 1 Low2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
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Table 6.2: Pipeline Projects
Property
Address Unit Type
Total
Number
of Units
Income Level
of Units Status Remaining Steps to Occupancy
Building Code prior to Building
Permit issuance.1
600 Red Hill Ave Multi-family units 18 2 Very Low; 16
Above Moderate3
Building Permit Pending Applicant to submit project
information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
65 Lincoln Park Accessory
dwelling unit
1 1 Low2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
43 Indian Rock Ct Accessory
dwelling unit
1 1 Low2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
72 Oak Knoll Ave Accessory
dwelling unit
1 1 Low2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
55 Avenue Del
Norte
Accessory
dwelling unit
1 1 Moderate2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
78 Longwood Dr Accessory
dwelling unit
1 1 Moderate2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code1
16 Broadmoor
Ave
Accessory
dwelling unit
1 1 Moderate2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
268 Brookside Dr Accessory
dwelling unit
1 1 Moderate2 Building Permit Issued Applicant to construct unit and receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
24 Ross Valley Dr Accessory
dwelling unit
1 1 Moderate2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
151 Los Angeles
Blvd
Accessory
dwelling unit
1 1 Moderate2 Building Permit Pending Applicant to submit project information requested from the
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Table 6.2: Pipeline Projects
Property
Address Unit Type
Total
Number
of Units
Income Level
of Units Status Remaining Steps to Occupancy
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
10 Humboldt Ave Accessory
dwelling unit
1 1 Moderate2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
53 Canyon Rd Accessory
dwelling unit
1 1 Moderate2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
88 Crooked Ave Accessory
dwelling unit
1 1 Moderate2 Building Permit Pending Applicant to submit project information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
16 Berkeley Ave Accessory
dwelling unit
1 1 Above
Moderate2
Building Permit Issued Applicant to construct unit and
receive Certificate of Occupancy
once inspected and deemed
complete in conformance with
approved plans and the adopted
Building Code.1
316 Greenfield
Ave
Accessory
dwelling unit
1 1 Above
Moderate2
Building Permit Pending Applicant to submit project
information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
6 Spruce Ave Accessory
dwelling unit
1 1 Above
Moderate2
Building Permit Pending Applicant to submit project
information requested from the
Building Department to ensure
project conforms with adopted
Building Code prior to Building
Permit issuance.1
1. No development agreements or requirements such as phasing or timing are required prior to occupancy.
2. Affordability determined by HCD and ABAG direction regarding safe harbor methodology to estimate the anticipated affordability distribution of ADUs.
3. The project is required to deed restrict the affordable units in accordance with the State density bonus law.
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After accounting for the pipeline projects, the remaining RHNA units are as detailed in Table 6.3 below Table 6.3: RHNA 6th Cycle Less Pipeline Projects Delta Table Income Level RHNA
Allocation Pipeline Projects RHNA Less Pipeline Projects Very Low-Income (0-50% AMI) 253 11 242
Low-Income (51-79% AMI) 145 9 136
Moderate-Income (80-119% AMI) 121 9 112
Above Moderate-Income (120% AMI+) 314 25 289
Total 833 54 779
Accessory Dwelling Units
The Town of San Anselmo has a consistent track record of supporting and encouraging accessory dwelling unit (ADU) development. In response to changes in State housing law, the Town has seen an increase in ADU applications over the last eight years. The Town’s ADU permits issued by year during the 5th cycle planning period are displayed in Table 6.4.
Table 6.4: ADU Building Permits
Issued by Year
2014 1
2015 5
2016 6
2017 12
2018 37
2019 10
2020 12
2021 43
In the summer of 2022, the Town distributed an ADU questionnaire to residents to better understand what process improvements and development standard amendments could be made to further encourage ADU development. A summary of the results of this questionnaire can be found in Appendix A of the Housing Element. The Town already implements a successful ADU program and receives significant homeowner interest and construction resulting from current community education and outreach. The Town plans to further expand community outreach efforts and education to promote increased ADU development. The Housing Element includes Policy 6 to promote several ADU related programs and actions related to the construction and affordability of ADUs.
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RHNA 6th Cycle ADU “Safe Harbor” Methodology
HCD and ABAG provide general direction regarding a “safe harbor” methodology that jurisdictions can use to estimate the number of ADUs likely to develop during the 6th cycle planning period and guidance on distribution of those units across the four income categories. This “safe harbor” methodology recommends that jurisdictions:
1. Determine the average number of ADUs permitted in the last three years.
2. Multiply that average by the eight years in the RHNA cycle to determine the estimated 8-year total.
3. Distribute the ADUs amongst the four income categories based on the methodology established by ABAG in their “Using ADUs to Satisfy RHNA” technical memo, which distributes projected units by percent as detailed below:
o Very Low-Income: 30%
o Low-Income: 30%
o Moderate-Income: 30%
o Above Moderate-Income: 10%
Using this methodology, the Town of San Anselmo projects a total of 160 ADUs will be built during RHNA 6th cycle. The 160 ADUs are distributed by income categories as detailed in Table 6.5.
Table 6.5: ADU Income Category Distribution Table
Income Level Projected ADUs
Very Low-Income (0-50% AMI) 48
Low-Income (51-79% AMI) 48
Moderate-Income (80-119% AMI) 48
Above Moderate-Income (120% AMI+) 16
Total 160
After accounting for the pipeline projects and projected ADUs, the remaining RHNA units are displayed in Table 6.6 below.
Table 6.6: RHNA 6th Cycle Less Pipeline Projects and ADUs Delta Table Income Level RHNA Less Pipeline
Projects Projected ADUs RHNA Less Pipeline Projects and ADUs Very Low-Income (0-50% AMI) 242 48 194
Low-Income (51-79% AMI) 136 48 88
Moderate-Income (80-119% AMI) 112 48 64
Above Moderate-Income (120% AMI+) 289 16 273
Total 779 160 619
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20 Percent No Net Loss Buffer
The Town has accounted for a “no net loss” buffer (Government Code Section 65863), which provides housing sites to accommodate more units than required by the RHNA, to ensure development opportunities remain available throughout the planning period to accommodate San Anselmo’s 6th cycle RHNA, especially for lower- and moderate- income households. A summary of "no net loss" requirements is listed below:
• A jurisdiction must maintain adequate sites to accommodate the remaining unmet RHNA by each income category at all times throughout the entire planning period.
• A jurisdiction may not take any action to reduce a parcel’s residential density unless it makes findings that the remaining sites identified in the Housing Opportunity Sites Inventory can accommodate the jurisdiction’s remaining unmet RHNA by each income category, or if it identifies additional sites so that there is no net loss of residential unit capacity. • If a jurisdiction approves development of a parcel identified in the Housing Opportunity Sites Inventory with fewer units than shown in the Housing Element, it must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category. • A jurisdiction may not disapprove a housing project on the basis that approval of the development would trigger the identification or zoning of additional adequate sites to accommodate the remaining RHNA.
After accounting for pipeline projects and projected ADUs, the Town must plan for the remaining 619 units allocated to the local RHNA. The Town of San Anselmo has calculated and added a 20 percent “no net loss” buffer onto the remaining RHNA units. With the 20 percent “no net loss” buffer of 126 units, the Town must plan for 745 total units in the 6th cycle planning period, as shown in the table below.
Table 6.7: RHNA 6th Cycle Less Pipeline Projects and ADUs Plus 20% "No Net Loss" Delta Table Income Level
RHNA 6th Cycle Less
Pipeline Projects and
ADUs
20 Percent"No Net Loss"
Buffer
RHNA 6th Cycle Less
Pipeline Projects and
ADUs Plus 20 Percent
"No Net Loss" Buffer
Very Low-Income (0-50% AMI) 194 38.8 232.8
Low-Income (51-79% AMI) 88 17.6 105.6
Moderate-Income (80-119% AMI) 64 13.8 77.8
Above Moderate-Income (120% AMI+) 273 55.8 328.8
Total 619 126 745
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Housing Opportunity Sites Inventory
To plan for the remaining 745 housing units needed to meet San Anselmo’s 6th cycle RHNA and 20 percent “no net loss” buffer obligation, housing opportunity sites have been identified throughout the community. The Map Book included in Appendix B of this Housing Element identifies each parcel included in the inventory and associated information regarding current zoning, existing land use, vacancy, general plan land use, inclusion in past cycles, acreage, proposed density, realistic capacity, existing units, and net new units. The following process was utilized to identify and vet housing opportunity sites.
1. Preliminary housing opportunity sites were identified by Town Staff.
2. Staff-identified sites were brought to the HEAC for review during HEAC Meeting 2 for initial consideration.
3. Staff-identified sites were brought to the public at a virtual workshop for consideration.
4. Staff-identified sites were refined based on feedback from the HEAC and the public. For example, staff-identified sites in the R-1-H and R-1-C zoning districts were eliminated based on community concerns regarding environmental degradation, slope topography and instability, and wildfire hazard.
5. The refined sites were brought back to the HEAC for further consideration and revision.
6. An objective sites inventory analysis was conducted to determine whether the revised sites were appropriate for new housing, balancing a myriad of factors as detailed in the Sites Inventory Analysis subsection later in this section of the Housing Element.
7. The results of the sites inventory analysis were presented to the HEAC at HEAC Meeting 4 for further review and refinement. Zoning Code amendments needed to accommodate the proposed density on the identified housing opportunity sites were also presented to and discussed by the HEAC. The HEAC recommended the sites to the Town Council.
8. The Town Council considered the sites and made a motion to move forward with all sites with the exception of the dog park site and the Wade Thomas school site.
9. Town Staff conducted meetings with the local schools to discuss the potential of housing on the underutilized areas of the Town Council-approved housing opportunity sites. Based on the feedback received from these meetings, the remaining school sites were removed from the list of housing opportunity sites.
10. To make up for the deficit from eliminating the school sites, Town Staff reached out to Side by Side, a local nonprofit organization and major property owner in the community to determine whether they were still interested in constructing affordable housing on a portion of their site. Side by Side had originally proposed affordable housing be constructed on a portion of their site in RHNA 5th cycle but were met with barriers to development approval at that time. Side by Side expressed interest in development if the Town worked to eliminate the barriers to development approval that Side by Side had previously faced. Policy 5 of the Housing Element and the corresponding programs and actions will help to eliminate barriers to development.
11. The updated housing opportunity sites were brought to the HEAC for final review and consideration at HEAC Meeting 5.
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Housing Opportunity Sites Inventory Analysis
Methodology in Identifying Sites
To supplement the local knowledge of Town Staff, the HEAC, elected and appointed officials, and the public, an objective sites inventory analysis was conducted to further understand whether identified sites have the potential to accommodate additional housing. The process of developing the Housing Opportunity Sites Inventory involved identifying and eliminating sites with constraints to development. Properties that were impacted by various environmental constraints or hazards were excluded from the analysis. A weighted suitability model was used to evaluate multiple criteria influencing the likelihood of development on a parcel-by-parcel basis. Each property was assigned a total weighted score; higher scores indicate a greater likelihood of development during the 6th cycle planning period. The following factors were included in scoring criteria:
• Current Zoning. The Town allows a variety residential development types and densities by-right in residential districts and as a conditional use in commercial districts. Zoning districts were scored based on the allowed residential density and whether residential uses are allowed by-right or as a conditional use.
• General Plan Land Use. General Plan land uses were scored based on the residential densities supported by each category. • Lot Acreage. Based on HCD’s guidelines for sites suitable for affordable housing development, lots that are between half-an-acre and ten acres were scored higher compared to smaller or larger sites. • Vacancy. Lots were scored based on presence of any physical building or structure on them. This does not take into consideration potentially underutilized or vacant buildings/structures on lots that could be abandoned. • Residual Lot Coverage. Lots were scored based on how much land area is available to accommodate additional development. • Fire Hazard or Severity Zones. Lots were scored based on location within a Fire Hazard Severity Zone and the severity of the Fire Hazard Severity Zone.
• Slope. The lots were scored based on the average slope of the property, which would determine financial and structural feasibility of future development.
Identified Housing Opportunity Sites
The map on the following page identifies the location of the 63 housing opportunity sites identified by the Town. The 63 sites are comprised of 151 parcels.
Opportunity site characteristics are summarized in Table 6.8 and detailed in the Map Book appendix.
Location. San Anselmo's housing opportunity sites are concentrated along Sir Francis Drake Boulevard and Red Hill Avenue. The location of the sites is highly accessible to public transportation options, job opportunities, education opportunities, and recreation opportunities. Although housing opportunity sites are not identified throughout San Anselmo, the Town will create additional opportunity for housing development in other areas of the community by allowing missing middle housing types in all residential districts, adopting objective design standards for missing middle housing, and adopting pre-approved plans for missing middle housing (Program 3.1).
Underutilization. San Anselmo's housing opportunity sites are currently underutilized, primarily commercial properties. Since San Anselmo is a built out community with very few vacant sites remaining for development, underutilized, nonvacant properties are the focus for housing opportunity sites as the redevelopment of underutilized nonvacant sites is more realistic during the RHNA Cycle 6. To encourage higher density redevelopment of utilized properties, the Town will allow missing middle housing types in all residential districts, adopt objective design standards for missing middle housing, and adopt preapproved plans for missing middle housing (Program 3.1).
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Figure 6.1: Housing Opportunity Sites Inventory Analysis ATTACHMENT 5
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Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
1 1 9 Tamal
Ave
006-
042-28
R-1 SingleResid. -
Improved
SF No N N 0.3051967
98 03 Above
Moderate
Income
R-2 6 12 3 1 2
3 3 1019 Sir
Francis
Drake Blvd
006-
042-05
R-1 SingleResid. -
Improved
SF No N N 0.2659636
71 03 Above
Moderate
Income
R-2 6 12 2 1 1
4 4 1001 Sir
Francis
Drake Blvd
006-
042-08
R-1 SingleResid. -
Improved
SF No N N 0.2832553
43 03 Above
Moderate
Income
R-2 6 12 2 1 1
5 5 8 Sais Ave 006-
072-13
R-1 SingleResid. -
Improved
SF No N N 0.2474005
77 03 Above
Moderate
Income
R-2 6 12 2 1 1
6 6 930 Sir
Francis
Drake Blvd
006-
061-31
C-3 Commercial
- Improved
GC No N N 0.4034228
76 02
Moderate
Income
No
Change
13 30 8 0 8
2 7 300 Sunny
Hills Dr
006-
061-33
PPD/R1 Exemption
- Improved
SF No N N 5.33 01 Lower
Income
R-3/SPD 13 30 112 0 112
7 12 805 Sir
Francis
Drake Blvd
006-
082-40
C-L Commercial
- Improved
LC No N N 0.4320901
95 03 Above
Moderate
Income
No
Change
13 30 9 0 9
9 18 761 Sir
Francis
Drake Blvd
006-
083-02
C-L Commercial
- Improved
LC No N N 0.1642050
34 03 Above
Moderate
Income
No
Change
13 30 3 0 3
9 17 781 Sir
Francis
Drake Blvd
006-
083-01
C-L Industrial -
Improved
LC No N N 0.3040489
67 03 Above
Moderate
Income
No
Change
13 30 6 0 6
8 10 820 Sir
Francis
Drake Blvd
006-
061-13
C-3 Commercial
- Improved
GC No N N 0.4871495
24 02
Moderate
Income
No
Change
13 30 10 0 10
8 16 790 Sir
Francis
Drake Blvd
006-
091-68
SPD Commercial
- Improved
LC No N N 0.3048246
03 02
Moderate
Income
C-L/SPD 13 30 6 0 6
8 13 800 Sir
Francis
Drake Blvd
006-
061-06
C-L Commercial
- Improved
LC No N N 0.4207145 03 Above
Moderate
Income
No
Change
13 30 8 0 8
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Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
8 14 4 Loma
Robles Dr
006-
091-70
SPD SingleResid. -
Improved
HDR No N N 0.3675664
62 03 Above
Moderate
Income
R-3/SPD 13 30 7 1 6
8 15 2 Loma
Robles Dr
006-
091-69
SPD SingleResid. -
Improved
HDR No N N 0.2152212
67 02
Moderate
Income
R-3/SPD 13 30 5 1 4
8 11 810 Sir
Francis
Drake Blvd
006-
061-22
C-3 Commercial
- Improved
LC No N N 0.2882844
62 02
Moderate
Income
No
Change
13 30 6 0 6
8 9 830 Sir
Francis
Drake Blvd
006-
061-38
C-3 Commercial
- Improved
GC No N N 0.4800575
1 02
Moderate
Income
No
Change
13 30 10 0 10
10 22 727 Sir
Francis
Drake Blvd
006-
083-07
C-L SingleResid. -
Improved
LC No N N 0.1110695
1 03 Above
Moderate
Income
No
Change
13 30 2 1 1
10 21 729 Sir
Francis
Drake Blvd
006-
083-06
C-L Commercial
- Improved
LC No N N 0.1079513
89 03 Above
Moderate
Income
No
Change
13 30 2 0 2
11 20 6 Bridge
Ave
006-
083-37
C-L Commercial
- Improved
LC No N N 0.2636711
78 03 Above
Moderate
Income
No
Change
13 30 5 0 5
11 23 707 Sir
Francis
Drake Blvd
006-
083-09
C-L Commercial
- Improved
LC No N N 0.2106369
91 03 Above
Moderate
Income
No
Change
13 30 4 0 4
14 33 613 Sir
Francis
Drake Blvd
006-
101-05
C-3 Commercial
- Improved
GC No N N 0.2565457
33 02
Moderate
Income
No
Change
13 30 5 0 5
14 34 100 Center
Blvd
006-
101-04
C-3 Commercial
- Improved
GC No N N 1.0204642
19 01 Lower
Income
No
Change
13 30 21 0 21
12 24 754 Sir
Francis
Drake Blvd
006-
091-39
SPD Commercial
- Improved
LC No N N 0.4620082
8 03 Above
Moderate
Income
C-L/SPD 13 30 9 0 9
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Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
12 25 750 Sir
Francis
Drake Blvd
006-
091-40
C-L Commercial
- Improved
LC No N N 0.4788299
16 03 Above
Moderate
Income
No
Change
13 30 10 0 10
15 32 640 Sir
Francis
Drake Blvd
006-
092-08
C-L Commercial
- Improved
LC No N N 0.3059630
76 03 Above
Moderate
Income
No
Change
13 30 6 0 6
15 29 112
Spaulding
St
006-
092-3
C-L Commercial
- Improved
LC No N N 0.1364699
6 03 Above
Moderate
Income
No
Change
13 30 2 1 1
15 31 606 Sir
Francis
Drake
006-
092-09
C-L Commercial
- Improved
LC No N N 0.4321581
19 03 Above
Moderate
Income
No
Change
13 30 9 0 9
13 26 129
Spaulding
St
006-
091-65
SPD MultipleResid. -
Unimproved
LC Yes N N 0.4057087
4 03 Above
Moderate
Income
C-L/SPD 13 30 8 0 8
13 27 No Address 006-
091-05
R-1-H SingleResid. -
Unimproved
VLD Yes N N 0.28 03 Above
Moderate
Income
R-3 13 30 5 0 5
13 28 113
Spaulding
St
006-
091-15
R-2 MultipleResid. -
Improved
MDR No N N 0.3286092
32 03 Above
Moderate
Income
R-3 13 30 6 2 4
16 30 604 Red
Hill Ave
006-
091-57
C-3 Commercial
- Improved
GC No N N 0.1234358
12 02
Moderate
Income
No
Change
13 30 3 0 3
17 136 55 Essex
St
006-
121-06
R-1 SingleResid. -
Improved
MDR No N N 0.2032119
76 03 Above
Moderate
Income
R-3 13 30 4 0 4
17 137 5 Palm Ln 006-
121-05
C-3 SingleResid. -
Improved
GC No N N 0.2952326
37 02
Moderate
Income
No
Change
13 30 6 1 5
17 139 504 Red
Hill Ave
006-
121-02
C-3 SingleResid. -
Improved
GC No N N 0.0959826
41 02
Moderate
Income
No
Change
13 30 2 1 1
ATTACHMENT 5
PAGE 15
960
MAY 2023
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
17 135 520 Red
Hill Ave
006-
091-09
C-3 Commercial
- Improved
GC No N N 0.1726948
17 02
Moderate
Income
No
Change
13 30 4 1 3
17 134 526 Red
Hill Ave
006-
091-60
C-3 Commercial
- Improved
GC No N N 0.1295378
94 02
Moderate
Income
No
Change
13 30 3 1 2
17 138 510 Red
Hill Ave
006-
121-01
C-3 Commercial
- Improved
GC No N N 0.1665527
49 02
Moderate
Income
No
Change
13 30 3 0 3
17 133 580 Red
Hill Ave
006-
091-61
C-3 Commercial
- Improved
GC No N N 0.3759811
64 02
Moderate
Income
No
Change
13 30 7 0 7
18 149 9 Buena
Vista
006-
121-16
R-1 SingleResid. -
Improved
SF No N N 0.1043483
64 03 Above
Moderate
Income
R-3 13 30 2 1 1
18 146 412 Red
Hill Ave
006-
121-14
C-3 Commercial
- Improved
GC No N N 0.2660118
4 02
Moderate
Income
No
Change
13 30 6 0 6
18 150 400 Red
Hill Ave
006-
121-15
C-3 Commercial
- Improved
GC No N N 0.2117328
51 02
Moderate
Income
No
Change
13 30 4 0 4
18 147 No Address 006-
121-13
C-3 Commercial
- Improved
GC No N N 0.1768305
83 02
Moderate
Income
No
Change
13 30 4 0 4
18 148 50 Essex
St
006-
121-12
R-1 SingleResid. -
Improved
SF No N N 0.2638780
19 03 Above
Moderate
Income
R-3 13 30 6 0 6
19 151 330 Red
Hill Ave
006-
121-31
C-3 Commercial
- Improved
GC No N N 0.5834070
21 01 Lower
Income
No
Change
13 30 12 0 12
19 152 306 Red
Hill Ave
006-
161-05
C-3 Commercial
- Improved
GC No N N 0.3289410
08 02
Moderate
Income
No
Change
13 30 6 0 6
20 153 292 Red
Hill Ave
006-
162-01
C-3 Commercial
- Improved
GC No N N 0.1903176
75 02
Moderate
Income
No
Change
13 30 3 0 3
21 167 100 Red
Hill Ave
006-
167-04
C-3 Commercial
- Improved
GC No N N 0.7717826
92 01 Lower
Income
No
Change
13 30 16 0 16
21 166 No Address 006-
167-06
C-3 Commercial
- Improved
GC No N N 1.2348467
46 01 Lower
Income
No
Change
13 30 26 26 25
ATTACHMENT 5
PAGE 16
961
MAY 2023
139
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
22 171 6 Red Hill
Ave
006-
201-56
C-3 Commercial
- Improved
GC No N N 0.6716281
62 01 Lower
Income
No
Change
13 30 14 0 14
22 172 2 Red Hill
Ave
006-
201-01
C-3 Commercial
- Improved
GC No N N 0.0817784
21 02
Moderate
Income
No
Change
13 30 2 0 2
22 168 90 Red Hill
Ave
006-
201-46
C-3 Commercial
- Improved
GC No N N 0.2642032
44 02
Moderate
Income
No
Change
13 30 6 0 6
22 169 60 Red Hill
Ave
006-
201-04
C-3 Commercial
- Improved
GC No N N 0.2870765
18 02
Moderate
Income
No
Change
13 30 6 0 6
22 170 50 Red Hill
Ave
006-
201-55
C-3 Commercial
- Improved
GC No N N 0.1642818
86 02
Moderate
Income
No
Change
13 30 3 0 3
30 37 71 San
Rafael Ave
007-
211-01
R-1 SingleResid. -
Improved
SF No N N 0.4863629
21 03 Above
Moderate
Income
R-2 6 12 4 1 3
30 38 76
Tamalpais
Ave
007-
211-36
R-1 SingleResid. -
Improved
SF No N N 0.4030052
29 03 Above
Moderate
Income
R-2 6 12 3 1 2
29 36 55 San
Rafael Ave
007-
211-04
R-1 SingleResid. -
Improved
DMR No N N 0.3417289
22 03 Above
Moderate
Income
R-2 6 12 2 1 1
29 35 43 San
Rafael Ave
007-
211-05
R-1 SingleResid. -
Improved
DMR No N N 0.5258696
13 03 Above
Moderate
Income
R-2 6 12 4 2 2
28 126 316 Sir
Francis
Drake Blvd
006-
251-03
C-2 Commercial
- Improved
CC No N N 0.1798402
38 02
Moderate
Income
C-3 13 30 3 0 3
28 125 312 Sir
Francis
Drake Blvd
006-
251-02
C-2 Commercial -
Improved
CC No N N 0.0702101
38 02
Moderate
Income
C-3 13 30 1 0 1
28 124 300 Sir
Francis
Drake Blvd
006-
251-01
C-2 Commercial -
Improved
CC No N N 0.1796047
88 02
Moderate
Income
C-3 13 30 3 0 3
28 128 340 Sir
Francis
Drake Blvd
006-
251-05
C-2 Commercial -
Improved
CC No N N 0.1511271
74 02
Moderate
Income
C-3 13 30 3 0 3
ATTACHMENT 5
PAGE 17
962
MAY 2023
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
28 132 40
Greenfield
Ave
006-
251-10
C-3 Commercial -
Improved
GC No N N 0.3306681
52 02
Moderate
Income
No
Change
13 30 6 0 6
28 131 34
Greenfield
Ave
006-
251-09
C-3 Commercial -
Improved
GC No N N 0.0735996
11 02
Moderate
Income
No
Change
13 30 2 0 2
28 129 14
Greenfield
Ave
006-
251-28
C-3 Commercial -
Improved
GC No N N 0.1774236
82 02
Moderate
Income
No
Change
13 30 4 0 4
28 127 324 Sir
Francis
Drake Blvd
006-
251-27
C-2 Commercial -
Improved
CC No N N 0.3465657
28 02
Moderate
Income
C-3 13 30 7 0 7
28 130 No Address 006-
251-08
C-3 Commercial -
Improved
GC No N N 0.2338035
96 02
Moderate
Income
No
Change
13 30 4 0 4
27 140 60
Greenfield
Ave
006-
254-13
C-3 Commercial -
Improved
GC No N N 0.2583598
4 02
Moderate
Income
No
Change
13 30 5 0 5
27 145 118
Greenfield
Ave
006-
171-03
C-3 Commercial -
Improved
GC No N N 0.1867370
86 02
Moderate
Income
No
Change
13 30 3 0 3
27 144 114
Greenfield
Ave
006-
171-02
C-3 Commercial -
Improved
GC No N N 0.1289639
4 02
Moderate
Income
No
Change
13 30 3 0 3
27 141 70
Greenfield
Ave
006-
254-14
C-3 Commercial -
Improved
GC No N N 0.1942142
89 02
Moderate
Income
No
Change
13 30 4 0 4
27 143 No Address 006-
171-12
C-3 Commercial -
Improved
GC No N N 0.2454340
85 02
Moderate
Income
No
Change
13 30 5 0 5
27 142 90
Greenfield
Ave
006-
171-13
C-3 Commercial
- Improved
GC No N N 0.0495894
45 02
Moderate
Income
No
Change
13 30 1 0 1
26 156 144
Greenfield
Ave
006-
171-07
C-3 SingleResid. -
Improved
GC No N N 0.1659044
64 02
Moderate
Income
No
Change
13 30 3 1 2
26 157 6 W
Hillside Ave
006-
171-08
C-3 SingleResid. -
Improved
GC No N N 0.5956641
5 01 Lower
Income
No
Change
13 30 12 1 11
26 154 128
Greenfield
Ave
006-
171-05
C-3 Commercial
- Improved
GC No N N 0.1588321
4 02
Moderate
Income
No
Change
13 30 3 0 3
ATTACHMENT 5
PAGE 18
963
MAY 2023
141
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
26 155 130
Greenfield
Ave
006-
171-6
C-3 Commercial
- Improved
GC No 25 N 0.5083515
45 01 Lower
Income
No
Change
13 30 10 0 10
25 158 5 W
Hillside Ave
006-
172-02
R-1 SingleResid. -
Unimproved
VLD Yes 26 N 0.7187211
09 01 Lower
Income
C-3 13 30 15 0 15
24 163 230
Greenfield
Ave
006-
173-
007
C-3 Commercial
- Improved
GC No 27 N 0.4351127
57 02
Moderate
Income
No
Change
13 30 9 0 9
24 159 208
Greenfield
Ave
006-
173-11
C-3 Commercial
- Improved
GC No N N 0.5713416
28 01 Lower
Income
No
Change
13 30 11 0 11
24 164 270
Greenfield
Ave
006-
173-22
C-3 Commercial
- Improved
GC No N N 0.2856100
65 02
Moderate
Income
No
Change
13 30 5 0 5
24 162 224
Greenfield
Ave
006-
173-17
C-3 Commercial
- Improved
GC No N N 0.5945143
98 01 Lower
Income
No
Change
13 30 12 0 12
24 160 210
Greenfield
Ave
006-
173-04
C-3 Commercial
- Improved
GC No N N 0.2380697
39 02
Moderate
Income
No
Change
13 30 4 0 4
24 161 222
Greenfield
Ave
006-
173-16
C-3 Commercial
- Improved
GC No N N 0.5263845
14 01 Lower
Income
No
Change
13 30 11 0 11
23 165 275
Greenfield
Ave
006-
211-21
C-3 Commercial
- Improved
GC No 28 N 0.2134203
7 02
Moderate
Income
No
Change
13 30 4 0 4
34 40 69
Tamalpais
Ave
007-
212-07
R-1 SingleResid. -
Improved
DMR No 29 N 0.2265138
25 03 Above
Moderate
Income
R-3 13 30 4 1 3
34 39 77
Tamalpais
Ave
007-
212-06
R-1 SingleResid. -
Improved
DMR No N N 0.1971871
07 03 Above
Moderate
Income
R-3 13 30 4 1 3
34 42 63
Tamalpais
Ave
007-
212-09
R-1 SingleResid. -
Improved
DMR No N N 0.1776838
41 03 Above
Moderate
Income
R-3 13 30 4 1 3
32 44 43
Tamalpais
Ave
007-
212-13
R-1 SingleResid. -
Improved
DMR No 31 N 0.1612940
13 03 Above
Moderate
Income
R-3 13 30 3 1 2
ATTACHMENT 5
PAGE 19
964
MAY 2023
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
32 45 41
Tamalpais
Ave
007-
212- 14
R-1 SingleResid. -
Improved
DMR No N N 0.1746332
5 03 Above
Moderate
Income
R-3 13 30 3 1 2
35 48 54
Magnolia
Ave
007-
212-50
R-3 MultipleResid. -
Improved
DMR No 30 N 0.1506438
41 03 Above
Moderate
Income
R-3 13 30 3 0 3
35 49 58
Magnolia
Ave
007-
212-43
R-1 SingleResid. -
Improved
DMR No N N 0.1485538
71 03 Above
Moderate
Income
R-3 13 30 4 1 3
36 47 36
Magnolia
Ave
007-
212-37
R-2 MultipleResid. -
Improved
DMR No 32 N 0.1975216
62 03 Above
Moderate
Income
R-3 13 30 4 2 2
36 46 30
Magnolia
Ave
007-
212-36
R-1 SingleResid. -
Improved
DMR No N N 0.1415769
88 03 Above
Moderate
Income
R-3 13 30 2 1 1
37 52 69
Magnolia
Ave
007-
213-08
R-1 SingleResid. -
Improved
DMR No 33 N 0.1802637
31 03 Above
Moderate
Income
R-3 13 30 3 1 2
37 51 73
Magnolia
Ave
007-
213-57
R-1 SingleResid. -
Improved
DMR No N N 0.1284409
94 03 Above
Moderate
Income
R-3 13 30 3 1 2
38 58 41
Magnolia
Ave
007-
213-17
R-1 SingleResid. -
Improved
DMR No N N 0.1063885
46 03 Above
Moderate
Income
R-3 13 30 2 1 1
38 57 43
Magnolia
Ave
007-
213-16
R-1 SingleResid. -
Improved
DMR No 34 N 0.1085541
94 03 Above
Moderate
Income
R-3 13 30 2 1 1
38 56 47
Magnolia
Ave
007-
213-15
R-1 SingleResid. -
Improved
DMR No N N 0.0965971
59 03 Above
Moderate
Income
R-3 13 30 2 1 1
ATTACHMENT 5
PAGE 20
965
MAY 2023
143
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
39 54 196
Tunstead
Ave
007-
213-50
R-2 SingleResid. -
Improved
DMR No 35 N 0.1609632
73 03 Above
Moderate
Income
R-3 13 30 3 1 2
31 122 206 Sir
Francis
Drake Blvd
006-
252-02
C-2 Commercial
- Improved
CC No 36 N 0.1468495
86 02
Moderate
Income
C-3 13 30 3 1 2
31 123 214 Sir
Francis
Drake Blvd
006-
252-03
C-2 Commercial
- Improved
CC No N N 0.1496882
84 02
Moderate
Income
C-3 13 30 3 0 3
40 120 160 Sir
Francis
Drake Blvd
006-
241-05
C-3 Commercial
- Improved
CC No 37 N 0.4290003
01 02
Moderate
Income
No change 13 30 9 0 9
40 119 130 Sir
Francis
Drake Blvd
006-
241-56
C-3 Commercial
- Improved
CC No N N 0.7571078
35 01 Lower
Income
No change 13 30 16 0 16
40 121 190 Sir
Francis
Drake Blvd
006-
241-06
C-3 Commercial
- Improved
CC No N N 0.4700749
15 02
Moderate
Income
No change 13 30 9 0 9
40 118 120 Sir
Francis
Drake Blvd
006-
241-61
C-3 Commercial
- Improved
CC No N N 0.5190789
39 01 Lower
Income
No change 13 30 10 0 10
40 117 100 Sir
Francis
Drake Blvd
006-
241-63
C-3 Commercial
- Improved
CC No N N 0.1453026
15 02
Moderate
Income
No change 13 30 3 0 3
41 69 182 Pine St 007-
251-37
R-1 SingleResid. -
Improved
DMR No N N 0.1072029
85 03 Above
Moderate
Income
R-3 13 30 2 1 1
41 66 170 Pine St 007-
251-34
R-1 SingleResid. -
Improved
DMR No N N 0.1059213
35 03 Above
Moderate
Income
R-3 13 30 2 1 1
41 59 140 Pine St 007-
251-27
R-1 SingleResid. -
Improved
DMR No N N 0.1202614
6 03 Above
Moderate
Income
R-3 13 30 3 1 2
41 64 160 Pine St 007-
251-32
R-1 SingleResid. -
Improved
DMR No N N 0.1053835
29 03 Above
Moderate
Income
R-3 13 30 2 1 1
ATTACHMENT 5
PAGE 21
966
MAY 2023
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
41 70 184 Pine St 007-
251-38
R-1 SingleResid. -
Improved
DMR No N N 0.1146340
14 03 Above
Moderate
Income
R-3 13 30 2 1 1
41 61 150 Pine St 007-
251-29
R-1 SingleResid. -
Improved
DMR No N N 0.1054898
02 03 Above
Moderate
Income
R-3 13 30 2 1 1
42 72 171 Pine St 007-
252-02
R-1 SingleResid. -
Improved
DMR No N N 0.0909824
86 03 Above
Moderate
Income
R-3 13 30 1 1 0
42 71 177 Pine St 007-
252-01
R-1 SingleResid. -
Improved
DMR No N N 0.0959965
71 03 Above
Moderate
Income
R-3 13 30 2 1 1
43 75 155 Pine St 007-
252-06
R-1 SingleResid. -
Improved
DMR No N N 0.1052242
21 03 Above
Moderate
Income
R-3 13 30 2 1 1
44 79 129 Pine St 007-
252-13
R-1 SingleResid. -
Improved
DMR No N N 0.1130604
29 03 Above
Moderate
Income
R-3 13 30 2 1 1
45 91 110 Ross
Ave
007-
281-21
R-2 MultipleResid. -
Improved
DMR No N N 0.4014780
96 03 Above
Moderate
Income
R-3 13 30 8 2 6
46 87 80 Ross
Ave
007-
281-13
R-2 SingleResid. -
Improved
DMR No N N 0.1730871
48 03 Above
Moderate
Income
R-3 13 30 4 2 2
46 89 88 Ross
Ave
007-
281-14
R-2 SingleResid. -
Improved
DMR No N N 0.1265529
37 03 Above
Moderate
Income
R-3 13 30 3 1 2
46 90 102 Ross
Ave
007-
281-19
R-2 Exemption
- Improved
DMR No N N 0.2029710
62 03 Above
Moderate
Income
R-3 13 30 4 1 3
ATTACHMENT 5
PAGE 22
967
MAY 2023
145
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
47 86 68 Ross
Ave
007-
281-12
R-2 SingleResid. -
Improved
DMR No N N 0.1211244
73 03 Above
Moderate
Income
R-3 13 30 3 1 2
47 85 1 Cedar St 007-
281-11
R-2 MultipleResid. -
Improved
DMR No N N 0.1616674
54 03 Above
Moderate
Income
R-3 13 30 3 2 1
48 84 61
Woodland
Ave
007-
282-23
R-1 Exemption
- Improved
DMR No N N 0.1270624
52 03 Above
Moderate
Income
R-3 13 30 3 0 3
49 82 50 Ross
Ave
007-
282-13
R-1 SingleResid. -
Improved
DMR No N N 0.0961585
24 03 Above
Moderate
Income
R-3 13 30 2 1 1
61 80 305 San
Anselmo
Ave
007-
282-20
C-2 Commercial
- Improved
CC No N N 0.7521766
9 01 Lower
Income
C-3 13 30 16 0 16
62 96 71 Ross
Ave
007-
284-03
R-2 MultipleResid. -
Improved
DMR No N N 0.1780958
77 03 Above
Moderate
Income
R-3 13 30 3 2 1
62 93 73 Ross
Ave
007-
284-02
R-2 SingleResid. -
Improved
DMR No N N 0.1363581
41 03 Above
Moderate
Income
R-3 13 30 2 1 1
62 94 70
Mariposa
Ave
007-
284-34
R-2 SingleResid. -
Improved
DMR No N N 0.1496087
42 03 Above
Moderate
Income
R-3 13 30 3 1 2
63 98 51 Ross
Ave
007-
284-07
R-1 MultipleResid. -
Improved
DMR No N N 0.1851372
8 03 Above
Moderate
Income
R-3 13 30 3 2 1
50 107 21
Mariposa
Ave
007-
301-06
C-3 Commercial
- Improved
GC No N N 0.3514344
73 02
Moderate
Income
No change 13 30 7 0 7
50 108 121 San
Anselmo
Ave
007-
301-19
C-3 Commercial
- Improved
GC No N N 0.6412015
61 01 Lower
Income
No change 13 30 13 0 13
ATTACHMENT 5
PAGE 23
968
MAY 2023
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
50 109 115 San
Anselmo
Ave
007-
301-18
C-3 Commercial
- Improved
GC No N N 0.1300476
42 02
Moderate
Income
No change 13 30 3 0 3
50 110 101 San
Anselmo
Ave
007-
301-20
C-3 Commercial
- Improved
GC No N N 0.3313489
44 02
Moderate
Income
No change 13 30 6 0 6
33 97 50
Mariposa
Ave
007-
284-50
R-2 SingleResid. -
Improved
DMR No N N 0.3649698
23 03 Above
Moderate
Income
R-3 13 30 7 1 6
59 100 23 Ross
Ave
007-
284-10
C-3 SingleResid. -
Improved
GC No N N 0.1828283
29 03 Above
Moderate
Income
R-3 13 30 3 1 2
51 111 55 San
Anselmo
Ave
007-
302-13
C-3 Commercial
- Improved
GC No N N 0.1617420
46 02
Moderate
Income
No change 13 30 3 1 2
51 112 35 San
Anselmo
Ave
007-
302-14
C-3 Commercial
- Improved
GC No N N 0.1331947
48 02
Moderate
Income
No change 13 30 3 1 2
51 113 29 San
Anselmo
Ave
007-
302-15
C-3 Commercial
- Improved
GC No N N 0.1286093
08 02
Moderate
Income
No change 13 30 3 1 2
60 115 21 San
Anselmo
Ave
007-
302-17
C-3 Commercial
- Improved
GC No N N 0.3102910
5 02
Moderate
Income
No change 13 30 7 0 7
52 99 22
Mariposa
Ave
007-
284-22
C-3 SingleResid. -
Improved
GC No N N 0.0973449
62 03 Above
Moderate
Income
R-3 13 30 2 1 1
53 105 217 San
Anselmo
Ave
007-
284-17
C-3 Commercial
- Improved
GC No N N 0.1146729
12 02
Moderate
Income
No change 13 30 2 0 2
53 104 223 San
Anselmo
Ave
007-
284-49
C-3 Commercial
- Improved
GC No N N 0.2025700
07 02
Moderate
Income
No change 13 30 4 0 4
53 102 243 San
Anselmo
Ave
007-
284-13
C-3 Commercial
- Improved
GC No N N 0.3510729
56 02
Moderate
Income
No change 13 30 7 0 7
53 101 15 Ross
Ave
007-
284-12
C-3 Commercial
- Improved
GC No N N 0.1192829
04 02
Moderate
Income
No change 13 30 3 0 3
ATTACHMENT 5
PAGE 24
969
MAY 2023
147
Table 6.8: Opportunity Site Characteristics
Site Parcel
ID Address APN Current Zoning
Existing
Land Use
GP
Land
Use
Vaca
nt
4th
Cycle
Site
5th
Cycle
Site
Acreage
Considered
Income
Supported
Proposed
Zoning
Proposed
Min.
Density
(DUA)
Proposed
Max.
Density
(DUA)
Realistic
Capacity
Existin
g Units
Net
New
Units
53 103 233 San
Anselmo
Ave
007-
284-14
C-3 Commercial
- Improved
GC No N N 0.1143782
24 02
Moderate
Income
No change 13 30 2 0 2
54 116 98 Sir
Francis
Drake Blvd
006-
191-36
C-3 Commercial
- Improved
CC No N N 0.1436177
46 02
Moderate
Income
No change 13 30 3 0 3
55 106 151 San
Anselmo
Ave
007-
301-07
C-3 Commercial
- Improved
GC No N N 0.3785806
56 02
Moderate
Income
No change 13 30 7 7 0
56 114 25 San
Anselmo
Ave
007-
302-16
C-3 Commercial
- Improved
GC No N N 0.1425617
91 02
Moderate
Income
No change 13 30 2 0 2
57 173 19
Tamalpais
007-
212-20
C-2 Commercial
- Improved
CC No N N 0.1188818
55 03 Above
Moderate
Income
C-2/SPD 13 30 2 0 2
58 174 341 San
Anselmo
Ave
007-
252-16
C-2 Commercial
- Improved
CC No N N 0.1919515
04 03 Above
Moderate
Income
C-2/SPD 13 30 4 0 4
18 175 17 Buena
Vista
006-
121-17
R-1 SingleResid. -
Improved
SF No N N 0.0585399
45 03 Above
Moderate
Income
R-3 13 30 1 1 0
ATTACHMENT 5
PAGE 25
970
MAY 2023
148 San Anselmo Housing Element | Housing Opportunities Prepared by Houseal Lavigne
Realistic Capacity Assumptions
To calculate the realistic capacity for each site, a typical density of 70 percent of the maximum dwelling units per acre was assumed. This considers recent development trends in San Anselmo and other communities in the region and the typical percentage of land area that is dedicated to parking, hallways, utilities, and other non-dwelling unit spaces. The following developments informed the Town’s realistic capacity assumptions:
• The property at 600 Red Hill Avenue is zoned R-2/PPD/SPD and approximately 1.61 acres in size. The allowable maximum density for the project, given the lot size and zoning, was 21 units. The project was approved in 2021 to allow 28 units (including 7 density bonus units). which is 100 percent of the maximum allowed density on the site without consideration of the density bonus units. With density bonus units included, the property developed at 141 percent of the maximum allowed density on the site. • The parcel at 1 Lincoln Park is zoned C-3 and approximately 0.63 acres in size. The allowable maximum density for the project, given the lot size and zoning, was 12 units. The project was approved in 2016 to allow 16 units (including 4 density bonus units), which is 100 percent of the maximum allowed density on the site without consideration of the density bonus units. With density bonus units included, the property developed at 127 percent of the maximum allowed density on the site.
• The parcel at 1755 Bridgeway in Sausalito will develop 19 multi-family units on about 0.58 acres zoned for multifamily residential uses. The allowable maximum density for the project, given the lot size and zoning, was 5 units. The project was approved in 2023 to allow 19 units, which is 380 percent of the maximum allowed density on the site. The increased density was primarily attributed to a density bonus, regulatory incentives, and State streamlining provisions.
• The Magnolia Village project in Larkspur will build 20 townhomes on a mixed-use site with 4 retail spaces on the ground floor. The project is located on a 1.63-acre site that is currently zoned C-2, Commercial, and developed but blighted and underutilized. The allowable maximum density for the project, given the lot size and zoning, was 35 units. The project was approved in 2023 to allow 20 units, which is 57 percent of the maximum allowed density on the site.
The average density resulting from these four recent developments is 176 percent. Excluding the Sausalito project, which developed at a density significantly higher than the maximum density allowed, the average density resulting from the other three recent developments is 108 percent of the allowable maximum density of the underlying zone. In order to provide a conservative estimate of realistic development capacity, the Town has reduced the realistic development capacity on sites in the Housing Opportunity Sites Inventory to 70 percent of the maximum density allowed in the underlying zone. As detailed in Actions 5.2a and 5.2b, San Anselmo will establish a minimum density of 20 dwelling units per acre and require that at least 50 percent of the total floor area of a project be for residential use in the C-L and C-3 districts. Further, as detailed in Action 5.3a, the Town will establish an Affordable Housing Overlay District that could be applied to development in the SPD, C-3, or R-3 Districts that would incentivize the development of affordable housing by allowing greater density amongst other incentives. These actions further ensure housing development in the Town meets or exceeds the realistic capacity assumptions made for this analysis.
Suitability of Non-Vacant and Underutilized Sites
San Anselmo has little remaining vacant land suitable for development, and existing vacant sites in the community are severely constrained by the wildland urban interface, high Fire Hazard Severity Zones, and other environmental factors as discussed in greater detail in the Environmental Constraints section of Chapter 4: Housing Constraints. As such, the Housing Opportunity Sites Inventory is comprised largely of non-vacant sites.
Most non-vacant opportunity sites in San Anselmo are underutilized and currently developed as commercial, downtown mixed residential or singlefamily residential land uses. The existing uses of these sites would not prevent redevelopment, as they provide marginal economic viability, as determined through an examination of specific factors for nonvacant parcels including the age of structures, improvement to land value ratio, unrealized potential, sites that are occupied by vacant or unutilized buildings, and developer interest. Opportunity sites received one point if they met one of the factors’ thresholds. If a site met at least two of the following five factors, it was deemed suitable for residential development, as detailed in Table 6.9. • Age of existing structure: If an existing non-residential building is 30 years or older, or if an existing residential building is 40 years or older it was deemed suitable for redevelopment.
• Improvement to land value ratio: If the existing building or structure on a site is worth less than the land of the site, it was deemed suitable for redevelopment.
• Unrealized potential: If a site zoned for residential uses has the potential to add two or more units based on the proposed maximum allowed density compared to the existing density, or if a site zoned for commercial uses has the potential to increase its FAR based on the ATTACHMENT 5
PAGE 26
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MAY 2023
San Anselmo Housing Element | Housing Opportunities
Prepared by Houseal Lavigne
149
currently maximum allowed FAR compared to the existing FAR, it was deemed suitable for redevelopment. • Vacant or unutilized buildings: If a nonvacant site is occupied by a vacant or unoccupied building, it was deemed suitable for redevelopment. Sites with partially vacant or underutilized buildings or parking lots not required for viable use received a score of 0.5. • Developer interest: If Town staff have received a formal inquiry from a developer for the development of residential uses on a site, it was deemed suitable for redevelopment.
The nonvacant sites analysis summarized in the table below refined the Town’s Housing Opportunity Sites Inventory last submitted to HCD on February 20, 2023. The Town’s original submittal included 172 housing opportunity sites and the revised inventory presented in this document includes 151 sites.
Those 21 sites were removed from the opportunity sites inventory because they met fewer than two of the factors described above.
The Town has also received feedback from several owners of the identified housing opportunity sites indicating that the proposed Zoning Code amendments (Policy 5) would encourage them to redevelop their properties with housing, further cementing the Town’s confidence that development will occur at the planned densities during the 6th cycle planning period.
ATTACHMENT 5
PAGE 27
972
MAY 2023
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
1 9 TAMAL AVE 1 1 0 0 0 2 Yes
- 1025 SIR
FRANCIS
DRAKE BLVD
0 1 0 0 0 1 No -- Removed from
Sites Inventory
3 1019 SIR
FRANCIS
DRAKE BLVD
0 1 0 0 0.5 1.5 Yes Yes
4 1001 SIR
FRANCIS
DRAKE BLVD
1 1 0 0 0 2 Yes
5 8 SAIS AVE 1 1 0 0 0 2 Yes
6 930 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0.5 4.5 Yes
2 300 SUNNY
HILLS DR
0 1 1 0 1 3 Yes Yes
8 830 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0.5 4.5 Yes
8 820 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0.5 3.5 Yes
8 810 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0.5 4.5 Yes
7 805 SIR
FRANCIS
DRAKE BLVD
1 0 1 1 0.5 3.5 Yes
8 800 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0.5 3.5 Yes
9 781 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0.5 4.5 Yes
9 761 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0.5 3.5 Yes
11 6 BRIDGE AVE 1 1 1 1 0 4 Yes
10 729 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0 4 Yes
10 727 SIR
FRANCIS
DRAKE BLVD
0 1 0 1 0 2 Yes
ATTACHMENT 5
PAGE 28
973
MAY 2023
151
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
11 707 SIR
FRANCIS
DRAKE BLVD
0 1 1 0 1 3 Yes
12 754 SIR
FRANCIS
DRAKE BLVD
0 0 1 0 1 2 Yes
12 750 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0.5 4.5 Yes
13 113 SPAULDING
ST
1 1 1 0 0 3 Yes Yes
15 112 SPAULDING
ST
0 1 0 0 0 1 Yes Yes
16 604 RED HILL
AVE
1 1 1 1 1 5 Yes
15 606 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0 3 Yes
15 640 SIR
FRANCIS
DRAKE BLVD
1 1 1 0 0 3 Yes
14 100 CENTER
BLVD
1 1 1 1 0 4 Yes
29 43 SAN RAFAEL
AVE
0 1 1 0 0 2 Yes
29 55 SAN RAFAEL
AVE
1 1 1 0 0 3 Yes Yes
30 71 SAN RAFAEL
AVE
0 1 1 0 0 2 Yes Yes
30 76 TAMALPAIS
AVE
0 1 1 0 0 2 Yes
34 77 TAMALPAIS
AVE
1 1 1 0 0 3 Yes
34 69 TAMALPAIS
AVE
1 1 1 0 0 3 Yes
- 67 TAMALPAIS
AVE
0 0 1 0 0 1 No -- Removed from
Sites Inventory
34 63 TAMALPAIS
AVE
1 1 1 0 0 3 Yes
- 47 TAMALPAIS
AVE
0 0 0 0 0 0 No -- Removed from
Sites Inventory
32 43 TAMALPAIS
AVE
0 1 1 0 0 2 Yes
32 41 TAMALPAIS
AVE
1 1 1 0 0 3 Yes
ATTACHMENT 5
PAGE 29
974
MAY 2023
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
36 30 MAGNOLIA
AVE
1 1 1 0 0 3 Yes
36 36 MAGNOLIA
AVE
1 1 1 0 0 3 Yes
35 54 MAGNOLIA
AVE
1 1 1 0 0 3 Yes
35 58 MAGNOLIA
AVE
1 1 1 0 0 3 Yes
- 72 MAGNOLIA
AVE
0 1 0 0 0 1 No -- Removed from
Sites Inventory
37 73 MAGNOLIA
AVE
1 1 0 0 0 2 Yes
37 69 MAGNOLIA
AVE
1 1 1 0 0 3 Yes
- 63 MAGNOLIA
AVE
0 1 0 0 0 1 No -- Removed from
Sites Inventory
39 196 TUNSTEAD
AVE
0 1 1 0 0 2 Yes
- 172 TUNSTEAD
AVE
0 1 0 0 0 1 No -- Removed from
Sites Inventory
38 47 MAGNOLIA
AVE
1 1 0 0 0 2 Yes
38 43 MAGNOLIA
AVE
1 1 0 0 0 2 Yes
38 41 MAGNOLIA
AVE
1 1 0 0 0 2 Yes
41 140 PINE ST 1 1 0 0 0 2 Yes
- 144 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
41 150 PINE ST 1 1 0 0 0 2 Yes
- 154 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
- 158 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
41 160 PINE ST 1 1 0 0 0 2 Yes
- 164 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
41 170 PINE ST 1 1 0 0 0 2 Yes
- 174 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
- 178 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
41 182 PINE ST 1 1 0 0 0 2 Yes
41 184 PINE ST 1 1 0 0 0 2 Yes
ATTACHMENT 5
PAGE 30
975
MAY 2023
153
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
42 177 PINE ST 1 1 0 0 0 2 Yes
42 171 PINE ST 1 1 0 0 0 2 Yes
- 165 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
- 161 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
43 155 PINE ST 1 1 0 0 0 2 Yes
- 147 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
- 141 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
- 131 PINE ST 0 1 0 0 0 1 No -- Removed from
Sites Inventory
44 129 PINE ST 1 1 0 0 0 2 Yes
61 305 SAN
ANSELMO AVE
0 1 1 1 1 4 Yes
- 48 ROSS AVE 0 1 0 0 0 1 No -- Removed from
Sites Inventory
49 50 ROSS AVE 1 1 0 0 0 2 Yes
- 59 WOODLAND
AVE
0 1 0 0 0 1 No -- Removed from
Sites Inventory
48 61 WOODLAND
AVE
0 1 1 0 0 2 Yes
47 1 CEDAR ST 1 1 0 0 0 2 Yes
47 68 ROSS AVE 1 1 0 0 0 2 Yes
46 80 ROSS AVE 1 1 0 0 0 2 Yes
- 87 WOODLAND
AVE
0 1 0 0 0 1 No -- Removed from
Sites Inventory
46 88 ROSS AVE 1 1 0 0 0 2 Yes
46 102 ROSS AVE 0 1 1 0 0 2 Yes
45 110 ROSS AVE 0 1 1 0 0 2 Yes
62 73 ROSS AVE 0 1 0 0 0 1 Yes
62 70 MARIPOSA
AVE
1 1 1 0 0 3 Yes
- 64 MARIPOSA
AVE
1 0 0 0 0 1 No -- Removed from
Sites Inventory
62 71 ROSS AVE 1 1 0 0 0 2 Yes
33 50 MARIPOSA
AVE
0 1 1 0 0 2 Yes
63 51 ROSS AVE 0 1 1 0 0 2 Yes Yes
52 22 MARIPOSA
AVE
1 1 0 1 0 3 Yes
59 23 ROSS AVE 1 1 1 1 0 4 Yes
53 15 ROSS AVE 0 1 1 1 0 3 Yes
ATTACHMENT 5
PAGE 31
976
MAY 2023
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
53 243 SAN
ANSELMO AVE
0 1 1 1 0 3 Yes
53 233 SAN
ANSELMO AVE
1 1 1 1 0 4 Yes Yes
53 223 SAN
ANSELMO AVE
0 1 1 1 0.5 3.5 Yes
53 217 SAN
ANSELMO AVE
0 1 1 1 0.5 3.5 Yes
55 151 SAN
ANSELMO AVE
0 1 0 1 0 2 Yes
50 21 MARIPOSA
AVE
0 1 1 0 0 2 Yes
50 121 SAN
ANSELMO AVE
0 1 1 1 0.5 3.5 Yes Yes
50 115 SAN
ANSELMO AVE
0 1 1 1 0.5 3.5 Yes Yes
50 101 SAN
ANSELMO AVE
1 1 1 1 0.5 4.5 Yes Yes
51 55 SAN
ANSELMO AVE
0 1 1 1 0.5 3.5 Yes
51 35 SAN
ANSELMO AVE
0 1 0 1 0.5 2.5 Yes
51 29 SAN
ANSELMO AVE
0 1 0 1 0 2 Yes
56 25 SAN
ANSELMO AVE
1 1 1 1 0 4 Yes
60 21 SAN
ANSELMO AVE
0 1 1 1 0.5 3.5 Yes
54 98 SIR FRANCIS
DRAKE BLVD
1 1 1 1 0 4 Yes
40 100 SIR
FRANCIS
DRAKE BLVD
0 0 1 1 0 2 Yes
40 120 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0 3 Yes
40 130 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0 4 Yes
40 160 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0.5 3.5 Yes
40 190 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0.5 4.5 Yes
ATTACHMENT 5
PAGE 32
977
MAY 2023
155
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
31 206 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 1 4 Yes
31 214 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0 3 Yes
28 300 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 0.5 3.5 Yes
28 312 SIR
FRANCIS
DRAKE BLVD
0 1 0 1 0 2 Yes
28 316 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 1 4 Yes
28 324 SIR
FRANCIS
DRAKE BLVD
0 1 1 1 1 4 Yes
28 340 SIR
FRANCIS
DRAKE BLVD
1 1 1 1 0 4 Yes
28 14 GREENFIELD
AVE
0 1 1 1 0 3 Yes
28 No Address 1 0 1 1 0 3 Yes Yes
28 34 GREENFIELD
AVE
1 1 0 0 0 2 Yes
28 40 GREENFIELD
AVE
0 1 1 1 0 3 Yes
17 580 RED HILL
AVE
1 1 1 1 0 4 Yes
17 526 RED HILL
AVE
1 1 0 1 1 4 Yes
17 520 RED HILL
AVE
0 1 1 1 1 4 Yes
17 55 ESSEX ST 0 0 1 0 0 1 Yes Yes
17 5 PALM LN 0 1 1 1 0 3 Yes
17 510 RED HILL
AVE
1 1 1 1 0 4 Yes
17 504 RED HILL
AVE
1 1 0 1 0 3 Yes
27 60 GREENFIELD
AVE
1 1 1 1 0.5 4.5 Yes
27 70 GREENFIELD
AVE
0 1 1 0 0 2 Yes
ATTACHMENT 5
PAGE 33
978
MAY 2023
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
27 90 GREENFIELD
AVE
0 1 0 1 0 2 Yes
27 NO ADDRESS 1 0 1 1 0 3 Yes Yes
27 114
GREENFIELD
AVE
0 1 1 1 0 3 Yes
27 118
GREENFIELD
AVE
0 1 1 1 0.5 3.5 Yes
18 412 RED HILL
AVE
0 1 1 1 0 3 Yes
18 NO ADDRESS 0 1 1 1 0.5 3.5 Yes
18 9 BUENA VISTA 1 1 0 0 0 2 Yes
18 400 RED HILL
AVE
1 1 1 1 0.5 4.5 Yes
19 330 RED HILL
AVE
1 1 1 1 0.5 4.5 Yes
19 306 RED HILL
AVE
1 0 1 0 0 2 Yes
20 292 RED HILL
AVE
0 1 1 1 0 3 Yes
26 128
GREENFIELD
AVE
0 1 1 1 0 3 Yes
26 130
GREENFIELD
AVE
0 1 1 1 0 3 Yes
26 144
GREENFIELD
AVE
0 1 1 1 0 3 Yes
26 6 W HILLSIDE
AVE
0 1 1 1 0 3 Yes
24 208
GREENFIELD
AVE
0 1 1 0 0 2 Yes
24 210
GREENFIELD
AVE
1 1 1 1 0 4 Yes
24 222
GREENFIELD
AVE
0 1 1 1 0.5 3.5 Yes Yes
24 224
GREENFIELD
AVE
0 1 1 1 0.5 3.5 Yes Yes
ATTACHMENT 5
PAGE 34
979
MAY 2023
157
Table 6.9: Non Vacant Site Suitability
Site
ID Address
Improvement
Ratio Threshold
Met
Age Of
Structure
Threshold
Met
Unrealized
Residential
Potential
Threshold Met
Unrealized
Commercial
Potential
Threshold Met
Sites With
Vacant
Buildings
Threshold Met
Sum of
Nonvacant Site
Suitability
Scores
Developer
Interest
Vacant
Site
Meets Feasibility
for Development
Threshold
24 230
GREENFIELD
AVE
0 1 1 1 0 3 Yes
23 275
GREENFIELD
AVE
0 1 1 1 0 3 Yes
21 NO ADDRESS 1 0 1 1 0 3 Yes
21 100 RED HILL
AVE
0 1 1 1 0 3 Yes
22 90 RED HILL
AVE
1 1 1 1 0.5 4.5 Yes
22 60 RED HILL
AVE
1 1 1 1 0 4 Yes
22 50 RED HILL
AVE
0 0 1 1 0.5 2.5 Yes
22 6 RED HILL AVE 1 1 1 1 0.5 4.5 Yes
22 2 RED HILL AVE 0 1 0 1 1 3 Yes
57 19 TAMALPAIS 0 1 1 1 0 3 Yes Yes
58 341 SAN
ANSELMO AVE
0 1 1 1 0 3 Yes Yes
18 17 BUENA
VISTA AVE
1 1 0 0 0 2 Yes
ATTACHMENT 5
PAGE 35
980
MAY 2023
158 San Anselmo Housing Element | Housing Opportunities Prepared by Houseal Lavigne
Replacement Housing Requirements
The Housing Opportunity Sites Inventory includes non-vacant sites, one of which currently provides housing to lower income households: Tam House II at 61 Woodland Avenue (part of Site 47). Action 4.1c requires replacement housing units when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years.
Rezone Program for Adequate Sites
The Housing Opportunity Sites Inventory includes sites that will require rezoning or that text amendments be made to existing zoning district designations to accommodate the regional housing need, including for lower-income households. Program 5.2 and Program 5.7 and the associated actions require amendments to the Zoning Code to accommodate higher density and affordable housing San Anselmo’s rezoning program will meet all requirements of Government Code section 65583.2, subdivisions (h) and (i) as detailed below:
• Residential Density. As detailed in Actions 5.2a, 5.2b, 5.7b, 5.7c, 5.7d, 5.7e, the Town will establish a required minimum density of residential development and will allow a maximum density of 30 dwelling units per acre. In addition, the Affordable Housing Overlay District (Program 5.3) will be applied to properties zoned SPD, C-3, and R-3, and it will provide additional flexibility in development standards to encourage affordable housing in San Anselmo. Property owners will also be able to request a zoning amendment to fall within the Affordable Housing Overlay Zone, and the Town will waive rezoning fees. However, the Affordable Housing Overlay District is not required to meet the RHNA or make development feasible at the densities prescribed by the base zone. • Mixed Use Development. As detailed in Action 5.2b, the Town of San Anselmo will require that residential use occupy at least 50 percent of the total floor area of a mixed use project.
• Residential Use by Right. The Town will not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code. Any subdivision of the sites shall be subject to all laws, including, but not limited to, the local government ordinance implementing the Subdivision Map Act. As detailed in Actions 3.1b and 3.2a, the Town of San Anselmo will adopt objective design standards for all housing types, including missing middle housing types, which will be used as administrative design review for project approval. Due to the objective, nondiscretionary nature of the objective design standards, design review will not constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.
Infrastructure Availability
As detailed in Chapter 4, Housing Constraints, infrastructure providers in San Anselmo have sufficient capacity to meet the needs of development on the identified housing opportunity sites.
Housing Opportunities Conclusion
The Town of San Anselmo is committed to creating housing opportunities and choice throughout the community and has gone above and beyond the state mandate to do so. San Anselmo’s RHNA 6th Cycle obligation is a total of 833 total units. With 54 units in pipeline projects and 160 projected ADUs, the Town’s obligation is reduced to 619 total units. To plan for the remaining 619 units, the Town has identified 63 sites across 151 parcels that can reasonably accommodate 798 total units – providing the Town with nearly a 30 percent buffer. This significant buffer will ensure that the Town has the resources needed to fulfill its RHNA 6th Cycle obligation and more in the next eight years.
ATTACHMENT 5
PAGE 36
981
MAY 2023
San Anselmo Housing Element | Housing Opportunities
Prepared by Houseal Lavigne
159
Table 6.10: RHNA 6th Cycle Allocation Compared to Opportunity Site Yield Income Level RHNA
Allocation
RHNA Less Pipeline Projects and ADUs
Plus 20 Percent "No Net Loss" Buffer
Opportunity Sites
Yield
Low Income 398 338.4 325
Moderate Income (80-119% AMI) 121 77.8 272
Above Moderate Income (120% AMI+) 314 328.8 201
Total 833 745 798
Table 6.11 and Table 6.12 below summarize the projected number of units that could be developed on parcels currently suitably designated and zoned to allow residential uses in relation to the RHNA and projected pipeline projects and ADUs. The sites currently suitably zoned to allow residential development are broken down into vacant and non-vacant sites. Redevelopment potential of the non-vacant sites is analyzed in this chapter. As shown in the table, San Anselmo’s RHNA of 833 units cannot be met by already suitably zoned land that allows residential uses.
Therefore, the Town proposes to redesignate and rezone sites to accommodate additional residential development at income levels that meet the identified housing need in Action 5.7a.
Table 6.11: Suitable Sites Zoned for Residential Uses Yield Analysis Very LowIncomeLowIncomeModerateIncomeAbove
ModerateIncome
Total
RHNA 253 145 121 314 833
Estimated Units Accommodated by Vacant
Land Zoned to Allow Residential Uses 0 16 10 26
Estimated Units Accommodated by Non-Vacant
Land Zoned to Allow Residential Uses 182 224 64 470
Projected Units to be Accommodated by
Pipeline Projects and ADUs 59 57 57 41 214
Remaining RHNA to be Accommodated by
Opportunity Sites 100 -176 199 123
Table 6.12: Housing Opportunity Sites Summary Table
Income Category Total
Sites
Total Net
New Units Total Acres Rezoned Sites Rezoned Sites: Net New Units Rezoned Acres Lower Income 16 325 15.80 3 143 6.80
Moderate Income 64 272 14.52 8 28 1.53
Above Moderate
Income 71 201 15.14 58 131 11.40
Total 151 798 45.46 69 302 19.73
ATTACHMENT 5
PAGE 37
982
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-281-11 1 Cedar St Medium Density R-2 R-3 6-12 30 DMR DMR 006-101-04 100 Center Blvd
General
Commercial C-3 C-3 20 30 GC GC
006-167-06 100 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-061-37 100 Shaw Dr
Specific Planned
Development SPD R-1/SPD 1-6 30 SF SF
006-061-36 100 Shaw Dr
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
006-241-63 100 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-031-39 100 Summit
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
006-042-08 1001 Sir Francis Drake Single Family R-1 R-2 1-6 12 SF MDR 006-061-26 101 Sunny Hills
Specific Planned
Development SPD R-3/SPD 20 30 HDR HDR
007-301-20 101 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-283-13 101 Ross
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-283-10 100 Mariposa
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-042-05 1019 Sir Francis Drake Single Family R-1 R-2 1 12 SF MDR 007-281-19 102 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-042-23 1025 Sir Francis Drake Single Family R-1 R-2 1-6 12 SF MDR 007-281-21 110 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-092-03 112 Spaulding St
Limited
Commercial C-L CL 20 25 LC LC
006-091-15 113 Spaulding St Medium Density R-2 R-3 6-12 30 MDR HDR 006-171-02 114 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
ATTACHMENT 6
PAGE 1
983
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-171-12 114 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-301-18 115 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-283-04 115 Ross Single Family R-1 R-3 1-6 30 DMR DMR 006-171-03 118 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-241-61 120 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-301-19 121 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-083-41 126 Sycamore Ave Single Family R-1 CL 1-6 25 DMR DMR 006-171-05 128 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-252-13 129 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-091-65 129 Spaulding St
Specific Planned
Development SPD CL 1 25 LC LC
006-171-06 130 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-241-56 130 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-252-12 131 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-11 137 Pine Single Family R-1 R-3 1-6 30 DMR DMR 006-251-28 14 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-251-08 14 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-251-27 140 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-10 141 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-171-07 144 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
ATTACHMENT 6
PAGE 2
984
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-252-09 143 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-251-28 144 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-08 147 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 005-153-42 148 Oak Knoll
Specific Planned
Development SPD C-1/SPD 20 20 NC NC
007-284-12 15 Ross Ave
General
Commercial C-3 C-3 20 30 GC GC
007-251-29 150 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-301-07 151 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-252-07 151 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-251-30 154 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-06 155 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-31 158 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-241-05 160 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-251-32 160 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-252-05 161 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-33 164 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-04 165 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-32 169 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-121-17 17 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR 007-251-34 170 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-02 171 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-213-44 172 Tunstead Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-251-35 174 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-252-01 177 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-36 178 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-37 182 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 007-251-38 184 Pine St Single Family R-1 R-3 1-6 30 DMR DMR 006-121-18 19 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR ATTACHMENT 6
PAGE 3
985
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-212-20 19 Tamalpais
Central
Commercial C-2 SPD 20 30 DMR DMR
006-241-06 190 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
007-213-50 196 Tunstead Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-091-69 2 Loma Robles
Specific Planned
Development SPD C-3 13-20 30 HDR HDR
006-201-01 2 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-252-02 206 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-173-11 208 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-301-06 21 Mariposa Ave
General
Commercial C-3 C-3 20 30 GC GC
007-302-17 21 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-173-04 210 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-252-03 214 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
007-284-17 217 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-22 22 Mariposa Ave
General
Commercial C-3 R-3 20 30 GC GC
006-173-16 222 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-49 223 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-173-17 224 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
ATTACHMENT 6
PAGE 4
986
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-284-10 23 Ross Ave
General
Commercial C-3 R-3 20 30 GC GC
005-1194-23 24 Ash
Specific Planned
Development SPD R-2/SPD 12-Jun 12-Jun MDR MDR
006-173-07 230 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-14 233 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-06 24 Ross Single Family R-1 R-3 1-6 30 DMR DMR 007-284-13 243 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-121-19 25 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR 007-302-16 25 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-291-01 27 Kensington Rd
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-301-25 27 Mariposa
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-173-22 270 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-211-21 275 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-302-15 29 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
006-162-01 292 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-212-36 30 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-251-01 300 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-061-33
300 Sunny Hills Dr
Preliminary
Planned
Development
PPD/R-1 SPD 1 30 SF HDR
ATTACHMENT 6
PAGE 5
987
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
007-282-20 305 San Anselmo Ave
Downtown
Commercial C-2/SPC C-3 20 30 CC CC
006-161-05 306 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-213-69 31 Magnolia Medium Density R-2 R-3 6-12 30 DMR DMR 006-251-02 312 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-251-03 316 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
006-251-27 324 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
007-213-75 35 City Hall Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-217-27 33 City Hall Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-31 330 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-251-09 34 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-251-05 340 Sir Francis Drake
Downtown
Commercial C-2 C-3 20 30 CC CC
007-252-16 343-341 San Anselmo
Central
Commercial C-2 SPD 20 30 DMR DMR
006-032-20 35 Sunny Hill Dr
Specific Planned
Development SPD R-3/SPD 20 30 HDR HDR
007-302-14 35 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-212-37 36 Magnolia Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-18 37 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 006-091-70 4 Loma Robles
Specific Planned
Development SPD SPD 1 30 HDR HDR
006-251-10 40 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
ATTACHMENT 6
PAGE 6
988
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-121-15 400 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-213-17 41 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-14 41 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-14 412 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-121-13 412 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-28 42 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-16 43 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-211-05 43 San Rafael Ave Single Family R-1 R-2 1-6 12 DMR DMR 007-212-13 43 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-39 44 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-222-57 49 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-222-43 47 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-222-60 45 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-222-59 45 Cedar
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
007-213-15 47 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-12 47 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-40 46 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-212-41 48 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-282-12 48 Ross Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-292-03 5 Richmond
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-121-12 50 Essex St Single Family R-1 R-3 1-6 30 SF HDR 007-284-50 50 Mariposa Ave Medium Density R-2 R-3 6-12 30 DMR DMR ATTACHMENT 6
PAGE 7
989
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-201-55 50 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-13 50 Ross Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-02 504 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-07 51 Ross Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-121-01 510 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-015-19
510 Center Rd- Condo
project. Include all
parcels
Specific Planned
Development SPD R-3/SPD 1 30 HDR HDR
006-091-09 520 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-091-60 526 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-14 54 Ross Medium Density R-2 R-3 6-12 30 DMR DMR 007-212-50 54 Magnolia Ave High Density R-3 R-3 13-20 30 DMR DMR 006-121-06 55 Essex St Single Family R-1 R-3 1-6 30 MDR HDR 007-302-13 55 San Anselmo Ave
General
Commercial C-3 C-3 20 30 GC GC
007-211-04 55 San Rafael Ave Single Family R-1 R-2 1-6 12 DMR DMR 007-031-41 57 Summit
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
007-212-43
58 Magnolia Ave
Single Family R-1 R-3 1-6 30 DMR DMR
006-091-61 580 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
007-282-24
59 Woodland Ave
Single Family R-1 R-3 1-6 30 DMR DMR
ATTACHMENT 6
PAGE 8
990
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-083-37 6 Bridge Ave
Limited
Commercial C-L CL 20 25 LC LC
006-201-56 6 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-171-08 6 W. Hillside Ave
General
Commercial C-3 C-3 20 30 GC GC
006-254-13 60 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-201-04 60 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-091-57 604 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-092-09 606 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-282-23 61 Woodland Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-101-05 613 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
007-213-55 63 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-09 63 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-284-33 64 Mariposa Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-092-08 640 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-212-08 67 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-281-12 68 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-08 69 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-212-07 69 Tamlapais Ave Single Family R-1 R-3 1-6 30 DMR DMR 005-311-07 7 Aspen Court- Include
all in cond area
Specific Planned
Development SPD R-3/SPD 20 30 HDR HDR
006-254-14 70 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
007-284-34 70 Mariposa Ave Medium Density R-2 R-3 6-12 30 DMR DMR ATTACHMENT 6
PAGE 9
991
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-083-09 707 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-284-03 71 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-211-01 71 San Rafael Ave Single Family R-1 R-2 1-6 12 SF DMR 007-212-45 72 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-284-46 72 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-283-07 No site address Single Family R-1 R-3 1-6 30 DMR DMR 006-083-07 727 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-083-06 729 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-213-57 73 Magnolia Ave Single Family R-1 R-3 1-6 30 DMR DMR 007-284-02 73 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-091-40 750 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-091-39 754 Sir Francis Drake
Limited
Commercial SPD CL 20 25 LC LC
007-211-36 76 Tamalpais Ave Single Family R-1 R-2 1-6 12 SF DMR 006-083-02 761 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
007-212-06 77 Tamalpais Ave Single Family R-1 R-3 1-6 30 DMR DMR 006-083-01 781 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-091-68 790 Sir Francis Drake
Specific Planned
Development SPD C-L/SPD 20 30 LC LC
007-283-12 75 Jones
Specific Planned
Development SPD R-3/SPD 20 30 DMR DMR
006-072-13 8 Sais Ave Single Family R-1 R-2 1-6 12 SF MDR 007-281-13 80 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-031-40 80 Summit Rd
Specific Planned
Development SPD R-1/SPD 1 30 SF SF
ATTACHMENT 6
PAGE 10
992
PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-061-06 800 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-082-40 805 Sir Francis Drake
Limited
Commercial C-L CL 20 25 LC LC
006-061-22 810 Sir Francis Drake
General
Commercial C-3 C-3 20 30 LC LC
006-061-13 820 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
006-061-38 830 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
006-061-39 850 Sir Francis Drake
Specific Planned
Development SPD C-3/SPD 20 30 GC GC
84 Madrone
Specific Planned
Development SPD C-3/SPD 20 30 DMR DMR
007-281-09 87 Woodland Ave Medium Density R-2 R-3 6-12 30 DMR DMR 007-281-14 88 Ross Ave Medium Density R-2 R-3 6-12 30 DMR DMR 006-121-16 9 Buena Vista Single Family R-1 R-3 1 to 6 30 MDR HDR 006-121-16 9 Buena Vista Single Family R-1 R-3 1-6 30 SF HDR 005-193-07 9 Fern
Specific Planned
Development SPD R-1/SPD 1-6 1-6 SF SF
006-042-28 9 Tamal Ave Single Family R-1 R-2 1-6 12 SF MDR 007-213-58 90 Cedar Medium Density R-2 R-3 6-12 30 DMR DMR 006-171-13 90 Greenfield Ave
General
Commercial C-3 C-3 20 30 GC GC
006-201-46 90 Red Hill Ave
General
Commercial C-3 C-3 20 30 GC GC
006-061-40 914 Sir Francis Drake
Specific Planned
Development SPD C-3/SPD 20 30 GC GC
007-281-18 93 Woodland Medium Density R-2 R-3 6-12 30 DMR DMR 006-061-31 930 Sir Francis Drake
General
Commercial C-3 C-3 20 30 GC GC
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PropID Address Zoning
Description
Current
Zoning
Proposed
Zoning
Existing
Density Per
Acre
Proposed
Density per
Acre
Existing
General Plan
Land Use
Proposed
General Plan
Land Use
006-191-36 98 Sir Francis Drake
General
Commercial C-3 C-3 20 30 CC CC
006-091-05 Vacant- Spaulding St Very Low Density R-1-H R-3 1 30 VLD VLD-HDR 007-283-04 115 Ross Single Family R-1 R-3 1-6 30 DMR DMR 007-252-11 137 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-252-09 143 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-252-07 151 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-251-32 160 Pine Single Family R-1 R-3 1-6 30 DMR DMR 007-282-06 24 Ross Single Family R-1 R-3 1-6 30 DMR DMR 007-213-69 31 Magnolia Medium Density R-2 R-3 6-12 30 DMR DMR 007-213-18 37 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-284-28 42 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-212-39 44 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-212-40 46 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-212-41 48 Magnolia Single Family R-1 R-3 1-6 30 DMR DMR 007-282-14 54 Ross Medium Density R-2 R-3 6-12 30 DMR DMR 007-284-46 72 Mariposa Medium Density R-2 R-3 6-12 30 DMR DMR 007-283-07 No site address Single Family R-1 R-3 1-6 30 DMR DMR 007-213-58 90 Cedar Medium Density R-2 R-3 6-12 30 DMR DMR 007-281-18 93 Woodland Medium Density R-2 R-3 6-12 30 DMR DMR ATTACHMENT 6
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ATTACHMENT 7
Policy 3. Maintain, Protect and Enhance Existing Housing, and Blend Well-Designed New Housing into the Community.
− Program 3.3: Encourage innovative design that creates housing opportunities that are complementary to the location of the development. Enhance neighbor- hood identity and sense of community by ensuring that all new housing transitions sensitively to the surrounding area, avoids unreasonably affecting the privacy of neighboring properties and avoids impairing access to light and air of structures on neighboring properties. − Action 3.3c: Amend the Zoning Code to allow residential buildings containing single-room occupancy (SRO) units as a permitted use in the R-3 zoning district.
Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing − Program 5.2: Support mixed-use development, with nonresidential uses on the ground floor and residential uses on upper floors in San Anselmo’s commercially zoned areas. − Action 5.2a: Amend the Zoning Code to require all new development and redevelopment in the C-L , C-3, and P districts to include residential units at a minimum density of 20 dwelling units per acre and a maximum density of up to 30 dwelling units per acre. In addition, establish minimum densities in the R-2, R-3, P, C-1, and C-2.
Action 5.2b: Amend the zoning standards, including maximum density, maximum building height, and other requirements, in the C-L and C-3 districts and maximum FAR in the C-1, C-L, and C-3 districts to accommodate mixed-use development and require the residential use to occupy at least 50 percent of the total floor area of a mixed use project. − Program 5.7: Amend the Town’s Zoning Code to accommodate higher density and affordable housing.
− Action 5.7a: Rezone the Opportunity Sites to R-2, R-3, C-L, C-3, or SPD as shown in Appendix B to accommodate the Regional Housing Needs Allocation. − Action 5.7b: Amend the standards for the R-3 district to allow up to 30 dwelling units per acre. The zoning amendment will include updating other development standards to accommodate additional density.
− Action 5.7c: Amend the standards for the C-L district to require 30 dwelling units per acre.
The zoning amendment will include updating other development standards to accommodate additional density.
− Action 5.7d: Amend the standards for the C-3 district to require 30 dwelling units per acre.
The zoning amendment will include updating other development standards to accommodate additional density.
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− Action 5.7e: Amend the standards for the SPD district to allow up to 30 dwelling units per acre. The zoning amendment will include updating other development standards to accommodate additional density.
− Action 5.7f: Establish an inclusionary housing ordinance to require affordable housing be provided as a part of all new multifamily and mixed-use development. − Action 5.7g: Permit low-barrier navigation centers for residents who need housing as a by-right use in areas that the Town has zoned for mixed uses as well as nonresidential zones that permit multifamily land uses pursuant to AB 101. − Program 5.8: Amend the Town’s Zoning Code to comply with recently adopted state legislation. − Action 5.8a: Amend the Zoning Code to comply with the Lanterman Disabilities Services Act.
− Action 5.8d: Amend the Town’s definition of transitional and supportive housing in the Zoning Code to ensure compliance with State law and allow them in all zoning districts that allow residential uses in accordance with AB 2162. − Action 5.8e: Amend the Town’s definition and standards pertaining to emergency shelters to ensure compliance with SB 2, AB 2339, and AB 139.
Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services
− Program 7.2: Ensure that new multifamily housing includes units that are accessible and adaptable for use by disabled persons in conformance with the California Building Code. This will include ways to promote housing design strategies, allowing seniors to “age in place.” − Action 7.2a: Amend the Town’s Zoning Code to allow all residential care facilities, for the elderly and for persons with a chronic life-threatening illness, both small and large, to be permitted in all zoning districts that allow single family units.
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POLICIES,
8 PROGRAMS,
AND ACTIONS
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Policies, Programs, and Actions
The policies, programs, and actions presented in the Action Matrix below provide the Town of San Anselmo with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing throughout the community. The Action Matrix also identifies the town lead, time frame, and quantifiable metrics for each action to ensure the Town is held accountable in Housing Element implementation.
Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame QuantifiableMetric
Policy 1. Build Local Government Institutional Capacity and Monitor Accomplishments to Respond Effectively to Housing Needs.
Program 1.1: Take a proactive leadership role in working with community groups, other jurisdictions and agencies, non-profit housing sponsors, and the building and real estate industry in following through on identified Housing Element implementation actions in a timely manner.
Action 1.1a: Continue to implement the agreements with the Marin Housing Authority (MHA), for for-sale units and with local Bay Area and Marin County housing non-profits and affordable housing developers for for-rent units, to manage deed restricted affordable housing developments in San
Anselmo.
Planning Department Bi-annually Conduct bi-annual
coordination calls to ensure
continued implementation.
Action 1.1b: Work with MHA, and local Bay Area and Marin County housing non-profits and affordable housing
developers to implement resale and rental regulations for extremely low, very low-, low- and moderate-income units, and monitor to ensure that these units remain affordable.
Planning Department Summer 2025 Establish a database of properties subject to resale
and rental regulations for
monitoring purposes.
Action 1.1c: Work with non-profits to assist in achieving the Town’s housing goals and implementing programs.
Coordination should occur on an ongoing basis and as
special opportunities arise through Housing Element
implementation. Facilitate the participation of non-profits as an advisory role to assist the Town’s affordable housing consultant (see Program 1.2) in identifying funding and opportunities for development.
Planning Department
Quarterly; Case-by-case
basis
Conduct quarterly
coordination calls to
establish open, ongoing
communication.
Action 1.1d: Work with the Marin Municipal Water District (MMWD) and the Ross Valley Sanitary District (RVSD) to
ensure the availability and adequate capacity of water and wastewater systems to accommodate the housing needs
during the planning period. Priority shall be granted to proposed developments that include housing affordable to lower-income households. In addition, the Town will
provide a copy of the Housing Element and any future
amendments to MMWD and RVSD immediately after
adoption.
Planning Department; Public
Works Department
Send Housing Element
upon adoption
Send Housing Element to
MMWS and RVSD upon
adoption and subsequently as
future amendments are
adopted.
Program 1.2: Seek ways to organize and allocate staffing and community resources effectively and efficiently to implement the programs of the Housing Element.
Action 1.2a: Provide a report annually to the Town Council to review progress on Housing Element programs. Annually prioritize programs for implementation and include funding in the Town’s budget.
Planning Department Annually Conduct annual meetings with the Planning Commission and
Town Council to report on
progress of Housing Element
implementation.
Action 1.2b: Hire a consultant with expertise in affordable housing to present options for funding affordable housing projects, identifying affordable housing strategies and opportunities in San Anselmo as the Town budget is
developed.
Planning Department Annually Present affordable housing strategies and opportunities to
the Town Council prior to the
adoption of each annual
budget.
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Action 1.2c: Continue ongoing and annual outreach and
coordination with non-profit housing developers and
affordable housing advocates to provide advice and comment on proposed zoning amendments and other program
implementation.
Planning Department;
Communications
Annually; Case-by-case
basis
Assess opportunities for nonprofit housing developers and affordable housing advocates
to provide advice on proposed
zoning and other program
implementation on an ongoing
basis as items are brought
forward.
Include non-profit housing
developers and affordable
housing advocates on the
Town’s e-newsletter mailing
list to ensure they are notified
of zoning amendments and
other program implementation
efforts.
Program 1.3: Ensure regular monitoring and reporting, including outreach to the public, on the status of housing in San Anselmo.
Action 1.3a: Develop a monitoring mechanism to ensure no net loss of housing occurs during the Housing Element
planning period and adjust zoning as needed.
Planning Department Summer 2023; Annually Establish a monitoring mechanism and assign a
Planning Department staff
person to assess and identify
needed zoning adjustments.
Report annually to the Town
Council recommended zoning
adjustments to ensure no net
loss of housing occurs.
Action 1.3b: Develop an online dashboard that includes a mechanism that monitors "no net loss", ADU production,
potential sites, production of affordable and market rate housing, and preserved housing supply.
Planning Department Summer 2023 Establish an online dashboard and assign a Planning
Department staff person to
update it regularly for improved
transparency on Housing
Element implementation and
streamlined annual reporting.
Action 1.3c: Develop and maintain an up-to-date residential sites inventory and provide interested developers with
information on available housing development opportunities and incentives.
Planning Department Summer 2023; Quarterly Establish a residential sites inventory as a component of the
online dashboard (Action 1.3b).
Assign a Planning Department
staff person to update the
inventory and notify interested
developers.
Action 1.3d: Complete an evaluation and report of housing development on a regular basis to ensure that adequate
services and facilities, including water, wastewater, and neighborhood infrastructure are available.
Planning Department; Public
Works Department
Annually Provide a report on the status
housing development and
infrastructure to the Town
Council annually.
Policy 2. Effectively Engage and Educate the Community
Program 2.1. Undertake effective and informed public participation to engage all economic segments and special needs groups in the community in the formulation and review of housing and land use policy issues.
Action 2.1a: Maintain the Housing Element mailing list and send public hearing notices to all interested public, non-profit agencies and affected property owners.
Planning Department Case-by-case basis Send public notices related to Housing Element
implementation to the Housing
Element mailing list.
Action 2.1b: Continue to use online tools such as maps. social and Balancing Act to better understand community preferences and collect feedback about specific housing opportunity sites.
Planning Department Annually Conduct annual campaigns to promote the use of tools such
as map.social and Balancing
Act to engage the community on
Housing Element
implementation.
Action 2.1c: Continue to provide housing related surveys to gather a consensus on housing preferences in San Anselmo.
Planning Department Bi-Annually Conduct online questionnaires bi- annually to determine
whether the Town’s housing
preferences have evolved.
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Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame QuantifiableMetric
Action 2.1d: Work with local schools to share information with the families of students regarding the formulation and review of housing and land use policy issues.
Planning Department Case-by-case basis Coordinate with local schools to send notification to families of
students regarding new housing
and land use policies under
consideration and to solicit
feedback.
Program 2.2: Build support for the development of new housing in the community.
Action 2.2a: Require developers to have neighborhood
meetings with residents early in the discretionary land use permit process as part of the application submittal to undertake problem solving and facilitate more informed, faster, and constructive development planning and review.
Planning Department Case-by-case basis Make mailing addresses for properties in close proximity to
potential development sites
available to developers in order to
facilitate developer outreach and
successful neighborhood
meetings.
Action 2.2b: Coordinate with local businesses, housing
advocacy groups, neighborhood groups, and the
Chamber of Commerce to build public understanding and
support for workforce, special needs housing and other
issues related to housing, including the community
benefits of affordable housing, mixed-use and pedestrianoriented development.
Planning Department Annually In partnership with local
businesses, housing advocacy
groups, neighborhood groups,
and the Chamber of Commerce
develop an annual article for the
Town’s e-newsletter about the
community benefits of recent
affordable housing, mixed-use,
and pedestrian-oriented
development.
Action 2.2c: Regularly reach out to community groups
and residents representing a broad range of socioeconomic groups in the community to solicit ideas for housing strategies when they are discussed at Planning
Commission or Town Council meetings.
Planning Department Case-by-case basis Coordinate with local community groups and schools (to send
notification to families of students
in an effort to reach out to
residents representing a broad
range of socio-economic groups)
regarding new housing and land
use policies under consideration
and to solicit feedback.
Policy 3. Maintain, Protect and Enhance Existing Housing, and Blend Well-Designed New Housing into the Community.
Program 3.1: Seek ways specific to each neighborhood and consistent with the AFFH analysis to provide new housing opportunities as part of each neighborhood’s fair share responsibility and commitment to help achieve community-wide housing goals.
Action 3.1a: Amend the Zoning Code to allow missing
middle housing types such as duplexes, triplexes, and
quadplexes in the R-1 and R-2 districts.
Planning Department Summer 2023 Adopt Zoning Code amendments to allow missing middle housing
types such as duplexes, triplexes,
and quadplexes in the R-1 and R-2
districts.
Action 3.1b: Adopt objective design standards that
ensure that the design of new missing middle housing
types are sensitive to the established character of San Anselmo’s neighborhoods.
Planning Department Summer 2023 Adopt objective design standards for all housing types, including
missing middle housing types.
Action 3.1c: Adopt pre-approved infill missing middle
housing plans to reduce development costs and
streamline the approval of missing middle housing.
Planning Department Summer 2024 Adopt pre-approved infill missing middle housing plans.
Program 3.2: Review proposed new housing in order to achieve excellence in development design in an efficient process.
Action 3.2a: Adopt objective design standards for all
housing types to clearly communicate San Anselmo’s
development design standards and streamline
development approval processes. Within the objective
design standards, include specific written procedures for evaluation of ministerial housing projects, including the Senate Bill 35 Streamlined Ministerial Approval Process.
Planning Department Summer 2023 Adopt objective design standards for all housing types including
specific written procedures for
evaluation of ministerial housing
projects, including the Senate Bill
35 Streamlined Ministerial
Approval Process.
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Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame QuantifiableMetric
Program 3.3: Encourage innovative design that creates housing opportunities that are complementary to the location of the development. Enhance neighborhood identity and sense of community by ensuring that all new housing transitions sensitively to the surrounding area, avoids unreasonably affecting the privacy of neighboring properties and avoids impairing access to light and air of structures on neighboring properties.
Action 3.3a: Amend the Town’s Planned Unit Development
process to clarify standards for review and streamline
processes to better accommodate innovative housing
opportunities.
Planning Department Summer 2024 Adopt amended Planned Unit Development standards and
procedures.
Action 3.3b: Conduct a feasibility analysis to evaluate the Town’s ability to provide affordable housing through an inclusionary housing program that is consistent with the Town’s Regional Housing Needs Allocation.
Planning Department Summer 2023 Present the results of the feasibility analysis and associated
Planning Department staff
recommendations to the Town
Council for consideration.
Action 3.3c: Amend the Zoning Code to allow residential buildings containing single-room occupancy (SRO) units as a permitted use in the R-3 zoning district.
Planning Department Summer 2023 Adopt a Zoning Code amendment allowing SRO units as a permitted
use in the R-3 zoning district.
Policy 4. Support the Preservation of Housing
Program 4.1: To the extent permitted by law, limit the conversion of residential units to other uses and regulate the conversion of rental developments to nonresidential uses unless there is a clear public benefit or equivalent housing can be provided.
Action 4.1a: Support initiatives that provide tools and funding mechanisms to preserve “at-risk” affordable housing units.
Planning Department Annually As a part of annual budget development, assess
opportunities to support
initiatives that provide tools and
funding mechanisms to preserve
“at-risk” affordable housing
units.
Action 4.1b: Assess the feasibility of adopting strategies to preserve affordable housing stock, such as Right of First Refusal (to give qualified entities priority to purchase a property with an expiring rental subsidy contract), property tax incentives, a one-to-one replacement ordinance, and housing preservation funds.
Planning Department Summer 2025 Present the results of the feasibility analysis and associated
Planning Department staff
recommendations to the Town
Council for consideration.
Action 4.1c: When housing developments are identified as “at-risk” of converting from affordable to market- rate, work with MHA to reduce the potential of conversion and preserve or replace units, as needed, through the following strategies:
• Monitor the status of “at risk” units pursuant to Action
4.1d. If property owners indicate the desire to convert the units, consider providing technical assistance, when possible, to support preservation of the “at risk” units at an affordable price.
• Work with Marin Housing Authority and other agencies
and non-profits to seek funding to subsidize the longterm affordability of the “at risk” units. • To reduce displacement risk and in accordance with
California Government Code Section 65583.2(g),
require replacement housing units subject to the
requirements of California Government Code Section
65915(c)(3) on sites identified in the sites inventory
when any new development (residential, mixed-use,
or nonresidential) occurs on a site that has been
occupied by or restricted for the use of lower-income
households at any time during the previous five years.
This requirement applies to non-vacant sites and
vacant sites with previous residential uses that have
been vacated or demolished.
Planning Department Case-by-case basis Regularly monitor the no net loss monitoring mechanism (Action
1.3a) and work with MHA to
convert, preserve, or replace
units, as needed, utilizing funding
from the Affordable Housing
Impact Fee program (Program
5.5).
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Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame QuantifiableMetric
Action 4.1d: Pursuant to AB 1521, designate a staff person responsible for tracking “at risk” units in order to preserve their affordability.
Planning Department Summer 2023;
Annually
Establish a no net loss monitoring
mechanism.
Assign a Planning Department
staff person to update the
monitoringmechanism and track
“at risk” units.
Program 4.2: Except for limited equity cooperatives and other innovative housing proposals which are affordable to lower income households, conserve existing multifamily rental housing supply.
Action 4.2a: Prohibit conversions of rental developments to condominium ownership unless the proportion of multifamily rental units exceeds 25 percent of the total number of
housing units in the Town, or, if the proportion of multifamily units exceeds 20 percent but is less than 25 percent, the tenant is granted a right to continued tenancy for five years at the same rental rate, adjusted for inflation.
Planning Department Summer 2024 Establish a mechanism to prohibit conversions of rental developments
to condominium ownership except
under the identified conditions.
Program 4.3: Encourage good management practices, rehabilitation of viable older housing, and long-term maintenance and improvement of neighborhoods.
Action 4.3a: Coordinate with the MHA, PG&E, Marin Clean Energy, and other organizations to publicize available
loan programs to eligible property owners on the Town enewsletters and on the Town’s website.
Planning Department Quarterly Include information regarding MHA, PG&E, or Marin Clean Energy loan
programs in the Town’s enewsletters and website on a
quarterly basis.
Action 4.3b: Perform an analysis to compare the Town’s
zoning regulations with housing development on the ground to determine whether amendments are needed to ensure
that infill single-family detached housing is consistent in bulk and mass with other single-family detached housing in the neighborhood to help preserve smaller, naturally affordable housing in the community.
Planning Department Summer 2025 As a part of a full Zoning Code update, conduct an analysis to
compare the Town’s zoning
regulations with housing
development on the ground to
determine whether amendments
are needed to ensure that infill
single-family detached housing is
consistent in bulk and mass with
other single-family detached
housing in the neighborhood.
Program 4.4: Facilitate adaptive reuse of existing buildings on small parcels.
Action 4.4a: Allow for modified development standards
where multifamily projects include the preservation of an existing building.
Planning Department Summer 2025 As a part of a full Zoning Code update, establish an Administrative
Exceptions process to allow for
ministerial approval of minor
variances to development
standards under certain
circumstances.
Action 4.4b: Assess the feasibility of providing property tax incentives for maintaining existing residences.
Planning Department Fall 2024 As a part of the nexus study conducted to support the
establishment and structure of an
Affordable Housing Impact Fee
program (Action 5.5a) assess the
feasibility of utilizing related funds
to provide property tax incentives
for maintaining existing residences.
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Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame QuantifiableMetric
Program 4.5: Encourage and carry out creative strategies for the rehabilitation, adaptation, and reuse of residential, commercial, and industrial structures for housing in the spirit of retaining the mass, scale, and character of the Town.
Action 4.5a: Evaluate, and if appropriate, amend the
Zoning Code and other portions of the Municipal Code to remove potential constraints for adaptive reuse, such as the review/approval process, design requirements, and parking standards.
Planning Department Summer 2025 As a part of a full Zoning Code update, evaluate whether barriers
to adaptive reuse exist and
eliminate identified barriers as
appropriate.
Assist 40 units with rehabilitation
opportunities during the planning
period.
Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing Program 5.1: Strive to provide an adequate supply and variety of housing opportunities to meet the needs of San Anselmo’s workforce and their families, seeking to match housing types and affordability with household income.
Action 5.1a: Work with Marin County and neighboring
jurisdictions to explore the feasibility of establishing a renter match program for ADU owners and prospective tenants.
Planning Department Fall 2025 Conduct a feasibility analysis with Marin County and neighboring
jurisdictions regarding the
establishment of a renter match
program.
Action 5.1b: Work with Marin County and neighboring
jurisdictions to explore the feasibility of establishing a home share program.
Planning Department Fall 2025 Conduct a feasibility analysis with Marin County and neighboring
jurisdictions regarding the
establishment of a home share
program.
Action 5.1c: Work with Marin County and neighboring
jurisdiction to explore the feasibility of establishing a multilingual flier and/or email blast regarding housing opportunities.
Planning Department Fall 2025 Conduct a feasibility analysis with Marin County and neighboring
jurisdictions regarding the
establishment of a multi-lingual
flyer and/or email blast regarding
housing opportunities.
Program 5.2: Support mixed-use development, with nonresidential uses on the ground floor and residential uses on upper floors in San Anselmo’s commercially zoned areas.
Action 5.2a: Amend the Zoning Code to require all new
development and redevelopment in the C-L and C-3 districts to include residential units at a minimum density of 20 dwelling units per acre and a maximum density of up to 30 dwelling units per acre. In addition, establish minimum densities in the R-2, R-3, P, C-1, and C-2.
Planning Department Summer 2023 Adopt Zoning Code amendments to require all new development
and redevelopment in the C-L
and C-3 districts to include
residential units at a density
minimum density of 20 and
maximum density of up to 30
dwelling units per acre. In
addition, establish minimum
densities in the R-2, R-3, P, C-1,
and C-2.
Action 5.2b: Amend the zoning standards, including
maximum density, maximum building height, and other
requirements, in the C-L and C-3 districts and maximum
FAR in the C-1, C-L, and C-3 districts to accommodate
mixed-use development and require the residential use to occupy at least 50 percent of the total floor area of a mixed use project.
Planning Department Summer 2023 Adopt Zoning Code amendments to accommodate mixed-use
development and require the
residential use to occupy at least
50 percent of the total floor area
of a mixed use project in the C-L
and C-3 districts.
Action 5.2c: Amend the Zoning Code to eliminate
minimum parking requirements for new development and
redevelopment within a half-mile of public transit in
accordance with AB 2097.
Planning Department Summer 2023 Adopt Zoning Code amendments to eliminate minimum parking
requirements for new
development and redevelopment
within a half- mile of public
transit.
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Town
Lead
Completion
Time Frame QuantifiableMetric
Action 5.2d: Amend the Zoning Code to include flexible
parking requirements in areas not located within a half-mile of public transit such as joint use parking, off-site parking (currently allowed), allowances for reduced standards if developers do not bundle the cost of parking with the cost of rent, reducing parking stall dimensions, allowing public overnight parking on Town streets, and “grandfathering” non- compliant buildings and uses.
Planning Department Summer 2023 Adopt Zoning Code
amendments to establish
minimum parking requirements
reductions.
Action 5.2e: Promote parcel consolidation for the assembly of new housing sites to ensure minimum densities are
achieved and integrated site planning occurs by (1) identifying priority sites for lot consolidation where common ownership occurs, (2) contacting property owners of contiguous vacant and underutilized sites, and (3) conducting outreach to affordable housing developers.
Planning Department Annually Conduct an annual assessment to identify priority sites for lot
consolidation where common
ownership occurs, contact
property owners of contiguous
vacant and underutilized sites,
and conduct outreach to
affordable housing developers
when property owners are
interested in redevelopment.
Action 5.2f: Conduct an analysis of fees collected for recent multifamily housing projects and compare to the actual time it took for plan check and inspections by staff and outside consultants to provide expedited review of desired housing developments and waivers or reductions of development
fees where feasible and necessary.
Planning Department Annually As a part of annual budget development conduct an
analysis of fees collected for
recent multifamily housing
projects and compare it to the
actual time it took for plan check
and inspections by staff and
outside consultants.
Program 5.3: Incentivize the development of affordable and special needs housing on identified housing opportunity sites.
Action 5.3a: Establish an Affordable Housing Overlay District in the Zoning Code for properties zoned SPD, C-3, and R-3 to incentivize the development of affordable housing by allowing greater building height, density, and floor area ratio and by reducing parking requirements for multifamily and mixed-use developments that provide a specified percent of units as affordable to low, very low-income, or extremely low-income households. In addition, the Town will waive the rezoning fees for property owners’ requests to be rezoned within the Affordable Housing Overlay District to incentivize affordable housing creation. The nondiscretionary, administrative
approval process will utilize objective design standards, as detailed in Actions 3.1b and 3.2a.
Planning Department Summer 2025 As a part of a full Zoning Code update, adopt an Affordable
Housing Overlay District.
Action 5.3b: Conduct a study to determine the appropriate amount of incentive and percent requirement of units
affordable to low-, very low-, and extremely low-income households for the Affordable Housing Overlay District to accommodate private development of affordable housing that does not require subsidy. Consider increasing incentives for affordable units with three or more bedrooms.
Planning Department Summer 2024 Prior to the commencement of a full Zoning Code update, conduct
a study to determine the
appropriate amount of incentive
and percent requirement of units
affordable to low-, very low-, and
extremely low-income
households for the Affordable
Housing Overlay District,
especially affordable units with
three or more bedrooms.
Action 5.3c: Apply resale controls and rent and income
restrictions to ensure that affordable housing provided through incentives and as a condition of development approval
remains affordable over time to the income group for which it is intended. Inclusionary units shall be deed-restricted to maintain affordability on resale to the maximum extent
possible (at least 55 years).
Planning Department Summer 2025 As a part Affordable Housing Overlay District standards adopted
as a part of a full Zoning Code
update, establish requirements for
affordable units to be deed
restricted to the income group for
which it is intended.
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Program 5.4: Modify fees and reduce costs for affordable housing projects.
Action 5.4a: Develop a policy to waive a percentage of
project review, permit, and impact fees based on the project’s level of affordability, up to a maximum of 50 percent for 100 percent affordable housing development projects.
Planning Department;
Administration and
Finance Department
Annually As a part of annual budget
development, assess the impact
of waiving a percentage of
project review, permit, and
impact fees based on the
project’s level of affordability
and pass waiver allowances, as
appropriate.
Action 5.4b: Evaluate requirements for on or offsite
improvements to determine which are feasible to minimize or eliminate in order to reduce construction financing costs for affordable housing development projects.
Planning Department Summer 2025 As a part of a full Zoning Code update, evaluate requirements
for on or offsite improvements
to determine which are feasible
to minimize or eliminate in order
to reduce construction financing
costs for affordable housing
development projects.
Program 5.5: Establish an Affordable Housing Impact Fee Program.
Action 5.5a: Conduct a nexus study to support the
establishment and structure of an Affordable Housing
Impact Fee to be levied upon new, above moderate- income housing development and to research and identify funding mechanisms to subsize underground utilities for affordable housing development.
Planning Department Fall 2024 Hire a consultant to conduct a nexus study to support the
establishment and structure of an
Affordable Housing Impact Fee
and identify funding
mechanisms for undergrounding
utilities for affordable housing
developments.
Action 5.5b: Review best practices and sample ordinance language for similar Affordable Housing Impact Fee
programs in jurisdictions of similar size and economic and environmental constraints in Marin County and California and funding mechanisms to subsidize undergrounding utilities for affordable housing development.
Planning Department Fall 2024 Direct the hired consultant (Action 5.5a) to review best
practices and sample ordinance
language for similar Affordable
Housing Impact Fee programs in
jurisdictions of similar size and
economic and environmental
constraints in Marin County and
California and funding
mechanisms to subsidize
undergrounding utilities for
affordable housing development.
Action 5.5c: Draft potential revised ordinance language and conduct community outreach for feedback.
Planning Department Winter 2024 Direct the hired consultant (Action 5.5a) to draft ordinance
language and facilitate public
outreach.
Action 5.5d: Based on the outcomes of Actions 5.5a through
5.5c, present to Town Council for consideration and adoption, language establishing an Affordable Housing Impact Fee
Ordinance.
Planning Department Spring 2025 Direct the hired consultant to revise the draft ordinance
language per public feedback
received and present the revised
language to Town Council for
consideration and adoption.
Action 5.5e: Upon Town Council approval, establish a
general ledger account for the collection and deposit of Affordable Housing Impact Fee funds.
Planning Department;
Administration and
Finance Department
Spring 2025 Establish a general ledger
account for the collection and
deposit of Affordable Housing
Impact Fee funds.
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Program 5.6: Monitor the disposition of publicly owned land for potential future use for housing development.
Action 5.6a: After the adoption of zoning amendments
proposed herein, fund and conduct a Town-owned property study to identify properties which may be suitable for future redevelopment with housing utilizing the revised standards.
Make the findings available to the public and interested developers via the Town’s website.
Planning Department Winter 2023 Conduct a Town-owned property study to identify properties which
may be suitable for future
redevelopment with housing
utilizing the revised standards.
Make the findings of the study
available on the online dashboard
(Action 1.3b).
Action 5.6b: Using the findings of the study referenced in Action 5.6a, develop a comprehensive program to support reuse of identified sites for housing purposes.
Planning Department Summer 2024 Establish a program to support reuse of identified sites for housing
purposes utilizing the online
dashboard (Action 1.3b) and
housing related outreach efforts
(Policy 2).
Program 5.7: Amend the Town’s Zoning Code to accommodate higher density and affordable housing.
Action 5.7a: Rezone the Opportunity Sites to R-2, R-3, C-L, C-3, or SPD as shown in Appendix B to accommodate the
Regional Housing Needs Allocation.
Planning Department Summer 2023 Amend the Zoning Map and the General Plan Land Use
Designation Map.
Action 5.7b: Amend the standards for the R-3 district to allow up to 30 dwelling units per acre. The zoning amendment will include updating other development standards to
accommodate additional density.
Planning Department Summer 2023 Amended standards for the R-3 district to allow up to 30 dwelling
units per acre.
Action 5.7c: Amend the standards for the C-L district to require 30 dwelling units per acre. The zoning amendment will include updating other development standards to
accommodate additional density.
Planning Department Summer 2023 Adopt amended standards for the C-L district to allow up to 30
dwelling units per acre.
Action 5.7d: Amend the standards for the C-3 district to require 30 dwelling units per acre. The zoning amendment will include updating other development standards to
accommodate additional density.
Planning Department Summer 2023 Adopt amended standards for the C-3 district require 30 dwelling
units per acre.
Action 5.7e: Amend the standards for the SPD district to allow up to 30 dwelling units per acre. The zoning amendment will include updating other development standards to
accommodate additional density.
Planning Department Summer 2023 Adopt amended standards for the SPD district to allow up to 30
dwelling units per acre.
Action 5.7f: Establish an inclusionary housing ordinance to require affordable housing be provided as a part of all new multifamily and mixed-use development.
Planning Department Summer 2023 Adopt an inclusionary housing ordinance.
Action 5.7g: Permit low-barrier navigation centers for
residents who need housing as a by-right use in areas that the Town has zoned for mixed uses as well as nonresidential zones that permit multifamily land uses pursuant to AB 101.
Planning Department Summer 2023 Adopt amendments to the Zoning Code as needed to comply with
AB 101. Reach out to non-profits
and affordable housing
developers to provide low-barrier
navigation centers in Town.
Program 5.8: Amend the Town’s Zoning Code to comply with recently adopted state legislation.
Action 5.8a: Amend the Zoning Code to comply with the
Lanterman Disabilities Services Act.
Planning Department Summer 2023 Adopt amendments to the Zoning Code as needed to comply with
the Lanterman Disabilities
Services Act.
Action 5.8b: Amend the Density Bonus section of the Zoning Code to comply with AB 1763, SB 1227, AB 2345, AB 682, AB 1551, and AB 2334.
Planning Department Summer 2023 Adopt amendments to the Zoning Code as needed to comply with AB
1763, SB 1227, AB 2345, AB 682,
AB 1551, and AB 2334.
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Action 5.8c: Amend the Zoning Code to comply with the
Employee Housing Act.
Planning Department Summer 2023 Adopt amendments to the Zoning Code as needed to comply with
the Employee Housing Act.
Action 5.8d: Amend the Town’s definition of transitional and supportive housing in the Zoning Code to ensure
compliance with State law and allow them in all zoning
districts that allow residential uses in accordance with AB 2162.
Planning Department Summer 2023 Adopt amendments to the Zoning Code as needed to comply with AB
2162 and other State law
pertaining to transitional and
supportive housing.
Action 5.8e: Amend the Town’s definition and standards
pertaining to emergency shelters to ensure compliance with SB 2, AB 2339, and AB 139.
Planning Department Summer 2023 Adopt amendments to the Zoning Code as needed to comply with
SB 2 and AB 139.
Program 5.9: Streamline the project review process for housing-related applications.
Action 5.9a: Continue to utilize permit tracking software that is streamlined, user-friendly, web-based, and accessible to applicants 24-hours/day, 365 days/year.
Planning Department Annually Conduct an annual assessment of the Town’s permit tracking
software to ensure it continues to
be streamlined and user-friendly.
Action 5.9b: Update all housing development-related
application forms to ensure accuracy, clarity, and compliance with all State statutes, including the California Housing Accountability Act and Housing Crisis Act of 2019 (SB 330).
Planning Department Summer 2023 Adopt updated housing
development-related application
forms to ensure accuracy, clarity,
and compliance with all State
statutes, including the California
Housing Accountability Act and
Housing Crisis Act of 2019 (SB
330).
Action 5.9c: Continue to evaluate and improve the
streamlined processing system to facilitate residential development.
Planning Department Annually Conduct an annual assessment of the Town’s permit tracking
software to ensure it continues to
be streamlined and user-friendly.
Action 5.9d: Utilize CEQA exemptions for infill development sites to shorten the entitlement review time.
Planning Department Case-by-case basis As a part of initial application review, assess whether CEQA
exemptions can be utilized.
Action 5.9e: Evaluate and update the design review findings in the Zoning Code to be objective in order to remove barriers to housing development.
Planning Department Summer 2024 Update the Zoning Code to remove subjective design review
findings.
Policy 6. Promote the Construction and Affordability of Accessory Dwelling Units (ADUs) Program 6.1: Adopt pre-approved ADU plans to expedite approval and lower costs associated with ADU construction.
Action 6.1a: Conduct community outreach to determine the preferred ADU design style of San Anselmo residents.
Planning Department Summer 2024 Facilitate at least one in-person event and conduct web-based
community outreach to
determine the preferred ADU
design style of San Anselmo
residents. The in-person and
online engagement will be
scheduled, formatted, and
located to be accessible and
convenient for community
members, both in person and
online. The online outreach will
use communication techniques
to assist those without time to
ability to attend in person
meetings.
Action 6.1b: Adopt sample ADU plans for the construction of ADUs throughout San Anselmo, based on the feedback
received from Action 6.1a.
Planning Department Fall 2024 Based on the feedback received during outreach (Action 6.1a)
develop ADU plans.
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Action 6.1c: Work with the various Town departments to preapprove the ADU plans.
Planning Department;
Building Department;
Public Works
Department
Fall 2024 Pre-approve the ADU plans
developed as a part of Action 6.1b.
Facilitate the creation of 20 ADUs
annually throughout the town, with
particular emphasis on geographic
areas identified as racially
concentrated areas of affluence to
increase housing opportunities for
minority and lower and moderateincome households in these neighborhoods.
Program 6.2: Further streamline the ADU and JADU permitting process.
Action 6.2a: Assess the feasibility of waiving all fees associated with ADU permitting when the property owner
deed restricts their ADU to be rented at rates affordable to extremely low- and very low-income households.
Planning Department;
Administration and
Finance Department
Annually As a part of annual budget
development, assess the impact of
waiving fees associated with the
development of deed restricted
affordable ADUs and pass waiver
allowances, as appropriate.
Action 6.2b: Establish an ADU Review Team comprised of
representatives from the Town’s various departments
including Planning, Fire, and Public Works and conduct
regular weekly meetings to ensure efficient review of ADU applications.
Planning Department Summer 2023;
Weekly
Establish the ADU review team.
Conduct weekly meetings to
review ADU applications,
prioritizing review of permits for
ADUs proposed in geographic
areas identified as racially
concentrated areas of affluence
to increase housing opportunities
for minority and lower and
moderate-income households in
these neighborhoods.
Action 6.2c: Continue to incentivize ADUs and JADUs to be constructed along with new single-family detached housing by allowing concurrent permit review and approval.
Planning Department Case-by-case basis Inform property owners of ADU allowances and
streamline permitting when
applications for new home
construction and rehabilitation
are received.
Action 6.2d: Consider allowing objective, administrative exceptions for specified zoning standards, such as maximum lot coverage, to accommodate ADUs and JADUs. In addition, amend the Zoning Code as needed to comply with State law.
Planning Department Summer 2025; Ongoing as
State ADU law is adopted
As a part of a full Zoning Code
update, establish an Administrative
Exceptions process to allow for
ministerial approval of minor
variances for specified zoning
standards, such as maximum lot
coverage, to accommodate ADUs
and JADUs.
Action 6.2e: Enhance the Town’s Summary Guide to ADUs
to include diagrams, calculators, and other tools to help walk residents through the ADU/JADU permitting process.
Planning Department Spring 2024 Hire a consultant to develop an interactive web-based tool
to guide residents through
the ADU construction process
in a streamlined and userfriendly manner.
Once established, the webbased tool will facilitate the creation of 10 additional
ADUs annually throughout
the town, with particular
emphasis on geographic
areas identified as racially
concentrated areas of
affluence to increase housing
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opportunities for minority and
lower and moderate-income
households in these
neighborhoods.
Action 6.2f: Establish an ADU/JADU Information and
Resources webpage on the Town’s website.
Planning Department;
Communications
Spring 2023 Update the Town’s website to
include an ADU/JADU Information
and Resources webpage and
update it on an as-needed basis.
Program 6.3: Allow one JADU and multiple ADUs on lots one acre and larger in the R-1, R-1C, and R-1H districts.
Action 6.3a: Review best practices and sample ordinance language for similar multiple attached or detached ADU
programs in jurisdictions of similar size and economic and environmental constraints in Marin County and throughout the state.
Planning Department Summer 2025 As a part of a full ordinance update, review best practices and
sample ordinance language for
similar multiple attached or
detached ADU programs.
Action 6.3b: Based on the findings of Action 6.3a, draft potential ordinance language facilitating allowing a maximum of two ADUs (attached or detached) and one JADU on lots one acre and larger within the R-1, R-1-H, and R-1-C districts and conduct community outreach for feedback.
Planning Department Summer 2025 As a part of a full ordinance update, draft potential ordinance
language facilitating allowing a
maximum of two ADUs (attached
or detached) and one JADU on
lots one acre and larger within the
R-1, R-1-H, and R-1-C districts
and conduct community outreach
for feedback.
Action 6.3c: Present to Town Council for consideration and adoption, language allowing a maximum of two ADUs
(attached or detached) and one JADU on lots one acre and larger within the R-1 district.
Planning Department Summer 2025 As a part of a full ordinance update, present to Town Council
for consideration and adoption,
language allowing a maximum of
two ADUs (attached or detached)
and one JADU on lots one acre
and larger within the R-1 district.
Action 6.3d: Amend the Zoning Code to allow ADUs and
JADUs on parcels that use both the authority contained in Government Code Section 65852.21 and the authority
contained in Government Code Section 66411.7.
Planning Department Summer 2025 As a part of a full ordinance update, amend the Zoning Code
to allow ADUs and JADUs on
parcels that use both the authority
contained in Government Code
Section 65852.21 and the
authority contained in
Government Code Section
66411.7.
Action 6.3e: Conduct a study of jurisdictions of similar size and economic and environmental constraints in Marin County and throughout the state to evaluate the feasibility of deed restrictions for ADUs. Based on this study, consider modifying requirements to implement these changes as appropriate.
Planning Department Fall 2025; Winter 2025 After the completion of the full Zoning Code update, assess the
feasibility of deed restrictions for
ADUs. Present to the Town
Council the feasibility study and
options for implementation.
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Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services Program 7.1: As appropriate, assist service providers to link together services for special needs populations to provide the most effective response to persons experiencing homelessness or at risk of homelessness, youth needs, farmworkers, seniors, persons with disabilities and developmental disabilities, substance abuse problems, HIV/AIDS, and multiple diagnoses, veterans, victims of domestic violence, and other economically challenged or underemployed workers.
Action 7.1a: Identify, evaluate, and implement strategies to reduce the number of individuals experiencing homelessness both Town and Countywide in partnership with the Marin
County Health and Human Services, the Marin Homeless
Continuum of Care (CoC), social service providers, and nonprofit organizations.
Planning Department Winter 2024 Partner with Marin County Health and Human Services, the Marin
Homeless Continuum of Care
(CoC), social service providers,
and non-profit organizations to
develop a regional plan to prevent
and end homelessness.
Action 7.1b: Work with and promote the Marin County Health and Human Services Crisis Stabilization Unit which provides 24-hour service to Marin County residents and visitors
experiencing a mental health crisis.
Planning Department Summer 2023 Update the Town’s website to include information about the
Marin County Health and
Human Services Crisis
Stabilization Unit.
Action 7.1c: Work with housing providers to ensure that housing needs for special needs groups are addressed for seniors, persons with disabilities and developmental
disabilities, single parent-headed households with children, large households, and extremely low-income households.
The Town will seek to meet special housing needs through a combination of regulatory incentives and zoning standards.
Actions 5.7a through 5.7 g, 5.3a, and 6.2c contain additional incentives the Town plans to implement.
Planning Department Winter 2024; Annually
thereafter
Seek funding opportunities
beginning in 2024 and annually
each year that follows.
Incentivize and support the
creation of 20 units for those
with special needs to reduce
displacement risk and expand
mobility options.
Program 7.2: Ensure that new multifamily housing includes units that are accessible and adaptable for use by disabled persons in conformance with the California Building Code. This will include ways to promote housing design strategies, allowing seniors to “age in place.” Action 7.2a: Amend the Town’s Zoning Code to allow all
residential care facilities, for the elderly and for persons with a chronic life-threatening illness, both small and large, to be permitted in all zoning districts that allow single family units.
Planning Department Summer 2023 Adopt Zoning Code
amendments to allow residential
care facilities in all multifamily
and commercial districts.
Action 7.2b: Work with local non-profits to create a day where volunteers provide free services such as home
repairs and renovations for low-income elderly and disabled homeowners.
Planning Department Annually Establish an annual day where volunteers provide free services
such as home repairs and
renovations for low-income elderly
and disabled homeowners in
partnership with local non-profits.
Program 7.3: Continue to publicize and create opportunities for using available rental assistance programs, such as the project-based Section 8 program and tenant-based Housing Choice Voucher program, in coordination with the Marin Housing Authority (MHA).
Action 7.3a: Continue to support the use of Marin Community Foundation funds for affordable housing and continue to participate in the Housing Stability program administered through MHA.
Planning Department Case-by-case basis;
Annually
Provide letters of support, as
needed, for the use of Marin
Community Foundation funds for
affordable housing.
Reaffirm annually the Town’s
participation inMHA’s Housing
Stability program.
Action 7.3b: Work with the MHA to promote the Housing
Choice Voucher program regularly through public outreach.
Planning Department;
Communications
Summer 2023 Update the Town’s website to
include information regarding
Housing Choice Vouchers and
to promote their acceptance by
landlords and use by residents.
A total of 20 lower- and
moderate-income households
access rental opportunities
with Section 8 housing
assistance to facilitate housing
mobility.
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Program 7.4: Actively engage with other jurisdictions in Marin County to support long-term housing solutions for homeless individuals and families in Marin County and implement the Marin County Continuum of Care actions in response to the needs of homeless families and individuals.
Action 7.4a: Allocate funds, as appropriate, for County and non-profit programs providing emergency shelter and related support services.
Planning Department;
Administration and
Finance Department
Annually As a part of annual budget
development, consider allocating
funds for County and non-profit
programs providing emergency
shelter and related support
services.
Action 7.4b: Continue to provide resources that support local and regional solutions that meet the needs of
individuals experiencing homelessness. Continue to
collaborate with other agencies to support shelters and programs, such as Housing First and Rapid Rehousing, and provide housing resources and opportunities for individuals experiencing homelessness and displacement.
Planning Department Annually As a part of annual budget development, consider allocating
funds to support local and
regional solutions that meet the
needs of individuals experiencing
homelessness.
Program 7.5: Combat homelessness and support re-housing of people experiencing homelessness.
Action 7.5a: Encourage a dispersion of facilities to avoid an over-concentration of shelters for people experiencing
homelessness in any given area. An over-concentration of such facilities may negatively impact the neighborhood in which they are located and interfere with the “normalization process” for clients residing in such facilities.
Planning Department Case-by-case basis As needed, advocate for the dispersion of facilities to avoid
an over-concentration of
shelters for people
experiencing homelessness in
any given area.
Action 7.5b: Encourage positive relations between
neighborhoods and providers of permanent or temporary
emergency shelters. Providers or sponsors of emergency
shelters, transitional housing programs and community care facilities shall be encouraged to establish outreach programs within their neighborhoods and, when necessary, work with the Town or a designated agency to resolve disputes.
Planning Department Annually As a part of housing related community outreach (Policy
2), provide emergency
shelters, transitional housing
programs and community care
facilities with the opportunity to
engage with and build positive
relations with San Anselmo
residents.
Action 7.5c: As the opportunity arises, the Town will
participate in the funding of multi-jurisdictional emergency shelter projects such as the Project Homekey project at 1251 South Eliseo Drive and the Homeward Bound of Marin Workforce and veteran Housing project in Novato.
Planning Department;
Administration and
Finance Department
Case-by-case basis As a part of annual budget
development, consider
allocating funds for multijurisdictional emergency
shelter projects.
Action 7.5d: Conduct a study to identify appropriate sites in the C-L, C-3, and PF zones with adequate capacity for
emergency shelters in accordance with AB 2339.
Planning Department Summer 2024 Engage a consultant to
conduct a study to identify
appropriate locations in
residential areas of the
community for emergency
shelters.
Policy 8: Ensure Responsible Development in Wildland Urban Interface (WUI) Areas Program 8.1: Continue to support Ross Valley Fire Department (RVFD) plan review.
Action 8.1a: Enhance communications to residents
regarding the required RVFD plan review.
Planning Department,
Communications
Summer 2023 Update the Town’s website to
provide clarified information
regarding required RVFD plan
review.
Action 8.1b: Continue to require all new proposed
landscape plans on properties in designated WUI areas to submit a vegetation management plan and receive approval by RVFD.
Planning Department Case-by-case basis Update application requirements to ensure that
properties in designated WUI
areas submit a vegetation
management plan and receive
approval by RVFD.
Program 8.2: Continue to support community participation in the National Firewise USA® Recognition Program of the National Fire Protection Association (NFPA).
Action 8.2a: Establish a “Firewise San Anselmo” webpage to provide residents with valuable information about how to stay wildfire ready.
Administration and
Finance Department;
Fire Department
Winter 2023 Update the Town’s website to
include a “Firewise San
Anselmo” webpage.
Action 8.2b: Provide a link on the “Firewise San Anselmo” webpage to access information on which residential property insurance companies may be currently offering discounts for fire hardened homes.
Administration and
Finance Department;
Fire Department
Winter 2023 Establish, post on the
“Firewise San Anselmo”
webpage, and regularly update
a list of insurance companies
that offer discounts for fire
hardened homes.
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Action 8.2c: Consider participation in the Firewise USA Community, as recognized by the National Fire Protection Association (NFPA).
Administration and
Finance Department;
Fire Department
Winter 2023 Assess and present to the
Town Council the advantages
and disadvantages of
participation in the Firewise
USA Community program.
Program 8.3: Establish and enforce safety standards for structures and landscaping in WUI areas.
Action 8.3a: Continue to ensure that RVFD reviews proposed plans for all new buildings and major additions to ensure the construction complies with fire access requirements and makes recommendations for modifications to reduce fire hazards.
Planning Department; Building Department
Case-by-case basis Update application requirements
to ensure that properties in
designated WUI areas submit
proposed plans for all new
buildings and major additions
and receive approval by RVFD.
Policy 9: Affirmatively Further Fair Housing
Program 9.1: Eliminate discrimination in housing based on age, race, color, religion, sex, marital status, national origin, ancestry, or occupation.
Action 9.1a: Support fair access to housing for all persons without regard to race, color, religion, sex, marital status, national origin, or ancestry.
Planning Department Annually Annually adopt a resolution to support fair access to housing for all persons without regard to
race, color, religion, sex, marital
status, national origin, or
ancestry.
Action 9.1b: Assemble and promote the distribution of
information to landlords regarding fair housing. Planning Department.
Communications
Summer 2023 Update the Town’s website to
include information regarding fair
housing for landlords.
Action 9.1c: Involve Marin County Mediation Services to aid in housing-related problem resolution. Planning Department Case-by-case basis As needed, involve Marin County Mediation Services to
aid in housing-related problem resolution.
Action 9.1d: Designate the Town Attorney as the appropriate Town official to receive and administer complaints related to housing discrimination.
Planning Department;
Town Attorney
Case-by-case basis As needed, direct all complaints
related to housing discrimination to the Town Attorney.
Action 9.1e: Amend the Zoning Code to remove barriers for the approval of requests for reasonable accommodation to comply with the Americans with Disabilities Act. In particular, the Town will revise the reasonable accommodation procedures to comply with State law and remove Finding 5 required for reasonable accommodation approval to be
consistent with State law.
Planning Department Summer 2025 Amend Chapter 13 (Reasonable Accommodation) of the Zoning Code to include objective
findings and procedures to
facilitate adequate housing conditions for persons with disabilities.
Action 9.1f: Provide maximum flexibility in the development of housing for persons with physical disabilities and developmental disabilities. Establish an Administrative Exceptions process to allow for ministerial approval of minor variances for the development of housing for persons with disabilities and developmental disabilities.
Planning Department Summer 2025 As a part of a full Zoning Code update, establish an Administrative
Exceptions process to allow for
ministerial approval of minor
variances for the development of
housing for persons with disabilities
and developmental disabilities.
Assist with the creation of 20
units for those with special
needs, including those persons
with developmental disabilities,
to reduce displacement risk and
expand mobility options.
Action 9.1g: Ensure that information related to fair housing laws is easily available on the Town’s website and at key Town facilities, including Town Hall and the library.
Planning Department;
Communications
Summer 2023; Annually Update the Town’s website to
include information regarding fair
housing law.
Annually work with Marin County Mediation Services to make flyers and literature regarding fair
housing law available at key Town facilities.
Action 9.1h: Ensure that information related to reasonable accommodations for zoning regulations is easily accessible on the Town’s website.
Planning Department;
Communications
Summer 2023 Update the Town’s website to
include information regarding
reasonable accommodation.
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San Anselmo Housing Element | Policies, Programs and Actions 293 Prepared by Houseal Lavigne
MAY 2023
Table 8.1: Housing Element Action Matrix
Town
Lead
Completion
Time Frame QuantifiableMetric
Program 9.2: Proactively increase access to affordable housing options for historically marginalized and underrepresented groups.
Action 9.2a: Require that any development within the
Affordable Housing Overlay District be marketed to the
disability community and non-English speakers, including new-immigrant and refugee communities.
Planning Department Summer 2025 As part of the Affordable Housing Overlay District standards adopted
as a part of a full Zoning Code
update, establish requirements for
affordable units to be marketed to
the disability community and nonEnglish speakers.
Action 9.2b: Require that any development within the
Affordable Housing Overlay District prepares and publicizes paper and digital versions of multi-lingual applications, and that all websites containing application information be accessible.
Planning Department Summer 2025 As a part Affordable Housing Overlay District standards adopted
as a part of a full Zoning Code
update, establish requirements for
paper and digital versions of
multilingual applications be made
available and accessible.
Table 8.2: Residential Building Permits Issued (2019-2022) Income
New
Construction1 Rehabilitation1 Conservation/ Preservation1 Extremely Low- 0 0 0
Very Low- 5 0 10
Low- 6 0 12
Moderate- 7 0 12
Above Moderate- 19 0 54
TOTAL 37 0 88 1 Affordability level of permits issued are set by the State density bonus law or California Department of Housing and Community Development (HCD) and Association of Bay Area Governments (ABAG) direction regarding safe harbor methodology to estimate the anticipated affordability distribution of ADUs.
Table 8.3: Quantified Objectives
Income
New
Construction1 Rehabilitation2 Conservation/ Preservation3 Extremely Low- 126 8 10
Very Low- 127 8 10
Low- 145 8 12
Moderate- 121 8 12
Above Moderate- 314 8 54
TOTAL 833 40 98 1 Corresponds to Regional Housing Needs Allocation (RHNA) projections. 2 Corresponds to Quantifiable Metric for Action 4.5a. 3 Corresponds to number of Town building permits issued from 2019-2022.
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Town of San Anselmo
SAFETY ELEMENT
DRAFT
JUNE 2023
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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 11 1043
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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.
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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.
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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.
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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 11 1048
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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
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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 11 1050
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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.
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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.
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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 11 1053
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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.
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Figure 1.1: San Anselmo Evacuation Routes
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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 11 1057
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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 11 1058
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Figure 1.3: Local Fault Locations
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Figure 1.4: Liquefaction Susceptibility in San Anselmo
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Figure 1.5: Landslides Zones in San Anselmo
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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.
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Figure 1.6: FEMA Flood Hazard Zones in San Anselmo
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Figure 1.7: Dam Failure Inundation Areas in San Anselmo ATTACHMENT 11 1064
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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.
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Figure 1.8: Fire Hazard Severity Zones in San Anselmo
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Figure 1.9: Wildland Urban Interface and Historic Fire Perimeters in San Anselmo ATTACHMENT 11 1067
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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).
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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 11 1069
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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.
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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.
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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
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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
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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.
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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
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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
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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
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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
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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 11 1079
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 11 1080
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 11 1081
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 11 1082
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
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ITEM 4 – ATTACHMENT 1
1 SAN ANSELMO EDC ACTION PLAN 2022
GOAL: Maintain and enhance the economic viability of the Town's commercial districts through actions that attract, retain and nurture local businesses.
Action Lead(s) Timeline
1. Downtown Circulation, Parking, Streetscape and Bike/Pedestrian Improvements Improve the convenience and availability of parking for visitors to the Downtown. Upgrade & beautify the Downtown through improved landscaping, streetscape, and other public amenities. Plan and promote highest and best use of curb space.
1.1. Expand Parking Availability and Parking and U-turn Enforcement Schneider/DPW/ Gomez
July 2022
1.2. Downtown Parklets/Outdoor Seating – Identify and Explore Opportunities for permanent parklets and outdoor seating.
Condry/Schneider, Cico,
Gomez, Rising
1.3. Reduce visual/economic detriment created by vacant storefronts; encourage activation of vacant space working with Arts Commission and Historical Commission.
Semonian, Burns, Warner
2. Retain, Attract and Enhance Local Businesses
Achieve and maintain a balanced and complementary mix of businesses serving residents and visitors. Improve access to information and resources to facilitate the process of opening a new business or improving an existing business.
2.1 Business welcome and onboarding program – comprehensive program to welcome, inform new businesses, PR and Marketing announcement of new business opening
Bugas Ongoing
2.2 Poster Program – Promote local businesses and town branding Burns, Warner Ongoing
2.3 Activate vacant storefronts –Identify ways to target and attract desired businesses to fill vacant locations.
Identify options, investigate/test "pop-up" in vacant spaces.
Fernandez, Cico, Rising
2.4 Zoning Changes in Downtown – consider modifications to attract desired businesses Fernandez, Rising, Gomez
2.5 Business Inventory Rising, Fernandez
2.6 Property Owner Survey – develop communication and collect feedback on issues, including shared parking Warner, Fernandez ATTACHMENT 14
PAGE 1
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ITEM 4 – ATTACHMENT 1
2 Action Lead(s) Timeline
3. Commercial District Amenities & Beautification
Upgrade & beautify the Downtown and other areas of the Town through improved landscaping, streetscape, and other public amenities.
3.1 Offer Assistance to Programs that Support Economic Development – Receive periodic informational reports on development of Creek Park and Arts Commission/Public Art
4. Marketing, Branding and Communications
Develop a set of marketing materials, tools, and strategies for co-marketing between the Town, local businesses, and other entities such as the Chamber of Commerce.
4.1 EDC PR and Communication Program – Increase visibility of EDC and two-way communication with stakeholders, businesses and community, including regular newsletters, social media, press releases, EDC email address, surveys, Facebook polls, meetings and interviews.
Rising
5. Financing
Identify and implement mechanisms to assure a sustainable source of revenues for area improvement.
5.1 Investigate Sources of Funding for Improvements that Support Business – Participate in Town Council allocation of American Rescue Act Program (ARPA) one time funds and investigate other sources of funding.
Semonian, Rising [vacancy]
6. Downtown Street Closure Events
Support the success of the San Anselmo Avenue street closure project.
6.1 San Anselmo Avenue Street Closure Program marketing, communication, and enforcement of parking restrictions
[vacancy]
ATTACHMENT 14
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ATTACHMENT 15
1 Changes to the Land Use Table 3A in Section 10-3.302
The uses in the current Land Use Table 3A were reorganized for the reasons specified in the sections below. Please refer to Attachment 6, Definitions, to learn more about each proposed use. Attachment 4, Use Table Analysis, displays the raw data analysis that informed the changes to Table 3A.
A. New Uses
These uses were added for one of the following reasons: to conform with State law requirements, to respond to recurring or common requests from community members, or to reflect modern planning and land use best practices.
• Service Organizations and Clubs
• Low Barrier Navigation Centers
• Farmers Markets
• Mini-Storage
• Temporary Uses and Events
• Wireless Telecommunications Facilities
• Mail Services
• Offices, Ancillary
• Research and Development
B. Renamed Uses
These uses were renamed to use modern terminology, match the naming convention of other similar uses, or clarify the intention of the use.
• Churches renamed as Religious Institutions
• Day Care, Large Family Day Care Home renamed as Day Care Homes, Large Family • Day Care, Small Family Day Care Home renamed as Day Care Homes, Small Family • Rental Libraries renamed as Libraries and Museums
• Amusement, Places of and Entertainment, Places of renamed as:
o Indoor Entertainment Facilities
o Theaters and Meeting Halls
• Parks, Public renamed as Parks and Playgrounds, Public • Residential, Multi-Family divided and renamed as: Residential, Multi-Family (2 to 4 units) and Residential, Multi-Family (5+ units)
• Building Supplies and Lumber when within a Building renamed as Building Material Stores
• Wireless Sales renamed as Cell Phone & Wireless Stores • Nursery, Garden renamed as Nurseries
• Wholesale Distribution renamed as Wholesale and Distribution • Professional, Medical Clinics renamed as Medical Services, Clinic, Urgent Care • Hospitals renamed as Medical Services, Hospitals
• Professional, Veterinary Clinics renamed as Medical Services, Veterinary Clinics and Hospitals
• Transportation Services, Bus Depots renamed as Transportation Services, Transit Stop 1155
ATTACHMENT 13
2 C. Combined Uses
Many uses were combined with other similar uses to create one overarching use, reducing duplication, removing outdated terminology, and streamlining use definitions. In some instances, the uses were combined under a new name. In other cases, an outdated or duplicative use was added under the name of an existing use and the definition for the overarching use was revised to clarify that outdated/ duplicative use falls within the overarching use.
• Day Care Centers includes:
o Day Care Centers
o Nursery School
o Preschool
• Elementary and Secondary Schools includes:
o Schools, Public
o Schools, Private
o Schools, Religious
• Schools, Specialized Education and Training includes:
o Schools, Private
o Schools, Religious
• Recreation, Places of added to Fitness Center and Parks and Playgrounds, Public (previously named Parks, Public)
• Other Residential Care Facilities includes:
o Foster Family Homes
o All other types of miscellaneous residential care facilities that were added for the Housing Element Update (see the definition for description of what those facilities include).
• Residential Care Facilities, Large includes:
o Residential Care Facility, Large
o Residential Care Facility for Persons with Chronic Life-Threatening Illness, Large o Residential Care Facility for the Elderly, Large
• Residential Care Facilities, Small includes:
o Residential Care Facilities, Small
o Residential Care Facility for Persons with Chronic Life-Threatening Illness, Small o Residential Care Facility for the Elderly, Small
• Grocery Store includes:
o Food Stores (6:00 a.m.-11:00 p.m. only)
o Food Stores, Before 6:00 a.m. and After 11:00 p.m.
o Butcher Shops
o Dairy Products Store
Note: The timing limitations associated with the old Food Stores use terms were moved to the definition of Grocery Store.
• Drinking Establishments includes:
o Bars
o Alcohol, On-Sale
1156
ATTACHMENT 13
3 • Restaurants includes:
o Bakery
o Bakery Goods Store
o Delicatessens
o Restaurants
o Restaurants, Cafes
o Restaurants, Take-Out
Note: This definition does not include an allowance for a restaurant serving alcohol.
Staff have created a separate new use to allow for a restaurant use that includes alcohol and/or live entertainment.
• Restaurants, With Alcohol and/or Entertainment includes:
o Restaurants
o Alcohol, On-Sale
• Auto, Vehicle, and Parts Sales and Rentals includes:
o Automotive, Rental
o Automotive, Sales
o Motorcycle, Sales
• Banks and Financial Services, Retail includes:
o Banks
o Savings & Loan Institution
o Financial/Real Estate Services
• Retail Stores, General Merchandise includes:
o Animal Grooming Supplies
o Audio/video Sales and Services
o Bakery Goods Store (No on-site baking)
o Bicycle, Sales and Repair
o Candy Shops
o Cigar Stores
o Clothing Stores
o Computers, Sales and Repair
o Florists
o Furniture Stores
o Hardware Stores
o Jewelry Stores
o Leather Goods Stores
o Musical Instruments Sales and Service
o Paint Stores
o Pet Stores
o Pharmacy
o Photographic Equipment Sales and Service
o Professional, Optician
o Sporting Goods Stores
o Stationery Stores
o Toy Stores
1157
ATTACHMENT 13
4 o Wall Paper Stores
• Personal Services includes:
o Animal Grooming
o Barber Shops
o Beauty Parlors
o Beauty Support Services
o Shoe Repair
o Tool Repair, Commercial
o Travel Bureaus
• Repair and Maintenance, Consumer Products includes:
o Appliances, Repair and Domestic
o Audio/video Sales and Services
o Bicycle, Sales and Repair
o Business Machine Sales and Repair
o Computers, Sales & Repair
• Service Stations includes:
o Automotive, Gasoline, Full and Self-Service
o Automotive, Gasoline, Service Station, Full and Self Service o Automotive, Gasoline with Convenience Market
o Automotive, Wash
• Vehicle Repair and Maintenance includes:
o Automotive, Service and Repair
o Motorcycle, Services and Repairs
• Business Support Services includes:
o Business Support Services
o Business Machine Sales and Repair
o Blueprinting Shops
o Computers, Sales and Repair
o Mail Services
o Printing Shops
o Tool Repair, Commercial
• Offices includes:
o Financial/Real Estate Services
o Professional, Offices
o Professional, Real Estate
o Studios
• Medical Services, Doctor Offices includes:
o Professional, Dental
o Professional, Medical
o Professional, Optometrist
• Medical Services, Extended Care includes:
o Alcoholism and/or Drug Treatment Facility Small
o Alcoholism and/or Drug Treatment Facility, Large
o Convalescent Homes
1158
ATTACHMENT 13
5 o Drug Stores, Including Drug and/or Alcoholism Treatment Facility, Small o Drug Stores, Including Drug and/or Alcoholism Treatment Facility, Large o Pediatric Day Health and Respite Care Facility
• Laundry, Dry-Cleaning, and Laundromats includes:
o Dry Cleaners
o Dry Cleaners, Self-Service
o Laundries
o Laundry, Self-Serve
D. Removed Uses
These uses were removed because they were outdated terms or uses. • Manufacturing, Light
• Variety Stores
• Wholesale Warehouses
1159
LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Recreation, Education, and Public Assembly
Day Care Centers C (2,3) C (2,3) C (2,3) C (3) C (3) C (3) C (3) C (3) - C (3) Day Care Homes, Large Family C (3) C (3) C (3) C (3) C (3) C (3) C (3) C (3) - C (3) Day Care Homes, Small Family P P P P P P (4) C (3) C (3) - C (3) Elementary and Secondary Schools - - P (2) P P P C (3) C (3) - C (3) Fitness Centers - - - - - - C (3) C (3) C (3) P
Fitness Centers, Classes as Primary Use - - - - - - C (3) C (13) - P Indoor Entertainment Facilities - - - - - - - C (3) - C (3) Libraries and Museums - - - - - - P P - P
Religious Institutions - - C (2,3) C (3) C (3) - C (3) C (3) C (3) C (3) Schools, Specialized Education and Training - - C (2,3) C (3) C (3) C (3) C (3) C (3) - C (3) Service Organizations and Clubs - - - - - P/C (15) P/C (15) P/C (15) P/C (15) P/C (15) Theaters and Meeting Halls - - - - - - - C (3) - C (3)
Parks and Playgrounds, Public P (2) P (2) P (2) P P P P P - C (3) Residential
Emergency Shelters - - - - - P - - P P
Live-Work - Ground Floor Commercial - - - - - - P P P P (14) Low Barrier Navigation Centers - - - - - P P P P P
Other Residential Care Facilities P P P P P P P P - P
Residential Care Facilities, Large P (2) P (2) P (2) P P C (3) C (3) C (3) C (3) C (3) Residential Care Facilities, Small P P P P P C (3) C (3) C (3) C (3) C (3) Residential, Accessory Dwelling Units P P P P P P P P P P Residential, Multi-Family (2 to 4 units) C (3) C (3) P P P C (3) P P (10) P P (14) Residential, Multi-Family (5+ units)
P (6) P (6) P (6) P P C (3) P/C (3,16) P/C
(3,10,16) P/C (3,16) P/C
(3,14,16)
LAND USE REGULATIONS TABLE
TABLE 3A
"P" = Permitted Use "C" = Conditionally Permitted Use "-" = Not Permitted
DISTRICT
ATTACHMENT 16
1160
LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Residential, Single Family Attached - - - P P P/C (3,16) P/C (3,16) P/C (3,16) P/C (3,16) P/C (3,16) Residential, Single Family Detached P P P P P C (3) C (3) - C (3) C (3) Residential,
Single-Room Occupancy Units (7) P P P P P - P P (10) P P (14) Supportive Housing P P P P P C (3) P P P P
Transitional Housing P P P P P C (3) C (3) C (3) C (3) C (3) Retail
Food and Beverage Stores
Farmers Markets - - - - - - C (3) C (3) - C (3)
Grocery Stores - - - - - - P/C P/C - P/C
Food Services
Alcoholic Beverage Sales, Off-Premises - - - - - - C (3) C (3) C (3) P/C (1) Caterers - - - - - - - P P P
Drinking Establishments - - - - - - - C (3) - C (3)
Restaurants - - - - - - P P C (3) P
Restaurants, Fast Food - - - - - - - - - C (3)
Restaurants, With Alcohol and/or
Entertainment - - - - - - C (3) P C (3) P
Retail Sales
Auto, Vehicle, and Parts Sales and Rentals - - - - - - - - - C (3) Banks and Financial Services, Retail - - - - - - - P - C (3) Building Material Stores - - - - - - - - - C (3)
Cell Phone & Wireless Stores - - - - - - - P C (3) P
Department Stores - - - - - - - P - P
Medicinal Cannabis Facilities - - - - - - - - - -
Non-Medicinal Cannabis Facilities - - - - - - - - - -
Nurseries - - - - - - - C (3) C (3) P
Retail Stores, General Merchandise - - - - - - P P P P
Services
Consumer Services
ATTACHMENT 16
1161
LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Mini-Storage - - - - - - - - C (3) C (3)
Personal Services - - - - - - P P P P
Repair and Maintenance, Consumer Products - - - - - - P P P P Animal Boarding - - - - - - - C (3) C (3) C (3)
Laundry, Dry-Cleaning, and Laundromats - - - - - - P - C (3) C (3) Auto-Oriented Services
Service Stations - - - - - - - - C (3)(8)(9) C (3)(8)(9) Vehicle Repair and Maintenance - - - - - - - - C (3) C (3) Professional, Business, and Administrative
Services
Business Support Services - - - - - - P P C (3) P
Light Manufacturing - - - - - - - - - C (3)
Offices - - - - - - P P/C (15) P/C (15) P
Wholesale and Distribution - - - - - - - - - C (3)
Research and Development - - - - - - - - C (3) C (3)
Health Services
Medicinal Cannabis Facilities - - - - - - - - - -
Medical Services, Clinics, Urgent Care - - - - - - - - - C (3) Medical Services, Doctor Offices - - - - - P (4) P P C (3) P Medical Services, Extended Care P/C (1,2,3) P/C (1,2,3) P/C (1,2,3) P/C (1,2,3) P/C (1,2,3) C (3) C (3) C (3) - C (3) Medical Services, Hospitals - - - - - P P P - P
Medical Services, Veterinary Clinics and
Hospitals - - - - - P (4) P P C (3) P
Temporary Uses and Events
Temporary Uses and Events - - - - - C (13) C (13) C (13) C (13) C (13) Transportation, Communications, and
Infrastructure
Communications Equipment Buildings C (2,3) C (2,3) C (2,3) C (3) C (3) C (3) C (3) C (3) C (3) C (3) Electric Transmission Line Routes of 12 Kv or
greater prior to ROW Acquisition - C (2,3) C (2,3) C (3) C (3) C (3) C (3) C (3) C (3) C (3) ATTACHMENT 16
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LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Institutional, Public - - P (2) P P P P P P P
Institutional, Non-Profit - - C (2,3) C (3) C (3) C (3) C (3) C (3) C (3) C (3) Mail Services - - - - - - - P C (3) P
Parking Garages, Commercial - - - - - - C (3) C (3) - P Parking Lots, Commercial - - - - - - C (3) C (3) - P
Transportation Services, Transit Stops - - - - - - - P - P Utility Substations C (2,3) C (2,3) C (2,3) C (3) C (3) C (3) C (3) C (3) C (3) C (3) Water Tanks C (2,3) C (2,3) C (2,3) C (3) C (3) C (3) C (3) C (3) C (3) C (3) Windmills - C (2,3) C (2,3) C (3) C (3) C (3) C (3) C (3) - C (3) Wireless Telecommunications Facilities C (3,11) C (3,11) C (3,11) C (3,11) C (3,11) C (3,11) C (3,11) C (3,11) C (3,11) C (3,11) Visitor-Serving Accommodations
Bed and Breakfast Inns - - - - - - C (3) C (3) - C (3)
Hotels - - - - C (3) - - C (3) - C (3)
Ancillary Uses
Accessory Uses P P P P P P (4) P P P P
ATMs - - - - - - C (3) P C (3) P
Conversion of Residential Use to Professional
or Commercial Use
- - - - - C (3) C (3) C (3) C (3) C (3)
Drive-Through Services - - - - - - - - - C (3)
Home Occupations P (2) P (2) P (2) P P P P P (4) - P
Office, Ancillary - - - - - - P (12) P (12,15) P (12) P (12) Outdoor Sales and Rental, Ancillary - - - - - - C (3) C (3) C (3) C (3) Personal Cannabis Cultivation(5) P P P P P P P P P P
(3) Reference Section 10-1305 of Article 13 of this Chapter. (1) See definition for more information about the permitting requirements based on the type of use. (2) Use is prohibited on lots created by California Government Code Sections 65852.21 and 66411.7. (4) Reference Article 5 of this Title.
(5) Reference Section 10-3.1801 of Article 18 of this Chapter. (6) Two units permitted pursuant to Chapter 10-4.101, implementing California Government Code Sections 65852.21 and 66411.7. (7) Reference Section 10-3.1901 of Article 19 of this Chapter.
ATTACHMENT 16
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LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
(17) Residential use(s) assocaited with mixed-use development(s) shall occupy at least 50% of the total floor area. (9) Upon change of occupancy, buildings or leasable space having a minimum of one thousand two hundred (1,200) square feet of gross floor area shall be subject to the granting of a conditional use permit and design review as set forth in Articles 13 and 15 of this Title. (10) Residential uses are allowed only on upper floors. (11) A Conditional Use Permit is required unless the project meets the qualifications for Town review under Section 6409(a) of the Middle Class Tax Relief and Job Creation Action of 2012 (47 U.S.C. § 1455(a)).
(8) Reference Chapter 6 of this Title.
(13) Reference Section 10-3.1304 of Article 13 of this Chapter. (14) For properties south of Ross Avenue, residential uses are allowed only on upper floors or behind the ground floor commercial/office use. (15) Required to obtain a Conditional Use Permit for occupation at the ground floor level. (16) Dependent upon the maximum density permitted for the site, up to six residential units are permitted. More than six units per site requires a Conditional Use Permit.
(12) Up to 30% of the use may be permitted when it is ancillary to the primary permitted commercial use.
ATTACHMENT 16
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General Descrip�on of Ar�cle 17. Defini�ons - Repeal and replace Ar�cle 17. Defini�ons I. Amend defini�on of Accessory Use, Residen�al
II. Amend defini�on of Ally
III. Amend defini�on of Banks and Financial Services, Retail IV. Amend defini�on of Bed and Breakfast Inn
V. Amend defini�on of Convalescent homes
VI. Amend defini�on of Day Care Center
VII. Amend defini�on of Day Care Home, Large Family
VIII. Amend defini�on of Day Care Home, Small Family
IX. Amend Drug treatment and/or Alcoholism Treatment Facility X. Amend defini�on of Duplex
XI. Amend defini�on of Fitness Center(s)
XII. Amend defini�on of Hotel
XIII. Amend defini�on of Mail Service
XIV. Amend defini�on of Medical Office
XV. Amend defini�on of Mini Storage
XVI. Amend defini�on of Nurseries
XVII. Amend defini�on for Offices
XVIII. Amend defini�on of Outdoor Sales and Rental
XIX. Amend defini�on of Parking Garages, Commercial
XX. Amend defini�on of Parking Lot, Commercial
XXI. Amend defini�on of Residen�al Care Facility, Large XXII. Amend defini�on of Residen�al Care Facility, Small XXIII. Amend defini�on of Mul�-family residence
XXIV. Amend defini�on of Restaurants
XXV. Amend defini�on of Restaurants, fast food.
XXVI. Amend defini�on of Service Sta�ons
XXVII. Amend defini�on of Setbacks
XXVIII. Amend defini�on of Story
XXIX. Amend defini�on of Street Frontage
XXX. Amend defini�on of Temporary Use
XXXI. Amend defini�on of Transi�onal Housing
XXXII. Amend defini�on of Transporta�on Services
XXXIII. Amend defini�on of Triplex
XXXIV. Amend defini�on of Wholesale and Distribu�on
XXXV. New defini�on for Alcoholic Beverage Sales, Off-Premises XXXVI. New defini�on for Ancillary
XXXVII. New defini�on for Animal Boarding
XXXVIII. New defini�on of Auto, Vehicle, and Parts Sales and Rentals XXXIX. New defini�on for Automated Teller Machines
XL. New defini�on for Building Material Store
XLI. New defini�on for Business Support Services
XLII. New defini�on for Cell Phone and Wireless Stores
ATTACHMENT 17
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XLIII. New defini�on for Department Store
XLIV. New defini�on for Drinking Establishment
XLV. New defini�on for Drug and/or Alcoholism Treatment Facility, Large XLVI. New defini�on for Drug and/or Alcoholism Treatment Facility, Small XLVII. New defini�on of Elementary and Secondary Schools XLVIII. New defini�on of Farmers Market
XLIX. New defini�on of Fitness Centers, Classes as a Primary Use L. New defini�on of Grocery Stores
LI. New defini�on of Indoor Entertainment Facili�es
LII. New defini�on of Laundry, Dry Cleaning and Laundromats LIII. New defini�on of Libraries and Museums
LIV. New defini�on of Light Manufacturing
LV. New defini�on of Live-Work
LVI. New defini�on of Live-work, Ground Floor Commercial LVII. New defini�on of Low-Barrier Naviga�on Center
LVIII. New defini�on of Medical Services, Clinics and/or urgent care LIX. New defini�on of Medical Services, Doctor Offices
LX. New defini�on Medical Services, Extended Care
LXI. New defini�on of Medical Services, Hospitals
LXII. New defini�on of Medical Services, Veterinary Clinics and Hospitals LXIII. New defini�on of Mini-Storage
LXIV. New defini�on of Nurseries
LXV. New defini�on of Offices
LXVI. New defini�on of Other Residen�al Care Facili�es
LXVII. New defini�on of Outdoor Sales and Rental, Ancillary LXVIII. New defini�on of Parks and Playgrounds, Public
LXIX. New defini�on of Personal Services
LXX. New defini�on of Religious Ins�tu�on
LXXI. New defini�on of Repair and Maintenance, Consumer Products LXXII. New defini�on of Research and Development
LXXIII. New defini�on of Residen�al Care Facili�es, Large LXXIV. New defini�on of Residen�al Care Facili�es, Small LXXV. New defini�on for Residen�al, Mul�-Family (2-4 Units) LXXVI. New defini�on for Residen�al, Mul�-Family (5+ Units) LXXVII. New defini�on for Restaurants, with Alcohol and/or Entertainment LXXVIII. New defini�on for Retail Stores, General Merchandise LXXIX. New defini�on of Schools, Specialized Educa�on and Training LXXX. New defini�on of Service Organiza�ons and Clubs
LXXXI. New defini�on of Storage, Ancillary
LXXXII. New defini�on of Theaters and Mee�ng Halls
LXXXIII. New defini�on of Vehicle Repair and Maintenance LXXXIV. New defini�on of Wireless Telecommunica�ons Facili�es.
LXXXV. Delete defini�on for Child day care facility
LXXXVI. Delete defini�on of Family daycare home
ATTACHMENT 17
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LXXXVII. Delete defini�on of Drug treatment and/or alcoholism LXXXVIII. Delete defini�on of Mini-warehouse
LXXXIX. Delete defini�on of Nursery
XC. Delete defini�on of Office, Medical
XCI. Delete defini�on of Office, professional
XCII. Delete defini�on of Places of Entertainment
XCIII. Delete defini�on of Professional dental
XCIV. Delete defini�on of Professional, Medical
XCV. Delete defini�on of Professional, medical, day treatment center XCVI. Delete defini�on of Professional, op�cian
XCVII. Delete defini�on of Professional, optometrist
XCVIII. Delete defini�on of Professional, real estate
XCIX. Delete defini�on of Professional, veterinary
C. Delete defini�on of Residen�al Care facility for the elderly, large CI. Delete defini�on of Residen�al Care facility for the elderly, small CII. Delete defini�on of Residen�al care facility for persons with chronic lifethreatening illness, large CIII. Delete defini�on of Residen�al care facility for persons with chronic lifethreatening illness, small CIV. Delete defini�on of Residen�al, mul�-family
CV. Delete defini�on of School, preschool
CVI. Delete defini�on of School, private
CVII. Delete defini�on of School, public
CVIII. Delete defini�on of School, religious
CIX. Delete move defini�on of Small family daycare home S:\PLANNING\GENERAL PLAN\HOUSING ELEMENT UPDATE\Zoning Ordinance Amendments\General Plan and Zoning Ordinance Amendment List.docx
ATTACHMENT 17
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ATTACHMENT 18
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ATTACHMENT 1
8 1169
ATTACHMENT 1
8 1170
Town of San Anselmo Housing Element
2023-2031 Update
Initial Study of Potential Housing Element Update Environmental Impacts prepared for:
The Town of San Anselmo
525 San Anselmo Avenue
San Anselmo, California 94960
prepared by:
CHPlanning, Ltd
1520 Locust Street, Suite 401
Philadelphia, PA 19102
with the assistance of:
Houseal Lavigne
360 E 2nd Street, Suite #800
Los Angeles, CA 90012
June 2023
ATTACHMENT 19
1171
Town of San Anselmo Housing Element Update 2
Initial Study
Table of Contents
Executive Summary......................................................................................................................... 5 Project Synopsis.............................................................................................................................. 5
1.0 INTRODUCTION......................................................................................................................... 6 Summary of Findings................................................................................................................... 7 Report Organization.................................................................................................................... 8
2.0 PROJECT DESCRIPTION.............................................................................................................. 8
2.1 Project Location..................................................................................................................... 8
2.2 Project Description.............................................................................................................. 13
2.3 General Plan Designation.................................................................................................... 16
2.4 Background and Project Objectives.................................................................................... 16
2.5 Existing Land Use Designation and Zoning.......................................................................... 17
2.6 Environmental Factors Potentially Affected: ...................................................................... 22 CERTIFICATION: ......................................................................................................................... 23 Evaluation Of Environmental Impacts....................................................................................... 25
3.1 Aesthetics............................................................................................................................ 27
3.2 Agricultural and Forestry Resources................................................................................... 33
3.3 Air Quality............................................................................................................................ 37
3.4 Biological Resources............................................................................................................ 45
3.5 Cultural Resources............................................................................................................... 57
3.6 Energy.................................................................................................................................. 61
3.7 Geology and Soils................................................................................................................ 65
3.8 Greenhouse Gas Emissions................................................................................................. 71
3.9 Hazards and Hazardous Materials....................................................................................... 77
3.10 Hydrology and Water Quality ........................................................................................... 83
3.11 Land Use and Planning ...................................................................................................... 91
3.12 Mineral Resources............................................................................................................. 97
3.13 Noise.................................................................................................................................. 99 ATTACHMENT 19 1172
Town of San Anselmo Housing Element Update 3
Initial Study
3.14 Population and Housing .................................................................................................. 103
3.15 Public Services................................................................................................................. 105
3.16 Recreation ....................................................................................................................... 109
3.17 Transportation................................................................................................................. 113
3.18 Tribal Cultural Resources ................................................................................................ 117
3.19 Utilities and Service Systems........................................................................................... 121
3.20 Wildfire............................................................................................................................ 127
4.0 Supporting Documentation .................................................................................................. 135 APPENDIX A: Acronyms and Abbreviations ............................................................................ 135 APPENDIX B: Transportation Impact Analysis......................................................................... 138 APPENDIX C: VMT Thresholds of Signficance Policy .............................................................. 149 APPENDIX D: List of General Plan and Zoning Code Amendments......................................... 155 APPENDIX C: Footnotes........................................................................................................... 167 ATTACHMENT 19 1173
Town of San Anselmo Housing Element Update 4
Initial Study
This page is intentionally left blank
ATTACHMENT 19 1174
Town of San Anselmo Housing Element Update 5
Initial Study
Executive Summary
This document is an Initial Study (IS) analyzing the environmental effects of the proposed update to the Town of San Anselmo’s Housing Element Update (HEU). The HEU comprises the “project” reviewed. It would enable production of 833 additional housing units on 172 existing parcels that comprise 70.435-acres of land. New housing units would be made possible through modifications of the zoning code to increase the allowable housing unit density. This density increase will occur in the developed areas of the town and suggests lots that are already developed will need to be redeveloped. As a result, no new lots are proposed, and no agricultural or undeveloped forested lands would be impacted to accomplish the new housing units. This update covers the period of 2023 through 2031. Overall, this report summarizes the applicable federal, state, and local regulations, reviews specific environmental conditions within the Town boundary, and then determines that the proposed environmental impacts resulting from this project will have at most a “less than significant impact” on the of Town of San Anselmo. These findings indicate a Negative Declaration (IS/ND).
Project Synopsis
Project applicant Lead Agency
Town of San Anselmo
Planning Department
525 San Anselmo Avenue
San Anselmo, California 94960
Email: [email protected]
Phone: 415-258-4617
Lead Agency Contact
Heidi Scoble, Planning Director
ATTACHMENT 19 1175
Town of San Anselmo Housing Element Update 6
Initial Study
1.0 INTRODUCTION
In accordance with the California Environmental Quality Act (CEQA) (California Public Resources Code [PRC] §21000 et seq.) and the State CEQA Guidelines (California Code of Regulations [CCR], Title 14, §15000 et seq.), this Initial Study has been prepared to evaluate the potential environmental effects associated with the Town of San Anselmo's (Town) Housing Element Update (HEU), which represents the Town’s policy program for the 2023 – 2031 6th Cycle planning period.
The Housing Element is one of several State-mandated General Plan elements and is included in the Town’s General Plan. The purpose of the HEU is to identify and plan for existing and projected housing needs.
This analysis includes:
• The description of the proposed project and appropriate project vicinity maps. • An evaluation of the project’s potential environmental impacts. • Key findings related to the analysis of 20 predetermined environmental features; and, For purposes of the CEQA review and compliance, the Town of San Anselmo (Town) serves as the Lead Agency. In accordance with the State CEQA Guidelines, the Town has the authority for environmental review and certification of all environmental documentation.
This Initial Study is intended to be used as a tool to inform the Town and community while reviewing and considering further action on the proposed project. The Town of San Anselmo and lead decision makers may elect to use this environmental analysis for discretionary actions associated with the project implementation.
In each planning cycle, the California Department of Housing and Community Development (HCD) determines the Regional Housing Needs Assessment (RHNA) by income level for each region’s Council of Governments (COG). For the San Francisco Bay Area, the Association of Bay Area Governments (ABAG) allocates each jurisdiction’s share of potential housing sites. The Housing Element is required to identify potential candidate housing sites by income category to meet the Town’s RHNA allocation.
The proposed HEU supports the Housing Policy Plan, which addresses the Town’s identified housing needs and includes goals, policies, and programs concerning housing and housingrelated services, as well as the Town’s approach to addressing its share of the regional housing ATTACHMENT 19 1176
Town of San Anselmo Housing Element Update 7
Initial Study
need for the 6th Cycle planning period. The proposed project includes 833 new housing units located on 172 potential sites that comprise 70.435 acres of land.
Summary of Findings
As set forth in State CEQA Guidelines Section 15070, a public agency can prepare or have prepared an Initial Study leading to a Negative Declaration (IS/ND) or a Mitigated Negative Declaration (IS/MND) for a project subject to CEQA when:
a) The initial study shows no substantial evidence, considering the whole record before the agency, that the project may have a significant effect on the environment, or b) The initial study identifies potentially significant effects, but 1) Revisions in the project plans or proposals made by, or agreed to by the applicant before the proposed mitigated negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and 2) There is no substantial evidence, considering the whole record before the agency, that the project as revised may have a significant effect on the environment.
Based on the Environmental Checklist Form and supporting environmental analysis completed for the proposed project, the project would have “no impact” or a “less than significant impact” on the following environmental issue areas:
• Aesthetics
• Agricultural and Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
ATTACHMENT 19 1177
Town of San Anselmo Housing Element Update 8
Initial Study
• Mineral Resources
• Noise
• Population and Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfires
No environmental features were assessed and found to be significantly impacted by this project.
Report Organization
This document has been organized into the following sections:
Section 1.0 – Introduction. This section provides an introduction and overview describing the conclusions of the Initial Study.
Section 2.0 – Project Description. This section provides the essentials of this project including the location, project summary and a discussion of the 6th Cycle Housing Element Update.
Section 3.0 – Initial Study Environmental Checklist and Evaluation. This section describes the environmental setting and evaluates the potential impacts that may result from project implementation.
Section 4.0 – Supporting Documentation. The section identifies resources used to prepare the Initial Study and contains a list of Acronyms and Abbreviations used throughout this document.
2.0 PROJECT DESCRIPTION
2.1 Project Location
The Town of San Anselmo is an incorporated town located in southeast Marin County. It is approximately 20 miles north of the City and County of San Francisco. The Town is bordered by San Rafael and Highway 101 to the east, Fairfax to the west, and Ross to the south. The Town is dominated by views of the Ross Valley. To the north are Red Hill and Grove Hill. To the southwest is Bald Hill. To the east is Moore Hill and in the distance to the south is Mount Tamalpais – often considered to be a symbol of Marin County. Oakland (OAK) Airport is 26.4 miles away and San Francisco (SFO) Airport is 26.7 miles from the Town.
ATTACHMENT 19 1178
Town of San Anselmo Housing Element Update 9
Initial Study
San Anselmo, sometimes referred to as the “Hub”, is at the juncture of major arterials leading from the Greater Bay Area and Marin County urban centers to West Marin’s bucolic agricultural and coastal communities. The Regional Location Map in Figure 1 depicts the Town’s central location among developed areas of the County, and its key position in the region.
The Town of San Anselmo (Town), nestled at the base of Mt. Tamalpais in Marin County, California, is home to about 13,000 residents. The Town’s resilient economy survived the Great Recession, periodic floods, and growing competition from regional and Internet retail.
ATTACHMENT 19 1179
Town of San Anselmo Housing Element Update 10
Initial Study
Figure 2.1 - Regional Context Map – Marin County, with Town of San Anselmo indicated in red San Anselmo
Marin County
ATTACHMENT 19 1180
Town of San Anselmo Housing Element Update 11
Initial Study
Figure 2.2 - Town of San Anselmo Existing Land Use and Building Footprints ATTACHMENT 19 1181
Town of San Anselmo Housing Element Update 12
Initial Study
Local Context
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, according to the Town’s General Plan. San Anselmo desires to remain a small-town community and will be an alternative for those seeking refuge from San Francisco as in days past. Young and growing families move to San Anselmo looking for a less intense urban environment to raise children, access to high-quality schools, and proximity to recreation. While many residents continue to commute to high-paying jobs in the San Francisco financial center, Marin County businesses founded by entrepreneurial residents attracted by the region’s amenities have created thriving local industries in the areas of health care and biotech, tourism, music, and film.
The Town has few vacant lots available for development and is largely “built out.” According to the Town’s General Plan, conservation efforts will focus on preservation of steep slopes and ridges especially for the aesthetic value. Additional efforts will focus on preserving the Town’s neighborhood character, image, and quality of life. Reducing the impacts of flooding and limiting the development in the flood plain, redeveloping vacant school properties are also priorities.
The Town has, and will continue to have, smaller scale commercial development. Commercial lots range from 1,000 square feet to 4.5 acres, with the average lot size approximately 15,000 square feet in the general commercial areas.
In the oldest part of the Downtown area, the average lot size is around 5,500 square feet.
Downtown San Anselmo has managed to retain much of the original character of its buildings, although many of the facades have been modified over time. The Town’s downtown has evolved from a railroad hub and older traditional town center into a vital retail center. Key challenges are typical to similar destinations and include items like convenient and plentiful parking are sometimes hard to find during peak periods. More significant challenges revolve around San Anselmo Creek. The areas surrounding this significant waterway are subject to flooding. San Anselmo is wrestling with solutions to periodic floods that create considerable damage, including damage to downtown. The Town is pursuing projects to reduce the flooding risk and works with businesses to install and maintain flood control gates.
ATTACHMENT 19 1182
Town of San Anselmo Housing Element Update 13
Initial Study
2.2 Project Description
This project consists of the comprehensive HEU for the Town of San Anselmo. The Housing Element is a State-required element to the Town of San Anselmo’s General Plan. The HEU provides a policy framework for the Town to meet the needs, availability, and adequacy of housing. Pursuant to Regional Housing Needs Assessment (RHNA) the HEU will provide a framework and pathway for the development of housing to meet the Town’s need through the year of 2031, as established by the State of California and identifies the rezoning and redevelopment strategies needed to reach the housing capacity required by the assessment.
This HEU will inform the period of 2023-2031 and serves these purposes:
• Compliance with California State Law’s requirement that all cities and counties maintain an updated General Plan with Housing as one of the required elements • Meet the required housing unit increase identified in the sixth cycle Regional Housing Needs Allocation (RHNA) including a “no Net Loss” buffer to ensure compliance with meeting RHNA
• Affirmatively further fair housing and identify potential environmental justice and social equity issues to support positive economic, educational, and health outcomes for lowincome families—particularly long-term outcomes for children • Bring the General Plan into conformance with recently enacted State laws ATTACHMENT 19 1183
Town of San Anselmo Housing Element Update 14
Initial Study
• Include consideration of recent State Housing Legislation that removes barriers and streamlines the processes for new housing
This Initial Study considers 151 candidate housing parcels comprised of existing lots on approximately 45.45 acres within the Town’s boundaries; see Figure 3.0: Candidate Housing Sites Inventory.
The RHNA requires that the Town plan for and accommodate 833 net new housing units affordable to four specified income categories. To meet this increased housing unit identification requirement, the Town is amending the zoning code to allow for housing unit increases on 151 identified Housing Opportunity Sites (see Figure 2.0). The means for accommodating this increase in housing unit sites is to increase allowable housing unit density on selected parcels according to their zoning district. The extent of density increase varies. For instance in the commercial districts C-L and C-3, the allowable density would increase from 20 to 30 dwelling units per acre.
These changes impact 45.26 acres of land which is approximately 3% of the land area that makes up the Town’s boundary. Many of the Housing Element opportunity sites are along major arterial roads. This will create increased opportunities for a “mixed-use” development pattern close to transit corridors. Residential uses will be broadly mixed with commercial and other uses that will permit strategic access to all areas including main public transit routes.
Residents will have a variety of transportation options and easy access to a variety of community services.
The HEU establishes a variety of policies, programs, and actions to facilitate the development of housing. As such, the adoption of the HEU will also include General Plan and Zoning Code amendments. The Zoning Code amendments are listed in Appendix D and includes the following:
• General Plan Land Use Element amendments
• General Plan Housing Element to repeal and replace the 2015 adopted Housing Element • General Plan Land Use Designation Map Amendments
• Zoning Code Map amendments
• Zoning Code Land Use and Definition Amendments
• Zoning Code Development Standards Amendments
• Zoning Code Parking Amendments
• Zoning Code Conditional Use Permit Amendments
ATTACHMENT 19 1184
Town of San Anselmo Housing Element Update 15
Initial Study
Figure 2.3 - Town of San Anselmo Housing Element opportunity sites ATTACHMENT 19 1185
Town of San Anselmo Housing Element Update 16
Initial Study
2.3 General Plan Designation
This work is an update of the HEU for the planning period of 2023 to 2031 of the San Anselmo General Plan. The Housing Element includes an assessment of housing needs and lays out policies for meeting those needs.
2.4 Background and Project Objectives
The Housing Element Law, enacted in 1969, mandates that local governments in California adequately plan, and meet the anticipated housing needs of their communities. These needs must be provided through the Housing Element. The Housing Element will ensure there are opportunities for suitable housing across all segments of the community. The Housing Element Law also requires that the Housing Element be updated every eighth year and mandates that the effort also reflects the most recent economic trends as well as demographic conditions.
The State of California Department of Housing and Community Development requires that this HEU for the Town to be adopted by January 30, 2023. The HEU will be in effect through 2031.
As required by the State of California Housing and Community Development, the HEU addresses new State mandated requirements. One such requirement is the 6th cycle Regional Housing Needs Allocation. The 6th cycle RHNA is significant for the entire region. This HEU would require significant efforts to identify additional sites with sufficient capacity for the increased RHNA, taking into consideration the adequate sites requirements under new Housing Element laws (SB 166, AB 1397, etc.).
This effort will also adequately address Government Code Section 65583.2(g)(3) which requires that communities supply replacement unit opportunities on certain sites identified in the overall Inventory of Sites.
This Initial Study looks at the policies, programs and details of the Housing Element that may result in significant environmental impacts. Under this proposal the Town will provide zoned capacity for 833 housing units. This planned growth is intended to provide a conservative approach to meet the Town’s RHNA growth allocation. While the plan provides for the zoning capacity, this plan also identifies that most of the new Housing Element opportunities will occur on land that is already developed. In reviewing the 151 lots that Town of San Anselmo is considering, eight of these lots (which together total approximately seven acres in land area) are listed as unimproved. Of these, five are developed in part as parking lots, one is wooded, and two are covered with grassy vegetation. The remaining 143 lots are listed as “improved lots.” This matters when considering overall environmental impacts and conditions. Rather than allocate significant undeveloped land for development, the Town is suggesting ATTACHMENT 19 1186
Town of San Anselmo Housing Element Update 17
Initial Study
redevelopment opportunities for 151 existing lots in or adjoining previously developed areas within the municipal boundaries.
2.5 Existing Land Use Designation and Zoning
Existing Land Use Designations:
R-1-H Very Low-Density Residential District. - allows a maximum density of one residential unit for each gross 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 landforms 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.
R-1-C Single-Family Residential-Conservation District. - allows a maximum density of one residential unit for each gross acre of land. This District is generally applied to those developed and undeveloped lots ranging from one to two acres in size and located at or above one hundred fifty (150) feet above Mean Sea Level (see map under Available Land inventory) 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.
ATTACHMENT 19 1187
Town of San Anselmo Housing Element Update 18
Initial Study
Figure 2.4 Map of San Anselmo Zoning Districts
1188
Town of San Anselmo Housing Element Update 19
Initial Study
R-1 Single-Family Residential District. - allows a density range of between one and six residential units for each acre of land. The minimum lot area for R-1 lots is also regulated by the Town’s Slope Density regulations. This District is generally applied to established residential neighborhoods characterized by single-family detached residential units on conventional lots.
Much of the land area in this District has previously been developed. Additionally, this District is applied to lots located at or above one hundred fifty (150) feet above Mean Sea Level which are further regulated through the requirement for 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.
R-2 Medium Density Residential District. - allows a density range of between six and twelve residential units for each acre of land. This District is generally applied to lands adjacent to Sir Francis Drake Boulevard and to land areas abutting or facing commercial land uses. Lots within the District would be developed with either duplex or triplex style development, although single-family detached residential units will also be permitted.
R-3 High Density Residential District. - allows a density range of between thirteen and twenty residential units for each acre of land. This District is generally applied to lands near commercial areas. Lots within the District would be developed with either apartment or condominium style development which reflects a compatibility with the Town's predominantly residential character.
Residential Housing Opportunities (R-HO) District - serve as an "overlay" district to the R-2 and R-3 Districts within the Downtown Mixed designation on the General Plan Land Use Map. The R-HO is not an official zoning district yet, but Program H3.B — Adopt Standards for an “Affordable Housing Overlay Zone” — would amend the San Anselmo Zoning Code to establish specific standards and incentives for the affordable housing overlay zone, including densities, development standards incentives, specified level of affordability, etc. The District's purpose would be to provide opportunities for residential densities greater than that provided for in the R-2 and R-3 Districts, which allow a density range up to 20 units per acre on R-2 properties and a density range up to 28 units per acre on R-3 properties, subject to the provision that 40% of the total units permitted must be available for a rental or sale price affordable to lower income households
Professional District - This District is reflected on the General Plan Land Use Map as "Professional." The minimum lot area for all newly created P lots shall be as described in this table. No allowance for rounding up shall be granted for the last lot in a subdivision, which only partially meets the lot area requirement. This District is generally applied to a few land areas in ATTACHMENT 19 1189
Town of San Anselmo Housing Element Update 20
Initial Study
the vicinity of the Town's commercial area which serve as buffers or transitions between the more intense commercial development and adjoining residential development. The types of professional uses anticipated in the District are those considered compatible with residential and commercial development, and which do not result in the generation of traffic, noise, or other detriments to adjacent residential development. Lots developed with a single-family detached residential use are permitted to have an accessory dwelling unit. An accessory dwelling unit is an accessory residential use that is consistent with the General Plan and does not exceed the allowable density or expand or intensify the residential use.
C-1 Neighborhood Commercial District - This District is reflected on the General Plan Land Use Map as "Neighborhood Commercial," which allows a maximum Floor Area Ratio of 0.65. This District is generally applied to several existing small commercial areas located within established residential neighborhoods.
The purpose of this District is to identify those land areas which have existing commercial development providing limited commercial opportunities to adjacent residential neighborhoods. The types of commercial uses permitted within this District are those which have a market area limited to adjoining residential neighborhoods and which do not result in the generation of traffic, illumination, noise, odors, or other impacts greater than if the District were restricted to residential uses. Examples of the types of uses anticipated within the District are small grocery and drug stores and service businesses such as dry cleaners and laundromats. Lots developed with a single-family detached residential use are permitted to have an accessory dwelling unit. An accessory dwelling unit is an accessory residential use that is consistent with the General Plan and does not exceed the allowable density or expand or intensify the residential use.
C-2 Downtown Commercial District - allows a maximum Floor Area Ratio of 2.0. This Town of San Anselmo Housing Element — May 2015 50 District is generally applied to existing commercial areas along San Anselmo Avenue and Sir Francis Drake Boulevard between The Hub and Ross Avenue. The purpose of this District is to identify those areas which form the Town's central business district. The primary uses expected are businesses referred to as "primary attractors," which are those which draw many of their customers from outside the community. The second type of businesses expected in the District are those which rely upon pedestrian activity generated by the primary attractors. Mixed-uses, combining commercial, office, and residential uses are also allowed within the District, however, offices and residential uses are encouraged to locate above the ground floor to preserve the District's primary purpose of providing for commercial activities.
C-L Limited Commercial District - allows a maximum Floor Area Ratio of 1.0. This District is generally applied to properties lining both sides of Sir Francis Drake Boulevard, west of The Hub, for approximately one-quarter (1/4) of a mile, ending at Bella Vista Avenue. The Land Use category was developed as part of the 1988 General Plan to allow only those commercial uses which will not result in the generation of traffic in volumes sufficient to disrupt the flow of vehicular traffic along Sir Francis Drake Boulevard. Residential uses are allowed within the ATTACHMENT 19 1190
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District which provide mixed-uses, live/work arrangements, and affordable housing that will not result in significant traffic disruption along Sir Francis Drake Boulevard. Offices and residential uses are encouraged to be located above the ground floor to preserve the District's primary purpose of providing for commercial activities. Multi-family uses are encouraged to provide incentives for mass transportation use.
C-3 Commercial District - allows a maximum Floor Area Ratio of 1.0. This District is generally applied to those areas along Redhill Avenue, Sir Francis Drake Boulevard, and the eastern end of San Anselmo Avenue. The purpose of this District is to identify those areas of Town which will afford opportunities for various commercial activities to serve the needs of the community as well as the needs of surrounding communities. Residential uses are allowed within the District which provide mixed-uses, live/work arrangements, and affordable housing that will not result in significant traffic disruption along Sir Francis Drake Boulevard. Offices and residential uses are encouraged to be located above the ground floor to preserve the District's primary purpose for providing commercial activities. Multi-family uses are encouraged to provide incentives for mass transportation use.
PF Public Facilities District - applied to all existing major public land uses, including the Town Corporation Yard, Town Hall, the Police Department, the Public Library, the Fire Service buildings, public parking lots, parks and public schools. Town of San Anselmo Housing Element — May 2015 51
PPD Preliminary Planned Development District - serves as an "overlay" District to all land areas within the Town. The purpose of the District is to provide opportunities to allow development on land areas within the Town which because of size, hillside location, unusual topography, natural resources, or aesthetic appeal cannot be developed through adherence to rigid development standards. The characteristics of these land areas require a flexible approach to provide logical and orderly development while promoting and protecting the public's health, safety, and general welfare. A PPD District is a designation established upon property which may only be developed pursuant to a Town approved specific plan.
SPD Specific Planned Development District - intended to serve as an "overlay" District to all land areas within the Town. The purpose of the District is to provide opportunities to allow development on land areas within the Town which because of size, hillside location, unusual topography, natural resources, or aesthetic appeal cannot be developed through adherence to rigid development standards. The characteristics of these land areas require a flexible approach to provide logical and orderly development while promoting and protecting the public's health, ATTACHMENT 19 1191
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safety, and general welfare. An SPD District refers to a specific plan development approved by the Town.
CF Community Facilities District - applied to certain Town owned property and allows for private use of said properties when appropriate.
OS Open Space District- This District is reflected on the General Plan Planned Land Use Map as "Open Space." This District is generally applied to land intended to be protected and managed as a natural environment with passive recreation usage and no or minimal development. Lands zoned to the OS District include existing open space areas, lands with scenic values or natural resources found to be in the public interest to preserve, or lands not suitable for development due to natural or other hazards associated with the land.
2.6 Environmental Factors Potentially Affected:
The San Anselmo HEU would potentially affect the environmental factors presented in this section. The categories listed are those recommended by CEQA. Each of these elements were reviewed according to the recommended guidelines.
Aesthetics Land Use/ Planning
Air Quality Mineral Resources
Agriculture and Forestry Resources Noise
Biological Resources Population/Housing
Cultural Resources Transportation
Energy Public Services
Geology/Soils Recreation
Greenhouse Gas Emissions Tribal Cultural Resources
Hazards and Hazardous Materials Utilities/Service Systems Hydrology/Water Quality Wildfire
Determination
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Based on this Initial Study evaluation:
☐The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
☐The proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions to the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED.
☐The proposed project MAY have a significant effect on the environment, and an Environmental Impact Report is required.
☐I find that the proposed project MAY have a “potentially significant impact” or “less than significant with mitigation incorporated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on the attached sheets. An Environmental Impact Report is Required, but it must analyze only the effects that remain to be addressed. ☐I find that although the proposed project could have significant effect on the environment, because all potential significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to the applicable standards, and (b) have avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATON pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
CERTIFICATION:
_______________________________
Heidi Scoble, AICP
Planning Director
_____________________
Date
June 9, 2023
X
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3.0 ENVIRONMENTAL CHECKLIST
Purpose of the Initial Study
The project is analyzed in this Initial Study, in accordance with the California Environmental Quality Act (CEQA), to determine if approval would significantly impact the environment. This Initial Study has been prepared pursuant to the requirements of CEQA, under Public Resources Code 21000-21177, of the State CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Sections 15000-15387) and under the guidance of the Town of San Anselmo. The Town of San Anselmo is the Lead Agency under CEQA and is responsible for preparing the Initial Study for the proposed project. The Town of San Anselmo will be a Responsible Agency under CEQA.
Evaluation Of Environmental Impacts
The impact columns heading definitions in the table below are as follows:
• “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. • “Less than Significant Impact with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The mitigation measures must be described, along with a brief explanation of how they reduce the effect to a less than significant level.
• “Less than Significant Impact” applies where the project creates no significant impacts, or only Less Than Significant impacts. An impact may be considered “less than significant” if “project design features” would be implemented by the project or if compliance with applicable regulatory requirements or standard conditions of approval would ensure impacts are less than significant.
• “No Impact” applies where a project does not create an impact in that category. A “No Impact” answer is supported if the referenced information sources show that the impact simply does not apply to projects like the one proposed (e.g., the project would not displace existing residences). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to toxic pollutants, based on a project-specific screening analysis.)
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Environmental and Regulatory Setting – This subsection of each topic area provides:
1) A brief overview of relevant plans, policies, and regulations that compose the regulatory framework for the project and
2) A description of the existing physical environmental conditions at the project site and in the surrounding area, as relevant.
Checklist and Discussion of Impacts – This subsection includes a checklist for determining potential impacts and discusses the project’s environmental impact as it relates to the checklist questions. For significant impacts, feasible mitigation measures are identified. “Mitigation measures” are measures that will minimize, avoid, or eliminate a significant impact (CEQA Guidelines Section 15370). Each impact is numbered using an alphanumeric system that identifies the environmental issue.
Conclusion – This subsection provides a summary of the project’s impact on the resource.
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3.1 Aesthetics
Environmental and Regulatory Setting
Scenic vistas are generally described in two ways: (1) panoramic views (visual access to a large geographic area, for which the field of view can be wide and extend into the distance); and (2) focal views (visual access to a particular object, scene, or feature of interest).
According to the San Anselmo General Plan, the Town’s scenic resources and vistas include natural hills and ridgelines which surround the town and are mostly covered by vegetation. The most prominent of these include the hills at the north and north-west side of the town known as the Sunny Hill, Red Hill, Indian Rock, Bald Hill, and Mt. Tamalpais and Bald Hill. These scenic resources are located at higher elevations and are visible from many points within the town. In addition, the creek-side location is another scenic vista for the town which is accessible through some points within the town.
Figure 3.1. Visualization of topography around study area in town of San Anselmo Analysis Methodology and Thresholds of Significance
According to the location and current situation of the scenic resources on hillsides, the development on the Housing Opportunity sites would not have adverse effects on the ATTACHMENT 19 1197
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scenic vistas. There are no prominent topographical features on the Project Sites from which scenic vistas could be blocked, nor do the Housing Opportunity sites block a scenic vista viewshed. Based on the changes to the Housing Element, future development would not directly obstruct an existing public view of a scenic vista as the scenic vistas are in a higher elevation than the identified sites in general.
Figure 3.2 Views from Mariposa Ave toward the University of Redland Historical resource. Development on housing opportunity sites along this street would be limited to two stories, in scale and character with the existing context of the historical resource.
The impact of development on the Housing Opportunity Sites should be evaluated on a site-bysite basis through San Anselmo’s established project plan review process. The Residential and Commercial project applications and reviews addresses visual impacts. A significant impact may occur where scenic resources would be damaged or removed by the project. The nearest Statedesignated scenic building is the University of Redland historical building which is located at ridgeline in south-west side site vicinity. This feature is not impacted by the development that would occur on the Housing Opportunity Sites. Therefore, the Housing Element Update would not have an impact on scenic resources or historic buildings.
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Figure 3.3 - Views of Red Hill from Sir Francis Blvd looking north. One housing opportunity site extends up the hill, but its development would be concentrated at the foot of the hill adjacent to existing buildings.
Figure 3.4 - Views from Sunny Hill Drive toward new project location, beyond existing driveway. Any potential impacts of new development on views of the hill to the left should be mitigated through town design review.
Analysis of the impacts on aesthetics includes questions on the visual character or quality of public views of the site itself. Public views are those that are experienced from publicly accessible vantage point. An example of a question is, if the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Public views are those that are experienced from publicly accessible vantage point. A significant impact may occur if, in a non-urbanized area, the project would substantially ATTACHMENT 19 1199
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degrade the existing visual character or quality of the site and its surroundings, or if, in an urbanized area, the project would conflict with applicable zoning or regulations governing scenic quality. Most of the housing opportunity sites are in the urbanized area along San Anselmo’s Sir Francis Boulevard corridor, and thus would not result in any significant impact.
The property located on Sunny Hill Drive in zoning district PPD/ R-1 would involve some modification of the existing hillside, and the construction of new structures up to two stories.
This could result in a change in the visual character of the site at this specific location that may or may not be significant. Design Review conducted by the Town through established plan review process or application of Objective Development Design Standards conducted by the Town through established plan review process would reduce impacts to a less than significant impact.
Future housing development could add new sources of light and glare. Potential new light sources include exterior nighttime lighting fixtures, parking area lighting, light glow from windows, doors and skylights, and accent lighting. The introduction of concentrated or multiple sources of nighttime lighting near low-density areas could result in potential impacts. However, established town Design Review or Objective Development Design Standards can mitigate any potential significant impacts. Therefore, no significant impacts are anticipated.
Aesthetics Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Have a substantial adverse effect on a
scenic vista? ☐ ☐ ☐ ☒
Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a State scenic highway
☐ ☐ ☐ ☒
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In nonurbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those
that are experienced from publicly
accessible vantage point). If the project is
in an urbanized area, would the project
conflict with applicable zoning and other
regulations governing scenic quality?
☐ ☐ ☒ ☐
Create a new source of substantial light
or glare which would adversely affect day
or nighttime views in the area?
☐ ☐ ☒ ☒
Conclusion
No significant potential aesthetic impacts are anticipated.
Mitigation Measures:
No mitigation required.
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3.2 Agricultural and Forestry Resources
Environmental and Regulatory Setting
Prime farmland is a designation assigned by United States Department of Agriculture. The definition of prime farmland is land that has the best combination of physical and chemical characteristics for producing food, feed, forage, fiber, and oilseed crops and is also available for these land use. (1) There is no prime farmland located within the project area and, therefore, there is no risk of prime farmland being converted as a result of this project.
The Farmland Mapping and Monitoring Program (FMMP) produces maps and statistical data used for analyzing impacts on California’s agricultural resources. Agricultural land is rated according to soil quality and irrigation status. The best quality lands identified during a series of reviews are designated as Prime Farmland. The maps locating these valuable land areas are updated every two years with computer mapping, aerial imagery, public review, and field reconnaissance.
According to the State of California’s most recent version of the Important Farmland map, the study area is in an area mapped as mostly urban and built-up lands. No prime agricultural lands are shown or noted on the most current map sets in the Town of San Anselmo.
Additionally, future housing development facilitated by the HEU would not conflict with any existing zoning for agricultural use, Williamson Act Contract, or result in the rezoning of any currently forested lands. This project, proposed to increase density on existing residential and commercial lots only, is focused on 70.44 acres of land within the municipal boundaries of the Town. Only eight housing opportunity sites, comprising fewer than 6.2 acres, are unimproved, and five of these currently include parking lots.
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Checklist and Discussion of Impacts
Agriculture and Forestry Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
☐ ☐ ☐ ☒
Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
☐ ☐ ☐ ☒
Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code Section 12220(g)),
timberland (as defined by Public Resources
Code Section 4526), or timberland zoned
Timberland Production (as defined by
Government Code Section 51104(g))?
☐ ☐ ☐ ☒
Result in the loss of forest land or conversion
of forest land to non-forest use? ☐ ☐ ☐ ☒
Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
☐ ☐ ☐ ☒
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Conclusion
The HEU will not cause the conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The study area is mapped as urban and built-up lands. This mapping designation is consistent with the existing land-use conditions.
Mitigation Measures
Since there are no Important Farmlands mapped within the Town of San Anselmo boundaries, and the study area, mitigation is not required.
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3.3 Air Quality
Environmental and Regulatory Setting
The Town of San Anselmo is in the southeastern portion of Marin County, part of the ninecounty San Francisco Bay Area Air Basin (SFBAAB). All areas of government including federal, state, and regional agencies regulate air quality in the SFBAAB.
Federal Regulations
Federal Clean Air Act
The Environmental Protection Agency (EPA) is responsible for overseeing implementation of the federal Clean Air Act (CAA). This law passed in 1970 and then, updated in 1990, is the guideline for air pollution control nationwide. The EPA is leading the implementation of many aspects of the CAA, including establishing the National Ambient Air Quality Standards (NAAQSS) for major air pollutants; setting standards for hazard air pollution, approving attainment plans at the State level, and establishing motor vehicle emission standards. The EPA also issues stationary source emission standards and permits; and establishes control measures for acid rain, measures to protect the stratospheric ozone (O3) levels, and other key enforcement provisions. While the 1990 amendments to the CAA represent the latest standards efforts to limit the most prevalent pollutants, the CAA provides criteria that allow states to adopt more stringent standards or include other pollution species.
National Ambient Air Quality Standards
The CAA mandates that the EPA establish several criteria for air pollutants relevant to the NAAQS. These air pollutants are considered the most hazardous to human health. NAAQS have been established for these pollutants: Ozone (O3), Carbon Monoxide (CO), Sulfur Dioxide (SO2), Particulate Matter 10 (PM 10), Particulate Matter 2.5 (PM 2.5), and lead.
State Regulations
California Clean Air Act
In this State, the California Clean Air Act (CCAA) which was signed into law in 1988, mandates the California Ambient Air Quality Standards (CAAQS). Under this law, all areas are to contribute to better air quality and maintain acceptable levels by the earliest practical date.
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The California Air Resources Board (CARB) is the State agency responsible for oversight of the Statewide programs, including local efforts, pertaining to air pollution control. CARB oversees the local district's compliance with the applicable federal and State laws. CARB also approves local air quality plans, transmits the State Implementation Plans (SIP) to the EPA, monitors the air quality Statewide, determines areawide designations and provides mapping designations and updates. The CARB also oversees standards related to new mobile sources, small utility vehicles and off-road vehicles, and fuels.
California Ambient Air Quality Standards
The CCAA requires CARB to establish CAAQS. Like the federal NAAQS, CAAQS has been established for these pollutants: O3, co, nO2, SO2, PM10, PM 2.5, lead, vinyl chloride, hydrogen sulfide, sulfates, and visibility reducing particulates. CAAQS are typically more stringent than the NAAQS. The CCAA requires that the local air districts endeavor to achieve and maintain the CAASQs at the earliest practical date. The CCAA also specifies that the local air district must focus on reducing the emission s from transportation and area-wide emission sources. To help achieve this, the CCAA provides the local districts with the authority to regulate indirect sources.
Local Regulations
The local air quality regulatory agency responsible for the SFBAAB is the Bay Area Air Quality Management District (BAAQMD). The Air District maintains one of the most comprehensive air quality monitoring networks in the country, consisting of over 30 stations distributed among the nine Bay Area counties.
The California Legislature created the Air District in 1955 as the first regional air pollution control agency in the country. The Air District is tasked with regulating stationary sources of air pollution in the nine counties that surround San Francisco Bay: Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, southwestern Solano, and southern Sonoma counties. It is governed by a 24-member Board of Directors composed of locally elected officials from each of the nine Bay Area counties.
The BAAQMD measures concentrations of the same six pollutants for which health-based ambient air quality standards have been set by the U.S. Environmental Protection Agency and the California Air Resources Board. Additionally, the BAAQMD measures the more stringent list of various pollutants designated as Toxic Air Contaminants by the State of California.
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This information is used to determine compliance with State and federal air quality standards, prepare air quality forecasts, develop air quality plans, provide information for permit modeling, prepare environmental impact reports, and track air quality trends.
The San Francisco Bay Area (Bay Area) does not meet national ambient air quality standards for O3 and PM2.5. As such, the EPA has classified the region as marginal nonattainment for 8-hour O3. In October 2009, EPA designated the Bay Area as nonattainment for 24-hour PM2.5 standard. The Bay Area is considered as attainment or unclassifiable with respect to the national air quality standards for all other pollutants.
The BAAQMD released its 2022 Ambient Air Monitoring Network Plan in June 2022. The plan provides a summary of the ambient air monitoring network in 2021 and proposed network changes through 2023. The proposed changes may be found in the section titled “Proposed Modifications to the Network through 2023.”
According to the plan there are 3 monitoring stations in Marin County. San Rafael is the closest monitoring station and detailed site to San Anselmo. The two additional monitoring stations and detailed sites are in Forest Knolls and Fort Cronkite.
Regional and Local Area Air Quality Plans
The Marin County and San Anselmo General Plans do address concerns with air quality. Marin County promotes planning and programs that result in the reduction of airborne pollutants measured within the county and the Bay Area. Key policies in the Marin County General Plan aim to coordinate air quality planning efforts with local, regional, and State agencies, and evaluate the air quality impacts of proposed plans and development projects.
The General Plan of Marin also seeks to attain or exceed the more stringent federal or State Ambient Air Quality Standards for each measured pollutant and require appropriate mitigation of Air Quality Impacts. The Plan requires projects that generate potentially significant levels of air pollutants, such as quarry, landfill operations, or large construction projects, to incorporate best available air quality mitigation in the project design.
Marin County voluntarily promotes various ways to reduce air pollution in the local community through the Spare the Air Resource Team. Starting in 1991, the Community Resource Teams bring together civic groups, agencies, businesses, and environmental organizations that meet regularly and work collaboratively to implement projects that promote cleaner air. While there ATTACHMENT 19 1209
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are eight such teams in the BAAQMD, these teams are not part of the mandates for pollution and the team does not satisfy and regulatory benefit.
Local Climate and Air Quality
The air quality in The Town of San Anselmo is dependent on the sources of air pollution, transport of pollutants to and from surrounding areas, and local and regional meteorological conditions, as well as the surrounding topography of the SFBAAB. Air quality is described by the concentration of various pollutants in the atmosphere. Units of concentration are generally expressed in parts per million (ppm) or micrograms per cubic meter (μg/m3). The significance of a pollutant concentration is determined by comparing the concentration to an appropriate ambient air quality standard. The standards represent the allowable pollutant concentrations designed to ensure that the public health and welfare are protected, while including a reasonable margin of safety to protect the more sensitive individuals in the population.
Marin County is bounded on the west by the Pacific Ocean, on the east by San Pablo Bay. Most of Marin's population lives in the eastern part of the county, in small, sheltered valleys. Because of the wedge shape of the county, northeast Marin County is farther from the ocean than is the southeastern section. This extra distance from the ocean allows the marine air to be moderated by bayside conditions as it travels to northeastern Marin County.
Air pollution potential, particularly for smog is highest in eastern Marin County, where most of population is located these semi-sheltered valleys like San Anselmo. While the influence of marine air is known to keep air pollution levels low, there is greater potential for air pollution to build up around San Anselmo because the valleys are more sheltered from this unique sea breeze effect. Overall, Marin County does not have many polluting industries. It has been suggested that the air quality on its eastern side may be affected by emissions from increasing motor vehicle use within and through the county.
Concerns and Local Climate
Ozone and fine particle pollution, or PM2.5, are the major regional air pollutants. Ozone is primarily a problem in the summer, and fine particle pollution in the winter. Along the Marin County coast and in southern Marin County, clean air from the Pacific Ocean helps to keep air pollution at a minimum. Like other parts of Marin, ozone can become a concern in San Anselmo, because the hilly terrain and colder winter temperatures can trap PM2.5 near the surface, resulting in air quality that exceeds health standards.
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Marin’s relatively good air quality is compromised by high concentrations of ozone caused by vehicle traffic, and localized high volumes of particulate matter caused by construction activities, wood burning, off-road travel, and agricultural operations.
Impact Analysis
Today, the Bay Area’s largest source of smog forming emissions – over 60% – comes from mobile sources like cars, trucks, buses, and construction equipment. The number of mobile sources will rise considerably along with expected population growth. The Bay Area’s population is forecast to increase by 29% by the year 2030 – from 6.8 million in 2000 to 8.8 million in 2030 with the number of jobs increasing to 5.2 million. Even with anticipated gains in transit ridership and carpooling to work, the region is projected to have a minimum of 35% more – or 7.5 million – additional vehicular trips a year.
Current plans are prepared to accommodate growth and reduce high levels of pollutants within areas of the BAAQMD. Projects that are consistent with growth plans do not interfere with attainment because the growth is included in the regional projects utilized in the formation of these regional plans. Since the San Anselmo HEU is consistent with the applicable growth projections and control strategies, it does not jeopardize attainment of the region air quality standards.
These future housing sites are required to adhere to all federal, State and local requirements for minimizing construction and operational pollutant emissions. Since this plan encourages redevelopment there are many opportunities to reduce local trips by providing housing in areas that are accessible to major bus lines, major transportation routes and will be fully walkable to other commercial areas for shopping, dining and other desirable activities.
In the short term, construction from the HEU could result in temporary, short-term pollutants from construction-related soil disturbance, dust and noise emissions and combustion pollutants from on-site equipment, as well as from off-site delivery of construction material and supplies.
San Anselmo’s established building permit policy will limit any such construction-related air quality impacts.
New building development will be required to meet California’s Title 24 Energy Code and CALGreen building standards. A central intent of these policies is to reduce air pollution and other environmental impacts, and they are regularly updated with more stringent regulations responding to updated building technologies and understanding of risks to people and climate.
The development responding to the HEU will incorporate the increased efficiencies and reduced air impacts associated with these regulations as they relate to building materials, ATTACHMENT 19 1211
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heating, cooling, electrical use, air conditioning mechanism, water use, and lighting systems.
Considering these evolving requirements, future development on candidate housing sites facilitated by the HEU will result in new housing opportunities with the most advanced green requirements and no significant increase in pollutants currently in nonattainment under applicable federal or State ambient air quality standards.
Toxic Air Contaminants.
Future housing development could include emissions of pollutants identified by the federal and state governments as Toxic Air Contaminants, or TACs. These are hazardous pollutants. The State of California has established the framework for TAC identification and control. This is one of the programs where the State is stricter that the federal government and the program that has been developed targets the TACs that are considered to be a problem in the local environment (State-wide).
The greatest potential or TAC emissions during construction is diesel particulate emissions (DPM) from heavy-duty trucks and the associated health impacts to sensitive receptors. The State of California has two requirements to reduce DPM emissions. The first requirement subjects for fleet owners of mobile construction equipment to the CARB regulations for in-use off-road diesel vehicles to reduce DPM. The second requirement limits engine idling time of all diesel fueled vehicles. Idling of heavy-duty diesel-powered construction equipment and trucks during loading and unloading is limited to five minutes. Whenever possible, electric auxiliary power units shall be used.
Individual development projects implementing the HEU will be subject to the development review process and will be required to demonstrate consistency with Town of San Anselmo, Marin County and the State of California’s polices and requirements. While this development may require additional studies for future impacts to TAC emitters, the size and residential land use profile of the proposed projects associated with this analysis do not suggest considerable concerns.
Carbon Monoxide Hot Spots.
Mobile-source impacts, including those related to CO, occur on two levels of magnitude including regionally and locally. Regionally, construction travel associated with future housing redevelopment would add to regional trips, increasing the Vehicle Miles Traveled (VMT) with the local airshed and the SFAAB. Locally, construction traffic will be added to the roadway system in the vicinity of the housing development project. This can always produce the possibility for the formation of microscale CO “hotspots” to occur immediately around points of traffic congestion. Hotspots will form is traffic occurs during periods of poor atmospheric ATTACHMENT 19 1212
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ventilation that consists of many vehicles that are cold-started and operating at pollution inefficient speeds, including speeds resulting from all congested highways.
Traffic associated with future housing development could potentially contribute to traffic impacts that may result in the formation of hotspots. Because of continued improvement in vehicular emission at a rate that is faster than the rate of vehicle growth and congestion, the potential for CO hotspots is steadily decreasing. Circumstances like these will be evaluated upon submittal of the permit and entitlement applications. Each project will need to demonstrate that the daily construction emissions and operations will not exceed any significant thresholds for any criteria air pollutant.
Future development on candidate housing sites will not expose sensitive receptors to substantial pollution concentrations. Impacts are less than significant.
While the future development associated with the HEU could result in odors generated from vehicles and/or construction equipment including exhaust and emissions, these odors are attributable to concentrations of unburned hydrocarbons and from tailpipes of construction equipment and architectural coatings. As such, these odors are temporary in nature and generally will not occur at the magnitude that would affect a substantial number of people.
CALGreen and other building standards are consistently reducing the extent of odors and toxic gases from building materials.
Future land development on candidate housing sites identified in the HEU would result primarily in new housing, a land use which rarely leads to odor complaints, as compared to uses such as chemical plants, refineries, landfills, other industry, agriculture, or food processing.
Future housing development facilitated by the HEU would not expose a substantial number of people to negative or offensive odors. Likewise, odors associated with machinery used during the construction process tend to not linger for days and long periods of time. Therefore, impacts are less than significant, and no mitigation is required.
ATTACHMENT 19 1213
Town of San Anselmo Housing Element Update 44
Initial Study
Checklist and Discussion of Impacts
Air Quality Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Conflict with, or obstruct
implementation of the applicable air
quality plan?
☐ ☐ ☐ ☒
Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is nonattainment under an applicable federal or State ambient air quality standard?
☐ ☐ ☐ ☒
Expose sensitive receptors to substantial
pollutant concentrations? ☐ ☐ ☒ ☐
Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
☐ ☐ ☒ ☐
Conclusion
The HEU will not significantly impact air quality. The HEU takes the opportunity to direct increased density to areas of the community that are already developed, where air impacts from transportation can be minimized through use of low-emissions modes. Emphasis on compact building development patterns following established energy and green building standards will minimize air quality impacts from development.
Mitigation Measures
Established Town policies and regulations in place for transportation, building design and construction will address any project revisions to ensure compliance with the Town’s policies.
No additional measures are required.
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Town of San Anselmo Housing Element Update 45
Initial Study
3.4 Biological Resources
Environmental and Regulatory Setting
Conservation Plans, Policies and Ordinances
Federal Regulations
Federal conservation laws, such as the Endangered Species Act (ESA) and the Migratory Bird Treaty Act (MBTA), help define the United States’ stance on conservation. These key acts play an important role in protecting some of the world’s most vulnerable plant and animal species.
Endangered Species Act
The Endangered Species Act (ESA) of 1973 protects species at risk of extinction and the habitats they need to survive. The main takeaway of this federal act is to identify, protect, and recover threatened or endangered species. When a species is added to the list of threatened or endangered species, this triggers four major provisions of the ESA, which are to conserve the listed species, to avoid jeopardy, to avoid adverse modification of habitat, and to avoid taking.
Migratory Bird Treaty Act of 1918
The Migratory Bird Treaty Act (MBTA) of 1918 implemented the Convention for the Migratory Birds between the United States and Canada with later additions of Mexico, Japan, and Russia.
This international treaty act defines migratory birds, closes hunting on all species between March and September, and creates a closed 10-year season for threatened game birds.
Intended to protect the sustainability of migratory bird populations, the act makes it is unlawful to intentionally kill, hunt, take or pursue migratory birds, along with removing or intentionally disturbing migratory bird nests or eggs.
State Regulations
While CEQA is California’s main planning, treatment, and review mechanism, there are notable other State mechanisms that work to protect biological resources. These mechanisms are described below:
California Endangered Species Act
The California Endangered Species Act (CESA) runs parallel to the federal Environmental Species Act, however CESA is managed by the California Department of Fish and Wildlife. It includes an important provision, which prevents the taking of any threatened or endangered species.
Taking is defined, similarly to the Migratory Bird Treaty Act (MBTA), as to hunt, pursue, catch, capture, or kill the listed species. Unlike the Endangered Species Act, the CESA grants listings which are categorized as a candidate with the same protections as species listed as threatened or endangered.
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Initial Study
California Fish and Games Code
The California Fish and Games Code covers a range of different environmental concerns.
Sections 1600 – 1603 work to protect diversions, obstructions or chances to the natural flow or bed, bank or channel of any river, stream or lake in the State of California. The California Fish and Games Code, Sections 3503, 3503.5, and 3513 works in the same manner as the MBTA. It looks to prevent the harm of the listed species and ensure the species does not receive any impairment to its essential behavior.
Local Regulations
Within Marin County and the Town of San Anselmo, there are multiple conservation and preservation ordinances/policies that pertain to biological resources. The following mechanisms are described below:
Native Tree Preservation and Protection
The Marin County Native Tree Preservation and Protection created this ordinance with the intention to promote the health, safety, and general welfare for the residents of Marin County, as trees provide a variety of functions. This ordinance will control the removal of protected trees and maintain/enhance tree cover on improved or unimproved property, prevent the unpermitted wholesale removal of many native trees, protect woodland environments on agricultural land, and educate residents of the County about the functions, benefits and values of trees to further the protection, preservation.
ATTACHMENT 19 1216
Town of San Anselmo Housing Element Update 47
Initial Study
Figure 3.5 Represents the Protected Native Trees under the Native Tree Preservation and Protection ordinance.
ATTACHMENT 19 1217
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The Town of San Anselmo has individual ordinances related street trees and trees on private lots. Pursuant to Title 4, Chapter 13, Section 4-13.01 of the San Anselmo Municipal Code, “the trees of the Town are an integral part of the Town's complex environmental system, the functioning of which does not depend on or conform to the arbitrary delineations of property… Therefore, the Council finds it necessary, as a matter of public health, safety, and welfare, to enact the provisions of this chapter to control the removal or destruction of trees within the Town.” Thus, the additional regulations ensure the urban tree canopy is featured as an important component of the community environment.
Town of San Anselmo Urban Runoff Pollution Prevention Regulations Chapter 8 of the San Anselmo Municipal Code provides regulations for Urban Runoff Pollution Prevention. The purpose of the Urban Runoff Pollution Prevention regulation is to ensure the future health, safety, and general welfare of Town of San Anselmo citizens and to protect and enhance watercourses, fish, and wildlife habitat. To achieve this, the ordinance requires the minimizing of discharges other than storm runoff, responding to the discharge of spills, and preventing spills to storm drains, reducing pollutants in stormwater, requiring best management practices (BMPs) on new or redeveloped land, and requiring development projects to maintain or reduce runoff.
Protection of Flood Hazard Areas
The purpose of the Protection of Flood Hazard Areas is to minimize public and private losses due to flood conditions in specific areas that are within flood prone, mudslide and flood-related erosion areas. To accomplish this, this will restrict or prohibit uses the will result in damaging increases, uses vulnerable to floods, uses that control the alteration of natural floodplains, stream channels and natural protective barriers, uses that control filling, grading, dredging, and uses that prevent or regulate the construction of flood barriers which will divert flood hazards in other areas.
The Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. Therefore, the Town Council of the Town of San Anselmo has also adopted floodplain management regulations that are codified in Title 7, Chapter 11, Protection of Flood Hazard Areas, of the San Anselmo Municipal code. This progressive ordinance adopted in 2009 can be found at Ord. No. 1071, 4- 14-2009. Additionally, the Town of San Anselmo requires a Watercourse Permit Title 5, Chapter 8, Article 2, Section 5-8.12 of the San Anselmo Municipal code to ensure any work within a creek is coordinated with State and Federal efforts along waterways.
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Regional Environmental Setting
The project area (Town of San Anselmo) is in the San Francisco Bay, which has a comfortable year-round Mediterranean climate, occasionally interrupted by storms and flooding. This region includes freshwater, marine, and terrestrial resources. The resources range from Redwood forests, mixed evergreen forests, and coastal prairie-scrub.
Local Environmental Setting
The Town of San Anselmo is within Marin County jurisdiction, California and is located 1.5 miles west of San Rafael, at an elevation of 46 feet. It is located about 20 miles north of San Francisco. The town is bordered by San Rafael to the east, Fairfax to the west, and Ross to the south. The Town is also within the Ross Valley Watershed with two low-capacity creeks (Sleepy Hollow and San Anselmo Creek), which are surrounded by developed land.
Vegetation Communities
Vegetation Communities are defined as a recognizable group of species growing together and understanding the environmental dynamics is critical when planning new development.
Vegetational communities can help to understand the complex wildlife species in the area along with their migration patterns. Development can lead to disruption and aid in the loss of species and biodiversity. The Town of San Anselmo is home to its own specific vegetation communities including the following:
• Coastal Riparian Forest
• Grasslands
• Urban/Suburban
These distinct environments will adapt differently to development and specific communities are critical to the health of the ecosystem, making it important to understand how they all differ.
Coastal Riparian Forest
In coastal riparian forests often have an influence over the dynamics of communities associated with the aquatic ecosystems. These areas possess distinct ecological characteristics because of their relationship with aquatic systems. This relationship allows for their boundaries to constantly change depending on environmental conditions such as soil conditions and vegetation along with other factors. According to Riparian Ecology and Management in the Pacific Coastal Rainforest (Naiman et al.), the riparian forest of the Pacific Coastal Ecoregion of North America is floristically and structurally its most diverse vegetation.
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Grasslands
The grasslands are essential habitats the provide food and shelter for many different species in California. These areas provide resources for many birds, mammals, insects, pollinators, and others depend on and support about 40% of California’s total native plant species (Wigand 2007). Besides being a critical asset for the numerous threatened and endangered species, grassland communities remove sequester carbon, filter and store water, prevent flooding and soil erosion.
Urban/Suburban
Development in natural habitats continues to have varying effects from the total loss of critical habitats to minor impacts to support low-density housing. In San Anselmo, creeks play a major part in supporting the local biodiversity and 82% of the trees lining these creeks are native species. Protecting these urban oases will positively impact the surrounding area and continue to act as a wildlife corridor.
Special-Status and Protected Species
The definition of special-status species refers to plant and wildlife species that are listed or proposed for listing as threatened or endangered by the U.S. Fish and Wildlife Service. The species listed are protected by the federal and/or State Endangered Species Act, Migratory Bird Act, and other government regulations. According to the US Fish and Wildlife Service IPaC queries, there a multiple threatened and endangered species habitats in the Town of San Anselmo. The species range from mammals, birds, reptiles, insects, flowering plants, fish, and amphibians. The results of these queries highlight the potential of these species to occur in or surrounding the designated project areas. Below is a list of the species designated to be in the project area by the U.S Fish and Wildlife Service IPaC:
Common Name
Scientific Name
Threat Level Potential to Occur in
Study Area
Salt Marsh Harvest Mouse
(Reithrodontomys raviventris)
Endangered Not expected. No
suitable habitat.
California Clapper Rail
(Rallus longirostris obsoletus)
Endangered Not expected. No
suitable habitat.
California Least Tern Endangered Not expected. No
suitable habitat.
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(Sterna antillarum browni)
Tidewater Goby
(Eucyclogobius newberryi)
Endangered Not expected. No
suitable habitat.
Showy Indian Clover
(Trifolium amoenum)
Endangered Not expected. No
suitable habitat.
White-Rayed Pentachaeta
(Pentachaeta bellidiflora)
Endangered Not expected. No
suitable habitat.
Marbled Murrelet
(Brachyramphus marmoratus)
Threatened Not expected. No
suitable habitat.
Northern Spotted Owl
(Strix occidentalis caurina)
Threatened
Critical Habitat
Not expected. No
suitable habitat.
Western Snowy Plover
(Charadrius nivosus nivosus)
Threatened Not expected. No
suitable habitat.
Green Sea Turtle
(Chelonia mydas)
Threatened Not expected. No
suitable habitat.
California Red-Legged Frog
(Rana draytonii)
Threatened Not expected. No
suitable habitat.
Delta Smelt
(Hypomesus transpacificus)
Threatened Not expected. No
suitable habitat.
Marin Dwarf-Flax
(Hesperolinon congestum)
Threatened Not expected. No
suitable habitat.
Santa Cruz Tarplant
(Holocarpha macradenia)
Threatened Not expected. No
suitable habitat.
Monarch Butterfly
(Danaus plexippus)
Candidate Not expected. No
suitable habitat.
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Table 3.1 This table represents the threatened or endangered species in the Town of San Anselmo.
Analysis Methodology and Thresholds of Significance
Prior to preparing the San Anselmo biological resource report, CHPlanning researched the most recent information available pertaining to species that are identified as threatened or endangered. This information was provided by the U.S Fish and Wildlife Service through its Information for Planning and Consultation (IPaC) tool. This tool allows for the project site to be uploaded, which will then provide a list of these species along with any critical habitats in the area. CHPlanning also researched riparian / sensitive natural communities within San Anselmo.
This information was gathered by using geographical information system files (GIS) provided by the Town of San Anselmo, Marin County, and the State of California. The information provided is the location of these sites, which were then researched in greater depth to understand the resources provided to the town.
Categories of Species and Natural Communities of Concern Evaluated Included in this assessment are species deemed threatened or endangered by the U.S. Fish and Wildlife Service and the California Endangered Species Act. Other items included in the assessment are any natural communities or riparian habitats that may be affected, federally protected wetlands, migratory fish or wildlife, and biological resources protected by preservation policies or ordinances.
To comply with all aspect of the California Environmental Quality Act (CEQA), CHPlanning researched Wetlands and other hydrologic properties in San Anselmo, movement of migratory fish and wildlife species, local preservation policies and ordinances, and approved local, regional, or State habitat conservation plans. This research will then be used to understand if any aspects could occur on the project site or within the area of influence. All the information has been compiled into their respective lists.
Mitigation Measures
After analyzing the parkland, shown in Figure 3.6, along with the query through the U.S. Fish and Wildlife IPaC, continued development in the areas considered would not have a substantial adverse effect directly or indirectly on the species and habitats identified as threatened or endangered. Since the HEU would not have a substantial adverse effect, mitigation is not required.
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Figure 3.6 This image reflects the nearby parks/open space in the Town of San Anselmo along with the surrounding areas considered and Housing Element.
The U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife (CDFW) lists species as threatened or endangered under the Federal Endangered Species Act (FESA) or the California Endangered Species Act (CESA). The United State Fish and Wildlife can designate critical habitat that identifies specific areas that are critical to the conservation of a listed species.
The HEU does not propose construction of housing or other development; rather, this plan provides capacity for future housing development. Of the 151 candidate housing sites, all but ATTACHMENT 19 1223
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three (3) parcels are listed as being “improved.” The three (3) that are unimproved comprise fewer than 4.2 acres, are all adjacent to developed parcels.
Habitat and site inventories are subject to constant change. Species and populations of biological resources are under revision. Species that were once listed in an area may have moved on, or sadly may no longer exist. Likewise, when conditions are right, new species may appear.
The future housing development could impact candidate, sensitive, or special status wildlife or plant species through direct and indirect disturbance and elimination of essential habitat.
However, based on the current location and size of the sites, no critical habitats are directly related to the individual parcels.
The San Anselmo Creek, however, is a resource that must be considered critical. Development may put additional stress on this important waterway. However, some impacts may be lessened as sites will be retrofitted to meet modern day water quality standards.
Future development will need to mitigate impacts to sensitive habitats as part of the development review process.
The HEU sites are concentrated in area that have been developed. No on-site potential exists to negatively impact native resident or migratory species. Impacts from run-off to San Anselmo Creek will be reviewed on a more site-specific basis. The HEU will not impede movement of any species migratory or resident. However, the long-term consequences of those aquatic species populations in San Anselmo Creek will need to be scrutinized.
ATTACHMENT 19 1224
Town of San Anselmo Housing Element Update 55
Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Have a substantial adverse effect, either
directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
☐ ☐ ☒ ☐
Have a substantial adverse effect on any
riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
☐ ☐ ☒ ☐
Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means?
☐ ☐ ☐ ☒
Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
☐ ☐ ☒ ☐
Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
☐ ☐ ☒ ☐
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Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?
☐ ☐ ☒ ☐
Conclusion
In reviewing the information in this section, any impacts to the Town’s creeks and waterways are minimized through the Town’s regulatory permitting process, therefore, since the majority of the HEU will utilize sites that are currently developed the environmental impacts to these populations will be limited.
Mitigation Measures
The Town’s Municipal Code and regulatory process ensures no adverse impacts and therefore, no mitigation is required.
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3.5 Cultural Resources
CEQA requires that the lead agency determine potential impacts to historical resources and tribal cultural resources. Tribal cultural resources are discussed in section 3.18 and letters to local tribal communities were sent out as a component of this Initial Study (see letters and responses in Appendix B).
Environmental and Regulatory Setting
The California Code of Regulations §15064.5 provides guidance on identifying and evaluating historical/cultural resources and measuring the significance of impacts. A historical resource is defined as a resource listed in, or determined to be eligible for listing in, the California Register for Historical Resources (CRHR); a resource included in a local register for historical resources; or any object, building, structure, site, area, place, record, or manuscript that a lead agency determines to be historically significant. CRHR uses the following criteria to determine qualification as a historical resource:
• Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. • Associated with the lives of people important to local, California, or national history. • Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values. • Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
A project is considered to have significant impact on these resources if:
• The project results in physical demolition, destruction, relocation, or alternation of the resource of its immediate surroundings such that the significance of a historical resource would be materially impaired.
• Physical characteristics that justify its inclusion in the CRHR and convey its historical significance are demolished or altered in an adverse manner.
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Analysis Methodology and Thresholds of Significance
The following databases and registers have been searched to find any cultural resources that fall within the Town boundaries of San Anselmo. If a property falls within the Town boundaries, it is identified and any chance of impact from the increased housing density is discussed. If the cultural resource lies on one of the Housing Opportunity sites (refer to Figure 2.3 on page 14), an impact mitigation measure is identified.
Search of the California Historical Resourcesi – There are no historical resources registered on the California Historical Resources within the Town of San Anselmo.
Search of the National Register of Historic Placesii – No registered properties fall within the boundaries of the Town of San Anselmo.
Search of the California Historical Landmarks – Of the 15 landmarks located in Marin County, none are located within the boundaries of the Town of San Anselmo.
San Anselmo Historical Museum Virtual Guided Tour – Although the sites identified on this tour are not legally designated as historic or cultural resources, this effort identifies sites of potential significance only. The tour was developed by members of the San Anselmo Historical Commission and provides some local perspective on locations that are historically and culturally significant in the context of overall Town composition. This tour, while referring to sites of “historical significance” does not include resources that meet the CEQA definition. The sites that overlap with Housing Opportunity Sites are:
• Comfort’s Restaurant at 335 San Anselmo Avenue - An eagle emblem on the building represents the fact that this building used to be the post office from 1947-1969. Since this building has already been redeveloped it does not retain any historical integrity and there are no mitigation measures required. The eagle emblem should be preserved, if possible, but a placard could also pay homage to this place of local significance. • San Francisco Theological Seminary at 105 Seminary Road – The San Francisco Theological Seminary dates to 1892 and is the Town’s oldest institution. Buildings on the campus are considered Town landmarks and hold historical significance. Although the Theological Seminary does not directly overlap with the Housing Opportunity Sites, the 14-acre campus does sit directly adjacent to these sites and increased activity, parking, and noise impacts will have to be considered throughout this process. Those impacts are ATTACHMENT 19 1228
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outlined in greater detail in their respective sections of this study and the subsequent Environmental Impact Report.
The sites that have been identified as Housing Element Sites are located on parcels that are currently developed. Although this analysis included a search of the registries above, it is also important to note that archeological and historic sites would have been identified during the previous development of these 151 sites. The previous grading, construction, and use of these developments would have surfaced any underlying archaeological, historic, and cultural resources. This leads us to the conclusion that no mitigation will be required for this project.
The same logic is applied to unknown burial grounds. The previous development on these sites suggests that burial grounds have not been discovered. Previous cultural resource analyses for this project area do not identify burial groundsiii. If any human remains are found during the redevelopment of the Housing Opportunity Sites, the subsequent action would be guided by California Health and Safety Code §7050.5:
• In the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent remains. The area remains undisturbed until the coroner of the county has determined that the remains are not subject to the provisions of Section 27491 of the Government Code or any other related provisions of law.
• If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes the human remains to be those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission.
ATTACHMENT 19 1229
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Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Cause a substantial adverse change in the
significance of a historical resource
pursuant to §15064.5?
☐ ☐ ☒ ☐
Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
☐ ☐ ☐ ☒
Disturb any human remains, including
those interred outside of dedicated
cemeteries?
☐ ☐ ☐ ☒
Conclusion
There will be little to no impact on cultural resources because of the HEU. This is primarily because of the lack of official cultural resources that lie within the Town boundaries.
Mitigation Measures
Since there are no official historical, cultural, or archaeological resources within the project boundaries, there will be no substantial adverse effect directly or indirectly cultural resources.
Mitigation is not required.
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3.6 Energy
Environmental and Regulatory Setting
California is one of the lowest per capita energy users in the United States. According to 2021 data provided by the United States Energy Information Administration (EIA), California ranks 48th in the nation for energy consumption. This is attributed to its mild climate and progressive State-wide energy efficiency programs and goals. The single largest end-user sector for energy consumption in California is transportation (34%), followed by Industry (25%), Residential (22%), and Commercial (19.6%) sectors. (EIA-March 2022).
Renewable energy provides 30% of the State’s electricity. Wind, solar, photovoltaic, geothermal and biomass are all methods that contribute to this total. In 2021, California was first in the nation for producing renewable energy from all sources (EIA – March 2022).
Senate Bill (SB) 100 calls for the Sate to rely on renewable energy by 2045 and to reduce Statewide vehicle emissions. The State of California requires all motor vehicles to use Reformed Gasoline. This gas is produced wholly from in-State refineries. Gasoline is the fuel of choice for California motorists and end-users with diesel fuel coming in a close second. Diesel is a staple of heavy duty-truck, delivery vehicles, large transportation alternatives such as buses, trains, ships, boats, barges, farm equipment and heavy-duty military vehicles. (California Energy Commission)
Local Conditions
Based on the Town of San Anselmo’s growth strategy and this project calls for 833 new units to meet the Town’s RHNA. Most of the proposed HEU sites are along the existing commercial corridors and in areas already served by energy providers. Redevelopment of these areas not only ensures existing service connections, but also provides the opportunity to update existing equipment that will supply modern and energy efficient energy.
The HEU will require no significant changes in any energy related actions and will have almost zero impacts. However, energy use during construction of the new 833 units will impact fuel consumption. This will come in the form of the gasoline and diesel fuel required to operate heavy equipment, light duty trucks, vehicles, machinery, and there is the potential for lighting impacts through night work and security. Temporary access to the power grid for construction trailers or electric construction equipment will be constant throughout the construction and development phase of this effort.
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Housing site development will require permanent grid connections for electricity and natural gas service to power internal and exterior building lighting, heating and colling systems.
Development will be subject to energy conservation requirements of the California Energy Code (Title 24, Part 6)
Construction strategies will need to comply with the California Air Resources Board (CARB) regulations that restrict construction vehicle idling and the use and replacement of heavy-duty motor vehicles and equipment.
Construction activities associated with the development efforts will require the use of fuelefficient equipment consistent with federal and State regulations. This should reduce inefficient, wasteful and unnecessary consumption of energy resources.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project
construction or operation?
☐ ☐ ☒ ☐
Conflict with or obstruct a State or local
plan for renewable energy or energy
efficiency?
☐ ☐ ☒ ☐
Conclusion
The HEU provides new housing opportunities and proposes these housing options near high quality transit areas and existing commercial and retail services. These choices will reduce trip distances and encourage the use of alternative transportation modes including cycling and walking. This represents among the most energy-efficient means to accommodate housing needs.
ATTACHMENT 19 1232
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Mitigation Measures
As established Federal, State, and Local energy policies address any mitigation required, no additional mitigation is needed for this HEU.
ATTACHMENT 19 1233
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This space intentionally left blank
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3.7 Geology and Soils
Environment and Regulatory Setting
San Anselmo is generally associated with the Pacific Border physiographic province. The Pacific Border straddles the boundaries between several of Earth's moving plates on the western margin of North America. This region is one of the most geologically young and tectonically active in North America. The generally rugged, mountainous landscape of this province provides evidence of ongoing mountain-building. Characteristic features in this province include lowlands on the eastern margin coupled with mountains and coasts to the west.
According to the General Plan, most of the available land in the Town of San Anselmo has already been developed. The remaining undeveloped parcels are located on steep hillsides and ridgetops and tend to be more difficult to build on due to remote access or geologic instability.iv The Town of San Anselmo, located in proximity to several active faults in the Bay Area, is at a 62 percent chance of experiencing one or more earthquakes of magnitude 6.7 or greater in the next 20 years. v
Alquist-Priolo Earthquake Fault Zoning Act
The Alquist-Priolo Earthquake Zoning Act regulates where development can occur in relation to traces of active faults in California. A structure for human occupancy must be located at least fifty feet from an active fault, defined as one that has ruptured in the last 11,000 years. Project sites within the Alquist-Priolo Earthquake Fault Zone require additional studies to ensure that no structures are built directly above these zones. vi The Act also requires the State Geologist to establish earthquake fault zones throughout California, which are available through the California Earthquake Hazards Zone Application (EQ Zapp) interactive map. vii Upon review of the map for the San Anselmo area, it has been determined that the project site is not located within an Alquist-Priolo Earthquake Fault Zone.
Seismic Hazards Mapping Act of 1990
The Seismic Hazards Mapping Act (SHMA) of 1990 requires the Department of Conservation, California Geological Survey to map areas prone to earthquakes, liquefaction, landslides, and amplified ground shaking. viii These areas can be viewed on the EQ Zapp. A review of this application shows that the Town of San Anselmo is not within a designated earthquake hazard zone.
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Town of San Anselmo Resolution No. 3856
Under this resolution, the Town of San Anselmo adopted minimum residential building standards to retrofit residential buildings to withstand earthquake related hazards and seismic activity. The Town endorsed a “Standard Plan A: Residential Seismic Strengthening Plan” as a prescriptive seismic strengthening plan. ix
Town of San Anselmo General Plan
The Town of San Anselmo General Plan, states that available geologic information indicates that the Town is not within the presence of active faults or rift zones. It mentions that additional data on earthshaking and other seismic hazards will be available once the State Division of Mines survey of the San Anselmo area is completed. The Town of San Anselmo has a policy to discourage construction located on land that is prone to earthquake, erosion, and landslides. x Analysis Methodology and Thresholds of Significance
Preliminary Soil Analysis
A preliminary desktop soil analysis was conducted using the National Resources Conservation Service (NRCS) Web Soil Survey to generate a custom soil report for the project site. xi Most of the site rests upon soils belonging to the Xerorthents soil group (with a slope between 0 to 9 percent and landforms characterized by tidal flats and valley floors. The next common soils, the Tocaloma-Saurin soil group, is characterized by extremely steep slopes ranging from 50 to 75 percent, has a medium runoff potential, and whose landform is characterized by hills. The following two soil groups that occur in frequency within the project site share the physical properties and characteristics of the Tocaloma-Saurin soil group. Caution must be taken when siting and designing these higher density developments to ensure that they are not located upon steep hills or on highly erodible soils.
A map of Expansive Soils in the project area, sourced from Marin GeoHub, was reviewed.
Expansive soils contain minerals such as certain clays that can expand 10% or more in volume when they absorb water. Pressure exerted by soil expansion can damage building foundations, and soil gaps formed by the shrinkage of expanded soil can cause foundation instability.
According to the map, approximately 30 to 35 of the 151 housing opportunity sites are in an area of moderately expansive soil. These parcels are all located north of Sir Francis Drake Boulevard and Red Hill Avenue and include the housing opportunity site on Sunny Hills Drive.
The presence of moderately expansive soil tends to match areas of greater elevation. All other housing opportunity site parcels are in areas with a “nil” rating for expansive soil.
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Figure 3.7 Soils map for area of HEU Opportunity Sites, from USDA WebSoilSurvey. See table on next page for soil type descriptions.
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Table 3.1. Soil types in HEU Opportunity Site Area (refer to Figure 3.7 on previous page for soil locations)
Soil type number (see Figure 3.7) Soil type description 166 Saurin-Urban land-Bonnydoon complex, 30 to 50 percent slopes
179 Tocaloma-McMullin complex, 30 to 50 percent slopes
182 Tocaloma-McMullin-Urban land complex, 30 to 50
percent slopes
185 Tocaloma-Saurin association, extremely steep
204 Xerorthents-Urban land complex, 0 to 9 percent slopes Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
☐ ☐ ☐ ☒
Rupture of a known earthquake fault, as
delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map, issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? Refer to Division of Mines
and Geology Special Publication 42.
☐ ☐ ☐ ☒
Strong seismic ground shaking? ☐ ☐ ☐ ☒
Seismic-related ground failure, including
liquefaction? ☐ ☐ ☐ ☒
Landslides? ☐ ☐ ☐ ☒
Result in substantial soil erosion or the
loss of topsoil? ☐ ☐ ☐ ☒
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Be located on a geologic unit or soil that
is unstable, or that would become
unstable because of the project, and
potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
☐ ☐ ☒ ☐
Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building
Code (1994), creating substantial direct
or indirect risks to life or property?
☐ ☐ ☒ ☐
Is soil incapable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where
sewers are not available for the disposal
of wastewater?
☐ ☐ ☐ ☒
Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
☐ ☐ ☐ ☒
Conclusion
Increasing the density of the area is not anticipated to directly or indirectly cause potential substantial adverse effects related to Geology and Soils. The project site has been shown to be located on land not within an Alquist-Priolo Earthquake Fault Zone nor any area prone to earthquakes, liquefaction, landslides, and seismic ground shaking. The project action is not anticipated to result in substantial soil erosion or loss of topsoil most of the sites designated for development are on urban, previously developed land. Therefore, the project action will have no significant impact.
While most of the project site lies within already developed urban lands with a gentle slope, some portions of the project site intended for density increase include land with steeper slopes and soils whose potential for runoff range from medium to high. Existing building permit requirements that review soil conditions and appropriate design response can mitigate these potential issues. In following the guidelines set forth in the General Plan, the project action will have a less than significant impact on the area.
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It is anticipated that all developments located within the project site will be connected to a sewer system. Therefore, there will be no impact to septic tank requirements from the project action.
The project action is not anticipated to destroy any paleontological resource, site, or unique geologic feature. Therefore, there will be no impact to this concern from the project action.
Although there are no active faults in the Project area, the proposed Project site is located near several active faults and is in an area subject to strong ground shaking from earthquakes along the active San Andreas and Hayward faults. Therefore, there is a possibility that the site may experience ground shaking from periodic minor earthquakes and possibly a major earthquake.
Mitigation Measures
The Town’s policies and regulations address development on project sites with expansive soil, therefore no mitigation is required.
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3.8 Greenhouse Gas Emissions
Environment and Regulatory Settings
In 2018, the California Natural Resources Agency finalized amendments to the CEQA Guidelines (section 15064.4), which address the analysis of greenhouse gas emissions. • The focus of the lead agency’s analysis should be on the project’s effect on climate change, rather than simply focusing on the quantity of emissions and how that quantity of emissions compares to Statewide or global emissions. (See CEQA Guidelines, § 15064.4, subd. (b).)
• The impacts analysis of greenhouse gas emissions is global in nature and thus should be considered in a broader context. A project’s incremental contribution may be cumulatively considerable even if it appears relatively small compared to Statewide, national or global emissions. (See CEQA Guidelines, § 15064.4, subd. (b).) • Lead agencies may rely on plans prepared pursuant to section 15183.5 (Plans for the Reduction of Greenhouse Gases) in evaluating a project’s greenhouse gas emissions. (See CEQA Guidelines, § 15064.4, subd. (b)(3).
In the context of global climate change, the greenhouse gas impacts of this project, which, when added to similarly “insignificant” impacts throughout the world, may be considered significant and might require mitigation.
In the same round of amendments, however, the California Natural Resources Agency stipulated:
“In determining the significance of a project’s impacts, the lead agency may consider a project’s consistency with the State’s long-term climate goals or strategies, provided that substantial evidence supports the agency’s analysis of how those goals or strategies address the project’s incremental contribution to climate change and its conclusion that the project’s incremental contribution is consistent with those plans, goals, or strategies.” (See CEQA Guidelines, § 15064.4, subd. (b)(3).)
The San Anselmo Climate Action Plan (CAP) 2030 was adopted by the Town Council on June 11, 2019. The CAP is the Town’s local policy took to develop strategies and guide the implementation of local, measurable actions needed to address climate change by dramatically reducing the Town’s greenhouse gas emissions (GHG). Specifically, the CAP includes measures designed to support and implement the Six Pillars and the goals of the State of California’s 2017 ATTACHMENT 19 1241
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Climate Change Scoping Plan on a local level. Through this plan, San Anselmo expects to achieve a 54% GHG emissions reduction by 2030 from a 2005 baseline (or 45% below 1990 level and a higher than the current California goal of 40% below 1990 levels by 2030). Additionally, they expect that they will reach carbon neutrality no later than 2045 (same as Governor Jerry Brown’s Executive Order B-55-18).
Specific actions that apply to the Housing Element include:
• Green Building Reach Code - Investigate adopting a green building ordinance for new and remodeled commercial and residential projects that requires green building methods and energy efficiency savings above the State building and energy 22 codes.
Consider utilizing the County's green building ordinance as a model and including the use of photovoltaic systems and all-electric building systems as options to achieve compliance.
• Streamline Permit Process and Provide Technical Assistance - Analyze current green building permit and inspection process to eliminate barriers and provide technical assistance to ensure successful implementation of green building requirements.
Participate in countywide efforts to make it easier for contractors and building counter staff to simplify applications and identify incentives. • Zero Emission Vehicles - Implement an Electric Vehicle Strategy that will result in 3,000 zero emission vehicles (ZEVs), including plugin electric vehicles (EVs) and hydrogen fuel cell electric vehicles, in San Anselmo by 2030.
• Urban Forests and Ecosystems - Increase carbon sequestration, and improve air quality and natural cooling, through increasing appropriate (e.g., native, drought resistant, fire resilient) tree cover, other vegetation, and healthy soils in San Anselmo. Especially:
o Continue to regulate and minimize removal of large trees and require planting of replacement trees and other appropriate vegetation as per San Anselmo Municipal Code 4-13.06.
o Require that the site planning, construction and maintenance of new development preserve existing healthy trees and native vegetation on site to the maximum extent feasible, considering fire safety. Replace trees and vegetation not able to be saved, consistent with fire department Vegetation Management Plans.
o Encourage community members to plant appropriate tree species on private land. Evaluate creating a tree giveaway event or providing lower-cost trees to the public through a bulk purchasing program.
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o Encourage the creation of community no-till gardens and healthy soils management on public lands by community groups and on private lands by individual households.
o Provide information to the public, including landscape companies, gardeners and nurseries, on carbon sequestration rates, drought tolerance, soil management, and fire resistance of different tree and vegetation species as well as healthy soils management.
Many of these policies have already been implemented.
As mentioned above, the HEU does not propose new land development. Rather, San Anselmo intends to meet the additional housing capacity consistent with State law through maximizing capacity on the existing developed parcels though redevelopment. These future housing sites are required to adhere to all federal, State and local requirements for minimizing construction and operational pollutant emissions.
The Housing Element supports the San Anselmo Climate Action Plan by supporting Smart Growth Development. As the plan stipulates:
• Smart Growth Development - Maintain existing zoning that allows for infill, higher density, and mixed-use development near transit and within walking distance to shopping, schools, and services.
The Housing Element goes beyond this measure by further increasing residential density in certain zoning districts.
The Housing Element also supports the Marin County Climate Change Action Plan supporting transit-oriented mixed-use development and rezoning single family homes. The Plan states that “over 50% of countywide emissions are attributed to the transportation sector and this development approach would decrease dependence on cars for mobility. Existing zoning may need revisions to allow for increased density and mixed-uses near transit, e.g. SMART train stations.”
By making these zoning changes, including changes that rezone single family areas into higher density districts, San Anselmo is contributing to an ongoing process of densifying Marin County, which: “will allow more people to live near transit and job sites, reducing transportation related GHG emissions. It will also allow Marin to house its workers and residents without encroaching ATTACHMENT 19 1243
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on our protected open space. Without rezoning, there is limited opportunity for new housing development in Marin.”
These local plans support regional efforts. The Bay Area Plan 2050: A Plan for the Future (2021) encourages a mix of residential densities and transit-oriented development patterns to improve transportation and environmental impacts for residents in Bay-Area towns like San Anselmo:
“Transportation and environmental strategies that support active and shared modes, combined with a transit-supportive land use pattern, are forecasted to lower the share of Bay Area residents that drive to work alone from 50% in 2015 to 33% in 2050. Greenhouse gas emissions from transportation would decrease significantly because of these transportation and land use changes, and the Bay Area would meet the State mandate of a 19% reduction in per capita emissions by 2035 — but only if all strategies are implemented.” Analysis Methodology and Thresholds of Significance
As indicated above, the HEU is consistent with relevant regulations, plans, policies, and regulatory programs for greenhouse gas emissions. The development of denser residential zones is expected to create homes with reduced greenhouse gas emissions through increased energy efficiency and lower VMT per resident through smart growth and transit-oriented development.
California Senate Bill 743 (2013) mandated a change in CEQA guidelines to utilize VMT as opposed to vehicle flow or traffic congestion as a more appropriate metric for assessing traffic impacts associated with projects, especially those with goals of helping to achieve climate commitments and improving health and safety.
A benefit from increased residential density is increased energy efficiency per housing unit.
Denser housing typologies, such as multifamily, attached, and semi-attached units, require less energy. California’s established Title 24 Energy Code will continue to require greater energy efficiency and reduced greenhouse gas emissions from new and renovated buildings. With increased residential density near transit and commercial zones, there is a significant opportunity to reduce trips and transition commuters away from frequent personal vehicle use.
As mentioned above, construction projects are required to comply with CARB and other State and federal regulations that restrict vehicle idling and require the use of fuel-efficient equipment. This will reduce energy use and air pollution, including greenhouse gases.
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A significant number of the affected residential areas in the Housing Element are located on Sir Francis Drake Boulevard and Red Hill Avenue. These commercial corridors are served by Marin Transit bus routes 22, 23, 23x, 68, 132, and 228, several of which connect to the SMART San Rafael and Larkspur rail stations. Along with the existing retail mix, available parking, and transit access, the increased density in these areas supports transportation-oriented development (TOD).
The Institute for Transportation-Oriented Development cites many advantages to TOD development, including the following environmental and housing benefits:
• Reduced traffic congestion
• Reduced household spending on transportation, resulting in more affordable housing • Healthier lifestyle with more walking
• Increased foot traffic and customers for area businesses • Greatly reduced dependence on foreign oil, reduced pollution, and environmental damage
The benefits of this development pattern is underscored by the transportation analysis conducted by Parisi Transportation Consulting, which concludes that the project would decrease VMT:
“…the Project would generate daily home-based VMT per resident of 11.1, which represents a reduction of 29.6% from the County average of 15.8. This figure is below the threshold of significance (13.4), and hence indicates that development of Housing Element Update housing units would result in a less than significant transportation impact. This result is due to most housing opportunity sites being located near complementary land uses near downtown and with access to alternative means of transportation. These attributes reduce vehicle trips and trip length, both of which reduce VMT.”
The continuing effort to build communities in keeping with this more sustainable strategy will, over time, help transition residents away from more fossil fuel-dependent lifestyles and significantly reduce greenhouse gas emissions.
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
☐ ☐ ☒ ☐
Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse
gases?
☐ ☐ ☐ ☒
Conclusion
The HEU is expected to have less than significant impact on greenhouse gas emissions. The HEU is consistent with all relevant regulations, plans, policies, and regulatory programs that promote greater residential density and increased transportation mode options to fight greenhouse gas emissions.
Mitigation Measures
As established Federal, State, and Local policies will minimize greenhouse gas emissions associated with the HEU, no additional mitigation is necessary.
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3.9 Hazards and Hazardous Materials
Environmental and Regulatory Setting
Federal Regulations
Toxic Substances Control Act/Resource Conservation and Recovery Act/Hazardous and Solid Waste Act. The Federal Toxic Substances Control Act of 1976 and Resource Conservation and Recovery Act (RCRA) established a program administered by the U.S. EPA for the regulation of the generation, transportation, treatment, storage, and disposal of hazardous waste. RCRA was amended in 1984 by the Hazardous and Solid Waste Act, which affirmed and extended the “cradle to grave” system of regulating hazardous wastes.
State Regulations
California Department of Toxic Substances Control
The California Department of Toxic Substances Control (DTSC) regulates hazardous waste primarily under the authority of the RCRA and Title 22 of the California Public Health and Safety Code. The DTSC regulates hazardous waste, maintains a public database of potentially contaminated properties (through its List and Hazardous Materials Division [HMD] database), cleans up existing contamination, and research ways to reduce the hazardous waste produced in the State. The HMD is the Certified Unified Program Agency (CUPA) for Marin County and is responsible for regulating hazardous materials business plans and chemical inventory, hazardous waste and tiered permitting, underground storage tanks, above ground petroleum storage, and risk management plans.
The Hazardous Waste and Substances Sites (Cortese) List is a planning document used by the State, local agencies, and developers to comply with the California Environmental Quality Act requirements in providing information about the location of hazardous materials release sites.
Government Code section 65962.5 requires the California Environmental Protection Agency (CEPA) to develop at least annually an updated Cortese List. DTSC is responsible for a portion of the information contained in the Cortese List. Other State and local government agencies are required to provide additional hazardous material release information for the Cortese List.
DTSC’s Brownfields and Environmental Restoration Program (Cleanup Program) EnviroStor database provides DTSC’s component of Cortese List data by identifying Annual Workplan (now referred to State Response and/or Federal Superfund), and Backlog sites listed under Health and Safety Code section 25356. In addition, DTSC’s Cortese List includes Certified with ATTACHMENT 19 1247
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Operation and Maintenance sites. None of the sites listed in this database are in the Town of San Anselmo.
Local Hazard Mitigation Plan
The Disaster Mitigation Act of 2000 requires all local governments to create such a disaster plan to qualify for hazard mitigation funding. As of 2018, the Town of San Anselmo has adopted a Local Hazard Mitigation Plan (LHMP). These plans are specific to natural disaster response.
Guidelines in this analysis are generally not geared toward the creation of housing sites. These guidelines target more industrial and commercially oriented projects. However, environmental exposure to hazardous materials can occur through transportation accidents; environmentally unsound disposal methods; improper handling of hazardous materials or hazardous wastes (particularly by untrained personnel); and/or emergencies, such as explosions or fires. The severity of these potential effects varies by type of activity, concentration and/or type of hazardous materials or wastes, and proximity to sensitive receptors.
Demolition and construction activities associated with future housing development facilitated by the HEU may require transport of hazardous materials (e.g., asbestos-containing materials, lead-based paint, and contaminated soils). Transport of hazardous materials during construction would be limited in duration since construction impacts are typically short term and cease upon project completion. Projects that require demolition would be required to comply with handling measures specified by the County’s Department of Environmental Health and San Anselmo’s Construction and Demolition permit policies and regulations. These measures include standards and regulations regarding the storage, handling, and use of hazardous materials.
Future housing projects facilitated by the HEU will be reviewed individually and on a case-bycase basis. Limited construction exposure is concerning. However, overall, if redevelopment is a catalyst for addressing environmental concerns from the past, the result can be a project that addresses many levels of environmental concerns.
Future housing development facilitated by the HEU would not involve ongoing or routine use of substantial quantities of hazardous materials during the final site operations (occupancy of future housing). Only small quantities of hazardous materials would be anticipated including cleaning solvents, fertilizers, pesticides, and other materials used in regular maintenance.
Additionally, according to the General Plan Safety Element, the Hazardous Waste Management Plan provides policy direction and action programs to address hazardous waste management issues that require local responsibility. Additionally, the storage, management, and disposal of ATTACHMENT 19 1248
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any hazardous materials is required to be done in accordance with the federal, State, and local regulations.
The HEU would not result in direct housing construction but would facilitate future housing development. Therefore, excavation and grading activities associated with future housing development could expose construction workers and the public to unknown hazardous materials present in soil or groundwater. All future housing development on the candidate housing sites in the Town would be reviewed to confirm compliance with all applicable requirements, including the Town’s development review process and consistency with the regulatory framework for minimizing upset associated with hazardous materials.
Future housing development on currently developed candidate housing sites would be subject to demolition permits, which would be subject to the Town’s Building Division building permit plan check review process. It is possible that unknown wastes or suspect materials could be discovered during construction. Therefore, implementation of site-specific processes would be required. The State of California provides specific guidelines when contractors identify suspected hazardous wastes that are inadvertently discovered during construction. Future assessments for future housing projects would include a review of local, State, tribal, and federal environmental record sources, standard historical sources, aerial photographs, fire insurance maps, and physical setting sources.
Although future housing development construction could accidentally involve the release of hazardous materials into the environment, the Town’s development review process, compliance with the State and County policies germane to this topic ensure that no significant hazard would be created. Following compliance with the established regulatory framework, all federal, State, and local ordinances will apply and be followed.
CEQA requires an analysis of any risks of hazardous materials being released within a quarter mile of a school. It goes without saying that housing and schools are compatible and desired companion land uses. Typically housing projects and proximity to schools are desirable combinations. This project by its nature is not one that would generate large amount of hazardous waste or volatile materials that may be the case with more commercial and industrial site developments such as a fuel dispensing business. However, this analysis will look at all aspects of this concern.
Any future housing development facilitated by the HEU would need to adhere to mandatory requirements and regulations related to the emissions or handling of hazardous materials, ATTACHMENT 19 1249
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substances, or wastes near schools to reduce the potential for impacts to schools. Housing sites and schools are generally desired and compatible.
Adherence to California Hazardous Waste Control Law, California Health and Safety Code, and RCRA regulations, which regulate how to transport and handle hazardous and non-hazardous materials and waste, would reduce potential impacts associated with the accidental release of hazardous materials. As a result, future housing development facilitated by the HEU would not conflict with any State or local plan aimed at preventing emissions or handling of hazardous materials near schools. Therefore, the HEU’s impact would be less than significant, and no mitigation is required.
Government Code Section 65962.5 (commonly referred to as the Cortese List) includes DTSClisted hazardous waste facilities and sites, Department of Health Services lists. No sites in San Anselmo were observed on this list.
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Create a significant hazard to the public
or the environment through the routine
transport, use, or disposal of hazardous
materials?
☐ ☐ ☐ ☒
Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident
conditions involving the release of
hazardous materials into the
environment?
☐ ☐ ☒ ☐
Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school?
☐ ☐ ☒ ☐
Be located on a site which is included on
a list of hazardous materials sites
compiled pursuant to Government Code
§ 65962.5 and, as a result, would it create
a significant hazard to the public or the
environment?
☐ ☐ ☒ ☐
For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport, would
the project result in a safety hazard or
excessive noise for people residing or
working in the project area?
☐ ☐ ☐ ☒
Impair implementation of or physically
interfere with an adopted emergency ☐ ☐ ☐ ☒
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response plan or emergency evacuation
plan?
Expose people or structures, either
directly or indirectly, to a significant risk
of loss, injury or death involving wildland
fires?
☐ ☐ ☐ ☒
Conclusion
The HEU does not create any risks regarding Hazardous Materials beyond the risks that are inherent to every construction project. Those risks of accidents, spills, etc. are to be addressed by pre-existing legislation, permitting, and inspection requirements.
Mitigation Measures
Mitigation with regards to Hazardous Material is not required as the result of the HEU. The project is proposing housing and not sites that are typically considered to be high risk or associated with large amounts of these types of materials. Additionally, the Town is not within an airport land use plan or within two miles of a public airport.
The HEU will occur within the town’s existing footprint. The proposed housing sites are not impacting large number of undeveloped lands, nor it this update being proposed in areas that have not been developed prior to this update. Hazard response should be known and while some updating of these plans will be required to accommodate the proposed increased density, this will occur after the construction process and may be the course of regular and routine plan updates
While the checklist specifically mentions conditions related to wildfires, the Town of San Anselmo does have known issues with flooding and issues related to the San Anselmo Creek overtopping its banks. The established development plan review and building permit processes will ensure that any appropriate hazard mitigation for properties near this waterway is adequately taken into consideration.
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3.10 Hydrology and Water Quality
No hydrological studies were prepared for this document. Candidate housing sites were evaluated in this Study at a programmatic level based on information available to the Town of Anselmo where reasonably foreseeable, direct and indirect changes in the environment could be considered. Detailed analysis was not conducted.
Environmental and Regulatory Setting
Federal Regulations
Clean Water Act (CWA) - establishes the basic structure for regulating discharges of pollutants into the waters of the United States and regulating quality standards for surface waters. The basis of the CWA was enacted in 1948 and was called the Federal Water Pollution Control Act, but the Act was significantly reorganized and expanded in 1972. "Clean Water Act" became the Act's common name with amendments in 1972.
Under the CWA, EPA has implemented pollution control programs such as setting wastewater standards for industry. EPA has also developed national water quality criteria recommendations for pollutants in surface waters.
The CWA made it unlawful to discharge any pollutant from a point source into navigable waters, unless a permit was issued. National Pollution Discharge Elimination System (NPDES) permit program controls discharges.
• Point sources are discrete conveyances such as pipes or man-made ditches. o Individual homes that are connected to a municipal system, use a septic system, or do not have a surface discharge do not need a NPDES permit; o Industrial, municipal, and other facilities must obtain permits if their discharges go directly to surface waters.
State Regulations
Porter-Cologne Water Quality Control Act (Water Code, § 13000 et seq.) This is the principal law governing water quality within the State of California. This act establishes the framework to protect water quality and establish the criteria for the beneficial uses of water. Unlike the Clean Water Act, the Porter-Cologne Act applies to both ground water and surface water.
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Regional Regulations
In 1993, the Marin County Flood Control and Water Conservation District, which is comprised of Marin’s 11 cities, towns, and the County, established the Marin County Stormwater Pollution Prevention Program (MCSTOPPP). Each MCSTOPPP member agency implements a local stormwater pollution prevention program and funds the countywide MCSTOPPP, which provides for the coordination and consistency of approaches between the local stormwater programs. MCSTOPPP staff implement permit compliance tasks and track stormwater regulations on behalf of the member agencies. We also document local and countywide permit compliance efforts in annual reports to the San Francisco Bay Regional Water Quality Control Board.
Local Regulations
To ensure protections to hydrology and waterways, the Town has the following regulatory policies:
1. Title 5, Chapter 8, Urban Runoff Pollution Prevention, of the San Anselmo Municipal Code.
The purpose of this chapter is to ensure the future health, safety, and general welfare of Town of San Anselmo citizens and to protect and enhance watercourses, fish, and wildlife habitat by:
(a) Minimizing discharges other than storm runoff to storm drains or watercourses; (b) Responding to the discharge of spills, preventing and controlling the discharge of spills to storm drains or watercourses, and prohibiting dumping or disposal of materials other than stormwater;
(c) Reducing pollutants in stormwater discharges to the maximum extent practicable; (d) Requiring operators of construction sites, new or redeveloped land, and industrial and commercial facilities to install, implement, and maintain appropriate best management practices (BMPs); and
(e) Requiring development projects to maintain or reduce the volume, velocity, peak flow rate, and duration of runoff as compared to the pre-development stormwater runoff rates; and preventing stormwater pollution whenever possible, through stormwater management controls and ensuring that these management controls are properly maintained.
The intent of this chapter is to protect and enhance the water quality of the State's and Nation's watercourses, water bodies, and wetlands in a manner pursuant to and consistent with the Clean Water Act (33 U.S.C. §1251 et seq.), the Porter-Cologne Water Quality Control Act (California Water Code Section 13000 et seq.), and the Phase II Small Municipal Separate Storm Sewer System (MS4) National Pollutant Discharge Elimination System ATTACHMENT 19 1254
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(NPDES) Permit, Water Quality Order No. 2013-0001—DWQ, General Permit No.
CAS000004 (Phase II Stormwater Permit) and subsequent revisions and amendments thereto.
2. Title 7, Chapter 11, Protection of Flood Hazard Areas, of the San Anselmo Municipal Code.
The purpose of the regulations is to ensure the public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by legally enforceable regulations applied uniformly throughout the community to all publicly and privately owned land within flood prone, mudslide [i.e. mudflow] or flood related erosion areas. These regulations are designed to:
(a) Protect human life and health; and
(b) Minimize expenditure of public money for costly flood control projects; and (c) Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; and
(d) Minimize prolonged business interruptions; and
(e) Minimize damage to public facilities and utilities such as water and gas mains; electric, telephone and sewer lines; and streets and bridges located in areas of special flood hazard; and
(f) Help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future blighted areas caused by flood damage; and
(g) Ensure that potential buyers are notified that property is in an area of special flood hazard; and
(h) Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.
3. Title 7, Chapter 12, Watercourses, of the San Anselmo Municipal Code. The purpose of this chapter is to ensure proper drainage and the free and unobstructed flow of water in the Town.
ATTACHMENT 19 1255
Town of San Anselmo Housing Element Update 86
Initial Study
Analysis Methodology and Thresholds of Significance
Water quality within the Town is regulated by the State Water Resources Control Board through the National Pollution Discharge Elimination System (NPDES) program, which was established by the Clean Water Act. The San Francisco Bay Regional Water Quality Control Board issues and enforces the NPDES permits for discharges to water bodies in the portion of Marin County that drains to the San Francisco Bay.
Projects disturbing more than one acre of land during construction are required to file a notice of intent to be covered under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity for discharges of storm water associated with construction activities.
The applicant must propose storm water quality control measures that are consistent with this permit and consistent with recommendations and policies of the local agency and the Regional Water Quality Control Board. The General Construction Permit requires development and implementation of a Storm Water Pollution Prevention Plan that includes storm water best management practices to control runoff, erosion and sedimentation from the site both during and after construction. The Town enforces the NPDES regulations through required compliance with regulations in the municipal code.
There are provisions for erosion control regulations focused on preventing sedimentation and damage off-site, as well as regulations regarding urban runoff and minimization of erosion that can impact surface water quality. Its purposes are, in part, to require operators of construction sites, new or redeveloped land, and industrial and commercial facilities to install, implement, or maintain appropriate best management practices that that substantially reduce urban pollutants in storm water runoff discharged from a site during construction and operations.
The regulations also include a standard that requires maintaining pre-development stormwater runoff rates under post-development conditions and preventing nonpoint source pollution through on-site stormwater management controls and ensuring that these controls are properly maintained. Compliance with the requirements of the NPDES General Permit as enforced by municipal code regulations would ensure that potential water quality impacts are less than significant.
The Town of San Anselmo is located within the Ross Valley Groundwater Basin and receives a nominal amount of water from the Santa Rosa Groundwater Basin (Marin Municipal Water District 2021). The proposed project would increase demand for domestic water supply and according to the Marin Municipal Water District Plan, there is an excess capacity in the system to meet the projected growth.
ATTACHMENT 19 1256
Town of San Anselmo Housing Element Update 87
Initial Study
Several Housing Element sites are located adjacent to the San Anselmo Creek. Development on these sites would be required to maintain setbacks such that no alteration of the creeks would occur. Since all but 3 of the sites are already developed, there would not be a significant change in impervious surfaces and the Town’s regulatory process will ensure proper drainage and water quality.
All sites being pursued through the land development process will implement the most modern stormwater best management practices pursuant to NPDES requirements as enforced through regulations in the municipal code. One of these practices to prepare a stormwater control plan, which identifies the best management practices for stormwater quality management to be implemented on a development site and to demonstrate that a new development project would not increase the rate of stormwater discharge from a site relative to predevelopment conditions. This uniformly applied regulation would ensure that runoff from new development on the opportunity sites does exacerbate existing flood hazards or exceed the capacity of the existing stormwater management system.
Flooding
According to the Federal Emergency Management Agency (FEMA) Flood Map Service Center, portions of the Town are within a flood hazard zone (Federal Emergency Management Agency 2022). Some of these sites are developed and are within a flood hazard zone. Risks to public safety from new development within a flood hazard zone are managed through the federal, State, and local regulations. New development within a flood hazard zone would have the potential to impede or redirect flood flows in a manner that exacerbates upstream or downstream flooding primarily by reducing flood storage capacity.
The federal, State, and local regulations include provisions for construction in a floodway that require new development to implement measures that avoid increasing the base flood elevation such that such development would avoid impeding or redirecting flood flows in a manner that exacerbates existing flood hazard potential. Required conformance of qualifying projects with these uniformly applied regulations would ensure that this potential impact would less than significant.
There are no tsunami or seiche hazards zones in the Town. As described above, several of the opportunity sites are in flood hazard zones. These sites include existing residential and/or commercial development. Under the proposed Housing Element Update, these sites could be developed with the same types of uses, neither of which involve use of acutely hazardous ATTACHMENT 19 1257
Town of San Anselmo Housing Element Update 88
Initial Study
materials with significant potential to cause substantial environmental impacts if released a during flood event.
The Sustainable Groundwater Management Act is a state law requiring groundwater basins to be sustainable. The Act enables eligible local agencies to form groundwater sustainability agencies, whose roles are to develop groundwater sustainability plans for designated basins to ensure that groundwater supply is managed to be sustainable.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Violate any water quality standards or
waste discharge requirements or
otherwise substantially degrade surface
or ground water quality?
☐ ☐ ☒ ☐
Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the basin?
☐ ☐ ☒ ☐
Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would:
☐ ☐ ☒ ☐
I.) result in a substantial erosion or
siltation on- or off-site; ☐ ☐ ☐ ☒
II) substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
offsite
☐ ☐ ☒ ☐
ATTACHMENT 19 1258
Town of San Anselmo Housing Element Update 89
Initial Study
III). create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff; or
☐ ☐ ☒ ☐
IV). impede or redirect flood flows? ☐ ☐ ☒ ☐
V). In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
☐ ☐ ☒ ☐
VI). Conflict with or obstruct
implementation of a water quality
control plan or sustainable groundwater
management plan?
☐ ☐ ☒ ☐
Conclusion
All future housing development facilitated by the HEU would be subject to the Town’s development review process, which may include review pursuant to CEQA, and be required to comply with General Plan policies, local, county, State and federal standards, and required to adhere to all requirements for avoiding and minimizing conflicts with or obstruction of implementation of a water quality control plan or sustainable groundwater management plan.
As a result, future housing development facilitated by the HEU would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Therefore, impacts would be less than significant Mitigation Measures
The Town’s current policies and regulations in place address any potential impacts and no mitigation is required.
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Town of San Anselmo Housing Element Update 90
Initial Study
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ATTACHMENT 19 1260
Town of San Anselmo Housing Element Update 91
Initial Study
3.11 Land Use and Planning
This section describes and evaluates potential impacts related to land use and planning as a result of the San Anselmo HEU. This section includes 1) a description of the existing environmental setting for land use and planning; 2) a summary of the federal, State, and local regulations related to land use and planning; and 3) an analysis of the potential impacts to land use and planning associated with the implementation of the Housing Element.
CEQA Guidelines section 15125 states that the EIR shall discuss “any inconsistencies between the proposed project and applicable general plans, specific plans, and regional plans.” Because the project under evaluation is a change to the local general plan, it will be evaluated for alignment and compliance with the relevant regional, State, and federal regulations.
Environmental and Regulatory Setting
California Housing Element Law – Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of everyone in the community.
Local governments meet this requirement by adopting housing elements as one of the eight parts of their general plan. The General Plan is also a requirement issued by the State. State funding programs for transportation, infrastructure, and housing often require compliance with Housing Element Law. The State of California is now on its 6th HEU cycle. housing element update cycle.xii
AB 686: all State and local agencies must ensure that their laws, programs, and activities affirmatively further fair housing, and take no action inconsistent with this obligation. All housing elements must include a program that promotes and affirmatively furthers fair Housing Element throughout the community. The housing elements must include an Assessment of Fair Housing consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing Final Rule of 2015, timeline of concrete actions, a land inventory, and site identification.
xiii
Regional Housing Needs Allocation (RHNA) – Since 1969, the State of California has required each jurisdiction to plan for its share of the State’s housing needs for people of all income levels. Every eight years, the allocation for each jurisdiction is determined and divided into four income categories: very low, low, moderate, and above moderate. The San Anselmo HEU has been developed to meet these requirements and create a policy environment that allows for 833 additional housing units within the Town. To achieve this, the strategy emphasizes building to allowable unit density, and in some cases, increasing the allowable density. The Housing ATTACHMENT 19 1261
Town of San Anselmo Housing Element Update 92
Initial Study
Element is written specifically to meet the requirements of the Regional Housing Needs Allocation and, therefore, does not conflict with it.
Analysis Methodology and Thresholds of Significance
This Initial Study covered the major plans and regulations that either govern or are meant to complement the Town of San Anselmo HEU. For land use, this mainly includes zoning regulations governing land use and development density. See the table below for a summary of housing opportunity site location and density changes across the nine zoning districts represented.
Table 3.2. Housing Opportunity Site Inventory by Zoning District Zoning District Parcel
count %
of total
Land
Area
(acres)
% of
total
Housing unit
count
Density (housing units/acre)
Existing Potenti
al new
% of
total
Current
limit
Proposed
limit
C-2
Downtown
Commercial
10 6.62%
2.28 5.04%
1 44
5.51%
20 20
C-3
General
Commercial
70 46.45%
22.02 48.66%
44 425
53.26%
20 30
C-L
Limited
Commercial
12 7.95%
3.36 7.42%
2 64
8.02%
20 30
PPD
Preliminary
Planned
Development
1 0.66%
5.33 11.78%
0 112
14.04%
Varies 30
SPD
Specific
Planned
Development
5 2.9%
1.75 3.87%
2 33
4.14%
Varies 30
R-1 38
25.21%
7.52 16.62%
36 78
9.77%
6 6
ATTACHMENT 19 1262
Town of San Anselmo Housing Element Update 93
Initial Study
Zoning District Parcel
count %
of total
Land
Area
(acres)
% of
total
Housing unit
count
Density (housing units/acre)
Existing Potenti
al new
% of
total
Current
limit
Proposed
limit
Single Family
Residential
R-1-H
Single Family
Residential –
Very Low
Density
1 0.66%
0.28 0.62%
0 5
0.63%
1 30
R-2
Medium
Density
Residential
13 8.61%
2.7 5.97%
19 34
4.26%
12 30
R-3
High Density
Residential
1 0.66%
0.15 0.03%
0 3
0.38%
20 30
Total 151 45.26 104 798
The total of 798 potential new units indicated in the preceding table plus the 37 pipeline projects totaling 54 units, have been either entitled or being reviewed by the building permit process exceeds the 833 units proposed in the HEU by 54 units. This recognizes that not all potential units are expected to be created during the HEU timeframe due to property owner preference or other factors. This Initial Study focuses on impacts of 833 potential units.
Of the 151 parcels proposed as housing opportunity sites, 148 or 95% already have been improved with either a building and/or infrastructure improvements, such as parking lots. Of the remaining three vacant parcels, two are vegetated with grass and one is wooded. Thus, the proposed housing opportunity sites primarily involve parcels that have already been altered through development.
The primary proposed change is an increase in allowable housing unit density (measured in units per acre) on the designated housing opportunity sites. The extent of increase varies among the zoning districts in which the housing opportunity sites are located. In all cases, the ATTACHMENT 19 1263
Town of San Anselmo Housing Element Update 94
Initial Study
proposed density increase can be readily accommodated within existing dimensional regulations that define maximum permissible building envelope. A two-story height limit applies to all parcels. Residential zone parcels are further restricted by a maximum site coverage of 35% and setbacks. Commercial zone parcels allow up to 100% lot coverage, but this is reduced by required setbacks at adjoining residential zones, and by maximum floor area ratios (gross building floor area divided by parcel area) of 1.0 in C-3 and C-L zones and 2.0 on C2 and PPD zones. Accommodating the proposed Housing Element program would not require exceeding these envelopes.
Over two-thirds of the potential new housing units on proposed housing opportunity sites are in commercial and SPD zones along San Anselmo’s major streets. This approach is advocated in Objective 3 of San Anselmo’s General Plan. By transforming commercial corridors into neighborhoods (with continued presence of community-serving commercial services), this approach offers potential to expand and connect areas of strong neighborhood character. It would not physically divide neighborhoods.
The proposed housing sites and density increase are consistent with current development policy by zoning district:
• C-2: Housing is currently allowed subject to a Conditional Use Permit in the C-2 Zoning District and has a density of 20 dwelling units per acre and a 2.0 existing maximum floor area ratio. The HEU would include a Zoning Code amendment to allow residential units as a permitted use. The proposed Zoning Code for the C-2 Zoning District would be compatible with the surrounding development patterns and would create negligible impacts. • C-3: Housing is currently allowed subject to a Conditional Use Permit in the C-3 Zoning District and has a density of 20 dwelling units per acre with a 1.0 existing maximum floor area ratio. The HEU would include a Zoning Code Amendment to allow residential units as a permitted use, increase the density from 20 dwelling units/acre to 30 dwelling units/acre, increase the maximum floor area ratio to 2.0, and increase the height of a structure from 30-feet to 35-feet. The proposed Zoning Code Amendments for the C-3 Zoning District would be compatible with the surrounding development patterns and would create negligible impacts.
• C-L: Housing is currently allowed subject to a Conditional Use Permit in the C-L Zoning District and has a density of 20 dwelling units per acre with a 1.0 existing maximum floor area ratio. The HEU would include a Zoning Code Amendment to allow residential units as a permitted use, increase the density from 20 dwelling units/acre to 30 dwelling units/acre, increase the maximum floor area ratio to 2.0, and increase the height of a structure from 30-feet to 35-feet. The proposed Zoning Code Amendments for the C-L Zoning District ATTACHMENT 19 1264
Town of San Anselmo Housing Element Update 95
Initial Study
would be compatible with the surrounding development patterns and would create negligible impacts.
• R-1: Housing is a permitted use in the R-1 Zoning District with densities up to 6 dwelling units/acre. Proposed density is limited to adding a second unit per parcel and is consistent with the provisions of San Anselmo’s existing policy on Ministerial Housing Units (Zoning code Chapter 4). San Anselmo’s General Plan indicates there is already many examples of second units on R-1 parcels.
• R-1-H: Housing is a permitted use in the R-1 Zoning District with densities up to 1 dwelling unit/acre. Proposed density is limited to adding a second unit per parcel and is consistent with the provisions of San Anselmo’s existing policy on Ministerial Housing Units (Zoning code Chapter 4). San Anselmo’s General Plan indicates there is already many examples of second units on R-1-H parcels.
• R-2: Housing is a permitted use in the R-2 Zoning District with densities up to 12 dwelling units/acre. The building typologies allowed by zoning – single family, duplex and triplex – are adequate to accommodate the proposed housing densities on the proposed parcels.
The HEU would include a Zoning Code Amendment to allow 50% of the parcels to be developed with lot/building coverage.
• R-3: Housing is a permitted use in the R-3 Zoning District with densities up to 20 dwelling units/acre. Only one housing opportunity parcel falls in this zoning district, and the three proposed units can be accommodated with single family, duplex and/or triplex building typologies typical of the R-1 and R-2 zones at nearby parcels. The HEU would include a Zoning Code Amendments to allow densities up to 30 dwelling units/acre. • PPD and SPD: Proposed densities of up to 30 units per acre would be consistent with surrounding development patterns and zoning. Development of housing on the former school site on Sunny Hills Drive is supported by Objective 20 of San Anselmo’s General Plan.
Site-specific town review of proposals for the six housing opportunity sites in these zones will provide further opportunity for review and mitigation of any impacts.
Based on the regulations reviewed, no significant impacts were identified.
ATTACHMENT 19 1265
Town of San Anselmo Housing Element Update 96
Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Physically divide an established
community?
☐ ☐ ☐ ☒
Cause a significant environmental impact
due to a conflict with any land use plan,
policy, or regulation adopted for the
purpose of avoiding or mitigating an
environmental effect?
☐ ☐ ☒ ☐
Conclusion
No significant impacts were identified and no need for mitigation has been identified.
Mitigation Measures
Since the HEU aligns with other local codes, laws, and plans and will not cause physical barriers between established communities, mitigation is not required.
ATTACHMENT 19 1266
Town of San Anselmo Housing Element Update 97
Initial Study
3.12 Mineral Resources
Environmental and Regulatory Setting
The conservation of mineral resources and reclamation of mining lands in California is managed by the State Mining and Geology Board.
According to the California Department of Conservation, Division of Mine Reclamation Mine Online Database, Nicasio Rock Quarry, Redwood/ Silveria Quarry, and Dutra Materials are the only sites in Marin County designated the State Mining and Geology Board as containing mineral deposits of regional significance. xiv A search on the Division of Mine Reclamation database yielded nine (9) mining sites in Marin County that are regulated under the Surface Mining and Reclamation Act of 1975 (SMARA) in California. xv None of these mineral and mining sites are located within the Town of San Anselmo. These sites are more than 5 miles away from the project site.
Impacts to Mineral Resources
The project site is not on or adjacent to the mining sites within Marin County. The project would not result in a loss of availability of a known mineral resource that would be of value to the region and to the residents of California.
The project site is not located in an area of San Anselmo or Marin County with known mineral resources or mining sites. Therefore, the project would not result in the loss of availability of a mineral resource recovery site.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the State?
☐ ☐ ☐ ☒
ATTACHMENT 19 1267
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Initial Study
Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan?
☐ ☐ ☐ ☒
Conclusion
The project would not result in the loss of availability of a known mineral resource.
Mitigation Measures
Since there are no mineral deposits of regional significance located within a 5-mile boundary of the Town of San Anselmo boundaries, mitigation is not required.
ATTACHMENT 19 1268
Town of San Anselmo Housing Element Update 99
Initial Study
3.13 Noise
Environmental and Regulatory Setting
Noise is generally considered unwanted sound that is typically louder than background sounds.
The absolute loudness, or volume, of sound is generally measured in decibels (dB). For the analysis of noise, planners and regulators typically use A-weighted decibels (dBA), which is an expression of sound that gives a higher value to frequencies that can be perceived by the human ear.
According to the San Anselmo Municipal Code, a noise disturbance of 5 dBA that is declared a public nuisance is considered a violation, Section 4-7.404. Factors that influence whether a noise is, in fact, a public nuisance, include, per Section 4-7.401:
• The level of the noise;
• Whether the nature of the noise is usual or unusual;
• Whether the origin of the noise is natural or unnatural; • The level of the background noise, if any;
• The proximity of the noise to residential sleeping facilities; • The nature and zoning of the area within which the noise emanates; • The density of the inhabitation of the area within which the noise emanates; • The time of the day or night the noise occurs;
• The duration of the noise;
• Whether the noise is recurrent, intermittent, or constant; and • Whether the noise is produced by a commercial or noncommercial activity.
Analysis Methodology and Thresholds of Significance
Is there generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project more than standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
The development of an average of 110 units per year over the course of 8 years will create an increased level of noise from construction activity, with the necessary use of heavy vehicles and machinery.
Building codes are in place for the management of construction and demolition noise. For instance, Section 4-7.203 makes it “unlawful to operate any powered equipment if the ATTACHMENT 19 1269
Town of San Anselmo Housing Element Update 100
Initial Study
operation of such equipment emits a noise level of…eighty (80) dBA” when measured at the loudest point fifty (50) feet away from the equipment.
There are additional restrictions on when construction and demolition activity may occur and the type of impact tools (jackhammers) that may be used. Existing policies are expected to be sufficient to keep the noise impact at a less than significant level.
Noise will also increase somewhat due to additional vehicle traffic from ongoing construction and new residents. A transportation study for this Housing Element is pending; its findings will be integrated into this analysis as they become available.
Is there generation of excessive ground borne vibration or ground borne noise levels? There will be somewhat increased noise and vibration from large construction vehicles, but this is not expected to be a significant impact. Construction noise is temporary in nature.
For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
The closest airfield is the San Rafael Airport, 2.5 miles northeast from the San Anselmo boundary. New residential development that occurs because of this Housing Element is not expected to expose those residents or workers to excessive noise levels from aviation sources.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Generation of a substantial temporary or
permanent increase in ambient noise
levels in the vicinity of the project in
excess of standards established in the
☐ ☐ ☒ ☐
ATTACHMENT 19 1270
Town of San Anselmo Housing Element Update 101
Initial Study
local general plan or noise ordinance, or
applicable standards of other agencies?
Generation of excessive ground borne
vibration or ground borne noise levels? ☐ ☐ ☒ ☐
For a project located within the vicinity of
a private airstrip or an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public
airport or public use airport, would the
project expose people residing or
working in the project area to excessive
noise levels?
☐ ☐ ☐ ☒
Conclusion
Town of San Anselmo General Plan includes a goal to reduce noise levels throughout the community in general with special efforts aimed at major circulation arteries. To implement this, they have set the following policies.
1. Promulgate information to all residents of the need for and methods of obtaining reduced noise levels.
2. Adopt, budget for, and enforce an effective noise ordinance and other ordinances relating to noise reduction.
3. The Town shall cooperate in the establishment of a countywide program of noise abatement when it has been developed.
4. The Town will work actively with the California Highway Patrol to police noise levels on moving vehicles.
As these established policies will mitigate potential noise impacts of the HEU, additional mitigation measures are not required.
Mitigation Measures
Noise levels will not significantly increase because of the HEU, and established policies will address related impacts, therefore mitigation is required.
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Town of San Anselmo Housing Element Update 102
Initial Study
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ATTACHMENT 19 1272
Town of San Anselmo Housing Element Update 103
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3.14 Population and Housing
Environmental and Regulatory Setting
San Anselmo’s Housing Element is the primary guiding policy on population and housing. It incorporates population and housing objectives of the town’s General Plan as well as regional housing goals established by California’s Regional Housing Needs Assessment (RHNA) policy.
The Housing Element identifies rezoning and redevelopment strategies needed to reach the housing capacity required by the assessment.
Analysis Methodology and Thresholds of Significance
Because the proposed housing program comes from San Anselmo’s proposed Housing Element, its impacts are inherently planned and anticipated. Notably, the proposed housing opportunity sites and their development potential do represent a significant increase in rate of housing development and population growth compared to past decades. The 2015-2023 Housing Element, for instance, anticipated population growth from 12,600 in 2020 to 13,000 in 2030, an increase of 400 people. The proposed housing element anticipates at least 833 new housing units by 2030. If these are occupied by households averaging 2.34 people in size (San Anselmo’s 2010 average cited in 2015-2023 Housing Element), the resulting population increase could total approximately 1,500 people. Household sizes are trending lower, in part to larger numbers of seniors as a portion of the population, but nevertheless the 2020-2030 population growth could exceed three times the 400 people predicted in 2015. Recent trends toward more construction of multifamily housing, noted in the current General Plan and anticipated in the proposed Housing Element, provide means to accommodate this population growth with efficient use of land and other resources, and limited impacts on established neighborhoods.
ATTACHMENT 19 1273
Town of San Anselmo Housing Element Update 104
Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Induce substantial unplanned population
growth in an area, either directly (for
example, by proposing new homes and
businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
☐ ☐ ☐ ☒
Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere?
☐ ☐ ☐ ☒
Conclusion
No significant impacts were identified and no need for mitigation has been identified.
Mitigation Measures
No need for mitigation measures beyond the HEU itself has been identified.
ATTACHMENT 19 1274
Town of San Anselmo Housing Element Update 105
Initial Study
3.15 Public Services
Environmental and Regulatory Setting
The State of California has laws that establish regulatory requirements for development projects that will increase the demand put on public services. The projects generated by the HEU will be subject to the regulations related to public service impacts.
Laws in the State of California can be complex and confusing. This list is not provided as legal guidance, nor is it comprehensive. This information is providing information about common options that are available for local governments regarding the use of Public Lands.
State Regulations
Assembly Bills (AB) 2926, 1600, and 2751. To assist in providing facilities to serve students generated from new development projects, the State enacted Assembly Bill (AB) 2926 in 1986, which allows school districts to collect impact fees from developers of new residential, commercial, and industrial developments. Development impact fees are also referenced in the 1987 Leroy Greene Lease Purchase Act, which requires school districts to contribute a matching share of the costs for the construction, modernization, or reconstruction of school facilities.
Subsequent legislation has modified the fee structure and general guidelines.
In 1987, the provisions of AB 2926 have been expanded and revised by AB 1600, which limits the ability of a school district to levy School Fees unless (i) there is a need for the School Fee revenues generated, and (ii) there is a nexus or relationship between the need for School Fee revenues and the type of development project on which the school fee is imposed. (The requirements of AB 1600 were clarified with the passage in 2006 of AB 2751, which codifies the findings of Shapell Industries vs. Milpitas Unified School District.) Assembly Bills (AB) 1486 and California Education Code 17388. Provide guidance on surplus school properties. While AB 1486 provides that surplus school properties be used to meet the needs of HEU, AB 17388 which is part of the Education Code suggests that these properties be used to meet the local needs for parkland.
Senate Bill 50 and California Education Code Section 17620. Senate Bill (SB) 50, the Leroy F.
Greene School Facilities Act of 1998, was signed into law on August 27, 1998. These Assembly Bills provide a program for funding school facilities largely based on matching funds.
ATTACHMENT 19 1275
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The Quimby Act. Adopted in 1975, the Quimby Act allows public agencies to develop parkland and recreational facilities. The fee is imposed on developers as a condition of public agency approval of a tentative map or land subdivision process. In 2013, AB 1359 was subsequently passed to provide that where the city or county is proposing to use the fees to provide parks must have fewer than three acres of park area per 1,000 members. Additional requirements include: The city or county must hold a public hearing before using the fees in another neighborhood; The city or county must find it reasonably foreseeable that the new subdivision’s residents will use the park facilities in the other neighborhood; And finally, the city or county must use the fees in areas consistent with the city or county’s local Quimby Act ordinance and General Plan. Municipalities may also enter into a joint or shared use agreement with other municipalities or the County to provide additional park and recreation access.
Local requirements
The Town of San Anselmo does not have any Quimby Act regulations, or any similar laws related to Public Services.
Non-government
Finally, the National Recreation and Parks Administration (NRPA) have suggested guidelines for park land acquisitions. NRPA is a non-government agency and is the leading not-for-profit organization dedicated to building strong, vibrant, and resilient communities through the power of parks and recreation. Under guidance from NRPA, 10 acres of parkland for every 1,000 people is recommended. However, these are suggested guidelines and NRPA advocates that each municipality knows the ideal park land metric to meet their individual scenarios.
Analysis Methodology and Thresholds of Significance
Fire Services
The Ross Valley Fire Department provides consolidated fire protection and related services for Ross, San Anselmo, Sleepy Hollow and Fairfax. There are three fire stations in this service area.
Additionally, the San Anselmo Fire Department provides permit review and inspections. These are situations that are not expected and can put increase pressure on staff resources.
Police Services
Central Marin Police provide services for the Town of San Anselmo through a mutual aid Joint Powers Agreement (JPA). Central Marin Police authority has a compliment of 58 sworn officers and serves a population of 35,000 people. This equates to one officer for every 603 people in Marin County.
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Schools and libraries
Two public school districts serve students living in San Anselmo. The Ross Valley School District include Brookside, Hidden Valley, Manor, Wade Thomas elementary schools, and White Hill.
Middle school. High school students attend the Tamalpais Union High School District. Archie Williams, high school is located within the Town of San Anselmo.
The San Anselmo library is the only public library in the project area.
Parks
San Anselmo Parks Department oversees parkland in six parks. Total municipal park land in the San Anselmo is a little less than 80 acres according to the Marin County Parks and Recreation Plan. This is consistent with the Town’s General Plan projections of 4 acres of parkland for every 1,000 people in the population.
The HEU is developed to accommodate an increase of approximately 1,500 new people to the Town over the next 8-year housing cycle. This may result in an average growth rate of 2% over the 6th cycle.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Result in substantial adverse physical
impacts associated with the provision of
new or physically altered governmental
facilities, need for new or physically
altered governmental facilities, the
construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times, or other
performance objectives for any of the
public services:
☐ ☐ ☒ ☐
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Fire protection? ☐ ☐ ☒ ☐
Police protection? ☐ ☐ ☒ ☐
Schools? ☐ ☐ ☒ ☐
Parks? ☐ ☐ ☒ ☐
Other public facilities? ☐ ☐ ☒ ☐
Conclusion
The HEU may add approximately 1,500 or more people to the Town of San Anselmo. The Town has processes in place to address increases in population and the decisions to add facilities and deliver new services are addressed through the annual budgeting process.
Mitigation Measures
To offset growth rates, municipalities, counties, and States have processes in place to manage annual increases in population based on specific demographic information that is collected as communities change. Therefore, no mitigation is required.
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3.16 Recreation
Environmental and Regulatory Setting
Every person deserves access to high-quality, well-maintained parks and recreation options.
While there are no federal, or local rules or regulations on how much parkland should be available per resident, the National Parks and Recreation Association (NRPA) does provide guidelines and metrics for parks and recreation facilities as these amenities are seen as increasingly valuable amenities to our communities. More specifically, NRPA Park Metrics provides a variety of scenarios including optimum parkland per resident information and sitespecific facility planning.
The NRPA Metric database is the most comprehensive source of data standards and insights for providing parks and recreation services and facilities in America today. Park and recreation professionals advocate for the use of this benchmark data to gain more funding support, improve operations and better serve their communities.
According to the NRPA Park Metrics files, the “typical” park and recreation agency:
o Has 9.9 acres of parkland for every 1,000 residents
o Has 8.1 full-time equivalents (FTEs) on staff for every 10,000 residents o Has annual operating expenses of $81.19 on a per capita basis o Recovers 25.9 percent of its operating expenditures from non-tax revenues No two park and recreation agencies are the same. While these medians mark national trends, these numbers are not recommended for all communities. Cities, towns and municipal agencies that provide parks and recreation amenities may set benchmarks that represent their specific situation.
The State of California Quimby Act of 1975 authorizes cities and counties to pass ordinances requiring developers to set aside land, donate conservation easements, or pay fees for park improvements. The Quimby Act sets a standard park space to population ratio of 3 acres of park space per 1,000 persons. Cities with an existing ratio of higher than three acres per 1,000 persons can set a standard of up to 5 acres per 1,000 persons for new development.
The Town Parks, Recreation and Public Facilities Element of San Anselmo’s General Plan cites a standard of four acres of parkland per 1,000 residents as a benchmark. According to the General Plan, San Anselmo has about 56 acres of parkland today (including Sorich Ranch Park).
For the 2021 population of approximately 12,700, this results in approximately 4.4 acres of ATTACHMENT 19 1279
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parkland per 1,000 residents. With a population increase of up to 1,500 resulting from the Housing Element (see section 3.14, Population and Housing), available parkland would drop slightly below the four-acre threshold, between 3.9-4.0 acres per 1,000 residents. In response, San Anselmo may want to consider increasing parkland area and/or the capacity to use existing park facilities.
In San Anselmo, there are six Town-managed parks with a variety of facilities. • Creek Park
• Faude Park
• Lansdale Park
• Memorial Park, Elders' Garden, & Millennium Playground • Robson-Harrington Park
• Sorich Ranch Park
San Anselmo’s park and recreational opportunities are supplemented regional park amenities provided by Marin County, State of California and National Park Service. Town provides an everchanging array of recreational programs and opportunities for the public on its parkland.
Programming and facilities could potentially be expanded to address increased resident demand.
To improve the resident to parkland ratio to mitigate population growth, the Town of San Anselmo could add parkland in a variety of ways. One such method is to require new developments of specific size to provide recreational amenities back to the community. This can be done by having the developer build private recreation facilities that will be maintained by the community (a homeowner’s association for example). Developers can also provide park land and/or amenities to the community. In lieu of providing land, depending on the number of new units, the developer may provide funding for improvements to existing park land. If these elements cannot be successfully negotiated or the new land being developed is very small, the Town of San Anselmo may elect to collect a fee that will be put to the purchase of new community park land or use the fees to make improvements to existing parks in the area.
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
☐ ☐ ☒ ☐
Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment?
☐ ☐ ☒ ☐
Conclusion
The Housing Element Update will bring more residents and as a result, the demand for park land and recreational opportunities will likely increase. While growth and population increases are directly related to how well the economic conditions are, the need for Park land and recreational opportunities are likely to increase with the implementation of this update. As the General Plan assesses and responds to park and recreation needs over time, this established process will address any modification that may be needed, and no separate mitigation is justified at this stage.
Mitigation Measures
No mitigation is required.
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3.17 Transportation
This section was completed by the Town of San Anselmo using the consulting services of Parisi Transportation Consulting. The findings in this area suggest a Less Than Significant Impact to the Town of San Anselmo’s transportation network. What is presented here is a shortened version of the overall analysis. To review the full findings and discussion completed by the Parisi Transportation Consulting, please refer to the full document located in Appendix B.
Environmental and Regulatory Setting
The Town of San Anselmo is in the San Francisco Bay Area in Marin County, situated in a series of small valleys and bordered by moderate to steep hillsides. This section describes attributes that provide and influence transportation patterns within the Town and between the Town and other vicinities.
Though there are no freeways within the Town limits, Red Hill Avenue and Sir Francis Drake Boulevard are major arterial streets that connect the Town to U.S. Highway 101 to the east, providing access to San Francisco and other major activity centers in the Bay Area. Sir Francis Drake Boulevard and Center Boulevard connect San Anselmo with the Town of Fairfax to the west. These roadways converge near downtown in a complex system of roadway intersections referred to as the Hub. Due to the topography, some local residential streets are steep, narrow, and winding.
The Town has limited bicycle facilities on some roadways consisting of Class II and Class III bikeways (on-street bike lanes and travel lanes shared with motor vehicles, respectively). The General Plan’s Circulation Element includes objectives to identify areas which should be linked by bicycle and pedestrian paths in order to provide a viable active transportation system.xxiv Public transit service in San Anselmo is provided by Marin Transit and Golden Gate Transit. As of fall 2022, Marin Transit operates four standard routes and an express route with hourly service frequencies during weekday morning and afternoon peak periods, and an afternoon school route, while Golden Gate Transit operates one route with 30-minute service frequencies during weekday morning and afternoon peak periods. Routes operated by both agencies all pass through the Hub and/or downtown area along the major arterial streets, providing access to Fairfax, Ross, San Rafael, other Marin County destinations, and San Francisco.
In terms of land use patterns, the built environment is most appropriately characterized as suburban, without significant dense urban residential or retail centers. The Town is an ATTACHMENT 19 1283
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established residential community comprised of mostly detached single family dwellings with some multifamily dwellings. Land development availability is largely limited to infill sites, with some larger parcels situated on higher slopes and ridge tops as designated in the General Plan.xxv Neighborhood, downtown, and general commercial areas are concentrated along the major roadways in conjunction with public transit access.
Lastly, on February 28, 2023, the Town of San Anselmo Town Council adopted a Threshold of Significance Policy (see Appendix C).
Analysis Methodology and Thresholds of Significance
Table 3.3 provides a summary of the San Anselmo Housing Element Update CEQA determination for each of the criteria that could constitute potential transportation environmental impacts. A discussion of each finding is provided in Appendix B and consistent with the Town adopted Threshold of Significance Policy in Appendix C.
Table 3.3. CEQA Checklist Impact Determination
Impact Question CEQA Determination
TRA-1 Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact TRA-2 Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Less Than Significant Impact
TRA-3 Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant Impact
TRA-4 Would the project result in inadequate emergency access? Less Than Significant Impact Source: Parisi Transportation Consulting, 2022
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Conflict with a program, plan, ordinance,
or policy addressing the circulation
system, including transit, roadway,
bicycle and pedestrian facilities?
☐ ☐ ☒ ☐
Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
☐ ☐ ☒ ☐
Substantially increase hazards due to a
geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
☐ ☐ ☒ ☐
Result in inadequate emergency access? ☐ ☐ ☒ ☐
Conclusion
As adequate emergency access is included as part of the Town requirements for individual projects, which will be reviewed by local officials as part of design review, the Project has a less than significant impact with respect to emergency access.
Mitigation Measures
No mitigation is required.
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3.18 Tribal Cultural Resources
Environmental and Regulatory Setting
In 2015, CEQA was amended by AB 52, which governs analysis of tribal cultural resources and imposes consultation requirements with Native American Tribes who request such consultation. A project that “may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment. (Pub.
Res. Code, § 21084.2.) To assist in the determination of a significant environmental effect, a lead agency is required to consult with any California Native America tribe that requests consultation and is traditionally and culturally affiliated with the area of the project. If a Native American Tribe wishes to participate in consultation, it must respond to the lead agency within 30 days of a formal notification.
Tribal cultural resources are defined as: 1) sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe that are listed, or determined to be eligible for listing, in the national or state register of historical resources; or 2) listed in a local historical register of historic resources. (Pub. Res. Code, § 21074.) If a lead agency determines that a project may cause a substantial adverse change to a tribal cultural resource, measures must be considered to mitigate the impact. (Pub. Res. Code, § 20184.3(b)(2).) Here, no known tribal cultural resources have been identified in the project area. On February 14, 2022, the Town mailed formal notification letters to tribes affiliated with the Coast Miwok communities (listed below) offering consultation regarding the HEU along with a description of the project. These communities are listed with the Native American Heritage Commission (NAHC). The Town did not receive a request for consultation within the 30 day time limit.
Should any tribal cultural resources be found with relation to any particular project under the UHE, further analysis and notifications would occur per AB 52.
The Town of San Anselmo prepared and mailed AB 52 notifications letters to tribes affiliated with the Coast Miwok communities. These communities are listed with the Native American Heritage Commission (NAHC). While no consultation is expected, the process is on-going, and a detailed summary of the outcome will be provided in the Tribal and Cultural Resources Section planned for the Environmental Impact Report (EIR). No other follow-up action is anticipated.
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Coast Miwok-affiliated Tribes:
Federated Indians of Graton Rancheria
6400 Redwood Drive, Ste 300
Rohnert Park, CA 94928
Phone: (707) 566 – 2288
Fax: (707) 566-2291
[email protected]
Guidiville Indian Rancheria
Donald Duncan, Chairperson
P.O. Box 339
Talmage, CA, 95481
Phone: (707) 462 – 3682
Fax: (707) 462-9183
[email protected]
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project cause a substantial
adverse change in the significance of a
tribal cultural resource, defined in Public
Resources Code § 21074 as either a site,
feature, place, cultural landscape that is
geographically defined in terms of the
size and scope of the landscape, sacred
place, or object with cultural value to a
California Native American tribe, and
that is:
☐ ☐ ☐ ☒
Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
☐ ☐ ☐ ☒
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historical resources as defined in Public
Resources Code section 5020.1(k), or
A resource determined by the lead
agency, in its discretion and supported
by substantial evidence, to be significant
pursuant to criteria set forth in
subdivision (c) of Public Resources Code
§ 5024.1. In applying the criteria set
forth in subdivision (c) of Public Resource
Code § 5024.1, the lead agency shall
consider the significance of the resource
to a California Native American tribe.
☐ ☐ ☐ ☒
Conclusion
No known tribal cultural resources have been identified in the project area. The Town did not receive any requests for consultation in response to its formal notification letters. Should any tribal cultural resources be found with relation to any particular project under the HEU, further analysis and notifications would occur per AB 52.
Mitigation Measures
No resources in the location of the 151 sites are known at the present time. No mitigation is required.
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3.19 Utilities and Service Systems
This section describes the utilities and service systems and public services that could be affected by this HEU. Water supply and distribution systems, wastewater collection and treatment systems, solid waste collection and disposal, stormwater conditions, electricity, natural gas and telecommunication impacts are described here to support the environmental impact analysis.
Environmental and Regulatory Setting
Water Service
In California, water service is provided by towns, cities, counties, special districts, and private utilities. Most service providers get their water from surface water, groundwater or a combination of both, and serve a wide range of connections, from just a few connections to thousands. Water rights, water contract agreements, groundwater pumping limitations, and the infrastructure required to treat, pump, and deliver water are the factors that limit the amount of water available to service providers.
Water supply to San Anselmo is provided by the Marin Municipal Water District (MMWD). The water supply is reservoir based. According to the Water Resources Plan 2040 prepared in 2017 by the consultant firm Woodard and Curran, the MMWD has adequate capacity. The report demonstrates that the district’s current supply portfolio is sufficient to meet demands in each of the reliability threats modeled except the Six-Year Severe Drought. It should be noted that the probability of the Six-Year Severe Drought occurring is low. Should this type of drought occur, shortages would not be expected until the fifth year of the drought, which provides time to re-assess and move forward implementation of resiliency options after the Water Resources Plan 2040 MMWD 1-3 drought starts. Further, use of supplies in emergency storage, combined with mandatory conservation / rationing, would allow the district to manage supplies through the Six-Year Severe Drought condition without shortfalls.
This report also notes that since the district’s current supply portfolio is sufficient to meet demands under most conditions evaluated, there is no immediate need to invest in infrastructure to secure additional resiliency at this time. However, to continue strengthening the district’s water supply resiliency, it is recommended that the district expand its existing water efficiency programs. Currently MMWD serves approximately 191,000 customers and capacity is well over anticipated needs.
Locally, as the HEU advances into the construction phase, and housing occurs incrementally throughout the Town, upgrades to local pipes and infrastructure may be required. These ATTACHMENT 19 1291
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upgrades and improvements to the efficiency and delivery of these resources would be subject to individual environment review and all future upgrades would be reviewed at the time of building permit review and would be completed to the satisfaction of the Town of San Anselmo Development Review authority and the Town of San Anselmo Engineer.
Wastewater Generation
The Ross Valley Sanitary District (RVSD) manages wastewater treatment and the related infrastructure within the Town of San Anselmo. The RVSD was established in 1899 and is believed to be California’s oldest sanitary district. The RVSD serves the communities of Sleepy Hollow, Fairfax, San Anselmo, Ross, Larkspur, Kentfield, and Greenbrae, serves Murray Park by contract, and conveys wastewater to the Central Marin Sanitation Agency (CMSA) wastewater treatment plant.
The RVSD is responsible for approximately 194 miles of gravity sewer lines, also known as mains. These mains range in diameter from 4 inches to 42 inches in size. The sanitary system is serviced through 4313 manholes and 1250 rod holes distributed throughout the system. Where gravity flow is not practical, the RVSD pumps wastewater through 19 pump stations and lift stations and 8.4 miles of sewer force mains to convey flows to the Central Marin Sanitation Agency (CMSA) wastewater treatment plant in San Rafael. The CMSA was established in 1979 as a joint powers' agency comprised of the RVSD, the San Rafael Sanitation District, and Sanitary District No. 2 of Marin County serving the Town of Corte Madera and some surrounding areas.
There are also about 200 miles of privately-owned sewer service laterals that convey wastewater to the RVSD’s system.
According to the 2019 Sewer System Management Plan and the 2021 Infrastructure Asset Management Plan Update the overall system is fully functional and operating at a level that is compatible with the existing community needs.
It should be noted that portions of the Town of San Anselmo are serviced by existing force mains. These service areas are primarily north and east of San Anselmo Creek. All residential developments will be reviewed incrementally as new plans are proposed. The precise connections and pipes required will be scrutinized at the time of submittal for construction permits. Should any new lines, connections or upgrades be required, these improvements will be subject to environmental review. Line modifications and connection into the existing force main must be designed to all applicable provisions of the local building code and to the satisfaction of the Town and the District.
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Stormwater
Storm water is defined by US EPA as the runoff generated when precipitation from rain and snowmelt events flows over land or impervious surfaces without percolating into the ground.
Storm water is often considered a nuisance because it mobilizes pollutants such as motor oil and trash. In most cases, storm water flows directly to water bodies through sewer systems, contributing a major source of pollution to rivers, lakes, and the ocean. Storm water discharges in California are regulated through National Pollutant Discharge Elimination System (NPDES) permits. However, storm water may also act as a resource and recharge groundwater when properly managed.
New use will require stormwater infrastructure to meet new demand. Since the Town is largely proposing opportunities that provide for redevelopment, the new development will be in areas that are currently served by stormwater drainage systems. The addition of new housing on some of these older developed lot areas may provide opportunities to implement the most modern-day stormwater infrastructure design. Redevelopment may reduce impervious surface areas in some areas and allow more infiltration thus reducing overall stormwater runoff.
Electricity, Natural Gas and Telecommunications
Electric Power In 2018, California produced approximately 194,842 gigawatt-hours of electricity and imported approximately 90,646 gigawatt-hours (CEC 2019). Generally, electric power is generated by power plants or renewable energy resources such as hydropower, geothermal, biomass, and solar energy. Energy is transferred through electricity substations, transformers, and power lines that relay the energy from the producer to the consumer. California is part of the western transmission system that helps keep electricity flowing reliably and safely throughout the western United States. On a more local scale, balancing authorities help to ensure that demand and supply are regionally balanced. California has eight balancing authorities:
• Balancing Authority of Northern California
• California Independent System Operator
• Imperial Irrigation District
• Los Angeles Department of Water & Power
• PacifiCorp West
• NV Energy
• Turlock Irrigation District
• Western Area Lower Colorado
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The California Independent System Operator operates in all 58 California counties and operates the flow of electricity through three main investor-owned utilities (Pacific Gas and Electric Company, Southern California Edison, and San Diego Gas and Electric Company) in addition to several other municipal operators.
Natural Gas Natural gas consists of many different compounds such as methane and natural gas liquids (ethane, propane, butanes, and pentanes). It is formed through the decomposition of historic animals and plants that have been converted to hydrocarbon fuels by high pressure and temperatures deep under the earth’s surface.
In 2018 California withdrew approximately 202,616 million cubic feet from gas, oil, and shale gas wells within its boundaries. Out of the 30.59 trillion cubic feet of natural gas used in the United States in 2018, California was the second largest consumer, using approximately 7.1 percent of natural gas used in the U.S. (EIA 2019).
Nearly 90 percent of California’s natural gas supply comes from out-of-state imports; approximately 45 percent of the natural gas burned in California is used for electricity generation, 21 percent is consumed in the residential sector, 25 percent in the industrial sector, and 9 percent in the commercial sector. Natural gas facilities in the State provide residents with electricity, heat buildings, fuel vehicles, and provide many other uses. Natural gas is generally delivered to residents and users through pipelines and tanks in the form of compressed natural gas. These facilities are located throughout the State.
Telecommunication The California Public Utilities Commission develops and implements policies for the telecommunication industry to achieve the following goals:
• Ensure fair, affordable universal access to necessary services. • Develop clear rules of the game and regulatory tools to allow flexibility without compromising due process.
• Remove barriers that prevent a fully competitive market. • Reduce or eliminate burdensome regulations.
In California, telecommunication facilities are being shifted to wireless facilities such as small cells and distributed antenna systems. Many of these facilities are proposed for installation in public rights-of-way. U.S. Code Title 47, Section 332 (47 USC 332) maintains local authority over local decisions regarding the placement, construction, and modification of personal wireless telecommunication facilities.
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Electricity is provided to the Town of San Anselmo by Marin Clean Energy. Pacific Gas and Electric is the provider of natural gas resources and telecommunications services are typically provided by major suppliers including AT&T, Verizon, T Mobile and are the discretion of the end user. While the HEU does create new user demand and long-term operating concerns, the review of these service providers' current capacity and long-range plans indicate that the update will not cause concerns for long term use or operations. No capacity issues are identified in this initial study and each of the companies is consistently looking to provide more efficient ways to increase capacity and deliver services in a more environmentally sustainable manner.
Each of these elements will be more closely evaluated in the development of the Environmental Impact Report.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
☐ ☐ ☐ ☒
Have sufficient water supplies available
to serve the project and reasonably
foreseeable future development during
normal, dry and multiple dry years?
☐ ☐ ☐ ☒
Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it
has adequate capacity to serve the
☐ ☐ ☐ ☒
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project’s projected demand in addition
to the provider’s existing commitments?
Generate solid waste in excess of State
or local standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of solid
waste reduction goals?
☐ ☐ ☐ ☒
Comply with federal, State, and local
management and reduction statutes and
regulations related to solid waste?
☐ ☐ ☐ ☒
Conclusion
The HEU will require more resources and capacity. Based on the current systems in place, local conditions may be impacted, and site-specific improvements may be necessary. However, the expansion and construction of new facilities to support this growth can be adequately addressed through established services management systems, therefore no mitigation measures are needed.
Mitigation Measures
Current existing services providers have the capacity to meet the broad needs of the HEU for the Town of San Anselmo. Additional housing proposed in the Housing Element is not causing extreme stress or impacting existing utilities systems that will demand major system upgrades.
However, individual projects will need to be evaluated independently for any site-specific upgrades, including infrastructure improvement requirements and environmental impacts.
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3.20 Wildfire
Environmental and Regulatory Setting
The State of California is required by law to map the areas of significant fire hazards based on fuels, terrain, weather, and other fire hazards. These areas, designated as Fire Hazard Severity Zones (FHSZ), mandate certain site and building selection, design, and construction practices to reduce risk associated with wildfires. xvi
Parts of California sensitive to fire hazards are often a part of the wild-land urban interface (WUI), where development and wildland vegetation meet.
xviiiThe project site is located within an already developed portion of San Anselmo xvii To help protect lives and
property from the disastrous effects of wildfire, the National Fire Plan identifies communities within these WUI. The Town of San Anselmo is listed on the California Communities at Risk List. with
predominantly residential and commercial development within the adjacent areas.
The Town of San Anselmo is designated as a Local Responsibility Area (LRA) by the California Department of Forestry and Fire Protection (CalFIRE) which means that the local government, not the State, have financial responsibility for wildland fire protection in this area. According to the CalFIRE, FHSZ maps in Marin County, the project is not located within a Very-High Fire Hazard Severity Zone for wildland fires. xix
The Town has adopted a Local Hazard Mitigation Plan. Additionally, the Town has a Fire Code to address WUI compliant construction materials and vegetation management.
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Figure 3.8 Fire Hazard Severity Zones in areas of state responsibility for fire control San Anselmo
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Figure 3.9 Fire Hazard Severity Zones in areas of local responsibility for fire control San Anselmo
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Analysis Methodology and Thresholds of Significance
The Town of San Anselmo has several policies in its latest General Plan that are geared towards mitigating wildfire potential within fire hazard areas. They include those under Objective 13 and 14 which are meant to ensure that existing and future development have adequate water supplies to protect structures from fires and are sited, designed, and constructed in such a way as to reduce the potential for fires. xx
The Ross Valley Fire Department provides firefighting and emergency response services for the Town of San Anselmo. Fire Station 19, located at 777 San Anselmo Avenue in downtown San Anselmo and within the project site, serves the Town. It is also the administrative headquarters of the Ross Valley Fire Department. xxi Due to the proximity of the fire station’s location to the project site, swift emergency response times in the case of a fire emergency are anticipated.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Substantially impair an adopted
emergency response plan or emergency
evacuation plan?
☐ ☐ ☒ ☐
Due to slope, prevailing winds, and other
factors, wildfire risks exacerbate and
thereby expose project occupants to
pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
☐ ☐ ☒ ☐
Require the installation or maintenance
of associated infrastructure (such as
roads, fuel breaks, emergency water
sources, power lines or other utilities)
that may exacerbate fire risk or that may
result in temporary or ongoing impacts
to the environment?
☐ ☐ ☒ ☐
Expose people or structures to significant
risks, including downslope or
downstream flooding or landslides, as a
☐ ☐ ☐ ☒
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result of runoff, post-fire slope
instability, or drainage changes?
The action is not anticipated to impair any adopted emergency response plan or emergency evacuation plan. Fire prevention plans including the State of California’s Fire Hazard Planning Technical Advisory and the Marin County Fire Department’s Community Wildfire Protection Plan have been referenced to determine the impact of the action. The increased density and housing developments will not change the role of major roads like Sir Frances Drake Boulevard, Red Hill Avenue, and Center Boulevard as designated evacuation routes. Impacts from additional parking and the added capacity of drivers to these roads are still to be determined based on the findings from the transportation analysis. Therefore, the action will have a less than significant impact.
The action of increasing density within the project sites is not anticipated to significantly expose occupants to pollutant concentrations from wildfire or uncontrollable spread of wildfire. As the site comprise of multiple parcels spread across various elevation, angles of prevailing wind, and street grids within the vicinity of Downtown San Anselmo, the degree of impact to occupants living in these higher density developments may vary. An assessment of air quality impacts and wildfire risks to those living in higher elevations and/or upper floors of a multi-story development will be conducted in the air quality analysis. Overall, the impacts of the project action have a less than significant to project occupants.
The action of increasing density within the project sites may involve upgrades to existing electric, storm sewer, water and other utilities to accommodate the increased demand on the associated infrastructure. While capacity may increase with higher density development, the fire risk may be lowered when compared to low-density, single-family development. This is because the high-density development will likely be built on previously developed land and tap into existing associated infrastructure as opposed to being built on undeveloped land further from the urban core and closer to more fire-sensitive areas.
The project sites are located within a developed river valley environment where impervious surface is the predominant surface type and primarily located outside of the Town’s Wildland Urban Interface. As the increase in density will take place on mostly developed land, it is not anticipated that occupants will be at greater risk of natural hazards such as flooding, landslides, and post-fire slope instability. Therefore, the action is anticipated to have no impact.
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Conclusion
The project would not exacerbate the risk of residents and structures to wildfire and the Town has current Fire Codes and building regulations to address any impact related to construction.
Mitigation Measures
No mitigation is required.
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LIST OF PREPARERS
Ben Carlson, Project Director
Laura Connelly, PLA, Project Manager
Leila Bahrami
Benjamin Cromie
Olivia Foster
Hung Truong
Kyle Wire
Parisi Transportation Consulting
LIST OF REVIEWERS
Emily Longfellow, Assistant Town Attorney
Heidi Scoble, Planning Director
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4.0 Supporting Documentation
APPENDIX A: Acronyms and Abbreviations
BAAQMD - Bay Area Air Quality Management District
BMP - Best Management Practices
CAA - Clean Air Act
CAAQS - California Ambient Air Quality Standards
CARB - California Air Resources Board
CalFIRE - California Department of Forestry and Fire Protection CCAA - California Clean Air Act
CDFW - California Department of Fish and Wildlife
CESA - California Endangered Species Act
CEQA - California Environmental Quality Act
CHPlanning – CHPlanning, Ltd.
CO - Carbon Monoxide
COG - Council of Governments
CMSA - Central Marin Sanitation Agency
CRHR - California Register for Historical Resources
EQ Zapp - California Earthquake Hazards Zone Application CUPA - Certified Unified Program Agency
dB - decibels
dBA - A-weighted decibels, an expression of sound that gives a higher value to frequencies that can be perceived by the human ear.
Department of Toxic Substances Control (DTSC)
DPM - Diesel Particulate Emissions
DUA – Dwelling Units per Acre
EIR - Environmental Impact Report
EPA - Environmental Protection Agency
ESA - Endangered Species Act
EVSE - Electric Vehicle Supply Equipment
EV - Electric Vehicles
FESA - Federal Endangered Species Act
FHSZ - Fire Hazard Severity Zones
FMMP - Farmland Mapping and Monitoring Program
FTEs - Full-Time Equivalents
GIS - Geographical Information System
HCD - Housing and Community Development
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HEU - Housing Element Update
HL – Houseal Levigne
HMD - Hazardous Materials Division
IPaC - Information for Planning and Consultation
IS/ND - Initial Study leading to a Negative Declaration Km - Kilometer
LRA - Local Responsibility Area (LRA)
Local Hazard Mitigation Plan (LHMP)
μg/m3 - Micrograms per Cubic Meter
MBTA - Migratory Bird Treaty Act
MMWD – Marin Municipal Water District
M – Miles
MND - Mitigated Negative Declaration
Native American Heritage Commission (NAHC)
National Pollutant Discharge Elimination System (NPDES) National Parks and Recreation Association (NRPA)
National Resources Conservation Service (NRCS)
OAK - Oakland Airport
O3 - Ozone
PG&E - Pacific Gas and Electric
PM 10 - Particulate Matter 10
PM 2.5 - Particulate Matter 2.5
Ppm - Parts per Million
RCRA - Resource Conservation and Recovery Act
RHNA - Regional Housing Needs Allocation
R-HO - Residential Housing Opportunities District
ROG - Reactive Organic Gas
SHMA - Seismic Hazards Mapping Act
SPD – Special Planned District
SFBAAB - San Francisco Bay Area Air Basin
SFO - San Francisco Airport
SMARA - Surface Mining and Reclamation Act of 1975
SO2 - Sulfur Dioxide
SIP - State Implementation Plans
TOD - Transportation-Oriented Development
The Town - Town of San Anselmo
U.S. - United States
VMT - Vehicle Miles Traveled
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ZEV – Zero Emission Vehicles
Zoning Category Abbreviations
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial District.
C-L Limited Commercial District.
R-1 Single Family Residential
R-1-C Low Density Residential Conservation
R-1-H Very Low Density Residential
R-2 Medium Density Residential District.
R-3 High Density Residential District.
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APPENDIX B: Transportation Impact Analysis
Memo
To: Laura Connelly and Ben Carlson, CHPlanning
CC: Jackie Wells, Houseal Lavigne
Heidi Scoble and David Donery, Town of San Anselmo
From: Jimmy Jessup, Parisi Transportation Consulting
Date: December 16, 2022
Subject: San Anselmo Housing Element Update CEQA Impact Analysis This memorandum summarizes the potential transportation-related impacts associated with the Town of San Anselmo (“Town”) Draft Housing Element 2023-2031 Update (“Project”).xxii The Project includes 833 housing units distributed over four income categories, consisting of single-family dwelling units and multi-family housing developments.
This analysis utilizes the sample environmental significance criteria checklist form included in the California Environmental Quality Act (CEQA) guidelines that may be used to foster agency review.xxiii The Project would result in a significant transportation impact if it would:
Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities Conflict or be inconsistent with CEQA Guidelines Section 15063.4, Subdivision (b) regarding vehicle miles traveled (VMT)
Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment), or Result in inadequate emergency access
The Project is determined to result in a less than significant impact against these four checklist items. This analysis determines that the home-based VMT per resident associated with implementation of the Housing Element Update is below the threshold of significance and would result in a less than significant transportation impact.
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ENVIRONMENTAL SETTING
The Town of San Anselmo is located in the San Francisco Bay Area in Marin County, situated in a series of small valleys and bordered by moderate to steep hillsides. This section describes attributes that provide and influence transportation patterns within the Town and between the Town and other vicinities.
Though there are no freeways within the Town limits, Red Hill Avenue and Sir Francis Drake Boulevard are major arterial streets that connect the Town to U.S. Highway 101 to the east, providing access to San Francisco and other major activity centers in the Bay Area. Sir Francis Drake Boulevard and Center Boulevard connect San Anselmo with the Town of Fairfax to the west. These roadways converge near downtown in a complex system of roadway intersections referred to as the Hub. Due to the topography, some local residential streets are steep, narrow, and winding.
The Town has limited bicycle facilities on some roadways consisting of Class II and Class III bikeways (on-street bike lanes and travel lanes shared with motor vehicles, respectively). The General Plan’s Circulation Element includes objectives to identify areas which should be linked by bicycle and pedestrian paths in order to provide a viable active transportation system.xxiv Public transit service in San Anselmo is provided by Marin Transit and Golden Gate Transit. As of fall 2022, Marin Transit operates four standard routes and an express route with hourly service frequencies during weekday morning and afternoon peak periods, and an afternoon school route, while Golden Gate Transit operates one route with 30-minute service frequencies during weekday morning and afternoon peak periods. Routes operated by both agencies all pass through the Hub and/or downtown area along the major arterial streets, providing access to Fairfax, Ross, San Rafael, other Marin County destinations, and San Francisco.
In terms of land use patterns, the built environment is most appropriately characterized as suburban, without significant dense urban residential or retail centers. The Town is an established residential community comprised of mostly detached single family dwellings with some multifamily dwellings. Land development availability is largely limited to infill sites, with some larger parcels situated on higher slopes and ridge tops as designated in the General Plan.xxv Neighborhood, downtown, and general commercial areas are concentrated along the major roadways in conjunction with public transit access.
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CEQA IMPACT ANALYSIS RESULTS
Table 1 provides a summary of the San Anselmo Housing Element Update CEQA determination for each of the criteria that could constitute potential transportation environmental impacts. A discussion of each finding follows.
Table 1. CEQA Checklist Impact Determination
Impact Question CEQA Determination
TRA-1 Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact
TRA-2 Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Less Than Significant
Impact
TRA-3 Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant
Impact
TRA-4 Would the project result in inadequate emergency access? Less Than Significant Impact
Source: Parisi Transportation Consulting, 2022
TRA-1: WOULD THE PROJECT CONFLICT WITH A PROGRAM, PLAN,
ORDINANCE, OR POLICY ADDRESSING THE CIRCULATION SYSTEM, INCLUDING TRANSIT, ROADWAY, BICYCLE, AND PEDESTRIAN FACILITIES?
Transportation aspects of land use projects are shaped by adopted plans and policies at various levels of government and agencies. These plans and policies are consulted as part of the Housing Element Update to evaluate against applied principles and efforts to mitigate environmental effects. Discussion of this Project with respect to the framework established by federal, State, regional, and local plans and policies for purpose of mitigating significant environmental effects is presented in this section. This section includes rationale behind the conclusion that the proposed Project does not conflict with any described plans and policies and presents no CEQA impact. Policies and plans addressing the transportation aspects of this Project include:
State: Senate Bill 743: Signed into law in 2013, Senate Bill 743 mandated a change in CEQA guidelines to utilize VMT as opposed to vehicle flow or traffic congestion as a more appropriate metric for assessing impacts associated with projects, in line with goals of helping to achieve climate commitments, improving health and safety, and ATTACHMENT 19 1310
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prioritizing co-located land uses. This Project ensures compliance with this technical advisory by following the California Office of Planning and Research (OPR) Technical Advisory guidelines in its VMT analysis.
Regional: Plan Bay Area 2050 (2021): In 2021, the Metropolitan Transportation Commission (MTC) and Association of Bay Area Governments (ABAG) adopted Plan Bay Area 2050 as the official regional long-range transportation and land use plan for the Bay Area.xxvi Strategies in this plan include encouraging land use patterns that foster shared transportation modes, lessen the share of single-occupancy work commutes, and reduce greenhouse gas emissions. The Project’s focus on multifamily housing sites with transit access, affordability, and overall housing unit share in existing low-VMT areas is in line with the emission reduction objectives of Plan Bay Area 2050. Regional: TAM Congestion Management Program (2021): The Transportation Authority of Marin is the congestion management agency for Marin County and develops and updates its mandated short-range Congestion Management Program (CMP) every two years to describe strategies to assess and monitor the performance of the county’s transportation system, address congestion and improve performance of a multimodal system among local jurisdictions.
xxvii Major developments that generate a net increase
of more than 100 PM peak hour vehicle trips are subject to a CMP analysis and traffic impact study. Future projects within the Housing Element Update that generate more than 100 PM peak hour vehicle trips would be obliged to comply with these requirements.
Local: San Anselmo General Plan Circulation Element (1988): The San Anselmo General Plan is a comprehensive long-range guide for future development of the Town. The Circulation Element relates closely to the Land Use Element and describes standards and proposals for provision of the Town roadway network, traffic, and other transportation facilities. The Circulation Element includes goals for development of a circulation system that balances system user needs, maintains safe roadways, improve traffic circulation, expands the bikeway network and pedestrian pathways, and encourages and supports vehicle trip reduction. Development of Housing Element Update housing units would result in increased use of the circulation system, and ATTACHMENT 19 1311
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integration of driveway entrances, curb cuts, and upgrades to facilities would be subject to applicable design standards and guidelines related to roadways, bikeways, and sidewalks. Required VMT assessment of future multifamily housing developments, associated transportation demand management plans, and facilitation of housing unit development in areas of existing low VMT is consistent with policies in the General Plan.
Impact Conclusion
The Project would not conflict with any programs, plans, ordinances, or policies related to the transportation network. The impact of the Project is therefore determined to be less than significant.
Mitigation Measure
No mitigation is required.
TRA-2: WOULD THE PROJECT CONFLICT OR BE INCONSISTENT WITH CEQA GUIDELINES SECTION 15064.3, SUBDIVISION (B)?
In December 2018, OPR published a Technical Advisory on Evaluating Transportation Impacts in CEQA (“Technical Advisory”).
xxviii These guidelines direct lead agencies how to evaluate project transportation impacts based on Vehicle Miles Traveled (VMT), as required by Senate Bill 743.
The use of VMT as a performance measure allows for the evaluation of fuel consumption by motor vehicles for distances traveled and impacts associated with greenhouse gas (GHG) emissions.
VMT Impact Analysis Methods
The VMT impact analysis has been performed in accordance with guidance from OPR, and accounts for the latest Housing Element Update site list of housing units approved by the Housing Element Advisory Committee as of December 1, 2022. VMT generated by potential housing units was determined by using outputs from the Transportation Authority of Marin (TAM) Demand Model.
The base travel forecasting model structure was developed by the Metropolitan Transportation Commission (MTC) and was further refined to represent a more detailed reflection of the circulation network and land use patterns in Marin County. The model utilizes socioeconomic inputs aggregated into geographic areas called transportation analysis zones (TAZ) to derive VMT estimates and are further processed into micro-analysis zones (MAZ) to provide finer understanding of travel patterns at a more granular level.
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This study was performed at the MAZ level of geography in order to leverage most detailed data on housing unit VMT generation. The 833 housing units from the most recent Housing Element Update, which consist of pipeline projects, Accessory Dwelling Units (ADUs), and other developments on identified opportunity sites, were assigned to the MAZ associated with each unit’s parcel. VMT was derived for each housing unit utilizing the TAM Demand Model output according to the metric applied by the jurisdiction for impact analysis. For residential land uses in San Anselmo, VMT is expressed as home-based VMT per resident. The existing average home-based VMT per resident for each MAZ in which Project housing units are associated, along with the proposed number of housing units planned for each MAZ, is displayed in Table
2. Table 2. Existing VMT/Resident and Project Housing Units by Micro Analysis Zone (MAZ) MAZ Existing
VMT/Resident Housing Units MAZ Existing VMT/Resident Housing Units 810.019 12.9 164 812.256 13.6 1
810.024 8.9 7 812.431 17.4 1
810.371 9.5 9 812.619 11.8 1
810.373 13.6 4 812.636 9.2 3
810.382 9.1 15 812.741 10.5 5
811.065 9.2 10 812.744 7.7 10
811.320 14.7 1 813.037 20.5 1
811.331 13.3 1 813.321 12.2 1
811.352 17.6 1 813.322 7.7 1
811.417 13.2 29 813.456 15.3 1
811.418 11.2 27 813.642 9.1 118
811.419 8.4 52 813.643 20.3 63
811.423 16.5 44 813.644 11.4 1
811.491 12.1 1 813.647 9.5 62
811.563 8.5 70 813.653 13.3 7
811.635 10.5 1 813.854 17.2 1
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811.703 9.7 3 813.856 12.4 1
811.747 6.8 56 813.863 13.1 8
811.750 8.7 31 813.869 12.1 28
811.751 7.6 10 813.999 7.8 15
811.764 13.0 1 814.076 13.0 1
812.038 13.2 1 814.358 17.6 2
812.137 17.7 1 814.437 14.7 2
Source: TAMDM, Parisi Transportation Consulting, 2022. Note: MAZ 810.019 does not have existing housing units; existing VMT/resident was determined by applying weighted average of neighboring MAZs.
VMT Thresholds of Significance
CEQA Guidelines Section 15064.3, subdivision (b),xxix gives lead agencies the ability to set and apply the most appropriate significance thresholds and methodologies for evaluating VMT impacts. VMT screening thresholds and thresholds of significance specific to San Anselmo for assessment of land use projects have been recommended in a separate draft memo issued December 8, 2022, and these thresholds are applied to the analysis.xxx As the Housing Element Update is a programmatic update of the San Anselmo General Plan and includes multiple opportunity sites, the Project itself does not meet any VMT screening thresholds and is subject to a detailed VMT analysis, with the following threshold of significance:
Residential projects: a proposed project that exceeds a project generated level of 15 percent below existing County average home-based VMT per resident may indicate a significant transportation impact.
This analysis compares VMT generated by the Project against existing 2015 baseline year VMT for Marin County, which is calculated as 15.8 daily home-based VMT per resident. The Baseline Scenario threshold of significance for determining VMT impacts is 15% below Town average, or
13.4 daily home-based VMT per resident.
VMT Impacts
As displayed in Table 3, in the Project would generate daily home-based VMT per resident of
11.1, which represents a reduction of 29.6% from the County average of 15.8. This figure is ATTACHMENT 19 1314
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below the threshold of significance (13.4), and hence indicates that development of Housing Element Update housing units would result in a less than significant transportation impact. This result is due to most housing opportunity sites being located near complementary land uses near downtown and with access to alternative means of transportation. These attributes reduce vehicle trips and trip length, both of which reduce VMT. The majority of proposed housing units are associated with MAZs that exhibit VMT well below the Marin County average, as seen in Table 2.
Table 3. Housing Unit Element Generated Home-Based VMT per Resident Analysis Scenario Home-based
VMT per resident
Change from
County Average
Below Threshold of
Significance?
Marin County Average 15.8 - -
Threshold of Significance 13.4 -15.0% -
Project Generated 11.2 -28.8% Yes
Source: TAMDM, Parisi Transportation Consulting, 2022. Note: Adopted threshold of Significance is equivalent to 15% below County average.
Cumulative Impacts
The OPR Technical Advisory describes technical considerations in assessing cumulative VMT impacts accounting for the project’s influence in context of effects of other past, present, and future developments. If a project’s transportation impact analysis determines that a VMT efficiency metric such as VMT per resident falls below the threshold of significance, and if the project is aligned with long-term environmental goals, it should be concluded that the project “would have no cumulative impact distinct from the project impact.” This study determines that the Project VMT is below the threshold of significance, which would lead to a reduction in GHG emissions and is aligned with long-term environmental goals. Hence, the cumulative VMT impacts of the Project are less than significant.
Impact Conclusion
The Project generated VMT per resident is below the threshold of significance, hence the impact would be less than significant without mitigation.
Mitigation Measure
No mitigation is required.
TRA-3: WOULD THE PROJECT SUBSTANTIALLY INCREASE HAZARDS DUE TO A GEOMETRIC DESIGN FEATURE (E.G., SHARP CURVES OR DANGEROUS INTERSECTIONS) OR INCOMPATIBLE USES (E.G.
FARM EQUIPMENT)?
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The Project does not include specific transportation network design considerations that may potentially increase sharp curves or other geometric hazards. Off-site transportation network alterations because of specific housing development projects would be considered as part of the project planning process. Other improvements to the circulation network undertaken by the Town would be implemented over time and in accordance with adopted design standards and guidelines.
All housing units proposed as part of the Housing Element Update are intended for residences within single-family or multifamily dwellings and are near existing residential land uses. Vehicle trips generated by these units would be primarily personal vehicle trips and do not introduce or present an incompatible transportation mode use.
Impact Conclusion
As the Project is not incompatible with surrounding land uses, there are no off-site road geometric design alterations, and potential hazards associated with circulation patterns will be addressed by individual projects, the Project would result in a less-than-significant impact.
Mitigation Measure
No mitigation is required.
TRA 4: WOULD THE PROJECT RESULT IN INADEQUATE EMERGENCY ACCESS? Sir Francis Drake Boulevard and Red Hill Avenue are designated as evacuation routes for use in the event of an emergency which shall be maintained in usable conditions at all times. During progressing fire or flood events, public response authorities monitor developing conditions when deciding to issue instructions regarding evacuation. Individual developments associated with the Project would be required to be assessed for impact to emergency vehicle access and designed in accordance with all applicable design standards for emergency access within and around the site. Requirements include considerations for very high severity fire hazard zone developments, minimum lane width of the internal on-site drive aisles to allow for passing of emergency vehicles within multifamily developments, and fire safety plan review and approval.
Potential impacts to roadway emergency access during construction would be addressed through the construction traffic control plan and reviewed and approved by appropriate Town departments.
Impact Conclusion
As adequate emergency access is included as part of the Town requirements for individual projects, which will be reviewed by local officials as part of design review, the Project has a less than significant impact with respect to emergency access.
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Mitigation Measure
No mitigation is required.
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APPENDIX C: VMT Thresholds of Significance Policy
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APPENDIX D: List of General Plan and Zoning Code Amendments General Plan Amendment List
1. Land Use Designation Map Amendments to reflect Housing Element Opportunity Sites
2. Repeal and replace Housing Element
3. Amendments to Land Use Element
a. Introduction- Typographical and/or grammatical correction b. Existing Land Use- Typographical and/or grammatical correction c. Issues, Objectives, and Policies Issues: Residential Densities Objective 3- i. Policy 3.1- Typographical and/or grammatical corrections ii. Policy 3.2- Typographical and/or grammatical corrections iii. Policy 3.3- Add the term “affordable” and remove the term “opportunity.”
iv. Policy 3.4- Add the term “affordable” and remove the term “opportunity.”
d. Issues, Objectives, and Policies Issues: Protection of Hillside and Ridge Properties Objective 9-
i. Policy 9.8- Typographical and/or grammatical correction ii.
e. Issues, Objectives, and Policies Issues: Protection of Hillside and Ridge Properties Objective 10-
i. Policy 10.1- Typographical and/or grammatical correction f. Issues, Objectives, and Policies Issues: Preservation of Neighborhood Character, Images, and Quality of Life- Objective 11-
i. Policy 11.3- grammatical error correction
g. Issues, Objectives, and Policies Issues: Maintenance of Adequate Water Services and Fire Flow in Hillside and Ridge Areas- Objective 13- i. Policy 14.1- Typo
h. Issues, Objectives, and Policies Issues: Maintenance of Adequate Water Services and Fire Flow in Hillside and Ridge Areas- Objective 14- i. Policy 14.1- Typo
i. Issues, Objectives, and Policies Issues: Reuse of Surplus School District LandObjective 18- i. Policy 18.3- grammatical correction
j. Land Use Categories
i. Very Low Density- grammatical correction
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ii. Single-Family Residential-Conservation (1 Unit/Gross Acre or Less)- grammatical correction
iii. Single-Family Residential (1-6 Units/Gross Acre)- grammatical correction and amendments
iv. Medium Density Residential (5-12 Units/Gross Acre)- Amendments v. High Density Residential (13-30 Units/Gross Acre- Amendments vi. Downtown Mixed Residential (6-30 Units/Gross Acre- Grammatical corrections and amendments
vii. Affordable Housing Overlay (13-40 Units/Gross Acre- Grammatical corrections and amendments. Changed land use category from Housing Opportunity Areas/Apartments to Affordable Housing Overlay viii. Commercial- Typographical corrections
ix. Central Commercial- Typographical and/or grammatical corrections x. General Commercial- Grammatical corrections and amendments.
Reference height increase from 30 to 35 feet tall.
xi. Limited Commercial- Typographical and/or grammatical corrections and amendments. Reference height increase from 30 to 35 feet tall. xii. Neighborhood Commercial/Mixed Residential- Typographical and/or grammatical corrections and amendments. Reference floor area increase to address Government Code Section 65589.5(h)(2).
xiii. Professional- Typographical and/or grammatical corrections xiv. Parks and Open Space- Grammatical correction
xv. Public Facilities- Amendment to add possibility of residential uses on Town land.
k. Implementation- Grammatical corrections
l. Code Revisions
i. Zoning Code and Map- Grammatical corrections and amendments to change the reference to the Housing Opportunity section to Affordable Housing Overlay.
m. Future Planning
i. Affordable Housing Overlay Areas Map- Amendments related to change from Housing Opportunity Area Map description to Affordable Housing Overlay.
ii. Historic Preservation Ordinance
Zoning Code Amendment List
1. Article 2. Designation and Establishment of Districts a) Repeal and Replace Section 10-3.201
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2. Article 3. Land Use Regulations
a) Repeal and Replace Section 10-3.302 Land Use Regulations Table i. New Uses
These uses were added for one of the following reasons: to conform with State law requirements, to respond to recurring or common requests from community members, or to reflect modern planning and land use best practices.
1. Service Organizations and Clubs
2. Low Barrier Navigation Centers
3. Farmers Markets
4. Mini-Storage
5. Temporary Uses and Events
6. Wireless Telecommunications Facilities
7. Mail Services
8. Offices, Ancillary
9. Research and Development
ii. Renamed Uses
These uses were renamed to use modern terminology, match the naming convention of other similar uses, or clarify the intention of the use.
1. Churches renamed as Religious Institutions
2. Day Care, Large Family Day Care Home renamed as Day Care Homes, Large Family
3. Day Care, Small Family Day Care Home renamed as Day Care Homes, Small Family
4. Rental Libraries renamed as Libraries and Museums
5. Amusement, Places of and Entertainment, Places of renamed as:
a. Indoor Entertainment Facilities
b. Theaters and Meeting Halls
6. Parks, Public renamed as Parks and Playgrounds, Public
7. Residential, Multi-Family divided and renamed as: Residential, MultiFamily (2 to 4 units) and Residential, Multi-Family (5+ units)
8. Building Supplies and Lumber when within a Building renamed as Building Material Stores
9. Wireless Sales renamed as Cell Phone & Wireless Stores
10. Nursery, Garden renamed as Nurseries
11. Wholesale Distribution renamed as Wholesale and Distribution ATTACHMENT 19 1327
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12. Professional, Medical Clinics renamed as Medical Services, Clinic, Urgent Care
13. Hospitals renamed as Medical Services, Hospitals
14. Professional, Veterinary Clinics renamed as Medical Services, Veterinary Clinics and Hospitals
15. Transportation Services, Bus Depots renamed as Transportation Services, Transit Stop
iii. Combined Uses
Many uses were combined with other similar uses to create one overarching use, reducing duplication, removing outdated terminology, and streamlining use definitions. In some instances, the uses were combined under a new name. In other cases, an outdated or duplicative use was added under the name of an existing use and the definition for the overarching use was revised to clarify that outdated/ duplicative use falls within the overarching use.
1. Day Care Centers includes:
a. Day Care Centers
b. Nursery School
c. Preschool
2. Elementary and Secondary Schools includes:
a. Schools, Public
b. Schools, Private
c. Schools, Religious
3. Schools, Specialized Education and Training includes:
a. Schools, Private
b. Schools, Religious
4. Recreation, Places of added to Fitness Center and Parks and Playgrounds, Public (previously named Parks, Public)
5. Other Residential Care Facilities includes:
a. Foster Family Homes
b. All other types of miscellaneous residential care facilities were added for the Housing Element Update (see the definition for description of what those facilities include).
6. Residential Care Facilities, Large includes:
a. Residential Care Facility, Large
b. Residential Care Facility for Persons with Chronic Life-Threatening Illness, Large
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c. Residential Care Facility for the Elderly, Large
7. Residential Care Facilities, Small includes:
a. Residential Care Facilities, Small
b. Residential Care Facility for Persons with Chronic Life-Threatening Illness, Small
c. Residential Care Facility for the Elderly, Small
8. Grocery Store includes:
a. Food Stores (6:00 a.m.-11:00 p.m. only)
b. Food Stores, Before 6:00 a.m. and After 11:00 p.m.
c. Butcher Shops
d. Dairy Products Store
Note: The timing limitations associated with the old Food Stores use terms were moved to the definition of Grocery Store.
9. Drinking Establishments includes:
a. Bars
b. Alcohol, On-Sale
10. Restaurants includes:
a. Bakery
b. Bakery Goods Store
c. Delicatessens
d. Restaurants
e. Restaurants, Cafes
f. Restaurants, Take-Out
Note: This definition does not include an allowance for a restaurant serving alcohol. Staff have created a separate new use to allow for restaurant use that includes alcohol and/or live entertainment.
11. Restaurants, With Alcohol and/or Entertainment includes:
a. Restaurants
b. Alcohol, On-Sale
12. Auto, Vehicle, and Parts Sales and Rentals includes:
a. Automotive, Rental
b. Automotive, Sales
c. Motorcycle, Sales
13. Banks and Financial Services, Retail includes:
a. Banks
b. Savings & Loan Institution
c. Financial/Real Estate Services
14. Retail Stores, General Merchandise includes:
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a. Animal Grooming Supplies
b. Audio/video Sales and Services
c. Bakery Goods Store (No on-site baking)
d. Bicycle, Sales and Repair
e. Candy Shops
f. Cigar Stores
g. Clothing Stores
h. Computers, Sales and Repair
i. Florists
j. Furniture Stores
k. Hardware Stores
l. Jewelry Stores
m. Leather Goods Stores
n. Musical Instruments Sales and Service
o. Paint Stores
p. Pet Stores
q. Pharmacy
r. Photographic Equipment Sales and Service
s. Professional, Optician
t. Sporting Goods Stores
u. Stationery Stores
v. Toy Stores
w. Wall Paper Stores
15. Personal Services includes:
a. Animal Grooming
b. Barber Shops
c. Beauty Parlors
d. Beauty Support Services
e. Shoe Repair
f. Tool Repair, Commercial
g. Travel Bureaus
16. Repair and Maintenance, Consumer Products includes:
a. Appliances, Repair and Domestic
b. Audio/video Sales and Services
c. Bicycle, Sales and Repair
d. Business Machine Sales and Repair
e. Computers, Sales & Repair
17. Service Stations includes:
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a. Automotive, Gasoline, Full and Self-Service
b. Automotive, Gasoline, Service Station, Full and Self Service c. Automotive, Gasoline with Convenience Market
d. Automotive, Wash
18. Vehicle Repair and Maintenance includes:
a. Automotive, Service and Repair
b. Motorcycle, Services and Repairs
19. Business Support Services includes:
a. Business Support Services
b. Business Machine Sales and Repair
c. Blueprinting Shops
d. Computers, Sales and Repair
e. Mail Services
f. Printing Shops
g. Tool Repair, Commercial
20. Offices includes:
a. Financial/Real Estate Services
b. Professional, Offices
c. Professional, Real Estate
d. Studios
21. Medical Services, Doctor Offices includes:
a. Professional, Dental
b. Professional, Medical
c. Professional, Optometrist
22. Medical Services, Extended Care includes:
a. Alcoholism and/or Drug Treatment Facility Small
b. Alcoholism and/or Drug Treatment Facility, Large
c. Convalescent Homes
d. Drug Stores, Including Drug and/or Alcoholism Treatment Facility, Small
e. Drug Stores, Including Drug and/or Alcoholism Treatment Facility, Large
f. Pediatric Day Health and Respite Care Facility
23. Laundry, Dry-Cleaning, and Laundromats includes:
a. Dry Cleaners
b. Dry Cleaners, Self-Service
c. Laundries
d. Laundry, Self-Serve
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iv. Removed Uses
These uses were removed because they were outdated terms or uses.
1. Manufacturing, Light
2. Variety Stores
3. Wholesale Warehouses
3. Article 4. Development Standards
a) Repeal and Replace Section 10-3.402 Development Standards Table i. Modify Density in the R-3, C-L, C-3 Zoning Districts from 20 units/acre to 30 units/acre
ii. New Minimum density requirements in the R-2, R-3, P, C-1, C-2, C-L, and C-3 Zoning Districts
iii. Modify Lot Coverage in the R-2 Zoning District from 35% to 50% iv. Modify Floor Area Ratio Maximum in the C-1, C-L, and C-3 Zoning District to comply with state law.
v. Modify the maximum story height of a building in the C-L and C-3 Zoning Districts from 2 stories to 3 stories
vi. Modify the maximum height of a building in the C-L and C-3 Zoning Districts from 30-feet to 35-feet.
vii. Amended and added new footnotes
4. Article 5. Parking and Loading Regulations
a) Repeal and replace Section 10-3.502
i. Modified parking requirements in the residential and commercial b) Repeal and replace Section 10-3.512- Loading space: Requirements c) Repeal and replace Section 10-3.516- Electric vehicle parking d) Add Section 10-3.518 Bicycle racks
e) Add Section 10-3.519- Existing Structures and Uses
f) Add Section 10-3.520- Expansion or intensification in Use g) Add Section 10-3.521 Parking calculation
h) Add Section 10-3.521- Joint use parking
5. Article 13. Conditional Use Permit
a) Repeal and replace Article 13. Conditional Use Permit
6. Article 17. Definitions
a) Repeal and replace Article 17. Definitions
i. Amend definition of Accessory Use
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ii. Amend definition of Ally
iii. Amend definition of Services, Retail
iv. Amend definition of Bed and Breakfast Inn
v. Amend definition of Convalescent homes
vi. Amend definition of Day Care Center
vii. Amend definition of Day Care Home, Large Family
viii. Amend definition of Day Care Home, Small Family
ix. Amend definition of Duplex
x. Amend definition of Emergency Shelter
xi. Amend definition of Fitness Center(s)
xii. Amend definition of Hotel
xiii. Amend definition of Mail Service
xiv. Amend definition of Parking Garages, Commercial
xv. Amend definition of Parking Lot, Commercial
xvi. Amend definition of Restaurants
xvii. Amend definition of Restaurants, fast food.
xviii. Amend definition of Service Stations
xix. Amend definition of Temporary Use
xx. Amend definition of Transitional Housing
xxi. Amend definition of Transportation Services
xxii. Amend definition of Triplex
xxiii. Amend definition of Wholesale and Distribution
xxiv. New definition for Alcoholic Beverage Sales, Off-Premises xxv. New definition for Ancillary
xxvi. New definition for Animal Boarding
xxvii. New definition of Auto, Vehicle, and Parts Sales and Rentals xxviii. New definition for Automated Teller Machines
xxix. New definition for Building Material Store
xxx. New definition for Business Support Services
xxxi. New definition for Cell Phone and Wireless Stores xxxii. New definition for Department Store
xxxiii. New definition for Drinking Establishment
xxxiv. New definition for Drug and/or Alcoholism Treatment Facility, Large xxxv. New definition for Drug and/or Alcoholism Treatment Facility, Small xxxvi. New definition of Elementary and Secondary Schools xxxvii. New definition of Farmers Market
xxxviii. New definition of Fitness Centers, Classes as a Primary Use xxxix. New definition of Grocery Stores
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xl. New definition of Indoor Entertainment Facilities
xli. New definition of Laundry, Dry Cleaning and Laundromats xlii. New definition of Libraries and Museums
xliii. New definition of Light Manufacturing
xliv. New definition of Live-Work
xlv. New definition of Live-work, Ground Floor Commercial xlvi. New definition of Low-Barrier Navigation Center
xlvii. New definition of Medical Services, Clinics and/or urgent care xlviii. New definition of Medical Services, Doctor Offices xlix. New definition Medical Services, Extended Care
l. New definition of Medical Services, Hospitals
li. New definition of Medical Services, Veterinary Clinics and Hospitals lii. New definition of Mini-Storage
liii. New definition of Nurseries
liv. New definition of Offices
lv. New definition of Other Residential Care Facilities lvi. New definition of Outdoor Sales and Rental, Ancillary lvii. New definition of Parks and Playgrounds, Public
lviii. New definition of Personal Services
lix. New definition of Religious Institution
lx. New definition of Repair and Maintenance, Consumer Products lxi. New definition of Research and Development
lxii. New definition of Residential Care Facilities, Large lxiii. New definition of Residential Care Facilities, Small lxiv. New definition for Residential, Multi-Family (2-4 Units) lxv. New definition for Residential, Multi-Family (5+ Units) lxvi. New definition for Restaurants, with Alcohol and/or Entertainment lxvii. New definition for Retail Stores, General Merchandise lxviii. New definition of Schools, Specialized Education and Training lxix. New definition of Service Organizations and Clubs lxx. New definition of Storage, Ancillary
lxxi. New definition of Theaters and Meeting Halls
lxxii. New definition of Vehicle Repair and Maintenance lxxiii. New definition of Wireless Telecommunications Facilities. lxxiv. Remove definition for Child day care facility
lxxv. Remove definition of Family daycare home
lxxvi. Remove definition of Drug treatment and/or alcoholism lxxvii. Remove definition of Mini-warehouse
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lxxviii. Remove definition of Nursery
lxxix. Remove definition of Office, Medical
lxxx. Remove definition of Office, professional
lxxxi. Remove definition of Places of Entertainment
lxxxii. Remove definition of Professional dental
lxxxiii. Remove definition of Professional, Medical
lxxxiv. Remove definition of Professional, medical, day treatment center lxxxv. Remove definition of Professional, optician
lxxxvi. Remove definition of Professional, optometrist
lxxxvii. Remove definition of Professional, real estate lxxxviii. Remove definition of Professional, veterinary lxxxix. Remove definition of Residential Care facility for the elderly, large xc. Remove definition of Residential Care facility for the elderly, small xci. Remove definition of Residential care facility for persons with chronic life-threatening illness, large
xcii. Remove definition of Residential care facility for persons with chronic life-threatening illness, small
xciii. Remove definition of Residential, multi-family
xciv. Remove definition of School, preschool
xcv. Remove definition of School, private
xcvi. Remove definition of School, public
xcvii. Remove definition of School, religious
xcviii. Remove definition of Small family daycare home
7. Title 10, Chapter 12, Emergency Shelter
a) Repeal and replace Chapter 12 Emergency Shelter
8. Title 10, Chapter 20 Objective Development Design Standards for Residential Development. a) Repeal and replace Chapter 20 Objective Development Design Standards for Residential Development
9. Chapter 6, Article 1, Accessory Dwelling Units and Junior Accessory Dwelling Units Purpose, Definitions, Permit Requirement and Exemption
a) Amend Section 1-6.302- Definitions to add a definition for “Attached accessory dwelling unit.”
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APPENDIX E: Footnotes
i California State Parks, S. of C. (n.d.). California Historical Resources. CA State Parks. Retrieved December 1, 2022, from https://ohp.parks.ca.gov/ListedResources/?view=county&criteria=21 ii U.S. Department of the Interior. (2022, September). Maps | National Park Service. National Parks Service.
Retrieved December 1, 2022, from https://www.nps.gov/maps/full.html?mapId=7ad17cc9-b808-4ff8-a2f9- a99909164466
iii HartMarin. (2010). (tech.). Initial Study of Environmental Impact Part 1 - Campus Plan 2010 A Master Plan Amendment. San Francisco Theological Seminary. Retrieved December 2, 2022, from https://www.townofsananselmo.org/DocumentCenter/View/23517/092811---Volume-II---Initial-Study-as-SinglePDF?bidId=. iv Town of San Anselmo. 2019. General Plan 2019 Update. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/5210/General-Plan-includes-Feb-2019-amendment. v Town of San Anselmo. 2009. Resolution No. 3856. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/8986. vi California Department of Conservation, California Geological Survey. 2022. Alquist-Priolo Earthquake Fault Zones.
Retrieved from: https://www.conservation.ca.gov/cgs/alquist-priolo#. vii California Department of Conservation, California Geological Survey. 2021. EQ Zapp: California Earthquake Hazards Zone Application. Updated: September 23, 2021. Retrieved from:
https://www.conservation.ca.gov/cgs/geohazards/eq-zapp. viii California Department of Conservation, California Geological Survey. 2021. Seismic Hazards Mapping Act.
Retrieved from: https://www.conservation.ca.gov/cgs/hazards/seismic-hazards-mapping-act. ix Town of San Anselmo. 2009. Resolution No. 3856. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/8986. x Town of San Anselmo. 2019. General Plan 2019 Update. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/5210/General-Plan-includes-Feb-2019-amendment. xi United States Department of Agriculture, Natural Resources Conservation Service. 2022. Custom Soil Resources Report for Marin County, California – Town of San Anselmo. Retrieved from:
https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx xii ousing Elements | California Department of Housing and Community Development. (2019). Ca.gov. https://www.hcd.ca.gov/planning-and-community-development/housing-elements xiii Olmstead, Z. (2020). AB 686 Summary of Requirements in Housing Element Law. https://www.hcd.ca.gov/community-development/housing-element/housing-elementATTACHMENT 19 1337 Town of San Anselmo Housing Element Update 168
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memos/docs/ab686_summaryhousingelementfinal_04222020.pdf#:~:text=AB%20686%20creates%20new%20requ irements%20for%20all%20state,Law%2C%20which%20is%20the%20focus%20of%20this%20document. f
xiv California Department of Conservation, Division of Mine Reclamation. 2022. Mines Online – Interactive Map.
Retrieved from: https://maps.conservation.ca.gov/mol/index.html. xv California Department of Conservation, Division of Mine Reclamation (DMR). 2022. DMR All Mines. Updated April 11, 2022. Retrieved from:
https://www.arcgis.com/home/item.html?id=6d7115673f0347d5863d69e77ccde7d4. xvi California Department of Forestry and Fire Protection (CalFIRE). 2022. Fire Hazard Severity Zones. Retrieved from: https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-and-mitigation/wildfirepreparedness/fire-hazard-severity-zones/. xvii Radeloff et al. 2005, 2018. Rapid Growth of the US Wildland-Urban Interface Raises Wildfire Risk. PROCEEDINGS OF THE NATIONAL ACADEMY OF SCIENCES USA, 115(13):3314-3319 (2018). Retrieved from:
https://www.pnas.org/doi/10.1073 /pnas.1718850115.
xviii Marin County Fire Department. 2016. Community Wildfire Protection Plan. Retrieved from:
http://marin.granicus.com/DocumentViewer.php?file=marin_82830f19a8619aed25972c29dc554830.pdf xix CalFIRE. 2022. Fire Hazard Severity Zones. Retrieved from: https://osfm.fire.ca.gov/divisions/communitywildfire-preparedness-and-mitigation/wildfire-preparedness/fire-hazard-severity-zones/. xx Town of San Anselmo. 2019. General Plan 2019 Update. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/5210/General-Plan-includes-Feb-2019-amendment. xxi Ross Valley Fire Department. 2022. Fire Stations. Retrieved from: https://www.rossvalleyfire.org/about/firestations. xxii Town of San Anselmo Draft Housing Element (2023-2031), draft issued for review on December 12, 2022. https://www.townofsananselmo.org/1517/Housing-Element-Update. Accessed December 14, 2022. xxiii CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act, Appendix G. December 28, 2018 xxiv Town of San Anselmo, General Plan Circulation Element. Adopted December, 1988, with subsequent amendments. xxv Town of San Anselmo General Plan Land Use Element. Adopted December 1998, with subsequent amendments. xxvi Metropolitan Transportation Commission and Association of Bay Area Governments, Plan Bay Area 2050, A Vision for the Future. Adopted October, 2021.
xxvii Transportation Authority of Marin, 2021 Congestion Management Program Final Draft Report. Issued September 2021.
xxviii California Governor’s Office of Planning and Research, Technical Advisory on Evaluating Transportation Impacts in CEQA. Issued December 2018. https://opr.ca.gov/docs/20190122-743_Technical_Advisory.pdf. Accessed Nov 14, 2022.
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xxix CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act, Article 5, §15064.3(b). December 28, 2018. xxx Parisi Transportation Consulting, Draft Memo: Recommended VMT Significance Thresholds for Land Use Projects in the Town of San Anselmo. December 9, 2022.
ATTACHMENT 19 1339
HOUSING ELEMENT REZONINGS
AND TEXT AMENDMENTS AND
RELATED ACTIONS
July 25, 2023
San Anselmo Town Council
1340
Purpose: ■ Public Hearing for consideration of the following related actions: – Adopt a Resolution for: ■ General Plan Land Use Amendments ■ General Plan Land Use Designation Map Amendment
■ New Safety Element ■ CEQA Findings
– Adopt an Ordinance for: ■ Title 10 (Planning and Zoning) Text Amendments ■ Title 10 Zoning Map Amendment ■ CEQA findings ■ Accept Public Comments ■ Discuss Next Steps
1341
Background-RHNA Allocation:
■ Housing Element required to be updated every 8 years
– Planning for 6th Cycle- 2023-2031
– 5th Cycle ended on January 31, 2023
■ 833 Units Regional Housing Needs Allocation
– Assigned by State via ABAG
– Projected number of new units needed in the region over 8 years
– Broken into four income categories
Association of Bay Area
Governments
1342
Background
- Housing Element:
■ Since July 2022, the Town has been working on an update to the Housing Element and the preparation of a new Housing Element – 2 Public Workshops – 7 Housing Element Advisory Committee Meetings – 3 Planning Commission Meetings – 4 Town Council Meetings ■ June 2, 2023, the revised Draft Housing Element was submitted to the HCD for a 60-day review.
■ July 17, 2023, the Planning Commission conducted a public hearing and unanimously recommended approval for the
proposed General Plan and Zoning Code text and map
amendments.
■ August 2023 the Town expects to receive comments back from the HCD
1343
Background- Safety Element:
■ June 15, 2023 the Draft Safety Element was made
available for public review
– Draft Safety Element was emailed to the
Department of Conservation for review
1344
Background-Housing Element Opportunity Sites and
Need for Rezonings:
151 Sites totaling 745 Units 1345
Background-Housing Element Opportunity
Sites and Need for Rezonings:
■ 3 Policies, 5 Programs, and 13 Actions in Chapter 8, Policies, Programs, and Actions, of the Housing Element
■ Housing Element Actions include the following amendments:
– Allow Single-room occupancies in the R-3 Zoning District – Allow 30 units/acre density in the R-3, C-L, C-3, and P Zoning District and establish minimum densities
– Rezone Housing Element Opportunity Sites to accommodate the RHNA – Amend SPD Zoning to allow for up to 30 units/acre
– Allow Low-Barrier Navigation Centers in commercial zoning districts pursuant to AB 101 – Amend the Definition of transitional and supportive housing – Amend the definition and standards for Emergency Shelters to ensure compliance with SB2, AB 2339, and AB 139
– Allow residential care facilities (small and large) in all Zoning Districts 1346 General Plan Land Use Element Amendments:
■ General Cleanup
– Typos and grammar
■ Renaming of terminology
– Change “Opportunity” to “Affordable”
■ Land Use Density Changes
– 20-30 units to the acre for High Density Residential, Downtown Mixed Residential, General Commercial, Limited Commercial
– 13-40 units to the acre for Affordable Housing Overlay District (former Housing Opportunity Areas/Apartments) ■ Reference to height increase from 30 to 35 feet in the General Commercial and Limited Commercial Land Use Designations ■ Reference to floor area increase to address Government Code Section 65589.5(h)(2) for the Neighborhood Commercial/Mixed Residential Land Use Designation
■ Add residential uses to Public Facilities land uses
1347
General Plan Land Use Designation Map Amendment:
Existing Map Proposed Map 1348
General Plan Safety Element:
■ State law requires a General Plan to include a Safety Element and that Safety Element’s be updated with a Housing Element Update ■ Draft Safety Element includes:
− A vulnerability assessment that identifies the risks climate change poses to the Town and the geographic areas at risk from climate change;
− A set of adaptation and resilience goals, policies, and objectives based on the information specified in the vulnerability assessment; and
− Feasible implementation measures designed to carry out the goals, policies, and objectives identified in the adaptation objectives. ■ Complies with State law regarding information and programs related to new wildfire, evacuation routes, and climate adaptation and resilience requirements in an integrated manner. The Safety Element is also consistent with the Town’s 2018 Marin County Multijurisdictional Local Hazard Mitigation Plan (Town Council Resolution No. 4218) and the Town’s Municipal Code. 1349
Title 10 (Planning and Zoning) Text Amendments:
■ Article 2. Designation and Establishment of Districts – Repeal and replace entire section
– Changes include reformatting, grammatical changes,
amended densities, amended floor area ration
requirements with the C-1 Zoning District, changed
Residential Housing Opportunities (R-HO) District to
a new Affordable Housing Overlay District
1350
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 3. Land Use Regulations, Table 3A
– Repeal and Replace
– New Land Uses
■ Low Barrier Navigation Center
– Renamed Uses
■ “Residential, Multi-Family” to “Residential, MultiFamily (2 to 4 units)” and “Residential, Multi-Family (5+ units)”
– Combined Uses
■ “Other Residential Care Facilities” ,”Residential Care Facilities, Large”, and Residential Care Facilities,
Small”.
– New Footnotes
■ 1, 10, 11, 12, 13, 14, 15, 16, and 17
Existing Table 3A
Proposed Table 3A
1351
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 4. Development Standards − Repeal and Replace Section 10-3.402 Development Standards Table as follows:
− Density changes for R-3, C-L, C-3 Zoning Districts
− Minimum density requirements for R-2, R-3, P, C-1, C-2, C-L, and C-3 Zoning Districts − Modify Lot Coverage in the R-2 Zoning District from 35% to 50% − Modify Floor Area Ratio Maximum in the C-1, C-L, and C-3 Zoning District to comply with state law.
− Increase height and number of stories for C-L and C-3 Zoning Districts − New footnote No. 3 added to address lot coverage requirements for projects with eight to ten units.
− New footnote No. 4 was added to define unit and preclude accessory dwelling units (ADU) and junior accessory dwelling (JADU) units from being counted as a unit related to density.
1352
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 4. Development Standards 1353
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 4. Development Standards 1354
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 4. Development Standards 1355
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 5. Parking and Loading
Regulations
– Repeal and replace Article 5 as follows:
■ Amend Table 5A Parking Table
■ Repeal and replace Section 10-3.512-
Loading space
■ Repeal and replace Section 10-3.516-
Electric vehicle (EV) parking
■ Add Section 10-3.518 Bicycle racks
■ Add Section 10-3.519- Existing Structures
and Uses
1356
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 5. Parking and Loading Regulations – Repeal and replace Article 5 Cont.:
■ Add Section 10-3.519- Existing Structures and Uses to require that no additional off-street parking spaces would be required for authorized structures and uses legally existing at the time of the effective date of this ordinance. ■ Add Section 10-3.520- Expansion or intensification in Use. Like the proposed new Section 10-3.519, this section specifically addresses properties within the C-2 Zoning District.
■ Add Section 10-3.521 Parking calculation.
■ Add Section 10-3.521- Joint use parking.
1357
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 3, Article 17. Definitions
– Repeal and replace Article 17
■ Amend, add, remove
– Related to housing and residential
land uses
■ Title 10. Chapter 12- Emergency Shelter
– Repeal and replace Chapter 12 to comply
with California Government Code Section
65583
■ Amended Definition of “Emergency Shelter”
■ Amended Performance Standards
1358
Title 10 (Planning and Zoning) Text Amendments:
■ Title 10, Chapter 6, Article 1- Accessory Dwelling Units and Junior Accessory Dwelling Units Purpose, Definitions, Permit Requirement and Exemption
– Amend Section 1-6.302- Definitions to add a definition for “Attached accessory dwelling unit.”
1359
Zoning Map Amendment:
Existing Map Previously Proposed Map
300 Sunny Hill Dr.
APN 006-061-33
1360
Zoning and General Plan Map Amendments:
Revised Proposed Zoning Map Proposed General Plan Map
300 Sunny Hill Dr.
APN 006-061-33
300 Sunny Hill Dr.
APN 006-061-33
1361
Background:
EDC Action Plan 2022
– Action 2: Retain, Attract and
Enhance Local Businesses… to
Achieve and maintain a balanced
and complementary mix of
businesses serving residents and
visitors.”
■ Action 2.4: Consider
modifications to the Downtown
zoning land uses to attract
desired businesses.
Other Title 10 (Planning and Zoning) Text AmendmentsEDC Initiatives:
1362
Other Title 10 (Planning and Zoning) Text Amendments
– Amendments to Title 10, Chapter 3, Section 10-
3.3-2, Table 3A
■ New, renamed, combined, and/or removed
land uses
■ Reassigned land uses permit authorization
(e.g., “Permitted Use” and “Conditional Use”
– Updated Article 17, Definitions to coincide with
Section 10-3.3-2, Table 3A
■ Updated definitions consistent with the
Northern American Industry Classification
System (NAICS)
1363
Other Title 10 (Planning and Zoning) Text Amendments
– Amend Title 10, Chapter 3, Article 13, Conditional
Use Permit
■ New Temporary Use Permit Process
– Establishes new process for the Planning
Director to authorize a Temporary Use for up
to a year with an option for a one-time time
extension not to exceed the length of the
original approval
– Requires public notice
– Planning Director may refer to the Planning
Commission
– Appealable to the Planning Commission and
Town Council
■ Other Article 13 reformatting and cleanup
Permit would allow such uses as a
“Pop-Up” Store
1364
CEQA- Initial Study/Negative Declaration
■ CEQA requires all “Projects” to comply with CEQA.
■ Housing Element and related actions considered to be a “Project” ■ Initial Study (IS) prepared by CH Planning Ltd with assistance from Houseal Lavigne for the Housing Element and related actions, including the following:
– General Plan Land Use Amendments
– Revised General Plan Land Use Designation Map
– Title 10 (Planning and Zoning) Text Amendments
– Revised Zoning Map
– Objective Development Design Standards
■ IS concluded a “Negative Declaration” can be considered ■ A Negative Declaration per the CEQA Guidelines prepared and sent to the California Department of Planning and Research State Clearinghouse ■ Safety Element is considered to be exempt under the “General Rule” exemption of the CEQA Guidelines
– Safety Element would not approve or implement a specific project or land use change 1365
Late Mail Public Comment
■ Public Comment: Zoning Map- 300 Sunny Hill Dr.
■ Public Comment: 5 W Hillside Ave (APN # 006-172-02 /
“Lot 25”).
– Concerns raised include fire hazards and
development on a private road.
– Housing Opportunity Site 25
Red=Town Maintained Road
Yellow=Privately Maintained Road
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Next Steps ■ July 25: Town Council Public Hearing – Adopt a Resolution to amend the General Plan’s Land Use Element and Land Use Designation Map
amendment and new add a new Safety Element
– First reading and introduction of an Ordinance to adopt Title 10 Zoning Code text and map amendments
■ August 2023: Planning Commission Public Hearing – Adopt a Resolution for a formal recommendation of the Housing Element
■ August/September 2023:: Council Public Hearing – Second reading and adoption of an Ordinance regarding Title 10 Zoning Code text and map
amendments
– Adopt a Resolution certifying the Housing Element and adoption of the Safety Element
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Recommendation:
■ That the Town Council hold a public hearing and consider the Ordinance text and map a Amendments to the Planning and Zoning Code, Title 10; amendments to the General Plan Land Use Element and Map and associated Negative Declaration; and adoption of a General Plan Safety Element
■ Motion to read the Ordinance by title only. The Town Manager will read the full title of the Ordinance.
■ Motion to approve the first reading of the Ordinance text and map Amendments and waive future readings in their entirety.
■ Motion to adopt a Resolution amending the General Plan Land Use Element and Land Use Designation Map and adopting associated Negative Declaration under CEQA; and adopting a General Plan Safety Element.
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Bob Wisner
P.O. Box 2872
San Anselmo, Ca 94979
Dear San Anselmo City Council,
I live on West Hillside Ave and my property is adjacent to 5 West Hillside Ave (APN#006-172- 02/lot 25) that you are proposing a zoning change to. This zoning change makes no sense for a variety of reasons. To begin with West Hillside Ave is a private non-city-maintained road within an urban wildland interface. It is not a major arterial road. It is a single lane, one car road with blind turns and a dead end. The five residents on this street would be negatively impacted by by increasing traffic, reducing safety and increasing the financial burden of maintaining the street.