San Anselmo City Council
December 12, 2023

TOWN OF SAN ANSELMO

PLANNING COMMISSION
MEETING OF DECEMBER 19, 2022
To: Chair Tunny and members of the Planning Commission
From: Heidi Scoble, Planning Director
Subject: Review of the Draft 6th Cycle Housing Element
Recommendation
Receive a presentation on the Draft Housing Element, receive public comment, and provide comment and/or recommendations to the Draft Housing Element.

Planning Commission Review of Draft Housing Element:

Background
The Housing Element is one of seven mandatory elements that must be included in the Town of San Anselmo’s General Plan. The Housing Element outlines goals, polices, implementation programs, and quantified objectives that will help plan for the housing needs of all segments of San Anselmo’s population. State law mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community. Unlike other mandatory General Plan elements, the Housing Element is required to be updated every eight years and must be reviewed and certified by the California Department of Housing and Community Development (HCD).

The Housing Element serves as San Anselmo’s blueprint for meeting the housing needs of its residents at all economic levels and addressing segments of the population with special housing needs. The Housing Element is required to include:
• Assessment of the unique characteristics of the San Anselmo’s population and households • Inventory of sites suitable for residential development • Assessment of financial and programmatic resources
• Analysis of constraints to housing production
• Affirmatively furthering fair housing analysis
• Comprehensive set of goals, policies, and programs to address current and projected housing needs
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California Government Code Section 65583 establishes the content requirements of a Housing Element (see Attachment 2). Additionally, consistent with Government Code Section 65583.2, HCD has published a memorandum regarding a Housing Element Site Inventory Guidebook that details the requirements for the Town’s inventory of residential sites to accommodate the Regional Housing Needs Assessment (RHNA) (see Attachment 3). The Town’s RHNA allocation for Cycle 6 is 833 Units. Lastly, new to Housing Element, the 6th Cycle Housing Element will address Affirmatively Furthering Fair Housing (AFFH) requirements (see Attachment 4). AFFH is a set of federal and state laws which required jurisdictions to combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, lift barriers that restrict access to foster inclusive communities, achieve racial equity, and guarantee fair housing choice.

In 2022, the Town began the 6th Cycle Housing Element Update process. In May 2022, the Town Council approved a Professional Services Agreement for Houseal Lavigne to help prepare the Draft Housing Element and Update the Safety Element. In June 2022, the Town Council established the HEAC and appointed two councilmembers, one planning commissioner and four residents. To date, there have been two community workshops, the HEAC has conducted five public meetings, and the Town Council has received an update and confirmed the Housing Opportunity sites. Town Staff has also participated in two community pop-up events (On the Avenue and the Goblin Spooktacular).

Primary Components of the 6th Cycle Housing Element
The San Anselmo Draft Housing Element includes eight sections that cover topics required by State law, in addition to two appendices to show public participation and a Map Book to show the Housing Opportunity Sites. Specifically, the Draft Housing Element includes the following:

1. Section 1: Introduction. Provides an overview of the purpose and requirements of a Housing Element, key housing terms, sources of housing data, consistency with the San Anselmo General Plan, public participation overview, and a review of the Cycle 5 past performance.

2. Section 2: Housing Needs and Constraints Executive Summary. Overview of Housing Needs discussed in Section 3 and Housing Constraints discussed in Section 4.

3. Section 3: Housing Needs. Examines demographic, employment and housing trends and conditions and identify existing and projected housing needs of the community, with attention paid to special housing needs (e.g., large families, persons with disabilities, femaleheaded households, employee housing, and people of diverse social and economic backgrounds)

4. Section 4: Housing Constraints. Analyzes and recommends remedies for existing and potential governmental and nongovernmental barriers to housing development 13 San Anselmo Housing Element |
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California Government Code Section 65583 establishes the content requirements of a Housing Element (see Attachment 2). Additionally, consistent with Government Code Section 65583.2, HCD has published a memorandum regarding a Housing Element Site Inventory Guidebook that details the requirements for the Town’s inventory of residential sites to accommodate the Regional Housing Needs Assessment (RHNA) (see Attachment 3). The Town’s RHNA allocation for Cycle 6 is 833 Units. Lastly, new to Housing Element, the 6th Cycle Housing Element will address Affirmatively Furthering Fair Housing (AFFH) requirements (see Attachment 4). AFFH is a set of federal and state laws which required jurisdictions to combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, lift barriers that restrict access to foster inclusive communities, achieve racial equity, and guarantee fair housing choice.

In 2022, the Town began the 6th Cycle Housing Element Update process. In May 2022, the Town Council approved a Professional Services Agreement for Houseal Lavigne to help prepare the Draft Housing Element and Update the Safety Element. In June 2022, the Town Council established the HEAC and appointed two councilmembers, one planning commissioner and four residents. To date, there have been two community workshops, the HEAC has conducted five public meetings, and the Town Council has received an update and confirmed the Housing Opportunity sites. Town Staff has also participated in two community pop-up events (On the Avenue and the Goblin Spooktacular).

Primary Components of the 6th Cycle Housing Element
The San Anselmo Draft Housing Element includes eight sections that cover topics required by State law, in addition to two appendices to show public participation and a Map Book to show the Housing Opportunity Sites. Specifically, the Draft Housing Element includes the following:

1. Section 1: Introduction. Provides an overview of the purpose and requirements of a Housing Element, key housing terms, sources of housing data, consistency with the San Anselmo General Plan, public participation overview, and a review of the Cycle 5 past performance.

2. Section 2: Housing Needs and Constraints Executive Summary. Overview of Housing Needs discussed in Section 3 and Housing Constraints discussed in Section 4.

3. Section 3: Housing Needs. Examines demographic, employment and housing trends and conditions and identify existing and projected housing needs of the community, with attention paid to special housing needs (e.g., large families, persons with disabilities, femaleheaded households, employee housing, and people of diverse social and economic backgrounds)

4. Section 4: Housing Constraints. Analyzes and recommends remedies for existing and potential governmental and nongovernmental barriers to housing development 13 MAY 2023
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4. Other: Any other comment, suggestions, and/or request for additional information to be included in the final Draft Housing Element.

Attachments

1. Draft Housing Element

2. Government Code Section 65583

3. Housing Element Site Inventory Guidebook

4. Affirmatively Furthering Fair Housing

5. Public Outreach Post Card
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Town Council Meeting
The following staff report is from the Town Council Meeting on January 10, 2023.

Town of San Anselmo
Staff Report
525 San Anselmo
Avenue
San Anselmo, CA
94960
Town of San Anselmo Item 3. Page 1 of 5 Printed on 1/9/2023 TO: TOWN COUNCIL January 10, 2023 Item #: 3.

FROM:

Heidi Scoble, Planning Director
SUBJECT: ..titl e
Review the Public Draft 6th Cycle Housing Element and Approve by Motion the Submittal of the Draft to the California Department of Housing and Community Development
..end

RECOMMENDATION
..recommendation
Approve by motion the submittal of the Public Draft 6th Cycle Housing Element to the California Department of Housing and Community Development (HCD) for review at the close of the 30-day public review period ending on January 12, 2023. Prior to submittal to HCD, allow staff to make the following changes to the document if necessary:

1. Changes responding to Town Council feedback on January 10, 2023

2. Non-substantive changes responding to public input received by January 12, 2023.

If there are no changes to the document, as required by HCD, the final draft may be submitted to HCD 10-days after the close of public comment, on January 22, 2023. ..body

BACKGROUND
The Housing Element is one of seven mandatory elements that must be included in the Town of San Anselmo’s General Plan. The Housing Element outlines goals, polices, implementation programs, and quantified objectives that will plan for the housing needs of all segments of San Anselmo’s population. The Housing Element serves as San Anselmo’s blueprint for meeting the housing needs of its residents at all economic levels and addressing segments of the population with special housing needs. Unlike other mandatory General Plan elements, the Housing Element is required to be updated every eight years and must be reviewed and certified by the California Department of Housing and Community Development (HCD).

State law does not require municipalities to construct new housing units; however, local governments must plan for and demonstrate adequate sites to satisfy their share of projected housing needs for all economic segments of the community, known as the Regional Housing Needs Assessment or “RHNA”. HCD determines the total number of housing units necessary for each region in California over an 8-year period, which are then allocated to each individual jurisdiction by the regional government association. For the current Housing Element cycle the Association of Bay Area Governments (ABAG) MAY 2023
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TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 2 of 5 Printed on 1/9/2023 has allocated San Anselmo a total of 833 housing units, divided by various income levels.

The Housing Element is required to include:
• Assessment of the unique characteristics of the San Anselmo’s population and households
• Inventory of sites pursuant to California Government Code Section 65583, which establishes the content requirements of a Housing Element (see Attachment 2).

Additionally, consistent with Government Code Section 65583.2, HCD has published a memorandum regarding a Housing Element Site Inventory Guidebook that details the requirements for the Town’s inventory of residential sites to accommodate the RHNA (see Attachment 3). Noted above, the Town’s RHNA allocation for Cycle 6 is 833 Units. Lastly, the 6th Cycle Housing Element will for the first time, address Affirmatively Furthering Fair Housing (AFFH) requirements (see Attachment 4). AFFH is a set of federal and state laws which require jurisdictions to combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, lift barriers that restrict access to foster inclusive communities, achieve racial equity, and guarantee fair housing choice.

In 2022, the Town began the 6th Cycle Housing Element Update process. In May 2022, the Town Council approved a Professional Services Agreement for Houseal Lavigne to help prepare the Draft Housing Element and update the Safety Element. In June 2022, the Town Council established the Housing Element Advisory Committee (HEAC) and appointed two councilmembers, one planning commissioner and four residents. Prior to the release of the Public Draft Housing Element, there have been two community workshops (July 21, 2022 and August 25, 2022), the HEAC has conducted five public meetings (July 11, 2022, July 21, 2022, September 1, September 26, 2022, and November 3, 2022), and the Town Council received an update and confirmed the Housing Opportunity Sites on October 11, 2022. Town Staff has also participated in two community pop-up events (On the Avenue (October 14, 2022) and the Goblin Spooktacular (October 28, 2022)).

On December 12, 2022 the Public Draft Housing Element was released. The Public Draft was made accessible on the Town of San Anselmo homepage and the Town’s Housing Element Update website. A town-wide postcard was mailed to all residents informing them of the release of the Public Draft Housing Element and providing information about submitting comments.

On December 15, 2022, the HEAC conducted a public meeting to receive a presentation from staff, accept public comment, and provide a recommendation to the Town Council regarding the Public Draft Housing Element. The comments from the HEAC included a request to ensure the Housing Element will address ownership equity to facilitate making home ownership more realistic (e.g., consideration of a down payment assistance program) and recommended the draft document move forward to the Town Council for consideration.

On December 19, 2022, the Planning Commission conducted a public meeting to receive a presentation from staff, accept public comment, and provide a recommendation to the Town Council regarding the Public Draft Housing Element. The Planning Commission unanimously recommended the Town Council consider the adoption of the Draft Housing Element as proposed. A member of the public also San Anselmo Housing Element |
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TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 3 of 5 Printed on 1/9/2023 provided public comment requesting that the existing R-1 Housing Opportunity Sites proposed to be rezoned to either R-2 and R-3 not be permitted and that the existing R-3 densities remain at 20 units to the acre instead of the proposed 30-units to the acre.

The public comment received was focused on the following Housing Opportunity sites between Tamalpais Avenue to the North, Ross Avenue to the South, San Anselmo Avenue to the East and Sunnyside Avenue to the West (refer to Appendix B of the Public Draft Housing Element): 24, 25, 32, 33, 34, 35, 36, 37, 38, 39, 41, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 54, 55, and 56.

DISCUSSION
The San Anselmo Public Draft Housing Element has been written to include eight sections that cover topics required by State law, in addition to two appendices to reflect public participation and a Map Book to show the Housing Opportunity Sites.

Specifically, the Public Draft Housing Element includes the following:

1. Section 1: Introduction. Provides an overview of the purpose and requirements of a Housing Element, key housing terms, sources of housing data, consistency with the San Anselmo General Plan, public participation overview, and a review of the Cycle 5 past performance.

2. Section 2: Housing Needs and Constraints Executive Summary. Overview of Housing Needs discussed in Section 3 and Housing Constraints discussed in Section 4.

3. Section 3: Housing Needs. Examines demographic, employment and housing trends and conditions and identifies existing and projected housing needs of the community, with attention paid to special housing needs (e.g., large families, persons with disabilities, female-headed households, employee housing, and people of diverse social and economic backgrounds).

4. Section 4: Housing Constraints. Analyzes and recommends remedies for existing and potential governmental and nongovernmental barriers to housing development.

5. Section 5: Housing Resources. Identifies a list of federal, state, and local programs to achieve the policies, programs, and actions listed in the Housing Element, in addition to opportunities for energy conservation.

6. Section 6: Housing Opportunities. Identifies existing and opportunity sites for housing development or redevelopment to ensure there is adequate land zoned for housing to meet the future need at all income levels.

7. Section 7: Affirmatively Furthering Fair Housing. Provides an analysis of existing fair housing and segregation issues and includes a plan to address any identified disparities in housing needs, displacement, or access to opportunity.

8. Section 8: Polices, Programs, and Actions. Identifies an Action Matrix with coordinated policies, programs, and actions to reduce barriers to housing and promote a variety of housing types and levels of affordability throughout the community. The Action Matrix identifies the Town lead, time frame, and quantifiable MAY 2023
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TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 4 of 5 Printed on 1/9/2023 metrics for each action to ensure the Town is held accountable for Housing Element Implementation.

9. Appendix A: Public Participation. Includes past presentations at various public meetings and community workshops, summary of the community responses to an Accessory Dwelling Unit (ADU) Questionnaire (March through May 2022) prepared for both owner and residents, and a Housing Element Community Feedback Form (October through November 2022).

10.Appendix B: Map Book. Identifies 170 Housing Opportunity Sites, realistic capacity, existing units, and new net units that could be developed.

Staff is requesting the Town Council review the public draft and provide staff with any comments or recommended changes that can be incorporated into the final draft.

Additionally, the Town Council is required to consider public comment received during the Draft Housing Element’s 30-day public review period. The Town has received two public comments, which are included below for the Council’s consideration. As explained below, staff does not recommend modification of the Housing Element in response to these public comments.

First, Public Comment was received regarding the proposed Housing Opportunity Sites requesting less density. Housing Opportunity Sites are shown in the spreadsheet (see Attachment 5) that includes three tables that are sorted by Site, Street Name, Realistic Density/Acre, and Existing Density by Zoning. In summary, the public comment relates to 62 residential lots, 35 of which will have a “Realistic Density/Acre” of less than 20 units/acre, 11 lots would have a density of 20 units/acre, and 16 lots would have more than 20 units/acre.

Existing zoning density for the subject Housing Opportunity Sites would allow for 69 additional units and there are currently 71 existing units. The proposed rezoning included in the Public Draft Housing Element would result in an increase of 103 new units (of the 833 allocated RHNA units) for a total of 174 units in the subject area.

After respectful consideration of the public comment, staff suggests the increase in units included in the Public Draft Housing Element is reasonable given the location and proximity to public transportation and services; therefore staff does not recommend any changes to the Draft. Staff also notes that because the Housing Element focuses on policies, programs, and actions that include a strong emphasis on maintaining the Town’s small-town character, ambiance, and visual and aesthetic qualities, developmental changes to the surrounding area would be consistent with the tenets of the General Plan’s Land Use Goals.

Second, the Town received public comment regarding proposed actions to facilitate home ownership equity, such as providing a down payment assistance program. Home ownership equity is important to the Town. However, since any down payment assistance program will be a cost to the General Fund, staff suggests that this discussion occur at a later date outside of consideration of the Housing Element. Also, the Public Draft Housing Element includes policies to further affordable housing such as Policy 5, Eliminate Barriers to the Development of Market Rate and Affordable Housing”, and Program 5.5, Establish an Affordable Housing Impact Fee Program (AHIFP). The purpose of the AHIFP is to levy a fee upon the construction of new San Anselmo Housing Element |
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TO: TOWN COUNCIL January 10, 2023 Item #: 3.

Town of San Anselmo Item 3. Page 5 of 5 Printed on 1/9/2023 above-market housing development to create a funding mechanism to subsidize or offset certain construction costs for affordable housing. Staff estimates that the proposed AHIFP will be presented to the Town Council in Fall 2024.

FISCAL IMPACT
The fiscal impacts associated with the Housing Element Update include the preparation of the Housing Element by the consultant, Houseal Lavigne, in the amount of $283,453 (May 10, 2023, Town Council approval) and staff time.

GENERAL PLAN CONSISTENCY
The Housing Element Update is intended to bring elements of the General Plan into conformance with State law.

ENVIRONMENTAL REVIEW
Consideration of the Public Draft Housing Element and direction to staff to submit to HCD for review is statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15378 as it does not constitute a “project”.

CONCLUSION
Next steps will include the incorporation of Town Council direction and public comments received into the final Draft Housing Element to be sent to HCD for the legally required 90-day review. The Housing Element will then be brought back to the Town Council.

ATTACHMENTS

1. Draft Housing Element

2. Government Code Section 65583

3. Housing Element Site Inventory Guidebook

4. Affirmatively Furthering Fair Housing

5. Residential Density Analysis in Response to Public Comment

6. Public Outreach Post Card
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Public Comments
The following Table is public comments received during the 30-day public comment period from December 12, 2022 to January 11, 2022.

HE
Section Public Comment How Comment was Addressed Page Number Section 1:

Introduction

largely developed per the prescribed zoning”. This
statement is true, but it is incomplete as the prescribed zoning is a community choice. Downzoning in the 60’s
and 70’s was a decision based on Supreme Court laws
prohibiting explicit racial segregation. San Anselmo, along with the other Marin jurisdictions, can readily address all RHNA regulations by liberalizing its prescribed zoning.

We do commend that San Anselmo moves in the right
direction by upzoning multi-family areas and permitting missing-middle housing. We’d encourage San Anselmo to
more clearly identify the impact of zoning on development and its roles in segregation.

The AFFH Chapter of the element includes an
Integration and Segregation section, which provides a
regional and local analysis of the dispersion of various demographics with special housing needs. This analysis
informs policies that affirmatively further fair housing for communities with special housing needs. Program 9.1
and subsequent actions aim to eliminate discrimination
in housing based on age, race, color, religion, sex,
marital status, national origin, ancestry, or occupation.

Program 9.2 and subsequent actions aim to proactively
increase access to affordable housing options for
historically marginalized and underrepresented groups.

In addition, Program 5.7 and subsequent actions aim to
amend the Town’s Zoning Code to accommodate higher
density and affordable housing.
142

Element appears stronger than many jurisdictions.

According to this data, the town built more than its
required units, and only missed building sufficient lowincome units. However, on Page 60, the element states that San Anselmo had 20 less housing nits in 2020 than
in 2010. It would be useful for San Anselmo to provide
clarity here. It would also be helpful for San Anselmo
to break out ADUs from non- ADUs to get a stronger
understanding of development trends.

The chart data was corrected to reflect housing units for 2010 and 2020. 66
San Anselmo notes the decline in lower-income
households, but asserts that because population has
remained stable, it’s most likely that incomes have risen rather than lower income households being pushed
out. This interpretation of the data is not supported by research on gentrification. Stable populations with rising home prices is a prime condition for displacement of low income people.

Included "The increased number of residents who
attained a bachelor's degree between 2010 and 2020
could support this statement. In 2010, 49 percent
of residents achieved a bachelor's degree or higher
compared to 84 percent in 2020. This data could explain the increase in median income from $92,260 in 2010 to
$146,179 in 2020."
53 San Anselmo states strong reasoning for incentivizing larger affordable rental units. I’m really glad to see this.

When I was a single mom with young children, there
were very few options for 3+ bedroom housing options in Marin.

No change made N/A
San Anselmo notes that the growing population of
seniors will increase demand for senior living. All
Marin jurisdictions have aging populations, and most
are planning for it with ADUs and assisted living. The
seniors I know that have chosen to downsize don’t want
an ADU or assisted living. They want a high end multifamily housing option, with amenities and service. Many residents complain about the development of “luxury”
apartments, but this is a very good option for seniors
looking to downsize. This should be incorporated into the Housing Plan.

Given the RHNA assigned to San Anselmo, the Town's
focus is providing opportunities for mixed housing types.

The development of above moderate-income units will
occur regardless.
53

community resistance as a constraint to housing and
the adoption of Objective Design and Development
Standards, especially for all building types, to address this.

The element has identified community resistance to
new housing as a constraint to exceptionally affordable housing. Action 3.1C will require the Town to adopt
pre-approved plans for missing middle housing types.

In addition, Action 3.2a will require the Town to adopt objective design standards for all housing types, and
Program 6.1 will require the Town to adopt pre-approved ADU plans.
54 While the general plan is largely the same, society
has changed and we should do more on theme 5:
accommodate the housing needs of a socially and
economically diverse population (take an aggressive
approach to AB 686). SA should lead Marin on diversity
The element includes Policy 9: Affirmatively Further Fair Housing, along with subsequent programs and actions
which address how the Town is addressing AB 686.

Policy 9 is on page 246 of the element in the Policies, Programs, and Actions chapter.
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HE
Section Public Comment How Comment was Addressed Page Number Section 2:

Housing
Needs and
Constraints
Executive
Summary
Climate change problems are reduced when people live
near work. SA should prioritize housing affordable for
those doing low paid service jobs. Overnight parking
should be allowed: its hard for families who become
homeless to stay in their community/cars
Included "allowing public overnight parking on Town
streets" to Action 5.2d 248
Section 3:

Housing
Needs

and population in 2020? It definitely does not reflect
housing units for 2010 - 2020.

The chart data was corrected to reflect housing units for 2010 and 2020. 66

What is the source for saying that 5% rental vacancy
rates and 2% own housing vacancy rates are healthy?
Those rates sound very low. My personal experience is
that the housing market in Marin is extremely tight. The Zillow data seems to support that it is a tight housing market, but the percentages provided seem to suggest
that it is a healthy market. It is indisputable that housing costs have increased far more quickly than inflation over the past 20 years. The vacancy rate discussion seems to downplay our very serious housing issues.

The element included updated benchmarks for healthy
vacancy rates to five percent for renter-occupied units and 1.5 percent for owner-occupied units. The element
cited the California Department of Finance (DOF) and
HCD for these benchmarks.
68

an issue given our aging population and that even seniors in fully owned homes are at risk for displacement if they cannot afford costly repairs. There is very little about San Anselmo’s plans for seniors going forward. There
is mention that increased seniors increases demand for
assisted living, but no discussion on how that demand
will be met. Just as importantly, seniors need options
for downsizing beyond ADUs and assisted living. Most
seniors wish to live in mixed age communities until they truly need hands-on care that they cannot get at home.

But many seniors cannot afford the costs or challenges
of a single family home. I know a number of seniors who prefer to downsize into “luxury” multi-family housing - that is, developments with amenities, services and a doorman/ coincerge. This provides security, assistance, and far less maintenance work.

The element refers to Program 7.2, Action 7.2b, Policy
9, Program 9.1, Action 9.1e, and Policy 6 and its
subsequent programs and actions on Page 75.
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HE
Section Public Comment How Comment was Addressed Page Number Section 3:

Housing
Needs

description of the challenge of community resistance,
particularly the inclusion that the stated resistance does not necessarily reflect the reality of development.

Program 2.2 to encourage Public Engagement is not
a solution to this issue. Increasing public engagement
does not solve the problem of public engagement being
unrepresentative of the community, biased against
change and uninformed in how to address the problems
facing the community. Specifically, action 2.2a is likely to worsen the situation, not improve it.

San Anselmo needs to build political will and to bring
community sentiment in line with current knowledge
on community planning and development. Some more
effective solutions might include:

Community education, including hosting public speakers
and hosting documentaries on building strong towns
and reducing car dependency. Many residents wrongly
believe that suppressing housing will solve traffic and improve sustainability. This is objectively wrong, and
education may be a better tactic.

Bringing experts into public meetings to discuss how
common concerns can be addressed. Refusing to build
housing cannot fix traffic, water and fire issues.

Objective Design and Development Standards and preapproved plans are excellent solutions to the constraint of community resistance.

Public engagement includes education to increase
awareness and understanding of housing issues and
combat community resistance. Public engagement is
promoted because community resistance often stems
from a need for more knowledge. The element added
"Education" to Policy 2 to clarify that the element
includes education as part of its outreach efforts.
88 Many homeless people aren't counted in the PIT - SA
has more than people realize. We should be doing more
to create shelter, transitional housing, and permanent
supportive housing here, even if bed counts are low it
makes a difference
The element refers to Program 7.4 and Program 7.5,
subsequent actions, and action 5.8d in the element's
Policies, Programs, and Actions. The element also
recognizes policies H4.5 and H4.9 of the Town’s
previous Housing Element in this Housing Element.
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HE
Section Public Comment How Comment was Addressed Page Number Section 4:

Housing
Constraints

development standards and requirements are intended
to protect the long-term health, safety, and welfare
of the community”. This white-washes the reality that
much of the downzoning of Marin and other Bay Area
communities was for the purpose of economically (and
racially) segregating communities. There is no health,
safety or welfare benefit of segregating single family
housing from multi-family housing. And the segregation of housing from everyday retail (such as markets and cafes) has increased our car dependency, increased pollution
and harmed our quality of life. People are willing to pay a large premium to be within walking distance of downtown.

The above statement should be stricken from the Housing Element.

San Anselmo claims that current density limits aren’t a constraint, but then proposes to add housing by loosening limits in the housing overlay. It’s extremely unlikely that development standards aren’t a constraint. But if San
Anselmo truly believes they aren’t, then it should be
pursuing other solutions.

Lastly, San Anselmo claims that various development
requirements don’t limit density because the lots can
all accommodate their single family homes. This is not
true. San Anselmo can enact many changes that would
increase density in single family zoned areas. Set-backs, height limits, lot coverage, FAR and minimum lot sizes all combine to reduce density in single family zoned areas.

If all of these development standards were eliminated, far more housing could be built. I’m not advocating for the elimination of all of these standards, but San Anselmo
could do more to promote housing through the community
by loosening these standards. The legalization of middle market housing is a good first step. If housing does not materialize, San Anselmo should commit to adjusting
these other constraints.

The element addresses discriminatory zoning practices
in the AFFH section.

The Town is pursuing numerous solutions to address
housing constraints which are listed in the Policies,
Programs, and Actions chapter of the element.

The Town's statement conveys that the existing
development standards are feasible to allow
development at the prescribed maximum density. This
is demonstrated through the single-family development
approved in town each year.
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District. The purpose described for this district - require design review, reduce development - sound far more
geared to propping the home values of these homeowners than furthering a public interest. I would question the existence of this zoning category. There is no health or safety reason to require an architectural design review.

Architectural design review is most frequently used for neighbors to extract concessions to homeowners making
improvements to their homes. It rarely, if ever, results in better design. It should be discontinued.

The Town does not encourage substantial development
in R-1-C due to the environmental constraints
associated with land in that zone. Land in other zones
should be prioritized for housing over the R-1-C
zone due to natural hazards related to these areas.

Furthermore, the findings for the design review include two specific findings that focus on protecting emergency vehicle access and the health/safety of property and
surroundings. The last statement is an opinion.
93

the decision not to allow more density in C-1 and C-2
zoned land. C-1 is intended to be neighborhood scale
commercial. Additional pedestrian traffic via slightly
more dense housing (30 units/acre is not very dense)
will help these businesses thrive. More dense housing
and building up in the C-2 area is not in conflict with maintaining the cute, old-town charm of downtown San
Anselmo. There is far less noise and traffic here than on Sir Francis Drake and Red Hill. Historically, downtowns have grown higher as they have achieved commercial
success, and many very attractive downtowns are 4-5
stories high. There is no conflict between density and
charm.

The public agreed at a public meeting not to induce
change in the C-2 zone due to the historical context of Downtown San Anselmo.

The C-1 areas of Town are critical neighborhood-serving commercial land uses. The Town believes that some
commercial-only sites should be preserved to provide
essential services and necessities for residents.
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Housing
Constraints

households are 1-2 member households. Yet, most
housing units require 2 or more parking spaces. San
Anselmo should reduce parking standards. A reduction in parking standards does not eliminate spaces or prevent
needed future spaces from being built. It just allows
land that is not needed for parking to be used for better purposes.

The element includes Action 5.2c to amend the Zoning
Code to eliminate minimum parking requirements for
new development and redevelopment within a half-mile
of public transit per AB 2097. The element also includes Action 5.2d, which will amend the Zoning Code to
include flexible parking requirements and reductions in areas outside a half-mile of public transit under certain circumstances.
85

missing-middle plans. No change made N/A

explanations of the permitting process, and this
explanation shows how complicated it is. While the
permitting process explanation is clear, it is not clear how San Anselmo calculated the “typical” permitting times.

Are these staff estimates or based on a review of permits processed? San Anselmo should provide data based
on actual projects, including for projects with or without variances. If San Anselmo cannot provide this data, it
should implement programs that can provide real data on how long permitting takes.

The Town does not have the capacity to consistently
track permitting time for each project given the nuances of projects, so staff testimony is all that is available. Staff follows the 30-day requirement for project review in the Permit Streamlining Act.
107

states that they are intended to be objective. This is an inaccurate description. Different people would reasonably have very different opinions on what is “functionally and aesthetically compatible with existing improvements…”
San Anselmo should correctly identify these standards
as subjective. The move to Objective Design and
Development Standards is a significant improvement.

The element modified the design review narrative not to include "objective." 108
Community resistance is an important barrier. We should use innovative approaches to counter this, in addition
to what is outlined here. It's also important to do all we can to attract nonprofit developers. Innovative incentives beyond what we see here?
Program 5.3 will incentivize the development of
affordable and special needs housing on identified
housing opportunity sites.
88 Section 5:

Housing
Resources
Could poorly used commercial buildings be put forward
for Project Homekey? Can we do more to encourage
landlords to work with MHA to take Housing Choice
vouchers/Shelter+Care??
The element recognizes policies H4.7, H4.8, and H4.9
from the 5th cycle element. In addition, Program 7.3
will 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).
115
Section 6:

Housing
Opportunities
The ADU program seems like a great opportunity. Do we
fully understand why uptake hasn't been greater? Is it just awareness or could we do more? No change made N/A
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Affirmatively Furthering Fair
Housing

lists the number of units that are included on the site inventory, by income level, compared to the RHNAs.

Table 6.9 and conclusion included. 136

Action 1.1b - Establishing a database of units with
restrictions is a very important first step in monitoring these housing units. I would encourage San Anselmo
to expand this program to include all rentals, or at
a minimum, all affordable rentals. San Anselmo is
projecting a significant percentage of affordable housing to be provided by ADUs. As such, it needs a mechanism
to monitor that these are being rented as expected. This is particularly true as San Anselmo’s survey showed that only 48% of ADU owners planned to rent their ADUs, and
of those renting, 47% planned to rent to a family member.

Action 1.3a - No net loss monitoring - San Anselmo
acknowledges the need for a monitoring mechanism.

A rental registry would be an important component of
monitoring for No Net Loss.

Action 1.3b - A dashboard would be great, and even
better if San Anselmo makes it public.

The Town does not have the resources or staff capacity
to monitor all rentals in Town. The MHA monitors
affordable rentals that exist in San Anselmo.

The Town will track ADU creation through the APR.

Monitoring affordability is not feasible, given staff
capacity.
249

regarding the distribution of the site inventory across census tracts. Based on this analysis, it would appear
that housing is distributed. However, the picture of the housing tells a different story. It appears that 100% of the affordable housing is on Sir Francis Drake or Red Hill
Avenue. These are major, four lane thoroughfares with
significant, fast moving traffic. This is not a distribution of affordable housing throughout the community. Living
on a busy street contributes to asthma and has other
negative health effects. Most families with small children are averse to living directly on a busy road. San Anselmo should target some affordable housing off these roads.

See the earlier comment about our reasoning for the
location of lower-income units and why it is beneficial to the intended occupants and the greater community.
210
The poor Fair Housing Testing results mirror lived
experience of people of color and other groups. I don't get a clear picture of transformational change plans from the housing element. We should do more.

The element included Policy 9: Affirmatively Fair
Housing and subsequent programs and actions. 146-147
Section 8:

Policies,
Programs,
and Actions
After reading the latest draft, we note that the issue
around number of stories was raised in one of the
sessions, i.e. 2 vs. 3 stories and we wanted to see what the public's and Commission's reaction was to allowing 3 stories in some areas such as 233 San Anselmo Ave? We
would like to advocate for 3 stories in this area, instead of just 2, because we feel this one change would really help break things open around this area and make it much
easier and more efficient to produce new housing and
also energize the street level. Also, the existing height is 30', the street is wide, the location is at the bottom of the valley and there are existing 30' tall and taller buildings on the same and adjacent blocks. As such, there will be no or negligible impact on massing, views and shadows.

Actions 5.7a through 5.7e address zoning amendments
that increase density in numerous residential and
commercial zones. Actions 5.7a through 5.7e were
updated to include the sentence, "The zoning
amendment will include updating other development
standards to accommodate additional density." The
"other development standards" include building height
standards which may be updated to accommodate
additional density.
256-257
San Anselmo is taking a big step forward by legalizing
“missing middle” housing, including pre-approved plans, in R1 zoned areas. Since most of San Anselmo is zoned
R1, this will open up multi-family housing to much of
the town. Although this is a significant and important
change, we do not expect it to dramatically change the
housing stock this cycle, as the rate of redevelopment of single family homes is low. I’d encourage San Anselmo
to monitor the update of this program and to amend setbacks, lot sizes and/or building heights if the program is underutilized.

The Town will consider monitoring the program in the
next housing element cycle but, given limited staff
capacity, will be focused on drafting, adopting, and
implementing the plans during the 6th cycle.
251
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Policies,
Programs,
and Actions
Objective Design and Development Standards. San
Anselmo commits to move to Objective Design and
Development Standards for all housing types. This is
a very positive response to the public comments on
permitting times. This has the potential to significantly streamline the building of housing. Since this is a very different way of permitting projects, San Anselmo should monitor the program to ensure that the standards set will support the housing that is financially feasible to build.

Objective design standards are being studied and
adopted to facilitate and streamline the development
of various housing types, including those affordable to lower-income residents.
251
The Site Inventory is incomplete and is missing analysis.

HCD requires a site inventory list, with prescribed data points. San Anselmo has a map book, but no site list
is included. There is no place that states how many
units by income category are planned for on the sites.

City staff has confirmed that a site inventory is being prepared for the HCD draft. However, the lack of a site inventory makes the review of the public draft much more challenging. I’d encourage city staff to release this as soon as possible. There are two additional site inventory issues that need to be addressed:

It appears that over 50% of sites planned for lower
income housing are on sites with existing uses. As such, San Anselmo must provide analysis that the existing
use is likely to discontinue during the 6th housing cycle.

Alameda is the only jurisdiction with a HCD-approved
housing plan. Their analysis was in-depth, including
conversations with land-owners, entitlements and
substantial evidence that projects would happen. San
Anselmo has no detailed information on its sites. It’s
possible that San Anselmo has done this analysis. If so, it needs to be included in the Housing Element. If not, it needs to be completed.

It appears that all of the sites intended for lower
income housing are located either on Sir Francis
Drake or Red Hill Avenue. These are major, four lane
thoroughfares with significant, fast moving traffic. This is not a distribution of affordable housing throughout the community. While convenient to transit, living on a busy street contributes to childhood asthma and has other
proven negative health effects. Most families with small children are averse to living directly on a busy street. San Anselmo should target some affordable housing off these arterial streets.
▪The Town will wait to see what HCD says.
▪The Town is proposing sites that are more accessible
for lower-income households within the center of the
Town rather than the outskirts.

B1-B64
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Policies,
Programs,
and Actions

community resistance as a problem. Program 2.2a
primarily serves as a vehicle to increase community
resistance and to make it easier for opponents to
organize against projects. Program 2.2b is a step in
the right direction, but an annual newsletter article isn’t nearly sufficient to change the political will to build housing. I would suggest making this a community
education plan that includes the following: The invitation of various experts to contentious meetings to discuss how frequently cited issues are most successfully addressed.

For example: transit and traffic experts to discuss how communities have successfully reduced traffic. (As a
note, Seattle reduced traffic 4% while increasing housing 20%. Traffic is not related to the volume of housing). The fire department or other fire-safety experts to contentious meetings to discuss how fire risks can be mitigated.

Members of the Water Board to explain why new
development has only a trivial impact on water usage
Broader public programs that educate the population on
modern planning, including speakers from Strong Towns,
Marin Bike Coalition, and other groups working to create more integrated, less car-dependent communities. If
San Anselmo has funds for climate-action, these sorts
of programs should qualify for funding. Program 2.2c
is necessary to help counterbalance the small minority
of residents who strongly fight housing. San Anselmo
lists this on a case-by-case basis. It should commit to a minimum usage of this tactic and some guidelines of
when it will be deployed.

Updated language to include outreach and education.

The Town frequently brings subject matter experts, such as the Ross Valley Fire Department and engineers from
the Building and Public Works Departments, to meetings
on relevant topics. When information about water is
requested, the Town cites the Marin Municipal Water
District facts for water supply. In instances where expert intel is beneficial and available, the Town brings that testimony to public meetings.

The comment regarding climate-action funding is outside the scope of the Housing Element. The Town's Climate
Action Commission addresses environmental and
sustainability objectives.
251

plan to rezone. San Anselmo should include a plan to
evaluate the effectiveness of the rezoning and to loosen restrictions if it doesn’t generate the expected level of development.

The Town will track development creation through the
APR. 255

units/acre. It’s currently at 6-12, so this does not feel like an upzoning. We would suggest a true upzoning, perhaps
12-18 units/acre.

Policy revised to "Amend R-1 to R-2 standards to allow
up to 12 dwelling units per acre on these parcels." 256

on a significant number of ADUs for its low income
housing, we believe it needs a program for monitoring
ADU rentals and affordability.

The Town will track ADU creation through the APR.

Monitoring affordability is not feasible, given staff
capacity.
252
Actions 1.1a-c are important. Are regular planning calls enough? This doesn't sound like strong leadership for
change. Actions 1.2a-c should be more frequent No change made N/A Appendix A:

Public Participation
San Anselmo’s public outreach was most successful
in its ADU survey, which received 320 responses. It is
important that San Anselmo acknowledge that most ADUs
built will not be rented to the general public (48% will not be rented, 47% of rented will be to a family member). San Anselmo’s housing plan should reflect this knowledge.

The Town uses HCD/ABAG's safe harbor methodology
to estimate ADU production and income levels. A140
I appreciated the varied forms the public's participation was solicited - from informal tabling at community events to email and paper mail No change made N/A
Appendix B:

Map Book
As mentioned above, the San Anselmo Housing inventory
is missing a consolidated sites inventory and has not
completed the analysis that HCD requires for a compliant housing element. The absence of a consolidated list
makes analysis of the inventory much more difficult. I’ve pulled out a few of the issues below, but it is exhaustive. I will do a complete review when the list is available.

See cells below: N/A
▪Sites with existing uses need analysis that the site is likely to be redeveloped during the period. While San
Anselmo describes its general process and mentions
that some owners are interested, there is no site specific analysis provided.

The element will include this analysis during the revision period after the Town receives comments from HCD. 125
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Map Book
▪The Sites inventory does not state whether rezoning will be done, even on commercial sites.

The Policies, Programs, and Actions chapter includes
Program 5.7: Amend the Town's Zoning Code to
accommodate higher density and affordable housing,
and subsequent actions address the Town's efforts to
rezone.
256
▪The Sites Inventory description of existing use is
insufficient - it must be more detailed than “industrial - improved”
This is an opinion. The Town includes information about the existing use pertinent to the sites inventory analysis. 125 The Sites inventory has just one income level (low
income, moderate income, etc.) per inventory site. This is atypical and unlikely to reflect how development will happen. San Anselmo should provide a more detailed
assessment of income levels of the sites. A thorough site analysis requires that San Anselmo determine that sites with existing uses are likely to redevelop. Given the low rate of development in recent years, this will likely require conversations with property owners on what zoning
changes will make the development of housing feasible.

Given the current presentation of housing sites, it does not appear that San Anselmo has done this.

This is the requirement per HCD. No change. 239
Site 6 - 300 Sunny Hills Drive - this is listed for 117 low income units. If a development is more than 20%
affordable, subsidies must be offered. This is not done.

There is no evidence of analysis that this will happen.

The Town relies on HCD's prescribed density
requirements to ensure sites are zoned at appropriate
densities for lower-income housing. As part of the HE
Update, the Town must make land available at this
density to allow for low-income housing. The element
provides a realistic development capacity analysis.

B7
Site 13 - 100 Center Drive - This states that an
Andronico’s will be converted to 100% affordable
housing. San Anselmo would need to provide analysis
that the existing use will be discontinued, and to confirm it would subsidize this 100% affordable project.

The element will include this analysis during the revision period after the Town receives comments from HCD. B14
Site 22 - 100 Red Hill Avenue - This states that an United Markets will be converted to 44 lower income units. This appears financially infeasible. San Anselmo will need to provide analysis that the existing use will be discontinued, and to confirm it would subsidize this 100% affordable
project.

The element will include this analysis during the revision period after the Town receives comments from HCD. B23
Site 26 - 9 parcels at the intersection of RedHill/
Greenfield and Sir Francis Drake for 36 moderate income units. San Anselmo will need to provide analysis that
the existing use will be discontinued. But beyond that, this seems like a particularly bad place for residential construction. It’s at the intersection of two large, busy thoroughfares. Maybe the back half of these lots could be developed, but few people would like their houses to face out on these roads.

The element will include this analysis during the revision period after the Town receives comments from HCD. B27
The map layout is easy to read - I like the map and aerial photo views No change made N/A
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Public Outreach During Housing Element
Development
Town Council Introduction Meeting
The following PowerPoint slides are from the Town Council Introduction Meeting.

CONSULTANT TEAM
Lead Consultant
Housing Element
Land Use Element
Environmental Justice Policies
Housing Element
Public Safety
Element
CEQA

HOUSEAL LAVIGNE TEAM
Robert Kain
Project Principal
Jackie Wells, AICP
Project Manager
Daniel Tse, AICP Chris Murphy
Housing Element Support
Lead: David Barquist, AICP
Public Safety Element
Lead: Aaron Pfannenstiel, AICP
CEQA
Lead: Charnelle Hicks, AICP
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HOUSING ELEMENT REQUIREMENTS
• Accommodate projected housing demand, as mandated by the State (RHNA)
• Increase housing production to meet this demand
• Preserve existing affordable housing
• Improve the safety, quality and condition of existing housing • Facilitate the development of housing for all income levels and household types including special needs populations
• Promote fair housing choices for all
PROJECT TIMELINE (TENT.)
Month Tasks
June • Establish HEAC
July • Community Workshop #1
• HEAC Meeting #1
August • Community Workshop #2
• HEAC Meeting #2
• Draft Opportunity Sites & Housing Policies
September • HEAC Meeting #3
• Finalize Housing Policies and Actions
• Town Council Project Update
October • Public Review Draft
• Planning Commission Meeting #1
November • HEAC Meeting #4
• Planning Commission Meeting #2 (Recommendation Hearing) • Submit for HCD Round 1 Review – 90-Days
December • Town Council First Reading
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PROJECT TIMELINE (TENT.)
Month Tasks
June • Establish HEAC
July • Community Workshop #1
• HEAC Meeting #1
August • Community Workshop #2
• HEAC Meeting #2
• Draft Opportunity Sites & Housing Policies
September • HEAC Meeting #3
• Finalize Housing Policies and Actions
• Town Council Project Update
October • Public Review Draft
• Planning Commission Meeting #1
November • HEAC Meeting #4
• Planning Commission Meeting #2 (Recommendation Hearing) • Submit for HCD Round 1 Review – 90-Days
December • Town Council First Reading
January • Town Council Adoption Hearing (Deadline January 31, 2023) MAY 2023
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HEAC Meeting 1
The following PowerPoint slides are from HEAC Meeting 1.

HEAC
MEETING #1
4:00pm
July 11, 2022
San Anselmo Housing Element Update
Town Team Introductions
■ Dave Donery – Town Manager
■ Sean Condry – Public Works Director
■ Heidi Scoble – Planning Director
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Consultant Team
Housing Element
Public Safety Element
Housing Element Public Safety Element
Lead Consultant
Houseal Lavigne Team Introductions
Robert Kain
Project Oversight
Jackie Wells, AICP
Project Manager
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HEAC Member Introductions
■ Please share your:
– Name
– Unique perspective you bring to the HEAC
Meeting Agenda
■ HEAC Roles and Responsibilities
■ Housing Element & RHNA 6 Introduction
■ Q & A Opportunity 1
■ Poll Questions
■ Upcoming Town Hall Overview
■ Next Steps
■ How to Spread the Word
■ Q & A Opportunity 2
■ Public Input Opportunity
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HEAC ROLES &

RESPONSIBILITIES
Housing Element Advisory Committee
(HEAC)
■ Role
– Ad hoc advisory committee to the Town Council
■ Responsibilities
– Review and provide feedback on draft Element components – Attend and participate in HEAC Meetings
– Spread the word about community engagement opportunities MAY 2023
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HOUSING ELEMENT

INTRODUCTION
How is the
Housing
Element
related to the
rest of the
General Plan?
Every city in California must create a General
Plan that acts as a roadmap for the future
growth of the City.

General Plans must address key topic areas,
called Elements, that cover things like land
use, housing, transportation, services,
infrastructure, etc.

Each Element establishes broad objectives,
focused policies and specific actions the City
will take to achieve its goals.

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What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community.
■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).

Why are Housing Elements Updated?
■ Ensure the City complies with State housing laws
■ Demonstrate San Anselmo’s ability to meet future
housing growth needs
■ To adopt and implement policies addressing local
housing issues
■ Allow the community to further engage in the planning process
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Housing Element Requirements
■ Increase housing production to meet this demand
■ Preserve existing affordable housing
■ Improve the safety, quality and condition of existing housing ■ Facilitate the development of housing for all income levels and household types including special needs populations
■ Promote fair housing choice for all
■ Accommodate projected housing demand, as mandated by the State (RHNA) What is "RHNA"?
■ 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
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
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RHNA 5 Success
Income
Level RHNA 5 Allocation Building Permit
Issued Target Achieved
Very Low Income
(0-50% AMI) 33 21 12 Remaining
Low Income
(51-79% AMI) 17 33 Exceeded by 16
Moderate Income
(80-119% AMI) 19 31 Exceeded by 12
Above Moderate Income
(120% AMI +) 37 46 Exceeded by 9
TOTAL: 106 131 Exceeded by 25
RHNA 5 Success
Income
Level RHNA 5 Allocation Building Permit
Issued Target Achieved
Very Low Income
(0-50% AMI) 33 21 12 Remaining
Low Income
(51-79% AMI) 17 33 Exceeded by 16
Moderate Income
(80-119% AMI) 19 31 Exceeded by 12
Above Moderate Income
(120% AMI +) 37 46 Exceeded by 9
TOTAL: 106 131 Exceeded by 25
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Units Already
Accounted For
■ ADUs
■ Pipeline Projects
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Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
Counting ADUs
■ HCD Methodology
– Average the number of ADUs
permitted in the last 3 years
– Multiply the average by 8 (number
of years in RHNA Cycle)
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ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
– 3-year average: ~20 ADUs
– 3-year average x 8 years in RHNA
Cycle: 160 ADUs
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 Allocation RHNA 6 Allocation
After ADUs
Very Low Income 253 205
Low Income 145 97
Moderate Income 121 73
Above Moderate Income 314 298
20% Not Net Loss Buffer 167 167
TOTAL: 1,000 840
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
■ San Anselmo ADU Distribution
– Very Low Income: 48
– Low Income: 48
– Moderate Income: 48
– Above Moderate Income: 16
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What happens if San Anselmo does not
comply?
■ Monetary Impacts
– Fines ranging between $10,000-$600,000/month
– Freeze on state grant funds
■ Restriction or Loss of Local Control of Land Use
Why is RHNA 6 different?
■ Increase in Regional Allocation
– RHNA 5 = 187,990
– RHNA 6 = 441,176 units
– ∆ = 253,186 units (135% increase)
■ Fair Housing Requirements
– Affirmatively Furthering Fair Housing (AFFH) requires jurisdictions to demonstrate that they are actively
working to both dismantle the legacy of segregation
and create equal housing opportunities.
■ Site Identification Constraints
– Limits on reuse of sites from RHNA 5
– Stricter ADU Requirements
■ Inclusion of Safety Element
– Every 8 years must update climate vulnerability and
adaptation, fire, flooding, and evacuation sections
– Jurisdictions in the State Responsibility Area and the Very High Fire Hazard Severity Zone must address
specific wildfire requirements
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Housing Element Introduction: Synopsis
■ RHNA = Regional Housing Needs Allocation
■ Each RHNA cycle is 8 years
– Currently in the 5th RHNA Cycle (RHNA 5: 2014-2022)
– Planning for the 6th RHNA Cycle (RHNA 6: 2023-2031)
■ Town's RHNA 6 Allocation is 883 units over 8 years
– 20% No Net Loss Buffer brings RHNA 6 Allocation to 1,000 units over 8 years ■ HE = Housing Element
– Chapter of General Plan
– Must be updated at each 8-year RHNA cycle to plan for new allocation Where do we go from here?
Can we develop a community driven plan that
accommodates our RHNA number in a way that
reflects the character of San Anselmo and
maintains local control?
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TOWN HALL OVERVIEW

POLL QUESTIONS
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Facilitated Discussion
■ What strategies could the town consider using in order to successfully meet the state mandate?
■ What do you think is the best way to address the state’s affordability requirements?
■ What about the RHNA 6 process are you most
concerned about?
■ What opportunities do you see for the Town as a part of the RHNA 6 process?
Town Hall #1
■ Town Hall #1 will be hosted on July 21
■ Event Format
– Housing Element Introduction
– Facilitator Guided Conversation
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Project Timeline & Next Steps
Month Tasks
June Establish HEAC
HEAC Meeting #1- Housing Element Introduction
Community Workshop #1 - Intro and Strategies Review
ADU Questionnaire
HEAC Meeting #2- Strategies Review
Community Workshop #2 - Opportunity Sites Review
HEAC Meeting #3 - Opportunity Sites Review
Draft Opportunity Sites & Housing Policies
HEAC Meeting #4 Policies, Programs, and Actions Review
Finalize Policies, Programs, and Actions
Town Council Project Update
Housing Element Drafting
Internal Review Draft
HEAC Meeting #5 Internal Review Draft Overview
Post Public Review Draft (30 Day Comment Period)
HCD Review Period (90 days)
Joint Town Council and Planning Commission Special Meeting December Document Formatting
Town Council 1st Reading
HCD Review Comments
Housing Element Refinement per Public and HCD Feedback
Town Council Adoption Hearing (Deadline January 31, 2023) November
January
July
August
September
October

NEXT STEPS
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HOW TO

SPREAD THE WORD
Upcoming HEAC Meeting Scheduling
HEAC Meeting 2
■ July 26
■ July 27
■ July 28
HEAC Meeting 3
■ August 30
■ August 31
■ September 1
Meetings will last approximately 90 minutes and will begin at 4pm.

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QUESTIONS?
Encourage Your Friends and Neighbors to:
■ Visit the Project Webpage: https://www.townofsananselmo.org/1517/Housing-Element-Update ■ Provide Feedback: Email questions or comments to: [email protected] San Anselmo Housing Element |
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THANK YOU!

PUBLIC INPUT

OPPORTUNITY
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Town Hall Meeting 1
The following PowerPoint slides are from the Town Hall Meeting 1.

INFORMATION

SESSION
6:00pm
July 21, 2022
San Anselmo Housing Element Update
Town Team Introductions
■ Dave Donery – Town Manager
■ Sean Condry – Public Works Director
■ Heidi Scoble – Planning Director
■ Kelley Warner – Community Engagement
Coordinator
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Housing Element Advisory Committee
(HEAC)
■ Role
– Ad hoc advisory committee to the Town Council
■ Responsibilities
– Review and provide feedback on draft Element components – Attend and participate in HEAC Meetings
– Spread the word about community engagement opportunities Housing Element Advisory Committee
Introduction
■ Alexis Fineman – Mayor
■ Eileen Burke – Town Councilmember
■ Tom Tunny – Planning Commissioner
■ Kathy Ogren – HEAC Member
■ Richard Redmond – HEAC Member
■ Robin Poppers – HEAC Member
■ Sandra Becker – HEAC Member
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Consultant Team
Housing Element
Public Safety Element
Housing Element Public Safety Element
Lead Consultant
Houseal Lavigne Team Introductions
Robert Kain
Project Oversight
Jackie Wells, AICP
Project Manager
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HOUSING ELEMENT

INTRODUCTION
How is the
Housing
Element
related to the
rest of the
General Plan?
Every city in California must create a General
Plan that acts as a roadmap for the future
growth of the City.

General Plans must address key topic areas,
called Elements, that cover things like land
use, housing, transportation, services,
infrastructure, etc.

Each Element establishes broad objectives,
focused policies and specific actions the City
will take to achieve its goals.

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What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community.
■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).

Why are Housing Elements Updated?
■ Ensure the City complies with State housing laws
■ Demonstrate San Anselmo’s ability to meet future
housing growth needs
■ To adopt and implement policies addressing local
housing issues
■ Allow the community to further engage in the planning process
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Housing Element Requirements
■ Increase housing production to meet this demand
■ Preserve existing affordable housing
■ Improve the safety, quality and condition of existing housing ■ Facilitate the development of housing for all income levels and household types including special needs populations
■ Promote fair housing choice for all
■ Accommodate projected housing demand, as mandated by the State (RHNA) What is "RHNA"?
■ 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
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
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RHNA 5 Success
Income
Level RHNA 5 Allocation Building Permit
Issued Target Achieved
Very Low Income
(0-50% AMI) 33 21 12 Remaining
Low Income
(51-79% AMI) 17 33 Exceeded by 16
Moderate Income
(80-119% AMI) 19 31 Exceeded by 12
Above Moderate Income
(120% AMI +) 37 46 Exceeded by 9
TOTAL: 106 131 Exceeded by 25
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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Units Already
Accounted For
■ ADUs
■ Pipeline Projects
Counting ADUs
■ HCD Methodology
– Average the number of ADUs
permitted in the last 3 years
– Multiply the average by 8 (number
of years in RHNA Cycle)
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Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
Counting ADUs
■ Application of Methodology in San
Anselmo
– 2019: 10 ADUs
– 2020: 22 ADUs
– 2021: 27 ADUs
– 3-year average: ~20 ADUs
– 3-year average x 8 years in RHNA
Cycle: 160 ADUs
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ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income: 10%
■ San Anselmo ADU Distribution
– Very Low Income: 48
– Low Income: 48
– Moderate Income: 48
– Above Moderate Income: 16
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 Allocation RHNA 6 Allocation
After ADUs
Very Low Income 253 205
Low Income 145 97
Moderate Income 121 73
Above Moderate Income 314 298
20% Not Net Loss Buffer 167 167
TOTAL: 1,000 840
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Pipeline Projects
Type of
Project
Number of
Units
Very Low
Income
Units
Low
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Single-Family
Detached
1 1
ADUs 14 4 4 4 2
Multifamily 18 2 16
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 199
Low Income 145 97 93
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 807
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Why is RHNA 6 different?
■ Increase in Regional Allocation
– RHNA 5 = 187,990
– RHNA 6 = 441,176 units
– ∆ = 253,186 units (135% increase)
■ Fair Housing Requirements
– Affirmatively Furthering Fair Housing (AFFH)
requires jurisdictions to demonstrate that they are
actively working to both dismantle the legacy of
segregation and create equal housing
opportunities.
■ Site Identification Constraints
– Limits on reuse of sites from RHNA 5
– Stricter ADU Requirements
■ Inclusion of Safety Element
– Every 8 years must update climate vulnerability and
adaptation, fire, flooding, and evacuation sections
– Jurisdictions in the State Responsibility Area and
the Very High Fire Hazard Severity Zone must
address specific wildfire requirements
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What happens if San Anselmo does not
comply?
■ Monetary Impacts
– Fines ranging between $10,000-$600,000/month
– Freeze on state grant funds
■ Restriction or Loss of Local Control of Land Use
Housing Element Introduction: Synopsis
■ RHNA = Regional Housing Needs Allocation
■ Each RHNA cycle is 8 years
– Currently in the 5th RHNA Cycle (RHNA 5: 2014-2022)
– Planning for the 6th RHNA Cycle (RHNA 6: 2023-2031)
■ Town's RHNA 6 Allocation is 883 units over 8 years
– 20% No Net Loss Buffer brings RHNA 6 Allocation to 1,000 units over 8 years ■ HE = Housing Element
– Chapter of General Plan
– Must be updated at each 8-year RHNA cycle to plan for new allocation San Anselmo Housing Element |
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POLL QUESTIONS
Where do we go from here?
Can we develop a community driven plan that
accommodates our RHNA number in a way that
reflects the character of San Anselmo and
maintains local control?
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NEXT STEPS
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STAY INFORMED &

SPREAD THE WORD
Upcoming Meetings and Events
HEAC Meetings
■ Monday, July 25 at 4pm via Zoom
■ Thursday, September 1 at 4pm via Zoom
Community Workshop
■ Thursday, August 25 at 6pm via Zoom
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How to Stay Involved
■ Take the ADU Questionnaire: available on the Housing Element Webpage ■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org)
■ Attend the August 25, 2022 Second Community Workshops: Discuss Housing Opportunity Sites
■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
QUESTIONS?
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THANK YOU!
MAY 2023
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HEAC Meeting 2
The following PowerPoint slides are from HEAC Meeting 2.

Meeting Agenda
■ HEAC Meeting 1 and Public Information
Session Poll Results Overview
■ Preferred Housing Location map.social
Exercise
■ Next Steps
■ How to Spread the Word
■ Q & A
HEAC
MEETING #2
4:00pm
July 25, 2022
San Anselmo Housing Element Update
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What do you like most about living in
San Anselmo?
HEAC Meeting Public Meeting

POLL RESULTS
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How can San Anselmo address housing
affordability within Town limits?
HEAC Meeting Public Meeting
Which housing types do you feel are most
appropriate for San Anselmo?
HEAC Meeting Public Meeting
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NEXT STEPS

PREFERRED HOUSING

LOCATIONS EXERCISE
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Upcoming Meetings and Events
Community Workshop
■ Thursday, August 25 at 6pm via Zoom
HEAC Meeting
■ Thursday, September 1 at 4pm via Zoom
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Tell you friends and neighbors to:
■ Take the ADU Questionnaire: available on the Housing Element Webpage ■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org)
■ Attend the August 25, 2022 Second Community Workshops: Discuss Housing Opportunity Sites
■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
HOW TO

SPREAD THE WORD
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THANK YOU!
QUESTIONS?
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Town Hall Meeting 2
The following PowerPoint slides are from the Town Hall Meeting 2.

COMMUNITY

WORKSHOP
6:00pm
August 25, 2022
San Anselmo Housing Element Update
Town Team Introductions
■ Dave Donery – Town Manager
■ Sean Condry – Public Works Director
■ Heidi Scoble – Planning Director
■ Kelley Warner – Community Engagement
Coordinator
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Housing Element Advisory Committee
(HEAC)
■ Role
– Ad hoc advisory committee to the Town Council
■ Responsibilities
– Review and provide feedback on draft Element components – Attend and participate in HEAC Meetings
– Spread the word about community engagement opportunities Housing Element Advisory Committee
Introduction
■ Alexis Fineman – Mayor
■ Eileen Burke – Town Councilmember
■ Tom Tunny – Planning Commissioner
■ Kathy Ogren – HEAC Member
■ Richard Redmond – HEAC Member
■ Robin Poppers – HEAC Member
■ Sandra Becker – HEAC Member
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Consultant Team
Housing Element
Public Safety Element
Housing Element Public Safety Element
Lead Consultant
Houseal Lavigne Team Introductions
Robert Kain
Project Oversight
Jackie Wells, AICP
Project Manager
MAY 2023
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HOUSING ELEMENT

OVERVIEW
What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community. ■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).

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What is "RHNA"?
■ 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
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four MAY 2023
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Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 33
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 199
Low Income 145 97 93
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 807
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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Where do we go from here?
Can we develop a community driven plan that
accommodates our RHNA number in a way that
reflects the character of San Anselmo and
maintains local control?

HOUSING

OPPORTUNITY SITES
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What is a Housing
Opportunity Site?
■ Parcels that will feasibly develop or redevelop with housing over the next 8 years
■ Development of sites is not mandatory – property owners may choose when/if to develop or redevelop
■ Town is responsible for “setting the stage” only
Housing Opportunity Site
Suitability Factors

1. Current Zoning. The Town allows a variety residential development types and densities in its residential districts and as a conditional use in its commercial districts. Zoning districts were scored based on the residential density they support and whether it is allowed by-right or as a conditional use.

2. General Plan Land Use. General Plan land uses were scored based on the residential densities supported by each category.

3. Lot Acreage. Based on HCD’s guidelines for sites suitable for affordable housing development, lots that are between halfan-acre and ten acres were scored higher compared to the other.

4. Vacancy. Lots were scored based on presence of any physical building or structure on them. This does not take into consideration potentially vacant or abandoned buildings/structures on lots that could be vacant or abandoned.

5. Residual Lot Coverage. Lots were scored based on how much land area is available to accommodate additional development.

6. Fire Hazard or Severity Zones. Lots were scored based on the severity of the fire hazard district it is in.

7. Slope. The lots were scored based on the average slope of the property which would determine how feasible it would be to build on.

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Housing Opportunity Site
Suitability Factor Weights

1. Current Zoning. 2x

2. General Plan Land Use. 1x

3. Lot Acreage. 1x

4. Vacancy. 2x

5. Residual Lot Coverage. 1x

6. Fire Hazard or Severity Zones. 1x

7. Slope. 1x

MAP EXERCISE
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NEXT STEPS
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STAY INFORMED &

SPREAD THE WORD
How to Stay Involved
■ Take the ADU Questionnaire: available on the Housing Element Webpage ■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org) ■ Attend the August 25, 2022 Second Community Workshops: Discuss Housing Opportunity Sites ■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
MAY 2023
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THANK YOU!
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HEAC
MEETING #3
4:00pm
September 1, 2022
San Anselmo Housing Element Update
Meeting Agenda
■ Public Workshop Feedback Overview
■ Preliminary Opportunity Sites Yield Analysis
and Discussion
■ Next Steps
■ How to Spread the Word
■ Q & A
HEAC Meeting 3
The following PowerPoint slides are from HEAC Meeting 3.

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PUBLIC WORKSHOP

FEEDBACK OVERVIEW
Public Workshop Process
■ Housing Element Overview
■ Housing Opportunity Sites Introduction
– Site Suitability Factors Overview and Poll
■ Map Exercise and Discussion
– Commercial Areas
– Downtown
– R-1 Areas
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Agree Disagree I don't know
Site Suitability Factors Poll
■ Question 1: The appropriate site suitability factors were considered in the analysis of housing opportunity sites. – Agree (8)
– Disagree (3)
– I don’t know (3)
Agree Disagree I don't know
Site Suitability Factors Poll
■ Question 2: The appropriate amount of weight was given to each site suitability factor.
– Agree (4)
– Disagree (8)
– I don’t know (7)
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Map Exercise and
Discussion
■ Commercial Areas
– In your opinion, are these areas a good location for
new housing in the community? Why or why not?
– If you think these areas are a good location for new
housing, do you think higher density housing should be
considered? Why or why not?
Map Exercise and
Discussion
■ Downtown
– In your opinion, are these areas a good location for
new housing in the community? Why or why not?
– If you think these areas are a good location for new
housing, do you think higher density housing should be
considered? Why or why not?
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Map Exercise and
Discussion
■ R-1 Areas
– In your opinion, are these neighborhoods a good
location for additional housing in the community? Why
or why not?
– If you think these areas are a good location for new
housing, do you think higher density housing should be
considered? Why or why not?
– If you think these areas are a good location for new
housing, do you think other “missing middle” housing
types such as duplexes, triplexes, quadplexes, or
townhomes should be allowed? Why or why not?

PRELIMINARY

OPPORTUNITY SITES

YIELD ANALYSIS AND

DISCUSSION
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 33
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 199
Low Income 145 97 93
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 807
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Commercial
Opportunity Sites
■ Existing Conditions
– 20 du/acre allowed with conditional use
permit
– No data on existing number of residential
units, 0 assumed
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Commercial
Opportunity Sites
■ Existing Conditions
– 20 du/acre allowed with conditional use
permit
– Data on existing number of residential
units forthcoming
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
Commercial
Opportunity Sites
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
■ Yield Under Alternative Conditions
– 25 du/acre: 659 new units
– 30 du/acre: 793 new units
– 35 du/acre: 927 new units
– 40 du/acre: 1,068 new units
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Commercial
Opportunity Sites
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
■ Yield Under Alternative Conditions
– 25 du/acre: 659 new units
– 30 du/acre: 793 new units
– 35 du/acre: 927 new units
– 40 du/acre: 1,068 new units
Should the Town consider allowing more than 20
du/acre in commercial areas? If yes, are all
commercial areas appropriate?
Commercial
Opportunity Sites
■ Yield Under Existing Conditions
– 20 du/acre: 527 new units
■ Yield Under Alternative Conditions
– 25 du/acre: 659 new units
– 30 du/acre: 793 new units
– 35 du/acre: 927 new units
– 40 du/acre: 1,068 new units
Should commercial buildings be allowed to be taller
than 2 stories? If yes, are all commercial areas
appropriate?
MAY 2023
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R-1 / PDD R-1 District
Opportunity Sites
■ Existing Conditions
– 6 du/acre allowed
– 112 existing units
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
R-1 / PDD R-1 District
Opportunity Sites
■ Existing Conditions
– 6 du/acre allowed
– 112 existing units
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
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A-105 Item 2.5 - Attachment 2
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R-1 / PDD R-1 District
Opportunity Sites
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
■ Yield Under Alternate Conditions
– 12 du/acre (R-2): 774 new units
R-1 / PDD R-1 District
Opportunity Sites
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
■ Yield Under Alternate Conditions
– 12 du/acre (R-2): 774 new units
Should the Town consider rezoning R-1 areas to R2? If yes, are all R-1 areas appropriate? MAY 2023
A105 San Anselmo Housing Element |
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623
R-1 / PDD R-1 District
Opportunity Sites
■ Yield Under Existing Conditions
– 6 du/acre: 83 new units
■ Yield Under Alternate Conditions
– 12 du/acre (R-2): 774 new units
Should the Town consider “missing middle”
housing types such as duplexes, triplexes,
quadplexes, or townhomes in R-1 areas? If yes,
should they be allowed in all R-1 areas?
R-1C / R-1H District
Opportunity Sites
■ Existing Conditions
– 1 du/acre allowed
– 10 existing units
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R-1C / R-1H District
Opportunity Sites
■ Existing Conditions
– 1 du/acre allowed
– 10 existing units
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
R-1C / R-1H District
Opportunity Sites
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
■ Yield Under Alternate Conditions
– 2 du/acre: 122 new units
– 3 du/acre: 188 new units
– 4 du/acre: 254 new units
– 5 du/acre: 320 new units
– 6 du/acre (R-1): 386 new units
MAY 2023
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R-1C / R-1H District
Opportunity Sites
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
■ Yield Under Alternate Conditions
– 2 du/acre: 122 new units
– 3 du/acre: 188 new units
– 4 du/acre: 254 new units
– 5 du/acre: 320 new units
– 6 du/acre (R-1): 386 new units
Should the Town consider allowing higher density
housing in the R-1C and R-1H districts? If yes, are
all R-1C and R-1H areas appropriate?
R-1C / R-1H District
Opportunity Sites
■ Yield Under Existing Conditions
– 1 du/acre: 56 new units
■ Yield Under Alternate Conditions
– 2 du/acre: 122 new units
– 3 du/acre: 188 new units
– 4 du/acre: 254 new units
– 5 du/acre: 320 new units
– 6 du/acre (R-1): 386 new units
Should the Town consider “missing middle”
housing types such as duplexes, triplexes,
quadplexes, or townhomes in R-1C and R-1H areas?
If yes, should they be allowed in all areas?
San Anselmo Housing Element |
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NEXT STEPS
Upcoming Meetings
■ September 26: HEAC Meeting #4
– Finalize Housing Opportunity Sites and Proposed Rezoning to Accommodate RHNA
■ October 11: Town Council Meeting
– Confirm Housing Opportunity Sites and Proposed Rezoning to Accommodate RHNA
■ November 3: HEAC Meeting #5
– Discuss Draft Policies and Programs
MAY 2023
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STAY INFORMED &

SPREAD THE WORD
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How to Stay Involved
■ Visit the Housing Element Update Webpage: San Anselmo Housing Element Update | San Anselmo, CA - Official Website (townofsananselmo.org)
■ Attend Housing Element Advisory Committee Meetings: Housing Element Advisory Committee (HEAC) | San Anselmo, CA - Official Website (townofsananselmo.org) ■ Sign up to review notifications: Notify Me • San Anselmo • CivicEngage (townofsananselmo.org)
■ Email the HEAC and Share your thoughts and ideas or if you are interested in adding units to your property: [email protected]
THANK YOU!
MAY 2023
A111 San Anselmo Housing Element |
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HEAC
MEETING #4
4:00pm
September 26, 2022
San Anselmo Housing Element Update
Meeting Agenda
■ Final Opportunity Sites Yield Analysis and
Discussion
■ Next Steps
■ Q & A
HEAC Meeting 4
The following PowerPoint slides are from HEAC Meeting 4.

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Meeting Goals
■ Review and discuss refined Housing Opportunity Sites
■ Reach consensus on final Housing Opportunity Sites
■ Recommend preferred Housing Opportunity Sites to Town Council for consideration FINAL

OPPORTUNITY SITES

YIELD ANALYSIS AND

DISCUSSION
MAY 2023
A113 San Anselmo Housing Element |
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631
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 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
20% Not Net Loss Buffer 167
TOTAL: 1,000
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 43
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San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 194
Low Income 145 97 88
Moderate Income 121 73 69
Above Moderate Income 314 298 279
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 840 797
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four Final Housing
Opportunity Sites
Refinement
■ Eliminated parcels where
redevelopment under proposed
densities would result in a net
loss of units
■ Eliminated parcels per property
owner requests
■ Eliminated parcels due to Town
identified issues
Final Housing Opportunity Sites Map
MAY 2023
A115 San Anselmo Housing Element |
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633
Final Housing
Opportunity Sites
Refinement
Nonvacant Sites
■ Yield analysis performed for
portion of site only
■ Assumes that existing
development/use will remain
Final Housing Opportunity Sites Map with
Applicable Parcels Highlighted
Final Housing
Opportunity Sites
Refinement
Archie Williams High School
■ Assumes redevelopment of
modular building
■ Constrained by Sleepy Hollow
Creek
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Final Housing
Opportunity Sites
Refinement
Spaulding Site
■ Developable area assumed to
be in line with boundaries of
adjacent parcel to east to keep
consistent with surrounding
developement
■ Remaining area too steep and
prone to landslide for
development
Final Housing
Opportunity Sites
Refinement
Sunny Hill Site
■ Assumes redevelopment of
modular offices and Red Hill
Community Park (excluding
soccer field)
■ Northwestern portion of site too
steep for development
MAY 2023
A117 San Anselmo Housing Element |
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Final Housing
Opportunity Sites
Refinement
US Bank Site
■ Assumes adaptive reuse of US
Bank building and underground
parking to make up for spaces
lost from development of
surface lot
Final Housing
Opportunity Sites
Refinement
Wade Thomas Elementary
School
■ Assumes development of
portion of open field area and
small portion of blacktop play
area
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Final Housing
Opportunity Sites
Yields Analysis
R-2 District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 12 DUA
(6 DUA)
Final Housing
Opportunity Sites
Yields Analysis
R-3 District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(1 DUA)
(6 DUA)
(12 DUA)
(20 DUA)
(20 DUA)
MAY 2023
A119 San Anselmo Housing Element |
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637
Final Housing
Opportunity Sites
Yields Analysis
C-L District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(20 DUA)
(6 DUA)
Final Housing
Opportunity Sites
Yields Analysis
C-3 District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(6 DUA)
(20 DUA)
(20 DUA)
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Final Housing
Opportunity Sites
Yields Analysis
SPD District
■ Parcels Proposed to be
rezoned
■ Proposed Density: 30 DUA
(1 DUA)
(6 DUA)
Final Housing Opportunity Sites
Yields Analysis
Affordability Assumptions
■ Very Low and Low Income
– Acreage: between 0.5 and 10 acres
– Density: Greater than or equal to 30 DUA
■ Moderate Income
– Acreage: Greater than 0.5 Acres
– Density: 12-30 DUA
■ Above Moderate
– Acreage: Less than 0.5
– Density: 12-30 DUA
MAY 2023
A121 San Anselmo Housing Element |
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MAP EXERCISE
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
& Pipeline
Opportunity
Site
Very Low Income 253 199 345
Low Income 145 93 197
Moderate Income 121 69 271
Above Moderate Income 314 279 212
20% Not Net Loss Buffer 167 167 167
TOTAL: 1,000 807 833
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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RECOMMENDATION

NEXT STEPS
MAY 2023
A123 San Anselmo Housing Element |
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641
Upcoming Meetings
■ October 11: Town Council Meeting
– Confirm Housing Opportunity Sites and Proposed Rezoning to Accommodate RHNA
■ November 3: HEAC Meeting #5
– Discuss Draft Policies and Programs
■ December 15: HEAC Meeting #6
– Review of Draft Housing Element
San Anselmo Housing Element |
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THANK YOU!
MAY 2023
A125 San Anselmo Housing Element |
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643
HEAC Meeting 5
The following PowerPoint slides are from HEAC Meeting 5.

HEAC
MEETING #5
4:00pm
November 3, 2022
San Anselmo Housing Element Update
Meeting Agenda
■ Housing Opportunity Sites Updates and
Alternatives Discussion
■ Policies, Programs, and Actions Overview
and Discussion
■ Next Steps
San Anselmo Housing Element |
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HOUSING OPPORTUNITY

SITES UPDATES AND

ALTERNATIVES

DISCUSSION
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6 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
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four MAY 2023
A127 San Anselmo Housing Element |
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A-128 Item 2.5 - Attachment 2
645
Units Already
Accounted For
■ ADUs - 160
■ Pipeline Projects - 43
San Anselmo’s RHNA 6 Allocation
Income Level RHNA 6
Allocation
RHNA 6
Allocation
After ADUs
RHNA 6
Allocation
After ADUs
& Pipeline
Very Low Income 253 205 194
Low Income 145 97 88
Moderate Income 121 73 69
Above Moderate Income 314 298 279
TOTAL: 833 673 630
AMI = Area Median Income
AMI for Marin County = $166,000/year for a family of four San Anselmo Housing Element |
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20% No Net Loss Buffer
■ 630 units remaining after subtracting ADUs and pipeline projects
■ 630 x .20 = 126
■ Total remaining RHNA and 20% no net loss buffer: 754
Since we last
met…
■ Town Council approved the
recommended housing
opportunity sites, except for the
dog park site
■ Impact on RHNA:
1,004 Units
(Surplus of 250 units)
MAY 2023
A129 San Anselmo Housing Element |
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A-130 Item 2.5 - Attachment 2
647
Since we last
met…
■ Town staff met with the schools
and determined that housing on
Archie Williams, Wade Thomas
and former Redhill School sites
is not feasible.

Eliminated Sites
Projected Yields
■ Archie Williams Site: 56 units
■ Wade Thomas Site: 12 units
■ Redhill School Site: 139 units
■ Impact on RHNA:
797 units
(Deficit of 24 Very-low and Lowincome units, surplus of 67 Moderate and Above Moderate units)
San Anselmo Housing Element |
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Revised
Sunnyhill Site
■ Revised Area: 5.24 acres
(1.79 acres more)
■ Revised Projected Unit Yield: 117
(40 more than original)
■ Impact on RHNA:
837 sites
(Surplus of 83 units)

POLICIES, PROGRAMS, AND

ACTIONS OVERVIEW AND

DISCUSSION
MAY 2023
A131 San Anselmo Housing Element |
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649
Policies, Programs, and Actions
■ Policies: Statements that declare the Town’s goals for increasing housing availability and affordability in the next 8 years.
■ Programs: Programs the Town will employ to realize policy. ■ Actions: Specific actions the Town will take to complete programs and realize policy.

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. ■ Program 1.2: Seek ways to organize and allocate staffing and community resources effectively and efficiently to implement the programs of the Housing Element. ■ Program 1.3: Ensure regular monitoring and reporting, including outreach to the public, on the status of housing in San Anselmo.

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Policy 2. Effectively Engage the Community
■ Program 2.1. Undertake effective and informed public participation from all economic segments and special needs groups in the community in the formulation and review of housing and land use policy issues.
■ Program 2.2: Work to build support for the development of new housing in the community.

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. ■ Program 3.2: Review proposed new housing in order to achieve excellence in development design in an efficient process.
■ 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.

MAY 2023
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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 will regulate the conversion of rental developments to non-residential uses unless there is a clear public benefit or equivalent housing can be provided.
■ Program 4.2: Except for limited equity cooperatives and other innovative housing proposals which are affordable to lower income households, conserve existing multi-family rental housing supply. ■ Program 4.3: Encourage good management practices, rehabilitation of viable older housing, and longterm maintenance and improvement of neighborhoods. ■ Program 4.4: Facilitate adaptive reuse of existing buildings on small parcels. ■ 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.

Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing
■ Program 5.1: The Town will 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.
■ 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. ■ Program 5.3: Incentivize the development of affordable and special needs housing on identified housing opportunity sites.
■ Program 5.4: Modify fees and reduce costs for affordable housing projects. ■ Program 5.5: Establish an Affordable Housing Impact Fee Program.

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Policy 5. Eliminate Barriers to the Development of Market Rate and Affordable Housing
■ Program 5.6: Monitor the disposition of publicly owned land for potential future use for housing development.
■ Program 5.7: Amend the Town’s zoning ordinance to accommodate higher density housing. ■ Program 5.8: Amend the Town’s zoning ordinance to comply with recently adopted state legislation.
■ Program 5.9: Streamline the project review process for housing-related applications.

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.
■ Program 6.2: Further streamline the ADU and JADU permitting process. ■ Program 6.3: Allow one JADU and multiple ADUs on lots one acre and larger in the R-1H, R-1C, and R-1 districts.

MAY 2023
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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 homelessness or persons at risk of homelessness, youth needs, seniors, persons with mental or physical disabilities, substance abuse problems, HIV/AIDS, physical and developmental disabilities, multiple diagnoses, veterans, victims of domestic violence, and other economically challenged or underemployed workers. ■ Program 7.2: The Town will ensure that new multi-family 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 to allow seniors to “age in place.”
■ 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).

Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services
■ 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 to implement the Marin County Continuum of Care actions in response to the needs of homeless families and individuals.
■ Program 7.5: Combat homelessness and support re-housing of people experiencing homelessness.

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Policy 7. Provide Housing for Special Needs Populations that is Coordinated with Support Services

ALTERNATIVE PROGRAM REGARDING HOMELESSNESS FOR CONSIDERATION Policy 8: Ensure Responsible Development in Wildland
Urban Interface (WUI) Areas
■ Program 8.1: Continue to support Ross Valley Fire Department (RVFD) plan review. ■ Program 8.2: Continue to support community participation in the National Firewise USA® Recognition Program of the National Fire Protection Association (NFPA). ■ Program 8.3: Establish and enforce safety standards for structures and landscaping in WUI areas.

MAY 2023
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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.
■ Program 9.2: Proactively increase access to affordable housing options for historically marginalized and underrepresented groups.

NEXT STEPS
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Next Steps
■ November 23: Houseal Lavigne to deliver draft Housing Element to Town Staff for review and refinement
■ December 12: Public Release and Notice of Draft Housing Element – Beginning of 30-day public comment period
■ December 15: HEAC Meeting #6
– Review of Draft Housing Element
■ December 19: Planning Commission Public Meeting
– Review of Draft Housing Element
■ January 10: Town Council Public Meeting
– Preliminary consideration of public comment
THANK YOU!
MAY 2023
A139 San Anselmo Housing Element |
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657
ADU Questionaire
The following pages are from the ADU Questionnaire Summary.

FOR DISCUSSION PURPOSES ONLY
ADU Questionnaire Summary
Survey Closed on May 1, 2022
The questionnaire is organized into three parts:
• Part 1: Current ADU Owner Questionnaire
• Part 2: Prospective ADU Owner Questionnaire
• Part 3: Homeowner not Interested in ADU Questionnaire All Respondents
Question 1: Please choose the best option that describes you.

52.81%

36.25%

9.69%

1.25%
San Anselmo homeowner and
interested in constructing an
ADU
San Anselmo homeowner and
not interested in constructing
an ADU
I am a current ADU owner
I reside in an ADU
San Anselmo Housing Element |
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FOR DISCUSSION PURPOSES ONLY
Current ADU Owner Questionnaire
Question 1: What is the current address of your ADU?
Answers omitted from summary to preserve privacy.

Question 2: Who is your ADU intended to be occupied by? 15%
13%
3%
0%
Renter
Family member
Other
Domestic Help
MAY 2023
A141 San Anselmo Housing Element |
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FOR DISCUSSION PURPOSES ONLY
Question 3: What range of monthly rent do you charge?
Question 4: How could the Town incentivize you to offer your ADU at a more affordable rental rate?
• You can’t because we just break even
• I don't want to offer my ADU below market rate. It is my income source.

Question 5: How many bedrooms are in your ADU?
0 2
4 6
8 10
12 $0-$2,075
$2,076-$3,279
$3,280-$4,980
$4,981 or more
Prefer not to disclose
0 5
10 15
20 25
0 (efficiency/studio)
1 br
2 br
3 br
4 br or more
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FOR DISCUSSION PURPOSES ONLY
Question 6: How many people occupy your ADU?
Question 7: Would you consider building a second ADU or a JADU on your lot?
0 2
4 6
8 10
12 14
16 0 (not currently occupied)
1 person
2 people
3 people
4 or more people

67.7%

19.4%

12.9%
No
Yes
Maybe
MAY 2023
A143 San Anselmo Housing Element |
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FOR DISCUSSION PURPOSES ONLY
Question 8: What could the Town do to encourage you to build a second ADU or JADU?
• We don’t have space for
additional units.
• Uncertain. Address planning,
permits, zoning. Utilities, esp.
water.
• There isn’t enough space on the
property to build another unit.
• There are two things to make
people do the right thing - make
it easy and make it affordable.

The current process does neither.
• The town could help me get the
first ADU permitted (it was built by
a precious owner) and then help
make the process easier. The
permitting has been extremely
tedious and difficult -- and not at
all in line with the state
regulations for building /
permitting ADUs.
• The current process for making
changes to one's property in San
Anselmo is onerous. The Planning
Dept. process seems convoluted,
and onerous. Add to that huge,
complex, poorly explained wait
times and fees, and frankly Town
planning structure that that seem
*against* getting home owners to
"yes." Contractors do not seem to
like to work here. Timelines to get
even small things done are
discouraging. Plus it's been
difficult to get answers in order to
make plans. We have been
paralyzed at the idea of having
to do anything involving the SA
Planning Department. One
person says one thing, another
says something else. In the
meantime, our ADU will sit empty
except for family and friends in
need. There would have to be
very specific guidelines,
variances and a simple cost
structure that anyone can
understand. Education on the
part of everyone to make sure
things are understood from high
to low and in between would
have to be a starting place.
• We have considered renting out
our ADU but have chosen to use
it as extra work / storage space
for now. With Covid + work from
home, the extra space has come
in handy as a work area. We also
have aging parents that we may
need to care for in the near
future. The prior homeowners
(who owned the property for 4+
years) also chose to leave the
space vacant and use for their
own purposes. The primary
reasons we have not rented the
space out are (1) uncertainty
around our rights as it relates to
renters (for example, with Covid
emergency designations and
eviction moratoriums, would we
have any recourse if a renter
elected not to pay rent or was
engaged in illegal or unsafe
behavior?), and (2) potential
anger from neighbors as it relates
to parking, etc. If the Town wants
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homeowners to create and
manage ADU/JADUs, it will need
to give formal encouragement
and reassurance that legal
protections will not be one-sided
against them and that they will
not be vilified as "greedy
landlords."
• Reviewing permitting
requirements.
• Relax setbacks even more
• Nothing. The lot coverage ratio is
maximized.
• Nothing. No more space on
property. We have previously
allowed a friend who could not
afford to continue to live in San
Anselmo to live there for 4 years
rent free
• Nothing. I have off-street parking
for both our cars. Right now I
have trouble seeing down the
street when I exit my driveway or
passing another car because of
all the vehicles parked on the
street. Another ADU would make
that worse. I think they’re great,
but the walls of parked cars are
dangerous.
• Nothing. My ADU is an in-law
apartment over our garage
• Not seriously thinking about it
now
• Make clear and simple rules and
aim to help the process.
• Lower my property taxes a lot.
• Loosen development square
footage building to lot size
restrictions and expedite midconstruction change order approval process.
• I have had so much trouble and
added unexpected expenses
that I would advise anyone
planning an ADU to forget it. The
county has made it difficult and
expensive, the construction costs
have ballooned over original
estimates, and delays have
added frustration. As a senior, I
wish I had moved into a senior
facility.
• Accelerated permit process for
standard units.
• EDUCATE! Educate people on
the advantages of having ADUs.

We have an existing, legal "2nd
unit" which is part of our square
footage and therefore our
assessed value - so we are taxed
(heavily) on it. Do ADUs count as
square footage? Assessed value?
Is taxation different for ADUs? Are
there other advantages people
might not know about?
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Prospective ADU Owner Questionnaire
Question 1: What is the address of the property you are considering building an ADU on?
Answers omitted from summary to preserve privacy.

Question 2: If you were to construct an ADU, who would you intend for it to be occupied by?

47.4%

33.6%

13.8%

5.2%
Family member
Renter
Other (please describe
below)
Domestic help
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Question 3: What range of monthly rent would you intend to initially charge?
Question 4: How could the Town incentivize you to offer your ADU at a more affordable rental rate?
• Lower taxes, ta break, etc.

Question 5: What could the Town do to encourage you to build an ADU or JADU on your lot?
• What happens if there is no more
room?
• We would like to rent out a
downstairs 'granny' type SADU
but our home is old and we worry
that the permit process would be
costly and inspectors would
penalize us for old out of code
work and require us to fix
everything. If we were assured
that old out of code work would
somehow be grandfathered in to
allow a permitted SADU, we
would be interested in renting
• Water, sewer and electrical
connection; waive setback
requirements
• Waive planning and license fees
• Waive permit fees. A big
incentive would be to waiver
permit fees on all property
construction if an ADU is added
as we remodel a
bathroom/kitchen or any
remodeling project.
• Waive building permit fees
• Nothing, we have no space to
appropriately add an ADU to
keep up with the high standards
of San Anselmo.
0 5
10 15
20 25
$0-$2,075
$2,076-$3,279
$3,280-$4,980
$4,980 or more
Prefer not to disclose
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• Unsure
• Town has reputation of being
very arduous/difficult to manage
regarding permits and building
process. Would be useful to have
a liason or "path" by which
people can easily understand
the process, how their situation
fits into the process, and what
are the definitive steps to move
forward. Should be website that
owners can find easy instruction,
tips and information/feedback
about their particular project. An
example is a Tesla Solar roof. You
can literally do most of the
analysis/planning on-line.

Information, price etc. is all easily
available. You don't have to
keep going down to a "brick and
mortar" location or talk to
someone live unless it is useful to
do so.
• The previous planning director
and current fire dept told us in
early 2021 that we could not
build an ADU anywhere on our
property due to access issues.

The Fire official said they would
not allow any ADUs on Forest
Ave. As the Firewise co-leader of
my neighborhood, I am highly
aware of the fire danger.

However, when we purchased
the house in 1997, we were told
by the seller/builder that we
could build down/ add another
level at some point. That access
would be off of Creek Rd, which
a fire truck would have /now has
very little ability to access as it is
off Glen Dr and is very narrow/
has sharp turns. However, there
are many houses on Creek
already, some with extra units.

I’m not sure what the answer is
but thought I should share our
plight.
• The planning manager is already
helping my family - I just now see
the Town Jan Pdf info on websitelooks good
• The permitting process needs to
be clear and streamlined. IF we
were to build, it would be in our
existing detached garage and it
would only be for family if they
needed housing.
• The need is here for sure, with
limited space to build in
community. Tax breaks in some
form might give us motivation to
fix up our water tower. Might be
for family member rental first, and
when time comes, open up to
community once security
measures enforced ((since
women and children live here
currently).
• The cost of permitting should be
low and the permitting process
should be expedited to minimize
the duration it take to get a
permit.
• Tax savings
• Subsidy, tax break, easy permit
process.
• Subsidized building or permitting,
revise set back restrictions, have
more clarity around set back
restrictions, provide ADU
feasibility inspections or partner
with a consultancy to do those.

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• Streamline the process and
provide property tax exemption.

Substantially reduce permitting
and inspection costs. Provide a
thorough boilerplate of expected
costs and work to reduce them.

Amend nighttime parking rules for
the reality that almost no-one
actually parks a car in their
garage and that there will be
more cars that need to park if
more ADU's are built.
• Streamline permitting and clear
definitions of what is and isn’t
allowed
• Streamline easements; we would
convert the garage which sits
close to the property line.

Subsidize cost of adding sewer
lateral connection. Collect RFPs
of local design/build firms to
conduct free assessment of ADU
feasibility and cost.l for
homeowners.
• State funded subsidies for
construction of ADU through
holiday of property taxes for a
period of time. Also, we need
better roads and infrastructure to
accommodate heavier uses that
come from higher density.
• Simplify permitting process and
building regulations
• Set precedence for others in the
approval process by making
choices that are conducive to
growing families. Allowing
maximized square footage that
still complies with set backs. In
other words if the height and
setbacks are compliant, what
difference does it make on the
square footage that is counted.
• Seminars on how to start the
process, costs, rules, etc would
be great. I look at online articles
and builders, but gets
overwhelming
• Review of current permitting
process with an eye to speed it
up and it more efficient. Financial
support. Ie, leave property tax
assessment unchanged.
• Remove setback, lot coverage,
and parking requirements
• Relax requirements for parking
spaces on property
• Reduce setback restrictions and
other limits to building
• Reduce permit fees
• Reduce parking reqs
• Reduce fees
• Quick/subsidized permitting
process; make it easy to expand
driveway and curb cut/other
creative solution for adding offstreet parking; be flexible with property line setbacks
• Public/private finance.

Streamline the process. No
hassles.
• Provide simplified guide and
examples of constraints and
potential costs (permits, etc)
• Provide me with a list of things the
Town is willing and able to do to
encourage me.
• Provide easy permitting. Provide
a courtesy inspection to see if our
property lends itself to an ADU or
a JADU. Provide us with resources
to proceed as well as contractors
who have been vetted. Provide
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us with possible sources of
funding.
• Provide clear guidelines, provide
site evaluation, consultation and
suggestions. Recommend
vendors. Show examples of ADUs
with approximate budgets. Make
low interest loans available to
those of us of fixed/lower
incomes.
• Provide architectural or other
support to consult with
homeowners on the most cost
effective way to build an ADU on
their property.
• Provide additional parking
options nearby.
• Provide a rebate (similar to the
sewer lateral replacement
program) so I can develop an
ADU and stay in my current home
versus trying to buy a bigger
home in San Anselmo.
• Provide a low-interest loan.
• Provide a low interest loan or
property tax rebate so that I
could justify it financially.
• Property tax credits
• Offset cost of construction with
state or federal subsidy, tax
credit, or low cost financing.
• Office space. My neighbors and I
really do not want more housing
in San Anselmo. There is already
too much traffic. Anecdotally,
most ADU's are constructed for
home offices or short term rentals.
• Offer incentives or breaks on
taxes and permits. Also maybe
grants for closing costs. Discount
on fixed or adjustable interest
rates. Maybe have contractor’s
to offer discounts on foundation
work or sewer and utilities hook
ups. Make it easy on the home
owner to have ADUs on their lot.
• Offer Grants to take burden of
financing with higher interest
rates. Make it easy on the home
owner to get permits and any
financial help would be helpful.

Keep taxes low or hold off on any
increase
• Obviously, reduce application
fees, and no property appraisal
change.
• Not sure.
• Not sure, but possibly streamline
the approval process.
• Not be so strict and charge so
much. I don't think I can afford to
do this but will explore.
• No property tax increase for
seniors.
• Negative number 1 - My
understanding is that the current
requirement pretty much requires
using an architect to do the
plans. Nagative number 2 - costs
and time required to trudge
through planning and building
department rules and incredibly
thicker building code books.

Negative number 3 - increasing
population while drought hangs
over us. Negative 4 - forcing
reliance on PG&E electric. No
natural gas is allowed for
homeowners while refineries and
landfills burn off methane/natural
gas constantly.
• Make the process easier. We
have been trying to add solar to
our home all year and it has
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been a nightmare of a process.

Given how challenging it has
been, it is very discouraging to
attempt additional projects.
• Make the permitting process
more clear and manageable
given the short supply of
contractors and other
professionals with time to
schedule such a project.
• Make the permit process easy
and affordable!
• Make the permit process easier.
• Make the permit process easier ,
Decrease fees for adus, offer tax
credits Have a workshop on the
ins and outs of adu in SA
• make the codes and restrictions
easier
• Make the building permit and
fees reasonable instead of what
they are today
• make permitting process simple
and easy to understand -referrals
to contractors
• Make permitting process easy.
• Make permitting process easier
and more transparent.
• Make permits easy, potentially
tax credits, provide education
resources and reputable suppliers
(what's involved in building an
ADU, typical costs, things to think
about, who can help, etc.).
• Make permit process simple
• Make it easier to understand
related planning guidelines. My
ADU would be built on a garage
in the hillside—all new
construction. I have requested
guidance from the planning
department via email but
received no response.
• Make building ordinances, permit
process less complicated and
less expensive
• Lower permit fees.
• Loosen the restricts and make it
easier to accomplish.
• Less red tape, no additional tax,
fees, forced upgrades
• Last I checked we were limited in
our square footage although if
you look at our property you will
see it's quite large. In order to
make this affordable the allowed
square footage would have to
increase. We've looked into
building and have spoken with
builders and attended zoom
information meetings so we are
serious but when we punch out
the numbers, it doesn't make
sense to add for only 1100 square
feet which is about what we are
allowed. We're on a hill so that
adds to cost. But if clearing out
an area and could add more
square footage the initial costs
starts to make more sense. I have
a recent college grad (engineer)
and his girlfriend I'd love to see
move back to California but it's
too expensive for them, even if
they are renting.
• Keep the involvement of MMWD,
Ross Valley Sanitary, and Ross
Valley Fire at bay, and prevent
them from imposing too many
restrictions, fees and
infrastructure requirements.
• Keep the fees and cost to build
down
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FOR DISCUSSION PURPOSES ONLY
• Keep taxes low.
• It’s just too expensive. So rebates
and making it easy and quick to
build. Less $ for permits.
• Issue permits in a timely fashion
• Increase the building envelopes
and have less regulations around
building. Make getting permits
easier without such long wait
times.
• I think I would need a parkin
waver.
• I run a nonprofit housing
organization that supports local
jurisdictions connect with
homeowners interested in
building an ADU/JADU. We
currently support jurisdictions in
San Mateo County and Alameda
County and I would be thrilled to
help bring our expertise to San
Anselmo where I live. You can
learn more about our programs
at this link:
https://www.hellobright.org/spon
sored-programs. We have know
the process can be
overwhelming and the risks of
getting it wrong can have
significant financial impacts.

Happy to connect and share
more about Hello Housing and
the work we do if you think it
would help to streamline your
process and support more
homeowners create affordable
places to live within the fabric of
existing communities.
• I have found the review process
cumbersome. Town has made it
impossible to get clear path to
approval. When we submit
revised plans (with revisions
requested) only to get flagged
on data that was approved in
earlier submission shows issues
with outsourcing the process for
review. It also puts home owners
at disadvantage vs other projects
town has approved. I feel town
has not adherents to CA law
passed on ADU and overburdens
homeowners applying based on
state law.
• I don’t know. The fundamental
problem is that the cost of
construction is too high, so the
rent we would have to charge is
too high. We would want to rent
to someone middle-income
(teacher?), but there’s no way to
make that even close to pencil
out.
• I am interested but with the cost
of building so high right now, I
can't afford to do the project.
• Help with permit fees. Remove
current obstacles to constructionie urban interface rules, requiring sprinkler systems for adding the
square footage, reassessments,
etc. Advice on where to locate
unit wIthin town’s building policies
(ie- setbacks). We have looked
into this but it’s seems it would
take 10+ years to break even with
current cost of construction.
• Help me find a consultant who
can advise me on constructing
and adu with the least amount of
complications from the city ,
applicable agencies and finally
neighbors.

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• Guide for the highest value with
least costs.
• Grants
• Grant money
• Follow models from other cities
such as San Rafael that facilitate
the process.
• Familiarity with permit process
• Facilitate permitting process for
electric and plumbing.
• explain the procedure in simple
terms. iLow cost permit. We are
89 and 84 and would like to stay
in our home. I am presently
caring for my husband who has
alzheimers.
• Enable me to be closer to the
property line in front since my
front yard is shallow
• Easy permitting and help with
sewer lateral
• Easier & less expensive permits
• Decrease fees and wait times for
permits.
• Currently cannot add another
ADU due to limits, can only do
JADU in main house
• Change the 8’ setback
requirement so that families can
fit in a unit without it taking over
their entire backyard.
• Because our home is located in a
flood zone, we seek SA Town
policy for ADU / JADU, which
addresses both safety for
occupant, and economic
possibility for property owner.

Right now, based upon our initial
explorations, Town requirements
are not economically prudent for
many home owners who can /
would invest in a living space for
a renter / caregiver / family
member.
• Approve our permit. We have
been trying to get this through for
over a year. The renovation
required would not change the
structure for our neighbors.
• agree to a legal unit that could
already be used for that
• Adjust setback requirement to be
able to have ADU closer to the
fence.
• Add sewer and water hookups to
Alderney St which runs at the
back of my property where the
ADU would be built
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Homeowner not Interested in ADU Questionnaire
Question 1: What could the Town do to encourage you to build an ADU or JADU on your lot?
• Nothing
• Nothing.
• You could buy the property from
me. Otherwise I wouldn't want to
build an adu on my lot.
• Will not
• Where is the water coming from
to have a reliable supply for San
Anselmo? No more building or
water hookups should be
allowed until this is addressed.
• We should not be encouraging
ADUs.
• We have a parking problem on
our street - this aspect of
increasing density is hard to
ameliorate, so not sure what you
can do to help with that -
possibly increasing flexibility of
issuing overnight parking permits.
• We don’t have any room at all.

Please consider neighbors if
ADU’s are treated as Airbnb’s.
• waive permit fees and
accelerate permit process
• Waive developer fees
• This town makes it SO difficult and
expensive and slow to do
anything. Why try?
• They couldn’t
• There is nowhere to put one
• There is no room to build an ADU
on our lot. As a general issue, I
believe the addition of multiple
ADUs would increase population
density (with a knock-on effect
on traffic, services, etc.) and
undermine the town’s esthetics.
• The town needs to create a
holistic plan on how ADUs effect
neighborhoods, parking, traffic,
fire evacuation and the cost of
improving infrastructure to
support ADUs.
• The Town might hold informative
sessions where they presented
examples and designs of ADU or
JADU. There could be displays on
the Town hall lawn as in the past
also.
• The problem in our neighborhood
is parking. We have many Homes
without off street parking and
many homes have more than2
cars and some won’t use the
parking decks they have. I would
love to build one, I feel the town
really needs to address the
parking in the hills.
• The problem for us is that our
backyard is tiered and not really
suitable. But if it were, it would be
the arduous permitting process
many towns have.
• The downstairs of my home could
be converted into an JADU as it
has a separate entrance, laundry
facilities and a bathroom. What it
lacks is cooking facilities. I would
like to read about how I could
create a JADU, what is the permit
process, do I need cooking
facilities? What are the
anticipated costs? Would the
JADU be allowed to park
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overnight on my street? Hampton
Avenue in SA.
• Tax break
• Subsidize funding for the project.
• Streamline the permitting process
and give me a tax break
• Sorry, I don't have enough room
as creek (easement) runs through
the middle of my backyard.
• Simplify permit process.
• Reform the Town’s building code.

It is absurd. Then make the front
end process of pulling a permit
easier for homeowners and
contractors. The individual
building inspectors are
professional, but the underlying
code and processes significantly
increase the cost of housing in
SA.
• Reduce the overwhelming
burden of design review and
regulatory red tape that prevents
any construction work in the city.

The cost of getting permits is
beyond outrageous snd
unjustifiable. Career bureaucrats
appear to be encouraged to
maximize inflows to pay for
bloated pension costs.
• Reduce cost
• Probably nothing. I don't think
that I have room.
• Pay us for the kitchen it made us
remove from our studio when we
bought or house in 2012
• Our property is not feasible for
another unit. There is a long
narrow driveway and it is the only
way to enter and leave the
property.
• Our neighborhood is already so
dense and our neighbors so close
that I can't imagine adding more
buildings and people into the
mix.
• Our lot is too small.
• Our lot is not really big enough.

What it the took the space
behind red hill s over field and
build there. It would give people
access to the only affordable
place to shop -Safeway
• Our house is on a steep sloop
and there is no usable land for
building an ADU. We now have
three generations living in our
home, and if our child, his spouse
and grandchild ever moved out
we would consider converting
the lower floor to a rental unit. It
was an "illegal" rental unit when
we purchases the house 25 years
ago, and the Town made the
seller remove the stove before
closing.
• on hill. cannot accomodate
• Offer property tax relief
• Offer planning/permitting support
team to help streamline the
process and reduce costs.
• Nothing….don’t want the
responsibility. I’ve already had
difficult experiences with renters.
• Nothing. Too much government
interference currently.
• Nothing. There is insufficient
space available on my parcel to
construct a second unit.
• Nothing. San Anselmo is already
very crowded. Just drive around
at night and count the vast
number of cars parked on street.

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• Nothing. No space. My yard is my
favorite space.
• Nothing. No room on my lot
• Nothing. My lot is too small and I
have no interest in adding to the
density in what is already a
relatively dense neighborhood.
• Nothing. I wouldn’t want to add
to the congestion of Butterfield
by adding a unit.
• Nothing. I don't want one.
• Nothing. I don’t believe we
should rely on ADU but instead,
allow multi-family home/ projects
to proceed more quickly.
• Nothing. Don't want them.
• Nothing. But these units must be
permitted and built to code,
unlike 32 Fern Lane
• Nothing. At this time I’m not
interested.
• nothing. town should not
encourage more density.
• Nothing. ADUs just might be the
end of safe streets as well as
reasonable access to on-street
parking for guests of current
residents. Look at how impossible
the parking is in many old
neighborhoods of Seattle. They
are like NYC for parking spots
• Nothing, too many people &
vehicles on the road now.
• nothing, lot is too small
• Nothing, I don't think my property
can support one
• Nothing that I'm aware of. I don't
believe there is financial
assistance and we simply can't
invest that kind of money at this
time. BTW, we are
unincorporated SA so not sure
this survey is applicable to your
assessment.
• Nothing my lot is too small.
• Nothing but I believe it is a good
ifea
• Nothing at this time. The
neighborhood in which we live
already has way too many cars
parked on the hilly and narrow
streets. Adding any additional
housing per lot would only
increase the number of cars on
the street further increasing any
safe corridors for fire or flood
evacuation.
• Nothing - however the building
located at 703-707 Sir Francis
Drake Bl could be purchased by
the town and turned into
housing. It is in close proximity to
Andronicos and the transit hub.
• Not sure. I love that we are
working on this but don’t think it
works for our home
• Not much. Our land is too steep.
• Not much. I love my little house
on a small lot and am not
interested in adding another unit
to it. I use almost all of my lot for
gardening and enjoy the small
extra space for me and my pets
without having to have another
family or person sharing my
property. I love my open
driveway where family and
guests can park without
cluttering up the street. I am sad
to see that more housing can or
will be built on "single family
zoned lots" and realize that the
single family zoning is no longer
going to be acceptable. Too
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bad. I have owned and lived in
my house since 1976 and to not
care to see changes that more
units on existing lots will probably
create.
• Not much.
• Not much, since I have no
interest in becoming a landlord. If
I was interested, the key thing
would be to make it fairly easy to
evict a tenant. Since an ADU
would likely be connected to my
home, a “bad neighbor” tenant
would be a big problem. Thinking
about 3 people moving in
instead of 1, 3 cars instead of 1,
loud noises late at night or early
in the morning, etc.
• not much
• Not increase my property taxes
as a result of adding livable
space. Also, not allow them to be
used as Air B&B, etc short term
rentals
• Not feasible, but ADUs are a
great solution to the housing
crunch.
• not feasible due to site
constraints
• Not enough space
• No room...
• no room on our lot for ADU
• No permit fees or any other fees.
• Nada. It’s too crowded already. I
hunk more units would be a
safety risk, especially in the event
of a fire in San Anselmo.
• NA. Don’t have enough land to
build an ADU.
• N/a do not have space
• My yard space is way too small to
build on, so the only way to build
would be to add above my
detached garage, which would
by quite expensive, I would think.

If the Town wanted to pay for
someone to complete some
rough construction sketches and
the related financial analysis for
me, that would be helpful-- cost
of construction, including soft
and hard costs, and fees, and
what the rental income stream
could be -- so I could see when it
could ever pay for itself. I really
have no incentive to add a unit
to my small lot and would not
want to pay for an architect and
Town fees only to possibly find out
it may not pencil out.
• My question is, why won't you
issue my neighbor across the
street a permit to build her
ADU??
• My lot isn't conducive because of
a large sewer easement on the
north side. However, I have no
problem with others building one.
• My lot is too small to
accommodate either
• My lot is too small to
accommodate an ADU. If that
were not the case, I would be
VERY interested in building one.
• My lot is too small for an ADU but
perhaps an expedited planning
and building permit process
would make it more attractive to
others.
• Most of my lot is a hill and I don’t
think it’s safe to build on it.
• make the process pain free.

Make the process work for the
homeowner.

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• Make the process and costs clear
and transparent. Show examples
of successful ADU/JADU project
as models.
• Make the permit process easy.

Perhaps subsidize water bill for a
certain period.
• Make the permit process as easy
and straight forward and simple
as possible. All homeowners to be
creative with their ADUs to allow
for the variety of lots in this historic
and hilly city.
• Make the building permit process
easier and allow for more
variances on setbacks and other
regulations/rules ie: FAR, parking,
etc.
• Make project permitting efficient
• Make Planning Department
permission process faster and
cheaper. San Anselmo Planning
has the worst reputation in the
County for housing and dwelling
repair permit process.
• Make permitting a lot easier.

Give tax advantage.
• Make my lot bigger.
• Make it less steep and actually
accessible for a construction
team without costing a fortune.
• Make it affordable, wave fees.
• Make hurdles to building clear.
• Major financial incentives (we
can’t afford to do any upgrades
or renovations- would need to
have the whole project paid for
by town to convert our detached
garage into an ADU)
• Lower permit and fire
department feed.
• Loosen the general permitting
guidelines for all construction /
remodels.
• Loosen overnight parking
restrictions.
• loosen nighttime parking
restrictions
• Loosen all the rules and costs to
allow hard working people to
actually enjoy their houses and
what land they have. It is
unfathomable the amount of red
tape and regulations that are
needed to complete the smallest
changes and improvements to
ones property. If you relax the
regulations then the trust will
improve! It is almost unaffordable
to survive in San Anselmo and
Marin County any more!
• It just seems overwhelming with
financial costs, finding the right
designs and contractors, and
dealing with angry neighbors
who want zero construction in
the neighborhood.
• It could update the excessive
parking requirements in our
driveway, in relation to the street.
• info about streamlined permitting
and clear requirements/info
about any incentives re:
affordable income units, etc
• If our lot was bigger, I’d be open
to the idea, but our lot is too small
to accommodate one.
• If I needed additional housing for
a family member I would
consider a tiny house on my
property
• I’m not interested
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• I’m not in favor of ADU’s unless
the property owner has sufficient
off street parking for themselves
and tenant, has large property
that qualifies under current rules
of lot coverage for additional
living space. The majority of San
Anselmo houses, once be know
as weekend house are on small
lots, owners have increased these
to suit their family sized, this has
caused overcrowded streets and
neighborhoods.
• I would need more land. Lot too
small
• I would need an easement
through through or between
parcels I don’t own for access to
undeveloped area of my lot.
• I would consider an ADU but
don’t have enough room on
property to construct
• I think your survey needs one
more answer for the first question:

I am a homeowner interested in
building an ADU, but cannot do
so financially right now. We hope
to do so in another 5-10 years.so
for us, the barrier is financial.
• I love on a hill so I assume the
construction costs would be too
high and I couldn’t afford to
build one. If I had the resource to
build I would definitely want an
ADU.
• I live on a steep, slide-prone
hillside up Oak Avenue which is
unsuitable for a second unit.
• I live on a hillside in an almost
1500 sq. ft. home. There really is
no way to add an ADU or JADU
without doing some very
expensive construction to add to
the size of the home or to build a
separate unit on a steep hillside.

Plus some kind of parking would
have to be created since there is
no parking available along the
narrow street accessing the
property.
• I live in Sleepy Hollow, not within
town limits. I don’t believe I could
put an ADU on my property
because of laws/rules about
construction near creek banks.

Even if I could, I wouldn’t. We
already do not have enough
water; and traffic is a nightmare,
with no public transit out here.
• I live in an HOA, so not allowed
and already fairly dense housing.

Fully support ADU/JADUs. Make
permitting process and fees
reasonable.
• I highly support ADU and JADU
building in San Anselmo. We own
a condo in the town of San
Anselmo, so we aren't in a
position to build. To encourage
others: Hold workshops and offer
online information to educate
the community about the
process, laws, available funding
programs etc. Support those who
want to build by making the
permitting process clear and
efficient.
• I have a separate lower level
apartment which work nicely.

However, I can neither afford (on
a fixed income ) to put in
sprinklers in my home, nor do I
want to do that.
• I don't know.

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• I don't have sufficient unused
land. I suppose eliminating the
offset requirements might make it
possible to convert my garage.

However, I would need
additional financial incentives like
low interest loans and waiving
permit fees.
• I don't have enough room. Our
street is one way and has no
extra parking. Plus, we are in a
drought and should not be
building a bunch of new housing.

How about converting empty
town buildings into apartments,
homes, etc?
• I don't have enough room on my
lot or I would do that!
• I do not think the town should be
encouraging this
• I currently live in a condominium.
• I already rent out a room in my
home so don't feel like I would
want to also have an additional
family. I don't have adequate
parking to have off street parking
for another car.
• Hold workshops detailing how-to
guidance. Create/promote
webpage(s) dedicated to ADU
development
• HELP WITH COST OF

CONSTRUCTION/PREPARTATIONS,
ETC
• Grants, tax relief, ease of
permitting.
• Give me a bigger lot! Seriously,
there is no room.
• Everyone says the Town's Bldg.

Dept. is a nightmare to deal with.

Do something to make it more
user friendly.
• Ensure all the illegal overnight on
street parked vehicles are
ticketed or towed. It is bad
enough when residents convert
their garage spaces into living
areas, & then park their cars on
the street. But, encouraging
homeowners to add ADUs etc
without parking is a public
nuisance and safety hazard.

When the EMTs, police or fire
department can’t reach my
house to provide life saving
emergency services, and I or one
of my family members die, who
will the attorneys look to for
cause & accountability.
• Enlarge my backyard? ; ) No
room....
• eliminate costs for permits, etc.
• Easy permitting process
• Easy and quick approval of
plans.
• Currently, there are too many
restrictions and hoops one has to
go through for any such project.

Plus, the number of inspections,
requested engineering reports,
fire inspections and regulations to
tire any potential home owner
interested plus the associated
costs of these reports makes any
reasonable project not
affordable.
• Considering how challenging the
town makes it just to build a shed
including g a 20’ variance
requirement from the back fence
I cannot imagine the frustration
entailed in building an adu. The
town has a bad reputation for
being difficult and slow.

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• Change the regulations. I don't
have a lot of space.
• Change the permitting process.

Construction in San Anselmo is
more expensive than other Marin
towns because of the
burdensome permitting system.
• Change set back rules and relax
street parking restrictions on
sufficiently wide streets
• Build more housing that is not

ADU / JADU
• Approved existing structue.
• Allow shared water line so no
extra MMWD charge. Allow one
story ADUs to be within 3’ of side
property lines; two story stay at 8’
side setback. Do not allow
conversion of existing on site
parking as our streets are too
narrow to accommodate so
much parking. It is beginning to
feel like Rohnert Park. Street
sweeper can’t even clean the
streets. Cars are not going away.
• 1. Streamline approvals. I built a
home office (almost an ADU)
and approvals took 12 months.

Get that down to 30 days. 2.

Waive property tax increase on
reassessment after ADU
completion.

MAY 2023
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ADU Resident Questionnaire
Question 1: What is the address of the ADU you reside in? No responses to this question.

Question 2: How many people are in your household?
Question 3: How many bedrooms are in your ADU?
0 0.5
1 1.5
2 2.5
3 3.5
0 (efficiency/studio)
1 br
2 br
3 br
4 or more br
25%
75%
0% 0%
1 person
2 people
3 people (0%)
4 or more people (0%)
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Question 4: What range of monthly rent do you pay?
Question 5: What option best describes you?
0 0.5
1 1.5
2 2.5
$0-$2,075
$2,076-$3,279
$3,280-$4,980
$4,981 or more
Prefer not to disclose
67%
33%
33%
0% 0%
Other (please describe
below)
Police / Fire Personnel
Teacher
Retired
Domestic worker
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Question 6: What is the annual income range of your household? Question 7: What is your annual household income range? Question 8: What income range does your household fall into? No responses to this question.
0 0.2

0.4 0.6

0.8 1

1.2 $49,800 or less
$49,801-$83,000
$83,001-$131,140
$131,141-$132,800
$132,801-$197,540
$197,541 or more
Prefer not to disclose
0 0.5
1 1.5
2 2.5
$49,800 or less
$49,801-$83,000
$83,001-$131,140
$131,141-$132,800
$132,801-$197,540
$197,541 or more
Prefer not to disclose
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Question 9: What annual income range best describes your household? No responses to this question.

All Respondents
Question 10: Please share any other ideas you have on how the Town can promote ADUs and JADUs as a viable affordable housing option in San Anselmo.
• Zoom & In person (Hybrid)
meetings providing information.

Invite people who have built
ADUs and JADU's and had
positive experiences to share
those, perhaps there are
contractors, architects that also
may offer info. photos and
designs. Financial benefits
• You have to convince NIMBY
residents that this is a good and
necessary thing.
• We’ve also had family members
live in our adu in the past. That
was a key reason we bought the
property.
• We do not have enough water to
add to our population. Also, It is
already a dangerous situation
with the population we have if
we have an emergency
evacuation. Our streets and
other infrastructure cannot
handle increased population.
• We are trying to build an ADU but
have had several challenges with
the permitting process and great
expense.
• We are having a Marin Green
Home Tour this fall. It might be
useful to have an ADU home tour
(probably across Marin, not just in
Town), so people could see the
possibilities. Perhaps promote
them at an Age Friendly meeting
- long-time residents might be
interested in them as a source of
income.
• Waive the public review process .
• Waive permit fees for any project
associated with ADU if the owner
makes the ADU available to rent
to school district employees for
min 5 years after construction
completed.
• Use uninhabited schools and
other structures, ie; old storefronts
and restaurants that are no
longer in business due largely to
online shopping.
• This makes so much sense to build
community. When the land
space is used more efficiently
and equally than the elitism that
builds in other communities, such
as Mill Valley as an example,
means the character of what
used to be a great town changes
negatively. Mill Valley used to
have a healthier community
(even in the 90's) but has evolved
into the land of the haves and
the have-nots. This leads to the
people, like myself and my
husband, who have a valuable
service to offer even the elite
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(teaching) being unable to
simply survive. As the old song
goes, "you don't know what
you've got 'til it's gone". The
community, to be strong, needs
all kinds of people (like teachers)
and yet many of us (working
folks) are just fleeing California for
good.
• This is the affordable future for
Marin/Sonoma counties. It a winwin for both
owners/renters/seniors. I think
private/public financing would
be the way to go. SB’s 9/10/11
have opened the doors, it’s time
for SA to help people who
wouldn’t be able to live here
otherwise. It’s not about rent
control but housing or lack of
affordable housing as there is not
enough. I think ADU’s could have
a rent cap of $1200 to $1500 for
example. Again, based on low
rate loans. We need to think
outside of the box. The future is
here now.
• This is a duplex rental lot with no
space to build more.
• there are many downtown
locations that could be changed
into apartment complexes
• There are a non-profits and
programs available to assist
people with understanding the
feasibility and cost of adding an
ADU or JADU. It would be helpful
to share these resources to
provide information and promote
the idea. One organization is
Hello Bright:
https://www.hellobright.org/
• The unit was originally used as a
studio and genealogical study
base. Now it is for guests and
back up for income or/or
potential care giver residence.

One serious issue is space for
another car as Durham Road is
already illegally used for resident
overnight parking, and although
there are usually 12' for fire and
security access the town does
not enforce it's parking
restriction.. I suspect this situation
exists throughout the community,
and any increase in car using
occupied units will exacerbate
already potentially intolerable
parking conditions.
• The town should keep a close
eye on the number of
ADU/JADU's, in order for these not
to put too much strain on the
existing logistics of the town. I.e.
curbing the amount of
(additional) traffic these
additional housing units will
create.
• The Town should consider the
quality of life before promoting /
allowing new units to be built.

Parking, traffic, water and sewer
are critical elements.
• The Town needs to not just rely on
ADUs to meet the State’s
requirement. ADUs primarily
adversely impact the small
flatland lots in terms of bulk and
parking. Look at sites such as
above the commercial spaces at
Red Hill Shopping Center, the
storage building on Mariposa,
United Market and Andronico’s,
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above the Recreation building,
etc.
• The town has to be supportive in
the laws and regulations put forth
for anyone to be interested. The
town may entice potential
interested parties but then they
put any and all rocks in front of
one's feet to restrict the process.
• The town could sponsor in-person
or Zoom workshops to guide and
prepare homeowners who wish
to add a ADU to their property.
• the area I'm wanting to build it a
steep slope so the cost of
building is probably cost
prohibitive
• The approval process for ADUs in
San Anselmo needs
improvement. Once a proposal is
reviewed, ALL additional
information required should be
identified in one pass. The
continual reviews with
incremental requests for
information has worn us out. We
are not sure we are going to
continue the process. This ADU is
intended to provide an
affordable home for a family
member who is disabled and
unable to care for themselves.
• The ADU concept eliminates the
concept of Urban Planning by
ignoring the associated needs for
developing housing - some of
those elements are: environment,
traffic, schools, shopping,
parking, fire access, police
access, urban/wildfire interface,
demand for water etc, etc. It is a
dangerous policy that will create
greater problems than just a
shortage of housing as it pits
neighbor against neighbor at so
many levels and introduces
potentially dangerous elements
into quiet, stable neighborhoods.
• Tax breaks Renter vetting
• Talk to people who are currently
renting out ADUs as short-term
rentals and see what it would
take for them to convert to longterm rental
• streamlining the permit process
• Streamline the application
process and impose a 30-day
permitting deadline.
• Streamline permitting. The added
parking would be a problem too.

Wondering if the town would
have any way of ameliorating
that if we add ADUs. ADUs
definitely do seem like a way to
keep our small town feel while
adding units so overall, I’m in
favor of this.
• Stop ruining neighborhoods with
these cheap projects. Build
higher density housing near
public transit hubs and leave low
density neighborhoods alone!!!!!
• solve parking issues associated
with ADU development... already
too many cars on many
roadways to allow emergency
vehicles and safe travel by car
and bicycle
• Simplify all aspects of the building
process. People have been living
in non-code houses for thousands
of years and managed to
overpopulate the world.

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• Set up a task force or advice line
for people who want to do this.

Unfortunately the town building
department has a reputation of
being very difficult to deal with,
requiring multiple plan revisions
and putting up other obstacles
that make people reluctant to
take on projects like this.
• Send postcards to all households
inviting residents to attend inperson and/or virtual workshops.

The postcard would also allow
residents to enter a portal with
FAQ as well as resources. I'd want
to speak with three residents who
have recently put up ADUs or
JADUs. Perhaps this could be
accomplished with an open
house. An entry fee could benefit
a local charity.
• See previous comment
• See previous answer and lower
permitting costs.
• Review the parking limitations in
town and re-evaluate what
streets need to have no parking
2am-6am instead of it being a
town wide rule regardless of the
dimensions of your street. I
understand it’s for emergency
vehicles to be able to get
through. In my neighborhood
people park every day and night
on the street and just pay the
very occasional ticket. This would
help with parking for extra units to
lift this rule where it was safe to
do so
• Require offstreet parking on
properties that add ADUs. Limit
them to areas of San Anselmo
with larger lots, wider streets,
closer to main transportation
arteries (i.e. SFD)
• Remove silly unenforced
regulations like changes parking
limits (car space from the street).

No existing construction abides
these rules. Also enforce speed
rules and parking off-site to
improve pedestrian and cyclist
safety. Promote non motorized
transport for the added
population that would live in
ADUs but permit adjustments for
transport and solar approvals
that limit greenhouse impacts of
expanded population. The
current framework is exploitative
and reflects an effort to milk
money from citizens rather than
reflect costs. Friends who have
tried to do an ADU were
overwhelmed by red tape and
undue and unnecessary citations
and work stoppages (none of
which were outside of code) by
Keith Angermann. Everyone in
Marin recognizes that San
Anselmo is the absolute worst
place to do construction. The
town and their capture from
career architects and
contractors who exploit the
regulatory system to ensure a
monopoly on the system and
extract money from taxpayers is
obscene.
• Reduce the number of permits
required, and make the
permitting process for all projects
(not just ADUS) easier and
accessible for DYI projects. San
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Anselmo residents often skip
permits because it is virtually
impossible to get one if you are
not a licensed contractor that
works with the Town's system. The
Town has a reputation as one of
the most difficult to work with.

Consider undertaking a
permitting reform process like San
Rafael and the County of Marin
did.
• Reduce permit cost
• Reduce or eliminate planning
and permit fees.
• Public listing of avalible ADUs;
rent pricing ranges (tell
homeowners what they can
charge that the orices aren’t
outrageous)
• Provide tax incentives to
homeowners or other financial
assistance related to
permitting/construction costs
• Provide people the opportunity
to legalize their illegal ADU/JDU
without fines or punishment.
• Provide no-cost pre-approved
ADU plans, and support with
design, permitting, and project
management for ADU
construction.
• Provide improved service at
towns permit department by: 1)
increasing walk in hours 2)
ensuring emails are responded to
within 24-48 hrs 3) speeding up
permit review timelines,
especially of the fire department
4) consider over-the-counter
permit for certain ‘standardized’
ADU conversions Reconsider
street parking ordinances, I.e.
only street parking allowed over
night under emergency
circumstances
• Provide examples of actual adu’s
- different types, problems, costs
• Property tax breaks
• Promote sites with plans that will
have a streamlined approval
process, like what LA county does
with its ADU site ladbs.org
• promote financial incentives and
social values of the project
• Promote examples of single
family homes having been
successfully converted to a 2 unit
dwelling. In particular, reactions
to owners, new occupants, and,
importantly, neighbors.
• Please take parking into
consideration, especially in the
hills.
• Please make more affordable
housing available in SA.
• Please make it as easy and
affordable to build ADUS esp that
are accessible and easy access
to transportation. Please consider
limiting ADUS for vacation rentals.

Thank you
• Please keep all up to code and
with permits Notify neighbors
• Please include a requirement for
reinspection (at 1, 2, 3 years) of
ADUs to ensure that’s really what
they are. I have seen multiple
people in SF and Mill Valley build
“ADUs” in order to get fast
approval for
expansion/easement, then
remove kitchens/doors and
reintegrate the fake ADU space
into the primary residence
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immediately after final
inspection. There could be a
penalty of 2x the permit fee per
year until violations are
remedied. We need more
housing, not an easier way for
people to make big houses even
bigger.
• Plans and prefabricated options
that can be placed easily,
discounted options for
plumbing/electrical hookups, etc
• Permit additional parking and
help set up well lighted pathway
to ADU
• Perhaps there could be a
streamlined process to planning;
discounted or even Town
supported "scholarships" for fees;
grandfathering in anything with a
clear, specific checklist to bring
things up to whatever code;
establishing a waiver or variance
structure prioritizing these types of
structures; a series of videos done
by the Town that takes
homeowners step-by-step
through the process; perhaps a
dedicated person in the Planning
Department could spearhead
these projects; lots of social
media, and press blitzes to get
the word out.
• Per a potential rental ADU /
JADU, in a flood zone,
establishing design requirements
which account for how rare flood
events actually are... (for us,
once in 27 years...) i.e.
requirements emphasis safety,
and possibility for an owner to
make this investment. How can
design and materials
requirements be designed for
both safety and a wash out that
more easily / quickly gets
someone back in their rental?
Not the 9 months it took in 2006,
for us to raise up our older home,
and renovate it...
• People that want one will come
to the town for permits.. Offer
them some discounts for local
related businesses. Also, over 50%
of surveyed residents said they
did not want to be told how to
power their homes. No one talks
about the generators,or solar
panels or battery waste. Do you
think there would be a star rated
restaurant in San Anselmo
without a gas stove? No.
• Partner with Marin Housing
Authority to place vetted tenants
• Partner with approved
contractors that better
understand the JADU and ADU
regulations and process.
• Parking, noise, garbage on the
streets is an issue and will only get
worse. We are adamantly
opposed to this. You need to
implement mandates and
ordinances that allow us - who
pay exorbitant property taxes - to
enjoy our properties and
neighborhoods first and address
this increasing problem. 1: Noise
24/7 Parties, construction, leaf
blowers continual. It's impossible
to spend time outside without
interruption on weekends. 2:

Garbage and cans left out 24/7
by neighbors - in particular on
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Spring Grove Avenue. This will
increase with your proposal. 3:

Lack of Parking. Obviously there is
a huge problem already.
• Over the years I have heard
many complaints about code
enforcer man… Offer detailed
tax incentives
• Ours was already here. We had a
large problem with the town
about it. We used it as a place
for the aide that helped my
father who was living with us until
his death. We then rented it to a
former friend for $700/mo. The
town needs to be friendlier to
these units. We do not plan to
rent it again.
• Offer workshops on ADU
construction,/regs have a
specific liaison in charge of ADUs
who could offer guidance, ADU
specific website with rules and
recommendations as well as
building resources.
• off street parking requirements
are a disincentive; setback
requirements are a significant
problem. If we want more density
we need to allow for it.
• Notice board by Creek Park.

Photos of what is/isn’t
proposed/viable. What increase
density could/won’t look like.
• not sure how to deal with limited
parking situation as already so
many homes have too many
personal vehicles and street
parking is tight. maybe
partnerships with GG transit to
provide discounted transit passes
for ADU renters without cars?
• Not sure ADUs are the best
solution to increase housing
options. I personally think other
higher-density solutions should be
approved more quickly. I watch
in dismay as old/failed retail sites
(close to Red Hill, elsewhere
along SFD) languish in various
review processes for years, when
they could be repurposed for a
good number of people. It seems
like the traffic issue is reduced by
making a property residential vs.
retail. (San Rafael has been
doing this very successfully.)
• Not in favor of ADU’s
• Not certain. Need to look into
further.
• None.
• None
• No idea.
• No area.
• NA
• N/A
• My total impression of the
planning department in San
Anselmo is that they will do
enerything they can to keep one
from creating separate living
units. I have lived here for thirty
years and have tried.
• More ADU’s along with the large
amount of short term rentals are
creating chaos on our streets.

Parking is near to impossible on
small streets already. Snd traffic is
terrible. We do not need more
residents in town. A better idea
would be to allow ADU’s for
properties along the freeway
corridors only or proper housing.

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• Maybe defer property tax on the
improvements?
• Maybe a way of streamlining the
process from permitting to finding
contractors.
• Matching funds.
• Make the process MUCH
smoother and less expensive.
• Make the process easier. Hire
more processors?
• Make the process easier
• Make the permitting easy. And
include tiny houses.
• make sure there is on property
parking so cars don't clog up
streets and slow down
emergency vehicles
• Make permitting easier, grant
money
• Make permitting easier
• Make it easier and faster to get
permits. Grandfather in existing
ADUs, especially if there are no
major and immediate safety
concerns.
• Lower the fees to build one.
• Lower permit fees.
• Limit number than cane used as
airbnb. Provide relief on permit
fees and other financial
incentives to build non-airbnb
units. Property tax breaks??
• Let people know the
advantages!
• Keep taxes low particularly if for
family.
• Keep talking about them!
• Keep it top of mind with
homeowners — create a social
media presence, offer semi
regular virtual workshops, study
successful models of towns that
have increased their adus,
collaborate with the county to
dovetail processes and
permitting.
• Just because someone builds an
ADU, it doesn't mean that the
living space will be affordable. I
don't see anything anywhere
that says the extra housing will
actually be helpful!
• It seems there are chronicallyvacant commercial properties that could be used for affordable
housing.
• It seems the fire danger would
increase with more dwellings
packed into small lots
• It seems that actually many
people have already taken
advantage of this option.
• Increasing the number of ADUs is
a better option than building new
homes on undeveloped land, but
it will negatively affect parking,
and traffic, and alter the feeling
of community in our
neighborhoods. It will also
increase water consumption,
already on the verge of failing.

The RHNA is a power grab by
developers to reduce local
control of our communities.

Building more houses in San
Anselmo and increasing the
population by 18% will destroy
the small town feel of the town
and make existing traffic and
parking problems that much
worse.
• If the town / county were to offer
a tax break to people who build
them I think that would help. And
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minimizing the hoops you’d have
to jump through for approvals,
permits, inspections, zoning laws,
Landscaping requirements, etc.
would be very helpful.
• If the intent is to provide housing
to help meet RHNA, the "plan"
needs to specify that. I.E.,
basically giving people a green
light to build doesn't necessarily
mean owners will rent to fulfill the
requirements of the state. They
may want it for a relative or a
guest house when people visit.

Just a thought. If the ADU is
permitted it has to help in fulfilling
RHNA requirements.
• I would like to see fees reduced
and waitlimes for permits to be
shortened. I also feel like there is
a negative stigma against ADUs.

We want to build one to increase
our living footprint for household
care and then use it for guests or
grandparents visits because
housing is too expensive to rent
nearby.
• I wonder if adu builders could do
presentations and show models
that fall within san anselmo's
regulations
• I think we all know that the town
has more rental an they know
about. Is there a way to give folks
who are currently renting out
units in their homes / on their
property a way to avoid
penalties/ permitting if they “fess
up” about these units? I think if
there was some sort of shortterm/ one-time amnesty for these units we might be surprised how
many there are and hopefully we
could put those towards our
RHNA. Just a thought!
• I think the town should try to
exceed the RHNA minimum, and
I don’t think ADUs are a
particularly interesting way to do
that.
• I think the town is already
considering the best way to
comply with the state's housing
mandates without negatively
affecting the small town
character of our town that we
love so much. A large apartment
building would stand out like a
sore thumb. I also would
recommend placing as many
units as possible east of the Hub
intersection which is already
backing up traffic on Sir Francis
Drake much of the day.
• I think the current concessions for
ADUs and JADUs are
encouragement enough. I do
think that the free pass on
parking should take the area and
the availability of street parking
or lack thereof should be taken
into account,
• I think maintaining the town’s
character supersedes our
housing needs.
• I think it's a very sustainable
concept. Parking is always an
issue esp on narrow hilly streets.
• I support subdivision where it
makes sense Build housing close
to town-above businesses, work
with owner of San Anselmo
Printing property and a local
builder to turn that into studio
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appts, work with U of Redlands to
locate other properties to do the
same -Tam theater? Get state to
help with cost to build? Convert
hard to rent commercial space
into residential- eg. along
creek/sir Francis Drake corridor.

Get homeowners to register their
existing ADU’s. Love the housing
near Stapleton for 55+ so more of
that small development works
with the town feel.
• I suggest building apartments
along the miracle mile.
• I need to be convinced that we
have the infrastructure to support
ADU's. Currently we do NOT even
have safe routes in most of our
town to escape a fire storm. It is
really asking for trouble.

California is not growing so why is
ABAG still forcing the same new
housing numbers. I am all for
regenerating old buildings for low
and extra low income folks. I
wonder how many people in San
Anselmo that build ADU's will rent
them. Is there commitments?
Most neighbors I know do not
have the room or the interest. The
planet is burning up. We need to
think holistically and FIRST set our
Town up resilience for flooding,
drought, fires. Electrify, replace
hot water heaters with heat
pump versions should be
happening now. No new gas
appliances. We are on fire and
we need to act like it. The
alternative is no future, especially
for our kids.
• I hear the building permit process
is difficult or lengthy and possibly
expensive. Maybe there could
be a stream lined process?
• I have no ideas.
• I don't see how ADUs or JADUs
would automatically become
"affordable". Landlords need to
cover their costs and typically
charge market rates for units.

What exactly would incent
someone to charge below
market rates?
• I don't have any.
• I do not support ADU’s unless
sufficient lot size and off street
parking is provided for both
home owner and tenant. Many
home owners use their garages
as storage or living spaces.
• I can’t share I used to promote
these because we already have
issues with not enough water not
enough parking too much traffic!
I feel like this will just exacerbate
the problem! I understand the
need for affordable housing but I
do not think structure can handle
it at this time.
• I am an owners rep on a larger
parcel in Yolanda Area, and am
meeting directly with other
owners to get a accessory
dwelling ministerialy that had no
previous Town records, my guess
is there are at least 400 or more
of these types of scenarios in city
limits
• I am adamantly opposed to
Sacramentos one size fits all SB 9
and SB 10 due to issues with on
going water draught and traffic
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density in communities, such as
San Anselmo, with many hills and
narrow passageways
• How about some kind of funds to
help older homeowners with the
cost to build an ADU or JADU.

Many are on a fixed income and
could use the extra income but
can't afford to pay the high
prices to convert a garage or
JADU, etc.
• Hold regularly scheduled sessions
with the Planning Director to
educate town residents on the
process and facilitate
conversions and new
construction.
• Hold a class - and educate
people. Pros and Cons.
• Historically the town has taken a
very conservative approach on
building requirements, making it
difficult to achieve the spirit of
accommodating more housing in
San Anselmo. We hope the town
planner is more interested in the
end goal than conservatively
interpreting (and in some cases
creating) building requirements.
• Help with determining if an
additional JADU is feasible
• Have Redwood Credit or banks
offer easy and good terms to
finance units. Also show owners
how simple and efficient and
effective ADUs are.
• Have ADU tours of local ones.

More examples of projects, with
timelines, costs, etc.
• Grants and making the
permitting process easier
• Grandfather any existing ADU
and JADU properties that are
currently being rented to
continue being rented, even if
built without permits.
• From what I understand ADUs
also increase our property taxes.

Many seniors like myself are on
limited set incomes, and would
benefit from ADU income, but if
their cost of living is further
increased with utility fees etc.
and property taxes, it’s not so
helpful. The option of establishing
an ADU for seniors who have
raised their family in San Anselmo
and live in larger homes may be
possible if there is an incentive
program for seniors. This could be
a benefit for the town and
homeowner, and offer more
housing for our community so we
don’t have to cram apartments
everywhere.
• Flexible parking requirements.
• Fix review process
• FAR exemption (smaller than the
state) for ADUs above garages.

State regulations currently
exclude these types of DUs as
part of FAR exemptions.
• Expedite plan check and permit
time. Check with neighbors (get
input) on possibly relaxing some
requirements if suitable.
• Ensure via regulation and fines
that they will be used for LT
rentals and not short term, as in
AirBnB or VRBO
• Encourage people to convert
spaces
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• Eliminate plan check and permit
fees. Have staff designers draw
up and submit plans for residents.

Organize a team of volunteers to
help with light construction much
like Habitat for Humanity.

Homeowners using this option
would offer below market rent to
locally employed people and
students.
• Education seminars on the ADU
development process, how best
to finance an ADU, how to find
and vet contractors.
• Education on options, inspectors
helping by waiving fees to build
right, etc.
• Ease the permit process. Low
fees.
• Don't want ADUs. If I wanted to
be all cramped up, living on top
of my neighbors, I'd live in the
City, with no privacy.
• Don’t oversell them. Most people
probably don’t want to be
landlords and their neighbors
don’t want them to be landlords
either. Also, working with people
on the parking issue would be
key. The town may need to invest
in some infrastructure to expand
parking options for tenants. On
my street, there really isn’t much
room for many additional cars.
• Do not pursue this.
• Discourage short term rental,
such as Airbnb
• Cut the red tape!
• Cost is obviously an issue. I do not
have any extra space so for me it
would mean new construction,
which is expensive. If a consultant
were hired to work with
homeowners to discuss costs to
build on their property vs what
the units could rent for, that
would be helpful.
• Convert unoccupied commercial
buildings/spaces to studio
apartments. Does the US Bank
building on San Anselmo Avenue
qualify? Does the BofA building
qualify (but keeping the old,
interesting exterior)? Buy existing
apartment buildings when they
go up for sale, with
federal/state/local grants? Make
sure that any affordable housing
units stay a part of the affordable
housing program if/when units
are resold. Not sure how to
address increased water usage,
though. Composting toilets (and
not just for the ADUs and JADUs)?
Can the town join the other
municipalities in CA that are
opposing state-mandated
growth? I do want the town to
have affordable housing. I don’t
want the town to build on open
space. Nature suffers enough,
already.
• Consider zoning for more multiple
housing units downtown
• Consider grants for property
owners who have financial
limitation, tax relief for property
taxes, ease of permitting process,
clear pathway
instructions/guidance from the
Town to help homeowners know
how to create ADUs/JADUs
• Clear language on Town website
about building an ADU
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• Change the overnight parking
rules for some areas of San
Anselmo that currently do not
allow such parking. Encourage
the building of ADUs and JADUs
to be rented to family members
of all ages, particularly seniors for
independent or assisted living, for
caregivers of seniors or disabled
folks. It is a "hard sell" to home
owners when they are
considering renting to "strangers".

If there were some kind of
"vetting" system available to
homeowners, this would be a
help. Perhaps an organization
such as PRANDI Property
Management that specializes in
ADU & JADU rentals. Home
Match is a program whereby
senior home owners can find
housemates through a vetted
system. Vivalon has more
information.
https://covia.org/programs/hom
e-match/
• Building and doing business in
Marin and California is so
expensive that it is impossible to
construct affordable housing
here. If an 800 SF ADU costs
$267,200 @$334 per square foot,
then the rent is going to be at
least $2500. That is not affordable
housing. Traffic is horrible and
adding more housing is only
going to make it worse. It is time
to fight back against ABAG and
the ridiculous RHNA numbers
assigned to Marin County.
• Build separate, dedicated
projects to create affordable
housing. Don't expect
homeowners to do it.
• Build on space that is suitable.

Consult with neighbors. Get the
necessary permits
• Build more densely in town, not
on small and or steep residential
streets. More ADUs just might be a
terrible, horrible city planning
crime we cannot undo.
• Bring in vendors who create
ADU’s and showcase them at SA
streets night, or larger facilities
such as school parking lots.

Parking is a limiting factor that
may need more proposed
solutions, knowing additional
residents will join our town. Thank
you for extending a creative way
to do this!
• Be rational as you consider
regarding short term rentals. One
size does not fit all.
• Be more landlord friendly.
• An expedited approval process
timeline outlined for companies
to use and homeowners to
clearly follow.
• An alternative parking option for
those who don't have space for
more cars. Financial help to
afford the cost of building an
ADU.
• Allow yurts as ADU options
• Allow some acceptance of
existing units which are livable
without requiring hundreds of
dollars of upgrades.
• Again, either bring the Town's
Bldg. officials under control or
clean house and start over.

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• ADUs tend to be single bedroom
and are at the lower end of the
rental market -- but that still
means rents of 2K plus. Given the
high cost of mortgages and
property taxes in SA, I don't think
people build ADUs to offer them
at rents below market.
• ADUs are a better idea than
building new homes, especially
on undeveloped land.
• ADSs maintain charm and
coziness of SA, especially if the
footprint is not enlarged. I love
SA’s variety of bungalows. ADSs
would allow multi-generational
homes, affordable choices, and
addt’l income. It is sustainable
living. The town needs to support
the reasonable remodel of
existing conditions. Dwellings
need to be safe, but quirky is
cool, small is sweet! It’s not the
quantity in life, but the quality.

Parking is tough; many streets are
too narrow/crowded. PLS LOOK
AT THE CORNER OF SFD and OAK
KNOLL- DANGEROUS! CURBS

NEED TO BE RED, TOO NARROW,

TOO MUCH PARKING ON BOTH
SIDES OF STREET The Historical
Society has charming pictures
showing what we used to be;
work towards persevering SA. I
love the parks downtown, the
flower baskets, the replanting of
the Miracle Mile, the Sugar Foot
signage, love the roof top dining.

Miss shops with variety and
weren't so expensive. If rents
were affordable it could
encourage a variety of shops to
come back. Thanks GOOD JOB!
• Additionally, there might be the
ability to bring "bonus rooms" up
to code for human dwelling. I'd
like to better understand how
doing this (including back
permitting or the waiving of those
fees) might work.
• Add the units to existing structures
along SFD Blvd, Red Hill and
Greenfield where there is ONstreet parking. Please answer, just why anyone would think the
ADUs or JADUs would be
“Affordable Housing”? The
market rental rate will prevail,
owners will want to recoup their
costs & earn a profit just like all
other rentals.
• Add more allowable square
footage and increase distance
to public trans for construct
without a parking space/garage.

A mile is nothing for us Marinites:)
Those are the things that are in
your ordinances that need to
change but there are also some
things we need to do to
accommodate healthy living to
those that move into these ADUs.

When bringing in additional
people they will look for open
space. We live near Robson Park.

I believe there is opportunity here
for both dogs, gardeners and
children. Currently the gardeners
have very large (in my opinion)
lots utilizing some of the best
views and fencing them off with
padlocks to everyone except
themselves. Off leash dogs and
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small children do not mix so the
lower area is a dog park. The
terraces are crumbling and no
longer safe for children to
wander with their imagination
which was all that was left in the
park without a set play area.
• A study should be completed to
identify locations in the town that
are conducive to having ADUs.

Lot size that support on site
parking and access to public
transportation. The town currently
can afford to maintain our
streets, sidewalks, parks and other
public amenities. With a deficit of
tens of millions of dollars its
difficult to understanding how
allowing ADU's without
addressing the impact make
sense.
• - partnerships with pre-fab
builders -increase size of unit that
don't need a permit -referral
network
Question 10: Please provide your email address below to stay engaged in the San Anselmo Housing Element Update project.

Answers omitted from summary to preserve privacy.

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Housing Element Feedback Form
The following pages are from the Community Feedback Form Summary.

SAN ANSELMO HOUSING ELEMENT UPDATE
Community Feedback Form Summary
October – November 2022
The purpose of the San Anselmo Housing Element Update is to guide how the Town seeks to produce new housing, preserve existing housing, ensure fair access to housing, prevent displacement of existing residents, and meet other critical housing needs over the next 8 years as required by California’s Department of Housing and Community Development. To gather feedback and reach a broader audience, an online and hard copy feedback form was prepared to gather input from the San Anselmo community in addition to other ongoing engagement efforts. The feedback form was translated into Spanish.

The feedback form was made available digitally on the project website (townofsananselmo.org/1517/Housing-Element-Update) and as hard copies from October 29th through November 7th 2022. The feedback form was shared to community members through a hardcopy flyer at various community events such as the Goblins’ Spooktaculatar at San Anselmo Avenue on October 28th where staff were available to answer questions and provide updates on the Housing Element process.

A total of 35 responses were received. The feedback received helped inform the content of future outreach efforts and guided the development of the Housing Element.

The following questions were included in the online feedback form:

1. Where do you live?

2. Where do you work?

3. If you work in San Anselmo, how long is your commute?

4. What is your housing situation?

5. What type of housing do you live in?

6. What is your age?

7. Which bracket best describes your household income?

8. Race and Ethnicity.

9. What do you think are the most critical housing issues in San Anselmo?

10. Have you ever faced discrimination in renting or purchasing housing?

11. What do you think are the housing types most needed in San Anselmo?

12. What are the most important considerations to address when planning new housing in San Anselmo over the next 10 years?

13. How well does your current housing meet your needs (choose all that apply)?

14. Please identify any barriers to affordable housing (choose all that apply).

15. Please provide any additional comments below (e.g., if you have any suggestions for how to solicit additional feedback about the Housing Element Update?)
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FEEDBACK FORM SUMMARY

1. WHERE DO YOU LIVE?

2. WHERE DO YOU WORK?
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San Anselmo Housing Element Update - Feedback Form Summary 3

3. IF YOU WORK IN SAN ANSELMO, HOW LONG IS YOUR COMMUTE?

4. WHAT IS YOUR HOUSING SITUATION?
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5. WHAT TYPE OF HOUSING DO YOU LIVE IN?

6. WHAT IS YOUR AGE?
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San Anselmo Housing Element Update - Feedback Form Summary 5

7. WHICH BRACKET BEST DESCRIBES YOUR HOUSEHOLD INCOME?

8. RACE AND ETHNICITY
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9. WHAT DO YOU THINK ARE THE MOST CRITICAL HOUSING ISSUES IN SAN ANSELMO? ‘Other’:
- If I could, I would select ALL of the answers, a through j. - Relatively Poor Condition of Houses & Town Infrastructure - Water availability for people competing for housing in Marin - Approval of new housing units in old commercial settings - Availability of smaller units for those who want to downsize. - Construction trucks delivering supplies, not obeying speed signs MAY 2023
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10. HAVE YOU EVER FACED DISCRIMINATION IN RENTING OR PURCHASING HOUSING? ‘If yes please explain’:
- My husband was part Mexican. Owner asked his ethnicity. - Not discrimination, but did experience a neglectful landlord in S.F.

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11. WHAT DO YOU THINK ARE THE HOUSING TYPES MOST NEEDED IN SAN ANSELMO? ‘Other’:
- High quality ADU's that don't impact the nature of the town. This is NOT a low income housing town or area.
- Housing available to low and middle income families .The median home prices that Marin loved to print on the cover of the Marin IJ are gross and completely tone def. So sad to think that makes people here so happy and really how can you say you care about equity yet promote median home prices most across the Nation could never afford - It's tough to choose the "most needed" housing. All are needed. - probably all the above, there's just not enough for everyone - What happened tom "No more population growth" . We're full here. Traffic, construction trucks, speed
- All of these
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12. WHAT ARE THE MOST IMPORTANT CONSIDERATIONS TO ADDRESS WHEN PLANNING NEW HOUSING IN SAN ANSELMO OVER THE NEXT 10 YEARS
‘Other’:
- Water
- We use to have designated bike lines painted on S.F.D. Now it's the speed and broken side mirrors
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13. HOW WELL DOES YOUR CURRENT HOUSING MEET YOUR NEEDS (CHOOSE ALL THAT APPLY)? ‘Other’:
- Climate change alters my satisfaction of housing in a fire , earthquake , flood. ... zone MAY 2023
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14. PLEASE IDENTIFY ANY BARRIERS TO AFFORDABLE HOUSING (CHOOSE ALL THAT APPLY) Common themes captured from ‘Other’:
- Expectations that affordable housing means "low income" housing in affluent neighborhoods. Affordable housing is where you can afford to live. - Not clear whether this question refers to subsidized affordable housing or simply cheap housing. This conflation of the two meanings makes answering this challenging and the results not particularly meaningful.
- Once again, for my friends having limited income, ALL the above.

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San Anselmo Housing Element Update - Feedback Form Summary 12 QUESTION 15 - COMMON THEMES FROM OPEN-ENDED RESPONSES
Below are common themes established from the 14 responses received for Question 15.

15. Please provide any additional comments below (e.g., if you have any suggestions for how to solicit additional feedback about the Housing Element Update?) - Consider building or approving plans for under utilized sites such as run down malls or obsolete shopping centers prior to developing on single family parcels - Provide subsidies for teachers, police, firefighters, town staff and others so they can live in San Anselmo
- Home ownership is hard to obtain in Marin County unless it was inherited or have a very high paying job (tech, finance etc.)
- Create incentives for homeowners to build ADU’s which could provide more housing for San Anselmo or keep large families together on one parcel.
- Consider impacts that more housing will have on the Town such as traffic and resources - Focus on smaller, affordable units rather than traditional single family homes - Reduce parking standards and add bicycle parking minimums for apartment/multifamily developments.
- Focus more on diversity and ways to engage those who don’t live in San Anselmo but would want to if issues were addressed.

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San Anselmo Housing Element Update - Feedback Form Summary 13 Appendix
Question 15 Responses:

Approve proposed plans for old strip malls or obsolete shopping areas, rather than rely on single-family homeowners to build ADUs!
As a child of displace parents, born in a refugee camp, who arrived in the U.S. with nothing but what fit in a small crate - we lived where we could afford. Which was a small one room cottage in Pacifica for the first year, and then we eventually progressed to an apartment in the Sunset - when the Sunset was the "outerlands," and so forth to the point we could afford to live the dream of Ross Valley / San Anselmo. Why is there an expectation that Ross Valley should be anything other than an aspirational address? This is not a "low income" area. Everyone should earn their ability to live here, as we did. That may include teachers, police, firefighters, town staff who commit to accountable community service and receive pay or subsidies that afford them the ability to live in the community with the community.

Before moving here we spent time in the Canal district of San Rafael and other locales. Those were the affordable housing areas, and to a relative extent still are.

How can my Marin county employee son and his San Rafael 3rd grade teacher wife ever dream of owing a home in the county to which they’ve dedicated their careers? Minor: re commute time: mine is < one minute (home office). Did not see that option.

I checked the highest income bracket box available on this survey. My wife and I both work great full-time jobs.

We were together for 13 years before having a kid. I have a PhD and she has a MPA and we could still never dream of buying a house in San Anselmo or pretty much anywhere in Marin County. Homeownership in this area has become completely unobtainable for anyone who didn't inherit a home or large sums of money (unless they struck it big in tech or finance).

I encourage the Town of San Anselmo to continue to educate, support and pave the way for homeowners to create ADUs and JADUs. This, I think, is one of the great ways to provide more housing in tiny S.A. while potentially keeping nuclear and extended families together.

I think it's good to find a way to channel potential pushback into positive contributions. I'm not exactly sure how to do that, but if there was a way to find the likely pockets of resistance and help them feel like their input matters without them totally digging in their heels this process will have the best outcome.

I think these multiple choice answers limit the info you can collect Isn't the town meeting the needed housing by now ? Is it more money for your retirements and pensions. We tried to get you to listen to us. A group of 6 of us that just gave up. Kay Coleman used the $250,000.00 for something in Ross borders. It was suppose to help with children waiting at bus stops, as barriers WE GAVE UP .

No more housing.

It's already hard to get through san anselmo at times. We don't need more people/traffic.

Need need smaller affordable units that don’t cost as much to build as market rate units. Don’t need more single family homes.

Reduce or eliminate off-street car parking minimums and implement improved bicycle parking minimums. People who live in apartments need a secure place to park an e-bike and and don't otherwise have access to a garage This survey focuses on housing, but doesn't necessarily touch one of the topics most associated with housing:
income and racial diversity. Because of historic redlining policies designed to limit wealth from people of color, many diverse families cannot afford housing. Given the demographics of San Anselmo, some focus should be given to the many benefits to living in a truly diverse town. I know that the lack of diversity is literally the only reason I am unsatisfied with living in San Anselmo and I sometimes contemplate leaving.

What about making better use of the area around Memorial Park and upgrading Cook housing so that it was nicer for the folks living there. What about all of the vacant store fronts on SFD both across from Creek Park where the vacant movie theater is and along the route to Redhill. You could turn those buildings into affordable condos and San Anselmo Housing Element | Prepared by Houseal Lavigne
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San Anselmo Housing Element Update - Feedback Form Summary 14 townhomes and apartments for more families to move into. It is sad in a community as affluent as San Anselmo is that there isn’t more of this for all people. I wish George Lucas would have taken that same money he put into planting the center divide and instead took some of the vacant and dilapidated buildings along SFD and fixed them up for families to live in

WITH NEW CATEGORIES OF HOUSING VEHICULAR TRAFFIC AND CONGESTION AND PARKING INCREASE, AND CONDITIONS ARE ALREADY EXTREME AND NOT CONTROLLED BY POLICE AND TOWN OFFICIALS. IN A MAJORITY

OF INSTANCES DRIVERS PLACE PERSONAL CONVENIENCE OVER CIVIC RESPONSIBILITY ESPECIALLY WHEN PARKING.

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APPENDIX B:

B

MAP BOOK
B-001 Item 2.5 - Attachment 2
712
1 3
4 5
6 2
7 9
8 10
11 14
12 15
13 16
17 18
19 20
21 22
30 29
28 27 26
25 24
23 34
32 35
36 37
38 39
31 40
41 42
44 45
46 47
48 49
61 62
63 50
51 52
53 54
55 56
58 57
59 60
43 33
Sir Francis Drake
Red Hill
Center
Sequoia
Madrone
Saunders
Crooked
San Anselmo
Hilldale
Hillcrest
Coogan
Cordone
Kensington
Jordan
Ross
Bolinas
Lincoln
Park
Magnolia
Essex
Library
Seminary
West Gate Millbrae
Barber
Tamalpais
Alpine
Ancho
Vista
Bank
Allemand
Spring
Grove
Lincoln
Laurel
Alderney
Austin
Rowland
Bridge
Vineyard
Calumet
Veterans
Bungalow
Park
Sunnyside
Freda
Idalia
Cedar
Tunstead
Yolanda
Raymond
Melville
Sturdivant
Greenfield
City Hall
Cypress
Mariposa
El Cerrito
Boulder
Taylor
Amberwood
Prospect
Cottage
Jones
Octavia
Forbes
Knoll
Brennfleck
Smith
Kemp
Hampton
Roger
Hazel
Santa Cruz
Loma
Robles
Brookside
Karl
Alto
Tamal
Entrata
Oakhill
Kientz
Redwood
San Rafael
Alder
Echo
Sais
Sunny
Myrtle
Agatha
Crescent
Richmond
Berlin
Vine
Oak
Monterey
Woodruff
Longwood
Luna
Woodland
Rivera
Foss
Grove Hill
Waverly
Avenue del Norte
Al
Vista
ta
Carolina
Southview
Belle
Terrace
Madera
Chipman
Island
Grove
Sycamore
Pine
Nokomis
Shaw
Bella Vista
Oakland
Miracle Mile
Crest
Longview
Hillside
Sunny
Hills
Town of San Anselmo Boundary
Opportunity Sites
Parcels
Site Refinement
Town of San Anselmo
Opportunity Sites
0 500 1,000 250 Feet
B-002 Item 2.5 - Attachment 2
713
Housing Element Opportunity Site - 1
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income Proposed ID Zoning land Use land Cycle Cycle Considered Supported Zoning Use Site Site
1 9TamaIAve 006-042-28 R-1 Single- SF No N N 0.305197 Above R-2 Resid. Moderate
Improved Income

SAH ANSELMO
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
6 12 3 1 2
This site includes an aging single-family home
(constructed in 1915 without significant
improvements since that time). The parcel is
underutilized as the aging single-family
structure sits on a large lot. In addition, the
structure on the site does not conform with
today's building standards, and itwould
require significant reinvestment toimprove
and conform to those standards.

Furthermore, the parcel is adjacent to Sir
Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with
transit-oriented development. This site is
within close proximity to residential uses and
existing services such as grocery stores.

B-003 Item 2.5 - Attachment 2
714
Housing Element Opportunity Site - 2
Town of San Anselmo SAH ANSELMO
Thislarge site islargelyundeveloped, with a small portion currently used as a sitefor two specialized non-profitschoolsfor developmentally disabled children and at-risk children. The remainder ofthe site is available for development, and the property ownersproposeda housing projectin2016.

Due tothe regulatorybarriers associatedwiththe zoning onthesite, the owners rescinded their application.Duetothe rezonings proposed on thissite (from PPD/ R-1 to R-3/SPDper Action 5.7a), the regulatorybarriers will be removed.

In addition, the existing buildings are lower in height and density than what would be allowed upon rezoning those parcels. Furthermore,thissite iswithin close proximity to residential uses andexisting servicessuchas grocery stores.

Parcel Address APN GP Vacant 4th 5th Acreage Income Proposed ID
Current Existing
Zoning land Use land
Use
Cycle Cycle Considered Supported Zoning
Site Site
2 300 Sunny Exemption SF/
VLD
No N N 5.33 R-3/SPD
Hills Dr - Improved
006-061-33 PPD/R-1
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
Lower 20 30 112 0 112
Income
B-004 Item 2.5 - Attachment 2
715
Housing Element Opportunity Site - 3
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income Proposed ID Zoning land Use land Cycle Cycle Considered Supported Zoning Use Site Site
3 1019 Sir 006-042-05 R-1 Single- SF No N N 0.265964 Above R-2 Francis Drake Resid. Moderate
Blvd Improved Income

SAH ANSELMO
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
6 12 2 1 1
Thissite includes an aging single-family
home (constructed in 1925 without
significant improvementssince that time).

The parcel is underutilized as the aging
single-family structure sits on a large lot. In
addition, the structure on the site does not
conform with today's building standards,
and itwould require significant
reinvestmenttoimprove and conform to
thosestandards. Furthermore, the parcel is
adjacent to Sir Francis Drake Boulevard, a
major thoroughfare and bus route in San
Anselmo, making it ripe for redevelopment
with transit-oriented development. This
site is within close proximity toresidential
uses and existing services such as grocery
stores.

B-005 Item 2.5 - Attachment 2
716
Housing Element Opportunity Site - 4
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income Proposed ID Zoning land Use land Cycle Cycle Considered Supported Zoning Use Site Site
4 1001 Sir 006-042-08 R-1 Single- SF No N N 0.283255 Above R-2 Francis Drake Resid. Moderate
Blvd Improved Income

SAH ANSELMO
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
6 12 2 1 1
Thissite includes an aging single-family
home (constructed in 1926without
significantimprovementssince that time).

The parcel is underutilized as the aging
single-family structure sits on a large lot. In
addition, the structureon the sitedoes not
conform with today's building standards,
and itwould require significant
reinvestmenttoimprove and conform to
thosestandards. Furthermore, theparcel is
adjacent to Sir Francis Drake Boulevard, a
major thoroughfare and bus route in San
Anselmo, making it ripe for redevelopment
with transit-oriented development.

B-006 Item 2.5 - Attachment 2
717
Housing Element Opportunity Site - 5
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income Proposed ID Zoning land Use land Cycle Cycle Considered Supported Zoning Use Site Site
5 8 Sais Ave 006-072-13 R-1 Single- SF No N N 0.247401 Above R-2 Resid. Moderate
Improved Income

SAH ANSELMO
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
6 12 2 1 1
Thissite includes an aging single-family
home (constructed in 1922 without
significant improvementssince that time).

The parcel is underutilized as the small
single-family home sits on a large lot. In
addition, the structure on the site does not
conformwith today's building standards,
and itwould require significant
reinvestmenttoimprove and conform to
those standards. Furthermore,the parcel is
adjacent to Sir Francis Drake Boulevard, a
major thoroughfare and bus route in San
Anselmo, making it ripe for redevelopment
with transit-oriented housing
development. Thissite is within close
proximity to residential uses and existing
services such as grocery stores and within
walking distance of Downtown San
Anselmo.

B-007 Item 2.5 - Attachment 2
718
Housing Element Opportunity Site - 6
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income ID Zoning land Use land Cycle Cycle Considered Supported Zoning Use Site Site
6 930 Sir 006-061-31 C-3 Commercial GC No N N 0.403423 Moderate Francis Drake Income
Blvd Improved

SAH ANSELMO
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
No 20 30 8 0 8
change
If environmental remediation is required on the site or any other opportunity site, redevelopment is incentivized through State and federal remediation grants that offset redevelopment costs. Those specific resources and local trends regarding housing redevelopment on previously contaminated sites are identified in Chapter 6, Housing Opportunities. Furthermore, Policy 5 programs and actions remove barriers from development and provide incentives including, but not limited to, density increases, reduced development standards, and the use of the Objective Development and Design Standards (ODDS).

This site includes a gas station and a large,
underutilized parking lot. Increased fuel
efficiency and reliability of vehicles, and
popularity of hybrid and electrical vehicles,
have reduced demand for auto-related
services. Many auto repairs, car dealerships
(especially used cars), and gas stations have
been converted to other uses statewide
(including 1005 Northgate Drive in Novato,
which is described in Chapter 6, Housing
Opportunities). In addition, the Town adopted
a temporary gas station ban in 2023 to support
the local transition to clean energy sources. As
the existing gas pump infrastructure becomes
obsolete and Town ordinances prohibit future
gas station uses, redevelopment with housing
will be encouraged through the rezoning and
various programs and actions identified in this
Housing Element. The existing building is lower
in height and density than what would be
allowed upon rezoning this parcel. The parcel is
adjacent to Sir Francis Drake Boulevard, a
major thoroughfare and bus route in San
Anselmo, making it ripe for redevelopment
with transit-oriented housing development.

Furthermore, this site is within close proximity
to residential uses and existing services and
within walking distance of Downtown San
Anselmo. At the time of drafting the Housing
Element, the Town has no reason to believe
that there are environmental issues associated
with this site. The EPA identifies that an
underground storage tank (UST) is present on
the site, but it is not leaking, which would
require remediation. The California
Department of Toxic Substance Control (DTSC)
does not identify this site as having known or
suspected contamination issues.

Proposed Proposed Proposed Realistic Existing Net
B-008 Item 2.5 - Attachment 2
719
Housing Element Opportunity Site - 7
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income Proposed ID Zoning land Use land Cycle Cycle Considered Supported Zoning Use Site Site
7 805 Sir 006-082-40 C-l Commercial LC No N N 0.43209
Francis Drake
Blvd Improved
Above No
Moderate change
Income

SAH ANSELMO
Net
New
Units (DUA) (DUA)
13 30 9 0 9
Max
Proposed
Density
Min
Proposed
Density
Existing
Units
Realistic
Capacity
development. Furthermore, this site is within close proximity to residential uses and existing services such as grocery stores and within walking distance of Downtown San Anselmo.

This site includes a partially-vacant
commercial building and a large,
underutilized parking lot. In recent years,
the property owner and real estate
management team have reported to Town
staff that they are encountering issues
attracting and retaining commercial
tenants at this location. As of 2023,
tenants include a professional office use
and two neighborhood-serving retail and
service uses. All three leasable spaces
have experienced tenant turnover at least
once during the last planning period and
two of the spaces have experienced
prolonged periods (six months or more) of
vacancy. The inability to lease these
spaces to long-term tenants points to a
nationwide shift from in-person shopping
and work towards online retail and remote
work, described in detail in Chapter 6,
Housing Opportunities. The existing
building is lower in height and density than
what would be allowed upon rezoning the
parcel. As demonstrated in Table 6.9,
recent market trends in Marin County
point to the redevelopment of aging
commercial and nonresidential strips with
residential uses. In particular, the
Magnolia Avenue project in Larkspur, the
Vivian Street project in San Rafael, and all
three projects in Novato had similar
existing uses on the project site as Site 7
prior to redevelopment. The site is
adjacent to Sir Francis Drake Boulevard, a
major thoroughfare and bus route in San
Anselmo, making it ripe for redevelopment
with transit-oriented housing
B-009 Item 2.5 - Attachment 2
720
Housing Element Opportunity Site - 8
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
8 820 Sir 006-061-13 C-3 Commercial GC No N
Francis Drake
Blvd Improved
9 790 Sir 006-091-68 SPD Commercial LC Yes N
Francis Drake
Blvd Improved
ϭϬ 800 Sir 006-061-06 C-l Commercial LC No N
Francis Drake
Blvd Improved
11 4Loma 006-091-70 SPD Single- ,DZͬ
sDZ
N
Robles Dr Resid. -
Improved
12 2Loma 006-091-69 SPD Single- HOR Yes N
Robles Dr Resid. -
Improved
13 810 Sir 006-061-22 C-3 Commercial LC No N
Francis Drake
Blvd Improved
14 830 Sir 006-061-38 C-3 Commercial GC No N
Francis Drake
Blvd Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.48715 Moderate
Income
N 0.304825 Moderate C-l/SPD
Income
N 0.420714 Above No
Moderate Change
Income
N 0.367566 Above R-3/SPD
Moderate
Income
N 0.215221 Moderate R-3/SPD
Income
N 0.288284 Moderate
Income
N 0.480058 Moderate
Income

SAH ANSELMO
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 10 0 10
20 30 6 0 6
20 30 8 0 8
20 30 7 1 6
20 30 5 1 4
20 30 6 0 6
20 30 10 0 10
No
Change
change
No
No
Change
zes
Francis Drake Boulevard, a major thoroughfare and bus route in San Anselmo, making it ripe for redevelopment with transit-oriented housing development.

Furthermore, this site is within close proximity to residential uses and existing services such as grocery stores and within walking distance of Downtown San Anselmo.

Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multifamily housing by achieving economies of scale in site development.

Parcel IDs 13 and 14 include small, aging
commercial structures (each over 50 years old)
with restaurant uses and large, underutilized
parking lots. Parcel ID 10 is an aging commercial
structure (constructed in 1953) with office uses,
Parcel ID 9 is a commercial structure with office
spaces that are predominantly vacant as of
2023. Parcel IDs 11 and 12 are developed with
single-family residential uses that could be
redeveloped with higher-density housing, given
the flexible development standards associated
with the existing SPD Zoning District and the
higher density underlying General Plan land use
designation on the sites. Furthermore, recent
market trends in San Anselmo point to
redevelopment of single-family residential
housing with higher-density residential uses, as
discussed in Chapter 6, Housing Opportunities.

Parcel ID 8 has a vacant commercial structure,
previously a Walgreens, and large, underutilized
parking lot. As of 2023, the property owner
representative of Parcel ID 8 has expressed
interest in purchasing the adjacent properties
and redeveloping the property with housing. As
demonstrated in Table 6.9, recent market
trends in Marin County point to the
redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the Magnolia Avenue project in
Larkspur, the 1301 Grant Avenue project in
Novato, and the two housing projects in San
Rafael had similar existing uses on the project
site as Site 8 prior to redevelopment. The
existing buildings are lower in height and
density than what would be allowed upon
rezoning the parcels. The site is adjacent to Sir
B-010 Item 2.5 - Attachment 2
721
Housing Element Opportunity Site - 9
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income Proposed ID Zoning land Use land Cycle Cycle Considered Supported Zoning Use Site Site
15 761 Sir 006-083-02 C-L Commercial LC No N N 0.164205 Above No Francis Drake Moderate Change
Blvd Improved Income
16 781 Sir 006-083-01 C-L Industrial - LC No N N 0.304049 Above No Francis Drake Improved Moderate Change
Blvd Income

SAH ANSELMO
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 3 0 3
20 30 6 0 6
Thissite includes a small auto repairshop, an
aging commercialstructure thatis partially
vacant, and twounderutilized parking lots. The
existing buildings are lower in height and
density than what would be allowed upon
rezoning these parcels. The site is adjacent to
Sir Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with transitoriented housing development. Furthermore, this site iswithin close proximity toresidential
uses and existing servicessuch as grocery
stores andwithin walking distanceof
Downtown San Anselmo.

B-011 Item 2.5 - Attachment 2
722
Parcel Address
ID
17 727 Sir
Francis Drake
Blvd
18 729 Sir
Francis Drake
Blvd
- 1; _J
APN Current Existing
Zoning land Use
006-083--07 C-L SingleResid.

Improved
006--083--06 C-L Commercial
Improved
GP Vacant 4th 5th Acreage
land Cycle Cycle Considered
Use Site Site
LC No N N 0.11107
LC No N N 0.107951
A
Income Proposed
Supported Zoning
Above No
Moderate CŚange
Income
Above No
Change
1; _J
Moderate
Income

SAH ANSELMO
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 2 1 1
20 30 2 0 2
Housing Element Opportunity Site - 10
Town of San Anselmo
Thissite includes aging commercial
structuresthat have not been rented for
commercial useswithin the pastfewyears.

The existing buildings are lower in height
and density than whatwould be allowed
upon rezoning those parcels. In addition,
the structures on the site do not conform
with today's building standards, and they
would require significant reinvestment to
improve and conform to those standards.

The site is adjacent to Sir Francis Drake
Boulevard,a major thoroughfareand bus
route in SanAnselmo, making it ripe for
redevelopment with transit-oriented
housing development. Furthermore,this site
is within close proximity to residential uses
and existing services such as grocery stores
and within walking distance of Downtown
San Anselmo.

B-012 Item 2.5 - Attachment 2
723
Housing Element Opportunity Site - 11
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
19 6 Bridge Ave 006-083-37 C-L Commercial LC No N
Improved
20 707 Sir 006-083-09 C-L Commercial LC No N
Francis Drake
Blvd Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.263671 Above No
Moderate Change
Income
N 0.210637 Above No
Moderate Change
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 5 0 5
20 30 4 0 4
This site contains aging commercial structures
(constructed in 1964 and 1975) with office
uses and parking lots. Most office spaces on
Parcel ID 20 are chronically vacant, and many
of the office spaces on Parcel ID 19 have a
relatively high tenant turnover rate. This points
to a nationwide shift from in-person shopping
and work towards online retail and remote
work, described in detail in Chapter 6, Housing
Opportunities. The existing building is lower in
height and density than what would be allowed
upon rezoning the parcel. As demonstrated in
Table 6.9, recent market trends in Marin
County point to the redevelopment of aging
commercial and nonresidential strips with
residential uses. In particular, the Magnolia
Avenue project in Larkspur, the 1301 Grant
Avenue project in Novato, and the 1515 Fourth
Street project in San Rafael had similar existing
uses on the project site as Site 11 prior to
redevelopment. The site is adjacent to Sir
Francis Drake Boulevard, a major thoroughfare
and bus route in San Anselmo, making it ripe
for redevelopment with transit-oriented
housing development. Furthermore, this site is
within close proximity to residential uses and
existing services such as grocery stores and
within walking distance of Downtown San
Anselmo. Through Town staff’s proactive
approach to facilitating lot consolidation
through fee waivers, staff assistance, and an
expedited permitting process in Action 5.2e,
multiple smaller opportunity sites can be
combined into larger parcels more suitable for
multifamily housing by achieving economies of
scale in site development.

B-013 Item 2.5 - Attachment 2
724
Housing Element Opportunity Site - 12
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
21 754 Sir 006-091-39 SPD Commercial LC No N
Francis Drake
Blvd Improved
22 750 Sir 006-091-40 C-L Commercial LC No N
Francis Drake
Blvd Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.462008 Above C-IJSPD
Moderate
Income
N 0.47883 Above No
Moderate Change
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 9 0 9
20 30 10 0 10
on the site or any other opportunity site, redevelopment is incentivized through State and federal remediation grants that offset redevelopment costs. Those specific resources and local trends regarding housing redevelopment on previously contaminated sites are identified in Chapter 6, Housing Opportunities. Furthermore, Policy 5 programs and actions remove barriers from development and provide incentives including, but not limited to, density increases, reduced development standards, and the use of the Objective Development and Design Standards (ODDS).

This site includes an aging, predominantly vacant
commercial structure, a gas station, and two
underutilized parking lots. Increased fuel
efficiency and reliability of vehicles, and
popularity of hybrid and electrical vehicles, have
reduced demand for auto-related services. Many
auto repairs, car dealerships (especially used
cars), and gas stations have been converted to
other uses statewide (including 1005 Northgate
Drive in Novato, which is described in Chapter 6,
Housing Opportunities). In addition, the Town
adopted a temporary gas station ban in 2023 to
support the local transition to clean energy
sources. As the existing gas pump infrastructure
becomes obsolete and Town ordinances prohibit
future gas station uses, redevelopment with
housing will be encouraged through the rezoning
and various programs and actions identified in
this Housing Element. The existing buildings are
lower in height and density than what would be
allowed upon rezoning the parcels. The site is
adjacent to Sir Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with transitoriented housing development. Furthermore, this site is within close proximity to residential
uses and existing services and within walking
distance of Downtown San Anselmo. At the time
of drafting the Housing Element, the Town has
no reason to believe that there are
environmental issues associated with this site.

The EPA identifies that an underground storage
tank (UST) is present on the site, but it is not
leaking, which would require remediation. The
California Department of Toxic Substance
Control (DTSC) does not identify this site as
having known or suspected contamination
issues. If environmental remediation is required
B-014 Item 2.5 - Attachment 2
725
Housing Element Opportunity Site - 13
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP
ID Zoning land Use land
Use
23 129 006-091-65 SPD Multiple- LC
Spaulding Resid. -
St Unimproved
24 No Address 006-091-05 R-1-H Single- VLD
Resid. -
Unimproved
25 113 006-091-15 R-2 Multiple- MDR
Spaulding Resid. -
St Improved
Vacant 4th
Cycle
Site
Yes N
Yes N
No N
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.405709 Above R-3/SPD
Moderate
Income
N 0.28 Above R-3
Moderate
Income
N 0.328609 Above R-3
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA}
20 30 8 0 8
20 30 5 0 5
20 30 6 2 4
This site includes a small, aging single-family
home (constructed in 1929 without significant
improvements since that time). The site is
underutilized as the aging structure sits on a
largely undeveloped lot, and the existing
building is lower in height and density than
what would be allowed upon rezoning the site.

In addition, the one structure on the site does
not conform with today's building standards,
and it would require significant reinvestment
to improve and conform to those standards.

The parcels are near Sir Francis Drake
Boulevard, a major thoroughfare and bus
route in San Anselmo, making it ripe for
redevelopment with transit-oriented
development. This site is within close
proximity to residential uses and existing
services such as grocery stores and within
walking distance of Downtown San Anselmo.

The Town has received feedback that the
property owner is interested in residential
development on portions of the site, as shown
in Table 6.10.

B-015 Item 2.5 - Attachment 2
726
Housing Element Opportunity Site - 14
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
26 613Sir 006-101--05 C-3 Commercial GC Yes N
Francis Drake
Blvd Improved
27 100 Center 006-101--04 C-3 Commercial GC No N
Blvd
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.256546 Moderate No
Income Change
N 1.020464 Lower No
Income Change
This is an existing grocery store with a large,
underutilized parking lot. The existing
building is aging and the building is lower
than the height that would be allowed with
the additional development capacity on this
site with rezoning. As part of the Objective
Development and Design Standards (ODDS)
process in 2023, the Town modeled
residential development of the site under
the development standards that would apply
upon rezoning this site for the Housing
Element (see renderings below), and the
community was receptive to this change on
the site. This site is within close proximity to
residential uses and existing services and
within walking distance of Downtown San
Anselmo. Furthermore, the existing
Andronico's grocery store is owned by
Safeway, which has a larger Safeway location
approximately 0.3 miles away on Sir Francis
Drake Boulevard. The close proximity of
these two stores creates redundancies and
oversaturates the market with grocery store
options. Future consolidation of the two
stores into one establishment at the larger
location would not reduce local access to
fresh food.

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 5 0 5
20 30 21 0 21
B-016 Item 2.5 - Attachment 2
727
Housing Element Opportunity Site - 15
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
31 640 Sir 006-092-08 C-L Commercial LC No N
Francis Drake
Blvd Improved
28 112 006-092-03 C-L Commercial LC No N
Spaulding
St Improved
30 606 Sir 006-092-09 C·L Commercial LC No N
Francis Drake
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.305963 Above No
Moderate Change
Income
N 0.13647 Above No
Moderate Change
Income
N 0.432158 Above No
Moderate Change
Income
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 6 0 6
20 30 2 1 1
20 30 9 0 9
Proposed Proposed Realistic Existing Net
Site, as shown in Table 6.10. At the time of drafting the Housing Element, the Town has no reason to believe that there are environmental issues associated with this site. The EPA identifies that an underground storage tank (UST) is present on the site, but it is not leaking, which would require remediation. The California Department of Toxic Substance Control (DTSC) does not identify this site as having known or suspected contamination issues. If environmental remediation is required on the site or any other opportunity site, redevelopment is incentivized through State and federal remediation grants that offset redevelopment costs. Those specific resources and local trends regarding housing redevelopment on previously contaminated sites are identified in Chapter 6, Housing Opportunities. Furthermore, Policy 5 programs and actions remove barriers from development and provide incentives including, but not limited to, density increases, reduced development standards, and the use of the Objective Development and Design Standards (ODDS).

This site includes an auto repair shop, an
aging commercial structure that is partially
vacant, and an underutilized parking lot.

Increased fuel efficiency and reliability of
vehicles, and popularity of hybrid and
electrical vehicles, have reduced demand for
auto-related services. Many auto repairs, car
dealerships (especially used cars), and gas
stations have been converted to other uses
statewide (including 1005 Northgate Drive in
Novato, which is described in Chapter 6,
Housing Opportunities). In addition, the
Town adopted a temporary gas station ban
in 2023 to support the local transition to
clean energy sources. As the existing gas
pump infrastructure becomes obsolete and
Town ordinances prohibit future gas station
uses, redevelopment with housing will be
encouraged through the rezoning and
various programs and actions identified in
this Housing Element. The existing building is
lower in height and density than what would
be allowed upon rezoning those parcels. In
addition, one of the structures on the site
does not conform with today's building
standards, and it would require significant
reinvestment to improve and conform to
those standards. The site is adjacent to Sir
Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with
transit-oriented housing development.

Furthermore, this site is within close
proximity to residential uses and existing
services and within walking distance of
Downtown San Anselmo. The Town has
received feedback that the property owner is
interested in residential development on the
B-017 Item 2.5 - Attachment 2
728
Housing Element Opportunity Site - 16
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
29 604 Red Hill 006-091-57 C-3 Commercial GC No N
Ave
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.123436 Moderate
Income
This site includes a small, aging commercial
structure (constructed in 1966) that currently
has neighborhood-serving retail uses and a
large, underutilized parking lot. As
demonstrated in Table 6.9, recent market
trends in Marin County point to the
redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the Magnolia Avenue project in
Larkspur, both Grant Avenue projects in
Novato, and the Fourth Street project in San
Rafael had similar existing uses or site
characteristics as Site 16 prior to
redevelopment. The existing building is lower
in height and density than what would be
allowed upon rezoning the site. The site is
adjacent to Red Hill Avenue, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with transitoriented housing development. Furthermore, this site is within close proximity to residential
uses and existing services such as grocery
stores and within walking distance of
Downtown San Anselmo.

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
No 20 30 3 0 3
Change
B-018 Item 2.5 - Attachment 2
729
Housing Element Opportunity Site - 17
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
32 5 Palm ln 006-121-05 C-3 Single- GC No N
Resid. -
Improved
33 504 Red Hill 006-121-02 C-3 Single- GC No N
Ave Resid. -
Improved
34 520 Red Hill 006-091-09 C-3 Commercial GC No N
Ave
Improved
35 526 Red Hill 006-091-60 C-3 Commercial GC No N
Ave
Improved
36 510 Red Hill 006-121-01 C-3 Commercial GC No N
Ave
Improved
37 580 Red Hill 006-091-61 C-3 Commercial GC No N
Ave
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.295233 Moderate No
Change Income
N 0.095983 Moderate No
Change Income
N 0.172695 Moderate No
Change Income
N 0.129538 Moderate No
Change Income
N 0.166553 Moderate No
Change Income
N 0.375981 Moderate No
Change Income
Parcel ID 37 is occupied by an aging commercial
structure (over 50 years old) with a restaurant
use and a large, underutilized parking lot. Parcel
ID 35 contains an aging, vacant commercial
structure (constructed in 1928) that was
previously a neighborhood-serving retail and
service use. According to Town business license
records, this space has not been occupied by a
commercial tenant in at least 8 years. Parcel ID
34 contains an aging, vacant office and
commercial retail building (constructed in
1956). Parcel ID 36 contains an aging
commercial building (constructed in 1946) with
multiple office spaces and an underutilized
parking lot, and Parcel ID 33 has been occupied
by office uses in the past but, according to the
Town’s business license records, no longer
contains a commercial use. The leasable spaces
on both parcels have experienced tenant
turnover multiple times during the last planning
period, pointing to a nationwide shift from inperson work towards remote work, described in detail in Chapter 6, Housing Opportunities.

Lastly, Parcel ID 32 is developed with a relatively
small, aging single-family residential unit
(constructed in 1930) on a large lot. Recent
market trends in San Anselmo indicate potential
for redevelopment of aging, single-family
homes with higher-density residential uses, as
discussed in Chapter 6, Housing Opportunities.

The existing buildings are lower in height and
density than what would be allowed upon
rezoning those parcels. In addition, multiple
structures on the site do not conform with
today's building standards, and they would
require significant reinvestment to
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 6 1 5
20 30 2 1 1
20 30 4 1 3
20 30 3 1 2
20 30 3 0 3
20 30 7 0 7
improve and conform to those standards. The site is adjacent to Red Hill Avenue, a major thoroughfare and bus route in San Anselmo, making it ripe for redevelopment with transit-oriented housing development. Furthermore, this site is within close proximity to residential uses and existing services such as grocery stores and within walking distance of Downtown San Anselmo. The Town has received feedback that the property owner is interested in residential development on portions of the site, as shown in Table 6.10. Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multifamily housing by achieving economies of scale in site development. As demonstrated in Table 6.9, recent market trends in Marin County point to the redevelopment of aging commercial and nonresidential strips with residential uses. In particular, the Magnolia Avenue project in Larkspur and both Grant Avenue projects in Novato had similar existing uses or site characteristics as Site 17 prior to redevelopment.

B-019 Item 2.5 - Attachment 2
730
Housing Element Opportunity Site - 18
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th
ID Zoning land Use land Cycle Cycle
Use Site Site
38 17 Buena 006-121-17 R-1 Single- SF No N N
Vista Resid. -
Improved
39 9 Buena Vista 006-121-16 R-1 Single- SF No N N
Resid. -
Improved
40 412 Red Hill 006-121-14 C-3 Commercial GC No N N
Ave
Improved
41 400 Red Hill 006-121-15 C-3 Commercial GC No N N
Ave
Improved
42 No Address 006-121-13 C-3 Commercial GC No N N
Improved
43 50 Essex St 006-121-12 R-1 Single- SF No N N
Resid. -
Unimproved
Acreage Income Proposed
Considered Supported Zoning

0.05854 Above R-3
Moderate
Income

0.104348 Above R-3
Moderate
Income

0.266012 Moderate No
Income Change

0.211733 Moderate No
C Income hange

0.176831 Moderate
Income

0.263878 Above R-3
Moderate
Income
Parcel ID 43 is vacant but featured in this
inventory due to its proximity to the other sites
listed here. Parcel IDs 38 and 39 site contain
aging single-family homes (constructed in 1920
and 1900, respectively, without significant
improvements since that time). Recent market
trends in San Anselmo indicate potential for
redevelopment of aging, single-family homes
with higher-density residential uses, as
discussed in Chapter 6, Housing Opportunities.

Parcel ID 40 contains an aging office building
(constructed in 1965) with multiple tenants
ranging from skin care services to therapists to
piano teachers and more. The Town observes at
least one new business in the building annually,
pointing to a nationwide shift from in-person
shopping and work towards online retail and
remote work, described in detail in Chapter 6,
Housing Opportunities. Therefore, the Town
has identified an opportunity to consider other
land uses (i.e., housing) that support long-term
occupancy on the parcel. Parcel ID 42 contains a
large, underutilized parking lot associated with
the uses at Parcel ID 40. Parcel ID 41 contains a
one-story, aging office building (constructed in
1979) and an underutilized parking lot. As
demonstrated in Table 6.9, recent market
trends in Marin County point to the
redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the Magnolia Avenue project in
Larkspur, the Grant Avenue projects in Novato,
the Fourth Street project in San Rafael, and the
Third Street project in San Rafael had similar
existing uses as Site 18 prior to redevelopment.

All of the structures on the site do not conform
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 1 1 0
20 30 2 1 1
20 30 6 0 6
20 30 4 0 4
20 30 4 0 4
20 30 6 0 6
No
Change
with today’s building standards, and they would require significant reinvestment to improve and conform to those standards. The existing buildings are lower in height and density than what would be allowed upon rezoning those parcels. In addition, multiple structures on the site do not conform with today's building standards, and they would require significant reinvestment to improve and conform to those standards. The site is adjacent to Red Hill Avenue, a major thoroughfare and bus route in San Anselmo, making it ripe for redevelopment with transit-oriented housing development. Furthermore, this site is within close proximity to residential uses and existing services such as grocery stores and within walking distance of Downtown San Anselmo. Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multifamily housing by achieving economies of scale in site development. 20 B-020 Item 2.5 - Attachment 2
731
Housing Element Opportunity Site - 19
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
44 330 Red Hill 006-121-31 C-3 Commercial GC No N N 0.583407 Ave
Improved
45 306 Red Hill 006-161--05 C-3 Commercial GC Yes N N 0.328941 Ave
Improved
Income Proposed
Supported Zoning
lower No
Income Change
Moderate No
Income Change
Proposed Proposed Realistic Existing
Min. Max Capacity Units
Density Density
(DUA) (DUA)
20 30 12 0
20 30 6 0
Net
New
Units
12 6
This site includes an aging commercial
structure (constructed in 1937 without
significant improvements since that that time)
that currently operates as a funeral home and
a large, underutilized parking lot. The parcel is
underutilized as the aging structure sits on a
large lot, and the existing building is lower in
height and density than what would be
allowed upon rezoning those parcels. In
addition, the structure on the site does not
conform with today's building standards, and
it would require significant reinvestment to
improve and conform to those standards. As
demonstrated in Table 6.9, recent market
trends in Marin County point to the
redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the Vivian Street and Fourth Street
projects in San Rafael had similar existing uses
on the project site as Site 19 prior to
redevelopment. Furthermore, the site is
adjacent to Red Hill Avenue, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with transitoriented development. Furthermore, this site is within close proximity to residential uses
and existing services such as grocery stores
and within walking distance of Downtown San
Anselmo. Through Town staff’s proactive
approach to facilitating lot consolidation
through fee waivers, staff assistance, and an
expedited permitting process in Action 5.2e,
multiple smaller opportunity sites can be
combined into larger parcels more suitable
for multifamily housing by achieving
economies of scale in site development.

B-021 Item 2.5 - Attachment 2
732
Housing Element Opportunity Site - 20
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
ϰϲ 292 Red Hill 006-162-01 C-3 Commercial GC No N
Ave
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.190318 Moderate No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 3 0 3
This site includes an aging, partially vacant
office building (constructed in 1913 without
significant improvements since that time), and
the existing building is lower in height and
density than what would be allowed upon
rezoning the parcel. In addition,the structure
on the site does not conform with today's
building standards, and it would require
significant reinvestment to improve and
conform to those standards. The parcel is near
Red Hill Avenue, a major thoroughfare and bus
route in San Anselmo, making it ripe for
redevelopment with transit-oriented
development. Furthermore, this lot is within
close proximity to residential uses and existing
services such as grocery stores and within
walking distance of Downtown San Anselmo.

B-022 Item 2.5 - Attachment 2
733
Housing Element Opportunity Site - 21
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
47 100 Red Hill 006-167--04 C-3 Commercial GC No N
Ave
Improved
48 No Address 006-167--06 C-3 Commercial GC No N
Unimproved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.771783 lower No
Change Income
N 1.234847 Lower No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 16 0 16
20 30 25 0 25
This is an existing grocery store (Parcel ID 47)
and the adjacent lot (Parcel ID 48) is a large,
underutilized parking lot. The existing
building is aging, and the building is lower
than the height that would be allowed with
the additional development capacity on this
site with rezoning. The Town has received
developer interest in this site over the years,
but the lack of certainty surrounding the
discretionary approval process for residential
uses has curbed development proposals. As
part of the Objective Development and
Design Standards (ODDS) process in 2023,
the Town modeled residential development
of the site under the development standards
that would apply upon rezoning this site for
the Housing Element (see renderings below),
and the community was receptive to this
change on the site. As shown in the ODDS
renderings, the existing grocery store would
remain on the ground floor of the project
site and the project site would be developed
with residential uses on the 2nd and 3rd
stories above it. In addition, the renderings
depict redevelopment of the parking lot with
3-story residential buildings. Using the
development standards applied upon
rezoning the site for the Housing Element,
the rendering could achieve the density
projected in Table 6.8, Opportunity Site
Characteristics, with the grocery store on the
ground floor. Furthermore, this site is within
close proximity to residential uses and
existing services such as grocery stores and
within walking distance of Downtown San
Anselmo.

B-023 Item 2.5 - Attachment 2
734
Housing Element Opportunity Site - 22
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
49 6 Red Hill Ave 006-201-56 C-3 Commercial GC No N N 0.671628 Improved
50 2 Red Hill Ave 006-201--01 C-3 Commercial GC No N N 0.081778 Improved
51 90 Red Hill 006-201-46 C-3 Commercial GC No N N 0.264203 Ave
Improved
52 60 Red Hill 006-201--04 C-3 Commercial GC No N N 0.287077 Ave
Improved
53 50 Red Hill 006-201-55 C-3 Commercial GC No N N 0.164282 Ave
Improved
Parcel ID 50 has a vacant, aging retail building
(constructed in 1943), and Parcel ID 49 has
multiple aging retail buildings (all constructed
before 1950) that are either vacant or partially
vacant as of 2023. Multiple tenant spaces on
both properties have been chronically vacant in
recent years. This points to a nationwide shift
from in-person shopping and work towards
online retail and remote work, described in detail
in Chapter 6, Housing Opportunities. Therefore,
the Town has identified an opportunity to
consider other land uses (i.e., housing) that
support long-term occupancy on the parcel.

Parcel ID 52 contains an aging one-story office
building (built in 1948), and Parcel ID 53 contains
a two-story office building. In addition, there are
multiple large, underutilized parking lots,
distributed across Parcel IDs 49, 51, 52, and 53.

As demonstrated in Table 6.9 and the text that
followed it, recent market trends in Marin County
point to the redevelopment of aging commercial
and nonresidential strips with residential uses. In
particular, the 1005 Northgate Drive and the
Grant Avenue projects in Novato and the Fourth
Street project in San Rafael had similar existing
uses on the project site as Site 22. Parcel ID 51 is
an automotive shop with infrastructure for gas
pumping stations. Increased fuel efficiency and
reliability of vehicles, and popularity of hybrid
and electrical vehicles, have reduced demand for
auto-related services. Many auto repairs, car
dealerships (especially used cars), and gas
stations statewide have been converted to other
uses. In addition, the Town adopted a temporary
ban on gas stations in the past two years and is in
the process of adopting a permanent gas station
Income Proposed Proposed Proposed Realistic Existing Net Supported Zoning Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
lower No
Change
20 30 14 0 14
Income
Moderate 20 30 2 0 2
Income
Moderate 20 30 6 0 6
Income
Moderate 20 30 6 0 6
Income
Moderate 20 30 3 0 3
Income
No
Change
No
Change
No
Change
No
Change
ban in 2023 to support the local transition to clean energy sources. Therefore, the existing gas pumping infrastructure will no longer be useful and redevelopment with housing will be encouraged through the rezoning and various programs and actions identified in this Housing Element. All existing buildings on this site are lower in height and density than what would be allowed upon rezoning those parcels. In addition, all of the structures on the site do not conform with today's building standards and would require significant reinvestment to improve and conform to those standards. The site is adjacent to Red Hill Avenue, a major thoroughfare and bus route in San Anselmo, making it ripe for redevelopment with transit-oriented housing development. Furthermore, this site is within close proximity to residential uses and existing services such as grocery stores and within walking distance of Downtown San Anselmo. The Town has received feedback that property owners are interested in residential development on the site, as shown in Table 6.10. Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multifamily housing by achieving economies of scale in site development.

B-024 Item 2.5 - Attachment 2
735
Housing Element Opportunity Site - 23
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
54 275 006-211-21 C-3 Commercial GC No 28 N 0.21342
Greenfield
Ave Improved
Income Proposed
Supported Zoning
Moderate No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 4 0 4
This site includes one aging commercial office
structure (over 50 years old) and an
underutilized parking lot on a lot that has
unrealized residential and commercial
development potential. The site is adjacent to
Greenfield Avenue and Red Hill Avenue, two
major thoroughfares and bus routes in San
Anselmo, making it ripe for redevelopment
with transit-oriented housing development.

Furthermore, this lot is within close proximity
to residential uses and existing services such
as grocery stores and within walking distance
of Downtown San Anselmo. Furthermore, as
demonstrated in Table 6.9, recent market
trends in Marin County point to the
redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the 1301 Grant Avenue project in
Novato and the Fourth Street project in San
Rafael had similar existing uses on the project
site as Site 23 prior to redevelopment.

B-025 Item 2.5 - Attachment 2
736
Housing Element Opportunity Site - 24
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
55 230 006-173-07 C-3 Commercial GC No 27 N 0.435113
Greenfield
Ave Improved
56 208 006-173-11 C-3 Commercial GC No N N 0.571342
Greenfield
Ave Improved
57 270 006-173-22 C-3 Commercial GC Yes N N 0.28561
Greenfield
Ave Unimproved
58 224 006-173-17 C-3 Commercial GC No N N 0.594514
Greenfield
Ave Improved
59 210 006-173-04 C-3 Commercial GC No N N 0.23807
Greenfield
Ave Improved
60 222 006-173-16 C-3 Commercial GC No N N 0.526385
Greenfield
Ave Improved
Income Proposed
Supported Zoning
Moderate No
Income Change
lower No
Income Change
Moderate No
Income Change
lower No
Income Change
Moderate No
Income Change
lower No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 9 0 9
20 30 11 0 11
20 30 5 0 5
20 30 12 0 12
20 30 4 0 4
20 30 11 0 11
property owner is interested in residential development on some parcels (Parcel IDs 58 and 60), as shown in Table 6.10. Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multi-family housing by achieving economies of scale in site development. As demonstrated in Table 6.9, recent market trends in Marin County point to the redevelopment of aging commercial and nonresidential strips with residential uses. In particular, the Magnolia Avenue project in Larkspur, the three projects in Novato, the Vivian Street project in San Rafael, and the Tamal Vista Boulevard project in Corte Madera had similar existing uses as Site 24 prior to redevelopment.

Parcel ID 56 has an aging mini-storage facility
(constructed in 1925), Parcel ID 59 has an aging
commercial retail use (constructed in 1947),
Parcel ID 60 include retail, office, and gym uses
in an aging commercial building (constructed in
1966), Parcel ID 58 has ground floor retail and
upper floor office uses in an aging commercial
building (built prior to 1950), and Parcel ID 55
has a gym in an aging commercial structure
(constructed in 1951). Parcel 57 does not
contain any structures, with only an
underutilized parking lot that occupies a third of
the parcel. Some of the office spaces on Parcel
ID 58 are vacant, which points to a nationwide
shift from in-person shopping and work towards
online retail and remote work, described in
detail in Chapter 6, Housing Opportunities. In
addition, vacant land sits behind the existing
buildings on Parcel IDs 55, 56, 58, 59, and 60,
leaving the sites underutilized. The existing
buildings are all lower in height and density
than what would be allowed upon rezoning
those parcels. In addition, one of the structures
on the site (Parcel ID 56) does not conform
with today's building standards, and it would
require significant reinvestment to improve and
conform to those standards. The site is adjacent
to Greenfield Avenue, a major thoroughfare and
bus route in San Anselmo, making it ripe for
redevelopment with transit-oriented housing
development. Furthermore, this site is within
close proximity to residential uses and existing
services such as grocery stores and within
walking distance of Downtown San Anselmo.

The Town has received feedback that a
B-026 Item 2.5 - Attachment 2
737
ϲ
ϭ
20 738
Housing Element Opportunity Site - 26
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
62 144 006-171-07 C-3 Single- GC No N
Greenfield Resid. -
Ave Improved
63 6W Hillside 006-171-08 C-3 Single- GC No N
Ave Resid. -
Improved
64 128 006-171-05 C-3 Commercial GC No N
Greenfield
Ave Improved
65 130 006-171-06 C-3 Commercial GC No 25
Greenfield
Ave Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.165904 Moderate No
Change Income
N 0.595664 lower No
Income Change
N 0.158832 Moderate No
Change Income
N 0.508352 lower No
Change Income
in San Anselmo, making it ripe for redevelopment with transit-oriented housing development. Furthermore, this site is within close proximity to residential uses and existing services such as grocery stores and within walking distance of Downtown San Anselmo. Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multi-family housing by achieving economies of scale in site development.

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 1 2
13 30 12 1 11
13 30 3 0 3
13 30 10 0 10
This site includes two aging commercial
commercial (retail with a vacant office space
above on Parcel ID 64 and offices with some
vacant tenant spaces on Parcel ID 65)
structures constructed between 1934 and
1963. These vacancies point to a nationwide
shift from in-person work towards remote
work, described in detail in Chapter 6, Housing
Opportunities. As demonstrated in Table 6.9,
recent market trends in Marin County point to
the redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the Magnolia Avenue project in
Larkspur and the 1301 Grant Avenue project in
Novato had similar existing uses as Site 26
prior to redevelopment. The site also includes
two aging single-family residential structures
(both constructed before 1933 without
significant improvements since that time). The
parcels with commercial uses have large,
underutilized parking lots. The parcels with
existing residential uses are underutilized as the
small, aging single-family homes sit on large
lots. Furthermore, recent market trends in San
Anselmo point to redevelopment of singlefamily residential housing with higher-density residential uses, as discussed in Chapter 6,
Housing Opportunities. All of the existing
buildings are lower in height and density than
what would be allowed upon rezoning those
parcels. In addition, multiple structures on the
site do not conform with today's building
standards, and they would require significant
reinvestment to improve and conform to those
standards. The site is adjacent to Greenfield
Avenue, a major thoroughfare and bus route
B-028 Item 2.5 - Attachment 2
739
Housing Element Opportunity Site - 27
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
66 60 Greenfield 006-254-13 C-3 Commercial GC No N
Ave
Improved
67 118 006-171--03 C-3 Commercial GC No N
Greenfield
Ave Improved
68 114 006-171--02 C-3 Commercial GC No N
Greenfield
Ave Improved
69 70 Greenfield 006-254-14 C-3 Commercial GC No N
Ave
Improved
70 No Address 006-171-12 C-3 Commercial GC No N
Unimproved
71 90 Greenfield 006-171-13 C-3 Commercial GC No N
Ave
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.25836 Moderate No
Income Change
N 0.186737 Moderate No
Income Change
N 0.128964 Moderate No
Income Change
N 0.194214 Moderate No
Income Change
N 0.245434 Moderate No
Income Change
N 0.049589 Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 5 0 5
13 30 3 0 3
13 30 3 0 3
13 30 4 0 4
13 30 5 0 5
No 13 30 1 0 1
Change
that would apply upon rezoning this site for the Housing Element (see rendering below), and the community was receptive to this change on the site. Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multifamily housing by achieving economies of scale in site development.

Parcel ID 66 includes a vacant commercial
building, most recently operated as a
restaurant, and a large, underutilized parking
lot. Parcel ID 68 also includes a restaurant
use and an underutilized parking lot. Site 70
is occupied by a large, underutilized parking
lot. Site 69 and 67 include commercial
structures with a studio use, which are
largely underutilized given the amount of
unoccupied space remaining in each
building. Both Site 69 and 67 have
undergone tenant changes relatively often.

Lastly, Site 71 operates a neighborhoodserving service use on the narrow lot between the large parking lot and one of the
studios. The existing buildings are lower in
height and density than what would be
allowed upon rezoning those parcels. As
demonstrated in Table 6.9, recent market
trends in Marin County point to the
redevelopment. The site is adjacent to
Greenfield Avenue, a major thoroughfare
and bus route in San Anselmo, making it ripe
for redevelopment with transit-oriented
housing development. Furthermore, this site
is within close proximity to residential uses
and existing services such as grocery stores
and within walking distance of Downtown
San Anselmo. As part of the Objective
Development and Design Standards (ODDS)
process in 2023, the Town modeled
residential development of the 60 Greenfield
Avenue portion of the site under
redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the Magnolia Avenue project in
Larkspur and the two projects in San Rafael
had the development standards
B-029 Item 2.5 - Attachment 2
740
Housing Element Opportunity Site - 28
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th
ID Zoning land Use land Cycle Cycle
Use Site Site
72 316 Sir 006-251-03 C-2 Commercial cc No N N
Francis Drake
Blvd Improved
73 312 Sir 006-251-02 C-2 Commercial cc No N N
Francis Drake
Blvd Improved
74 300 Sir 006-2Sl-01 C-2 Commercial cc No N N
Francis Drake
Blvd Improved
75 340 Sir 006-251-05 C-2 Commercial cc No N N
Francis Drake
Blvd Improved
76 40 Greenfield 006-251-10 C-3 Commercial GC No N N
Ave
Improved
77 34 Greenfield 006-251-09 C-3 Commercial GC No N N
Ave
Improved
78 14 Greenfield 006-251-28 C-3 Commercial GC No N N
Ave
Improved
79 324 Sir 006-251-27 C-2 Commercial cc No N N
Francis Drake
Blvd Improved
80 No Address 006-251-08 C-3 Commercial GC No N N
Unimproved
Acreage Income Proposed
Considered Supported Zoning

0.17984 Moderate C-3
Income

0.07021 Moderate C-3
Income

0.179605 Moderate C-3
Income

0.151127 Moderate C-3
Income

0.330668 Moderate No
Income Change

0.0736 Moderate No
Income Change

0.177424 Moderate No
Income Change

0.346566 Moderate C-3
Income

0.233804 Moderate No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 0 3
13 30 1 0 1
13 30 3 0 3
13 30 3 0 3
13 30 6 0 6
13 30 2 0 2
13 30 3 0 3
13 30 7 0 7
13 30 4 0 4
Parcel ID 76 contains an aging commercial office
building (constructed in 1974) with multiple
tenant spaces, many of which are currently
vacant and undergo tenant changes relatively
often. Parcel ID 77 includes a gym use in an
aging commercial building (constructed in
1923). Parcel ID 80 consists of a large,
underutilized parking lot. Parcel ID 78 provides a
studio in an aging commercial building
(constructed prior to 1924) with multiple tenant
spaces, many of which are currently vacant.

Parcel IDs 75 and 79 contain neighborhoodserving services and retail in aging commercial buildings (constructed in 1930 and 1924,
respectively) and an underutilized parking lot.

Parcel ID 72 contains an aging commercial
building (constructed in 1922) that has been
vacant since 2012, previously operating as a
retail use. Parcel ID 73 contains an aging
commercial building (constructed in 1921) that
currently operates as a gym use. This lot has
experienced prolonged periods (six months or
more) of vacancy and undergone multiple
tenant changes during the previous planning
period. Parcel ID 74 includes an aging
commercial building (constructed in 1912) with
multiple retail spaces that are currently vacant.

These vacancies point to a nationwide shift from
in-person shopping and work towards online
retail and remote work, described in detail in
Chapter 6, Housing Opportunities. As
demonstrated in Table 6.9, recent market
trends in Marin County point to the
redevelopment of aging commercial and
nonresidential strips with residential uses. In
particular, the Magnolia Avenue project in
Larkspur, the Grant Avenue projects in Novato,
and both housing projects in San Rafael had
B-030 Item 2.5 - Attachment 2
741
Housing Element Opportunity Site - 28 (Continued)
Town of San Anselmo
similar existing uses as Site 28 prior to redevelopment. All existing buildings are lower in height and density than what would be allowed upon rezoning those parcels. All of the structures except those on Parcel ID 76 do not conform with today's building standards, and they would require significant reinvestment to improve and conform to those standards. The site is adjacent to Sir Francis Drake Boulevard and Greenfield Avenue, two major thoroughfares with a bus route in San Anselmo, making it ripe for redevelopment with transit-oriented housing development. Furthermore, this site is within close proximity to residential uses and existing services such as grocery stores and adjacent to Downtown San Anselmo. The Town has received feedback that property owners are interested in residential development on the site, as shown in Table 6.10. Through Town staff’s proactive approach to facilitating lot consolidation through fee waivers, staff assistance, and an expedited permitting process in Action 5.2e, multiple smaller opportunity sites can be combined into larger parcels more suitable for multifamily housing by achieving economies of scale in site development.

B-031 Item 2.5 - Attachment 2
742
Housing Element Opportunity Site - 29
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
81 55 San Rafael 007-211-04 R-1 Single- DMR No N N 0.341729 Ave Resid. -
Improved
82 43 San Rafael 007-211-05 R-1 Single- DMR No N N 0.52587 Ave Resid. -
Improved
Income Proposed
Supported Zoning
Above R-2
Moderate
Income
Above R-2
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
6 12 2 1 1
6 12 4 2 2
Thissite includestwo, aging single-family homes
(constructed in 1902 and 1905 without
significantimprovementssince that time).The
parcels are underutilized, and the agingsinglefamilystructuressit on large lots, and the existing buildings are lowerin height and
density than what would be allowed upon
rezoning those parcels. In addition, the
structures on the site do not conform with
today's building standards, and they would
require significant reinvestmenttoimprove and
conform to thosestandards. Furthermore,this
site is adjacent to residential uses,within close
proximity to existing services such as grocery
stores,andwithinwalkingdistance of
Downtown San Anselmo and transit stops.

Through Town staff’s proactive approach to
facilitating lot consolidation to support housing
redevelopment in Action 5.2e, multiple smaller
opportunity sites can be combined into larger
parcels more suitable for multi-family housing
by achieving economies of scale in site
development.

B-032 Item 2.5 - Attachment 2
743
Housing Element Opportunity Site - 30
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
83 71 San Rafael 007-211-01 R-1 Single- SF No N
Ave Resid. -
Improved
84 76 Tamalpais 007-211-36 R-1 Single- SF No N
Ave Resid. -
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.486363 Above R-2
Moderate
Income
N 0.403005 Above R-2
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA}
6 12 4 1 3
6 12 3 1 2
This site includes two, aging single-family
homes (both constructed in 1910 without
significant improvements since that time). The
parcels are underutilized, and the aging singlefamily structures sit on large lots, and the existing buildings are lower in height and
density than what would be allowed upon
rezoning those parcels. In addition, the
structures on the site do not conform with
today's building standards, and they would
require significant reinvestment to improve
and conform to those standards.

Furthermore, this site is adjacent to
residential uses, within close proximity to
existing services such as grocery stores, and
within walking distance of Downtown San
Anselmo and transit stops. The Town has
received feedback that the property owner is
interested in residential development on
portions of the site, as shown in Table 6.10.

Through Town staff’s proactive approach to
facilitating lot consolidation to support
housing redevelopment in Action 5.2e,
multiple smaller opportunity sites can be
combined into larger parcels more suitable for
multi-family housing by achieving economies
of scale in site development.

B-033 Item 2.5 - Attachment 2
744
Housing Element Opportunity Site - 31
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
85 206 Sir 006-252-02 C-2 Commercial cc No 36
Francis Drake
Blvd Improved
86 214 Sir 006-252-03 C-2 Commercial cc No N
Francis Drake
Blvd Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.14685 Moderate C-3
Income
N 0.149688 Moderate C-3
Income
The site includes two aging commercial
buildings constructed in 1912 and 1913 with no
significant improvements since that time. Both
buildings contain restaurant uses and Parcel ID
85 also includes some vacant, leasable office
spaces. The existing buildings are lower in
height and density than what would be allowed
upon rezoning those parcels. In addition, the
structures on the site do not conform with
today's building standards, and they would
require significant reinvestment to improve and
conform to those standards. As demonstrated
in Table 6.9, recent market trends in Marin
County point to the redevelopment of aging
commercial and nonresidential strips with
residential uses. In particular, the Magnolia
Avenue project in Larkspur, 1301 Grant Avenue
project in Novato, and Fourth Street project in
San Rafael had similar existing uses as Site 31
prior to redevelopment. The site is adjacent to
Sir Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with transitoriented housing development. Through Town staff’s proactive approach to facilitating lot
consolidation through fee waivers, staff
assistance, and an expedited permitting
process in Action 5.2e, multiple smaller
opportunity sites can be combined into larger
parcels more suitable for multifamily housing
by achieving economies of scale in site
development.

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 1 2
13 30 3 0 3
B-034 Item 2.5 - Attachment 2
745
Housing Element Opportunity Site - 32
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
87 43 Tamalpais 007-212-13 R-1 Single- DMR No 31 N 0.161294 Ave Resid. -
Improved
88 41 Tamalpais 007-212-14 R-1 Single- DMR No N N 0.174633 Ave Resid. -
Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
Above R-3
Moderate
Income
This site includes two single-family homes (one
constructed in 1910 and the other in 1985
without significant improvements since that
time). The parcels are underutilized, and the
single-family structures sit on large lots, and
the existing buildings are lower in height and
density than what would be allowed upon
rezoning those parcels. In addition, one of the
structures on the site does not conform with
today's building standards, and it would
require significant reinvestment to improve and
conform to those standards. Furthermore, this
site is adjacent to residential uses, within close
proximity to existing services such as grocery
stores, and within walking distance of
Downtown San Anselmo and transit stops.

The Town has received feedback that the
property owner is interested in residential
development on portions of the site, as listed
in Table 6.10. Through Town staff’s proactive
approach to facilitating lot consolidation to
support housing redevelopment in Action

5.2e, multiple smaller opportunity sites can be
combined into larger parcels more suitable for
multi-family housing by achieving economies
of scale in site development.

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 1 2
13 30 3 1 2
B-035 Item 2.5 - Attachment 2
746
Housing Element Opportunity Site - 33
Town of San Anselmo SAH ANSELMO
Parcel Address
ID
APN Current Existing
Zoning land Use
89 50 Mariposa 007-284-50 R-2
Ave
SingleResid.

Improved
GP Vacant 4th 5th Acreage Income Proposed Proposed Proposed Realistic Existing Net land Cycle Cycle Considered Supported Zoning Min. Max Capacity Units New Use Site Site
DMR No N N 0.36497 Above R-3
Moderate
Income
Density
(DUA)
13 Density
(DUA}
30 Units
7 1 6
Thissite includes an aging single-family home
(constructed in 1904 without significant
improvements since that time). The parcel is
underutilized as the aging single-family
structure sits on a large lot, and the existing
building is lower in height and density than
what would be allowed upon rezoning the
parcel. In addition, the structure on the site
does not conform with today's building
standards, and it would require significant
reinvestment to improve and conform to
those standards. Furthermore, this site is
adjacent to residential uses, within close
proximity to existing services such as grocery
stores, and within walking distance of
Downtown San Anselmo and transitstops.

B-036 Item 2.5 - Attachment 2
747
Housing Element Opportunity Site - 34
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
90 69 Tamai pa is 007-212-07 R-1 Single- DMR No 29 N 0.226514 Ave Resid. -
Improved
91 77 Tamalpais 007-212-06 R-1 Single- DMR No N N 0.197187 Ave Resid. -
Improved
92 63 Tamalpais 007-212-09 R-1 Single· DMR No N N 0.177684 Ave Resid. -
Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
Above R-3
Moderate
Income
Above R-3
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 4 1 3
13 30 4 1 3
13 30 4 1 3
This site includes aging single-family homes
(constructed in 1900, 1903, and 1905 without
significant improvements since that time). The
parcels are underutilized, and the aging singlefamily structures sits on larger lots that could be combined for housing redevelopment
through Action 5.2e. The existing buildings are
lower in height and density than what would
be allowed upon rezoning those parcels. In
addition, the structures on the site do not
conform with today's building standards, and
they would require significant reinvestment to
improve and conform to those standards.

Furthermore, this site is adjacent to
residential uses, within close proximity to
existing services such as grocery stores, and
within walking distance of Downtown San
Anselmo and transit stops. The Town has
received feedback that the property owner is
interested in residential development on
portions of the site, as listed in Table 6.10.

Through Town staff’s proactive approach to
facilitating lot consolidation to support
housing redevelopment in Action 5.2e,
multiple smaller opportunity sites can be
combined into larger parcels more suitable for
multi-family housing by achieving economies
of scale in site development.

B-037 Item 2.5 - Attachment 2
748
T
hissiteincludesagingsingle-family
homes;constructedinϭϵϬϳandϭϵϯϬ
withoutsignificantimprovementssince
thattimeͿ.Theparcelsareunderutilized,
andtheagingsingle-familystructuressit
onlotsthatcouldbeconsolidatedfor
housingredevelopmentthroughAction
ϱ.Ϯe.Theexistingbuildingsarelowerin
heightanddensitythanwhatwouldbe
alloweduponrezoningthoseparcels.In
addition,thestructuresonthesitedonot
conformwithtodayΖsbuildingstandards,
andtheywouldreƋuiresignificant
reinvestmenttoimproveandconformto
thosestandards.AspartoftheKbjective
DevelopmentandDesignStandards
;KDDSͿprocessinϮϬϮϯ,theTown
modeledresidentialdevelopmentonthe
ϱϴDagnoliaAvenueportionofthesite
underthedevelopmentstandardsthat
wouldapplyuponrezoningthissitefor
the,ousing
lement;seerendering
belowͿ,andthecommunitywas
receptivetothischangeonthesite.
>ocatedinDowntownSanAnselmo,this
siteisadjacenttoresidentialuses,within
closeproximitytoexistingservicessuch
asgrocerystores,andwithinwalking
distanceoftransitstops.TheTownhas
receivedfeedbackthattheproperty
ownerisinterestedinresidential
developmentonportionsofthesite,as
listedinTable6.10.
ϵϯ
ϵϰ
B-038 Item 2.5 - Attachment
2 749
Housing Element Opportunity Site - 36
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
ϵϱ 36 Magnolia 007-212-37 R-2 Multiple- DMR No 32 N 0.197522 Ave Unit 2 Resid. -
Improved
96 30 Magnolia 007-212-36 R-1 Single- DMR No N N 0.141577 Ave Resid. -
Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
Above R-3
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 4 2 2
13 30 2 1 1
Thissite includesagingsingle-familyhomes
(constructed in 1920 and 1940)without
significantimprovementssince that time,
resulting ina lowimprovement value relative
to thevalue ofthe land. The parcels are
underutilized, and the aging single-family
structuressit on lots that could be
consolidated forhousingredevelopment
through Action 5.2e. The existingbuildings are
lowerinheight and density than what would
be allowed upon rezoning those parcels. In
addition, the structures on the site do not
conform with today's building standards, and
theywould require significant reinvestmentto
improve and conformtothose standards.

Located in DowntownSan Anselmo, this site is
within close proximity to existing residential
uses andservices such as grocery stores and
within walkingdistance oftransitstops. The
Town has received feedback that the property
ownerisinterested in residential development
on portions ofthe site, as listed in Table 6.10.

B-039 Item 2.5 - Attachment 2
750
Housing Element Opportunity Site - 37
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
97 69 Magnolia 007-213.-08 R-1 Single- DMR No 33 N 0.180264 Ave Resid. -
Improved
98 73 Magnolia 007-213-57 R-1 Single- DMR No N N 0.128441 Ave Resid. -
Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
Above R-3
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 1 2
13 30 3 1 2
Thissite includes aging single-familyhomes
(constructed in 1900 and 1910) without
significantimprovementssince that time,
resulting ina low improvement value relative
to the value of the land. The parcels are
underutilized, and the aging single-family
structuressit on lots that could be
consolidated for housing redevelopment
through Action 5.2e. One of the existing
buildingsis lower in height and density than
what would be allowed upon rezoning the
parcels. In addition, the structures on the site
do not conform with today's building
standards, and theywould require significant
reinvestmenttoimprove and conform to those
standards. Located in Downtown San
Anselmo, this site is within close proximity to
existing residential uses and servicessuch as
grocery stores and within walking distance of
transitstops.

B-040 Item 2.5 - Attachment 2
751
Housing Element Opportunity Site - 38
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
99 41 Magnolia 007-213-17 R-1 Single- DMR No N N 0.106389 Ave Resid. -
Improved
100 43 Magnolia 007-213-16 R-1 Single- DMR No 34 N 0.108554 Ave Resid. -
Improved
101 47 Magnolia 007-213-15 R-1 Single· DMR No N N 0.096597 Ave Resid. -
Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
Above R-3
Moderate
Income
Above R-3
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 2 1 1
13 30 2 1 1
13 30 2 1 1
Thissite includes aging single-family homes
(constructed in 1916, 1924, and 1938)
without significant improvements since that
time, resulting ina lowimprovement value
relative to the value ofthe land. The parcels
are underutilized, and the aging single-family
structuressit on lots that could be
consolidated for housing redevelopment
through Action 5.2e. In addition, the
structures on the site do not conform with
today'sbuilding standards, and theywould
requiresignificant reinvestment toimprove
and conform to those standards. Located in
DowntownSanAnselmo,thissiteis within
close proximity to existing residential uses
and services such as grocery stores and
within walking distanceof transitstops. The
Town has received feedback that the
property ownerisinterested in residential
developmenton portions ofthe site, as listed
in Table 6.10.

B-041 Item 2.5 - Attachment 2
752
Housing Element Opportunity Site - 39
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage ID Zoning land Use land Cycle Cycle Considered
Use Site Site
102 196 Tunstead 007-213-50 R-2 Single- DMR No 35 N 0.160963 Ave Resid.

Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
This site includes an aging single-family home
(constructed in 1934 without significant
improvements since that time). The parcel is
underutilized as the aging, existing building is
lower in height and density than what would
be allowed upon rezoning the parcel. In
addition, the structure on the site does not
conform with today's building standards, and
it would require significant reinvestment to
improve and conform to those standards.