San Anselmo City Council
December 12, 2023

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
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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
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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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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
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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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• 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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FOR DISCUSSION PURPOSES ONLY
• 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?)
Below is a summary of the input received through the multiple choice questions, followed by open ended “Other” responses that accompanied questions 8-14. San Anselmo Housing Element | Prepared by Houseal Lavigne
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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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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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San Anselmo Housing Element Update - Feedback Form Summary 8

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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San Anselmo Housing Element Update - Feedback Form Summary 9

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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San Anselmo Housing Element Update - Feedback Form Summary 11

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 6
1312
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 6
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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 6
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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 6
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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 6
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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 6
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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 6
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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 6
1319
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 6
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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 6
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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 6
1322
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 6
1323
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 6
1324
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 6
1325
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 6
1326
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 6
1327
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 6
1328
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 6
1329
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 6
1330
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 6
1331
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 6
1332
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 6
1333
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 6
1334
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 6
1335
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 6
1336
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 6
1337
ϲ
ϭ
20 1338
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 6
1339
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 6
1340
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 6
1341
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 6
1342
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 6
1343
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 6
1344
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 6
1345
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 6
1346
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 6
1347
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 6
1348
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
6 1349
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 6
1350
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 6
1351
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 6
1352
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.

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

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 1 2
B-042 Item 2.5 - Attachment 6
1353
Housing Element Opportunity Site - 40
Town of San Anselmo SAH ANSELMO
Parcel Address
ID
103 160 Sir
Francis Drake
Blvd
104 130Sir
Francis Drake
Blvd
105 190 Sir
Francis Drake
Blvd
106 120 Sir
Francis Drake
Blvd
107 100 Sir
Francis Drake
Blvd
This site includes aging single-story
commercial structures, four of which are more
than 47 years old (Parcel IDs 103, 104, 105,
and 106) and one of which is partially vacant
(Parcel ID 103). Parcel IDs 103, 105, and 107
are office buildings, Parcel ID 104 is an outdoor
nursery, and Parcel ID is a restaurant. All of the
existing buildings that are lower in height and
density than what would be allowed upon
rezoning those parcels. In addition, all parcels
include large, underutilized parking lots. All of
the commercial structures sit on lots that
could be consolidated for housing
redevelopment through Action 5.2e. 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.

The Town has received feedback that property
owner of Parcel ID 104 is interested in
residential development on the site.

APN Current Existing
Zoning land Use
GP Vacant 4th 5th Acreage Income Proposed Proposed Proposed Realistic Existing Net 006-241-05 C-3
006-241-56 C-3
006-241-06 C-3
006-241-61 C-3
006-241-63 C-3
land Cycle Cycle Considered Supported Zoning Min. Max Capacity Units New Use
Commercial CC
Improved
Commercial CC
Improved
Commercial CC
Improved
Commercial CC
Improved
Commercial CC
Improved
No
No
No
No
No
Site Site
37 N
N N
N N
N N
N N

0.429 Moderate No
Income Change

0.757108 lower
Income
No
Change

0.4 70075 Moderate No
Income Change

0.519079 lower
Income
No
Change

0.145303 Moderate No
Income Change
Density
(DUA)
13 13
13 13
13 Density
(DUA)
30 30
30 30
30 Units
9 0 9
16 0 16
9 0 9
10 0 10
3 0 3
B-043 Item 2.5 - Attachment 6
1354
Housing Element Opportunity Site - 41
Town of San Anselmo SAH ANSELMO
Parcel Address
ID
APN Current Existing
Zoning land Use
GP Vacant 4th 5th Acreage Income Proposed Proposed Proposed Realistic Existing Net 108 182 Pine St 007-251-37 R-1
109 170 Pine St 007-251-34 R-1
110 140 Pine St 007-251-27 R-1
111 160 Pine St 007-251-32 R-1
112 184 Pine St 007-251-38 R-1
113 150 Pine St 007-251-29 R-1
land Cycle Cycle Considered Supported Zoning Min. Max Capacity Units New Use
Single- DMR No
Resid. -
Improved
Single- DMR No
Resid. -
Improved
Single· DMR No
Resid. -
Improved
Single- DMR No
Resid. -
Improved
Single- DMR No
Resid. -
Improved
Single- DMR No
Resid. -
Improved
Site Site
N N
N N
N N
N N
N N
N N

0.107203 Above R-3
Moderate
Income

0.105921 Above R-3
Moderate
Income

0.120261 Above R-3
Moderate
Income

0.105384 Above R-3
Moderate
Income

0.114634 Above R-3
Moderate
Income

0.10549 Above R-3
Moderate
Income
Density
(DUA)
13 13
13 13
13 13
Density
(DUA)
30 30
30 30
30 30
Units
2 1 1
2 1 1
3 1 2
2 1 1
2 1 1
2 1 1
This site includes aging single-family homes
(constructed between 1907 and 1926) without
significant improvements since that time,
resulting in a low improvement value relative
to the value of the land. The parcels are
underutilized, and the aging single-family
structures sit on lots that could be
consolidated for housing redevelopment
through Action 5.2e. 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. 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. Located in Downtown San
Anselmo, this site is within close proximity to
existing residential uses and services such as
grocery stores and within walking distance of
transit stops. The Town has received feedback
that property owners are interested in
residential development on the site, as listed
in Table 6.10.

B-044 Item 2.5 - Attachment 6
1355
Housing Element Opportunity Site - 42
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
114 171 Pine St 007-252-02 R-1 Single- DMR No N N 0.090982 Resid. -
Improved
115 177 Pine St 007-252-01 R-1 Single- DMR No N N 0.095997 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 1 1 0
13 30 2 1 1
This site includes aging single-family homes
(constructed in 1917 and 1922) without
significant improvements since that time,
resulting in a low improvement value relative to
the value of the land. The parcels are
underutilized, and the aging single-family
structures sit on lots that could be consolidated
for housing redevelopment through Action 5.2e.

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

B-045 Item 2.5 - Attachment 6
1356
Housing Element Opportunity Site - 43
Town of San Anselmo
Parcel Address APN Current Existing GP Vacant 4th 5th Acreage Income Proposed Proposed Proposed Realistic ID Zoning land Use land Cycle Cycle Considered Supported Zoning Min. Max Capacity Use Site Site Density Density
(DUA) (DUA)
116 155 Pine St 007-252--06 R-1 Single- DMR No N N 0.105224 Above R-3 13 30 2 Resid. Moderate
Improved Income

SAH ANSELMO
Existing Net
Units New
Units
1 1
This site includes an aging single-family home
(constructed in 1925) and has had no
significant improvements since that time,
resulting in a low improvement value relative
to the value of the land. 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.

B-046 Item 2.5 - Attachment 6
1357
Housing Element Opportunity Site - 44
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
117 129 Pine St 007-252-13 R-1 Single- DMR No N
Resid.

Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.11306 Above R-3
Moderate
Income
This site is underutilized as it includes an aging
single-family home (constructed in 1914) and
has had no significant improvements since that
time, resulting in a low improvement value
relative to the value of the land. 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. Located in
Downtown San Anselmo, this site is within
close proximity to existing residential uses and
services such as grocery stores and within
walking distance of transit stops.

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 2 1 1
B-047 Item 2.5 - Attachment 6
1358
Housing Element Opportunity Site - 45
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
118 110 Ross Ave 007-281-21 R-2 Multiple- DMR No N N 0.401478 Resid.

Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA}
13 30 8 2 6
Thissite includes an aging single-family home
(constructedprior to 1924 without significant
improvementssincethat time). Theparcel is
underutilized as the existing single-family
homesits on alarge lot, and the existing
buildingislowerinheight and densitythan
what wouldbeallowed upon rezoningthe
parcel. In addition,the structureonthe site
does not conform with today'sbuilding
standards, andit would requiresignificant
reinvestment toimprove andconform tothose
standards. Located near Downtown San
Anselmo, thissite is withincloseproximityto
existing residential usesand services such as
grocery stores and within walking distanceof
transitstops. The Townhasreceived feedback
that the property owner isinterestedin
residential developmentonthe site, as listed
in Table 6.10.

B-048 Item 2.5 - Attachment 6
1359
Housing Element Opportunity Site - 46
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
119 80 Ross Ave 007-281-13 R-2 Single- DMR No N N 0.173087 Resid. -
Improved
120 88 Ross Ave 007-281-14 R-2 Single- DMR No N N 0.126553 Resid. -
Improved
121 102 Ross Ave 007-281-19 R-2 Exemption DMR No N N 0.202971 - 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 2 2
13 30 3 1 2
13 30 4 1 3
This site includes aging single-family homes
(constructed in 1900, 1935, and 1968) without
significant improvements since that time,
resulting in a low improvement value relative
to the value of the land. The parcels are
underutilized, and the aging single-family
structures sit on lots that could be
consolidated for housing redevelopment
through Action 5.2e. 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. One of the existing buildings is
lower in height and density than what would be
allowed upon rezoning the 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.

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

B-049 Item 2.5 - Attachment 6
1360
Housing Element Opportunity Site - 47
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
122 68 Ross Ave 007-281-12 R-2 Single- DMR No N N 0.121124 Resid. -
Improved
123 1 Cedar St 007-281-11 R-2 Multiple- DMR No N N 0.161667 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 2 1
This site includes aging single-family homes
(constructed in 1912 and 1953) without
significant improvements since that time,
resulting in a low improvement value relative
to the value of the land. The parcels are
underutilized, and the aging single-family
structures sit on lots that could be
consolidated for housing redevelopment
through Action 5.2e. 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. 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. Located near
Downtown San Anselmo, this site is within
close proximity to existing residential uses and
services such as grocery stores and within
walking distance of transit stops.

B-050 Item 2.5 - Attachment 6
1361
Housing Element Opportunity Site - 48
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
124 61 Woodland 007-282-23 R-1 Exemption DMR No N N 0.127062 Ave - Improved
Income Proposed
Supported Zoning
Above R-3
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 0 3
This site includes an aging single-family home
(constructed prior to 1924 without significant
improvements since that time). The parcel is
underutilized as the existing building islower
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 toimprove
and conform to thosestandards. Locatedin
Downtown San Anselmo, this site iswithin
close proximity to existing residential uses and
services such as grocery stores and within
walking distance of transit stops.

B-051 Item 2.5 - Attachment 6
1362
Housing Element Opportunity Site - 49
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
125 50 Ross Ave 007-282-13 R-1 Single- DMR No N N 0.096159 Resid.

Improved
Income Proposed
Supported Zoning
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
Thissite is underutilized asit includes an aging
single-family home (constructed in 1940) and
has had no significant improvements since
that time,resulting in a lowimprovement
value relative tothe value of the land. In
addition, the structure on the site does not
conform with today's building standards,and
it wouldrequire significant reinvestmentto
improve and conform to thosestandards.

Locatednear Downtown SanAnselmo,this site
is within close proximityto existing residential
uses and servicessuch as grocery stores and
within walking distance of transit stops. The
Town hasreceived feedback thatthe property
owner is interested in residential
development on the site, as listed in Table

6.10. B-052 Item 2.5 - Attachment 6
1363
Housing Element Opportunity Site - 50
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
126 21 Mariposa 007-301-06 C-3 Commercial GC No N N 0.351434 Ave
Improved
127 121 San 007-301-19 C-3 Commercial GC No N N 0.641202 Anselmo Ave
Improved
128 115San 007-301-18 C-3 Commercial GC No N N 0.130048 Anselmo Ave
Improved
129 101 San 007-301-20 C-3 Commercial GC No N N 0.331349 Anselmo Ave
Improved
Income Proposed
Supported Zoning
Moderate No
Income Change
lower No
Income Change
Moderate No
Income Change
Moderate No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 7 0 7
13 30 13 0 13
13 30 3 0 3
13 30 6 0 6
This site includes aging single-story
commercial structures including a ministorage facility, post office, and food establishments (constructed between 1934
and 1970 without significant improvements
since that time) and multiple underutilized
parking lots. Parcel ID127hasahuge,
underutilized parking lot and is leased by the
property owner to serve as the post office.

However, the property owner has expressed
interest in terminating the lease and
considering redevelopment opportunities, as
listed in Table 6.10. The aging structures sit
on lots that could be consolidated for
housing redevelopment through Action 5.2e,
which utilizes staff assistance, fee waivers,
and expedited permitting processes to
facilitate lot consolidations. The existing
buildings are lower in height and density
than what would be allowed upon rezoning
the 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 near
Sir Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with
transit-oriented housing development.

Located in Downtown San Anselmo, this site
is within close proximity to existing
residential uses and services such as grocery
stores.

B-053 Item 2.5 - Attachment 6
1364
Housing Element Opportunity Site - 51
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
130 55 San 007-302-13 C-3 Commercial GC No N N 0.161742 Anselmo Ave
Improved
131 35 San 007-302-14 C-3 Commercial GC No N N 0.133195 Anselmo Ave
Improved
132 29San 007-302-15 C-3 Commercial GC No N N 0.128609
Anselmo Ave
Improved
Income Proposed
Supported Zoning
Moderate No
Income Change
Moderate No
Income Change
Moderate No
Income Change
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
13 30 3 1 2
This site includes aging commercial structures
(constructed between 1934 and 1950 without
significant improvements since that time) and
multiple underutilized parking lots, and the
aging structures sit on lots that could be
consolidated for housing redevelopment
through Action 5.2e, which utilizes staff
assistance, fee waivers, and expedited
permitting processes to facilitate lot
consolidation. The existing buildings are lower
in height and density than what would be
allowed upon rezoning the 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 near Sir Francis
Drake Boulevard, a major thoroughfare and
bus route in San Anselmo, making it ripe for
redevelopment with transit-oriented housing
development. Located in Downtown San
Anselmo, this site is within close proximity to
existing residential uses and services such as
grocery stores.

B-054 Item 2.5 - Attachment 6
1365
Housing Element Opportunity Site - 52
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
133 22 Mariposa 007-284-22 C-3 Single- GC No N
Ave Resid.

Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.097345 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
Thissite is underutilized as it includes an aging
single-family home (constructed in 1908) and
has had no significant improvements since that
time, resulting in a low improvement value
relative tothe value of the land. In addition,
the existing building is lower inheight and
density than what would be allowed upon
rezoning the parcel. Furthermore, the
structure on the site does not conform with
today's building standards, and it would
require significant reinvestment toimprove and
conform to thosestandards. Located in
Downtown San Anselmo, thissiteis within
close proximity to existing residential uses and
services such as grocery stores and within
walking distance of transit stops.

B-055 Item 2.5 - Attachment 6
1366
Housing Element Opportunity Site - 53
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
134 217 San 007-284-17 C-3 Commercial GC No N N 0.114673 Anselmo Ave
Improved
135 223 San 007-284-49 C-3 Commercial GC No N N 0.20257 Anselmo Ave
Improved
136 243 San 007-284-13 C-3 Commercial GC No N N 0.351073 Anselmo Ave
Improved
137 15 Ross Ave 007-284-12 C-3 Commercial GC No N N 0.119283 Improved
138 233 San 007-284-14 C-3 Commercial GC No N N 0.114378 Anselmo Ave
Improved
Income Proposed
Supported Zoning
Moderate No
Income Change
Moderate No
Income Change
Moderate No
Income Change
Moderate No
Income Change
Moderate No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 2 0 2
13 30 4 0 4
13 30 7 0 7
13 30 3 0 3
13 30 2 0 2
with today's building standards, and they would require significant reinvestment to improve and conform to those standards. The site is near Sir Francis Drake Boulevard, a major thoroughfare and bus route in San Anselmo, making it ripe for redevelopment with transit-oriented housing development. Located in Downtown San Anselmo, this site is within close proximity to existing residential uses and services such as grocery stores. The Town has received feedback that some property owners are interested in residential development on the site, as shown in Table 6.10.

Parcel ID 134 and Parcel ID 135 contain office
buildings (constructed in 1919 and 1983) with
multiple spaces that are currently vacant and
undergo tenant changes often and a parking
lot. Parcel ID 138, Parcel ID 136, and Parcel ID
137 include aging commercial buildings (built
in 1906, 1890, and 1906, respectively) with
retail tenants. The buildings at Parcel ID 136
and 137 have undergone tenant changes
relatively frequently in the previous planning
period. These vacancies and frequent tenant
turnover point to a nationwide shift from inperson 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 two Grant Avenue projects in
Novato, and Tamal Vista Boulevard project in
Corte Madera had similar existing uses and
site characteristics as Site 53 prior to
redevelopment. 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. The existing buildings are lower
in height and density than what would be
allowed upon rezoning the parcels. In addition,
multiple structures on the site do not conform
B-056 Item 2.5 - Attachment 6
1367
Housing Element Opportunity Site - 54
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
139 98 Sir Francis 006-191-36 C-3 Commercial cc No N N 0.143618 Drake Blvd
Improved
Income Proposed
Supported Zoning
Moderate No
Income Change
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 3 0 3
This site includes a gas station and parking
lot, and the building was constructed in
1957 without significant improvements
since that time, resulting in a low
improvement value relative to the value of
the land. 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 such as grocery
stores. The Town has received feedback
that the property owner is interested in
residential development on the site, as
listed 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 this 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 the use of the Objective Development and Design Standards (ODDS).development and the use of the Objective Development and Design Standards (ODDS).

B-057 Item 2.5 - Attachment 6
1368
Housing Element Opportunity Site - 55
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
140 151 San 007-301-07 C-3 Commercial GC No N N 0.378581 Anselmo Ave
Improved
Income Proposed
Supported Zoning
Moderate No
Change Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 7 7 0
This site includes three commercial buildings
constructed in 1926 (without significant
improvements since that time) with multiple
retail and office spaces that are currently
vacant and undergo tenant changes often.

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. To
the Town's knowledge, the second-story
commercial spaces are not occupied by
businesses, making this site a good candidate
for redevelopment to address housing
demand. 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 Magnolia
Avenue project in Larkspur, 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 55
prior to redevelopment. 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
site is near Sir Francis Drake Boulevard, a
major thoroughfare and bus route in San
Anselmo, making it ripe for redevelopment
with transit-oriented housing development.

Located near Downtown San Anselmo, this
site is within close proximity to existing
residential uses and services such as grocery
stores.

B-058 Item 2.5 - Attachment 6
1369
Housing Element Opportunity Site - 56
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
141 25 San 007-302-16 C-3 Commercial GC No N N 0.142562 Anselmo 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)
13 30 2 0 2
This site includes a small, one-story
commercial building with office spaces and a
parking lot. The office spaces have
experienced tenant changes multiple times
during the previous planning period, and the
building was constructed in 1953 without
significant improvements since that time,
resulting in a low improvement value relative
to the value of the land. Frequent tenant
turnover points to a nationwide shift from inperson work towards 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 1301 Grant
Avenue project in Novato and the Fourth
Street project in San Rafael had similar
existing uses on the project site as Site 56
prior to redevelopment. The site is near Sir
Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with transitoriented housing development. Located near Downtown San Anselmo, this site is within
close proximity to existing residential uses and
services such as grocery stores.

B-059 Item 2.5 - Attachment 6
1370
Housing Element Opportunity Site - 57
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
142 19 Tamai pa is 007-212-20 C-2 Commercial cc No N N 0.118882 Improved
Income Proposed
Supported Zoning
Above C-2/SPD
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 2 0 2
Thissite is underutilized asit includes an aging
single-familyhome (constructedin 1930) and
has had no significant improvements since that
time. Theparcel is underutilized astheexisting
buildingis lower in height and density than
what would be allowed upon rezoning the
parcel. Inaddition,the structure on the site
does not conform with today's building
standards,and it would require significant
reinvestment toimproveand conform to those
standards. Locatedin DowntownSan Anselmo,
thissiteiswithin closeproximity to existing
residential uses and servicessuch as grocery
stores and within walking distance of transit
stops. The Town has received feedback that
the propertyowner is interested in residential
development on thesite.

B-060 Item 2.5 - Attachment 6
1371
Housing Element Opportunity Site - 58
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
143 341 San 007-252-16 C-2 Commercial cc No N N 0.191952 Anselmo Ave
Improved
Income Proposed
Supported Zoning
Above C-2/SPD
Moderate
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 4 0 4
This site includes a commercial structure
with two retail storefronts and a large,
underutilized parking lot. The building was
constructed in 1926 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. 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 Fourth Street project in San
Rafael had similar existing uses and site
characteristics as Site 58 prior to
redevelopment. The site is near Sir Francis
Drake Boulevard, a major thoroughfare and
bus route in San Anselmo, making it ripe for
redevelopment with transit-oriented housing
development. Located in Downtown San
Anselmo, this site is within close proximity to
existing residential uses and services such as
grocery stores.

B-061 Item 2.5 - Attachment 6
1372
Housing Element Opportunity Site - 59
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
ϭϰϰ 23 Ross Ave 007-284-10 C-3 Single- GC No N N 0.182828 Resid.

Improved
Income Proposed
Supported Zoning
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
This site is underutilized as it includes an aging
single-family home (constructed in 1900) and
has had no significant improvements since
that time, resulting in a low improvement
value relative to the value of the land. In
addition, the existing building is lower in
height and density than what would be
allowed upon rezoning the parcel.

Furthermore, 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.

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

6.10. B-062 Item 2.5 - Attachment 6
1373
Housing Element Opportunity Site - 60
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
145 21 San 007-302-17 C-3 Commercial GC No N N 0.310291 Anselmo Ave
Improved
Income Proposed
Supported Zoning
Moderate No
Change Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 7 0 7
This site includes an aging commercial
building (constructed in 1954) with three
spaces including a gym use, retail use, and a
vacant retail space and a large, underutilized
parking lot. This vacancy points to a
nationwide shift from in-person shopping
towards online retail, 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 two Grant
Avenue projects in Novato, and the Fourth
Street project in San Rafael had similar
existing uses and site characteristics as Site 60
prior to redevelopment. The site is near Sir
Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with
transit-oriented housing development.

Located near Downtown San Anselmo, this
site is within close proximity to existing
residential uses and services such as grocery
stores.

B-063 Item 2.5 - Attachment 6
1374
Housing Element Opportunity Site - 61
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
146 305 San 007-282-20 C-2 Commercial cc No N
Anselmo Ave
Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.752177 lower C-3/SPD
Income
Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
13 30 16 0 16
The site includes a vacant, three-story
commercial bank building (constructed in
1962) and a large, underutilized parking lot.

The bank tenant terminated their lease and
vacated the building in 2023. Leading up to
and following the lease termination in 2023,
the Town has received multiple inquiries
from developers interested in converting or
razing the existing structure for
redevelopment with housing. The site is near
Sir Francis Drake Boulevard, a major
thoroughfare and busroute in San Anselmo,
making it ripe for redevelopment with transitoriented housing development. Located in Downtown San Anselmo, this site is within
close proximity to existing residential uses
and services such as grocery stores.

B-064 Item 2.5 - Attachment 6
1375
Housing Element Opportunity Site - 62
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
147 71 Ross Ave 007-284-03 R-2 Multiple- DMR No N N 0.178096 Resid. -
Improved
148 73 Ross Ave 007-284-02 R-2 Single- DMR No N N 0.136358 Resid. -
Improved
149 70 Mariposa 007-284-34 R-2 Single· DMR No N N 0.149609 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 3 2 1
20 30 2 1 1
20 30 3 1 2
Thissite is underutilized asit includes aging
single-familyhomes (constructed in 1926
and 1934 with no significant improvements
since that time). Multiple structures have a
low improvement value relative to the value
of the land. In addition, the structures on
the sitedonot conform with today's building
standards and would require significant
reinvestmenttoimprove and conform to
those standards. Located near Downtown
San Anselmo, thissiteis within close
proximity to existing residential uses and
services such as grocery stores and within
walking distance of transit stops.

B-065 Item 2.5 - Attachment 6
1376
Housing Element Opportunity Site - 63
Town of San Anselmo SAH ANSELMO
Parcel Address APN Current Existing GP Vacant 4th
ID Zoning land Use land Cycle
Use Site
150 51 Ross Ave 007-284-07 R-1 Multiple- DMR No N
Resid.

Improved
5th Acreage Income Proposed
Cycle Considered Supported Zoning
Site
N 0.185137 Above R-3
Moderate
Income
This site includes an aging commercial
building (constructed in 1954) with three
spaces including a gym use, retail use, and a
vacant retail space and a large, underutilized
parking lot. This vacancy points to a
nationwide shift from in-person shopping
towards online retail, 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 two Grant
Avenue projects in Novato, and the Fourth
Street project in San Rafael had similar
existing uses and site characteristics as Site
60 prior to redevelopment. The site is near
Sir Francis Drake Boulevard, a major
thoroughfare and bus route in San Anselmo,
making it ripe for redevelopment with
transit-oriented housing development.

Located near Downtown San Anselmo, this
site is within close proximity to existing
residential uses and services such as grocery
stores.

Proposed Proposed Realistic Existing Net
Min. Max Capacity Units New
Density Density Units
(DUA) (DUA)
20 30 3 2 1
B-066 Item 2.5 - Attachment 6
1377

SAN ANSELMO PLANNING COMMISSION
RESOLUTION NO. 2023-17

RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF SAN ANSELMO RECOMMENDING TOWN COUNCIL ADOPTION OF AN ORDINANCE AMENDMENT TO TITLE 10, CHAPTER 3, ARTICLE 3 “LAND USE REGULATIONS”, TITLE 10, CHAPTER 3, ARTICLE 4 “DEVELOPMENT STANDARDS”, TITLE 10, CHAPTER 3, ARTICLE 5 “PARKING AND LOADING REGULATIONS”, TITLE 10, CHAPTER 3, ARTICLE 15 “DESIGN REVIEW”, TITLE 10, CHAPTER 3, ARTICLE 17 “DEFINITIONS”, TITLE 10, CHAPTER 6, ARTICLE 2 “PROCEDURES AND GENERAL REQUIREMENTS”, TITLE 10, CHAPTER 13 “REASONABLE ACCOMMODATION”, AND TITLE 10, CHAPTER 20 “OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS” TO IMPLEMENT STATE

HOUSING LAW AND CLARIFY OR SIMPLIFY EXISTING REGULATIONS WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the State’s environmental and climate objectives.” (Government Code section 65589.5); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Government Code section 65589.5); and WHEREAS, the Legislature has adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita…California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years.”; and WHEREAS, State Housing Element Law (Government Code section 65580 et seq.) requires that the Town of San Anselmo (“Town”) adopt a Housing Element for the eight-year period of 2023-2031 to accommodate the Town’s regional housing need allocation (“RHNA”) of 833 housing units comprised of 253 very-low income units, 145 low-income units, 121 moderate-income units, and 314 above moderate-income units; and
WHEREAS, on August 1, 2023, the Town received a review letter from HCD indicating revisions and clarifications to the Town of San Anselmo Draft 2023-2031 Housing Element that, in the opinion of HCD, are necessary to meet the requirements of State law, Government Code sections 65580-65589.11; and
WHEREAS, on July 25, 2023, an Initial Study and Negative Declaration was adopted by the Town Council in accordance with the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines for the Housing Element and related General Plan Land Use Element and Zoning Code text and map amendments; and
1378
WHEREAS, a public hearing notice was published in the Marin IJ on November 16, 2023 and posted in three places on November 21, 2023 pursuant to Government Code section 65090 giving notice of the Planning Commission’s consideration of recommendation of the proposed Zoning Code Amendments contained herein; and
WHEREAS, the Ordinance Amendments are consistent with the Town’s current Housing Element and Draft 2023-2031 Housing Element and the Town’s General Plan Land Use Goals 3 and 5, Principle 1, and Policies 3.4 and 11.2; and
WHEREAS, the Planning Commission held a duly noticed public hearing on December 4, 2023 to consider recommendation of said Amendments to the Town Municipal Code; and NOW, THEREFORE, BE IT RESOLVED THAT:

1. The above recitals are true and correct and incorporated as findings herein.

2. The Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt the proposed Ordinance Amendments as set forth in Exhibit “A” and Exhibit “B” attached hereto.

RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Planning Commission on the 4th day of December 2023 by the following vote:

AYES: Heiman, Pipkin, Asselstine, Chair Tunny
NOES: None
ABSTAIN: None
ABSENT: Koblick de Leon, Smith, Strauss
RECUSED: None
ATTEST: _______________________________
Heidi Scoble, Planning Director
1379
EXHIBIT “A”
SECTION 1: Environmental Review. The Ordinance Amendments are exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Amendments will have a significant effect on the environment. The Amendments will make no changes to land uses, development intensities, or the rate at which development is expected to occur, and therefore will have no significant environmental effect.

SECTION 2: The above recitals are true and correct and are incorporated as findings herein.

SECTION 3: Ordinance Amendment. Article 3. Land Use Regulations Section 10-3.302 (Land Use Regulations Table 3A) is hereby amended as follows:
1380

LAND USE REGULATIONS TABLE
TABLE 3A
"P" = Permitted Use "C" = Conditionally Permitted Use
3 "-" = Not Permitted

DISTRICT
LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Recreation, Education, and Public
Assembly

Day Care Centers C (2) C (2) C (2) C C C C C - C
Day Care Homes, Large Family C C C C C C C C - C
Day Care Homes, Small Family P P P P P P (4) C C - C
Elementary and Secondary Schools - - P (2) P P P C C - C Fitness Centers - - - - - - C C C P
Fitness Centers, Classes as Primary Use - - - - - - C C (13) - P Indoor Entertainment Facilities - - - - - - - C - C
Libraries and Museums - - - - - - P P - P
Religious Institutions - - C (2) C C - C C C C
Schools, Specialized Education and
Training - - C (2) C C C C C - C
Service Organizations and Clubs - - - - - P/C (15) P/C (15) P/C (15) P/C (15) P/C (15) Theaters and Meeting Halls - - - - - - - C - C
Parks and Playgrounds, Public P (2) P (2) P (2) P P P P P - C Residential
Emergency Shelters - - - - - P - - P P
Live-Work/Mixed-Use - Ground Floor
Commercial - - - - - - P (17) P P (17) P (14) (17)
Low Barrier Navigation Centers - - - - - P P P P P
Other Residential Care Facilities P P P P P P P P - P
1381
Residential Care Facilities, Large P (2) P (2) P (2) P P C C C C C Residential Care Facilities, Small P P P P P C C C C C
Residential, Accessory Dwelling Units P P P P P P P P P P Residential, Multi-Family (2 to 4 units) P/C(6,16) P/C (6,16) P (6) P P C P P (10) P P (14) Residential, Multi-Family (5+ units)
P/C(6,16) P/C(6,16) P P P C P/C (16) P/C
(10,16) P/C (16) P/C (14,16)
Residential, Single Family Attached P P P P P P/C (16) P/C (16) P/C (16) P/C (16) P/C (16) Residential, Single Family Detached P P P P P C C - C C Residential,
Single-Room Occupancy Units (7) P P P P P - P P (10) P P (14) Supportive Housing P P P P P C P P P P
Transitional Housing P P P P P C C C C C
Retail
Food and Beverage Stores
Farmers Markets - - - - - - C C - C
Grocery Stores - - - - - - P/C P/C - P/C
Food Services
Alcoholic Beverage Sales, Off-Premises - - - - - - C C C P/C (1) Caterers - - - - - - - P P P
Drinking Establishments - - - - - - - C - C
Restaurants - - - - - - P P C P
Restaurants, Fast Food - - - - - - - - - C
Restaurants, With Alcohol and/or
Entertainment - - - - - - C P C P
Retail Sales
Auto, Vehicle, and Parts Sales and Rentals - - - - - - - - - C Banks and Financial Services, Retail - - - - - - - P - C 1382
Building Material Stores
- - - - - - - - - C
Cell Phone & Wireless Stores
- - - - - - - P C P
Department Stores
- - - - - - - P - P
Medicinal Cannabis Facilities
----------
Non-Medicinal Cannabis Facilities - - - - - - - - - -
Nurseries - - - - - - - C C P
Retail Stores, General Merchandise
- - - - - - P P P P
Services
Consumer Services
Mini-Storage - - - - - - - - C C
Personal Services
------PPPP
Repair and Maintenance, Consumer
Products - - - - - - P P P P
Pet Care (except Veterinary) Services - - - - - - - CCC Laundry, Dry-Cleaning, and Laundromats - - - - - - P -CC Auto-Oriented Services
Service Stations - - - - - - - -
C (8
,9)
C (8,9
)
Vehicle Repair and Maintenance - - - - - - - - C C
Professional, Business, and Administrative
Services

Business Support Services
- - - - - - P P C P
Light Manufacturing - - - - - - - - - C
Offices - - - - - - P P/C (15) P/C (15) P
Wholesale and Distribution - - - - - - - - - C
Research and Development - - - - - - - - C C
Health Services
Medicinal Cannabis Facilities
----------
Medical Services, Clinics, Urgent Care - - - - - - - - - C 1383
Medical Services, Doctor Offices - - - - - P (4) P P C P Medical Services, Extended Care P/C (1,) P/C (1,2) P/C (1,2) P/C (1,2) P/C (1,2) C C C - C Medical Services, Hospitals - - - - - P P P - P
Medical Services, Veterinary Clinics and
Hospitals - - - - - P (4) P P C P
Temporary Uses and Events
Temporary Uses and Events - - - - - C (13) C (13) C (13) C (13) C (13) Transportation, Communications, and
Infrastructure

Communications Equipment Buildings C (2) C (2) C (2) C C C C C C C Electric Transmission Line Routes of 12 Kv
or greater prior to ROW Acquisition - C (2) C (2) C C C C C C C Institutional, Public - - P (2) P P P P P P P
Institutional, Non-Profit - - C (2) C C C C C C C
Mail Services - - - - - - - P C P
Parking Garages, Commercial - - - - - - C C - P
Parking Lots, Commercial - - - - - - C C - P
Transportation Services, Transit Stops - - - - - - - P - P Utility Substations C (2) C (2) C (2) C C C C C C C
Water Tanks C (2) C (2) C (2) C C C C C C C
Windmills - C (2) C (2) C C C C C - C
Wireless Telecommunications Facilities C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) Visitor-Serving Accommodations
Bed and Breakfast Inns - - - - - - C C - C
Hotels - - - - C - - C - C
Ancillary Uses
Accessory Uses P P P P P P (4) P P P P
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ATMs - - - - - - C P C P
Conversion of Residential Use to
Professional or Commercial Use
- - - - - C C C C C
Drive-Through Services - - - - - - - - - C
Home Occupations P (2) P (2) P (2) P P P P P (4) - P
Office, Ancillary - - - - - - P (12) P (12,15) P (12) P (12) Outdoor Sales and Rental, Ancillary - - - - - - C C C C Personal Cannabis Cultivation(5) P P P P P P P P P P

LAND USE REGULATIONS TABLE
TABLE 3A
Notes:
(1) See definition for more information about the permitting requirements based on the type of use. (2) Use is prohibited on lots created by California Government Code Sections 65852.21 and 66411.7. (3) Reference Section 10-1305 of Article 13 of this Chapter. (4) Reference Article 5 of this Title.
(5) Reference Section 10-3.1801 of Article 18 of this Chapter. (6) Two units permitted pursuant to Chapter 10-4.101, implementing California Government Code Sections 65852.21 and 66411.7. (7) Reference Section 10-3.1901 of Article 19 of this Chapter. (8) Reference Chapter 6 of this Title.
(9) Upon change of occupancy, buildings or leasable space having a minimum of one thousand two hundred (1,200) square feet of gross floor area shall be subject to the granting of a conditional use permit and design review as set forth in Articles 13 and 15 of this Title. (10) Residential uses are allowed only on upper floors unless the use provides affordable housing in accordance with California Government Code Section 65583.2, subdivisions (h) and (i), on a site identified in the Housing Opportunity Sites Inventory. (11) A Conditional Use Permit is required unless the project meets the qualifications for Town review under Section 6409(a) of the Middle Class Tax Relief and Job Creation Action of 2012 (47 U.S.C. § 1455(a)). (12) Up to 30% of the use may be permitted when it is ancillary to the primary permitted commercial use. (13) Reference Section 10-3.1304 of Article 13 of this Chapter. 1385
(14) For properties south of Ross Avenue, residential uses are allowed only on upper floors or behind the ground floor commercial/office use unless the use provides affordable housing in accordance with California Government Code Section 65583.2, subdivisions (h) and (i), on a site identified in the Housing Opportunity Sites Inventory.
(15) Required to obtain a Conditional Use Permit for occupation at the ground floor level. (16) Dependent upon the maximum density permitted for the site, up to six residential units are permitted. More than six units per site requires a Conditional Use Permit unless a) project seeks approval through the Title 10 Chapter 20, Objective Design Standards for Residential Development or b) the use provides affordable housing in accordance with California Government Code Section 65583.2, subdivisions (h) and (i), on a site identified in the Housing Opportunity Sites Inventory. (17) A residential use(s) associated with a mixed-use development(s) shall occupy at least 50% of the total floor area. 1386
SECTION 4: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.402 (Development Standards Table 4A):

Development Standards Table
Table 4A

DEVELOPMENT

STANDARD
DISTRICT R-1-H R-1-C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Lot Area, Minimum
(Sq. Ft.)
43,560 43,560 7,500 7,500 7,500 5,000 - - - -
Density, Minimum
(Units/Acre)
- - - 6 20 20 13 13 20 20
Density, Maximum
(Units/Acre)
1 1 6 12 30 30 20 20 30 30
Lot Width, Minimum
Average
60′ 60′ 60′ 60′ 75′ 45′ - - - -
Lot Width, Minimum
Street Frontage
40′ 40′ 40′ 40′ 50′ 45′ - - - -
Lot Coverage,
Maximum
- - 35%(1) 35%(3) 50%(3) 50%(3) - - - -
Setback, Minimum
Front(2)
20′ 20′ 20′ 20′ 20′ 20′ 0′ 0′ 0′ 0′
Setback, Minimum
Rear(2)
20′ 20′ 20′ 20′ 20′ - - - - -
Minimum Adjacent
to "R" Districts
20′ 12′ 12′ 12′ 12′
Minimum Adjacent
to "P" Districts
12′ 0′ 0′ 0′ 0′
Minimum Adjacent
to "C" Districts
0′ 0′ 0′ 0′ 0′
Setback, Side(2)
Minimum Interior
Side
8′ 8′ 8′ 8′ 8′ 0′ 0′ 0′ 0′ 0′
Minimum Street Side 12′ 12′ 12′ 12′ 12′ 0′ 0′ 0′ 0′ 0′
Minimum Adjacent
to "R" Districts
5′ 8′ 0′ 0′ 0′
Minimum Adjacent
to "P" Districts
5′ 0′ 0′ 0′ 0′
Minimum Adjacent
to "C" Districts
0′ 0′ 0′ 0′ 0′
Floor Area Ratio,
Maximum
(1) (1) (1) - - - 1.0
/1.25
(3)

2.0 2.0 2.0
Maximum Stories:

On lot with building
footprint having an
2 2 2 2 2 2 2 2 3 3
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average slope of less
than 25%
On lots with
building footprint
average slope at or
greater than 25%
3 3 3 3 3 2 2 2 3 3
Maximum Building
Height Outside
Primary and
Secondary
Ridgezone: Above
Average Grade:

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

Maximum Feet
Above Average
Grade
30′ 30′ 30′ - - - - - - -
Maximum Building
Height Within
Primary and
Secondary
Ridgezone:

Maximum Feet
Above Ridgeline
18′ 18′ 18′ - - - - - - -
Maximum Fence
Height(2)
NOTES:
(1) Reference Table 4E or 4F of this Chapter and Title 10 Chapter 4. (2) Reference Table 4B of this Chapter for residential projects. (3) The Town shall not impose a lot coverage requirement that would physically preclude a housing development project with eight to ten units(4) from achieving a Floor Area Ratio of 1.25. However, the 1.25 FAR allowed for housing development projects between 8 to 10 units in this Table 4A shall not apply to a site within a historic district or property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or within a site that is designated or listed as a Town landmark or historic property or district pursuant to a Town ordinance. 1388
(4) “Unit” means a unit of housing, but shall not include an accessory dwelling unit or a junior accessory dwelling unit.

SECTION 5: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.502 (Parking Standards Table 5A):

PARKING STANDARDS TABLE
TABLE 5A

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

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

NON-RESIDENTIAL LAND USE NUMBER OF REQUIRED ON-SITE PARKING SPACES(1)(2)
Church, College/University Auditorium, High
School and Other Places of Public Assembly
One (1) space for each ten (10) fixed seats
Convalescent Home, Hospital One (1) space for every two (2) beds Auditorium, Theater, Other Similar Places of
Assembly
One (1) space for each five (5) seats
Restaurants, Bars, Commercial Place of
Amusement, Assembly Hall
Without Fixed Seats, Dance Hall
One (1) space for each 100 gross square feet
building floor area
Hotel, Motel One (1) space for each guest room
Communication Equipment Building One (1) space for each 500 gross square feet of building floor area PLUS two (2) spaces for each
two (2) employees on duty on the maximum shift
Other Business, Commercial, Public Utility
Buildings 5
One (1) space for each 500 gross square feet of
building floor area
Notes:
(1) Any calculation of parking space requirements which results in a fractional parking space shall be rounded up to the next full parking space.
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(2) A tandem parking space is not allowed to fulfill the legal parking space requirement unless otherwise noted in this chapter.
(3) One (1) of the three (3) parking spaces may be in tandem and may be located within the minimum required front setback unless otherwise noted in this chapter. (4) For any lot with an average width of 52 feet or less, one (1) of the two (2) parking spaces may be in tandem and may be located within the minimum required front setback and side setback. (5) One (1) of the three (3) parking spaces may be in tandem and may be located within the minimum required front setback unless otherwise noted in this chapter.

SECTION 6: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.1505 (Projects subject to design review.):

The following projects are subject to design review.
(a) Commercial, Professional, and Residential R-3 (four (4) or more units, churches, and convalescent homes):
(1) All new buildings; and
(2) All exterior modifications to buildings including changes to exterior paint colors and exterior finishes and new or replacement mechanical equipment. (b) Residential R-1-H: All exterior modificationsto buildings, accessory structures, and the site including changes to exterior paint colors, and exterior finishes, retaining walls, and site grading but excluding new or replacement mechanical equipment located in compliance with required setbacks and within building envelope and that meet all applicable requirements of the Town Noise ordinance.
(c) Residential R-1-C and R-1 lots that include any area at or above one hundred fifty (150) feet Mean Sea Level (hillside):
(1) New dwellings;
(2) Any second story or higher additions; and
(3) Any additions (which include deck and stairway structures, except those located on the uphill side of the dwelling) greater than five hundred (500) square feet in size. For purposes of determining additions, pre-existing development that will be replaced in kind, will not be counted toward the five hundred (500) square feet, where such replacement involves no material change in visual effect due to identical size and identical or similar materials, design, and colors. Additions constructed after February 26, 1991, will be looked at cumulatively, henceforth, so that when the five hundred (500) square foot limit is triggered by the sum of all additions, design review will be required.
(4) Any request to exceed the maximum dwelling size in Table 4E. (d) Residential R-1, R-2, and R-3 (three (3) or fewer units) lots below one hundred fifty (150) feet Mean Sea Level (flatland):
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(1) New dwellings;
(2) Any second story or higher additions;
(3) Any request to exceed the maximum adjusted floor area under Section 10-

3.412(e);
(4) Additions where the new construction will increase existing Adjusted Floor Area by fifty (50%) percent or more; and
(5) Additions in conjunction with the demolition of fifty percent (50%) or more of the existing exterior walls of a dwelling structure above the foundation. The Planning Director may develop written guidelines for what is included in exterior wall demolition, which shall be measured in square feet and shall include the square feet of windows and doors that are removed.

For purposes of making the above determinations, pre-existing development that will be replaced in kind shall not be counted where such replacement involves no material change in visual effect due to identical size and identical or similar design. Additions include decks, roof decks, and stairway structures. Demolition and a fifty (50%) percent building increase performed after March 24, 2009, will be looked at cumulatively, henceforth, so that when the limit is triggered by the sum of all the work performed, design review will be required. (e) Residential R-1 and R-2 design review for additions to existing dwellings and accessory structures originally and legally built less than eight (8) feet but not less than five (5) feet from the interior side property line.
(f) All parking spaces created in required setbacks in association with conversion of a garage to an accessory dwelling unit pursuant to Section 10-3.504(b). The Town shall ministerially approve an application for an accessory dwelling unit created in compliance with State law, and no Design Review shall be required. (g) Any project subject to design review in the Minor Intrusions Into Required Residential Development Standards Table 4B.
(h) All development within a Specific Planned Development District. (i) If the project provides affordable housing in accordance with California Government Code Section 65583.2, subdivisions (h) and (i), on a site identified in the Housing Opportunity Sites Inventory, then it is exempt from Design Review as otherwise prescribed in this section.

SECTION 7: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.1502 (Initiation of design review):

Design review may be initiated by any of the following:
(a) The owner or owners of record of a lot or lots for which design review is sought; or 1391
(b) The Town Council, when such design review is required for activities taken on behalf of the Town. The initiation of design review by the Town Council may be either upon the Council's initiation, or by recommendation of the Planning Director, or designee, or the Planning Commission.

SECTION 8: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.1504 (Review of design review):

Design review may be acted upon either by (1) the Planning Director, or designee, administratively; or (2) after the Town Planning Commission conducts one (1) or more public meetings on the design review.

The following identifies which design review applications shall be acted upon by the Planning Director, or designee, and which design review applications shall be acted upon by the Planning Commission:
(a) The Planning Director, or designee, may approve the following applications:
(1) Any minor modifications to existing buildings, structures or improvements such as awnings, canopies, windows, doors, color changes, or other similar modifications.
(2) All additions in residential zoning districts, subject to such review by the Planning Commission as may be required by another section of this Code.

The Planning Director, or designee, shall refer any of the above to the Planning Commission if, in the opinion of the Planning Director, or designee, review by the Commission is desirable.

Should a property require more than one (1) planning application and should any of those applications require Planning Commission review, then all planning applications associated with the property shall require Planning Commission review.
(b) The Planning Commission shall review the following applications:
(1) All exterior improvements to be constructed in the Town, except for those listed in subsection (a) of this section.
(2) All exterior improvements to be constructed by public school districts and other governmental agencies to the extent permitted by law or by the agencies involved. Following such review, the Commission shall submit a written report of its recommendations and comments to the body proposing to construct the improvement.
(3) All exterior improvements to be constructed by the Town that have been referred to them pursuant to Section 10-3.1502. A report and recommendations as to those improvements to be constructed by the Town shall be advisory only. 1392
(4) Any request to exceed the maximum adjusted floor area under Section 10-

3.412(e) or Table 4E.

Additions or repairs to any existing improvement shall not be subject to design review if the exterior thereof is not to be altered.

SECTION 9: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.1506 (Required findings for design review.):

Approval of design review, which may include the imposition of conditions, shall be made only after making the following findings. In making these findings, the Planning Director, or designee, or Planning Commission shall consider the size, proportions, use, type, and quality of materials; architectural features and ornamentation; night lighting; color application; signs; site placement of all features; existing and proposed landscaping and topography; existing and proposed open spaces and paved areas; screening devices; and other matters and elements deemed to be pertinent to the criteria set forth in this section. These findings are not intended to preclude innovative design.
(a) Commercial, Professional, and Residential R-3 (four (4) or more units, churches, convalescent homes).
(1) Is functionally and aesthetically compatible with the existing improvements and the natural elements in the surrounding area;
(2) Provides for protection against noise, odors, and other factors which may make the environment less desirable;
(3) Will not tend to cause the surrounding area to depreciate materially in appearance or value or otherwise discourage occupancy, investment, or orderly development in such area;
(4) Will not create unnecessary traffic hazards due to congestion, distraction of motorists, or other factors and provides for satisfactory access by emergency vehicles and personnel;
(5) Will not adversely affect the health or safety of persons using the improvement or endanger property located in the surrounding area; and (6) Is consistent with the Town General Plan.
(b) Residential R-1, R-2, and R-3 (three (3) or fewer units) sites below one hundred fifty (150) feet Mean Sea Level (flatland):
(1) Conformance to findings in Section 10-3.1506(a);
(2) Will not unreasonably impair access to light and air of structures on neighboring properties;
(3) Will not unreasonably affect the privacy of neighboring properties including not unreasonably affecting such privacy by the placement of windows, skylights and decks;
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(4) Will be of a bulk, mass and design that complements the existing character of the surrounding neighborhood; and
(5) Will not materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not be materially detrimental to the public welfare or injurious to property or improvements in such neighborhood.
(c) Residential R-1-H, R-1-C, and R-1 design review for lots that include any area at or above one hundred fifty (150) feet Mean Sea Level (hillside). (1) Conformance to the findings required by Section 10-3.1506(b); (2) Adequacy of screening; and
(3) Selection of architectural features and colors that enable the structure to blend with its environment and which results in a low visual profile.

For R-1-C, R-1 and R-3 properties, the level of compliance shall be less stringent than that required for R-1-H properties if the Planning Commission, in making its review, is able to quantify the extent of any reduced adverse impact the application has on the Town, as a whole. (d) Request to exceed maximum dwelling size in Table 4E (residential lots that include any area at or above one hundred fifty (150) Mean Sea Level):
(1) Conformance to findings in Section 10-3.1506 (c) above; (2) Will not be materially visible offsite;
(3) Is of a scale, intensity, and design that integrates with the existing character of the surrounding neighborhood; and
(4) Internal efficiency and/or space utilization problems exist. (5) Required conditions if approval is granted to exceed the maximum dwelling size guidelines based on existing landscaping:
(i) A landscape plan shall be submitted showing location, type and size of existing landscapes screening, and
(ii) Any existing landscape screening, which is part of an approved landscape plan, shall be maintained. If said landscaping is lost due to natural disaster, the owner shall replace it per the plan. If said landscaping is removed or neglected for any reason other than a natural disaster, the owner shall replace it per the plan and may be subject to either an infraction or a misdemeanor.
(e) Residential R-1 and R-2 design review for additions to existing dwellings and accessory structures originally and legally built less than eight (8) feet but not less than five (5) feet from the interior side property line:
(1) Conformance to findings in Section 10-3.1506(b) above; and 1394
(2) Is of a scale, intensity, and design that complements the existing character of the surrounding neighborhood.
(f) Professional and commercial (one thousand two hundred (1,200) square feet or more of gross floor area):
(1) Conformance to findings in Section 10-3.1506(a); and (2) That the project will not be detrimental to the existing facade(s) of buildings constructed prior to January 1, 1960.
(g) All parking spaces created in required setbacks in association with conversion of a garage to an accessory dwelling unit pursuant to Section 10-3.504(b) if the accessory dwelling unit is not exempt from Design Review pursuant to State law. Plans must be designed with sensitivity so that public views and neighbors are not impacted by the loss of landscaping and views of parked vehicles.
(1) Visual effects have been mitigated with screening and landscaping, including plants, trees, berms, fencing or walls; and
(2) Findings required by Section 10-3.1506(a)
(3) Required Conditions:
(i) A building permit shall be required to remove the kitchen, separate entrance, or bathroom of the accessory dwelling unit. No building permit shall be issued to remove the kitchen, separate entrance, or bathroom in the accessory dwelling unit unless either: 1) the project includes restoring the garage for vehicle parking; or 2) the site has the required number of on-site parking spaces as required by the Parking Standards Table, referred to as Table 5A, of the San Anselmo Municipal Code and the spaces comply with all provisions for setbacks, siting, configuration and size.
(ii) The accessory dwelling unit shall not be used for occupancy for less than a 30 day term of tenancy.
(h) Maximum Adjusted Floor Area Exception for lots below one hundred fifty (150) Mean Sea Level pursuant to Section 10-3.412:
(1) Conformance to findings in Section 10-3.1506(b);
(2) The dwelling and/or improvements were built prior to November 9, 2009; (3) The site will not exceed an Adjusted Floor Area of five thousand (5,000) square feet; and
(4) Employs mass-reducing techniques such that the additional square footage over the maximum Adjusted Floor Area is reasonably mitigated and does not result in overbuilding of the lot.
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SECTION 10: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.1702 (Definitions):
“Attached Accessory Dwelling Unit” means an accessory dwelling unit that is constructed as a physical expansion (i.e., addition) of the primary dwelling unit that shares a common wall with the primary dwelling.

"Basement" means an enclosed space, finished or unfinished, partly or wholly below natural grade, having more than one-half (½) its height, as measured from its floor, whether finished or unfinished, to its ceiling, whether finished or unfinished, below the adjoining natural grade. If the finished floor level directly above a basement or cellar is more than six (6) feet above grade for more than 50 percent of the total perimeter, such basement shall be considered a story. “Common Wall” means a wall common to two or more buildings. “Conditionally Permitted Use” means a use that requires a conditional use permit or other discretionary local government review.
"Hospital" means an institution providing primary health services and medical or surgical care to people, primarily inpatients, suffering from illness, disease, injury, deformity, and other physical and mental conditions, and including, as an integral component of the institution, related facilities such as laboratories, outpatient facilities or training facilities. “Kitchen” means an area within a structure that is used or designed to be used for the preparation or cooking of food and that contains all of the following:

1. At least 1 cooking appliance or rough in facility including, but not limited to: ovens, convection ovens, stoves, stove tops, built-in grills, or similar appliances with 240-volt electrical outlets or gas lines.

2. A sink less than 18 inches in depth with a waste line drain 1-½ inches or greater in diameter.

3. A refrigerator exceeding five cubic feet in capacity or a space opening with an electrical outlet that may reasonably be used for a refrigerator exceeding five cubic feet in capacity.

Multiple kitchens within one dwelling unit shall be prohibited unless the additional kitchen is approved as part of an accessory dwelling unit.
“Pet Care (except Veterinary) Services” means establishments primarily engaged in providing pet care services (except veterinary), such as boarding, grooming, sitting, walking, and training pets. (NAICS code: 812910)
“Permitted Use” means a use by right that does not require a conditional use permit, planned unit development permit, or other local discretionary review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code.
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SECTION 11: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-6.202 (General Requirements for ADUs and JADUs):

Unless otherwise provided for in this chapter, the following requirements apply to all ADUs and JADUs that are approved with either an ADU permit pursuant to Section 10-6.103(a) of this chapter or exempt from an ADU permit pursuant to Section 10-6.103(b) of this chapter. (a) Number of Units and Zoning District. One (1) ADU and JADU is allowed on any parcel in a single-family residential or multifamily zoning district with a primary dwelling unit unless otherwise prohibited by local or State law.
(b) Owner occupancy.
(1) All ADUs permitted before January 1, 2020 are subject to the owner-occupancy requirement that was in place when the ADU was created. (2) An ADU permitted between January 1, 2020 and January 1, 2025 is not subject to any owner-occupancy requirement.
(3) All ADUs that are permitted on or after January 1, 2025 require owner occupancy as a place permanent residence. Owner-occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization. (4) All JADUs require owner occupancy as a place of permanent residence. The owner may reside in the primary dwelling or the JADU.
(c) Development Standards.
(1) A two-story Attached ADU is not allowed where the primary dwelling unit is only one story.
(2) At least fifty (50) percent of the common wall of the Attached ADU shall be attached to the primary dwelling unit.
(d) No Separate Conveyance. No ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot), except as otherwise provided in Government Code section 65852.26. (e) No Short Term Rental. An ADU or a JADU shall not be rented for less than thirty (30) consecutive days, except as otherwise provided for in this chapter. (f) Density. ADUs and JADUs shall not be considered to exceed the allowable density for the lot upon which the unit is located, and are a residential use consistent with the Town's General Plan and zoning designation for the lot. (g) Fees and Utility Connections.
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(1) Impact Fees. No impact fee is allowed for an ADU that is less than seven hundred fifty (750) square feet. For purposes of this subparagraph "impact fee" means a "fee" under California Government Code section 6600(b), except that it also includes fees specified in Government Code section 66477. "Impact fee" does not include any connection fee or capacity charge charged by a local agency, special district, or water corporation. Any impact fee required for an ADU that is seven hundred fifty (750) square feet or larger must be charged proportionately in relation to the square footage of the primary dwelling unit. (2) Utility Connections and Fees.
(A) An ADU shall not be considered by a local agency, special district, or water corporation to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the ADU unit was constructed with a new single-family dwelling. For purposes of providing service for water, sewer, or power, including a connection fee, a JADU shall not be considered a separate or new dwelling unit.
(B) For a unit described in Section 10-6.103(b) of this chapter, a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the ADU and the utility, or impose a related connection fee or capacity charge, unless the ADU was constructed with a new singlefamily dwelling. (C) For a unit not described in Section 10-6.103(b) of this chapter a local agency, special district, or water corporation may require a new or separate utility connection directly between the ADU and the utility.

Consistent with California Government Code section 66013, the connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed ADU, based upon either its square feet or the number of its drainage fixture unit (DFU) values, as defined in the Uniform Plumbing Code, adopted and published by the International Association of Plumbing and Mechanical Officials, upon the water or sewer system. This fee or charge shall not exceed the reasonable cost of providing this service.
(h) Adequate Services. Proof of the proposed method of water supply and sewage disposal, as well as service availability from any associated electric and gas provider for the lot, must be provided and confirmed by letters of service availability from the appropriate utility service providers for the lot. The property must have existing or future legal access to these utilities.
(i) Building and Safety; Nonconformities.
(1) All ADUs and JADUs shall comply with all applicable building, fire, safety and environmental regulations including Title 9 Building Regulations, Title 6, Chapter 1398
8, Urban Runoff Pollution Prevention and Title 7, Chapter 12, Watercourses unless otherwise provided for in this chapter or as required by State law. (2) An ADU must comply with local building code requirements that apply to detached dwellings, except that the construction of an ADU shall not constitute a Group R occupancy change under the Town's Building Code, as described in Section 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the Town's Public Works and Building Director makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety.

Nothing in this subsection shall be interpreted to prevent the Town from changing the occupancy code of a space that was unhabitable space or was only permitted for nonresidential use and was subsequently converted for residential use pursuant to this section.
(3) The Town shall not require the correction of nonconforming zoning conditions as a condition of approval for an ADU or JADU.
(4) The Town shall not deny an application to create an ADU or JADU due to the correction of nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the unit.
(j) No Passageways. No passageway shall be required in conjunction with the construction of an ADU or JADU.
(k) Fire Sprinklers. The installation of fire sprinklers shall not be required in an ADU if sprinklers are not required for the primary residence. The construction of an ADU shall not trigger a requirement for fire sprinklers to be installed in an existing primary dwelling or an existing multifamily dwelling, as applicable. (l) Unpermitted Accessory Dwelling Units.
(1) Notwithstanding any other law, and except as otherwise provided in subdivision (2) below, the Town shall not deny an application for an unpermitted ADU that was constructed before January 1, 2018, due to either of the following:
(A) The ADU is in violation of building standards pursuant to Article 1 (commencing with Section 17960) of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code.
(B) The ADU does not comply with Government Code section 65852.2 or any local ordinance regulating ADUs.
(2) Notwithstanding subdivision (1), the Town may deny an application for an ADU subject to subdivision (1) if the Town makes a finding that correcting the violation is necessary to protect the health and safety of the public or occupants of the structure.
1399
(3) The section shall not apply to a building that is deemed substandard pursuant to Health and Safety Code section 17920.3.
(m)Detached Garage Demolition. A demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed with the application for the ADU and issued at the same time. The applicant shall not be required to provide written notice or post a placard for the demolition of a detached garage that is to be replaced with an ADU, unless the property is located within an architecturally and historically significant historic district.
(n) Deed Restriction. Prior to issuance of a building permit for an ADU or JADU, a deed restriction shall be recorded against the title of the property in the Marin County Recorder's office subject to the approval of the Town Attorney as to form and content, containing a reference to the deed under which the property was acquired by the owner and stating that:
(1) Except as otherwise provided in California Government Code section 65852.26, the ADU or JADU may not be sold separately from the primary dwelling. (2) The ADU or JADU is restricted to the maximum approved size and to other attributes allowed by this chapter.
(3) The deed restriction runs with the land and may be enforced against future property owners.
(4) The ADU and/or JADU may be occupied by or rented to a separate household living independently from the occupant(s) of the primary residence; provided, that the terms for separate occupancy of the accessory unit and/or primary unit shall be longer than thirty (30) days.
(o) Flood Regulations. An attached or detached ADU located in a designated floodplain shall comply with all applicable floodplain requirements in San Anselmo Municipal Code Title 7, Chapter 11. For sites within a Flood Hazard Area on the adopted Federal Emergency Management Agency Flood Insurance Rate Map, the finished floor of an ADU shall be elevated at least one (1) foot above the Base Flood Elevation as "new construction" under Title 7, Chapter 11, Protection of Flood Hazard Areas, even if the project would not be considered a "substantial improvement". The applicant shall submit an Elevation Certificate based on construction drawings with the building permit plans and a final Elevation Certificate shall be required prior to project final. (p) Urban Lot Splits and Two-Unit Housing Development. Pursuant to the authority granted in Government Code section 65852.21(f) no ADU or JADU shall be permitted on any lot in a single-family zoning district if: 1) an urban lot split has been approved pursuant to Government Code section 66411.7; and 2) a two-unit housing development has been approved for construction pursuant to Government Code section 65852.21. (q) Prior conditions not applicable. This chapter supersedes any Town conditions on existing ADUs that comply with this chapter, including owner occupancy or rent control, that were imposed as conditions of approval on ADUs that the Town approved prior to the 1400
effective date of this chapter if the conditions would not apply under current regulations. The Planning Director is authorized to void recorded deed restrictions for ADUs that comply with this chapter at the request of a property owner.

SECTION 12: Ordinance Amendment. The following changes and amendments are made to San Anselmo Municipal Code Section 10-13.06 (Findings, other requirements, and decision.):
(a) Findings. The written decision to grant, conditionally grant or deny a request for reasonable accommodation shall be consistent with the Acts and shall be based on a consideration of the following factors:
(1) Whether the housing that is the subject of the request will be used by an individual considered disabled under the Acts.
(2) Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts. (3) Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the Town.
(4) Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a Town program, policy, practice and/or regulation, including but not limited to land use or zoning.
(5) Whether there are reasonable alternatives that would provide an equivalent level of benefit without requiring a modification or exception to the Town's applicable programs, policies, practices and/or regulations.
(6) Whether the accommodation would alter the significance of an historic structure. (b) Other requirements.
(1) An approved request for reasonable accommodation is subject to the applicant's compliance with all other applicable regulations.
(2) An accommodation approved under this article is considered a personal accommodation for the individual applicant and does not run with the land. (c) Conditions of approval. In granting a request for reasonable accommodation, the Planning Director or reviewing authority may impose any conditions of approval deemed reasonable and necessary to ensure that the reasonable accommodation will comply with the findings required by subsection A above. These conditions include, but are not limited to the following:
(1) Inspection of the property to verify compliance with this article and any conditions of approval.
(2) Removal of improvements at the time the need for a reasonable accommodation is no longer necessary, where removal would not constitute an unreasonable financial burden on the applicant.
(3) Time limits and/or expiration of the approval of a reasonable accommodation if the need for which the reasonable accommodation was granted no longer exists. (4) Recordation of a deed restriction requiring removal of the accommodating feature once the need for it no longer exists.
(5) Measures to reduce the impact on surrounding uses.
(6) Measures in consideration of the physical attributes of the property and structures. 1401
(7) Other conditions necessary to protect the public health, safety and welfare.

SECTION 13: Ordinance Amendment. Title 10, Chapter 20 “Objective Design and Development Standards” is amended as set forth in Exhibit B, incorporated herein.

SECTION 14: Severability. The Town Council hereby declares every section, paragraph, sentence, clause, and phrase is severable. If any section, paragraph, sentence, clause or phrase of these ordinance amendments are for any reason found to be invalid or unconstitutional, such invalidity, or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses or phrases.

SECTION 15: Effective Date. This Ordinance Amendment shall go into effect thirty (30) days from its adoption. Prior to the expiration of fifteen (15) days of adoption, this Ordinance Amendment or a summary thereof pursuant to Government Code Section 36933, shall be published at least once in a newspaper of general circulation, along with the names of the members of the Town Council voting for and against its adoption. 1402
EXHIBIT “B”
Title 10, Chapter 20 “Objective Design and Development Standards” 1403
Map
Basem
San Anselmo Ave
Greenfield Ave
Sequoia Dr
Broadmoor Ave
Dominga Ave
4th St
Forrest Ave
Hillda le Dr
nic Rd
Ross Ave
Forbes Ave
Hum boldtAv e
Bolina s Ave
San Francisco Blvd
Rd
a Rd
Meerna a Ave
Saunders Ave
Broadway
Austin
Ave
5th Ave
Red Hill
Ave
Oak
Knoll Dr
Santa
Barbara Ave
Nova Albion Way
Porteous Ave
Kensingto n Rd
Cedar St
Angela Ave
Woodside Dr
Sir Francis Drake Blvd
Madrone Ave
Creek Rd
Center Blvd
Scenic Ave
Forbes Ave
ButterfieldRd
2nd St
Miwok Dr
Sc enicAve
Racquet Club Dr
Arroyo
Ave
Elizabeth Way
Oak Springs D r
Gold en Hinde Blvd
The Alameda
San Anselmo Ave
Suffield Ave
Los Ranchitos Rd
Sa n Gabriel Dr
Upper
Rd
West End Ave
O ak Ave
Marin da Dr
San Anselmo Ave
Rutherford Ave
Caleta Ave
Red Hill Ave
Blac khawk
D r
Sunnysi de Av e
a
P sadena
Ave
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Hillsid eDr
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India n RockRd
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Feet
1 inch = 1,500 feet
Title 10, Chapter 20: Objective Design
and Development Standards
Prepared for Town of San Anselmo
Amended January 2024
Town of San Anselmo
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ii
Objective Design and Development Standards
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Table of Contents
Article 1: Introduction 1
10-20.01.010 Purpose 1
10-20.01.020 What is a Form-Based Code? 1
10-20.01.030 Guiding Principles 2
10-20.01.040 Applicability 3
10-20.01.050 Relationship to San Anselmo General Plan 4 10-20.01.060 Relationship to the San Anselmo Municipal Code 4 10-20.01.070 Application of the Form-Based Code 4
Article 2: Establishment of Zones 5
10-20.02.010 Purpose 5
10-20.02.020 Zones Established 5
10-20.02.030 Sub-Zones 6
10-20.02.040 Zone Map 6
Article 3: Zones 7
10-20.03.010 Purpose 7
10-20.03.020 General Requirements 7
10-20.03.030 Overview of Zones 12
10-20.03.040 Neighborhood.Small (N.S) 15
10-20.03.050 Neighborhood.Medium (N.M) 19
10-20.03.060 Main Street.Small (MS.S) 23
10-20.03.070 Adjacency Requirements 27
Article 4: Use Standards 29
10-20.04.010 Use Standards 29
Amended January 2024 Town of San Anselmo Objective Design and Development Standards iii 1406
Article 5: General to Development Sites 31
10-20.05.010 Purpose 31
10-20.05.020 Screening 31
10-20.05.030 Landscaping and Lighting 33
10-20.05.040 Parking and Loading 36
10-20.05.050 Slope Standards 44
10-20.05.060 Public Frontage Standards 49
10-20.05.070 Privacy Standards 52
10-20.05.080 Service and Utility Standards 53
Article 6: Specific to Building Types 55
10-20.06.010 Purpose 55
10-20.06.020 Building Types 55
10-20.06.030 Overview of Building Types 58
10-20.06.040 Ancillary Building 60
10-20.06.050 House 62
10-20.06.060 Duplex Side-by-Side 64
10-20.06.070 Duplex Stacked 66
10-20.06.080 Cottage Court 68
10-20.06.090 Fourplex 70
10-20.06.100 Neighborhood Townhouse 72
10-20.06.110 Neighborhood Courtyard 74
10-20.06.120 Pocket Neighborhood 77
10-20.06.130 Multiplex 80
10-20.06.140 Main Street Building 82
10-20.06.150 Massing Compositions 84
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Table of Contents
Town of San Anselmo Objective Design and Development Standards Amended January 2024 1407
Article 7: Specific to Private Frontage Types 91
10-20.07.010 Purpose 91
10-20.07.020 Private Frontage Types 91
10-20.07.030 Overview of Private Frontage Types 92
10-20.07.040 Porch Projecting 94
10-20.07.050 Porch Engaged 96
10-20.07.060 Dooryard 98
10-20.07.070 Forecourt 100
10-20.07.080 Maker Shopfront 102
10-20.07.090 Shopfront 104
10-20.07.100 Terrace 106
10-20.07.110 Gallery 108
Article 8: Specific to Architectural Design 111
10-20.08.010 Purpose 111
10-20.08.020 Applicability 111
10-20.08.030 Architectural Design Standards 111
10-20.08.040 Overview of Architectural Styles 113
10-20.08.050 Contemporary 117
10-20.08.060 Craftsman 129
10-20.08.070 Main Street Classical 141
10-20.08.080 Mediterranean 151
Article 9: Specific to Signage Types 163
10-20.09.010 Signage Standards 163
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Amended January 2024 Town of San Anselmo Objective Design and Development Standards 1408
Article 10: Specific to Large Sites 165
10-20.10.010 Purpose 165
10-20.10.020 General to Walkable Community Design 166
10-20.10.030 Walkable Neighborhood Plan 173
10-20.10.040 General to Civic Space 174
Article 11: Administration 183
10-20.11.010 Purpose 183
10-20.11.020 Procedures 183
10-20.11.030 Adjustments to Standards 197
Article 12: Definitions 203
10-20.12.010 Purpose 203
10-20.12.020 Definitions 203
10-20.12.030 Measurement Methods 203
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Quick Code Guide for Developments Less Than Three Acres The following graphic is intended as a summary guide. Please refer to San Anselmo's written permit procedures and application standards for all necessary information.

Identify your zone, see
Article 3 (Zones)
a. Select your building type(s) Subsection 3 of the zone b. Comply with building placement standards Subsection 5 of the zone c. Comply with building form and height
standards
Subsection 4 of the zone
d. Select from allowed uses See Title 10, Chapter 3, Article 3 (Land Use Regulations) for the
underlying zone's allowed uses
e. Comply with parking standards Subsection 7 of the zone f. Select your private frontage type Subsection 8 of the zone Identify your building type
standards, see Article 6
(Specific to Building Types)
a. Select your detailed massing type Subsections 3 of the building type b. Comply with the standards Subsections 1, 2, 4-7 of the building type
1 Developments that propose multiple development sites shall apply this process for each development site.

Determine your Maximum Zoning Envelope1
1 Apply your private
frontage type(s), see
Article 7 (Specific to Private
Frontage Types)
Based on your selected private frontage type(s),
comply with the standards
Subsections 1-4 of the private
frontage type
2 Connect Ground Floor to Adjacent Streetscape
Identify your architectural
standards, see Article 8
(Specific to Architectural
Design)
Based on your selected detailed massing type,
select your architectural style
Subsections 1-16 of the
architectural style
3 Design your Building
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Town of San Anselmo Objective Design and Development Standards Amended January 2024 1411
Quick Code Guide for Developments Less Than Three Acres (Continued)
If adjustments are
proposed, see Section
10-20.11.030 (Adjustments to
Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 10-20.11.030 (Adjustments
to Standards)
Identify your approval
procedure, see Article 11
(Administration)
Comply with the procedure standards Section 10-20.11.020 (Procedures) 4 Proceed to Approval Process
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Amended January 2024 Town of San Anselmo Objective Design and Development Standards 1412
Identify your zone(s),
see Article 3 (Zones)
For each WNP:
a. Select your building type(s)
Subsection 3 of the zone
b. Comply with building placement standards Subsection 5 of the zone c. Comply with building form and height
standards
Subsection 4 of the zone
d. Select from allowed uses See Title 10, Chapter 3, Article 3 (Land Use Regulations) for the
underlying zone's allowed uses
e. Comply with parking standards Subsection 7 of the zone f. Select your private frontage type for each
building type
Subsection 8 of the zone
Identify your building type
standards, see Article 6
(Specific to Building Types)
a. Select your detailed massing type for each
building type
Subsections 3 of the building type
b. Comply with the standards Subsections 1, 2, 4-7 of the building type
1 This process shall be applied to each development site.

Determine your Maximum Zoning Envelope1
2 Identify your WNP design
process, see Subsection 10-

20.10.020.1
Comply with the standards Section 10-20.10.020 (General to Walkable Community Design)
Prepare WNP Comply with the standards Section 10-20.10.030 (Walkable Neighborhood Plan)
1 Design your Walkable Neighborhood Plan (WNP)
Quick Code Guide for Developments Over Three Acres
The following graphic is intended as a summary guide. Please refer to San Anselmo's written permit procedures and application standards for all necessary information.
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Town of San Anselmo Objective Design and Development Standards Amended January 2024 1413
Apply your private
frontage types to each
building type,
see Article 7 (Specific to
Private Frontage Types)
Based on your selected building types, comply
with the standards
Subsections 1-4 of the private
frontage type
3 Connect Ground Floor of each Building Type to Adjacent Streetscape Identify your architectural
standards, see Article 8
(Specific to Architectural
Design)
Select your architectural style standards for
each building type
Subsections 1-16 of the
architectural style
4 Design your Buildings
If adjustments are
proposed, see Section
10-20.11.030 (Adjustments to
Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 10-20.11.030 (Adjustments
to Standards)
Identify your approval
procedure, see Article 11
(Administration)
Comply with the procedure standards Section 10-20.11.020 (Procedures) 5 Proceed to Approval Process
Quick Code Guide for Developments Over Three Acres
(Continued)
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10-20.01.010 Purpose
This Form-Based Code (FBC) sets forth the objective design and development standards applicable to housing developments which qualify under California State law for streamlined review and is consistent with objectives of the San Anselmo General Plan to facilitate housing production and preserve the highly valued character and scale of the Town's walkable centers, neighborhoods, and corridors. 10-20.01.020 What is a Form-Based Code?
Form-Based Coding (FBC) represents a paradigm shift in the way that the built environment is regulated. The formal short definition of a FBC is as follows:

Form-Based Codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. These codes are adopted into city or county law as regulations, not mere guidelines. Form-Based Codes are an alternative to conventional zoning. -Form-Based Codes Institute
Unlike conventional, use-based codes, FBCs utilize the intended form and character, rather than use as the organizing framework of the code. This FBC is informed by the three physical context types found in San Anselmo: Natural, Walkable, and Auto-Oriented Suburban. FBCs implement the key characteristics that comprise the physical character of different areas (place types) documented across the community. Further, FBCs regulate a series of important elements not just to create a good individual building, but a high-quality place. The terminology in FBCs reflects the intended physical form and hierarchy of different places. For example, instead of a zone being labeled "commercial" or "mixed use," it might be called "main street." The term "main street" ties back to the intended physical form or place, which includes a mix of uses, civic spaces, streets, frontages, and building types that create walkable urbanism.

It is also important to note that while FBCs primarily regulate the intended physical form, they regulate use secondarily. FBCs allow a range of uses that are carefully chosen to maximize compatibility between uses and the intended physical form of the zone. The use-tables in a FBC are simplified and categorized by use-type, and clearly defined, to allow a greater degree of administrative decision-making related to particular uses.

Article 1: Introduction
Sections:
10-20.01.010 Purpose
10-20.01.020 What is a Form-Based Code?
10-20.01.030 Guiding Principles
10-20.01.040 Applicability
10-20.01.050 Relationship to San Anselmo General Plan
10-20.01.060 Relationship to the San Anselmo Municipal Code 10-20.01.070 Application of the Form-Based Code
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 1 1416
10-20.01.030 Guiding Principles
The FBC is guided by the following principles in implementing the San Anselmo General Plan:

1. Across the Town, the FBC:

A. Provides clear and effective development standards that allow for streamlined review processes and the predictable production of housing;
B. Supports a diversity of housing choices appropriate to their location; C. Ensures appropriately-scaled infill development;
D. Reinforces and enhances community design and character in support of the community's vision with: a variety of neighborhoods; main street areas as the cultural and commercial heart of the community; and neighborhoods with centers along pleasant and convenient corridors that interconnect the Town;
E. Removes barriers to revitalization and reinvestment through clear, objective, and context-sensitive standards;
F. Ensures that each building plays a role in creating a better whole, not just a good building; and G. Promotes development patterns that support safe, effective, and multi-modal transportation options for all users and help reduce greenhouse gas emissions.

2. Within the Downtown area, the FBC:

A. Reinforces the main street as a cultural and commercial destination accommodating appropriatelyscaled infill housing, mixed-use, and cultural development compatible with existing historic buildings; and
B. Facilitates transitions from single-use areas to mixed-use employment centers that are compatible with adjacent residential neighborhoods and public access.

3. Within residential neighborhoods, the FBC:

A. Protects the character of established neighborhoods and builds upon and reinforces the unique physical characteristics of the Town's walkable neighborhoods; B. Supports new walkable neighborhood patterns through new networks of well-designed multi-modal streets that are safe for pedestrians and cyclists; and C. Promotes neighborhoods with quality housing and diverse, context-sensitive housing choices.

4. Along major transportation corridors, the FBC:

A. Promotes a variety of housing choices;
B. Promotes small local businesses as an important part of the Town's economy; C. Promotes incremental infill and revitalization;
D. Reinforces neighborhood main streets as centers to continue as social and commercial focal points, with services and amenities for the surrounding neighborhoods located within a safe, comfortable walking distance of homes;
E. Balances pedestrian comfort and place-making with traffic efficiency; and F. Promotes and accommodates high-quality community design. 2 Introduction
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.01.030: Guiding Principles
1417
10-20.01.040 Applicability

1. In areas subject to this FBC, the standards in this FBC prevail unless stated otherwise.

2. This FBC applies to proposed development as identified in Table A (Applicability).

Table 10-20.01.040.A: Applicability
Development Type
Housing
Accountability Act
(HAA) Applies1
Senate Bill 35
(SB 35) Applies2
Assembly Bill 2011
(AB 2011) Applies3
Single-Unit House No No No
Transitional Housing Yes
Supportive Housing Yes See Multi-Family Housing
Emergency Shelter Yes
Farmworker Housing Yes
Multi-Family Housing
2 or more residential units
5 or more residential units
on commercially zoned
parcel on commercial
thoroughfare3
Affordable Yes Yes Yes
Market Rate3 Yes No2 No3
Mixed-Use Development
2 or more residential units and at least
2/3 of square footage designated for
residential units
5 or more residential units
on commercially zoned
parcel on commercial
thoroughfare3
Affordable Yes Yes Yes
Market Rate Yes No2 No3
Other Development
Non-Residential No No No
1 See Government Code §65589.5 for additional eligibility criteria and specific protections by development type.
2 See Government Code §65913.4(a) for additional eligibility criteria (e.g., site standards, affordability provisions, and labor provisions).
3 See Government Code §65912.100-131 for additional eligibility criteria (e.g., site standards, affordability provisions, and labor provisions).

3. This FBC also applies to additions or modifications to structures previously approved under the provisions of this Title or under the provisions of the San Anselmo Municipal Code.

4. Applications proposed for ministerial approval as allowed pursuant to California state law shall comply with all provisions of this FBC unless otherwise stated. For development projects which do not comply with all provisions of this FBC and are therefore ineligible for ministerial processing, the applicant may elect to submit an application for the applicable discretionary review provisions of Title 10, Chapter 3, Article 7 (Zoning Implementation Procedures), Article 14 (Variance) and Article 15 (Design Review) and regulations in Article 4 (Development Standards).
3 Introduction
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.01.040: Applicability
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10-20.01.050 Relationship to San Anselmo General Plan
Maximum densities and floor area ratios established by the General Plan shall apply to all development projects subject to this Title.
10-20.01.060 Relationship to the San Anselmo Municipal Code

1. Superseded Development Standards. Development standards contained in the San Anselmo Municipal Code shall apply to all development projects subject to this Article except for the following sections which are replaced by provisions of this Article unless otherwise noted herein:

A. Title 10, Article 4 (Development Standards)
B. Section 10-3.506 (Parking Spaces: Location)
C. Section 10-3.508 (Parking Spaces: Siting)
D. Section 10-3.510 (Parking Spaces: Screening)
E. Section 4-13.04 (Private Trees - Developed Parcels)

2. Conflicts. Where the provisions of this Article conflict with other requirements of the San Anselmo Municipal Code, the regulations of this Title shall prevail.

3. Nonconforming Situations. The standards of Section 10-3.607 (Nonconforming Uses and Improvements) shall apply to all nonconforming situations. 10-20.01.070 Application of the Form-Based Code

1. The following shall be selected for each development site:

A. Only one building type per development site is allowed, except an Auxiliary Building (Section 10-

20.060.040) may be included within a development site in addition to the primary building type.

Parcels with enough land area to meet the zone standards for minimum development site width and depth may have multiple building types, and
B. At least one private frontage type shall be incorporated.

2. New development on a parcel of at least three acres or at least 700 feet long or deep shall be required to comply with the provisions of Article 10 (Specific to Large Sites). 4 Introduction
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.01.050: Relationship to San Anselmo General Plan
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10-20.02.010 Purpose
This Article establishes the form-based zones ("zones") to implement the San Anselmo General Plan. The zones are for the purpose of generating and supporting the variety and physical character of existing and new walkable environments.
10-20.02.020 Zones Established
This Section identifies the zones, based on the intended physical form and character of the environments.

These zones focus on mixed-use, walkable environments and range in function and intensity from primarily residential areas with a mix of moderate intensity neighborhoods (Neighborhood.Small and Neighborhood.

Medium), to moderate-intensity corridors (Main Street.Small).

Article 2: Establishment of Zones
Sections:
10-20.02.010 Purpose
10-20.02.020 Zones Established
10-20.02.030 Sub-Zones
10-20.02.040 Zone Map
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 5 1420
10-20.02.030 Sub-Zones

1. Sub-zones are slight variations of the base zone (e.g., Neighborhood.Small), are development-sitespecific, and mapped on the Town of San Anselmo Objective Design and Development Standards Zone Map. The FBC includes one type of sub-zone:

A. Open. The open sub-zone is applied for either or both of the following purposes:
(1) To allow more uses than the base zone allows in specific areas but within the same form and character of the base zone (e.g., Neighborhood.Small), except that sometimes additional frontages and signage are allowed within the same form and character of the base zone; and/or (2) To more easily allow certain uses that are already allowed in the base zone. In this way, the open sub-zone can provide additional flexibility to development sites located at or near intersections that function or are intended to function as a neighborhood node of non-residential uses. 10-20.02.040 Zone Map
The zones established in this Section are mapped on the Town of San Anselmo Objective Design and Development Standards Zone Map. When any of these zones are applied, the Zone Map shall be updated to reflect such changes.
6 Establishment of Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.02.030
1421
10-20.03.010 Purpose
This Article provides zones and standards to implement the San Anselmo General Plan to generate and support the variety of physical character of the intended development. 10-20.03.020 General Requirements

1. The FBC uses three form-based zone districts to regulate and generate the intended physical character.

Each zone district ("zone") regulates the foollowing eight topics:

A. Intent: the intended physical character and range of uses; B. Sub-zones: whether or not a sub-zone applies, allowing a broader list of building types and/or frontage types in specific geographic areas;
C. Building type and development site size: the menu of allowed building types and the associated minimum site dimensions.

D. Building form: the maximum overall building height, minimum ground floor height, and maximum building footprint (coverage);
E. Building placement: the minimum to maximum building setbacks and requirements for façade design;
F. Encroachments: allowed encroachments into required setbacks; G. Parking: the required location and design requirements for parking and vehicle access; and H. Frontages: the menu of allowed frontage types required at building entries along thoroughfares and public/common open spaces.

Article 3: Zones
Sections:
10-20.03.010 Purpose
10-20.03.020 General Requirements
10-20.03.030 Overview of Zones
10-20.03.040 Neighborhood.Small (N.S)
10-20.03.050 Neighborhood.Medium (N.M)
10-20.03.060 Main Street.Small (MS.S)
10-20.03.070 Adjacency Requirements
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 1 1422

2. Parcels that vary in width or depth shall be measured using the average width and/or depth to apply the standards of this Article.

3. Development standards in this Article apply to primary buildings.

4. For parcels located in the 100 year floodplain, except within the Historic Core as identified on the Town of San Anselmo Objective Design and Development Standards Zone Map, overall maximum height is the sum of the Base Flood Elevation plus 12 inches plus the maximum overall height allowed by the zone.

5. Individual building types have specific standards in Article 6 (Specific to Building Types) in addition to the zone standards to further calibrate each type for its context.

6. Facade Zone
A. Each building type is required to be placed on the parcel in compliance with the requirements for facade zone defined by primary building/frontage in Subsection 5 of the zone.

B. Facades are allowed to be in any configuration if in compliance with the facade zone requirements and the selected architectural style.

C. In the Cottage Court and Pocket Neighborhood building types, only the front most building(s) are subject to the facade zone requirements except for the minimum length (percentage) in Subsection 5 of the zone.

D. In the Neighborhood Courtyard type, the front most portions of the building are subject to the facade zone requirements except for the minimum length (percentage) in Subsection 5 of the zone.

7. Encroachments at grade not allowed within a street ROW, alley ROW, or across a development site line.

8. On-Site Parking
A. Bicycles may be parked anywhere on development site, in compliance with pedestrian and vehicular access standards.

B. Driveways may be shared between adjacent development sites but shall not exceed maximum allowed width.

C. Front access not allowed on corner development sites, except where side street access cannot be provided.

D. Parking spaces may be grouped with those on adjacent development sites [See Figure 2(Example of Applying Development Sites on a Pedestrian Circulation Network)] and may be detached from development sites within the same block, in compliance with parking setbacks and access standards.

E. Where structured parking is provided, buildings are allowed to abut the parking structure and are exempt from minimum development site depth and rear building setbacks.

F. Subterranean Parking. Subterranean and semi-subterranean garages are subject to the following, in compliance with the requirement for habitable ground floor nonresidential space in Subsection 4 of the zone:
(1) Subterranean garages are exempt from the required parking and building setbacks in compliance with the frontage requirements.
(2) Semi-subterranean garages may project above the adjacent finished grade by up to 2 feet. 2 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.020: General Requirements
1423
(3) Development sites that provide all required parking in a subterranean or semi-subterranean garage are exempt from minimum development site depth.

9. Development Site. A development site is a parcel or portion of land within a parcel that is delineated from other development sites and/or parcels to accommodate one primary building or building type. A parcel can include multiple development sites, in compliance with Subsection 3 of the zone. Development sites are treated like parcels for the purpose of applying development standards, but are not required to be legally subdivided into individual parcels.

A. Each development site is required to front onto the adjacent street or internal pedestrian circulation network, whichever is closer. Where Public Frontage Standards apply, development sites shall not include the area of the Public Frontage Assembly.

B. Table A (Applicability of Development Site Requirements) identifies the requirements for projects which include a portion of a parcel, an entire parcel, or multiple parcels.

Table 10-20.03.020.A Applicability of Development Site Requirements Project Criteria Requirement
Project area is at least three net developable acres; or Walkable Neighborhood Plan in compliance with Section
10-20.10.030 (Walkable Neighborhood Plan)
The linear dimension of the project area along or perpendicularly to an existing thoroughfare is at least 700 feet; or
Project area is through lot of at least three acres; or Project area includes development site(s) which do(es) not front onto an existing public street, within a parcel of at least three net developable acres.

Project area includes development site(s) which front(s) onto an existing public street, within a parcel of less than three net developable acres.

Compliance with the standards in Figure 1 (Example of
Applying Development Sites on Existing Right of Way
Network)
Project area includes development site(s) which do(es) not front onto an existing public street, within a parcel of less than three acres.

Compliance with the standards in Figure 2 (Example of
Applying Development Sites on a Pedestrian Circulation
Network)
3 Zones
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.020: General Requirements
1424
Figure 10-20.030.020.1 Example of Applying Development Sites on Existing Right of Way Network Street Street
Street
Street
• See Form-Based Zone Map.
• See Article 3 (Zones) for development site requirements.

Street
Street
Street
Neighborhood Courtyard
Neighborhood Courtyard
Multiplex
Commercial
Zoning
Multi-family
Zoning
• Select only 1 building type for each development site from the allowed building types for the zone. Apply the dimensional standards for the development sites of each allowed building type. (See Subsection 3 of each zone in Article 3).
• Development sites are allowed to occupy some or all of a parcel in compliance with the standards.

Street
Street
Street
Commercial
Zoning
Multi-family
Zoning
• Place each primary building on its development site
in compliance with the required setbacks and other
standards of the zone (see Article 3).
• Each building is required to front onto the adjacent street or civic space.
• Select and apply frontage types to each building/unit entry (see Subsection 8 of the zone).
1 Identify Zone(s)
2 Apply Development Sites
3 Place Buildings
Street
Single-family Zoning
Street
Single-family Zoning
Key
Project Area Primary Building
Development Site Line
Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
4 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.020: General Requirements
1425
Figure 10-20.030.020.2 Example of Applying Development Sites on a Pedestrian Circulation Network • See Form-Based Zone Map.
• See Article 3 (Zones) for development site
requirements.
• Select only 1 building type per
development site from the allowed
building types for the zone. Apply
the dimensional standards for the
development sites of each allowed
building type. (See Subsection 3 of each
zone in Article 3).
• Projects of at least three acres must
include 2 or more building types.
• Development sites are allowed to occupy
some or all of a parcel in compliance with
the standards.
• Place each primary building on its
development site in compliance with the
required setbacks and other standards of
the zone (see Article 3).
• Each development site is required to front
onto the adjacent street or pedestrian
circulation network, whichever is closer.

The pedestrian circulation network is
contiguous and separate from vehicular
circulation.
• Vehicular and pedestrian circulation is
allowed to be grouped and independent
of development sites.
• It is not required that parking for a building
occur on the same development site.
• Select and apply frontage types to each
building/unit entry (see Subsection 8 of
the zone).

Neighborhood
Courtyard
Neighborhood
Courtyard
Neighborhood
Courtyard
Multiplex
Multiplex
Multiplex
Multiplex
Multiplex
Pedestrian Access (Fronts)
Vehicular Access (Rear)
Identify Zone(s)
Apply Development
Sites 1 2 3 Place Buildings
Street Street Street
Key
Project Area Primary Building
Development Site Line
Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
5 Zones
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.020: General Requirements
1426
Neighborhood.Small 10-20.03.040
Zone Abbreviation
N.S
Sub-Zone(s)
N.S-Open. The open sub-zone allows non-residential uses within the same building form and character of the base zone.

Intent
A walkable neighborhood environment of small-to-medium
footprint, moderate-intensity housing choices, including mixed-use buildings with neighborhood-serving retail and services.

Desired Form
House-Scale Buildings
Primarily Detached Buildings
Small-to-Medium Building Footprint
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks
Up to 2.5 Stories
House, Duplex Side-by-Side, Duplex Stacked, Cottage
Court, Fourplex, Neighborhood Townhouse, Neighborhood
Courtyard, Pocket Neighborhood, and Multiplex
Porch Projecting, Porch Engaged, and Dooryard Frontage
Types; Shopfront in Open Sub-Zone
Table 10-20.03.030.A: Zones Overview
Less Urban
Neighborhood.Medium 10-20.03.050
Zone Abbreviation
N.M
Sub-Zone(s)
None
Intent
A walkable neighborhood environment with mediumto-large footprint, moderate-intensity housing choices, including mixed-use buildings with neighborhood-serving retail and services.

Desired Form
Mix of House-Scale and Block-Scale Buildings
Primarily Detached Buildings
Medium-to-Large Building Footprint
Small Front Setbacks
Small Side Setbacks
Up to 3 Stories
Duplex Side-by-Side, Neighborhood Townhouse,
Neighborhood Courtyard, Multiplex, and Main Street
Building
Porch Projecting, Porch Engaged, Dooryard, Shopfront and Terrace Frontage Types
10-20.03.030 Overview of Zones
Table A (Zones Overview) provides an overview of each zone and its intent. 6 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.030
1427
Table 10-20.03.030.A: Zones Overview (Continued)
Main Street.Small 10-20.03.060
Zone Abbreviation
MS.S
Sub-Zone(s)
None
Intent
A walkable, district of small-to-medium footprint, moderate intensity, mixed-use buildings and housing choices,
supporting neighborhood-serving ground floor retail, food and services.

Desired Form
Mix of House-Scale and Block-Scale Buildings
Primarily Attached Buildings
Small-to-Medium Building Footprint
None-to-Small Front Setbacks
None-to-Small Side Setbacks
Up to 3 Stories (Up to 2 Stories in Historic Core)
Neighborhood Townhouse, Neighborhood Courtyard,
Multiplex, and Main Street Building
Porch Projecting, Porch Engaged, Dooryard, Forecourt,
Maker Shopfront, Shopfront, Terrace, and Gallery Frontage Types.

More Urban
7 Zones
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.030
1428
8 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 This page intentionally left blank
1429
10-20.03.040 Neighborhood.Small (N.S)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

2. Sub-Zone(s)
N.S-Open. The open sub-zone allows
non-residential uses within the same
building form and character of the
base zone.

1. Intent
A walkable neighborhood environment of small-to-medium footprint, moderateintensity housing choices, including mixed-use buildings with neighborhoodserving retail and services.

The following are generally appropriate form elements in the zone.

House-Scale Buildings House, Duplex Side-by-Side, Duplex Stacked, Cottage Court, Fourplex,
Neighborhood Townhouse,
Neighborhood Courtyard, Pocket
Neighborhood, and Multiplex
Primarily Detached Buildings
Small-to-Medium Building Footprint
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks Porch Projecting, Porch Engaged, and Dooryard Frontage Types; Shopfront in
Open Sub-Zone
Up to 2.5 Stories
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 9 1430

4. Building Form
Height
Primary Building5
Stories 2.5 max.

To Highest Eave/Parapet 24' max.

Overall 30' max.

Ground Floor Finish Level
Residential 6" min.6
Non-Residential 6" max.

Ground Floor Ceiling
Residential 9' min.

Non-Residential 12' min.

Accessory Structure(s)7 2 max.

Footprint
Max. Development Site
Coverage
See standards in Article 6
(Specific to Building Types)
Depth, Ground-Floor Space
Cottage Court 12' min. 8
All Building Types 20' min. 8
5 See Article 6 (Specific to Building Types) for refinements to massing and height standards.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Each accessory structure 120 sf max. and 8' max. height if located in required setback areas.
8 For habitable/occupiable space only

3. Building Types and Development Site Size
Allowed Building
Types
Development Site1
Width Depth Standards
House-Scale
Ancillary Building2 N/A N/A 10-20.06.040
House 50' min. 100' min. 10-20.06.050
Duplex Side-by-Side 55' min. 110' min. 10-20.06.060
Duplex Stacked 50' min. 100' min. 10-20.06.070
Cottage Court 90' min. 120' min. 10-20.06.080
Fourplex 50' min. 110' min. 10-20.06.090
Neighborhood
Townhouse
18' min.3 100' min. 10-20.06.100
Neighborhood
Courtyard
70' min.4 150' min. 10-20.06.110
Pocket
Neighborhood
170' min.; 260' min.; 10-20.06.120
300' max. 500' max.

Multiplex 75' min. 125' min. 10-20.06.130
Block-Scale
None
Each development site shall have only one primary building type.
1 Development sites of at least 3 acres or over 700' long or deep are required to include civic space and new street(s) per Article 10 (Specific to Large Sites).
2 The Ancillary Building is not a primary building type. 3 Represents one townhouse
4 For an L-shaped building; 100' min. for a U-shaped building ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Development Site
Corner
Development Site
Interior
Development
Site
ROW Line
Key
ROW/ Development Site Line
Key
10 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.040: Neighborhood.Small (N.S)
1431

6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side11 Rear11
Architectural Features 3' max. 3' max. 3' max. 5' max.

Private Frontages P12 P12 X X
Patio Covers X X 3' max. 5' max.

Stairs/Ramps P12 P12 3' max. 5' max.

Decks (Max. 3' Above
Grade)
X X 5' max. 2' max.

Ramps providing ADA or FHA visitability are allowed within setbacks but shall not encroach within public ROWs.

Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 10-20.05.020 (Screening). 11 No encroachment allowed for Accessory Structures.
12 See Subsection 2 of the selected private frontage type Encroachments into Public Right of Ways (ROW)
Upper story encroachments on front and side street require 8' min. of vertical clearance.

5. Building Placement
Setback (Distance from ROW/ Development Site Line)9
Front (Facade Zone)
Interior Development Site 10' min.10; 20' max.

Corner Development Site 10' min.10; 20' max.

Side Street (Facade Zone)
Primary Building 10' min.; 20' max.

Accessory Structure(s) 20' min.

Side
Primary Building 7' min.

Accessory Structure(s), Pools, and
Hot Tubs 5' min.

Rear
Primary Building 15' min.

Accessory Structure(s), Pools, and
Hot Tubs 5' min.

Building Facade
Facade Zone Front St. Side St.

Façade Zone Defined by Primary
Building/Frontage (See Subsection
10-20.12.030.2)
65% min. 55% min.

Facade Design
All building facades shall be designed in compliance with Article 8 (Specific to Architectural Design).
9 Development sites with slopes ≥ 6% shall comply with
Section 10-20.05.050 (Slope Standards).
10 Within N.S. 15' Front Setback Overlay, min. 15' for existing parcels Key P = Allowed X = Not Allowed N/A = Not Applicable Side Street Front Street (Narrowest Side) Front Street (Narrowest Side) Side Street max.
min.
min.
max.
min. min.

ROW/ Dev't Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Dev't Site Line
Setback Line
Encroachment Area
Key
11 Zones
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.040: Neighborhood.Small (N.S)
1432

8. Frontages
Allowed Private Frontage Type Standards
Porch Projecting 10-20.07.040
Porch Engaged 10-20.07.050
Dooryard 10-20.07.060
Shopfront18 10-20.07.090
Allowed Public Frontage Type Standards
Street 10-20.05.060.C.1
18 Open sub-zone only

7. Parking
Vehicular Spaces13
All Uses14 See Section 10-3.502 (Parking
Standards)
Bicycle Spaces15
Residential Uses
Long Term 1 min. per bedroom (incl. Studios)
Short Term 1 per 10 bedrooms; min. 2 per
project
Setback (Distance from ROW/ Development Site Line)
Front 40' min.16
Side Street 20' min.

Side 5' min.

Rear 5' min.

Driveway17
Curb Cut/Width See Ross Valley Fire Department
Standard 210 (Roadway and
Driveway Bridges)
Curb cut width along alley may exceed 8'.
13 See Subsection 10-20.05.040.4 for additional standards. 14 See Article 4 (Use Standards) for the underlying zone's allowed uses and permit requirements.
15 See Subsection 10-20.05.040.3 for additional standards. 16 10' min. allowed for parking courts of 6 or fewer spaces.

See Subsection 10-20.05.040.8.C.(2).
17 See Subsection 10-20.05.040.8.B for additional standards.

Front Street (Narrowest Side)
Side Street
min.
min.
min. min.

ROW/ Dev't Site Line
Building Setback Line
Parking Area
Key
12 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.040: Neighborhood.Small (N.S)
1433
10-20.03.050 Neighborhood.Medium (N.M)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

2. Sub-Zone(s)
None

1. Intent
A walkable neighborhood environment with medium-to-large footprint, moderateintensity housing choices, including mixed-use buildings with neighborhoodserving retail and services.

The following are generally appropriate form elements in the zone.

Mix of House-Scale and Block-Scale
Buildings
Duplex Side-by-Side, Neighborhood
Townhouse, Neighborhood Courtyard,
Primarily Detached Buildings Multiplex, and Main Street Building Medium-to-Large Building Footprint
Small Front Setbacks Porch Projecting, Porch Engaged,
Dooryard, Shopfront and Terrace
Frontage Types
Small Side Setbacks
Up to 3 Stories
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 13 1434

4. Building Form
Height
Primary Building5
Stories 3 max.

To Highest Eave/Parapet 26' max.

Overall 35' max.

Ground Floor Finish Level
Residential 6" min.6
Non-Residential 6" max.

Ground Floor Ceiling
Residential 9' min.

Non-Residential 12' min.

Accessory Structure(s)7 1 max.

Footprint
Max. Development Site
Coverage
See standards in Article 6
(Specific to Building Types)
Depth, Ground-Floor Space 20' min.8
5 See Article 6 (Specific to Building Types) for refinements to massing and height standards.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Each accessory structure 120 sf max. and 8' max. height if located in required setback areas.
8 For habitable/occupiable space only

3. Building Types and Development Site Size
Allowed Building
Types
Development Site1 Standards
Width Depth
House-Scale
Ancillary Building2 N/A N/A 10-20.06.040
Duplex Side-by-Side 55' min. 110' min. 10-20.06.060
Neighborhood
Townhouse
18' min.3 100' min. 10-20.06.100
Neighborhood
Courtyard
70' min.4 150' min. 10-20.06.110
Multiplex 75' min. 110' min. 10-20.06.130
Block-Scale
Main Street Building 25' min. 100' min. 10-20.06.140
Each development site shall have only one primary building type. 1 Development sites of at least 3 acres or over 700' long or deep are required to include civic space and new street(s) per Article 10 (Specific to Large Sites).
2 The Ancillary Building is not a primary building type. 3 Represents one townhouse
4 For an L-shaped building; 100' min. for a U-shaped building ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Development Site
Corner
Development Site
Interior
Development
Site
ROW Line
Key
ROW/ Dev't Site Line
Key
14 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.050: Neighborhood.Medium (N.M)
1435

6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side10 Rear10
Architectural Features 2' max. 2' max. 1' max. 5' max.

Private Frontages P11 P11 X X
Patio Covers X X 1' max. 5' max.

Stairs/Ramps P11 P11 1' max. 5' max.

Decks (Max. 3' Above
Grade)
X X 5' max. 2' max.

Ramps providing ADA or FHA visitability are allowed within setbacks but shall not encroach within public ROWs.

Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 10-20.05.020 (Screening). 10 No encroachment allowed for Accessory Structures
11 See Subsection 2 of the selected private frontage type Encroachments into Public Right of Ways (ROW)
Upper story encroachments on front and side street require 8' min. of vertical clearance.

5. Building Placement
Setback (Distance from ROW/ Development Site Line)9
Front (Facade Zone)
Interior Development Site 10' min.; 15' max.

Corner Development Site 10' min.; 15' max.

Side Street (Facade Zone)
Primary Building 10' min.; 15' max.

Accessory Structure(s) 15' min.

Side
Primary Building 5' min.

Accessory Structure(s) 5' min.

Rear
Primary Building 15' min.

Accessory Structure(s) 5' min.

Building Facade
Facade Zone Front St. Side St.

Façade Zone Defined by Primary
Building/Frontage (See Subsection
10-20.12.030.2)
70% min. 60% min.

Facade Design
All building facades shall be designed in compliance with Article 8 (Specific to Architectural Design).
9 Development sites with slopes ≥ 6% shall comply with
Section 10-20.05.050 (Slope Standards).

Key P = Allowed X = Not Allowed N/A = Not Applicable Side Street Front Street (Narrowest Side) Front Street (Narrowest Side) Side Street max. min.
min.
max.
min. min.

ROW/ Dev't Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Dev't Site Line
Setback Line
Encroachment Area
Key
15 Zones
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.050: Neighborhood.Medium (N.M)
1436

8. Frontages
Allowed Private Frontage Type Standards
Porch Projecting 10-20.07.040
Porch Engaged 10-20.07.050
Dooryard 10-20.07.060
Shopfront 10-20.07.090
Terrace 10-20.07.100
Allowed Public Frontage Type Standards
Street 10-20.05.060.C.1
Avenue/Boulevard 10-20.05.060.C.2

7. Parking
Vehicular Spaces12
All Uses13 See Section 10-3.502 (Parking
Standards)
Bicycle Spaces14
Residential Uses
Long Term 1 min. per bedroom (incl. Studios)
Short Term 1 per 10 bedrooms; min. 2 per
project
Setback (Distance from ROW/ Development Site Line)
Front 40' min.15
Side Street 15' min.