Agenda packet — San Anselmo City Council, January 9, 2024 (part 2 of 3)

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. 405
(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. 406
EXHIBIT “B”
Title 10, Chapter 20 “Objective Design and Development Standards” 407
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
Tamalpais Ave
Hillsid eDr
Willow Ave
India n RockRd
Miracle Mile
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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
408
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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 410
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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Town of San Anselmo Objective Design and Development Standards Amended January 2024 411
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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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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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 416
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 417
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 1 420
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
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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
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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
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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
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425
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 1 426

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
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427
(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
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428
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
429
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
430
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
431
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
432
8 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 This page intentionally left blank
433
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 9 434

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)
435

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)
436

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)
437
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 13 438

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)
439

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.

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)
440

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.

Side 5' min.

Rear 5' min.

Driveway16
Curb Cut/Width See Ross Valley Fire Department
Standard 210 (Roadway and
Driveway Bridges)
Curb cut width along alley may exceed 8'.
12 See Subsection 10-20.05.040.4 for additional standards. 13 See Article 4 (Use Standards) for the underlying zone's allowed uses and permit requirements.
14 See Subsection 10-20.05.040.3 for additional standards. 15 10' min. allowed for parking courts of 6 or fewer spaces.

See Subsection 10-20.05.040.8.C.(2).
16 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
16 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.050: Neighborhood.Medium (N.M)
441
10-20.03.060 Main Street.Small (MS.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)
None

1. 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.

The following are generally appropriate form elements in the zone.

Mix of House-Scale and Block-Scale
Buildings
Neighborhood Townhouse,
Neighborhood Courtyard, Multiplex,
Primarily Attached Buildings and Main Street Building
Small-to-Medium Building Footprint
None-to-Small Front Setbacks Porch Projecting, Porch Engaged, Forecourt, Shopfront, Terrace, and
Gallery Frontage Types; Dooryard and
Maker Shopfront Frontage Types on
Side Street
None-to-Small Side Setbacks
Up to 3 Stories (Up to 2 Stories in
Historic Core)
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 17 442

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
Neighborhood
Townhouse
18' min.3 100' min. 10-20.06.100
Neighborhood
Courtyard
70' min.4 150' min. 10-20.06.110
Multiplex 60' 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 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

4. Building Form
Height Historic
Core
Not in
Historic
Core
Primary Building5
Stories 2 max. 3
To Highest Eave/Parapet 26' max.

Overall 30' max 35' max.

Ground Floor Finish Level
Residential 6" min.6,7
Non-Residential 6" max.

Ground Floor Ceiling 14' min.

Accessory Structure(s)8 2 max.

Footprint
Max. Development Site
Coverage
See standards in Article 6
(Specific to Building Types)
Depth, Ground-Floor Space 30' min.9
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 Only on side street and at least 60' from front of
development site
8 Each accessory structure 120 sf max. and 8' max. height if located in required setback areas.
9 For habitable/occupiable space only
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
18 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.060: Main Street.Small (MS.S)
443

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

Private Frontages12 X X X X
Patio Covers X X X 5' max.

Stairs/Ramps X X X 5' max.

Decks (Max. 3' Above
Grade)
X X 3' 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).

Encroachments into Public Right of Ways (ROW)
Upper story encroachments, including the Gallery (Section 10-20.07.110), on front and side street require 8' min. of vertical clearance.
11 No encroachment allowed for Accessory Structures.
12 The Gallery Frontage Type (Section 10-20.07.110) may encroach over the sidewalk to within 18" of the curb face.

5. Building Placement
Setback (Distance from ROW/ Development Site Line)10
Front (Facade Zone)
Interior Development Site 0' min.; 10' max.

Corner Development Site 0' min.; 10' max.

Side Street (Facade Zone)
Primary Building 0' min.; 10' max.

Accessory Structure(s) 10' min.

Side
Primary Building 0' min.

Adjacent to Res'l Zone 10' min.

Accessory Structure(s), Pools, and
Hot Tubs 3' min.

Rear
Primary Building 15' min.

Adjacent to Res'l Zone 20' 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).
10 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
19 Zones
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.060: Main Street.Small (MS.S)
444

8. Frontages
Allowed Private Frontage Type Standards
Porch Projecting 10-20.07.040
Porch Engaged 10-20.07.050
Dooryard18 10-20.07.060
Forecourt 10-20.07.070
Maker Shopfront18 10-20.07.080
Shopfront 10-20.07.090
Terrace 10-20.07.100
Gallery 10-20.07.110
Allowed Public Frontage Type Standards
Avenue/Boulevard 10-20.05.060.C.2
Main Street 10-20.05.060.C.3
18 Only on side street

Side 0' 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 12'.
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
20 Zones
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.03.060: Main Street.Small (MS.S)
445
10-20.03.070 Adjacency Requirements
A. Where a new building in a ODDS Zone is adjacent to the zone(s) or other physical feature identified in Table A, adjacency standards are required. The new building shall be designed in compliance with the requirements of this Table.

Table 10-20.03.070.A: Adjacency Requirements
Applicability Standard
Where abutting a single-family residential district
Height Limit Max. 2.5 stories and 30' in height within 30' of shared side and/or within 50' of shared rear property line
Building Volumes Max. 60' width per building volume; 20' min. separation between building volumes
Screen Landscaping Screening trees are required along shared side and rear property lines at a quantity of one per 25 linear feet
except where structures are located. Screening trees
shall have a typical mature height of at least 25 feet and mature canopy width of 15 feet and shall be planted at
14-inch box size or larger and at least 8 feet in height.

Existing trees to be retained that are at least 25 feet tall and 15 feet wide may substitute for required planting on a one-to-one ratio. Three closely spaced tall screening shrubs with a typical mature height of at least 20 feet and mature width of at least 5 feet may be substituted
for one screening tree and shall be planted at 15-gallon size or larger and at least 8 feet in height. At least 30% of screening trees and shrubs shall be evergreen.

Landscape Buffer A landscaped buffer of at least 5 feet in depth is required along the length of the rear property line except where structures are located
Where within 100' of a Creek
Ground Floor Ground floor frontage required using the frontage types allowed by the zone. Min. 15' building setback from the development site line.
21 Zones
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.070: Adjacency Requirements
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22 Zones
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Article 4: Use Standards
10-20.04.010 Use Standards
Allowed land uses are set forth in Article 10-3.03 (Land Use Regulations) as identified in Table A (Allowed Uses).

Table 10-20.04.010.A: Allowed Uses
Underlying Zone Reference for Allowed Uses
Residential Article 10-3.03 (Land Use Regulations)
Non-residential Article 10-3.03 (Land Use Regulations)
Sections:
10-20.04.010 Use Standards
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10-20.05.010 Purpose
This Article provides standards to ensure that new development accomplishes the following:

1. Makes a positive contribution to the development pattern of the area;

2. New or altered structures are compatible with the design and use of existing structures on neighboring properties;

3. Respects the existing conditions of neighboring properties; and

4. Does not adversely affect neighboring properties, with "adversely affect" meaning to impact in a substantial, negative manner the habitability of these properties. 10-20.05.020 Screening

1. Intent. This Section provides standards for screening, fences, and walls for the protection of property, the enhancement of privacy, the attenuation of noise, and the improvement of the visual environment.

2. Design Standards for Screening. Except for wall- and ground-mounted equipment that is not visible from the public right-of-way or abutting development sites, all equipment shall comply with the following:

A. Screening Height Maximums. Screening shall not exceed the maximums identified in Table A (Maximum Screening Height).

B. Screening Height Measurement. Screening height shall be measured as the vertical distance between the finished grade at the base of the screen and the top edge of the screen material. No combination of wall and screen shall exceed the maximum height alllowed in Table A (Maximum Screening Height).

Article 5: General to Development Sites
Sections:
10-20.05.010 Purpose
10-20.05.020 Screening
10-20.05.030 Landscaping and Lighting
10-20.05.040 Parking and Loading
10-20.05.050 Slope Standards
10-20.05.060 Public Frontage Standards
10-20.05.070 Privacy Standards
10-20.05.080 Service and Utility Standards
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Table 10-20.05.020.A: Maximum Screening Height
Zone Item Maximum Height Allowed
Front Side St. Side Rear
N.S, N.M Fences2
Free Standing Walls
Landscaping1
3' max.
3' max.
4' max.
3' max.
3' max.
4' max.
8' max.
8' max.

No max.
8' max.
8' max.

No max.

MS.S Fences
Free Standing Walls
Landscaping1
X
X
3' max.

X
X
3' max.
8' max.
8' max.

No max.
8' max.
8' max.

No max.
1 Excludes trees
2 6' of solid material with 2 ' of open material (lattice, wrought iron, or grille work allowing visibility through 50% of the material) at the top
Key X = Not Allowed

3. Courtyard Screening
A. Fences, walls and other screening installed to create a courtyard without a roof shall not exceed five feet in height and shall be set back a minimum of 10 feet from the front property line or back of sidewalk, whichever is the least.

B. Landscaping installed in compliance with Section 10-20.05.030 (Landscaping and Lighting).

4. Screening on Retaining Walls. The total height of screens and the retaining walls they are mounted on or attached to shall not exceed six feet.

5. Mechanical Equipment Screening
A. The following mechanical equipment is exempt from screening:
(1) Free-standing or roof-mounted solar equipment; and
(2) Vents less than two feet in height.

B. For new installation or relocation of existing mechanical equipment, the equipment shall be screened.
(1) Roof-Mounted Equipment. Building parapets or other architectural elements in the building’s architectural style shall screen roof-mounted equipment. (a) New buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new mechanical equipment to be located on the roof of the building; and
(b) For existing buildings with no parapet less than two feet in height, mechanical equipment shall be surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment. The wall shall be architecturally consistent with the building and match the existing building with paint, finish, and trim cap detail. 32 General to Development Sites
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(2) Wall- and Ground-Mounted Equipment
(a) Equipment is not allowed between front or side street facades and the street. (b) All screen devices shall be as high as the highest point of the equipment being screened. (c) Equipment and screening shall be in compliance with the setbacks of the zone. (d) Screening shall be architecturally compatible and include matching paint, finish, and trim cap of the building.

6. Barbed Wire and Razor Wire. Barbed wire and razor wire screening are not allowed.

7. Safety. Fences, walls, and other screening and landscaping, whether provided in compliance with the provisions of this Subsection or provided in addition to those provisions, are subject to review by the Traffic Engineer in the following areas to ensure that visibility is maintained:

A. Within 10 feet of the point of intersection of:
(1) A vehicular access way or driveway and a street; and/or (2) A vehicular access way or driveway and a sidewalk.

B. Within 20 feet of the point of intersection of two or more vehicular access ways, including driveways, alleys, or streets.

C. As used in this Subsection, "point of intersection" is measured from the face of curb or if none, from the edge of pavement.
10-20.05.030 Landscaping and Lighting

1. Intent. This Section prescribes landscaping and lighting standards for protection and enhancement of the environmental and visual quality of the community, enhancement of privacy, and the control of dust.

2. Required Landscaping. The landscaping required by this Section shall be installed as part of the development or improvement(s) requiring the landscaping. Standards for landscaping in parking areas shall be in combination with Section 10-20.05.040 (Parking and Loading).

A. Landscaping materials shall be integrated into the required setbacks, stream and wetland buffers, and design of the selected private frontage type(s).

B. Landscape materials shall be applied to the planting areas identified for public frontage type(s).

3. Design Standards
A. Landscape Area. A minimum percentage of a development site shall be landscaped in compliance with Table A:

Table 10-20.05.030.A: Landscape Area
Zone
Minimum percent of
development site area
composed of landscaped area
Minimum percent of
facade zone composed of
landscaped area
Neighborhood.Small 25% 70%
Neighborhood. Medium 10% 50%
Main Street.Small 10% Not required
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B. Allowed Landscaping Materials
(1) Required landscaped areas shall be composed of trees, shrubs and groundcover, and shall exclude areas occupied by structures, hardscape, and pools, in compliance with the following minimum standards:
(a) Trees shall be planted at 15-gallon size or larger; (b) Shrubs shall be planted at one-gallon size or larger; (c) Ground cover shall be planted at spacing of a minimum 12 inches on center; (d) Decorative nonliving landscaping materials including, but not limited to, sand, stone, or gravel may be used up to 10 percent of required landscape areas. (2) Street trees. Where the sidewalk abutts the subject property, street trees, of at least 15-gallon size, spaced no further than 35 feet apart, double-staked, shall be planted between the curb and the back of sidewalk, where missing. If there is no sidewalk, the street trees shall be placed in planters at least four feet by six feet without encroaching into the parking or travel lane.

C. Species Selection
(1) Native and drought tolerant species are required to meet the minimum standards, in conformance with Title 9, Chapter 22 (Water Efficient Landscaping). (2) Landscaping shall be in compliance with Ross Valley Fire Department Standard 220 (Vegetation Management Plan).

D. Existing Vegetation
(1) On-site trees of caliper size 12 inches minimum, measured at 52 inches above grade, shall be protected trees. On-site trees of caliper size 22 inches minimum, measured at 52 inches above grade, shall be heritage trees. In compliance with Ross Valley Fire Department Standard 220 (Vegetation Management Plan), Acacia, Eucalyptus, Plum, Privet, and Monterey Pine trees are neither protected trees nor heritage trees and may be removed. (2) Protected trees shall be replaced at a ratio of two replacement protected or heritage trees to one removed protected tree (2:1). Heritage trees shall be replaced at a ratio of three replacement heritage trees to one removed heritage tree (3:1). (3) All protected and heritage trees removed for construction of a residential unit shall be replaced on-site with a minimum 24-inch box tree. Table B below defines the tree types that qualify as eligible replacements.
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Table 10-20.05.030.B: Tree Species
Common Name Botanical Name
Arroyo willow S. lasiolepis
Big-leaf maple Acer macrophyllum
Bishop pine Pinus muricata
Blue oak Q. douglasii
Box elder A. negundo var. californicum
California bay Umbellularia californica
California black oak Q. kelloggii
California buckeye Aesculus californica
California nutmeg Torreya californica
Canyon live oak Q. chrysolepis
Chaparral oak Q. wislizeni
Coast live oak Quercus agrifolia
Coast redwood Sequoia sempervirens
Douglas-fir Pseudotsuga menziesii
Giant Chinquapin Castanopsis chrysophylla
Hawthorn Crataegus douglasii
Mountain-mahogany Cercocarpus betuloides
Narrow leaved willow Salix exigua
Shreve’s oak Q. parvula var. shrevei
Oregon ash Fraxinus latifolia
Oregon oak Q. garryana
Pacific madrone Arbutus menziesii
Pacific yew Taxus brevifolia
Red alder A. rubra
Red elderberry Sambucus racemosa
Red willow S. laevigata
Sargent cypress Cupressus sargentii
Scouler’s willow S. scouleriana
Service-berry Amelanchier tahensis
Shining willow S. lucida ssp. lasiandra
Silk tassel Garrya elliptica
Sitka willow S. sitchensis
Tanbark oak Lithocarpus densiflorus
Valley oak Q. lobata
Wax myrtle Myrica californica
White alder Alnus rhombifolia
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E. Landscape Integration with Frontage Type(s). Required landscaping shall be placed within and/or around the variety of frontage type elements in compliance with Table C:

Table 10-20.05.030.C: Landscape Integration with Frontage Type(s) Frontage Type Location
Porch: Projecting, Engaged Containers within Porch, Planters at base of Porch and along building facade
Dooryard Containers and/or planters within Dooryard
Forecourt Containers and planters within Forecourt
Maker Shopfront Containers along base of Shopfront
Shopfront, Gallery Containers along base of Shopfront or Gallery Terrace Containers within Terrace, planters at base of Terrace F. Retaining Walls
(1) Retaining walls within the front and/or side street façade zone(s) or visible from the public sidewalk adjoining the development site shall:
(a) Not exceed four feet in height as measured to the adjacent finished grade or sidewalk whichever is nearest;
(b) Include a landscape planter in front of the wall. The planter shall be at least 18 inches deep measured perpendicular to the wall; and
(c) Be finished with allowable wall material(s) of the selected architectural style for the primary building.
(2) Retaining walls along the interior development site line that are beyond the front and/or side street façade zone(s) shall:
(a) Not exceed three feet as measured to the adjacent finished grade; (b) Include a landscape planter in front of the wall. The planter shall be at least three feet deep measured perpendicular to the wall; and
(c) Be finished with allowable wall material(s) of the selected architectural style for the primary building.
(3) Retaining walls along the rear development site line that are beyond the front and/or side street façade zone(s) shall:
(a) Not exceed eight feet as measured to the adjacent finished grade; (b) If exposed, include a landscape planter in front of the wall. The planter shall be at least three feet deep measured perpendicular to the wall;
(c) Be finished with allowable wall material(s) of the selected architectural style for the primary building; and
(d) Not require landscaping or wall material finish(es) if within the building and not exposed. 36 General to Development Sites
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G. Landscape Maintenance
(1) Required landscaping shall be maintained in a clean and healthy condition. This includes pruning, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the appropriate watering of all landscaping.
(2) Automatic irrigation shall be provided to all planting areas in compliance with requirements of Title 9, Chapter 22 (Water Efficient Landscaping).
(3) Root barriers are required on all trees planted within 10 feet of paved areas.

4. Required Lighting
A. Site improvements, including lighting, as required to be consistent with the selected Architectural Style for the primary building.

B. Lighting shall be provided in compliance with the following:
(1) All parking lot lights shall be full cutoff luminaires, as certified by the manufacturer, with the light source directed downward and away from adjacent residences. (2) Bollard lighting may be used to light walkways and other landscape features, but shall cast its light downward.
(3) Internally illuminated fascia, wall, roof, awning or other building parts are prohibited. (4) Uplighting of landscaping is prohibited.
(5) All nonessential exterior lighting associated with non-residential uses shall be turned off or dimmed no more than 30 minutes after the close of business or when the non-residential use is not in use.
10-20.05.040 Parking and Loading

1. Intent. This Section prescribes standards for motor vehicle and bicycle parking areas, loading and access drives, and standards for reducing motor vehicle trips per capita to and from development. These standards are intended to ensure that new development accomplishes the following:

A. Consistency with the intended physical character of walkable environments; B. Provision of bicycle parking to increase bicycle trips and reduce motor vehicle trips per capita; and C. Appropriately limits, screens, and landscapes motor vehicle parking areas to protect and enhance the environmental and visual quality of the community, enhance privacy, attenuate noise, and control dust.

2. On-site parking. On-site parking is allowed in all zones subject to the standards in this Section.

3. Bicycle Parking Standards. Bicycle parking shall be provided in compliance with the standards of the zone.

4. General Vehicular Parking Standards
A. Sharing of On-Site Parking. Sharing of parking between different uses and developments is allowed.
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B. Sharing of Non-Residential Parking Required. If on-site parking spaces for non-residential uses are provided, such spaces shall be made available for use by the general public during at least one of the following time periods:
(1) Monday through Friday, 8 AM to 5 PM; or
(2) Monday through Friday, 5 PM to 11 PM and all day on Saturday and Sunday.

C. Larger Vehicle Parking
(1) Trucks, tractors or tractor-trailers having a capacity of more than a 1.5-ton load, front- and rear-end loaders, or any kind of commercial, industrial, agricultural, or transportation vehicles/ equipment used primarily for business purposes, shall not be parked or stored in any zone for purposes other than unloading, loading, or delivery services. (2) Automobiles, small trucks, vans, and vehicle trailers allowed in conjunction with an approved home occupation (one per home occupation), and recreational vehicles are excluded from the provisions of this Subsection.

D. Storage of Unregistered or Inoperable Motor Vehicles. Automotive vehicles, trailers, or vehicles of any kind or type, requiring licenses that are without current license plates or are inoperable shall only be parked within completely enclosed buildings.

E. Cargo or Freight Container. Portable cargo or freight storage containers in any zone for purposes of loading or unloading may be parked or stored on-premise for a period not to exceed 10 days in any one calendar year.

5. Number of Motor Vehicle Parking Spaces Required
A. Required Spaces. Parking shall be provided in compliance with 10-3.502 (Parking Standards). For any use not addressed in 10-3.502 (Parking Standards), parking shall not exceed a ratio equivalent to the average peak parking occupancy rate for the most comparable use in the Institute of Transportation Engineers Parking Generation Manual.

B. Required Number of Parking Spaces
(1) Calculating Required Parking for a Mixed-Use Development. For a building with residential and non-residential uses, shared parking shall be calculated as follows. The sum of the required parking for the two use types as stated in Subsection 7 of the zone shall be divided by the factor listed in Table A (Shared Parking Factor for Two Uses). The required number of parking spaces shall be rounded up to the closest whole number.

Table 10-20.05.040.A: Shared Parking Factor for Two Uses Residential Lodging Office Retail
Residential 1.0 1.1 1.4 1.2
Lodging 1.1 1.0 1.7 1.3
Office 1.4 1.7 1.0 1.2
Retail 1.2 1.3 1.2 1.0

6. Electric Vehicle Charging. Electric vehicle charging facilities shall be provided in compliance with Chapter 9-19 (Green Building Requirements).
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7. Traffic-Reducing Parking Standards
A. Carshare Parking Spaces
(1) Carshare parking spaces shall be provided in the amounts specified in Table B (Required Carshare Parking Spaces).

Table 10-20.05.040.B: Required Carshare Parking Spaces
Residential Uses Carshare Parking Spaces Required
0-49 units None
50-100 units 1
101 or more units 2 + 1 per additional 200 units
Office/Research & Development Uses Carshare Parking Spaces Required ≤ 10,000 sf None
> 10,000 sf 1 per 10,000 sf
(2) The required carshare space(s) shall be made available, at no cost, to a carshare service for purposes of providing carshare services to its members. At the election of the property owner, the carshare spaces may be provided:
(a) On the development site; or
(b) On another off-street site within 1,000 feet of the development site. (3) Required carshare space or spaces shall be designed in a manner that will make the spaces accessible to non-resident subscribers from outside the building as well as building residents. (4) Prior to approval of the building or Site Permit for a building subject to the carshare standard, a Notice of Special Restriction on the property shall be recorded indicating the nature of standards of this Subsection and identifying the minimum number and location of the required carshare parking spaces. The form of the notice and the location or locations of the carshare parking spaces shall be approved by the Jurisdiction.
(5) If it is demonstrated to the satisfaction of the Jurisdiction that no carshare service can make use of the dedicated carshare parking spaces, the spaces may be occupied by non-carshare vehicles; provided, however, that upon 90 days of advance written notice to the property owner from a carshare service, the property owner shall terminate any non-carsharing leases for such spaces and shall make the spaces available to the carshare service for its use of such spaces.

B. Carpool Spaces. If parking is provided at a development, parking spaces reserved for use by carpool/vanpool vehicles shall be designated in preferred locations (including, but are not limited to, closest to building entries). The locations of these spaces shall be approved by the the Town. The minimum number of carpool spaces required is listed in Table C (Required Carpool Parking Spaces).

Table 10-20.05.040.C: Required Carpool Parking Spaces
Office/Research & Development Uses Carpool Parking Spaces Required ≤ 40 parking spaces None
> 40 parking spaces 10% of the total number of spaces
Other Uses Carpool Parking Spaces Required
All Other Uses None
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8. Parking Spaces, Design and Layout
A. Access. On-site parking areas shall be accessed per the following:
(1) On-site parking shall be designed with an appropriate means of vehicular access to a street or to an alley to cause the least interference with traffic flow. (2) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway, directly from the front, side street, public alley, or rear lane. (3) On-site loading space(s) shall be in compliance with Title 10, Chapter 3, Article 5 (Parking and Loading).

B. Driveways
(1) Access to Driveways
(a) Driveway access to and from developments of two or fewer dwelling units onto public streets shall be where practical by forward motion of the vehicle; and (b) Driveway access to and from developments of three or more dwelling units onto public streets shall be by forward motion of the vehicle.
(c) Minimum 30 feet separation between driveways for all uses except developments of two or fewer dwelling units.
(2) Number of Driveways. Table D (Number of Driveways) specifies the maximum number of driveways for a development site.
(3) Driveways shall be setback from development site lines as follows:
(a) For front access, minimum two feet from side development site lines; and/or (b) For side street access, no less than the minimum rear parking setback per the zone; and/or (c) Where driveway access is shared by abutting development sites, Subsections (a) and (b) above do not apply; minimum two feet from building(s), and in compliance with Ross Valley Fire Department Standard 210 (Roadway and Driveway Bridges). (4) Driveways shall extend to and include the area between the development site line and the edge of the street pavement.
(5) The design and construction of all on-site parking access drives shall be in compliance with Title 7, Chapter 1 (Driveways).

Table 10-20.05.040.D: Number of Driveways
Lot Frontage (Corner Parcel Applies Same
Requirements as Side Street) Maximum Number of Driveways Up to 150' 1
150' to 299' 2
Each additional 300' over 299' 1
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C. Parking Techniques. In compliance with Subsection 7 of the zone, the following techniques may be applied individually or in combination:
(1) Tandem Parking. Parking spaces are arranged in a series up to three spaces. Tandem parking is allowed in all zones for all uses. Tandem parking spaces are allowed for residential uses only when designated for use by occupants of the same dwelling unit. (2) Parking Court. Parking spaces in groupings of covered or uncovered spaces or individual garages not in a podium configuration shared between two development sites. The maximum width of the parking court is 56 feet measured parallel to the adjacent street/right-of-way. The parking court is accessed from the adjacent street/right-of-way and the maximum width of the entrance to the parking court is determined by Subsection 7 of the zone. See Figure 1 (Parking Court(s). (3) Podium Parking. Parking spaces are located in an at-grade garage under the rear and/or interior side of the building or under all of the building except for the required ground floor habitable space. Occupiable space is along the edges of and/or above the garage level. The podium is not visible or exposed along the front and side street building facades. (4) Subterranean Parking. Parking spaces are located below the adjacent finished grade of the building. The subterranean garage is allowed to be up to 5 feet above the adjacent finished grade of the building in compliance with the building form (Subsection 3 of the zone) and frontage standards (Article 7).
(5) Stacked Parking System. Parking spaces are arranged in a system that provides two to three spaces in the horizontal area of one space. This type of system is within a podium parking garage.
(a) Stacked parking spaces are allowed when designated for use by residents, except for parking designated for use by persons with disabilities. (b) Mechanical lifts shall be accompanied by an on-site battery or electrical generator to provide sufficient power to clear the lift of all vehicles or shall be capable of manually clearing the lift without power.
(c) In parking systems that stack individual vehicles, each vehicle accommodated by the stacker counts as an individual parking space.
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Figure 10-20.05.040.1: Parking Court(s)
Parking Court
Development Site 1 Development Site 2
Key
Development Site Line
Building Setback Line
Width 56' max.

Parking Court Setback: Small Parking Court
(6 or fewer spaces
Large Parking Court
(& or more spaces)
15' min.

Behind required ground floor habitable space
required in Subsection 4 of the zone
Decorative wall and
landscaping
36" max. height in compliance with Section 10-20.05.030 (Landscaping and Lighting)
D. Identification as to Purpose and Location. On-site parking areas of four or more spaces shall include painted lines, wheel stops, or other methods of identifying individual parking spaces and loading areas, while distinguishing such spaces from aisle and other circulation features. 42 General to Development Sites
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E. Materials
(1) All on-site parking areas and driveways shall be surfaced only with materials identified in Section 5-8.11 (Limitation of Impervious Surfaces, Flatwork Permits and Post-Construction Requirements) and Ross Valley Fire Department Standard 210 (Roadway and Driveway Bridges). (2) Parking areas shall comply with Section 5-8.11 (Limitation of Impervious Surfaces, Flatwork Permits and Post-Construction Requirements), exclusive of required landscaping in Table E (Required Parking Lot Landscaping).

F. Landscaping. The landscaping standards identified in Table E (Required Parking Lot Landscaping) shall be applied with the standards of Subsection 10-20.05.020 (Screening) and Subsection 10-

20.05.030 (Landscaping and Lighting).
(1) Parking and loading areas shall be screened from adjacent residential zones by a six foot wall, fence, or evergreen.
(2) Screening is not required when parking area(s) is adjacent to an alley. (3) Landscaping areas shall integrate stormwater management features per Title 5 Chapter 8 (Urban Runoff Pollution Prevention).
(4) For portions of parking areas covered by photo-voltaic solar collectors that also function as shade structures, the minimum standard for trees does not apply.

G. Location
(1) Location of on-site parking is regulated by the required setbacks in Subsection 7 of the zone and the following:
(a) Parking lots with 11-20 spaces shall be separated at least by five feet from buildings to make room for a sidewalk, landscaping, and/or other planting between the building and the parking area;
(b) Parking lots with more than 20 spaces shall be separated by at least 12 feet from buildings to make room for a sidewalk, landscaping, and other planting between the building and the parking area; and
(c) The required separation may be eliminated to the rear of buildings in areas designed for unloading and loading of materials.
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Table 10-20.05.040.E: Required Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped 10 or fewer None
11 to 20 5' min. wide planter along property line
21 to 50 5%; 5' min. wide planter between every 5 spaces, property line, and building(s)
51 and over 10%; 5' min. wide planter between every 5 spaces, property line, and building(s)
General Landscaping
Perimeter Planter 5' min. landscape buffer along property line(s) for the length of the parking area
Required Border 6" high curb or equivalent
Border and Stormwater Curb or equivalent shall include breaks every 4" to provide drainage to retention and filtration areas.

Car Overhangs Shall be prevented by stops
Required Quantity 1 tree per every 10 parking spaces, beginning at 11 total spaces Tree Well Size1 5' min. in any direction
Tree Can Size 15 gallon min.

Tree Box Size 20% of required trees shall be 24" min.

Tree Caliper 1" min.

Tree Height at Installation 7' min. vertical clearance
Tree Location Evenly spaced throughout parking lot to provide uniform shade 1 Any vehicle overhang requires the minimum planter area width to be expanded by an equivalent dimension.

H. Size of Parking Lot. Parking lots larger than 10,000 square feet in size shall be broken down into smaller parking areas with planted landscape areas with a minimum width of 15 feet between them to minimize the perceived scale of the total field of stalls. 44 General to Development Sites
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10-20.05.050 Slope Standards

1. Intent. This Section provides the standards for development in all zones on development sites with sloped topography. For the purposes of this Section, sloped topography is any slope of six percent or more.

A. If there is a conflict between any provisions in this Section or the standards in Title 10, Chapter 3 (Zoning), the more restrictive provision shall apply.

B. Table A (Amount of Sloped Areas Allowed to be Developed) identifies the amount of developable area for sloped portions of development sites. This, in combination with the standards in this Section and the maximum allowed building footprint shall be applied to the design of the sloped portions of development sites.

C. Developments subject to Article 10 (Specific to Large Sites) requiring new streets shall be in compliance with maximum grade standards in Ross Valley Fire Department Standard 210 (Roadway and Driveway Bridges).

Table 10-20.05.050.A: Amount of Sloped Areas Allowed to be Developed Portions of
Development
Site with
Existing Slope
Development Site 1, 2
Up to 3 acres >3 acres
0–5.99% 100% max. 100% max.
6–9.99% 100% max. 70% max.
10–14.99% 100% max. 25% max.
15–19.99% 100% max. 5% max.
20–29.99% 50% max. 0% max.
> 30% 0% max. 0% max.
1 In compliance with the setbacks of the zone, required on-site open space, this Section, and the maximum building footprint standards in Article 6 (Specific to Building Types). 2 In compliance with required amount of civic space identified in Subsection 10-20.10.040.5.

2. Building Height
A. Maximum Building Height. Building height is regulated by Subsection 4 of the zone. The maximum allowed height of a building shall follow the existing topography of the development site to ensure that each building is in compliance with the allowed building height. (1) Figure 1 (Site Grading for Small-to-Medium Detached and Attached Building Forms) and Figure 2 (Site Grading for Large or Attached Building Forms) in this Section illustrate allowed and nonallowed site grading methods.

B. Exposed Basements. Basements do not count toward the maximum stories allowed in the zone if exposed less than half of the basement's story height below the average adjacent finished grade. 45 General to Development Sites
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Figure 10-20.05.050.1: Site Grading for Small-to-Medium Detached and Attached Building Forms Allowed Site Grading. The following examples apply to the House, Duplex, Cottage Court, Fourplex, Neighborhood Townhouse, Multiplex, Pocket Neighborhood and Neighborhood Courtyard Building Types.

Allowed. Grading that results in each new modified
building stepping and reflecting the topography of the
parcel or development sites, and that connects each
building with the adjacent street and public realm.

Medium Slope
Small Footprint
Axonometric Detail
Elevation
Detail
Elevation Key
Distance between building entries on slopes
greater than 6% shall not exceed 50'.

Building footprint width steps with slope.

Finished grade of terraced development site is less
than 4 feet from the adjacent street/right-of-way.

Not Allowed. Grading that results in each new or
modified building not following and reflecting the
topography of the parcel or development sites, and
disconnects each building from the adjacent street and
public realm.
v
Distance between building entries on slopes
greater than 6% exceeds 50'.
``
Building footprint width does not step with slope.

Finished grade of terraced development site is
more than 4 feet from the adjacent street/right-ofway. 46 General to Development Sites
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465
Figure 10-20.05.050.2: Site Grading for Large or Attached Building Forms Allowed Site Grading. The following examples apply to the Multiplex and Main Street Building Types.

Allowed. Grading that results in each new or modified
building fronting on the adjacent street(s), and that
connects the building facades to the adjacent street and public realm, and avoids large blank retaining walls.

Key
Slope is used to express the ground floor.

Building footprint steps with slope
through a partial ground story.

Not Allowed. Grading that disconnects new and
modified building facades from the adjacent public
realm, and that results in large blank retaining walls.

Key
Height does not create building with frontage
and entries along adjacent streets; terraced
development site is more than 4 feet from adjacent
sidewalk/street/right-of-way.

Building footprint does not step with slope.
47 General to Development Sites
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3. Topography and Required Location of Primary Building. Sloped topography can present issues with locating the primary building on a development site in compliance with Subsection 5 of the zone.

Table 10-20.11.030.A (Adjustments to Standards for Development Sites Less than 6% Slope) and Table 10-20.11.030.B (Adjustments to Standards for Development Sites Over 6% Slope) identify allowed administrative variations for issues arising from sloped topography, subject to the required findings.

4. Topography and Required Location of Parking. Sloped topography can present issues with locating parking on a development site in compliance with Subsection 7 of the zone. Table 10-20.11.030.A (Adjustments to Standards for Development Sites Less than 6% Slope) and Table 10-20.11.030.B (Adjustments to Standards for Development Sites Over 6% Slope) identify allowed administrative variations for issues arising from sloped topography, subject to the required findings.

5. Grading or Regrading of Development Sites. When existing development site topography is proposed to be changed, grading shall not result in any of the following:

A. Creation of retaining walls or blank walls taller than four feet within required front or side street facade zones;
B. Retaining walls on side development site lines taller than three feet; C. Retaining walls on rear development site lines not within the building footprint, taller than 10 feet; D. Building(s) that do not reflect the existing topography of the development site; E. Terraced development sites that result in a vertical difference of more than 4 feet between the adjacent right-of-way and the finished grade of the development site; F. Grading beyond the building pad(s) and the required access drive(s); G. Cut exceeding 16 feet in height from top to toe; or
H. Cut slope exceeding two horizontal to one vertical.

6. Graded Slopes
A. Graded slopes shall be screened from view under or behind buildings with landscaping or natural topographic features.

7. Drainage Facilities. All proposed drainage facilities shall preserve major drainage channels in their natural state and be designed in such a manner as to minimize soil erosion and to otherwise preserve the public health, safety, and welfare, in compliance with Title 7, Chapter 12 (Watercourses). 48 General to Development Sites
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8. Massing. Buildings on sloped development sites shall reflect the existing topography of the development site.

A. Buildings with footprints 36 feet wide or less shall have a simple water table element or change in material between the basement and the ground floor.

B. Buildings with footprints wider than 36 feet and 2.5 stories or taller shall have a minimum of one story tall defined base. The base shall be defined through the use one of the following methods:
(1) Change in material;
(2) A continuous horizontal band between the base and upper floors; and/or. (3) Use of a continuous shopfront frontage.

C. All design shall be in compliance with the selected style for the building(s) in Article 8 (Specific to Architectural Design).

9. Frontage. Along front and side street facades, the primary building on each development site shall be designed in compliance with the standards for ground floor private frontage as required by Subsection 8 of the zone.

10. Administrative Relief. Section 10-20.11.030 (Adjustments to Standards) provides for administrative variations from the standards in this Section due to topographic constraints. 49 General to Development Sites
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10-20.05.060 Public Frontage Standards

1. Intent. Public frontage types provide a coordinated approach to design standards for the area between each development site's private frontage(s) and the adjoining right-of-way or private driveway easement.

Public frontage types consist of planters, walkways, curbs, planters, and planting as illustrated in Table C (Public Frontage Assemblies).

2. Required Improvements. The public frontage along the development site(s) shall be improved per Table A (Required Improvements) and the development scenario that applies to the project.

Table 10-20.05.060.A: Required Improvements
Development Scenario
Required Improvements
Infill Development Site
on Existing Block New Block(s)
Development consists of
one development site.

Development creates one
or more new blocks.
a. Sidewalk. Add missing segment(s)
along abutting front and/or side street.

R R
b. Sidewalk. Repair uneven segments
along abutting front and/or side street.

R N/A
c. Street trees. Add street trees along
abutting front and/or side street
where there is adequate room to also
maintain sufficient width for traffic
lanes, pedestrian sidewalks, and bicycle
facilities. See Subsection 04.030.4.A.(2).

R R
d. Crosswalk improvements. Add
crosswalk.

X Including adjacent and new
intersection(s).
e. Bicycle facilities. Add bicycle facilities
required in Bicycle and Pedestrian
Master Plan.

X Including bike lanes.

Key R = Required X = Not Required
50 General to Development Sites
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3. Design Standards for Public Frontages. Public frontages shall be designed and maintained in compliance with the following standards:

A. For new streets or new blocks, the required elements are identified in and shall be configured according to Table C (Public Frontage Assemblies) and in compliance with Title 7, Chapter 10 (Street Improvements Conditions to Building Permits).

B. For infill projects, the required elements shall be configured consistent with those existing on immediately adjacent parcels, along the subject parcel's front street and side street frontage. Where the configuration differs on adjacent parcels, the development site shall transition dimensions of required elements between those existing on adjacent parcels.

C. Planting and landscape selection shall be in compliance with Title 9, Chapter 22 (Water Efficient Landscaping).

4. Pedestrian Crossings
A. Curb Ramps. Perpendicular corner curb ramps with a separate ramp installed in each direction are required.

B. Crosswalks. Crosswalks shall be designed per the Town's applicable standards and applicable State guidelines and standards.
(1) Standard Crosswalk. Crosswalk Width

5. Allowed Public Frontage Types
A. Street. The Street Frontage includes raised curbs drained by inlets with sidewalks separated from vehicular lanes by individual or continuous planters. Landscaping consists of street trees of a single or alternating species aligned and spaced at 35' intervals on average.

B. Avenue/Boulevard. The Avenue/Boulevard Frontage includes raised curbs drained by inlets with wide sidewalks separated from the vehicular lanes by a continuous planter, and parking on both sides. Landscaping consists of single or double rows of a single or alternating tree species aligned and spaced at 35' intervals on average.

C. Main Street. The Main Street Frontage includes raised curbs drained by inlets with very wide sidewalks along both sides separated from the vehicular lanes by individual tree wells with grates.

Landscaping consists of a single tree species aligned and spaced at 35' intervals on average.

Key P = Allowed X = Not Allowed
Table 10-20.05.060.B: Public Frontage Types Overview
Table B (Public Frontage Types Overview) provides an overview of the allowed public frontage types in or abutting each zone.

Public Frontage Types Specific Standards N.S N.M MS.S
Street 10-20.05.060.C.1 P P X
Avenue/Boulevard 10-20.05.060.C.2 X P P
Main Street 10-20.05.060.C.3 X X P
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Table 10-20.05.060.C: Public Frontage Assemblies
Table C (Public Frontage Assemblies) identifies the required elements and dimensions of each public frontage type.

Street
10-20.05.060.C.1
Avenue/Boulevard
10-20.05.060.C.2
Main Street
10-20.05.060.C.3
Assembly. The type
and dimension of curbs,
walkways, and planters.

PUBLIC FRONTAGE: STREET PUBLIC FRONTAGE: AVENUE/BOULEVARD PUBLIC FRONTAGE: MAIN STREET PUBLIC FRONTAGE: STREET PUBLIC FRONTAGE: AVENUE/BOULEVARD PUBLIC FRONTAGE: MAIN STREET Total Width 11' min. 13' min. 16' min.

Note: See below for required elements of each assembly
a. Curb. The detailing
of the edge of the
vehicular pavement,
incorporating drainage.
i. Type Raised Curb Raised Curb Raised Curb
b. Walkway. The
pavement dedicated
exclusively to
pedestrian activity.
i. Type Walkway Walkway Walkway
ii. Width 6' min. 8' min. 12' min.

Note: Placement of curb ramps shall match the desired path of pedestrian travel. See Marin County Standard Plans for curb ramp design. c. Planter. The area
that accommodates
street trees and other
landscaping.

Arrangement Regular Regular Regular
Types Planting Strips along curb edge
and R.O.W. edge
Planting Strips along curb Tree Wells (must be located
between walkway and curb)
Width 5' min. 5' min. 4' min.
52 General to Development Sites
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10-20.05.070 Privacy Standards

1. Intent. These standards are designed to provide privacy between primary living spaces of buildings on each side of a development site line in neighborhood zones (N.S or N.M). Windows and balconies along the side of a building within 20 feet of an interior side development site line in N.S or N.M zones are subject to these standards.

2. Standards
A. Primary living spaces adjoining an interior side setback shall either:
(1) Orient principal/main windows/glazed openings toward the front and rear of the building, away from interior side development site lines; or
(2) Set the window/glazing openings:
(a) Perpendicular to interior side development site lines; or (b) More than six feet from interior side development site lines B. Windows and balconies openings within 6 feet of an interior side development site line shall either:
(1) Have a minimum sill height of 44 inches; or
(2) Place the window at an angle of at least 30 degrees, measured perpendicular to the adjacent side development site line.

Figure 10-20.05.070.1: Sill Height Standards along Interior Development Site Line Privacy Standards Diagram
Development Site Line
Development Site Line
Sideyard Setback Line
Privacy Standards Diagram
Area Within 6' of Development
Site Line
Principal Window
44" min. Sill Height
No Limitation on Sill Heights (Window at 30° angle)
53 General to Development Sites
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10-20.05.080 Service and Utility Standards

1. Mailboxes
A. Maximum 5 feet tall from finished grade.

B. Minimum setback of 3 feet from property line.

C. Mailbox(es) shall incorporate colors used on the nearest primary building(s) they serve.

2. Trash Enclosures
A. Trash enclosures shall be integrated into the building or located a minimum of 50 feet from a public right of way or adjacent offsite parcel and designed to match the primary building’s roof style, exterior finish materials and colors.

B. Trash enclosures shall be designed to achieve the minimum size required to fit the number and size of trash bins and containers needed to accommodate the waste generated by the building user.

C. Proposed bins and containers shall be indicated on the plans to demonstrate compliance with this requirement
D. Trash enclosures shall include a gate opening and doorway in addition to any gate opening. Gate openings shall be at least 9 feet wide.

3. Utilities Cabinets, Meters, and Backflow Preventers
A. Utility cabinets and meters shall be contained within the building or fully screened from view by a solid wall of equal height of the utility cabinet or meter.

B. Backflow preventers and fire department connections (FDC) within 50 feet of a public right of way shall be screened from the public right of way by landscaping of equal height and width as the backflow preventer and/or fire department connection (FDC).

4. Service Areas
A. Service areas (for loading and unloading) shall be integrated into the building or screened from public view by a six-foot high solid masonry wall. Service bay doors shall not be oriented toward the public right of way.

5. Trash Receptacles/Cans
A. Mixed-use projects with a commercial component other than office shall provide at least one trash receptacle/can per public frontage. The trash receptacle/can shall be placed within 10 feet of a pedestrian walkway connection to the public right of way (i.e. sidewalk).

6. Pedestrian Pathways
A. Pedestrian pathways shall be comprised of durable, all-weather, dustless paving material that is differentiated in regard to material, texture (i.e. stamped patterns, and/or colors) from the private street and public sidewalk.

7. Truncated Domes
A. Truncated domes shall be imbedded (flush) with the pavement and not tacked onto the surface of the ground.
54 General to Development Sites
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10-20.06.010 Purpose
This Article provides the standards for development of individual building types to achieve the intended physical character of each zone, offer housing choices and affordable housing opportunities, and incubate small businesses as amenities within walkable neighborhoods. 10-20.06.020 Building Types

1. Building types are used to articulate size, scale, and intensity according to the intent of each zone.

2. Building types are categorized into two groups: House-Scale Buildings and Block-Scale Buildings. See Figure 1 (Example of House-Scale and Block-Scale Buildings) for examples.

A. House-Scale Buildings. Buildings that are the size of a house, typically ranging in footprint from as small as 25 feet up to 80 feet overall; and
B. Block-Scale Buildings. Buildings that are individually as large as most or all of a block or, when arranged together along a street, appear as long as most or all of a block.

3. The development site size standards for each building type are set in each zone to generate pedestrianoriented buildings within the overall intended physical character of each zone. The development site size standard identifies the range of development site sizes on which the given building type is allowed to be built.

4. Certain building types have additional standards beyond the zone standards to further calibrate the type for its context.

Article 6: Specific to Building Types
Sections:
10-20.06.010 Purpose
10-20.06.020 Building Types
10-20.06.030 Overview of Building Types
10-20.06.040 Ancillary Building
10-20.06.050 House
10-20.06.060 Duplex Side-by-Side
10-20.06.070 Duplex Stacked
10-20.06.080 Cottage Court
10-20.06.090 Fourplex
10-20.06.100 Neighborhood Townhouse
10-20.06.110 Neighborhood Courtyard
10-20.06.120 Pocket Neighborhood
10-20.06.130 Multiplex
10-20.06.140 Main Street Building
10-20.06.150 Massing Compositions
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 55 474

5. Each development site shall have only one primary building type, except as follows, and in compliance with all standards:

A. Where allowed by the zone, one Ancillary Building (Section 10-20.06.040) is allowed in addition to the primary building type;
B. The Cottage Court (Section 10-20.06.080) may consist of up to nine individual buildings; C. The Pocket Neighborhood (Section 10-20.06.120) may consist of up to 10 individual buildings; and

6. In N.S-O and MS.S, detached buildings are allowed to be connected in compliance with the following:

A. The connection is at least 30 feet behind the building façade nearest to the street; B. The area of connection is at least 15 feet and up to 30 feet wide; C. The building façade nearest to the street is in compliance with the required façade zone; D. Upper story connections are at least 10 feet above the finished grade of the building and at least 13 feet, 6 inches above if the area below accommodates vehicle access.

7. On-site open space. The standards identify only the required type (private or common) and amount. For example, if the type only has standards for private open space, common open space is not required for that building type. The identified amount is for the entire building unless specified otherwise.

8. Parking may be designed as tuck-under, detached garage(s), podium or subterranean, in compliance with the zone standards for parking placement.

9. Wings are allowed for certain building types to allow an increase in building square footage without increasing the maximum allowed footprint of the main body.

A. Wings are required to be smaller in footprint, one story less and 10 feet less to highest eave/parapet than the main body to visually reduce the overall size of a building.

B. The building type standards specify the amount that wings are required to be offset from the main body so that their facades are not aligned.

C. Wing offset from Main Body required only on all facades.

D. Wings may be the same number of stories and height as the main body when a density bonus is applied to the building.

10. The maximum number of units identified for each building type is dependent on the development site being large enough to accommodate the zone's standards (e.g., parking).

11. Individual designs may vary from the diagrams for each building type in compliance with the standards of this Article and Article 8 (Specific to Architectural Design).

12. New buildings and their improvements are subject to the Town's local standards for Fire Safety including the Wildland Urban Interface Code and Building Safety.
56 Specific to Building Types
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475
Figure 10-20.06.020.1 Example of House-Scale and Block-Scale Buildings House-Scale Buildings
Main body only Main body only
Main body with side and rear wings Main body with rear wing Block-Scale Buildings
57 Specific to Building Types
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10-20.06.030 Overview of Building Types
Table A ( Building Types Overview) provides an overview of the allowed building types in each zone. The names of the building types are not intended to limit uses within a building type. For example, a Duplex may have non-residential uses within it as allowed by the zone.

Table 10-20.06.030.A: Building Types Overview
Specific
Standards N.S N.M MS.S
House Scale
Ancillary Building 10-20.06.040 P P P
House 10-20.06.050 P X X
Duplex Side-by-Side 10-20.06.060 P P X
Duplex Stacked 10-20.06.070 P X X
Cottage Court 10-20.06.080 P X X
Fourplex 10-20.06.090 P X X
Neighborhood Townhouse 10-20.06.100 P P P
Neighborhood Courtyard 10-20.06.110 P P P
Pocket Neighborhood 10-20.06.120 P X X
Multiplex 10-20.06.130 P P P
Block Scale
Main Street Building 10-20.06.140 X P P
Key P = Allowed X = Not Allowed
58 Specific to Building Types
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10-20.06.040 Ancillary Building
Example of Ancillary Building
Example of Ancillary Building
Example of Ancillary Building

1. Description
An accessory structure located at the rear of a development site, above or abutting a detached garage that provides a small residential unit (accessory apartment), home office space, or other small commercial or service use, as allowed by the zone. When used for residential purposes, this
housing type is one form of an Accessory Dwelling Unit
(ADU).

Synonym: Granny Flat, Carriage House

2. Number of Units
Units per Building 1 max.

Ancillary Buildings per Dev't Site 1 max.

Not allowed on the development site of a Cottage Court
General Note: Photos on this page are illustrative, not regulatory. 60 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 479

4. Pedestrian Access
The main entrance shall not be through a garage.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Private Open Space
Not required

3. Building Size and Massing
Height
Stories 2.5 max.1
Main Body2
Area 1,000 sf max.

Depth 24' max.

Separation from Primary
Building3
10' min.

Massing Types
Sloped Roof Box Subsection 10-20.06.150.2.A
1 Includes garage story
2 In compliance with the setbacks of the zone
3 An Ancillary Building may be connected to the primary building by an uninhabitable space including, but not
limited to, a breezeway.

Alley access required if alley exists Alley access required if alley exists Front Street Front Street Side Street
Side Street
ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
ROW/ Dev't Site Line
Building Setback Line
Ancillary Building
Primary Building Type
Key
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480
10-20.06.050 House
Example of House
Example of House
Example of House

1. Description
A small-to-medium-sized, detached, House-Scale Building with one unit, small-to-medium setbacks, a rear setback, and located within a low-intensity, walkable neighborhood.

2. Number of Units
Units per Building 1 max.

Buildings per Development Site 1 max.1
1 Not including ADU
General Note: Photos on this page are illustrative, not regulatory. 62 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 481

4. Pedestrian Access
Main Entrance Location Front Street

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Private Open Space
Area 300 sf min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body2
Width 36' max.

Depth 48' max.

Wing(s) 2,3
Width 20' max.

Depth 20' max.

Separation between Wings
on Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Box Subsection 10-20.06.150.2.A
Sloped Roof Bar Subsection 10-20.06.150.2.B
Sloped Roof L Subsection 10-20.06.150.2.C
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
2 In compliance with Subsection 5 of the zone
3 Height is limited to 1 story less than main body and 10' less to highest eave/parapet.

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
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10-20.06.060 Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side

1. Description
A small-to-medium-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The
building consists of two side-by-side units, both facing the street and within a single Building massing. The type has the appearance of a medium-to-large, single-unit house and is scaled to fit within lower-intensity neighborhoods.

2. Number of Units
Units per Building 2 max.

Buildings per Development Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 64 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 483

4. Pedestrian Access
Main Entrance Location Front Street3
Each unit shall have an entry facing the street on or within 15' of the front facade.
3 On corner development sites, each unit shall front a
different street.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space
Width 15' min.

Depth 15' min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 48' max.

Depth 36' max.

Wing(s)1,2
Width 15' max.

Depth 24' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Bar Subsection 10-20.06.150.2.B
Sloped Roof L Subsection 10-20.06.150.2.C
Sloped Roof Forecourt Subsection 10-20.06.150.2.D
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
1 In compliance with Subsection 5 of the zone
2 Height is limited to 1 story less than main body and 10' less to highest eave/parapet.

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
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10-20.06.070 Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked

1. Description
A small-to-medium-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The
building consists of two stacked units, both facing the street and within a single building massing. The type has the
appearance of a medium-to-large, single-unit house and is scaled to fit within lower-intensity neighborhoods.

2. Number of Units
Units per Building 2 max.

Buildings per Development Site 1 max.

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Town of San Anselmo Objective Design and Development Standards Amended January 2024 485

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Private Open Space
Width 15' min.

Depth 15' min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 36' max.

Depth 48' max.

Wing(s)1,2
Width 15' max.

Depth 24' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Box Subsection 10-20.06.150.2.A
Sloped Roof Bar Subsection 10-20.06.150.2.B
Sloped Roof L Subsection 10-20.06.150.2.C
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
1 In compliance with Subsection 5 of the zone
2 Height is limited to 1 story less than main body and 10' less to highest eave/parapet.

Front Street Front Street
Side Street
Alley access required if alley exists Alley access required if alley exists Side Street ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
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10-20.06.080 Cottage Court
Example of Cottage Court
Example of Cottage Court
Example of Cottage Court

1. Description
A group of up to nine small, detached, House-Scale Buildings arranged to define a shared court open to and visible from the street. The shared court is common open space and
takes the place of a private rear setback, thus becoming an important community-enhancing element. The type is scaled to fit within low-to-moderate-intensity neighborhoods and in non-residential contexts.

Synonym: Bungalow Court

2. Number of Units
Units per Building 1 max.

Buildings per Development Site 3 min.; 9 max.1
1 In the N.S zone, the rearmost Cottage may contain up to 2 units, for a total of 10 units.

3. Building Size and Massing
Stories 1.5 max.

To Highest Eave/parapet 18' max.

General Note: Photos on this page are illustrative, not regulatory. 68 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 487

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

Spaces may be individually accessible by the units and/or common parking area(s) at rear or side of development
site.

6. Open Space
Common Open Space
Width 20' min. clear
Depth 75' min. (3-4 units)
90' min. ( 5-9 units)
Required setbacks and driveways do not count as open space.

Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.

7. Miscellaneous
Fencing
Fencing only allowed around or between individual buildings and shall not exceed 36" in height.

Visibility shall be maintained through the fencing.

3. Building Size and Massing (Continued)
Main Body (per Cottage) 2
Width 32' max.

Depth 32' max.

Separation between Cottages 7' min.

Wing(s)
Not Allowed
Massing Types (per Cottage)
Sloped Roof Box Subsection 10-20.06.150.2.A
Sloped Roof Bar Subsection 10-20.06.150.2.B
Sloped Roof L Subsection 10-20.06.150.2.C

4. Pedestrian Access
Shared court shall be accessible from front street.

Pedestrian Path Setbacks
From Building Entrance 6' min.

Pedestrian connections shall connect all buildings to
the public ROW, shared court, and parking areas.

Main entrance to units required from shared court.

Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).

Units on a corner may enter from the side street.
2 In compliance with Subsection 5 of the zone
Front Street Front Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Common Open Space
Key
69 Specific to Building Types
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488
10-20.06.090 Fourplex
Example of Fourplex
Example of Fourplex
Example of Fourplex

1. Description
A small-to-medium-sized, detached, House-Scale Building that consists of three to four side-by-side and/or stacked units, typically with one shared entry or individual entries along the front. The type has the appearance of a mediumsized, single-unit house and is scaled to fit within low- to moderate-intensity neighborhoods.

2. Number of Units
Units per Building 3 min.; 4 max.

Buildings per Development Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 70 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 489

4. Pedestrian Access
Main Entrance Location Front Street
Each unit may have an individual entry.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space3
Width 15' min.

Depth 15' min.

Required setbacks and driveways do not count toward open space.

Required common open space shall be located behind the
main body of the building.
3 None is required if the building is within 800' of public open space

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 48' max.

Depth 48' max.

Wing(s)1,2
Width 15' max.

Depth 20' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Box Subsection 10-20.06.150.2.A
Sloped Roof Bar Subsection 10-20.06.150.2.B
Sloped Roof L Subsection 10-20.06.150.2.C
Sloped Roof Forecourt Subsection 10-20.06.150.2.D
Flat Roof Box Subsection 10-20.06.150.2.H
Flat Roof L Subsection 10-20.06.150.2.I
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).

3. Building Size and Massing (Continued)
1 In compliance with Subsection 5 of the zone
2 Height is limited to 1 story less than main body and 10' less to highest eave/parapet.

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Frontage
Common Open Space
Key
ROW/ Dev't Site Line
Building Setback Line
Building
Key
71 Specific to Building Types
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490
10-20.06.100 Neighborhood Townhouse
Example of Neighborhood Townhouse
Example of Neighborhood Townhouse
Example of Neighborhood Townhouse

1. Description
A small-sized, typically attached, House-Scale Building (up to four units side-by-side) with a rear setback. Each Neighborhood Townhouse consists of one unit. As allowed by the zone, the type may also be detached with minimal separations between buildings. The type is typically located within low-to-moderate-intensity neighborhoods.

Synonym: Rowhouse

2. Number of Units
Units per Building 1 max. (up to 4 side-by-side)
Buildings per Dev't Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 72 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 491

4. Pedestrian Access
Main Entrance Location Front Street
Each unit shall have an individual entry facing a street.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Private Open Space
Width 8' min.

Depth 8' min.

Required setbacks and driveways do not count toward open space.

Required private open space shall be located behind the main body of the building.

3. Building Size and Massing
Height N.S
MS.S
N.M
Stories 2.5 max.1 3 max.

Main Body (per Townhouse)2
Width per Unit 18' min.

Depth per Unit 40' max.

Width per Building 120' max.

Wing(s)2,3
Width 14' max.

Depth 25' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types (per Run)
Sloped Roof Box Subsection 10-20.06.150.2.A
Sloped Roof Bar Subsection 10-20.06.150.2.B
Sloped Roof Forecourt Subsection 10-20.06.150.2.D
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
1 2 stories max. in Historic Core

3. Building Size and Massing (Continued)
2 In compliance with Subsection 5 of the zone
3 Height is limited to 1 story less than main body and 10' less to highest eave/parapet.

Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
73 Specific to Building Types
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492
10-20.06.110 Neighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard

1. Description
A detached, House-Scale Building that consists of up to 16 multiple attached and/or stacked units, accessed from a shared courtyard. The shared court is common open
space and takes the place of a rear setback. The type is typically integrated as a small portion of lower-intensity neighborhoods or more consistently into moderate-intensity neighborhoods.

Synonym: Courtyard Apartment

2. Number of Units
N.S MS.S
Units per Building 12 max. 16 max.

Buildings per Dev't Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 74 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 493

4. Pedestrian Access
Main Entrance Location3 Courtyard or Street
3 The main entry of ground floor units shall be directly off of a courtyard or street, whichever is closer.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space L-shaped U-shaped
Width 20' min. 25' min.

Depth 30' min. 60' min.

Courtyard(s) shall be accessible from the front street.

Multiple courtyards are required to be connected via a
Passage through or between buildings.

Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.

Front of courtyard not defined by building shall be defined by 2'-6" to 5' tall wall with entry gate/door.

3. Building Size and Massing
Height N.S
MS.S
N.M
Stories 2.5 max.1 3 max.

Main Body2
Width 100' max.

Depth 100' max. 120' max
45' max.

Massing Types
Sloped L Courtyard (L shaped) Subsection 10-20.06.150.2.E Sloped Front
Courtyard
(U-shaped) Subsection 10-20.06.150.2.F
Building shall be designed in an L-shape or U-shape
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
1 2 stories max. in Historic Core
2 In compliance with Subsection 5 of the zone
Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Common Open Space
Key
75 Specific to Building Types
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494
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10-20.06.120 Pocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood General Note: Photos on this page are illustrative, not regulatory.

Source: Starr Hill Vision Plan
Source: Ross Chapin
Source: Ross Chapin

1. Description
A group of 5 to 10 detached, House-Scale Buildings each containing one to four units, arranged to define a shared open space. The shared open space is common open
space and takes the place of a private rear setback, trees become an important community-enhancing element.

The type is scaled to fit within low-to-moderate intensity neighborhoods.

2. Number of Units
Units per Building 4 max.

Buildings per Development Site 5 min.; 10 max.

Amended January 2024 Town of San Anselmo Objective Design and Development Standards 77 496

3. Building Size and Massing
Main Body (per Building)1
Stories 2.5 max.

Buildings along Front and Side
Street
Width 60' max.

Depth 40' max.

Buildings along Side and Rear
Width 36' max.

Depth 48' max.

Side Setback in Addition to Zone
Setback
5' min.

Building Separation2
Between 1-story Buildings 10' min.

Between Buildings > 1-story 15' min.

Community Building1,3
Stories 2.5 max.

Width 40' max.

Depth 30' max.

Wing(s)
Not Allowed

3. Building Size and Massing (Continued)
Massing Composition Types (per Building)
Sloped Roof
Box
1-4 Units per
Building
Subsection 10-20.06.150.2.A
Sloped Roof
Bar
1-4 Units per
Building
Subsection 10-20.06.150.2.B
Sloped Roof L 1-4 Units per
Building
Subsection 10-20.06.150.2.C
Sloped Roof
Forecourt
2-4 Units per
Building
Subsection 10-20.06.150.2.D
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).

No single-unit buildings allowed along the front or side street
1 In compliance with Subsection 5 of the zone
2 Including community building
3 Shall front on common open space and is not allowed along front or side street
Front Street
ROW/ Dev't Site Line
Building Setback Line
Building
Community Building
Key
78 Specific to Building Types
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497
Front Street

4. Pedestrian Access
Main Entrance Location
Buildings with 1 Unit4 At Common Open Space
Buildings with 2 or more Units At Front or Side Street
Pedestrian Path Width
Along Buildings and Open Space 5' min.

At Front or Side Street Connection 10' min.

Pedestrian Path Setbacks
From Building Entrance 12' min.

From Side of Building 8' min.
4Max. 40' from edge of common open space

5. Vehicle Access and Parking
Offset from Buildings 5' min.

Driveway and parking location shall comply with standards in Subsection 7 of the zone.

Parking not allowed along private or common open space.

Parking may be covered, uncovered, or in a garage.

Turnaround access required in compliance with Fire
Department standards.

6. Open Space
Private Open Space per Building
Required for full length of building at all facades adjacent or abutting a pedestrian path or common open space
Common Open Space5 5 Bldgs.6 6-10 Bldgs.6
Width 30' min. 50' min.

Depth 40' min. 100' min.

7. Miscellaneous
Fencing
Fencing only allowed around or between individual buildings and shall not exceed 36" in height.

Visibility shall be maintained through the fencing.
5 Shall provide access from front or side street
6 Not including community building
ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
Private Open Space
Common Open Space
Key
79 Specific to Building Types
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498
10-20.06.130 Multiplex
Example of Multiplex
Example of Multiplex
Example of Multiplex

1. Description
A medium-to-large-sized, detached, House-Scale Building that consists of 5 to 18 side-by-side and/or stacked units, typically with one shared entry. The type is scaled to fit within moderate-intensity neighborhoods.

Synonym: Mansion Apartment

2. Number of Units
N.S MS.S
Units per Building 8 max. 12 max.

Buildings per
Development Site
1 max.

General Note: Photos on this page are illustrative, not regulatory. 80 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 499

4. Pedestrian Access
Main Entrance Location Front Street
Units located in the main body shall be accessed by a
common entry along the front street.

On corner development sites, units in a wing may enter from the side street.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common Open Space
Width 30' min.

Depth 20' min.

3. Building Size and Massing
Height N.S
MS.S
N.M
Stories 2.5 max.1 3 max.

Main Body2
Width 60' max.

Depth 60' max.

Wing(s)2,3
Width 24' max.

Depth 40' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

Massing Types
Sloped Roof Bar Subsection 10-20.06.150.2.B
Sloped Roof L Subsection 10-20.06.150.2.C
Sloped Roof Forecourt Subsection 10-20.06.150.2.D
Flat Roof Box Subsection 10-20.06.150.2.H
Flat Roof L Subsection 10-20.06.150.2.I
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
1 2 stories max. in Historic Core

3. Building Size and Massing (Continued)
2 In compliance with Subsection 5 of the zone
3 Height is limited to 1 story less than main body and 10' less to highest eave/parapet.

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
81 Specific to Building Types
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500
10-20.06.140 Main Street Building
Example of Main Street Building
Example of Main Street Building
Example of Main Street Building

1. Description
A small-to-large-sized, Block-Scale Building, typically attached, but may be detached. The type is intended to
provide a vertical mix of uses with ground-floor retail, office, or service uses and upper-floor service or residential uses.

The type makes up the primary component of neighborhood and downtown main streets, therefore being a key
component to providing walkability.

2. Number of Units
Units per Building Unrestricted1
Buildings per Dev't Site 1 max.
1 Number of units restricted by International Building Code (IBC) and Uniform Fire Code (UFC) standards.

General Note: Photos on this page are illustrative, not regulatory. 82 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 501

4. Pedestrian Access
Distance between Entries
to Ground Floor Shops
50' max.

Upper floor units shall be accessed by a common entry
along the front street.

Ground floor shops shall have individual entries along
the adjacent street.

Ground floor units allowed along side street at least 60' from front of development site.

On corner development sites, units in a wing or
accessory structure may enter from the side street.

5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.

Parking may be covered, uncovered, or in a garage.

6. Open Space
Common or private open space is not required.

3. Building Size and Massing
Height N.S N.M
MS.S
Stories 2.5 max. 3 max.2
Main Body3
Width 100 max. 140 max.

Depth 90 max. 180 max.

Wing(s)
Not Allowed
Massing Types
Sloped Roof Bar Subsection 10-20.06.150.2.B
Flat Roof Box Subsection 10-20.06.150.2.H
Flat Roof L Subsection 10-20.06.150.2.I
Flat Roof T Subsection 10-20.06.150.2.J
Flat Roof Front Courtyard Subsection 10-20.06.150.2.K
Flat Roof Rear Courtyard Subsection 10-20.06.150.2.L
Flat Roof Closed Courtyard Subsection 10-20.06.150.2.M
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
2 2 stories max. in Historic Core
3 In compliance with Subsection 5 of the zone
Outline of Building above
Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
ROW/ Dev't Site Line
Building Setback Line
Building
Key
83 Specific to Building Types
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502

1. Bay Composition. Each façade shall be arranged according to a pattern of bays. See Subsection 10-

20.12.030.4 (Measuring Bays) for details on the application of bays to façades.

A. Each bay shall be at least 5’ wide and no wider than 15'.

B. Each façade shall contain at least 2 bays and no more than 9 bays.

C. All bays within the same main body or wing shall be the same height.

2. Main Body Massing Types
For each building type, select from the allowed massing types and apply the standards to the main body width facades along a street or civic space in compliance with the following standards. Façades of intersecting volumes shall be offset by a minimum of 3 feet.

A. Sloped Roof Box
This massing type is a simple rectilinear form that is deeper than it is long. The roof is sloped and may be either hipped, gabled, or shed.

Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
B. Sloped Roof Bar
This massing type is a simple rectilinear form that is longer than it is deep. The roof is sloped and may be either hipped, gabled, or shed.

Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
10-20.06.150 Massing Compositions
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503

2. Main Body Massing Types (Continued)
C. Sloped Roof L
This massing type divides the façade into two parts, with one part projecting and one part set back to create a shallow forecourt. The roof is sloped and may be either hipped, gabled, or shed on each volume.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Façade 1 bay min; 7 bays max.

D. Sloped Roof Forecourt
This massing type divides the façade into three parts, with the middle part set back slightly to create a shallow open space. The roof is sloped and may be either hipped, gabled, or shed.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Façade 1 bay min; 9 bays max.
85 Specific to Building Types
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504
F. Sloped Front Courtyard
This massing type divides the façade into three parts, with the middle part set back substantially to create a deep open space. The roof is sloped and may be either hipped, gabled, or shed.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Wing 1 bay min.; 5 bays max.

Center Façade 1 bay min; 7 bays max.

2. Main Body Massing Types (Continued)
E. Sloped L Courtyard
This massing type divides the façade into two parts, with one part set back substantially to create a deep open space. The roof is sloped and may be either hipped, gabled, or shed.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Façade 1 bay min; 9 bays max.
86 Specific to Building Types
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505

2. Main Body Massing Types (Continued)
G. Sloped Rear Courtyard
This massing type divides the rear façade into three parts, with the middle part set back substantially to create a deep courtyard not visible from the street. The roof is sloped and may be either hipped, gabled, or shed.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
H. Flat Roof Box
This massing type is a simple rectilinear form with a flat roof.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
I. Flat Roof L
This massing type divides the façade into two parts, with one part projecting and one part set back to create a shallow forecourt. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 2 bays min.; 5 bays max.

Recessed Façade 1 bay min; 7 bays max.
87 Specific to Building Types
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506

2. Main Body Massing Types (Continued)
J. Flat Roof T
This massing type divides the façade into three parts, with the middle part projecting. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 2 bays min.; 5 bays max.

Recessed Façade 1 bay min; 7 bays max.

K. Flat Roof Front Courtyard
This massing type divides the façade into three parts, with the middle part set back substantially to create a deep open space. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.

Recessed Façade 1 bay min; 9 bays max.
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507

2. Main Body Massing Types (Continued)
L. Flat Roof Rear Courtyard
This massing type divides the rear façade into three parts, with the middle part set back substantially to create a deep courtyard not visible from the street. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
M. Flat Roof Closed Courtyard
This massing type fronts a courtyard with building façades in all 4 sides. Courtyard not visible from the street. The roof is flat.

Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
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10-20.07.010 Purpose
This Article provides the standards for private frontages ("frontages"). Private frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (setback or building).
10-20.07.020 Private Frontage Types

1. The names of the private frontage types indicate their particular configuration or function and are not intended to limit uses within the associated building. For example, a Porch may be used by nonresidential uses including, but not limited to, a restaurant or office, as allowed by the zone.

2. Each building is required to include at least one private frontage type along the front street or adjacent civic space. Buildings with entries along a side street are required to include at least one private frontage type on those facades.

3. The ground floor, for a minimum depth as identified in Subsection 4 of the zone, is required to be habitable/occupiable space in compliance with this Article. Accessibility is provided through the allowed private frontage types for each zone.

4. Private frontage types not listed in Subsection 8 of the zone are not allowed in that zone.

5. Each building may have multiple private frontage types in compliance with the allowed types in Subsection 8 of the zone.

6. Each private frontage type shall be located in compliance with the facade zone per Subsection 5 of the zone.

7. Standards are stated for the front and side street facades of a development site.

Article 7: Specific to Private Frontage Types
Sections:
10-20.07.010 Purpose
10-20.07.020 Private Frontage Types
10-20.07.030 Overview of Private Frontage Types
10-20.07.040 Porch Projecting
10-20.07.050 Porch Engaged
10-20.07.060 Dooryard
10-20.07.070 Forecourt
10-20.07.080 Maker Shopfront
10-20.07.090 Shopfront
10-20.07.100 Terrace
10-20.07.110 Gallery
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 91 510

8. In addition to the zone's standards, each private frontage is further refined through these standards to further calibrate the type for its context.

9. Certain types are only allowed in the open sub-zone (e.g., N.S-O) or on a side street in the base zone (e.g., N.S) to implement the intended physical character.
10-20.07.030 Overview of Private Frontage Types
Table A (Private Frontage Types Overview) provides a summary of the allowed private frontage types in each zone. See referenced Section(s) for standards.

Table 10-20.07.030.A: Private Frontage Types Overview
Private Frontage Type
Specific
Standards N.S N.M MS.S
Porch Projecting 10-20.07.040 P P P
Porch Engaged 10-20.07.050 P P P
Dooryard 10-20.07.060 P P O
Forecourt 10-20.07.070 X X P
Maker Shopfront 10-20.07.080 X X O
Shopfront 10-20.07.090 O P P
Terrace 10-20.07.100 X P P
Gallery 10-20.07.110 X X P
Key P = Allowed O = Allowed Only in Open Sub-Zone or Side Street X = Not Allowed 92 Specific to Private Frontage Types
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10-20.07.040 Porch Projecting
Example of a Projecting Porch
Example of a Projecting Porch
Example of a Projecting Porch

1. Description
The main facade of the building is set back from the front development site line with a covered structure encroaching into the front setback. The resulting setback area may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line.

General Note: Photos on this page are illustrative, not regulatory. 94 Specific to Private Frontage Types
Town of San Anselmo Objective Design and Development Standards Amended January 2024 513

2. Size
Width, Clear 12' min.1
Depth, Clear 8' min.

Height, Clear 8' min.

Stories 2 stories max.

Finish Level above Sidewalk 12" min.2
Pedestrian Access 3' wide min.

Distance between Porch and
Sidewalk
5' min.

Distance between Stairs and
Sidewalk
3' min.

Distance between Porch columns shall be in compliance
with selected architectural style in Article 8 (Specific to Architectural Design).
1 Reduce to 8' min. and maximum 1 story when applied to Cottage Court Building Type
2 Common entries may be set at grade per local and federal accessibility standards.

3. Miscellaneous
Porch shall be open on three sides and have a roof. Clear glass may be installed between the porch columns if the minimum size of individual panes is in compliance with the standards in Article 8 (Specific to Architectural Design).

The Porch is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.

Ramps are required to be integrated along the side of the building to connect with the Projecting Porch.

The Porch shall be designed in compliance with the
standards in Article 8 (Specific to Architectural Design) for the selected architectural style.

Setback ROW Street Setback ROW Street
ROW/ Development Site
Line
Setback Line
Key
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514
10-20.07.050 Porch Engaged
Example of an Engaged Porch
Example of a two-story Engaged Porch
Example of an Engaged Porch

1. Description
A portion of the main facade of the building is set back from the front development site line to create an area for a covered structure that projects from the facade that is set back. The Porch may project into the front setback. The resulting setback may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are open.

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Town of San Anselmo Objective Design and Development Standards Amended January 2024 515

2. Size
Width, Clear 8' min.

Depth, Clear 8' min.

Height, Clear 8' min.

Stories 2 stories max.

Finish Level above Sidewalk 12" min.1
Pedestrian Access 3' wide min.

Distance between Porch and
Sidewalk
5' min.

Distance between Stairs and
Sidewalk
3' min.

Distance between Porch columns shall be in compliance
with selected architectural style in Article 8 (Specific to Architectural Design).

Encroachment area of Building Facade
Depth 6' max.

Width 1/3 min. of overall
building facade
1 Common entries may be set at grade per local and
federal accessibility standards.

3. Miscellaneous
Up to 20% of the building facade and porch(es) may project into the front setback line for the zone.

Porch shall be open on two sides and have a roof. Clear glass may be installed between the porch columns if the minimum size of individual panes is in compliance with the standards in Article 8 (Specific to Architectural Design).

The Porch is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.

Ramps are required to be integrated along the side of the building to connect with the Engaged Porch.

The Porch shall be designed in compliance with the
standards in Article 8 (Specific to Architectural Design) for the selected Architectural Style.

Setback ROW Street Setback ROW Street
ROW/ Dev't Site Line Setback Line
Key
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10-20.07.060 Dooryard
Example of a residential Dooryard
Example of a commercial Dooryard
Example of a residential Dooryard

1. Description
The main facade of the building is set back from the front development site line, which is defined by a low wall or hedge, creating a small private area between the sidewalk and the facade. Each Dooryard is separated from adjacent Dooryards. The Dooryard may be raised or at grade.

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2. Size
Depth, Clear 6' min.

Length 15' min.

Distance between Glazing 4' max.

Depth of Recessed Entries 3' max.

Pedestrian Access 3' wide min.

Finish Level above Sidewalk 12" max.1
Height of Dooryard Fence/Wall
above Finish Level
36" max.
1 Common entries may be set at grade per local and federal accessibility standards.

3. Miscellaneous
For live/work, retail, service, and restaurant uses, the Shopfront Frontage Type (10-20.07.090) may be applied.

Each Dooryard shall provide access to only one ground floor entry.

The Dooryard is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.

Ramps are required to be integrated along the side of the building to connect with the Dooryard.

The Dooryard shall be designed in compliance with the
standards in Article 8 (Specific to Architectural Design) for the selected architectural style.

Setback ROW Street Setback ROW Street
ROW/ Dev't Site Line Setback Line
Key
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10-20.07.070 Forecourt
Example of a Forecourt with Shopfronts
Example of a Forecourt with outdoor dining
Example of Forecourt

1. Description
The main facade of the building is at or near the front development site line and a portion is set back, extending the public realm into the development site to create an entry court or shared garden space for housing, or an additional shopping or restaurant seating area within retail and service areas.

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2. Size
Width, Clear 15' min.

Depth, Clear 15' min.

Ratio, Height to Width 2:1 max.

Finish Level above Sidewalk 12" max.

Gallery frontages, awnings,
balconies and porches may
encroach into Forecourt on all
sides.

Max 1/2 width of
Forecourt

3. Miscellaneous
Forecourts may be utilized to group several entries at a common elevation in compliance with the zones' ground
floor finish level standards.

The proportions and orientation of a Forecourt shall be in compliance with the diagram below for solar orientation and user comfort.

Ramps are required to be integrated along the side of the building to connect with the Forecourt.

The Forecourt shall be designed in compliance with the
standards in Article 8 (Specific to Architectural Design) for the selected architectural style.
width (w)
h<2w
height (h)
Setback ROW Street Setback ROW Street
ROW/ Dev't Site Line Setback Line
Key
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10-20.07.080 Maker Shopfront
Example of a Maker Shopfront
Example of a Maker Shopfront
Example of a Maker Shopfront

1. Description
The main facade of the building is at or near the front development site line with an at-grade or elevated entrance from the sidewalk. The type is only allowed on side streets from the adjacent main street and is intended for industrial artisan businesses to show their activity to pedestrians, as well as for retail sales of products made on-site. The Maker Shopfront may include a decorative roll-down or sliding door, including glazing and an awning that overlaps the sidewalk.

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2. Size
Distance between Glazing 10' max.

Ground Floor Glazing between
Sidewalk and Finished Ceiling
Height
30% min.

Shopfront Base (if used) 48" max.

Recessed entries are allowed

3. Awning (Allowed/Not Required)
Depth 5' min.

Setback from Curb 2' min.

Height, Clear 8' min.

4. Miscellaneous
Decorative accordion-style doors/windows or other
operable windows that allow the space to open to the
street are allowed in compliance with Article 8 (Specific to Architectural Design).

The Maker Shopfront shall be designed in compliance with the standards in Article 8 (Specific to Architectural Design) for the selected architectural style.

ROW/Setback Street ROW/Setback Street
ROW/ Dev't Site Line Setback Line
Key
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10-20.07.090 Shopfront
Example of Shopfronts
Example of a Shopfront
Example of a Shopfront

1. Description
The main facade of the building is at or near the front development site line with at-grade entrance from the
sidewalk. The type is intended for service, retail, or
restaurant use and includes substantial glazing between the Shopfront base and the ground floor ceiling. This type may include an awning that overlaps the sidewalk.

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2. Size
Distance between Glazing 2' max.

Ground Floor Glazing between
Sidewalk and Finished Ceiling
Height
75% min.

Depth of Recessed Entries 5' max.

Shopfront Base 6" min.; 24" max.

3. Awning
Depth 5' min.

Setback from Curb 2' min.

Height, Clear 8' min.

Ramps are required to be integrated along the side of the building to connect with the Shopfront.

The Shopfront shall be designed in compliance with the
standards in Article 8 (Specific to Architectural Design) for the selected architectural style.

ROW/Setback Street ROW/Setback Street
ROW/ Dev't Site Line Setback Line
Key
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10-20.07.100 Terrace
Example of a Terrace with low-wall seating
Example of a Terrace
Example of a residential Terrace along a courtyard

1. Description
The main facade is at or near the front development site line with steps leading to an elevated area providing pedestrian circulation along the facade. The type is used for retail, service, office uses, or housing to provide outdoor areas along the sidewalk and/or to accommodate an existing or intended grade change.

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2. Size
Depth of Terrace 8' min. residential;
12' min. non-residential
Finish Level above Sidewalk 36" max.

Distance between Stairs 25' max.

3. Miscellaneous
These standards are to be used with those for the
Shopfront Frontage Type where the zone requires the
Shopfront Frontage Type (10-20.07.090).

Where the zone requires the Shopfront Frontage Type (10-

20.07.090) and the ground floor is flush with the sidewalk, the Terrace shall be considered to be the sidewalk.

May be utilized to group several entries at a common
elevation in compliance with the zones' ground floor finish level standards.

The Terrace is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.

Ramps are required to be integrated along the side of the building to connect with the Terrace.

The Terrace shall be designed in compliance with the
standards in Article 8 (Specific to Architectural Design) for the selected architectural style.

Setback ROW Street Setback ROW Street
ROW/ Dev't Site Line Setback Line
Key
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Source: Google Street View
10-20.07.110 Gallery
Example of a two-story Gallery with an uncovered second story.

Example of a Gallery providing covered outdoor dining
Example of a Gallery with shopfronts

1. Description
The main facade of the building is set back from the front development site line and an at-grade covered structure, articulated with colonnade or arches, overlaps the
sidewalk. The type may be one or two stories. When used in nonresidential settings, the Shopfront Type is included; when used in residential settings, Dooryards and Forecourts may be included as allowed by the zone.

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2. Size
Depth, Clear 8' min.

Ground Floor Height, Clear 12' min.

Upper Floor Height, Clear 9' min.

Height 2 stories max.

Gallery Setback from Public ROW 18" min. (clear)

3. Miscellaneous
Habitable space
Galleries shall also follow the standards for the
Shopfront Frontage Type (10-20.07.090).

Galleries shall have a consistent depth across the entire front and/or side street facade.

Galleries are allowed to project over the sidewalk in the public ROW.

The second story of the Gallery may be covered.

Planting is not required. Lighting is required within the gallery in compliance with Section x.xx.xxx (Jurisdiction's OnSite Lighting Standards).

Ramps are required to be integrated along the side of the building to connect with the Gallery, where applicable.

The Gallery shall be designed in compliance with the
standards in Article 8 (Specific to Architectural Design) for the selected architectural style.

Sidewalk Sidewalk
Setback ROW Setback ROW
Street Street
ROW/ Dev't Site Line Setback Line
Key
109
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10-20.08.010 Purpose
This Article sets forth standards that supplement the zone standards to further refine the intended building form and physical character.
10-20.08.020 Applicability
Unless stated otherwise, all subsections within each architectural style ("style") identified in this Article apply to all facades of a building, including front facades, side street facades, side interior facades, and rear facades. 10-20.08.030 Architectural Design Standards
This Article contains architectural design standards for the four allowed styles. The standards for each style address a range of topics based on local architectural examples. The standards address the following aspects of individual building design: Roofs and roof pitch, eaves, cornices, walls, base of walls, dormers, openings and doors, storefronts, porches, and balconies.

1. Each building is required to be designed in compliance with one of the allowed architectural styles.

2. The architectural style standards are coordinated with the building types allowed by this FBC and the intended physical character of each zone.

3. Any facade greater than 75 feet in length along a street (public or private) or civic space shall include more than one architectural style, with a maximum 75 feet in length of any one style. This regulation does not apply across property lines.

4. Diagrams are for illustrative purposes only and do not constrain the expression of listed elements with respect to style. Only aspects keyed to standards listed in the tables are regulated.

Article 8: Specific to Architectural Design
Sections:
10-20.08.010 Purpose
10-20.08.020 Applicability
10-20.08.030 Architectural Design Standards
10-20.08.040 Overview of Architectural Styles
10-20.08.050 Contemporary
10-20.08.060 Craftsman
10-20.08.070 Main Street Classical
10-20.08.080 Mediterranean
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Specific to Architectural Design
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10-20.08.040 Overview of Architectural Styles
Table A (Architectural Styles Overview) provides an overview of the allowed architectural styles. 113
Specific to Architectural Design
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532
Contemporary 10-20.08.050
Typical Characteristics
Long, low-sloped roof forms with
simple eaves with deep overhangs
Asymmetrical facade compositions
with square and horizontal openings
often made from ganged vertical
windows
Mix of exterior materials to
differentiate massing forms, with
prevalent natural materials including
wood siding
Horizontally proportioned balconies
and terraces with minimalist vertical
supports
Applicable Standards
Wall
Building Roof
Rake
Eave
Parapet
Windows
Bay Windows
Dormers
Entry Doors
Balconies
Porches
Storefronts
Materials
Craftsman 10-20.08.060
Typical Characteristics
Low-pitched roofs with deep eaves
and exposed rafter tails
Horizontally proportioned openings
made from ganged vertical windows
Emphasis on natural materials
including wood shingles
Asymmetrical composition with wall
plane broken by projecting gable ends
Applicable Standards
Wall
Base
Building Roof
Rake
Eave
Parapet
Windows
Bay Windows
Dormers
Entry Doors
Balconies
Porches
Storefronts
Materials
Main Street Classical 10-20.08.070
Typical Characteristics
Symmetrical facade composition with
proportions that imply load-bearing
masonry structure
Prominent cornice with classical
detailing and parapet or pedimented
roof forms
Regular pattern of vertically
proportioned openings
Brick and stucco as primary facade
materials
Applicable Standards
Base
Building Roof
Parapet
Windows
Bay Windows
Entry Doors
Balconies
Porches
Storefronts
Materials
Table 10-20.08.040.A: Architectural Styles Overview
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Mediterranean 10-20.08.080
Typical Characteristics
Low-pitched gabled or hipped roofs
clad in red tile with open eaves
Flat, rectilinear wall plane with
vertically proportioned punched
openings without trim
Stucco as primary facade material with
stucco or wood attached elements
Applicable Standards
Building Roof
Eave
Parapet
Windows
Bay Windows
Dormers
Entry Doors
Balconies
Porches
Storefronts
Materials
Table 10-20.08.040.A: Architectural Styles Overview (Continued) 115
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Quick Code Guide: Specific to Architectural Design
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.

Before you begin
Identify your zone, building type, and detailed massing type. If you have not done this yet, go back to the Table of Contents and follow the Quick Code Guide.

Identify your architectural style Table 10-20.08.040.A (Architectural Styles Overview)
Comply with wall, base, and building
roof form standards
Dependent on zone, detailed massing type,
and architectural style
Subsections 3-8 of Architectural Style
Comply with external elements
standards and material standards
Dependent on architectural style
Subsections 13-16 of Architectural
Style
Comply with window and door
standards
Dependent on architectural style
Subsections 9-12 of Architectural
Style
Instructions Location
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General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory. 10-20.08.050 Contemporary

2. Typical Characteristics
Long, low-sloped roof forms with
simple eaves with deep overhangs
Asymmetrical facade compositions
with square and horizontal openings
often made from ganged vertical
windows
Mix of a limited number of exterior
materials to differentiate massing
forms, with prevalent natural materials
including wood siding
Horizontally proportioned balconies
and terraces with minimalist vertical
supports

1. Description of Style
Contemporary style buildings have a streamlined aesthetic and minimal ornamentation. This style focuses on combining simple rectilinear massing forms with changes in material and color. The use of glass and cantilevered elements imbues buildings with a sense of lightness and simplicity. This style is prevalent throughout Marin County.

Amended January 2024 Town of San Anselmo Objective Design and Development Standards 117 536
Elements of Contemporary Style – Multifamily Prototype
Entry Door (See
Subsection 12 for
standards)
Eave (See Subsection 7 for
standards)
Dormer (See Subsection
11 for standards)
Balcony (See Subsection
13 for standards)
Window (See Subsection 9
for standards)
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Prototypical Building Elevation
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537
Elements of Contemporary Style – Mixed-Use Prototype
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

3. Wall
Wall Inset
A wall inset from the primary facade is required for buildings greater than 75' in width.

Wall inset shall be continuous for the full height of the building.

Roof and wall projections may encroach into wall inset.

4. Base
No base is required for this style.

3. Wall (Continued)
Wall Inset Dimensions
Width 8'0" min.; 12'0" max.

Depth 6'0" min.

Prototypical Building Elevation
Prototypical Building Plan, Primary Facade
Wall
Inset
Bay Window (See Subsection
10 for standards)
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5. Building Roof
Building Roof
Standards
Buildings with
Half-Story Heights
Buildings with
Full-Story Heights
Roof Form
Type Shed Flat
Pitch 2:12 min.;
6:12 max.

N/A
Applicable Subsections

6. Rake A A

7. Eave A N/A

8. Parapet N/A A

6. Rake
Standards Flush Profile Projecting
Profile
Horizontal Projection No min.;
2" max.
2'6" min.;
No max.

See Subsection 7 (Eave) for height standards.

Projecting Profile Rake Section
Open Eave Elevation
Open Eave Section
Flush Profile Rake Section
Closed Eave Elevation Closed Eave Section

7. Eave
Standards Open Closed
Height
Fascia 6" min. 6" min.

Horizontal Projection
Overall 36" min.;
No max.

N/A
Key A = Applicable N/A = Not Applicable
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8. Parapet
Height
Projection 0" min.; 6" max.

Horizontal Projection
Overall 0" min.; 3" max.

Parapet Section Parapet Elevation
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Ground Floor Typical Window Elevation
Upper Floor Typical Window Elevation

9. Windows
Opening
Proportion, Height to Width 1
Ground floor 2.2 min.

Upper floor 2.0 min.

Dormer See Subsection 11
(Dormers) for standards.

Typical Sizes, Width x Height
Ground Floor, Typical 3'0" x 6'0"
Ground Floor, Ganged 3'0" x 6'0"
Ground Floor, Picture 4'6" x 6'0"
Upper Floor, Typical 3'0" x 5'6"
Upper Floor, Ganged 3'0" x 5'6"
Upper Floor, Picture 4'6" x 5'6"
Privacy 2'0" x 4'6"
Shape Square
Operation Double-Hung, Single-Hung,
Awning, Casement
Window
Glazing Divisions None
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Trim Widths 2
Head 3" min.

Jamb 3" min.

Apron 3" min.

Window Frame Recess
Depth 2" min.

Sill
Depth 3" min.

Pediment
Allowed No
Mullions
Mullions required between ganged windows.
"Typical" refers to a regular recurring window (i.e., size or lite pattern) on a facade.
1 Picture windows shall be wider than typical windows and equal in height to windows on the same floor.
2 Trim required for windows only on buildings or parts of buildings with lap siding.
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Upper Floor Ganged Window Elevation Upper Floor Picture Window Elevation Ground Floor Ganged Window Elevation Ground Floor Picture Window Elevation 123
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Bay Window Elevation

11. Dormers
Roof Form
Type Shed
Pitch 2:12 min.; 6:12 max.

Window
Proportion, Height
to Width

2.0 min.

Width 3'0" min.

Dormers allowed only for buildings with half stories.

See Subsections 6 (Rake), 7 (Eave), and 9 (Windows) for additional standards.

Dormer Elevation

10. Bay Windows
Form
Type Square
Size
Height3
On buildings with
heights up to 3 stories 2 stories max.

On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.

Width 6'0" min.; 12'0" max.

Depth 1'0" min.; 3'0" max.

Additional Standards
Multi-story bay window form shall be vertically continuous.

Continuous horizontal articulation on building shall wrap bay form.
3 On buildings with heights up to 2 stories, the bottom of the bay window may not extend to the ground plane and the
top of the bay window may not extend to the top of parapet or eave.

Bay Window Plan
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Entry Door Elevation

12. Entry Doors
Surround 4
Head Width 4" min.

Jamb Width 4" min.

Additional Elements
Transom Allowed
Pediment Not Allowed
4 Surround required for doors only on buildings or parts of buildings with lap siding.

Balcony Front Elevation

13. Balconies
Allowed Materials
Type 1 - Panel Guardrail
Post Metal
Baluster Metal panel
Handrail Metal, glass
Fascia Metal, composite wood, wood
Type 2 - Mesh Guardrail
Post and Handrail Metal
Baluster Metal mesh
Fascia Metal, composite wood, wood
Type 3 - Horizontal Guardrail
Post and Handrail Metal
Baluster Metal, steel cable
Fascia Metal, wood
Size
Overall Balcony Width 10'0" max.

Width Between Posts 3' min.

Faux composite wood printed with simulated wood grain is prohibited
Type 1
Panel Guardrail
Type 2
Mesh Guardrail
Type 3
Horizontal Guardrail
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Two-Story Porch Two-Story Porch with Deck Above
One-Story Porch One-Story Porch with Deck Above

14. Porches
Columns
Shape Cantilevered (no columns) or Pilotis
Diameter 4" max.

Spacing 8'0" max. on center
Entablature
Height of Entablature Supporting Deck
Overall 10" min.
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15. Storefronts
Width
Storefront Module 10'0" min.; 15'0" max.

Display Window 3'0" min.; 4'0" max.

Distance Between
Storefront Modules
1'0" min.; 2'0" max.

Height
Overall 12'0" min.

Head Height 11'0" min.

Base 8" min.; 2'0" max.

Horizontal Recess
Depth 6" min.; 3'0" max.

Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).

Storefront Elevation Storefront Section
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16. Materials
Element Allowed Materials
Wall
Wall Cladding5 Lap siding, composite wood,
wood, fiber cement, stucco, metal
panel
Base or Foundation
Base or Foundation Brick, concrete, stucco, composite
wood, wood, fiber cement,
architectural block
Roof and Roof Elements
Roofing Asphalt shingles, wood shingles,
standing seam metal
Rake and Eave Composite wood, wood, steel
Gutter Metal box
Windows, Bay Windows, and Entry Doors
Entry Door Wood, aluminum, fiberglass,
composite wood
Window Frames Wood, aluminum clad wood,
aluminum, fiberglass
Glazing Clear glass; shall not be tinted,
mirrored, or colored
Balconies
See Subsection 13 (Balconies) for allowed materials.

Porches
Columns Composite wood, wood, fiberglass,
metal
Railing Composite wood, wood, metal
Storefronts
Storefront Composite wood, wood, metal
Storefront Base Stucco, concrete
Prohibited materails: faux composite wood printed with
simulated wood grain, fiber cement, and faux printed stone.

Wood shingles shall be in compliance with the Wildland
Urban Interface Code.
5 Exterior cladding shall be limited to no more than 3
materials, of which 65% or more of the facade area shall be one of those materials.
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General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory. 10-20.08.060 Craftsman

2. Typical Characteristics
Low-pitched roofs with deep eaves
and exposed rafter tails
Horizontally proportioned openings
made from ganged vertical windows
Emphasis on natural materials
including wood shingles
Asymmetrical composition with wall
plane broken by projecting gable ends
Wall plane broken by projecting and/or
recessed elements

1. Description of Style
The Craftsman style emerged in the American west inspired by the English Arts and Crafts movement. The Craftsman bungalow house was prevalent from the 1900's to the 1940's. Since that time, it has adapted to multifamily and mixed-use prototypes.

Amended January 2024 Town of San Anselmo Objective Design and Development Standards 129 548
Elements of Craftsman Style – Multifamily Prototype

3. Wall
Trim 1, 2
Width 4" min.
1 Trim not required on buildings or portions of buildings where stucco or shingle is the primary wall material.
2 Trim is required at openings and surrounds.

4. Base
Height 1'0" min.; 1/2 story max.

Window (See Subsection
9 for standards)
Porch (See Subsection 14
for standards)
Base (See Subsection 4 for
standards)
Entry Door (See
Subsection 12 for
standards)
Roof (See Subsection 5 for
standards)
Rake (See Subsection 6 for
standards)
Wall (See Subsection 3 for
standards)
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Dormer (See Subsection
11 for standards)
Eave (See Subsection 7 for
standards)
Prototypical Building Elevation
130
Specific to Architectural Design
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.08.060: Craftsman
549
Elements of Craftsman Style – Mixed-Use Prototype
Window (See
Subsection 9 for
standards)
Storefront (See
Subsection 15 for
standards)
Wall (See Subsection
3 for standards)
Base (See Subsection
4 for standards)
Roof (See Subsection
5 for standards)
Eave (See Subsection
7 for standards)
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Prototypical Building Elevation
131
Specific to Architectural Design
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.08.060: Craftsman
550

5. Building Roof
Building Roof Standards Sloped Roof Flat Roof
Applicable Subsections
Subsection 6 (Rake) A N/A
Subsection 7 (Eave) A N/A
Subsection 8 (Parapet) N/A A
Form
Pitch 4:12 min.;
10:12 max.

N/A

6. Rake
Height
Bracket Bracing Member 4" min.

Horizontal Projection
Projection to Fascia 1'8" min. 3'0" max;
Bracket Projection Beyond
Fascia
No min.; 1'0" max.

See Subsection 7 (Eave) for height standards.

Rake Section

7. Eave
Allowed Types
Eave Types Open
Height
Fascia 10" min.

Horizontal Projection 3
Overall 2'6" min.
3 Horizontal projection includes gutter.

Key A = Applicable N/A = Not Applicable
Eave Elevation
Eave Section
132
Specific to Architectural Design
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551

8. Parapet
Canopy
Parapet may include canopy.

Eave Height 6" min.

Horizontal Projection 4 3'0" min.

Required Support
Elements
Brackets
Bracket Width 4" min.

Roof Pitch 3:12 min.

Crenellation
Crenel Height 1'0" min.

Width, from Center
Line
1'0" min.

Crenel may not occur at building corner or end bays.
4 Horizontal projection includes gutter. Parapet Section End Bay c
L Middle Bay cL
Parapet Elevation
133
Specific to Architectural Design
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552

9. Windows
Opening
Proportion, Height to Width 5
Ground Floor 2.0 min.

Upper Floor 1.75 min.

Dormer See Subsection 11
(Dormers) for standards.

Typical Sizes, Width x Height
Ground Floor, Typical 3'0" x 6'0"
Ground Floor, Ganged 2'4" x 6'0"
Ground Floor, Picture 4'6" x 6'0"
Upper Floor, Typical 3'0" x 5'6"
Upper Floor, Ganged 2'4" x 5'6"
Upper Floor, Picture 4'6" x 5'6"
Privacy 2'0" x 4'0"
Shape Square
Operation Single Hung, Double Hung,
Casement
Window
Glazing Divisions 6 over 1;
4 over 1;
10 over 1
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Trim Widths6
Head 6" min.

Jamb 4" min.

Apron 3" min.

Window Frame Recess
Depth 2" min.

Sill
Depth 3" min.

Pediment
Allowed No
Mullions
Mullions required between ganged windows.
"Typical" refers to a regular recurring window (i.e., size or lite pattern) on a facade.
5 Picture windows shall be wider than typical windows and equal in height to windows on the same floor.
6 Jamb shall be narrower than header
Ground Floor Typical Window Elevation
6 over 1
Upper Floor Typical Window Elevation
6 over 1
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Upper Floor Ganged Window Elevation
4 over 1 and 6 over 1
Upper Floor Picture Window Elevation
10 over 1
Ground Floor Ganged Window Elevation
4 over 1 and 6 over 1
Ground Floor Picture Window Elevation
10 over 1
135
Specific to Architectural Design
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554
Bay Window Elevation

11. Dormers
Roof Form
Type Shed or Gable
Pitch 2:12 min.; 5:12 max.

Horizontal Projection
Eave 8" min.

Rake 8" min.

Window
Proportion, Height
to Width

1.75 min.

Width 3'0" min.

Dormers allowed only for buildings with half stories.

Pediment not allowed.

See Subsections 6 (Rake), 7 (Eave), and 9 (Windows) for additional standards.

Dormer Elevation

10. Bay Windows
Form
Type Square
Size
Height
On buildings with
heights up to 3 stories 2 stories max.

On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.

Width 6'0" min.; 12'0" max.

Depth 1'0" min.; 3'0" max.

Cornice Types
Building parapet wraps bay.

Bay stops below building eave (bay has own cornice).

Bay returns into building eave (bay never projects above the building eave).

Additional Standards
Bay depth not allowed to project beyond eave depth.

Multi-story bay window form shall be vertically continuous.

10. Bay Windows (Continued)
Continuous horizontal articulation on building shall wrap bay form.

Corner bay may be turned on side to be rotated 45 degrees from building corner.

Bay Window Plan
136
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555
Entry Door Elevation Balcony Front Elevation

13. Balconies
Allowed Materials
Post, Baluster, Handrail,
and Fascia
Metal, composite wood,
wood
Size
Overall Balcony Width 10'0" max.

Width Between Posts 3' min.

12. Entry Doors
Door
Number of Panels 2 min.

Surround7
Head Width 6" min.

Jamb Width 4" min.

Additional Elements
Transom Allowed
Pediment Not Allowed
7 Jamb shall be narrower than header
137
Specific to Architectural Design
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556
Two-Story Porch
One-Story Porch
Two-Story Porch with Deck Above
One-Story Porch with Deck Above

14. Porches
Columns
Shape Square-tapered
Base Width 1'10" min.

Spacing 9'6" min.; 12' max. on center
Entablature
Height of Entablature Supporting Deck
Overall 10" min.
138
Specific to Architectural Design
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557
Storefront Elevation Storefront Section

15. Storefronts
Width
Storefront Module 10'0" min.; 15'0" max.

Display Window 3'0" min.; 4'0" max.

Distance Between
Storefront Modules
1'0" min.; 2'0" max.

Height
Overall 13'0" min.

Head Height 10'0" min.

Cornice 10" min.

Signage Band 1'6" min.

Base 1'0" min.; 2'0" max.

Horizontal Recess
Depth 1'0" min.; 2'0" max.

Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).

Cornice shall be continuous.
139
Specific to Architectural Design
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558

16. Materials
Element Allowed Materials
Wall
Wall Cladding Shingle and lap siding: composite
wood, wood, fiber cement; and
stucco
Base
Base or Foundation Stone, cast stone, painted
concrete
Roof and Roof Elements
Roofing Asphalt shingles, wood shingles,
standing seam metal
Rake and Eave Composite wood, wood
Cornice Composite wood, wood
Brackets Composite wood, wood, fiberglass
Gutter Metal half-round
Windows, Bay Windows, and Entry Doors
Trim or Surround Composite wood, wood, fiber
cement
Entry Door Wood, aluminum, fiberglass,
composite
Window Frames Wood, aluminum-clad wood,
aluminum, fiberglass
Glazing Clear glass; shall not be tinted,
mirrored, or colored
Balconies
See Subsection 13 (Balconies) for allowed materials.

Porches
Columns Composite wood, wood, metal
Railing Composite wood, wood, metal
Storefronts
Columns Composite wood, wood, fiberglass,
metal
Storefront Base Wood panels, brick, stone tile,
fiber cement
Wood shingles shall be in compliance with the Wildland
Urban Interface Code.
140
Specific to Architectural Design
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559
General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory. 10-20.08.070 Main Street Classical

2. Typical Characteristics
Symmetrical facade composition with
proportions that imply load-bearing
masonry structure
Prominent cornice with classical
detailing and parapet or pedimented
roof forms
Regular pattern of vertically
proportioned openings
Brick and stucco as primary facade
materials

1. Description of Style
Main Street Classical style buildings combine influences from late 19th century Classical Revival and pre-war American main street architecture. With brick as a primary facade material, facades have a tripartite composition and often introduce ornament in a prominent cornice.

Amended January 2024 Town of San Anselmo Objective Design and Development Standards 141 560
Elements of Main Street Classical Style – Mixed-Use Prototype

3. Wall
No wall standards apply to this style. See Subsection 16 (Materials) for materials standards.

4. Base
Height 1'0" min.; 2'0" max.

Parapet (See Subsection 8
for standards)
Window (See Subsection
9 for standards)
Entry Door (See
Subsection 12 for
standards)
Storefront (See
Subsection 15 for
standards)
Wall (See Subsection 3 for
standards)
Base (See Subsection 4 for
standards)
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Prototypical Building Elevation
142
Specific to Architectural Design
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561

5. Building Roof
Form
Roof Type Flat

6. Rake
Because this style does not allow sloped roofs, rake is not regulated. For wall-roof junction standards, see Subsection 8 (Parapet).

7. Eave
Because this style does not allow sloped roofs, eave is not regulated. For wall-roof junction standards, see Subsection 8 (Parapet).

8. Parapet
Height
Overall 5'6" min.

Cornice 1'8" min.

Fascia
Overall 3'6" min.

Lower Band 1'2" min.

Horizontal Projection 1
Overall 2'6" min.

Continuous cornice required on all street facing facades.

Required Ornament
Type Dentils
Width 10" min.

Spacing 2'0" max. on center
Placement Below cornice at top of fascia
1 Horizontal projection includes gutter.

Parapet Section Parapet Elevation
143
Specific to Architectural Design
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562
Ground Floor Typical Window Elevation
6 over 9
Upper Floor Typical Window Elevation
6 over 6

9. Windows
Opening
Proportion, Height to Width 2
Ground Floor 2.0 min.

Upper Floor 1.75 min.

Typical Sizes, Width x Height
Ground Floor, Typical 3'0" x 6'6"
Ground Floor, Picture 4'6" x 6'6"
Upper Floor, Typical 3'0" x 5'6"
Upper Floor, Picture 4'6" x 5'6"
Privacy 2'0" x 4'0"
Shape Square
Operation Single Hung, Double Hung,
Casement
Window
Glazing Divisions 6 over 9;
6 over 6
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Molding Widths
Head 2" min.

Jamb 2" min.

Window Frame Recess
Depth 2" min.

Sill
Depth 3" min.

Pediment
Allowed Yes
"Typical" refers to a regular recurring window (i.e., size or lite pattern) on a facade.
2 Picture windows shall be wider than typical windows and equal in height to windows on the same floor.
144
Specific to Architectural Design
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563
Upper Floor Picture Window Elevation
Ground Floor Picture Window Elevation
145
Specific to Architectural Design
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564
Bay Window Elevation

11. Dormers
Because this style does not allow sloped roofs, dormers shall not be used.

10. Bay Windows
Form
Type Chamfered
Interior Angle 30 degrees min.;
55 degrees max.

Number of Faces 3 or 5
Size
Height
On buildings with
heights up to 3 stories 2 stories max.

On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.

Width 6'0" min.; 12'0" max.

Depth 1'0" min.; 3'0" max.

Cornice Types
Cornice wraps bay.

Bay stops below building cornice (bay has own cornice).

10. Bay Windows (Continued)
Bay returns into building cornice (bay never projects
above the building cornice).

Additional Standards
Bay depth not allowed to project beyond cornice depth.

Multi-story bay window form shall be vertically continuous.

Continuous horizontal articulation on building shall wrap bay form.

Bay Window Plan
146
Specific to Architectural Design
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565
Entry Door Elevation

12. Entry Doors
Door
Number of Panels 2 min.

Surround
Head Width 4" min.

Jamb Width 4" min.

Additional Elements
Transom Allowed
Pediment Allowed
Balcony Front Elevation

13. Balconies
Allowed Materials
Type 1 - Square Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood, wood
Type 2 - Decorative Metal Guardrail
Post, Handrail, Fascia,
and Brackets
Metal, composite wood, wood
Baluster Metal
Size
Overall Balcony Width 10'0" max.

Width Between Posts 3' min.

Type 1
Square Guardrail
Type 2
Decorative Metal Guardrail
147
Specific to Architectural Design
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566
Two-Story Porch Two-Story Porch with Deck Above
One-Story Porch One-Story Porch with Deck Above

14. Porches
Columns
Shape Clearly defined capital, base, and shaft;
shaft either turned with entasis or
square stock with optional detailing
Diameter 8" min.

Spacing 6'6" max. on center
Entablature
Height of Topmost Entablature
Overall 1'6" min.

Fascia 10" min.

Height of Floor-to-Floor Entablature
Overall 10" min.
148
Specific to Architectural Design
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567
Storefront Elevation Storefront Section

15. Storefronts
Width
Storefront Module 10'0" min.; 15'0" max.

Display Window 3'0" min.; 4'0" max.

Distance Between
Storefront Modules
1'6" min.; 2'6" max.

Height
Overall 13'0" min.

Head Height 10'0" min.

Cornice 10" min.

Signage Band 1'8" min.

Base 1'0" min.; 2'0" max.

Horizontal Recess
Depth 6" min.; 2'0" max.

Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).

Cornice shall be continuous.
149
Specific to Architectural Design
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16. Materials
Element Allowed Materials
Wall
Wall Cladding Brick, stucco
Base
Base or Foundation Brick, stone
Windows, Bay Windows, and Entry Doors
Lintel Stone, concrete
Entry Door Wood, aluminum-clad wood,
aluminum
Window Frames Wood, aluminum clad wood,
aluminum, fiberglass
Glazing Clear glass; shall not be tinted,
mirrored, or colored
Balconies
See Subsection 13 (Balconies) for allowed materials.

Porches
Columns Composite wood, wood, cast
stone, metal
Railing Composite wood, wood, metal
Storefronts
Storefront Composite wood, wood, metal
Storefront Base Wood panels, brick, stone tile,
fiber cement
150
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569
General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory. 10-20.08.080 Mediterranean

2. Typical Characteristics
Low-pitched gabled or hipped roofs
clad in red tile with open eaves
Flat, rectilinear wall plane with
vertically proportioned punched
openings without trim
Stucco as primary facade material with
stucco or wood attached elements

1. Description of Style
Mediterranean style buildings in Marin County draw from Spanish Colonial, Pueblo, and Spanish Revival influences. These buildings combine austere wall planes with punched, recessed openings for windows.

Amended January 2024 Town of San Anselmo Objective Design and Development Standards 151 570
Elements of Mediterranean Style – Multifamily Prototype

3. Wall
No wall standards apply to this style. See Subsection 16 (Materials) for materials standards.

4. Base
None required
Window (See Subsection
9 for standards)
Balcony (See Subsection
13 for standards)
Entry Door (See
Subsection 12 for
standards)
Roof (See Subsection 5 for
standards)
Eave (See Subsection 7 for
standards)
Wall (See Subsection 3 for
standards)
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Dormer (See Subsection
11 for standards)
Prototypical Building Elevation
152
Specific to Architectural Design
Town of San Anselmo Objective Design and Development Standards Amended January 2024 10-20.08.080: Mediterranean
571
Elements of Mediterranean Style – Mixed-Use Prototype
Bay Window (See
Subsection 10 for
standards)
Window (See Subsection
9 for standards)
Storefront (See
Subsection 15 for
standards)
Wall (See Subsection 3 for
standards)
Balcony (See Subsection
13 for standards)
Roof (See Subsection 5 for
standards)
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Prototypical Building Elevation
153
Specific to Architectural Design
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572

5. Building Roof
Building Roof Standards Sloped Roof Flat Roof
Applicable Subsections
Subsection 6 (Rake) A N/A
Subsection 7 (Eave) A N/A
Subsection 8 (Parapet) N/A A
Form
Pitch 4:12 min.;
6:12 max.

N/A

6. Rake
No specialized rake profile
Closed Eave Section
Closed Eave Elevation

7. Eave
Standards Closed Open Returned
Height
Supporting
Element
1'0" min. 8" min. 1'0" min.

Fascia None None 6" min.

Horizontal Projection 1
Overall 1'0" min. 3'0" min. 2'6" min.
1 Horizontal projection includes gutter.

Open Eave Section Returned Eave Section
Key A = Applicable N/A = Not Applicable
Open Eave Elevation Returned Eave Elevation
154
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573

8. Parapet
Height
Supporting
Element
1'8" min.

Fascia 6" min.

Horizontal Projection 2
Overall 2'0" min.

Continuous cornice required on all street facing facades.

Required Ornament
Type Brackets
Width 3" min.

Spacing 24" max. on center
Placement Below fascia
2 Horizontal projection includes gutter.

Parapet Section Parapet Elevation
155
Specific to Architectural Design
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574
Ground Floor Typical Window Elevation
8 parts
Upper Floor Typical Window Elevation
6 parts

9. Windows
Opening
Proportion, Height to Width 3
Ground Floor 2.0 min.

Upper Floor 1.75 min.

Dormer See Subsection 11
(Dormers) for standards.

Typical Sizes, Width x Height
Ground Floor, Typical 3'0" x 6'0"
Ground Floor, Ganged 2'4" x 6'0"
Ground Floor, Picture 4'6" x 6'0"
Upper Floor, Typical 3'0" x 5'6"
Upper Floor, Ganged 2'4" x 5'6"
Upper Floor, Picture 4'6" x 5'6"
Privacy 2'0" x 4'0"
Shape Square, arched
Operation Casement
Window
Glazing Divisions 6 parts or 8 parts
Frame Width (Frame + Sash)
At Rail 2.5" min. ± 1/4"
At Stile 2.5" min. ± 1/4"
Molding Widths
Head 2" min.

Jamb 2" min.

Apron None required
Window Frame Recess
Depth 2" min.

Sill
Depth 2" min.

Pediment
Allowed No
Mullions
Mullions required between ganged windows.
"Typical" refers to a regular recurring window (i.e., size or lite pattern) on a facade.
3 Picture windows shall be wider than typical windows and equal in height to windows on the same floor.
156
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575
Upper Floor Ganged Window Elevation
6 parts
Upper Floor Picture Window Elevation
Ground Floor Ganged Window Elevation
8 parts
Ground Floor Picture Window Elevation
157
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Bay Window Elevation

11. Dormers
Roof Form
Type Gable
Pitch 4:12 min.; 8:12 max.

Window
Proportion, Height
to Width

1.75 min.

Width 3'0" min.

Pediment
Allowed No
Dormers allowed for buildings with half stories.

See Subsections 6 (Rake), 7 (Eave), and 9 (Windows) for additional standards.

Dormer Elevation

10. Bay Windows
Form
Type Square
Size
Height
On buildings with
heights up to 3 stories 2 stories max.

On buildings with
heights above 3 stories
2 stories plus 1 additional
story for each building
story over 3 max.

Width 6'0" min.; 12'0" max.

Depth 1'0" min.; 3'0" max.

Cornice Types
Building eave wraps bay.

Bay stops below building eave (bay has own cornice).

Bay returns into building eave (bay never projects above the building eave).

Additional Standards
Bay depth not allowed to project beyond eave depth.

10. Bay Windows (Continued)
Multi-story bay window form shall be vertically continuous.

Continuous horizontal articulation on building shall wrap bay form.

Corner bay may be turned on side to be rotated 45 degrees from building corner.

Bay Window Plan
158
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577
Type 1
Square Guardrail
Type 2
Turned Guardrail
Type 3
Decorative Metal Guardrail
Entry Door Elevation

12. Entry Doors
Door
Number of Panels 2 min.

Surround
None required
Additional Elements
Transom Allowed
Pediment Not Allowed
Balcony Front Elevation

13. Balconies
Allowed Materials
Type 1 - Square Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood, wood
Type 2 - Turned Guardrail
Post, Baluster, Handrail,
Fascia, and Brackets
Metal, composite wood, wood
Type 3 - Decorative Metal Guardrail
Post, Handrail, Fascia,
and Brackets
Metal, composite wood, wood
Baluster Metal
Size
Overall Balcony Width 10'0" max.

Width Between Posts 3' min.
159
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578
Porch Elevation

14. Porches
Columns
Shape Square or round, with capitals or
brackets
Diameter 8" min.

Spacing 9'0" max. on center
Entablature
Overall 10" min.
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579
Storefront Elevation Storefront Section

15. Storefronts
Width
Storefront Module 10'0" min.; 15'0" max.

Display Window 3'0" min.; 4'0" max.

Distance Between
Storefront Modules
1'6" min.; 2'6" max.

Height
Head Height 11'0" min.

Cornice None
Signage Band None
Base 1'0" min.; 2'0" max.

Horizontal Recess
Depth 6" min.; 9" max.

Base shall be continuous, unless divided by pilaster, and align with base height of building (if any).
161
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16. Materials
Element Allowed Materials
Wall
Wall Cladding Stucco
Roof and Roof Elements
Roofing Terracotta clay barrel tiles
Rake and Eave Wood, composite wood, stucco
Cornice Wood, composite wood, stucco
Brackets Composite wood, wood, or
fiberglass
Gutter Metal half-round
Windows, Bay Windows, and Entry Doors
Entry Door Wood, aluminum, fiberglass,
composite
Window Frames Wood, aluminum-clad wood,
aluminum, fiberglass
Sill Stucco, cast stone
Glazing Clear glass; shall not be tinted,
mirrored, or colored
Balconies
See Subsection 13 (Balconies) for allowed materials.

Porches
Columns Composite wood, wood, fiberglass,
metal
Railing Wood, wrought iron
Storefronts
Storefront Composite wood, wood, metal
Storefront Base Stucco, tile
162
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581
10-20.09.010 Signage Standards
All signage shall comply with the standards in Title 10, Chapter 9 (Signs).

Article 9: Specific to Signage Types
Sections:
10-20.09.010 Signage Standards
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10-20.10.010 Purpose
This Article establishes standards to create walkable neighborhoods.

1. Development subject to this Article is required to create and reinforce walkable neighborhoods with a mix of housing, civic, retail, and service uses within a compact, walkable, and transit-friendly environment.

2. Developments in compliance with this Section shall achieve the following goals:

A. Improve the built environment and human habitat;
B. Promote development patterns that support safe, effective, and multi-modal transportation options, including auto, pedestrian, bicycle, and transit;
C. Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly interconnected block and street network, and compact community form; D. Generate or reinforce neighborhoods with a variety of housing types to serve the needs of a diverse population;
E. Promote the health benefits of walkable environments; F. Generate pedestrian-oriented and scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes;
G. Reinforce the unique identity of the Town and build upon the local context, climate, and history; H. Realize development based on the patterns of existing walkable neighborhoods; and I. Design that suits specific topographical, environmental, development site layout, and design constraints unique to the development site.

Article 10: Specific to Large Sites
Sections:
10-20.10.010 Purpose
10-20.10.020 General to Walkable Community Design
10-20.10.030 Walkable Neighborhood Plan
10-20.10.040 General to Civic Space
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10-20.10.020 General to Walkable Community Design

1. Developments of at least three acres or at least 700 feet long or deep shall be designed per the following standards:

A. Developments of three acres or less, see Figure 1 [Walkable Neighborhood Plan Design Process Overview for Large Sites (1 to three acres)]; or
B. Developments over three acres, see Figure 2 [Walkable Neighborhood Plan Design Process Overview for Large Sites (Over three acres)]; and
C. Walkable Neighborhood Plan (WNP). Proposed development is required to include a Walkable Neighborhood Plan (WNP) in compliance with this Subsection that identifies the proposed and existing blocks, civic and open spaces, and streets within 1,500 linear feet of the proposed development.

WNPs shall include the information required in Section 10-20.10.030 (Walkable Neighborhood Plan).

2. Civic Space Required
A. Civic space shall be provided in compliance with Section 10-20.10.040 (General to Civic Space).

B. A minimum of 10 percent of the total development area, after subtracting street right-of ways, is required.

3. Streets. Streets are to be applied to create walkable neighborhoods with redundant routes for vehicular, bicycle, and pedestrian circulation.

A. New streets are required to meet the standards in Ross Valley Fire Department Standard 210 (Roadway and Driveway Bridges), including maximum slope.

B. Required streets, indicated on the Zone Map or a Site Development Regulating Plan may be adjusted from their identified location by up to 100 feet in either direction.

C. The WNP shall identify the proposed street and block network.

D. Streets that pass from one zone to another may transition in their streetscape along the street's edges. For example, while a street within a more intense zone (e.g., MS.S) with retail shops may have wide sidewalks with trees in grates, it may transition to a narrower sidewalk with a planting strip within a less intense zone (e.g., N.S) with lower intensity residential building types.

4. Alleys
A. Existing alleys may be removed if street access is provided to the development sites on those blocks in compliance with the access standards of the zone.

B. Alleys may be added in compliance with Ross Valley Fire Department Standard 210 (Roadway and Driveway Bridges) and in compliance with Table A (Block Size Standards).

C. Development sites adjoining an alley and/or with a slope greater than six percent may be reduced in depth by up to 10 feet of the required depth. Rear setbacks may be reduced as allowed by Section 10-20.11.030 (Adjustment to Standards). Front setbacks shall not be reduced.

5. External Connectivity
A. The arrangement of streets shall provide for the alignment and continuation of existing or proposed streets into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are undeveloped and include opportunities for such connections.
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Divide development area to
create smaller blocks and a
network of interconnected
streets, see Table A (Block Size
Standards).

A. Introduce new streets in
compliance with Ross Valley
Fire Department Standard 210
(Roadway and Driveway Bridges).

B. Identify at least 10% of the
development area as new civic
space. 10% is calculated after
subtracting street ROWs.

20.10.020.7.

For each block, select at least
two building types from the
allowable building types in
Subsection 3 of each zone and
introduce development sites1
within each block based on the
required development site width
and depth.

Show the different
building types in each block, and
identify the selected
frontage types for each
development site. See
Subsection 8 of each zone and
check Section 10-20.10.030
(Walkable Neighborhood Plan)
for all standards.
4 Zones 5 Development Sites 6 Buildings
Figure 10-20.10.020.1: Walkable Neighborhood Plan Design Process Overview for Large Sites (One to Three Acres) Street Street
Street
Street
Property Boundary
Street
Street
Street
New Street
New Street
Alley
Alley Alley
Alley
Street
Street
Street
Street
New Street
New Street
Street
Street
StreetStreet
New Street
New Street
Street
Street
Street
New Street
New Street
Alley
Alley Alley
Alley
Street
Street
StreetStreet
New Street
New Street
1Development site lines may be permanently recorded by the applicant.

Neighborhood.Small
Neighborhood.Medium
Main Street.Small
House
Duplex
Multiplex
Neighborhood Courtyard
Main Street Building
Neighborhood Townhouse
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A. Introduce new streets in
compliance with Ross Valley
Fire Department Standard 210
(Roadway and Driveway Bridges).

B. Identify at least 10% of the
development area as new civic
space. 10% is calculated after
subtracting street ROWs.

Divide development area to
create smaller blocks and a
network of interconnected
streets, see Table A (Block Size
Standards).

If rear vehicular access is
preferred, introduce alleys to
provide access to development
sites and maintain a continuous
streetscape without the
interruption of driveways.
1 Blocks 2 Streets/Civic Space 3 Alleys
Existing Site
Development area with existing
streets and superblocks
Figure 10-20.10.020.2: Walkable Neighborhood Plan Design Process Overview for Large Sites (Over Three Acres) Street
Street
Street
Street
Property
Boundary
Street
Street
Street
Street
New Street
New Street
Street
Street
Street
Street
New Street
New Street
Alley
Alley
Alley
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Apply zones to implement the
intended physical character, in
compliance with Subsection 10-

20.10.020.7.

Show the different
building types in each block, and
identify the selected
frontage types for each
development site. See
Subsection 8 of each zone and
check Section 10-20.10.030
(Walkable Neighborhood Plan)
for all standards.
4 Zones 5 Development Sites 6 Buildings
Figure 10-20.10.020.2: Walkable Neighborhood Plan Design Process Overview for Large Sites (Over Three Acres) (Continued)
Street
Street
Street
Street
New Street
New Street
Alley
Alley
Alley
New Street
Street
Street
New Street
New Street
Street
New Street
Street
Street
New Street
New Street
Street
1Development site lines may be permanently recorded by the applicant.

House
Duplex
Cottage Court
Neighborhood Townhouse
Main Street Building
Multiplex
Neighborhood.Small
Neighborhood.Medium
Main Street.Small
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B. Street rights-of-way shall be extended to or along adjoining property boundaries to provide a roadway connection or street stub for development, in compliance with Table A (Block Size Standards), for each direction (north, south, east, and west) in which development abuts vacant land.

C. Right-of-way stubs shall be identified and include a notation that all stubs are to connect with future streets on adjoining property and be designed to transition in compliance with Ross Valley Fire Department Standard 210 (Roadway and Driveway Bridges).

D. New dead-end streets and cul-de-sacs are not allowed, except when the grade of the new street exceeds 15 percent.

6. Block Size (New Blocks and Blocks to be Modified)
A. Individual block lengths and the total block perimeter shall be in compliance with the standards in Table A (Block Size Standards).

B. If a block contains multiple zones, the most intense zone is to be used to establish the standards for block size.

C. Blocks shall be a minimum width to result in two halves of developable development sites in compliance with the development site depth standards for the allowed building types in the zone. A single half is allowed when adjoining an existing half-block.

D. Blocks shall be designed so that new streets and building sites conform with Section 10-20.04.050 (Slope Standards).

E. Blocks may be uniquely shaped in compliance with the standards in Table A (Block Size Standards), and the allowed adjustments in Table 10-20.11.030.A (Adjustments to Standards for Development Sites Less Than 6% Slope) and Table 11.030.B (Adjustments to Standards for Development Sites Over 6% Slope).

Table 10-20.10.020.A: Block Size Standards
Zone Length Passage Required1
Perimeter
Length
N.S 600' max. Yes 2,000' max.

N.M 600' max. Yes 2,000' max.

MS.S 600' max. Yes 2,000' max.
1 In compliance with the standards for a Passage in Subsection 10-20.10.040.13 (Passage) Figure 10-20.10.020.3 Block Size
Block Length
Block Half Block Half
Key
Block Perimeter Development Site
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7. Stormwater Management
A. Integrated Design
(1) Stormwater management is required through a system that is integral to the streetscapes and/ or the civic and open space(s) in the development.
(2) The WNP shall identify the area(s) being proposed for managing stormwater. These areas are required to be a combination of the following:
(a) Swale within a planted median;
(b) Swale within a continuous tree planter adjacent to the travel lane; (c) Pond or other water body; and/or
(d) Areas within an allowed civic space type.
(3) The area(s) used for stormwater management is to be designed for both seasonal temporary on-site retention of stormwater and as public open space for the neighborhood(s) accessible to the public.
(4) The stormwater management area(s) may connect with those of adjacent development(s).

Figure 10-20.10.020.4 Stormwater Management Diagram
Key
Potential Area for Stormwater Management
Planted Swale
Civic Space Graded to also Accommodate Stormwater
Flow
Directed to
Center of
Civic Space
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8. Applying Zones
A. Allocation of Zones. The WNP shall map the proposed zones on the proposed blocks and any existing blocks in the development in compliance with the following:
(1) Sites less than three acres are required to apply one zone, using only the zones established in Article 3 (Zones); or
(2) Sites greater than three acres and up to 20 acres shall apply at least two zones using only the zones established in Article 3 (Zones); or
(3) Sites over 20 acres shall apply zones in compliance with the allocation mix standards in Table B (Required Allocation Mix of Zones).

B. Organization of Zones. Zones shall be organized and mapped in a manner that responds appropriately to the various development site conditions. When applying or amending zone boundaries, more intense zones (i.e., MS.S) shall be organized around a neighborhood main street, civic or open space, transit stop, or civic building locations suitable for greater intensities. These areas shall not be located on slopes greater than six percent.

C. Transition between Zones. Transitions between zones shall occur within the block or across alleys along the adjacent prevailing slope.

Table 10-20.10.020.B: Required Allocation Mix of Zones
Zone Minimum % of Land1 Maximum % of Land1
Walkable Development Total to not exceed 100%
N.S 10% 40%
N.M 25% 40%
MS.S None 25%
Walkable Development within
1,500 feet of transit stop2 Total to not exceed 100%
N.S 30% 50%
N.M 40% 70%
MS.S None 30%
1 Net area after subtracting rights-of-way for streets and open/civic space 2 A high-frequency transit stop with approximately 15-minutes between arriving buses 172
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10-20.10.030 Walkable Neighborhood Plan

1. Walkable Neighborhood Plan (WNP) Standards
A. Organization. Each WNP is required to:
(1) Identify the zone(s), civic space(s), street and block network, as allowed to be adjusted by Table 10-20.11.030.A (Adjustments to Standards for Development Sites Less than 6% Slope) and Table 10-20.11.030.B (Adjustments to Standards for Development Sites Over 6% Slope); and (2) Be in compliance with the design standards of Section 10-20.10.020 (General to Walkable Community Design).

2. Required Content
A. General. Each WNP shall include the following information:
(1) Boundaries of the proposed development;
(2) Existing and proposed blocks within 1,500 linear feet of the development boundaries; (3) Open space not to be developed (if any);
(4) Civic space, in compliance with Section 10-20.10.040 (General to Civic Space); and (5) Mapping of proposed zones in compliance with Subsection 10-20.10.020.8 (Applying Zones).

B. Illustrative Site Plan
(1) The proposed physical character of the WNP shall be identified on an Illustrative Plan showing, in plan view, the proposed building types and private frontage types on each block and the proposed public frontage types showing proposed trees and landscaping along streets and in civic space types.
(2) As individual needs of a development may change over time, the building types specified in the WNP may be substituted with other building types allowed by the zone in compliance with the zone standards.

3. Required Mix of Building Types and Private Frontage Types A. The WNP shall maintain a mix of at least two different building types and two different private frontage types within each block, using only the types allowed in the zone(s).

B. The WNP shall maintain a mix of at least two different architectural styles within each block.

C. The WNP shall show dimensioned block depths for both halves of each block to demonstrate compliance with the minimum development site depth required for the building types in each zone.

D. The applicant may choose to show the shortest minimum development site depth allowed in each zone with an acknowledgement that the selected depth may not accommodate the full range of building types allowed by the zone.
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10-20.10.040 General to Civic Space

1. The WNP shall identify open spaces and civic space types in compliance with the following standards and the standards of Table A (Civic Space Types Overview).

2. When hillsides are within the development, the hillside ridge(s) shall be the location for civic and open space.

3. Required civic and open space identified on the Zone Map or Site Development Regulating Plan may be adjusted from its identified location by up to 100 feet in any direction.

4. Public access and visibility is required along public parks, natural open spaces, and civic uses, including creeks and drainages and stormwater management areas, and shall be fronted by:

A. Single-loaded frontage streets (those with development on one side and open space on the other); B. Bike and pedestrian paths; or
C. Other methods of frontage that provide similar access and visibility to the open space allowed in the zone. Such access may be provided through public easements or other similar methods.

5. Amount of Civic Space Required. As required by Subsection 10-20.10.020.2, development of development sites are required to set aside a minimum area of the development site as civic space. One or more civic spaces may be used to meet the required area.

6. Building Frontage Along or Adjacent to a Civic Space. The facades on building development sites attached to or across a street from a civic space shall be designed as a "front" on to the civic space, in compliance with Subsection 5 and Subsection 8 of the zone.

7. Civic Space Types Overview. This Subsection identifies the allowed civic space types and standards for improvements to existing civic spaces and for construction of new civic spaces. For each civic space type, Subsection 1 and Subsection 3 are regulatory, and Subsection 2 and Subsection 4 are non-regulatory.

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Key P = Allowed X = Not Allowed
Table 10-20.10.040.A: Civic Space Types Overview
Zones
Specific Standards N.S N.M MS.S
Greenway 10-20.10.040.8 P P X
Green 10-20.10.040.9 P P X
Plaza 10-20.10.040.10 X X P
Playground 10-20.10.040.11 P P P
Community Garden 10-20.10.040.12 P P P
Passage 10-20.10.040.13 P P P
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8. Greenway

1. Description
A multiple-block long linear space for community gathering and strolling for nearby residents and employees, defined by a tree-lined street on at least one side, sometimes forming a one-way couplet on its flanks and by the fronting buildings across the street. Greenways serve an important role as a green connector between destinations.

2. General Character
Formal or informal dominated by landscaping and trees with integral stormwater management capacity Hardscape path
Spatially defined by tree-lined streets and adjacent buildings

3. Size and Location
Size 2 continuous blocks in length, min.

Width 60' min.

Shall front at least one street

4. Typical Uses
Uses as allowed by the zone
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9. Green

1. Description
A large space available for unstructured and limited amounts of structured recreation.

2. General Character
Formal or informal with integral stormwater management capacity Primarily planted areas with paths to and between recreation areas and civic buildings Spatially defined by tree-lined streets and adjacent buildings

3. Size and Location
Size 300' x 300' min.

Street required on at least one side of the Green.

Facades on development sites attached to or across a street shall "front" on to the Green.

4. Typical Uses
Uses as allowed by the zone
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10. Plaza

1. Description
A community-wide focal point primarily for civic purposes and commercial activities.

2. General Character
Formal, urban
Hardscaped and planted areas in formal patterns
Spatially defined by buildings and tree-lined streets

3. Size and Location
Size 50' x 50' min.

Street required one of the Plaza's sides.

Facades on development sites attached to or across a street shall "front" on to the Plaza.

4. Typical Uses
Uses as allowed by the zone
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11. Playground

1. Description
A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet, places protected from the street and in locations where children do not have to cross any major streets.

An open shelter, play structure(s), or interactive art and fountain(s) may be included. Playgrounds may be included within all other civic space types except Community Garden.

2. General Character
Play structure(s), interactive art, and/or fountain(s)
Shade and seating provided
May be fenced
Spatially defined by trees

3. Size and Location
Size 40' x 60' min.

4. Typical Uses
Uses as allowed by the zone
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12. Community Garden

1. Description
A small-scale space designed as a grouping of garden plots available for small-scale cultivation.

Community gardens may be fenced and may include a small accessory structure for storage. Community Gardens may be included within all other civic space types except Playgrounds.

2. General Character
Informal or Formal, urban
Combination of planted areas and hardscape
Spatially defined by building frontages and adjacent street trees Walkways along edges or across space

3. Size and Location
Size No minimum; within any development site as allowed by the zone

4. Typical Uses
Uses as allowed by the zone
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13. Passage

1. Description
A pedestrian pathway that extends from the public sidewalk into a civic space and/or across the block to another public sidewalk. The pathway is lined by non-residential shopfronts and/or residential ground floors and pedestrian entries as required by the zone.

2. General Character
Formal, urban
No accessory structure(s)
Primarily hardscape with landscape accents
Spatially defined by building frontages
Trees and shrubs in containers and/or planters

3. Size and Location
Size 20' min. clear width between or through buildings
Ground floor facades shall be in compliance with facade zone in Subsection 5 and frontages allowed in Subsection 8 of the zone.

Dooryards, porches, patios, and sidewalk dining shall not encroach into the minimum required width.

4. Typical Uses
Uses as allowed by the zone
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10-20.11.010 Purpose
This Article is intended to establish procedures for applications eligible for streamlined review consistent with State law (i.e., SB 35) and for reviewing applications under the Housing Accountability Act (HAA). The Town is responding to State mandates and including application procedures in the FBC that are compliant with State law but reflect the unique conditions and procedures within the Town. The intent of SB 35 and the HAA is to facilitate and expedite the construction of housing through the application of objective standards and, with SB 35, ministerial and streamlined approval procedures. These procedures shall be used in conjunction with the objective standards contained in this FBC as applicable. 10-20.11.020 Procedures

1. Procedures for Applications Filed Under SB 35
A. Applicability
(1) This Section applies to housing development projects applying for approval under Government Code §65913.4 and replaces the Town's procedures for reviewing discretionary applications. (2) This Section shall remain in effect for the same period as SB 35 provisions contained in Government Code §65913.4. Unless SB 35 provisions are extended by the State Legislature, this Section shall remain in effect only until January 1, 2026, and as of that date is repealed. (3) The California Environmental Quality Act (CEQA) does not apply to projects eligible under SB 35. (4) The Department of Housing and Community Development is charged with developing guidelines for implementing SB 35. These procedures may change if required by changes in those guidelines or in Government Code §65913.4.

Article 11: Administration
Sections:
10-20.11.010 Purpose
10-20.11.020 Procedures
10-20.11.030 Adjustments to Standards
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 183 602
B. Definitions. Terms defined in Government Code §65913.4 shall apply to this Section and shall control in the event of a conflict between definitions in this FBC and definitions in Government Code §65913.4.

C. Application Filing
(1) Preliminary Application Filing. An applicant shall file a notice of intent to submit an SB 35 application in the form of a preliminary application consistent with Government Code §65941.1. (a) Form. A preliminary application shall be filed on a form provided by the Town with the required fee. If the Town has not prepared a form, a preliminary application shall be filed on the standardized form adopted by the California Department of Housing and Community Development.
(b) Timeline. Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full SB 35 application, provided scoping consultation has concluded consistent with Subsection (c), below.
(c) Scoping Consultation
i. Upon receipt of the preliminary application, the Town shall contact the Native American Heritage Commission for assistance in identifying any California Native American tribe that should be noticed. The Town shall provide a formal notice of the applicant's intent to submit a full application to each required California Native American tribe within 30 days of preliminary application submittal. The formal notice shall be consistent with Government Code §65913.4(b).
ii. If, within 30 days of receipt of the formal notice, any California Native American tribe that was formally noticed accepts the invitation to engage in scoping consultation, the Town shall commence scoping consultation within 30 days of receiving that response. iii. Scoping consultation shall be conducted consistent with Government Code §65913.4(b).

If, after scoping consultation is concluded, a development is not eligible for SB 35 streamlining, the Town shall provide written documentation as required by Government Code §65913.4(b) to the applicant and any California Native American tribe that is a party to that scoping consultation.
(2) Full Application. If the development remains eligible to apply under SB 35 after scoping consultation consistent with Government Code §65913.4(b) has concluded, an applicant may file a full SB 35 application on a form provided by the Town with the required fee.

D. Completeness Review. The Town shall review an application for compliance consistent with Subsection 1.E; there shall be no separate or additional timeframe for completeness review. Only the items necessary to determine compliance with the provisions contained in Government Code §65913.4(a) shall be required.
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E. Compliance Review
(1) Scope of Review. The Planning Director's scope of review is limited to all of the provisions contained in Government Code §65913.4(a) and the objective standards in effect at the time of preliminary application submittal.
(2) Review Timeframes
(a) Consistency Review. The Planning Director shall determine if the application complies with all of the provisions contained in Government Code §65913.4(a) and applicable objective standards within the following timeframes:
i. Within 60 calendar days of application submittal for applications that include 150 or fewer housing units.
ii. Within 90 calendar days of application submittal for applications that include 151 or more housing units.
(3) Compliance Determination
(a) Compliant Application. If the application complies with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the Town shall complete any design review or public oversight and any subdivision approval within the timeframes listed in Subsection 1.E. Only objective design and subdivision standards may be applied. See Subsection 1.F.
(b) Non-Compliant Application. If the application does not comply with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the Planning Director shall make the following determination:
i. If the application does not comply with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the Planning Director shall provide the applicant with written documentation of which standards the development conflicts with and an explanation of the reasons the development conflicts with each standard.
ii. Resubmitted Application. If the project was found to be non-compliant, the applicant may resubmit the application for SB 35 streamlining, and the Town shall review it for compliance with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards subject to the same timelines in Subsection (2) above. iii. Project Ineligible. If the project is ineligible for SB 35 streamlined processing, the applicant may elect to submit an application for the applicable discretionary approval under the provisions of Title 10, Chapter 3, Article 7 (Zoning Implementation Procedures), Article 14 (Variance), and Article 15 (Design Review). 185
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F. Decision on Project
(1) Project Approval and Findings. The Planning Director shall approve the application if the Planning Director finds that the proposed development is compliant with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, including objective subdivision standards.
(2) Conditions of Approval. The Planning Director may impose conditions of approval provided those conditions of approval are objective and broadly applicable to development within the Town.

G. Post-decision Procedures
(1) Subsequent Permits. Any necessary subsequent permits shall be issued on a ministerial basis subject to applicable objective standards; however, a commercial use located in a qualifying mixed-use project is subject to any additional Town permitting requirements and processes. If a public improvement is necessary to implement a development subject to this Section, and that public improvement is located on land owned by the Town, the Planning Director shall process any approvals needed as required by Government Code §65913.4(h)(3). (2) Post-Approval Modifications
(a) Post-Approval Modification Request. An applicant or the Town may request a modification to an approved development if that request is made prior to the issuance of the final building permit.
(b) Applicability of Objective Standards to Modifications. The Planning Director shall only apply objective standards in effect when the original application was submitted, except that objective standards adopted after the date of original submittal may be applied in any of the following instances:
i. The total number of residential units or total square footage of construction changes by 15 percent or more; or
ii. The total number of residential units or total square footage of construction changes by five percent or more, and it is necessary to subject the development to an objective standard beyond those in effect when the application was submitted in order to mitigate or avoid a specific adverse impact upon public health of safety, for which there is no feasible alternative method to satisfactorily mitigate or avoid. iii. Objective building standards contained in Title 24 may be applied to all modifications. (c) Post-Approval Modification Review Timeframe and Decision. The Planning Director shall determine if the modification is consistent with objective planning standards and issue a decision on the applicant’s modification request within 60 days after submittal unless design review is required, in which case a decision shall be made within 90 days. (3) Expiration. An application approved consistent with this Section shall remain valid for three years; however, an application approval shall not expire if the development includes public investment in housing affordability, beyond tax credits, where 50 percent of the units are affordable to households making at or below 80 percent of the area median income consistent with Government Code §65913.4(f).
(4) Extension. At the discretion of the Planning Director, a one-year extension may be granted consistent with Government Code §65913.4(f)(3).
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Procedures for applications filed consistent with the HAA H. Applicability
(1) This Section applies to housing development projects as defined by Government Code §65589.5(h)(2).
(2) This Section shall remain in effect for the same period as provisions contained in the Government Code §65589.5 (HAA). Any provisions that are not extended by the State Legislature shall be repealed as of the date those provisions in the HAA are deemed null and void.

I. Definitions. Terms defined in Government Code §65589.5 shall apply to this Section and shall control in the event of a conflict between definitions in this FBC and definitions in Government Code §65589.5.

J. Application Filing
(1) Preliminary Application Filing (Optional). An applicant may file a preliminary application consistent with Government Code §65941.1.
(a) A preliminary application shall be filed on a form provided by the Town with the required fee. If the Town has not prepared a form, a preliminary application shall be filed on the standardized form adopted by the California Department of Housing and Community Development.
(b) Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full application for the housing development.
(2) Full Application. An applicant may file a full application for a housing development without filing a preliminary application. The full application shall be filed on a form provided by the Town with the required fee.

K. Conflicting Procedures. This Section provides additional procedures that shall be followed for applicable projects. If conflicts occur between the Town's procedures and the procedures of this Section, this Section shall control.
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L. Completeness Review
(1) Preliminary Application. If a preliminary application is filed, the preliminary application shall be deemed complete when the preliminary application containing all of the information listed in the preliminary application form is submitted. If all listed information is not provided, the Town shall request the missing information from the applicant.
(2) Full Application
(a) Once a full application is submitted, the Town shall inform the applicant in writing within 30 calendar days of submittal or resubmittal that the application is complete or incomplete and the additional information required consistent with Government Code §65943. Only information requested in the Town's application forms can be requested. If the Town does not provide written notification within this timeframe, the application shall be deemed complete. The Town shall review each resubmittal within the 30-day period and cannot request information that was not listed in the first incompleteness letter. (b) If an applicant receives written notification that the application is incomplete, and a preliminary application was submitted for the housing development, the applicant shall submit the information needed to complete the application within 90 calendar days of receiving the written notification of incompleteness. If the applicant does not submit this information within this timeframe, the preliminary application shall expire and have no further force or effect.
(c) If a second determination of incompleteness is provided, the applicant shall be able to appeal the decision to the Planning Commission. The Town shall make a decision on the appeal no later than 60 calendar days after receipt of the applicant’s written appeal. If the decision on the appeal is not made within this timeframe, the application shall be deemed complete.
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M. Compliance Review
(1) Scope of Review
(a) Housing Development with a Preliminary Application Submittal. A housing development for which a preliminary application was submitted shall only be subject to the ordinances, policies, and standards adopted and in effect when the preliminary application is submitted, except in the following circumstances:
i. A fee, charge, or other monetary exaction increase resulting from an automatic annual adjustment based on an independently published cost index that is referenced in the ordinance or resolution establishing the fee or monetary exaction. ii. A preponderance of the evidence in the record establishes that subjecting the housing development to an ordinance, policy, or standard beyond those in effect when the preliminary application was submitted is necessary to mitigate or avoid a specific, adverse impact upon the public health or safety, and there is no feasible alternative method to satisfactorily mitigate or avoid the adverse impact. iii. Subjecting the housing development to an ordinance, policy, standard, or any other measure, beyond those in effect when the preliminary application was submitted is necessary to avoid or substantially lessen an impact consistent with CEQA. iv. The housing development has not commenced construction within 2.5 years following the date of the housing development’s final approval (as defined in Government Code §65589.5(o)(1)(D)).
v. The number of residential units or square footage of construction proposed changes by 20 percent or more, exclusive of any increase resulting from a density bonus, incentive, concession, waiver, or similar provision.
(b) Housing Development without a Preliminary Application Submittal. A housing development shall be subject to objective standards in effect when the application was deemed complete.
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(2) Review Timeframes
(a) Applications for housing development containing 150 or fewer units shall be reviewed for compliance with applicable objective standards within 30 calendar days of being deemed complete.
(b) Applications for housing development containing more than 150 units shall be reviewed for compliance with applicable objective standards within 60 calendar days of being deemed complete.
(3) Review Authority. The Planning Director shall be the Review Authority consistent with the Town's procedures for the full application for the application type(s) set forth in Title 10, Chapter 3, Articles 7 through 16; however, if the Planning Director is not the Review Authority, the Planning Director may serve as the Review Authority, if necessary, to comply with Review Timelines described in Subsection 2.F.
(4) Compliance Determination
(a) The Planning Director shall identify the specific standard(s) that the project does not comply with and provide an explanation of the reason(s) why the housing development is considered to be inconsistent or non-compliant with identified provisions and shall provide the written determination to the applicant.
(b) A housing development is considered in compliance with this FBC, and shall not require a Zoning Map Amendment, if the housing development complies with objective General Plan standards but the zoning for the housing development site is inconsistent with the General Plan.
(5) Limited Hearings/Meetings. If a housing development complies with applicable objective standards, the Town shall not conduct more than five public hearings (including continuances), workshops, or similar meetings after the full application is complete in connection with the approval of the housing development consistent with Government Code §65905.5. Meetings required by CEQA are exempt from the limit.
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N. Findings and Decision
(1) Findings
(a) If the proposed housing development complies with applicable objective General Plan, zoning, and subdivision standards and criteria, including design review standards, the Planning Director may only deny the housing development or conditionally approve the housing development at a lower density if the Planning Director makes written findings supported by a preponderance of the evidence in the record that:
i. The housing development would have a specific, adverse impact upon the public health or safety unless the housing development is denied or conditionally approved at a lower density. A "specific, adverse impact" means a "significant, quantifiable, direct, and unavoidable impact, based on identified written public health or safety standards, policies, or conditions as they existed on the date that the project was deemed complete"; and
ii. There is no feasible method to satisfactorily mitigate or avoid the adverse impact other than the denial of the housing development or conditional approval of the housing development at a lower density.
(b) If the housing development includes 20 percent of units affordable to very low or lowincome households, 100 percent of units affordable or moderate or middle income households, or an emergency shelter, the Planning Director shall approve the housing development unless the Planning Director makes written findings supported by a preponderance of the evidence in the record, as to at least one of the findings in Government Code §65589.5(d).
(2) Decision Timeframes. The Planning Director shall approve or deny the housing development within the following applicable period:
(a) 90 days from Environmental Impact Report certification; (b) 60 days from Environmental Impact Report certification for an affordable housing development consistent with Government Code §65950(a)(3); (c) 60 days from adoption of a Negative Declaration; or (d) 60 days from determination of CEQA exemption.

O. Post-Decision Procedures. Post-decision procedures for the required permit (full application) shall be followed provided those procedures do not conflict with applicable Government Code sections for housing developments (i.e., HAA, Government Code §65589.5). 192
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Figure 10-20.11.020.1: Process for Developments Eligible for SB 35 Streamlining with 150 units or Fewer (Government Code §65913.4)
Does the development have 150 units or fewer?
An applicant electing to use SB 35 streamlining submits a preliminary application.

Yes No
Consistency Review
Staff to determine if development complies with
Gov Code §65913.4(a) and objective standards in
effect at time of preliminary application submittal.
60-day timeframe from application submittal
Design Review or Public Oversight
Planning Director to determine if development
complies with Gov Code §65913.4(a) and objective
standards in effect at time of preliminary
application submittal. 90-day timeframe from
application submittal
Development does NOT comply with
Gov Code §65913.4(a) and/or objective
standards
Development complies with Gov Code
§65913.4(a) and objective standards
See Figure 10-20.11.020.2
Written explanation of standards
that aren’t complied with (within
required timeframe)
Development is
approved
Applicant may correct
noncompliant items
and resubmit under SB
35 subject to the same
timelines above
Applicant may resubmit
new application under
other local process
Scoping consultation conducted per Gov Code §65913.4(b).

After scoping consultation, if development is eligible for SB 35 streamlining, applicant submits a full application within 180 days from preliminary application submittal.

After scoping consultation, if
development is not eligible for SB 35
streamlining, applicant may resubmit
under other local process
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Figure 10-20.11.020.2: Process for Developments Eligible for SB 35 Streamlining with 151 units or More (Government Code §65913.4)
An applicant electing to use SB 35 streamlining submits a preliminary application.

Consistency Review
Staff to determine if development complies with
Gov Code §65913.4(a) and objective standards in
effect at time of preliminary application submittal.
90-day timeframe from application submittal
Design Review or Public Oversight
Planning Director to determine if development
complies with Gov Code §65913.4(a) and objective
standards in effect at time of preliminary
application submittal. 180-day timeframe from
application submittal
Development does NOT comply with
Gov Code §65913.4(a) and/or objective
standards
Development complies with Gov Code
§65913.4(a) and objective standards
Written explanation of standards that
aren’t complied with (within required
timeframe)
Development is
approved
Applicant may correct
noncompliant items
and resubmit under SB
35 subject to the same
timelines above
Applicant may resubmit
new application under SB
35 (or other local process)
Does the development have 151 units or more?
Yes No See Figure 10-20.11.020.1
Scoping consultation conducted per Gov Code §65913.4(b).

After scoping consultation, if development is eligible for SB 35 streamlining, applicant submits a full application within 180 days from preliminary application submittal.

After scoping consultation, if
development is not eligible for SB 35
streamlining, applicant may resubmit
under other local process
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Figure 10-20.11.020.3: Process for Developments Eligible for Housing Accountability Act (HAA) Protection (Government Code §65589.5)
Is it a preliminary application (per Gov Code
§65941.1)?
An applicant submits a development application eligible for protection under the HAA.

Yes No
Development shall be subject
to objective standards in effect
when application deemed
complete
Development shall only be
subject to objective standards
in effect at time of complete
preliminary application
submittal
Applicant submit a full application
within 180 days from preliminary
application submittal
Jurisdiction has 30 days to
review for completeness. Is it a
complete application per Gov
Code §65943?
Application deemed complete Yes No
Jurisdiction does NOT provide
completeness letter within 30 days
Jurisdiction provides completeness
letter within 30 days
Does the
development have
150 units or fewer?
Yes No
Applicant submits specific
information requested
Jurisdiction has 30 days from
deemed complete to review for
compliance
Jurisdiction has 60 days from
deemed complete to review for
compliance
If a preliminary application
was submitted, and applicant
does NOT submit required
information within 90 days of
receipt of completeness letter,
preliminary application expires
Upon a second incompleteness
determination, applicant may
appeal. Decision on appeal
If in compliance, OR if within 60 days
review NOT completed with
timeframe, development
deemed in compliance
No more than five hearings/
meetings may be held before
decision
Final decision within 60 days of CEQA
exemption determination, MND adoption,
or EIR certification for affordable housing
developments; 90 days after EIR certification
for all other residential developments
If not in
compliance,
jurisdiction
identifies
and explains
reason(s) for noncompliance in
writing. Applicant
resubmits.
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10-20.11.030 Adjustments to Standards

1. Purpose. This Section is intended to allow for minor deviations from certain standards in this Title for specific situations that make compliance not possible because of the prescriptive nature of the standards.

2. Applicability. This Section applies to developments subject to Section 10-20.11.020 (Procedures). The Planning Director may grant an Adjustment for only the standards identified as follows:

A. Development sites less than 6% slope. See Table A (Adjustments to Standards for Development Sites Less Than 6% Slope).

B. Development sites over 6% slope. See Table B (Adjustments to Standards for Development Sites Over 6% Slope).

3. Procedures. Adjustment requests shall be reviewed and processed as follows:

A. The Adjustment shall be processed concurrently with the development involving the request(s) for adjustment(s). The adjustment request(s) shall be processed in compliance with the applicable procedures in Section 10-20.11.020 (Procedures); or
B. If the development for which an Adjustment is requested is beyond what is authorized in Table A (Adjustments to Standards for Development Sites Less Than 6% Slope) and/or Table B (Adjustments to Standards for Development Sites Over 6% Slope), the adjustment will be processed only up to the amount authorized in these Tables.

C. Adjustment requests that involve any of the following features (i.e., historic building/feature, tree, rock outcrop, and/or utility infastructure) shall be accompanied by existing documentation identifying the feature(s).

D. Depending on the unique characteristics and dimensions of an individual parcel, it is possible that the full develoment potential of the zone may not be achieveable even after applying the allowed adjustments oin the Section.
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Table 10-20.11.030.A: Adjustments to Standards for Development Sites Less Than 6% Slope Administrative Relief Type Required Findings
Allowed Administrative
Relief
Reference to
Standard

1. Development Site Dimensions
a. Depth or Width
Decrease in the minimum
required or maximum
allowed
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard.

Up to 10% of the
standard
Subsection 3 of
the zone

2. Building Setbacks
a. Front1, Side Street1,
Side or Rear
Increase or decrease in
the minimum to maximum
required setback for a
primary building and/or
wing(s)
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard; or
Up to 25% of the
standard
Subsection 5 of
the zone
ii. The existing lot is 80' or less in depth,
preventing compliance with the rear
setback standard.
b. Facade within Facade Zone
Reduction of the minimum
amount of facade required
within or abutting the facade
zone
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard; or
Up to 25% of the
standard
Subsection 5 of
the zone
ii. The horizontal unbuilt area resulting
from this adjustment is landscaped per
the standards in Section 10-20.05.030
(Landscaping and Lighting).
1 Standards for private frontage still apply [See Article 7 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.
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Table 10-20.11.030.A: Adjustments to Standards for Development Sites Less Than 6% Slope (Continued) Administrative Relief Type Required Findings
Allowed Administrative
Relief
Reference to
Standard

3. Building Footprint
a. Size of Main Body1 or
Wing(s)
Increase in the allowed width
or length
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard; or
Up to 10% of the
standard
Subsection 3 of
the building type
ii. The wing(s) is one-story less in height
than the main body; and
iii. The building complies with the setbacks
of the zone or as allowed to be adjusted
by this Section.

4. Parking Location
a. Front or Side Street
Setback
Reduction in the required
parking setback
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard; or
Up to 10% of the
standard when the
required setback is 20' or
more.

Up to 20% of the
standard when the
required setback is less
than 20'.

Subsection 7 of
the zone;
Subsection 3 of
the Zone
ii. The driveway is in compliance with the
zone standards; and
iii. The ground floor space remains
habitable in compliance with the zone
standards, as allowed to be adjusted by
this Section.
1 Standards for private frontage still apply [See Article 7 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.
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1 Standards for private frontage still apply [See Article 7 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.

Table 10-20.11.030.B: Adjustments to Standards for Development Sites Over 6% Slope Administrative Relief Type Required Findings
Allowed Administrative
Relief
Reference to
Standard

1. Development Site Dimensions
a. Depth
Increase or decrease in
minimum to maximum
development site depth
i. Existing slope exceeds 15% grade for at
least 50% of development site depth; or
20% max. of the standard Subsection 3 of
the zone
ii. An adjustment is granted for an
increase in the main body and rear wing
that results in the need to change the
development site depth.
b. Width
Increase or decrease in
minimum to maximum
development site width
i. Existing slope exceeds 15% grade for at
least 25% of development site width; or
10% max. of the standard Subsection 3 of
the zone
ii. An adjustment is granted for an
increase in the main body and rear wing
that results in the need to change the
development site width.
25% max. of the standard

2. Building Setbacks
a. Front1,Side Street1, Side
or Rear
Increase or decrease in
minimum to maximum
required setback areas for
primary building and/or
wing(s)
i. Existing slope exceeds 15% grade within
at least the first 30' of development site
depth; or
Reduction in the minimum
setback to within 5’ of the
development site line. Where
side street setback is 5’
minimum, reduction in the
minimum setback to within 3’
of the development site line.

Subsection 5 of
the zone
ii. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard; or
iii. The existing lot depth is less than 80'.
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1 Standards for private frontage stillapply [See Article 7 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.

Table 10-20.11.030.B: Adjustments to Standards for Development Sites Over 6% Slope (Continued) Administrative Relief Type Required Findings
Allowed Administrative
Relief
Reference to
Standard

3. Building Footprint
a. Size of Main Body1 or
Wing(s)
Increase in the allowed
width or length
i. Existing slope exceeds 15% grade for at
least 50% of the development site width
or depth; and
Up to 25% of the standard Subsection 3
of the building
type
ii. The building is in compliance with the
setbacks of the zone or as allowed to be
adjusted by this Section.

4. Site Grading
a. Retaining Wall (Height)
Increase in maximum
retaining wall height or
length
i. Existing slopes exceed 15% grade for at
least 50% of development site width or
depth; or
Increase in retaining wall
height up to 10' along rear
and/or side development site
line(s); Increase in retaining
wall height up to 20' within
the building footprint
Subsection
10-20.05.050.5
ii. The retaining wall or series of retaining
walls cannot be seen from the adjacent
public sidewalk or adjacent property; or
iii. Retaining walls not within the building
footprint are less than 50' in total
length along the rear development site
line or any development site line.

5. Block Face and Perimeter
a. Increase in maximum
length of new or
modified block
i. Existing slope along at least one side of
the block exceeds 15% grade, resulting
in new street(s) that exceed maximum
allowed grade, preventing compliance
with the standards; and
Up to 25% of the standard Table
10-20.10.020.A
(Block Size
Standards)
ii. The subject block(s) include a Passage
in compliance with Subsection 10-

20.10.040.13 (Passage); and
iii. The block(s) is in compliance with Ross
Valley Fire Department Standard 210
(Roadway and Driveway Bridges).
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1 Standards for private frontage still apply [See Article 7 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.

Table 10-20.11.030.B: Adjustments to Standards for Development Sites Over 6% Slope (Continued) Administrative Relief Type Required Findings
Allowed Administrative
Relief
Reference to
Standard

6. Parking Location Setbacks
a. Front or Side Street
Reduction in a required
parking setback.

One or more of the following techniques
are applied, as allowed by this Section:
i. Existing lot depth that is less than 80'
preventing compliance with the parking
setbacks location; or
Front Setback: The parking
location setbacks standards
do not apply. Only one row
of parking spaces allowed in
the front setback for up to
75% of the parcel width.

Subsection 7 of
the zone;
Subsection 4 of
the zone ii. The average slope of the parcel from
the front to the rear exceeds 15%; or
iii. Surface: Parking is uncovered and
located between the building and the
street; or
iv. Podium: Parking under primary building
is enclosed and access is only from
one side of the development site
for development sites 150' or less in
width. Habitable space, in compliance
with Subsection 4 of the zone or as
allowed to be reduced by this Section,
is between the front of the building and
the parking spaces. The parking garage
access is not greater than 10' in width;
or
Front Setback: Reduction
to 18' behind the primary
building facade.

Side Street Setback:

Reduction to 5' behind the
primary building facade.

Habitable Space: Reduction
in the minimum depth to 15'.
v. Tandem: Tandem parking spaces may
be arranged in a series of up to 6 total
parking spaces, but only up to 2 sideby-side, from the front development site line; or
Existing lot up to 100' wide:

Allowed in front setback up to
75% of existing lot width.

Existing lot up to 150' wide:

Allowed in front setback up to
50% of existing lot width.

Existing lot up over 150' wide:

Allowed in front setback up to
20% of existing lot width or 50'
whichever is less.
vi. Subterranean: Parking spaces are
located below the adjacent finished
grade of the building to the zone's
building setbacks; or
All Setbacks: Reduced to
match the building setbacks
of the zone or as allowed to
be reduced by this Section.
vii. Stacked: Parking spaces are arranged in
a system that provides up to 3 spaces
in the horizontal area of one space. The
garage access is not greater than 10' in
width.

Front and/or Side Street
Setback: Reduced to be the
same as the primary building
setback.

Reduction in the minimum
habitable space depth to 18'.
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10-20.12.010 Purpose
This Article provides descriptions of specialized terms, phrases, and methods for measurements used in this Title.
10-20.12.020 Definitions
For specialized terms and phrases used in this Title, refer to the definitions in Title 10, Chapter 3, Article 17 (Definitions).
10-20.12.030 Measurement Methods

1. Sloped and Steeply Sloped Development Sites
A. Applicability. The standards of Section 10-20.05.050 (Slope Standards) apply to sloped and steeply sloped development sites. Slope is measured by taking the vertical distance, or "rise", over the horizontal distance, or "run." The resulting fraction, or percentage, is the "slope" of the land. Sloped and steeply sloped development sites are those areas of land that exhibit slopes of six percent or greater.

Article 12: Definitions
Sections:
10-20.12.010 Purpose
10-20.12.020 Definitions
10-20.12.030 Measurement Methods
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 203 622
B. Methodology. The following methodology shall be used to identify steep slopes protected in compliance with this Article. An example of the methodology is shown in Figure 1 (Example for Defining Sloped and Steeply Sloped Development Sites).
(1) Steep Slope Determination. To qualify as a steep slope, the slope shall be at least six percent with a 10-foot vertical drop over a 100-foot horizontal distance parallel to at least one common contour line. The horizontal measurement shall cross property lines to establish if a steep slope may exist on a development site (i.e., the 100-foot minimum width calculation shall cross a property line if necessary to achieve this minimum width).

Figure 10-20.12.030.1: Example for Defining Sloped and Steeply Sloped Development Sites
400
390
380
370
410
Key
Vertical Distance
Horizontal Distance
Development Site Line
Topography Line
Topography Analysis
(2) Area Calculation. Steep slope areas are calculated based on the square feet of qualifying steep slope on the development site as determined in Subsection 1 above. There is no minimum square footage for each slope area.
(a) First, calculate the square footage of slopes 30 percent and greater. Determine the square footage of each area as well as the sum of these areas for the total site. (b) Second, calculate the square footage of slopes between 29 and 25 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (c) Third, calculate the square footage of slopes between 24 and 20 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (d) Fourth, calculate the square footage of slopes between 15 percent and 19 percent.

Determine the square footage of each area as well as the sum of these areas for the total site.
(e) Fifth, calculate the square footage of slopes between 10 and 14 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (f) Last, calculate the square footage of slopes between 6 and 9 percent. Determine the square footage of each area as well as the sum of these areas for the total site. 204
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(3) Steep Slope Resource Area. Based on the area calculations in Subsection 2, above, Table 10-

20.05.050.A (Amount of Sloped Areas Allowed to be Developed) identifies the percentage of sloped area that is developable. Figures 2 and 3 illustrate examples of the calculated slopes and the corresponding percentage allowed for development.
(4) Sloping Development Site Building Height. Development sites with slopes of six percent or more shall measure the maximum height of structures as set forth in the zone and measured vertically from ground level beginning at the front setback line, or if no setback is required, starting at the center of the development site.

Figure 10-20.12.030.2: Example for a Sloped Development Site (<3 acres) Front Street
Key Existing Slope Developable Area1
0-5.99% 100% max.
6-9.99% 100% max.
10-14.99% 100% max.
15-19.99% 100% max.
20-29.99% 50% max.
>30% 0% max.

Development Site Line
Slope Designations
Figure 10-20.12.030.3: Example for a Sloped Development Site (>3 acres) Front Street
Key Existing Slope Developable Area1
0-5.99% 100% max.
6-9.99% 70% max.
10-14.99% 25% max.
15-19.99% 5% max.
20-29.99% 0% max.
>30% 0% max.

Development Site Line
Slope Designation
1 In compliance with the setbacks of the zone, required on-site open space, this Section, and the maximum building footprint standards in Article 6 (Building Type Standards). 205
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C. Average Slope. The result of dividing the length of a slope by the difference in elevation at the top and bottom of the slope.
(1) Development Sites with Even Slope. Average slope for development sites with relatively even slope across the site and small development sites is determined by using the following formula:
(a) S = ((T - B) ÷ run) × 100
(b) S = average slope
(c) T = elevation at top of slope
(d) B = elevation at bottom of slope
(e) Run = horizontal distance between the top and bottom elevations (2) Development Sites with Uneven Slope. Average slope of development sites with an uneven slope across the site before grading is determined by using the following formula:
(a) S = (1.0029 × I × L) ÷ A
(b) S = average slope
(c) I = contour interval in feet
(d) L = summation of length of the contour lines in scale feet (e) A = area of the development site in acres
206
Definitions
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2. Facade Zone Defined by Primary Building/Frontage Type(s) A. Applicability. The facade zone standards apply to new primary buildings and their additions along the front and side street of a development site.

B. Methodology. The required amount is expressed in the zone standards as a percentage. The percentage is calculated as follows through an example for the front facade zone. The same approach is to be applied to the side street, using the minimum front and rear building setbacks. (1) Identify the width of development site (e.g., 50 feet) and apply required side building setbacks (e.g., 5 feet and 5 feet).
(2) Subtract the horizontal length between each side setback and the adjacent side development site line from the total width of the development site. The result is the net buildable width of the development site (e.g., 40 feet).
(3) Multiply the required minimum percentage in the zone standards (e.g., 50 percent) by the net buildable width of the development site (e.g., 50 feet). (4) The result is the minimum length, in feet, of building facade and frontage type(s) that is required in or abutting the facade zone (e.g., 20 feet). Facades are allowed to be in any configuration if in compliance with the facade zone requirements and the selected architectural style. (5) See Figure 5 (Applying the Required Amount to the Facade Zone) for examples that are consistent with the intent of this standard.

Figure 10-20.12.030.4: Determining the Required Amount Subject to the Facade Zone Example Calculation
50' Development Site Width
- 5' Side Setback
- 5' Side Setback
= 40' Net Buildable Width
40' Net Buildable Width
x Zone Standard (e.g., 50%)
= 20' Required In or Abutting the Facade Zone
Key
Width of Development Site
Depth of Development Site
Setback to be Subtracted from Development Site Width
Setback to be Subtracted from Development Site Depth Side Street Front Street
207
Definitions
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Figure 10-20.12.030.5: Applying the Required Amount to the Facade Zone A. Abutting Facade Only B. Within Facade Zone Only
C. Abutting and Within Facade Zone D. For Zones with 0' minimum Setbacks Key
Front Street Side Street
Facade Zone 50% min.1 50% min.1
Buildable Area
for Building and
Frontage Type(s)
1 This is an example. See Subsection 5 of the zone for the required percentage. Side Street Front Street
Side Street
Front Street
Side Street
Front Street
Side Street
Front Street
208
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3. Measuring Building Types
A. Methodology. Measurement of width, depth, and height. (1) Main Body. The width and depth of the main body shall be measured as follows:
(a) The width shall be parallel to the front.
(b) The depth shall be perpendicular to the front.

Figure 10-20.12.030.6:

Main Body
Key
Width
Depth
BUILDING TYPE: DUPLEX, STACKED
Side Street
Front Street
(2) Wings and Ancillary Structures. The width and depth of wings and ancillary structures, shall be measured as follows:
(a) The width shall be the greater of the two dimensions of the footprint. (b) The depth shall be the lesser of the two dimensions of the footprint.

STACKED
Side Street
Front Street
Figure 10-20.12.030.7:

Wings and Ancillary Structures
Key
Width
Depth
209
Definitions
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(3) Open Space(s). The width and depth of open spaces shall be measured as follows:
(a) The width shall be parallel to the front
(b) The depth shall be perpendicular to the front.

X, STACKED
Side Street
Front Street
Figure 10-20.12.030.8:

Open Space(s)
Key
Width
Depth
(4) Courtyard(s). The width and depth of courtyards shall be measured as follows:
(a) The width shall be parallel to the front; unless the courtyard is a secondary courtyard accessed directly from a side street.
(b) If a secondary courtyard is accessed directly from the side street, the width shall be parallel to the side street.
(c) The depth shall be perpendicular to the width.

Figure 10-20.12.030.9:

Courtyard(s)
Key
Width
Depth
Front Street

URTYARD APARTMENT, LARGE
210
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(5) Width-to-Height Ratio. Measurement of width-to-height ratio and depth-to-height ratio of forecourts.
(a) The width and depth of forecourts shall be measured per Figure 10 (Width-to-Height Ratio). (b) The height of forecourts shall be a measurement of the vertical plane of the building that defines the forecourt.

Figure 10-20.12.030.10:

Width-to-Height Ratio
Key
Width
Height
h < 2w
(6) Highest Eave/Top of Parapet.
(a) Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above.
(b) Height, Top of Parapet. The vertical distance between adjacent finished grade and the top of the parapet of the primary building.
(c) Height, Highest Eave. The vertical distance between adjacent finished grade and the highest eave of the primary building.
(d) Highest Eave Measurement. The measurement is to bottom of the eave assembly. (e) Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters to a finished horizontal surface. 211
Definitions
Amended January 2024 Town of San Anselmo Objective Design and Development Standards 10-20.12.030
630
Parapet
Figure 10-20.12.030.14: Section Detail of Highest Eave for Pitched Roof Figure 10-20.12.030.11: Top of Parapet and Flat Roof Figure 10-20.12.030.12: Section Detail of Top of Parapet and Flat Roof Figure 10-20.12.030.13: Highest Eave for Pitched Roof
See Figure 14
(Section Detail)
See Figure 12
(Section Detail)
Key
Height, Overall
Top of Parapet
Roof Structure
Highest Eave Measurement
Eave Assembly
Dormer
212
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Key
Required Massing Proportions and Number of Bays

4. Measuring Bays
A. Applicability. All buildings, with or without wings must have defined bays, as specified in Subsection 10-20.06.150.1 (Bay Composition).

B. Bay Measurement.
(1) Boundaries of each bay shall extend vertically from the lower boundary of the main body or wing to the upper boundary of the same division and shall not intersect any opening. (2) Boundary is considered to lie at the midpoint between successive openings unless marked by an expression of vertical structure on the façade. Bay width shall be measured horizontally from one boundary to the next.

C. Building Types and Bays. Bays shall be placed according to the following methodology. An example of the methodology is shown in Figure 15 (Example of Massing Type and Bays). (1) Select main body massing type from Subsection 3 (Building Size and Massing) of the selected building type (e.g., Sloped Roof L ). See Figure 10-20.12.030.15A (Select Main Body Massing Composition).
(2) Within each volume/facade of the main body massing, identify and apply a number of bays within the allowed range. See Figure 10-20.12.030.15B (Identify the Required Number or Range of Bays).
(3) See Figure 10-20.12.030.15C (Examples of Bay Compostions in Compliance with Required Massing Proportions) for examples that are consistent with the intent of this standard.

Figure 10-20.12.030.15: Example of Massing Type and Bays A. Select Main Body Massing Composition
Sloped Roof L Sloped Roof Forecourt Sloped Front Courtyard 2/5
3/5
213
Definitions
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Key
Ground Floor
B. Identify the Allowed Range of Bays by Volume/Facade for Selected Massing Type Sloped Roof L: 1-5 Bays + 1-7 Bays Sloped Roof Forecourt: 1-7 Bays + 1-5 Bays + 1-7 Bays
Gabled Courtyard: 1-5 Bays +
1-7 Bays + 1-5 Bays
C. Examples of Bay Compositions in Compliance with Required Massing Proportions 5-Bay Composition (2 + 3) 3-Bay Composition (1 + 1 + 1) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 2) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 1 + 1) 1-5
1-7
1-7
1-5
1-7 1-5
1-7
1-5
214
Definitions
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Town of San Anselmo Housing Element
2023-2031 Update
Initial Study of Potential Housing Element Update Environmental Impacts prepared for:

The Town of San Anselmo
525 San Anselmo Avenue
San Anselmo, California 94960
prepared by:

CHPlanning, Ltd
1520 Locust Street, Suite 401
Philadelphia, PA 19102
with the assistance of:

Houseal Lavigne
360 E 2nd Street, Suite #800
Los Angeles, CA 90012
June 2023
ATTACHMENT 19
Attachment 5
634
Town of San Anselmo Housing Element Update 2
Initial Study
Table of Contents
Executive Summary......................................................................................................................... 5 Project Synopsis.............................................................................................................................. 5

1.0 INTRODUCTION......................................................................................................................... 6 Summary of Findings................................................................................................................... 7 Report Organization.................................................................................................................... 8

2.0 PROJECT DESCRIPTION.............................................................................................................. 8

2.1 Project Location..................................................................................................................... 8

2.2 Project Description.............................................................................................................. 13

2.3 General Plan Designation.................................................................................................... 16

2.4 Background and Project Objectives.................................................................................... 16

2.5 Existing Land Use Designation and Zoning.......................................................................... 17

2.6 Environmental Factors Potentially Affected: ...................................................................... 22 CERTIFICATION: ......................................................................................................................... 23 Evaluation Of Environmental Impacts....................................................................................... 25

3.1 Aesthetics............................................................................................................................ 27

3.2 Agricultural and Forestry Resources................................................................................... 33

3.3 Air Quality............................................................................................................................ 37

3.4 Biological Resources............................................................................................................ 45

3.5 Cultural Resources............................................................................................................... 57

3.6 Energy.................................................................................................................................. 61

3.7 Geology and Soils................................................................................................................ 65

3.8 Greenhouse Gas Emissions................................................................................................. 71

3.9 Hazards and Hazardous Materials....................................................................................... 77

3.10 Hydrology and Water Quality ........................................................................................... 83

3.11 Land Use and Planning ...................................................................................................... 91

3.12 Mineral Resources............................................................................................................. 97

3.13 Noise.................................................................................................................................. 99 ATTACHMENT 19 635
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3.14 Population and Housing .................................................................................................. 103

3.15 Public Services................................................................................................................. 105

3.16 Recreation ....................................................................................................................... 109

3.17 Transportation................................................................................................................. 113

3.18 Tribal Cultural Resources ................................................................................................ 117

3.19 Utilities and Service Systems........................................................................................... 121

3.20 Wildfire............................................................................................................................ 127

4.0 Supporting Documentation .................................................................................................. 135 APPENDIX A: Acronyms and Abbreviations ............................................................................ 135 APPENDIX B: Transportation Impact Analysis......................................................................... 138 APPENDIX C: VMT Thresholds of Signficance Policy .............................................................. 149 APPENDIX D: List of General Plan and Zoning Code Amendments......................................... 155 APPENDIX C: Footnotes........................................................................................................... 167 ATTACHMENT 19 636
Town of San Anselmo Housing Element Update 4
Initial Study
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Executive Summary
This document is an Initial Study (IS) analyzing the environmental effects of the proposed update to the Town of San Anselmo’s Housing Element Update (HEU). The HEU comprises the “project” reviewed. It would enable production of 833 additional housing units on 172 existing parcels that comprise 70.435-acres of land. New housing units would be made possible through modifications of the zoning code to increase the allowable housing unit density. This density increase will occur in the developed areas of the town and suggests lots that are already developed will need to be redeveloped. As a result, no new lots are proposed, and no agricultural or undeveloped forested lands would be impacted to accomplish the new housing units. This update covers the period of 2023 through 2031. Overall, this report summarizes the applicable federal, state, and local regulations, reviews specific environmental conditions within the Town boundary, and then determines that the proposed environmental impacts resulting from this project will have at most a “less than significant impact” on the of Town of San Anselmo. These findings indicate a Negative Declaration (IS/ND).

Project Synopsis
Project applicant Lead Agency
Town of San Anselmo
Planning Department
525 San Anselmo Avenue
San Anselmo, California 94960
Email: [email protected]
Phone: 415-258-4617
Lead Agency Contact
Heidi Scoble, Planning Director
ATTACHMENT 19 638
Town of San Anselmo Housing Element Update 6
Initial Study

1.0 INTRODUCTION
In accordance with the California Environmental Quality Act (CEQA) (California Public Resources Code [PRC] §21000 et seq.) and the State CEQA Guidelines (California Code of Regulations [CCR], Title 14, §15000 et seq.), this Initial Study has been prepared to evaluate the potential environmental effects associated with the Town of San Anselmo's (Town) Housing Element Update (HEU), which represents the Town’s policy program for the 2023 – 2031 6th Cycle planning period.

The Housing Element is one of several State-mandated General Plan elements and is included in the Town’s General Plan. The purpose of the HEU is to identify and plan for existing and projected housing needs.

This analysis includes:
• The description of the proposed project and appropriate project vicinity maps. • An evaluation of the project’s potential environmental impacts. • Key findings related to the analysis of 20 predetermined environmental features; and, For purposes of the CEQA review and compliance, the Town of San Anselmo (Town) serves as the Lead Agency. In accordance with the State CEQA Guidelines, the Town has the authority for environmental review and certification of all environmental documentation.

This Initial Study is intended to be used as a tool to inform the Town and community while reviewing and considering further action on the proposed project. The Town of San Anselmo and lead decision makers may elect to use this environmental analysis for discretionary actions associated with the project implementation.

In each planning cycle, the California Department of Housing and Community Development (HCD) determines the Regional Housing Needs Assessment (RHNA) by income level for each region’s Council of Governments (COG). For the San Francisco Bay Area, the Association of Bay Area Governments (ABAG) allocates each jurisdiction’s share of potential housing sites. The Housing Element is required to identify potential candidate housing sites by income category to meet the Town’s RHNA allocation.

The proposed HEU supports the Housing Policy Plan, which addresses the Town’s identified housing needs and includes goals, policies, and programs concerning housing and housingrelated services, as well as the Town’s approach to addressing its share of the regional housing ATTACHMENT 19 639
Town of San Anselmo Housing Element Update 7
Initial Study
need for the 6th Cycle planning period. The proposed project includes 833 new housing units located on 172 potential sites that comprise 70.435 acres of land.

Summary of Findings
As set forth in State CEQA Guidelines Section 15070, a public agency can prepare or have prepared an Initial Study leading to a Negative Declaration (IS/ND) or a Mitigated Negative Declaration (IS/MND) for a project subject to CEQA when:
a) The initial study shows no substantial evidence, considering the whole record before the agency, that the project may have a significant effect on the environment, or b) The initial study identifies potentially significant effects, but 1) Revisions in the project plans or proposals made by, or agreed to by the applicant before the proposed mitigated negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and 2) There is no substantial evidence, considering the whole record before the agency, that the project as revised may have a significant effect on the environment.

Based on the Environmental Checklist Form and supporting environmental analysis completed for the proposed project, the project would have “no impact” or a “less than significant impact” on the following environmental issue areas:
• Aesthetics
• Agricultural and Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
ATTACHMENT 19 640
Town of San Anselmo Housing Element Update 8
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• Mineral Resources
• Noise
• Population and Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfires
No environmental features were assessed and found to be significantly impacted by this project.

Report Organization
This document has been organized into the following sections:

Section 1.0 – Introduction. This section provides an introduction and overview describing the conclusions of the Initial Study.

Section 2.0 – Project Description. This section provides the essentials of this project including the location, project summary and a discussion of the 6th Cycle Housing Element Update.

Section 3.0 – Initial Study Environmental Checklist and Evaluation. This section describes the environmental setting and evaluates the potential impacts that may result from project implementation.

Section 4.0 – Supporting Documentation. The section identifies resources used to prepare the Initial Study and contains a list of Acronyms and Abbreviations used throughout this document.

2.0 PROJECT DESCRIPTION

2.1 Project Location
The Town of San Anselmo is an incorporated town located in southeast Marin County. It is approximately 20 miles north of the City and County of San Francisco. The Town is bordered by San Rafael and Highway 101 to the east, Fairfax to the west, and Ross to the south. The Town is dominated by views of the Ross Valley. To the north are Red Hill and Grove Hill. To the southwest is Bald Hill. To the east is Moore Hill and in the distance to the south is Mount Tamalpais – often considered to be a symbol of Marin County. Oakland (OAK) Airport is 26.4 miles away and San Francisco (SFO) Airport is 26.7 miles from the Town.

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San Anselmo, sometimes referred to as the “Hub”, is at the juncture of major arterials leading from the Greater Bay Area and Marin County urban centers to West Marin’s bucolic agricultural and coastal communities. The Regional Location Map in Figure 1 depicts the Town’s central location among developed areas of the County, and its key position in the region.

The Town of San Anselmo (Town), nestled at the base of Mt. Tamalpais in Marin County, California, is home to about 13,000 residents. The Town’s resilient economy survived the Great Recession, periodic floods, and growing competition from regional and Internet retail.

ATTACHMENT 19 642
Town of San Anselmo Housing Element Update 10
Initial Study
Figure 2.1 - Regional Context Map – Marin County, with Town of San Anselmo indicated in red San Anselmo
Marin County
ATTACHMENT 19 643
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Initial Study
Figure 2.2 - Town of San Anselmo Existing Land Use and Building Footprints ATTACHMENT 19 644
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Local Context
The primary land use goal for San Anselmo is the conservation of the small-town character of the community and its close relationships with the natural beauty of its setting, according to the Town’s General Plan. San Anselmo desires to remain a small-town community and will be an alternative for those seeking refuge from San Francisco as in days past. Young and growing families move to San Anselmo looking for a less intense urban environment to raise children, access to high-quality schools, and proximity to recreation. While many residents continue to commute to high-paying jobs in the San Francisco financial center, Marin County businesses founded by entrepreneurial residents attracted by the region’s amenities have created thriving local industries in the areas of health care and biotech, tourism, music, and film.

The Town has few vacant lots available for development and is largely “built out.” According to the Town’s General Plan, conservation efforts will focus on preservation of steep slopes and ridges especially for the aesthetic value. Additional efforts will focus on preserving the Town’s neighborhood character, image, and quality of life. Reducing the impacts of flooding and limiting the development in the flood plain, redeveloping vacant school properties are also priorities.

The Town has, and will continue to have, smaller scale commercial development. Commercial lots range from 1,000 square feet to 4.5 acres, with the average lot size approximately 15,000 square feet in the general commercial areas.

In the oldest part of the Downtown area, the average lot size is around 5,500 square feet.

Downtown San Anselmo has managed to retain much of the original character of its buildings, although many of the facades have been modified over time. The Town’s downtown has evolved from a railroad hub and older traditional town center into a vital retail center. Key challenges are typical to similar destinations and include items like convenient and plentiful parking are sometimes hard to find during peak periods. More significant challenges revolve around San Anselmo Creek. The areas surrounding this significant waterway are subject to flooding. San Anselmo is wrestling with solutions to periodic floods that create considerable damage, including damage to downtown. The Town is pursuing projects to reduce the flooding risk and works with businesses to install and maintain flood control gates.

ATTACHMENT 19 645
Town of San Anselmo Housing Element Update 13
Initial Study

2.2 Project Description
This project consists of the comprehensive HEU for the Town of San Anselmo. The Housing Element is a State-required element to the Town of San Anselmo’s General Plan. The HEU provides a policy framework for the Town to meet the needs, availability, and adequacy of housing. Pursuant to Regional Housing Needs Assessment (RHNA) the HEU will provide a framework and pathway for the development of housing to meet the Town’s need through the year of 2031, as established by the State of California and identifies the rezoning and redevelopment strategies needed to reach the housing capacity required by the assessment.

This HEU will inform the period of 2023-2031 and serves these purposes:
• Compliance with California State Law’s requirement that all cities and counties maintain an updated General Plan with Housing as one of the required elements • Meet the required housing unit increase identified in the sixth cycle Regional Housing Needs Allocation (RHNA) including a “no Net Loss” buffer to ensure compliance with meeting RHNA
• Affirmatively further fair housing and identify potential environmental justice and social equity issues to support positive economic, educational, and health outcomes for lowincome families—particularly long-term outcomes for children • Bring the General Plan into conformance with recently enacted State laws ATTACHMENT 19 646
Town of San Anselmo Housing Element Update 14
Initial Study
• Include consideration of recent State Housing Legislation that removes barriers and streamlines the processes for new housing
This Initial Study considers 151 candidate housing parcels comprised of existing lots on approximately 45.45 acres within the Town’s boundaries; see Figure 3.0: Candidate Housing Sites Inventory.

The RHNA requires that the Town plan for and accommodate 833 net new housing units affordable to four specified income categories. To meet this increased housing unit identification requirement, the Town is amending the zoning code to allow for housing unit increases on 151 identified Housing Opportunity Sites (see Figure 2.0). The means for accommodating this increase in housing unit sites is to increase allowable housing unit density on selected parcels according to their zoning district. The extent of density increase varies. For instance in the commercial districts C-L and C-3, the allowable density would increase from 20 to 30 dwelling units per acre.

These changes impact 45.26 acres of land which is approximately 3% of the land area that makes up the Town’s boundary. Many of the Housing Element opportunity sites are along major arterial roads. This will create increased opportunities for a “mixed-use” development pattern close to transit corridors. Residential uses will be broadly mixed with commercial and other uses that will permit strategic access to all areas including main public transit routes.

Residents will have a variety of transportation options and easy access to a variety of community services.

The HEU establishes a variety of policies, programs, and actions to facilitate the development of housing. As such, the adoption of the HEU will also include General Plan and Zoning Code amendments. The Zoning Code amendments are listed in Appendix D and includes the following:
• General Plan Land Use Element amendments
• General Plan Housing Element to repeal and replace the 2015 adopted Housing Element • General Plan Land Use Designation Map Amendments
• Zoning Code Map amendments
• Zoning Code Land Use and Definition Amendments
• Zoning Code Development Standards Amendments
• Zoning Code Parking Amendments
• Zoning Code Conditional Use Permit Amendments
ATTACHMENT 19 647
Town of San Anselmo Housing Element Update 15
Initial Study
Figure 2.3 - Town of San Anselmo Housing Element opportunity sites ATTACHMENT 19 648
Town of San Anselmo Housing Element Update 16
Initial Study

2.3 General Plan Designation
This work is an update of the HEU for the planning period of 2023 to 2031 of the San Anselmo General Plan. The Housing Element includes an assessment of housing needs and lays out policies for meeting those needs.

2.4 Background and Project Objectives
The Housing Element Law, enacted in 1969, mandates that local governments in California adequately plan, and meet the anticipated housing needs of their communities. These needs must be provided through the Housing Element. The Housing Element will ensure there are opportunities for suitable housing across all segments of the community. The Housing Element Law also requires that the Housing Element be updated every eighth year and mandates that the effort also reflects the most recent economic trends as well as demographic conditions.

The State of California Department of Housing and Community Development requires that this HEU for the Town to be adopted by January 30, 2023. The HEU will be in effect through 2031.

As required by the State of California Housing and Community Development, the HEU addresses new State mandated requirements. One such requirement is the 6th cycle Regional Housing Needs Allocation. The 6th cycle RHNA is significant for the entire region. This HEU would require significant efforts to identify additional sites with sufficient capacity for the increased RHNA, taking into consideration the adequate sites requirements under new Housing Element laws (SB 166, AB 1397, etc.).

This effort will also adequately address Government Code Section 65583.2(g)(3) which requires that communities supply replacement unit opportunities on certain sites identified in the overall Inventory of Sites.

This Initial Study looks at the policies, programs and details of the Housing Element that may result in significant environmental impacts. Under this proposal the Town will provide zoned capacity for 833 housing units. This planned growth is intended to provide a conservative approach to meet the Town’s RHNA growth allocation. While the plan provides for the zoning capacity, this plan also identifies that most of the new Housing Element opportunities will occur on land that is already developed. In reviewing the 151 lots that Town of San Anselmo is considering, eight of these lots (which together total approximately seven acres in land area) are listed as unimproved. Of these, five are developed in part as parking lots, one is wooded, and two are covered with grassy vegetation. The remaining 143 lots are listed as “improved lots.” This matters when considering overall environmental impacts and conditions. Rather than allocate significant undeveloped land for development, the Town is suggesting ATTACHMENT 19 649
Town of San Anselmo Housing Element Update 17
Initial Study
redevelopment opportunities for 151 existing lots in or adjoining previously developed areas within the municipal boundaries.

2.5 Existing Land Use Designation and Zoning
Existing Land Use Designations:

R-1-H Very Low-Density Residential District. - allows a maximum density of one residential unit for each gross acre of land. This District is generally applied to the primary ridges and ridge zone land areas of the Town as identified by the General Plan Land Use and Open Space Elements.

The purpose of this District is to preserve and maintain the natural landforms and vegetation of the Town's primary ridges and ridge zone areas by limiting development as defined by the Town's General Plan, to further the Town's open space objectives as described in the General Plan, and to recognize and work in concert with the environmental opportunities and constraints of these unique and sensitive areas.

R-1-C Single-Family Residential-Conservation District. - allows a maximum density of one residential unit for each gross acre of land. This District is generally applied to those developed and undeveloped lots ranging from one to two acres in size and located at or above one hundred fifty (150) feet above Mean Sea Level (see map under Available Land inventory) and excepting those areas designated as "Very Low Density Residential" by the General Plan Land Use Element. The purpose of this District is to (1) require design review for most exterior improvements; (2) limit the overall density within the district to a maximum of one (1) residential dwelling unit per acre of land; and (3) maintain and enhance the natural land forms and vegetation of the Town's secondary ridgelines and hillside areas by limiting development density and through the careful review of architectural design and site development characteristics for new development on undeveloped land, for certain reconstruction of existing development, and for certain expansions of existing development.

ATTACHMENT 19 650
Town of San Anselmo Housing Element Update 18
Initial Study
Figure 2.4 Map of San Anselmo Zoning Districts
651
Town of San Anselmo Housing Element Update 19
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R-1 Single-Family Residential District. - allows a density range of between one and six residential units for each acre of land. The minimum lot area for R-1 lots is also regulated by the Town’s Slope Density regulations. This District is generally applied to established residential neighborhoods characterized by single-family detached residential units on conventional lots.

Much of the land area in this District has previously been developed. Additionally, this District is applied to lots located at or above one hundred fifty (150) feet above Mean Sea Level which are further regulated through the requirement for the careful review of architectural design and site development characteristics for new development on undeveloped land, for certain reconstruction of existing development, and for certain expansions of existing development.

R-2 Medium Density Residential District. - allows a density range of between six and twelve residential units for each acre of land. This District is generally applied to lands adjacent to Sir Francis Drake Boulevard and to land areas abutting or facing commercial land uses. Lots within the District would be developed with either duplex or triplex style development, although single-family detached residential units will also be permitted.

R-3 High Density Residential District. - allows a density range of between thirteen and twenty residential units for each acre of land. This District is generally applied to lands near commercial areas. Lots within the District would be developed with either apartment or condominium style development which reflects a compatibility with the Town's predominantly residential character.

Residential Housing Opportunities (R-HO) District - serve as an "overlay" district to the R-2 and R-3 Districts within the Downtown Mixed designation on the General Plan Land Use Map. The R-HO is not an official zoning district yet, but Program H3.B — Adopt Standards for an “Affordable Housing Overlay Zone” — would amend the San Anselmo Zoning Code to establish specific standards and incentives for the affordable housing overlay zone, including densities, development standards incentives, specified level of affordability, etc. The District's purpose would be to provide opportunities for residential densities greater than that provided for in the R-2 and R-3 Districts, which allow a density range up to 20 units per acre on R-2 properties and a density range up to 28 units per acre on R-3 properties, subject to the provision that 40% of the total units permitted must be available for a rental or sale price affordable to lower income households
Professional District - This District is reflected on the General Plan Land Use Map as "Professional." The minimum lot area for all newly created P lots shall be as described in this table. No allowance for rounding up shall be granted for the last lot in a subdivision, which only partially meets the lot area requirement. This District is generally applied to a few land areas in ATTACHMENT 19 652
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the vicinity of the Town's commercial area which serve as buffers or transitions between the more intense commercial development and adjoining residential development. The types of professional uses anticipated in the District are those considered compatible with residential and commercial development, and which do not result in the generation of traffic, noise, or other detriments to adjacent residential development. Lots developed with a single-family detached residential use are permitted to have an accessory dwelling unit. An accessory dwelling unit is an accessory residential use that is consistent with the General Plan and does not exceed the allowable density or expand or intensify the residential use.

C-1 Neighborhood Commercial District - This District is reflected on the General Plan Land Use Map as "Neighborhood Commercial," which allows a maximum Floor Area Ratio of 0.65. This District is generally applied to several existing small commercial areas located within established residential neighborhoods.

The purpose of this District is to identify those land areas which have existing commercial development providing limited commercial opportunities to adjacent residential neighborhoods. The types of commercial uses permitted within this District are those which have a market area limited to adjoining residential neighborhoods and which do not result in the generation of traffic, illumination, noise, odors, or other impacts greater than if the District were restricted to residential uses. Examples of the types of uses anticipated within the District are small grocery and drug stores and service businesses such as dry cleaners and laundromats. Lots developed with a single-family detached residential use are permitted to have an accessory dwelling unit. An accessory dwelling unit is an accessory residential use that is consistent with the General Plan and does not exceed the allowable density or expand or intensify the residential use.

C-2 Downtown Commercial District - allows a maximum Floor Area Ratio of 2.0. This Town of San Anselmo Housing Element — May 2015 50 District is generally applied to existing commercial areas along San Anselmo Avenue and Sir Francis Drake Boulevard between The Hub and Ross Avenue. The purpose of this District is to identify those areas which form the Town's central business district. The primary uses expected are businesses referred to as "primary attractors," which are those which draw many of their customers from outside the community. The second type of businesses expected in the District are those which rely upon pedestrian activity generated by the primary attractors. Mixed-uses, combining commercial, office, and residential uses are also allowed within the District, however, offices and residential uses are encouraged to locate above the ground floor to preserve the District's primary purpose of providing for commercial activities.

C-L Limited Commercial District - allows a maximum Floor Area Ratio of 1.0. This District is generally applied to properties lining both sides of Sir Francis Drake Boulevard, west of The Hub, for approximately one-quarter (1/4) of a mile, ending at Bella Vista Avenue. The Land Use category was developed as part of the 1988 General Plan to allow only those commercial uses which will not result in the generation of traffic in volumes sufficient to disrupt the flow of vehicular traffic along Sir Francis Drake Boulevard. Residential uses are allowed within the ATTACHMENT 19 653
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District which provide mixed-uses, live/work arrangements, and affordable housing that will not result in significant traffic disruption along Sir Francis Drake Boulevard. Offices and residential uses are encouraged to be located above the ground floor to preserve the District's primary purpose of providing for commercial activities. Multi-family uses are encouraged to provide incentives for mass transportation use.

C-3 Commercial District - allows a maximum Floor Area Ratio of 1.0. This District is generally applied to those areas along Redhill Avenue, Sir Francis Drake Boulevard, and the eastern end of San Anselmo Avenue. The purpose of this District is to identify those areas of Town which will afford opportunities for various commercial activities to serve the needs of the community as well as the needs of surrounding communities. Residential uses are allowed within the District which provide mixed-uses, live/work arrangements, and affordable housing that will not result in significant traffic disruption along Sir Francis Drake Boulevard. Offices and residential uses are encouraged to be located above the ground floor to preserve the District's primary purpose for providing commercial activities. Multi-family uses are encouraged to provide incentives for mass transportation use.

PF Public Facilities District - applied to all existing major public land uses, including the Town Corporation Yard, Town Hall, the Police Department, the Public Library, the Fire Service buildings, public parking lots, parks and public schools. Town of San Anselmo Housing Element — May 2015 51
PPD Preliminary Planned Development District - serves as an "overlay" District to all land areas within the Town. The purpose of the District is to provide opportunities to allow development on land areas within the Town which because of size, hillside location, unusual topography, natural resources, or aesthetic appeal cannot be developed through adherence to rigid development standards. The characteristics of these land areas require a flexible approach to provide logical and orderly development while promoting and protecting the public's health, safety, and general welfare. A PPD District is a designation established upon property which may only be developed pursuant to a Town approved specific plan.

SPD Specific Planned Development District - intended to serve as an "overlay" District to all land areas within the Town. The purpose of the District is to provide opportunities to allow development on land areas within the Town which because of size, hillside location, unusual topography, natural resources, or aesthetic appeal cannot be developed through adherence to rigid development standards. The characteristics of these land areas require a flexible approach to provide logical and orderly development while promoting and protecting the public's health, ATTACHMENT 19 654
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safety, and general welfare. An SPD District refers to a specific plan development approved by the Town.

CF Community Facilities District - applied to certain Town owned property and allows for private use of said properties when appropriate.

OS Open Space District- This District is reflected on the General Plan Planned Land Use Map as "Open Space." This District is generally applied to land intended to be protected and managed as a natural environment with passive recreation usage and no or minimal development. Lands zoned to the OS District include existing open space areas, lands with scenic values or natural resources found to be in the public interest to preserve, or lands not suitable for development due to natural or other hazards associated with the land.

2.6 Environmental Factors Potentially Affected:

The San Anselmo HEU would potentially affect the environmental factors presented in this section. The categories listed are those recommended by CEQA. Each of these elements were reviewed according to the recommended guidelines.

Aesthetics Land Use/ Planning
Air Quality Mineral Resources
Agriculture and Forestry Resources Noise
Biological Resources Population/Housing
Cultural Resources Transportation
Energy Public Services
Geology/Soils Recreation
Greenhouse Gas Emissions Tribal Cultural Resources
Hazards and Hazardous Materials Utilities/Service Systems Hydrology/Water Quality Wildfire
Determination
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Based on this Initial Study evaluation:
☐The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
☐The proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions to the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION WILL BE PREPARED.
☐The proposed project MAY have a significant effect on the environment, and an Environmental Impact Report is required.
☐I find that the proposed project MAY have a “potentially significant impact” or “less than significant with mitigation incorporated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on the attached sheets. An Environmental Impact Report is Required, but it must analyze only the effects that remain to be addressed. ☐I find that although the proposed project could have significant effect on the environment, because all potential significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to the applicable standards, and (b) have avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATON pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or Negative Declaration, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

CERTIFICATION:
_______________________________
Heidi Scoble, AICP
Planning Director
_____________________
Date
June 9, 2023
X
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3.0 ENVIRONMENTAL CHECKLIST
Purpose of the Initial Study
The project is analyzed in this Initial Study, in accordance with the California Environmental Quality Act (CEQA), to determine if approval would significantly impact the environment. This Initial Study has been prepared pursuant to the requirements of CEQA, under Public Resources Code 21000-21177, of the State CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Sections 15000-15387) and under the guidance of the Town of San Anselmo. The Town of San Anselmo is the Lead Agency under CEQA and is responsible for preparing the Initial Study for the proposed project. The Town of San Anselmo will be a Responsible Agency under CEQA.

Evaluation Of Environmental Impacts
The impact columns heading definitions in the table below are as follows:
• “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. • “Less than Significant Impact with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The mitigation measures must be described, along with a brief explanation of how they reduce the effect to a less than significant level.
• “Less than Significant Impact” applies where the project creates no significant impacts, or only Less Than Significant impacts. An impact may be considered “less than significant” if “project design features” would be implemented by the project or if compliance with applicable regulatory requirements or standard conditions of approval would ensure impacts are less than significant.
• “No Impact” applies where a project does not create an impact in that category. A “No Impact” answer is supported if the referenced information sources show that the impact simply does not apply to projects like the one proposed (e.g., the project would not displace existing residences). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to toxic pollutants, based on a project-specific screening analysis.)
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Environmental and Regulatory Setting – This subsection of each topic area provides:
1) A brief overview of relevant plans, policies, and regulations that compose the regulatory framework for the project and
2) A description of the existing physical environmental conditions at the project site and in the surrounding area, as relevant.

Checklist and Discussion of Impacts – This subsection includes a checklist for determining potential impacts and discusses the project’s environmental impact as it relates to the checklist questions. For significant impacts, feasible mitigation measures are identified. “Mitigation measures” are measures that will minimize, avoid, or eliminate a significant impact (CEQA Guidelines Section 15370). Each impact is numbered using an alphanumeric system that identifies the environmental issue.

Conclusion – This subsection provides a summary of the project’s impact on the resource.

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3.1 Aesthetics
Environmental and Regulatory Setting
Scenic vistas are generally described in two ways: (1) panoramic views (visual access to a large geographic area, for which the field of view can be wide and extend into the distance); and (2) focal views (visual access to a particular object, scene, or feature of interest).

According to the San Anselmo General Plan, the Town’s scenic resources and vistas include natural hills and ridgelines which surround the town and are mostly covered by vegetation. The most prominent of these include the hills at the north and north-west side of the town known as the Sunny Hill, Red Hill, Indian Rock, Bald Hill, and Mt. Tamalpais and Bald Hill. These scenic resources are located at higher elevations and are visible from many points within the town. In addition, the creek-side location is another scenic vista for the town which is accessible through some points within the town.

Figure 3.1. Visualization of topography around study area in town of San Anselmo Analysis Methodology and Thresholds of Significance
According to the location and current situation of the scenic resources on hillsides, the development on the Housing Opportunity sites would not have adverse effects on the ATTACHMENT 19 660
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scenic vistas. There are no prominent topographical features on the Project Sites from which scenic vistas could be blocked, nor do the Housing Opportunity sites block a scenic vista viewshed. Based on the changes to the Housing Element, future development would not directly obstruct an existing public view of a scenic vista as the scenic vistas are in a higher elevation than the identified sites in general.

Figure 3.2 Views from Mariposa Ave toward the University of Redland Historical resource. Development on housing opportunity sites along this street would be limited to two stories, in scale and character with the existing context of the historical resource.

The impact of development on the Housing Opportunity Sites should be evaluated on a site-bysite basis through San Anselmo’s established project plan review process. The Residential and Commercial project applications and reviews addresses visual impacts. A significant impact may occur where scenic resources would be damaged or removed by the project. The nearest Statedesignated scenic building is the University of Redland historical building which is located at ridgeline in south-west side site vicinity. This feature is not impacted by the development that would occur on the Housing Opportunity Sites. Therefore, the Housing Element Update would not have an impact on scenic resources or historic buildings.

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Figure 3.3 - Views of Red Hill from Sir Francis Blvd looking north. One housing opportunity site extends up the hill, but its development would be concentrated at the foot of the hill adjacent to existing buildings.

Figure 3.4 - Views from Sunny Hill Drive toward new project location, beyond existing driveway. Any potential impacts of new development on views of the hill to the left should be mitigated through town design review.

Analysis of the impacts on aesthetics includes questions on the visual character or quality of public views of the site itself. Public views are those that are experienced from publicly accessible vantage point. An example of a question is, if the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Public views are those that are experienced from publicly accessible vantage point. A significant impact may occur if, in a non-urbanized area, the project would substantially ATTACHMENT 19 662
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degrade the existing visual character or quality of the site and its surroundings, or if, in an urbanized area, the project would conflict with applicable zoning or regulations governing scenic quality. Most of the housing opportunity sites are in the urbanized area along San Anselmo’s Sir Francis Boulevard corridor, and thus would not result in any significant impact.

The property located on Sunny Hill Drive in zoning district PPD/ R-1 would involve some modification of the existing hillside, and the construction of new structures up to two stories.

This could result in a change in the visual character of the site at this specific location that may or may not be significant. Design Review conducted by the Town through established plan review process or application of Objective Development Design Standards conducted by the Town through established plan review process would reduce impacts to a less than significant impact.

Future housing development could add new sources of light and glare. Potential new light sources include exterior nighttime lighting fixtures, parking area lighting, light glow from windows, doors and skylights, and accent lighting. The introduction of concentrated or multiple sources of nighttime lighting near low-density areas could result in potential impacts. However, established town Design Review or Objective Development Design Standards can mitigate any potential significant impacts. Therefore, no significant impacts are anticipated.

Aesthetics Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Have a substantial adverse effect on a
scenic vista? ☐ ☐ ☐ ☒
Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a State scenic highway
☐ ☐ ☐ ☒
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In nonurbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those
that are experienced from publicly
accessible vantage point). If the project is
in an urbanized area, would the project
conflict with applicable zoning and other
regulations governing scenic quality?
☐ ☐ ☒ ☐
Create a new source of substantial light
or glare which would adversely affect day
or nighttime views in the area?
☐ ☐ ☒ ☒
Conclusion
No significant potential aesthetic impacts are anticipated.

Mitigation Measures:

No mitigation required.

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3.2 Agricultural and Forestry Resources
Environmental and Regulatory Setting
Prime farmland is a designation assigned by United States Department of Agriculture. The definition of prime farmland is land that has the best combination of physical and chemical characteristics for producing food, feed, forage, fiber, and oilseed crops and is also available for these land use. (1) There is no prime farmland located within the project area and, therefore, there is no risk of prime farmland being converted as a result of this project.

The Farmland Mapping and Monitoring Program (FMMP) produces maps and statistical data used for analyzing impacts on California’s agricultural resources. Agricultural land is rated according to soil quality and irrigation status. The best quality lands identified during a series of reviews are designated as Prime Farmland. The maps locating these valuable land areas are updated every two years with computer mapping, aerial imagery, public review, and field reconnaissance.

According to the State of California’s most recent version of the Important Farmland map, the study area is in an area mapped as mostly urban and built-up lands. No prime agricultural lands are shown or noted on the most current map sets in the Town of San Anselmo.

Additionally, future housing development facilitated by the HEU would not conflict with any existing zoning for agricultural use, Williamson Act Contract, or result in the rezoning of any currently forested lands. This project, proposed to increase density on existing residential and commercial lots only, is focused on 70.44 acres of land within the municipal boundaries of the Town. Only eight housing opportunity sites, comprising fewer than 6.2 acres, are unimproved, and five of these currently include parking lots.

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Checklist and Discussion of Impacts
Agriculture and Forestry Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
☐ ☐ ☐ ☒
Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
☐ ☐ ☐ ☒
Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code Section 12220(g)),
timberland (as defined by Public Resources
Code Section 4526), or timberland zoned
Timberland Production (as defined by
Government Code Section 51104(g))?
☐ ☐ ☐ ☒
Result in the loss of forest land or conversion
of forest land to non-forest use? ☐ ☐ ☐ ☒
Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
☐ ☐ ☐ ☒
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Conclusion
The HEU will not cause the conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The study area is mapped as urban and built-up lands. This mapping designation is consistent with the existing land-use conditions.

Mitigation Measures
Since there are no Important Farmlands mapped within the Town of San Anselmo boundaries, and the study area, mitigation is not required.

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3.3 Air Quality
Environmental and Regulatory Setting
The Town of San Anselmo is in the southeastern portion of Marin County, part of the ninecounty San Francisco Bay Area Air Basin (SFBAAB). All areas of government including federal, state, and regional agencies regulate air quality in the SFBAAB.

Federal Regulations
Federal Clean Air Act
The Environmental Protection Agency (EPA) is responsible for overseeing implementation of the federal Clean Air Act (CAA). This law passed in 1970 and then, updated in 1990, is the guideline for air pollution control nationwide. The EPA is leading the implementation of many aspects of the CAA, including establishing the National Ambient Air Quality Standards (NAAQSS) for major air pollutants; setting standards for hazard air pollution, approving attainment plans at the State level, and establishing motor vehicle emission standards. The EPA also issues stationary source emission standards and permits; and establishes control measures for acid rain, measures to protect the stratospheric ozone (O3) levels, and other key enforcement provisions. While the 1990 amendments to the CAA represent the latest standards efforts to limit the most prevalent pollutants, the CAA provides criteria that allow states to adopt more stringent standards or include other pollution species.

National Ambient Air Quality Standards
The CAA mandates that the EPA establish several criteria for air pollutants relevant to the NAAQS. These air pollutants are considered the most hazardous to human health. NAAQS have been established for these pollutants: Ozone (O3), Carbon Monoxide (CO), Sulfur Dioxide (SO2), Particulate Matter 10 (PM 10), Particulate Matter 2.5 (PM 2.5), and lead.

State Regulations
California Clean Air Act
In this State, the California Clean Air Act (CCAA) which was signed into law in 1988, mandates the California Ambient Air Quality Standards (CAAQS). Under this law, all areas are to contribute to better air quality and maintain acceptable levels by the earliest practical date.

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The California Air Resources Board (CARB) is the State agency responsible for oversight of the Statewide programs, including local efforts, pertaining to air pollution control. CARB oversees the local district's compliance with the applicable federal and State laws. CARB also approves local air quality plans, transmits the State Implementation Plans (SIP) to the EPA, monitors the air quality Statewide, determines areawide designations and provides mapping designations and updates. The CARB also oversees standards related to new mobile sources, small utility vehicles and off-road vehicles, and fuels.

California Ambient Air Quality Standards
The CCAA requires CARB to establish CAAQS. Like the federal NAAQS, CAAQS has been established for these pollutants: O3, co, nO2, SO2, PM10, PM 2.5, lead, vinyl chloride, hydrogen sulfide, sulfates, and visibility reducing particulates. CAAQS are typically more stringent than the NAAQS. The CCAA requires that the local air districts endeavor to achieve and maintain the CAASQs at the earliest practical date. The CCAA also specifies that the local air district must focus on reducing the emission s from transportation and area-wide emission sources. To help achieve this, the CCAA provides the local districts with the authority to regulate indirect sources.

Local Regulations
The local air quality regulatory agency responsible for the SFBAAB is the Bay Area Air Quality Management District (BAAQMD). The Air District maintains one of the most comprehensive air quality monitoring networks in the country, consisting of over 30 stations distributed among the nine Bay Area counties.

The California Legislature created the Air District in 1955 as the first regional air pollution control agency in the country. The Air District is tasked with regulating stationary sources of air pollution in the nine counties that surround San Francisco Bay: Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, southwestern Solano, and southern Sonoma counties. It is governed by a 24-member Board of Directors composed of locally elected officials from each of the nine Bay Area counties.

The BAAQMD measures concentrations of the same six pollutants for which health-based ambient air quality standards have been set by the U.S. Environmental Protection Agency and the California Air Resources Board. Additionally, the BAAQMD measures the more stringent list of various pollutants designated as Toxic Air Contaminants by the State of California.

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This information is used to determine compliance with State and federal air quality standards, prepare air quality forecasts, develop air quality plans, provide information for permit modeling, prepare environmental impact reports, and track air quality trends.

The San Francisco Bay Area (Bay Area) does not meet national ambient air quality standards for O3 and PM2.5. As such, the EPA has classified the region as marginal nonattainment for 8-hour O3. In October 2009, EPA designated the Bay Area as nonattainment for 24-hour PM2.5 standard. The Bay Area is considered as attainment or unclassifiable with respect to the national air quality standards for all other pollutants.

The BAAQMD released its 2022 Ambient Air Monitoring Network Plan in June 2022. The plan provides a summary of the ambient air monitoring network in 2021 and proposed network changes through 2023. The proposed changes may be found in the section titled “Proposed Modifications to the Network through 2023.”
According to the plan there are 3 monitoring stations in Marin County. San Rafael is the closest monitoring station and detailed site to San Anselmo. The two additional monitoring stations and detailed sites are in Forest Knolls and Fort Cronkite.

Regional and Local Area Air Quality Plans
The Marin County and San Anselmo General Plans do address concerns with air quality. Marin County promotes planning and programs that result in the reduction of airborne pollutants measured within the county and the Bay Area. Key policies in the Marin County General Plan aim to coordinate air quality planning efforts with local, regional, and State agencies, and evaluate the air quality impacts of proposed plans and development projects.

The General Plan of Marin also seeks to attain or exceed the more stringent federal or State Ambient Air Quality Standards for each measured pollutant and require appropriate mitigation of Air Quality Impacts. The Plan requires projects that generate potentially significant levels of air pollutants, such as quarry, landfill operations, or large construction projects, to incorporate best available air quality mitigation in the project design.

Marin County voluntarily promotes various ways to reduce air pollution in the local community through the Spare the Air Resource Team. Starting in 1991, the Community Resource Teams bring together civic groups, agencies, businesses, and environmental organizations that meet regularly and work collaboratively to implement projects that promote cleaner air. While there ATTACHMENT 19 672
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are eight such teams in the BAAQMD, these teams are not part of the mandates for pollution and the team does not satisfy and regulatory benefit.

Local Climate and Air Quality
The air quality in The Town of San Anselmo is dependent on the sources of air pollution, transport of pollutants to and from surrounding areas, and local and regional meteorological conditions, as well as the surrounding topography of the SFBAAB. Air quality is described by the concentration of various pollutants in the atmosphere. Units of concentration are generally expressed in parts per million (ppm) or micrograms per cubic meter (μg/m3). The significance of a pollutant concentration is determined by comparing the concentration to an appropriate ambient air quality standard. The standards represent the allowable pollutant concentrations designed to ensure that the public health and welfare are protected, while including a reasonable margin of safety to protect the more sensitive individuals in the population.

Marin County is bounded on the west by the Pacific Ocean, on the east by San Pablo Bay. Most of Marin's population lives in the eastern part of the county, in small, sheltered valleys. Because of the wedge shape of the county, northeast Marin County is farther from the ocean than is the southeastern section. This extra distance from the ocean allows the marine air to be moderated by bayside conditions as it travels to northeastern Marin County.

Air pollution potential, particularly for smog is highest in eastern Marin County, where most of population is located these semi-sheltered valleys like San Anselmo. While the influence of marine air is known to keep air pollution levels low, there is greater potential for air pollution to build up around San Anselmo because the valleys are more sheltered from this unique sea breeze effect. Overall, Marin County does not have many polluting industries. It has been suggested that the air quality on its eastern side may be affected by emissions from increasing motor vehicle use within and through the county.

Concerns and Local Climate
Ozone and fine particle pollution, or PM2.5, are the major regional air pollutants. Ozone is primarily a problem in the summer, and fine particle pollution in the winter. Along the Marin County coast and in southern Marin County, clean air from the Pacific Ocean helps to keep air pollution at a minimum. Like other parts of Marin, ozone can become a concern in San Anselmo, because the hilly terrain and colder winter temperatures can trap PM2.5 near the surface, resulting in air quality that exceeds health standards.

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Marin’s relatively good air quality is compromised by high concentrations of ozone caused by vehicle traffic, and localized high volumes of particulate matter caused by construction activities, wood burning, off-road travel, and agricultural operations.

Impact Analysis
Today, the Bay Area’s largest source of smog forming emissions – over 60% – comes from mobile sources like cars, trucks, buses, and construction equipment. The number of mobile sources will rise considerably along with expected population growth. The Bay Area’s population is forecast to increase by 29% by the year 2030 – from 6.8 million in 2000 to 8.8 million in 2030 with the number of jobs increasing to 5.2 million. Even with anticipated gains in transit ridership and carpooling to work, the region is projected to have a minimum of 35% more – or 7.5 million – additional vehicular trips a year.

Current plans are prepared to accommodate growth and reduce high levels of pollutants within areas of the BAAQMD. Projects that are consistent with growth plans do not interfere with attainment because the growth is included in the regional projects utilized in the formation of these regional plans. Since the San Anselmo HEU is consistent with the applicable growth projections and control strategies, it does not jeopardize attainment of the region air quality standards.

These future housing sites are required to adhere to all federal, State and local requirements for minimizing construction and operational pollutant emissions. Since this plan encourages redevelopment there are many opportunities to reduce local trips by providing housing in areas that are accessible to major bus lines, major transportation routes and will be fully walkable to other commercial areas for shopping, dining and other desirable activities.

In the short term, construction from the HEU could result in temporary, short-term pollutants from construction-related soil disturbance, dust and noise emissions and combustion pollutants from on-site equipment, as well as from off-site delivery of construction material and supplies.

San Anselmo’s established building permit policy will limit any such construction-related air quality impacts.

New building development will be required to meet California’s Title 24 Energy Code and CALGreen building standards. A central intent of these policies is to reduce air pollution and other environmental impacts, and they are regularly updated with more stringent regulations responding to updated building technologies and understanding of risks to people and climate.

The development responding to the HEU will incorporate the increased efficiencies and reduced air impacts associated with these regulations as they relate to building materials, ATTACHMENT 19 674
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heating, cooling, electrical use, air conditioning mechanism, water use, and lighting systems.

Considering these evolving requirements, future development on candidate housing sites facilitated by the HEU will result in new housing opportunities with the most advanced green requirements and no significant increase in pollutants currently in nonattainment under applicable federal or State ambient air quality standards.

Toxic Air Contaminants.

Future housing development could include emissions of pollutants identified by the federal and state governments as Toxic Air Contaminants, or TACs. These are hazardous pollutants. The State of California has established the framework for TAC identification and control. This is one of the programs where the State is stricter that the federal government and the program that has been developed targets the TACs that are considered to be a problem in the local environment (State-wide).

The greatest potential or TAC emissions during construction is diesel particulate emissions (DPM) from heavy-duty trucks and the associated health impacts to sensitive receptors. The State of California has two requirements to reduce DPM emissions. The first requirement subjects for fleet owners of mobile construction equipment to the CARB regulations for in-use off-road diesel vehicles to reduce DPM. The second requirement limits engine idling time of all diesel fueled vehicles. Idling of heavy-duty diesel-powered construction equipment and trucks during loading and unloading is limited to five minutes. Whenever possible, electric auxiliary power units shall be used.

Individual development projects implementing the HEU will be subject to the development review process and will be required to demonstrate consistency with Town of San Anselmo, Marin County and the State of California’s polices and requirements. While this development may require additional studies for future impacts to TAC emitters, the size and residential land use profile of the proposed projects associated with this analysis do not suggest considerable concerns.

Carbon Monoxide Hot Spots.

Mobile-source impacts, including those related to CO, occur on two levels of magnitude including regionally and locally. Regionally, construction travel associated with future housing redevelopment would add to regional trips, increasing the Vehicle Miles Traveled (VMT) with the local airshed and the SFAAB. Locally, construction traffic will be added to the roadway system in the vicinity of the housing development project. This can always produce the possibility for the formation of microscale CO “hotspots” to occur immediately around points of traffic congestion. Hotspots will form is traffic occurs during periods of poor atmospheric ATTACHMENT 19 675
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ventilation that consists of many vehicles that are cold-started and operating at pollution inefficient speeds, including speeds resulting from all congested highways.

Traffic associated with future housing development could potentially contribute to traffic impacts that may result in the formation of hotspots. Because of continued improvement in vehicular emission at a rate that is faster than the rate of vehicle growth and congestion, the potential for CO hotspots is steadily decreasing. Circumstances like these will be evaluated upon submittal of the permit and entitlement applications. Each project will need to demonstrate that the daily construction emissions and operations will not exceed any significant thresholds for any criteria air pollutant.

Future development on candidate housing sites will not expose sensitive receptors to substantial pollution concentrations. Impacts are less than significant.

While the future development associated with the HEU could result in odors generated from vehicles and/or construction equipment including exhaust and emissions, these odors are attributable to concentrations of unburned hydrocarbons and from tailpipes of construction equipment and architectural coatings. As such, these odors are temporary in nature and generally will not occur at the magnitude that would affect a substantial number of people.

CALGreen and other building standards are consistently reducing the extent of odors and toxic gases from building materials.

Future land development on candidate housing sites identified in the HEU would result primarily in new housing, a land use which rarely leads to odor complaints, as compared to uses such as chemical plants, refineries, landfills, other industry, agriculture, or food processing.

Future housing development facilitated by the HEU would not expose a substantial number of people to negative or offensive odors. Likewise, odors associated with machinery used during the construction process tend to not linger for days and long periods of time. Therefore, impacts are less than significant, and no mitigation is required.

ATTACHMENT 19 676
Town of San Anselmo Housing Element Update 44
Initial Study
Checklist and Discussion of Impacts
Air Quality Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Conflict with, or obstruct
implementation of the applicable air
quality plan?
☐ ☐ ☐ ☒
Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is nonattainment under an applicable federal or State ambient air quality standard?
☐ ☐ ☐ ☒
Expose sensitive receptors to substantial
pollutant concentrations? ☐ ☐ ☒ ☐
Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
☐ ☐ ☒ ☐
Conclusion
The HEU will not significantly impact air quality. The HEU takes the opportunity to direct increased density to areas of the community that are already developed, where air impacts from transportation can be minimized through use of low-emissions modes. Emphasis on compact building development patterns following established energy and green building standards will minimize air quality impacts from development.

Mitigation Measures
Established Town policies and regulations in place for transportation, building design and construction will address any project revisions to ensure compliance with the Town’s policies.

No additional measures are required.

ATTACHMENT 19 677
Town of San Anselmo Housing Element Update 45
Initial Study

3.4 Biological Resources
Environmental and Regulatory Setting
Conservation Plans, Policies and Ordinances
Federal Regulations
Federal conservation laws, such as the Endangered Species Act (ESA) and the Migratory Bird Treaty Act (MBTA), help define the United States’ stance on conservation. These key acts play an important role in protecting some of the world’s most vulnerable plant and animal species.

Endangered Species Act
The Endangered Species Act (ESA) of 1973 protects species at risk of extinction and the habitats they need to survive. The main takeaway of this federal act is to identify, protect, and recover threatened or endangered species. When a species is added to the list of threatened or endangered species, this triggers four major provisions of the ESA, which are to conserve the listed species, to avoid jeopardy, to avoid adverse modification of habitat, and to avoid taking.

Migratory Bird Treaty Act of 1918
The Migratory Bird Treaty Act (MBTA) of 1918 implemented the Convention for the Migratory Birds between the United States and Canada with later additions of Mexico, Japan, and Russia.

This international treaty act defines migratory birds, closes hunting on all species between March and September, and creates a closed 10-year season for threatened game birds.

Intended to protect the sustainability of migratory bird populations, the act makes it is unlawful to intentionally kill, hunt, take or pursue migratory birds, along with removing or intentionally disturbing migratory bird nests or eggs.

State Regulations
While CEQA is California’s main planning, treatment, and review mechanism, there are notable other State mechanisms that work to protect biological resources. These mechanisms are described below:

California Endangered Species Act
The California Endangered Species Act (CESA) runs parallel to the federal Environmental Species Act, however CESA is managed by the California Department of Fish and Wildlife. It includes an important provision, which prevents the taking of any threatened or endangered species.

Taking is defined, similarly to the Migratory Bird Treaty Act (MBTA), as to hunt, pursue, catch, capture, or kill the listed species. Unlike the Endangered Species Act, the CESA grants listings which are categorized as a candidate with the same protections as species listed as threatened or endangered.

ATTACHMENT 19 678
Town of San Anselmo Housing Element Update 46
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California Fish and Games Code
The California Fish and Games Code covers a range of different environmental concerns.

Sections 1600 – 1603 work to protect diversions, obstructions or chances to the natural flow or bed, bank or channel of any river, stream or lake in the State of California. The California Fish and Games Code, Sections 3503, 3503.5, and 3513 works in the same manner as the MBTA. It looks to prevent the harm of the listed species and ensure the species does not receive any impairment to its essential behavior.

Local Regulations
Within Marin County and the Town of San Anselmo, there are multiple conservation and preservation ordinances/policies that pertain to biological resources. The following mechanisms are described below:

Native Tree Preservation and Protection
The Marin County Native Tree Preservation and Protection created this ordinance with the intention to promote the health, safety, and general welfare for the residents of Marin County, as trees provide a variety of functions. This ordinance will control the removal of protected trees and maintain/enhance tree cover on improved or unimproved property, prevent the unpermitted wholesale removal of many native trees, protect woodland environments on agricultural land, and educate residents of the County about the functions, benefits and values of trees to further the protection, preservation.

ATTACHMENT 19 679
Town of San Anselmo Housing Element Update 47
Initial Study
Figure 3.5 Represents the Protected Native Trees under the Native Tree Preservation and Protection ordinance.

ATTACHMENT 19 680
Town of San Anselmo Housing Element Update 48
Initial Study
The Town of San Anselmo has individual ordinances related street trees and trees on private lots. Pursuant to Title 4, Chapter 13, Section 4-13.01 of the San Anselmo Municipal Code, “the trees of the Town are an integral part of the Town's complex environmental system, the functioning of which does not depend on or conform to the arbitrary delineations of property… Therefore, the Council finds it necessary, as a matter of public health, safety, and welfare, to enact the provisions of this chapter to control the removal or destruction of trees within the Town.” Thus, the additional regulations ensure the urban tree canopy is featured as an important component of the community environment.

Town of San Anselmo Urban Runoff Pollution Prevention Regulations Chapter 8 of the San Anselmo Municipal Code provides regulations for Urban Runoff Pollution Prevention. The purpose of the Urban Runoff Pollution Prevention regulation is to ensure the future health, safety, and general welfare of Town of San Anselmo citizens and to protect and enhance watercourses, fish, and wildlife habitat. To achieve this, the ordinance requires the minimizing of discharges other than storm runoff, responding to the discharge of spills, and preventing spills to storm drains, reducing pollutants in stormwater, requiring best management practices (BMPs) on new or redeveloped land, and requiring development projects to maintain or reduce runoff.

Protection of Flood Hazard Areas
The purpose of the Protection of Flood Hazard Areas is to minimize public and private losses due to flood conditions in specific areas that are within flood prone, mudslide and flood-related erosion areas. To accomplish this, this will restrict or prohibit uses the will result in damaging increases, uses vulnerable to floods, uses that control the alteration of natural floodplains, stream channels and natural protective barriers, uses that control filling, grading, dredging, and uses that prevent or regulate the construction of flood barriers which will divert flood hazards in other areas.

The Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. Therefore, the Town Council of the Town of San Anselmo has also adopted floodplain management regulations that are codified in Title 7, Chapter 11, Protection of Flood Hazard Areas, of the San Anselmo Municipal code. This progressive ordinance adopted in 2009 can be found at Ord. No. 1071, 4- 14-2009. Additionally, the Town of San Anselmo requires a Watercourse Permit Title 5, Chapter 8, Article 2, Section 5-8.12 of the San Anselmo Municipal code to ensure any work within a creek is coordinated with State and Federal efforts along waterways.

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Regional Environmental Setting
The project area (Town of San Anselmo) is in the San Francisco Bay, which has a comfortable year-round Mediterranean climate, occasionally interrupted by storms and flooding. This region includes freshwater, marine, and terrestrial resources. The resources range from Redwood forests, mixed evergreen forests, and coastal prairie-scrub.

Local Environmental Setting
The Town of San Anselmo is within Marin County jurisdiction, California and is located 1.5 miles west of San Rafael, at an elevation of 46 feet. It is located about 20 miles north of San Francisco. The town is bordered by San Rafael to the east, Fairfax to the west, and Ross to the south. The Town is also within the Ross Valley Watershed with two low-capacity creeks (Sleepy Hollow and San Anselmo Creek), which are surrounded by developed land.

Vegetation Communities
Vegetation Communities are defined as a recognizable group of species growing together and understanding the environmental dynamics is critical when planning new development.

Vegetational communities can help to understand the complex wildlife species in the area along with their migration patterns. Development can lead to disruption and aid in the loss of species and biodiversity. The Town of San Anselmo is home to its own specific vegetation communities including the following:
• Coastal Riparian Forest
• Grasslands
• Urban/Suburban
These distinct environments will adapt differently to development and specific communities are critical to the health of the ecosystem, making it important to understand how they all differ.

Coastal Riparian Forest
In coastal riparian forests often have an influence over the dynamics of communities associated with the aquatic ecosystems. These areas possess distinct ecological characteristics because of their relationship with aquatic systems. This relationship allows for their boundaries to constantly change depending on environmental conditions such as soil conditions and vegetation along with other factors. According to Riparian Ecology and Management in the Pacific Coastal Rainforest (Naiman et al.), the riparian forest of the Pacific Coastal Ecoregion of North America is floristically and structurally its most diverse vegetation.

ATTACHMENT 19 682
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Grasslands
The grasslands are essential habitats the provide food and shelter for many different species in California. These areas provide resources for many birds, mammals, insects, pollinators, and others depend on and support about 40% of California’s total native plant species (Wigand 2007). Besides being a critical asset for the numerous threatened and endangered species, grassland communities remove sequester carbon, filter and store water, prevent flooding and soil erosion.

Urban/Suburban
Development in natural habitats continues to have varying effects from the total loss of critical habitats to minor impacts to support low-density housing. In San Anselmo, creeks play a major part in supporting the local biodiversity and 82% of the trees lining these creeks are native species. Protecting these urban oases will positively impact the surrounding area and continue to act as a wildlife corridor.

Special-Status and Protected Species
The definition of special-status species refers to plant and wildlife species that are listed or proposed for listing as threatened or endangered by the U.S. Fish and Wildlife Service. The species listed are protected by the federal and/or State Endangered Species Act, Migratory Bird Act, and other government regulations. According to the US Fish and Wildlife Service IPaC queries, there a multiple threatened and endangered species habitats in the Town of San Anselmo. The species range from mammals, birds, reptiles, insects, flowering plants, fish, and amphibians. The results of these queries highlight the potential of these species to occur in or surrounding the designated project areas. Below is a list of the species designated to be in the project area by the U.S Fish and Wildlife Service IPaC:

Common Name
Scientific Name
Threat Level Potential to Occur in
Study Area
Salt Marsh Harvest Mouse
(Reithrodontomys raviventris)
Endangered Not expected. No
suitable habitat.

California Clapper Rail
(Rallus longirostris obsoletus)
Endangered Not expected. No
suitable habitat.

California Least Tern Endangered Not expected. No
suitable habitat.

ATTACHMENT 19 683
Town of San Anselmo Housing Element Update 51
Initial Study
(Sterna antillarum browni)
Tidewater Goby
(Eucyclogobius newberryi)
Endangered Not expected. No
suitable habitat.

Showy Indian Clover
(Trifolium amoenum)
Endangered Not expected. No
suitable habitat.

White-Rayed Pentachaeta
(Pentachaeta bellidiflora)
Endangered Not expected. No
suitable habitat.

Marbled Murrelet
(Brachyramphus marmoratus)
Threatened Not expected. No
suitable habitat.

Northern Spotted Owl
(Strix occidentalis caurina)
Threatened
Critical Habitat
Not expected. No
suitable habitat.

Western Snowy Plover
(Charadrius nivosus nivosus)
Threatened Not expected. No
suitable habitat.

Green Sea Turtle
(Chelonia mydas)
Threatened Not expected. No
suitable habitat.

California Red-Legged Frog
(Rana draytonii)
Threatened Not expected. No
suitable habitat.

Delta Smelt
(Hypomesus transpacificus)
Threatened Not expected. No
suitable habitat.

Marin Dwarf-Flax
(Hesperolinon congestum)
Threatened Not expected. No
suitable habitat.

Santa Cruz Tarplant
(Holocarpha macradenia)
Threatened Not expected. No
suitable habitat.

Monarch Butterfly
(Danaus plexippus)
Candidate Not expected. No
suitable habitat.

ATTACHMENT 19 684
Town of San Anselmo Housing Element Update 52
Initial Study
Table 3.1 This table represents the threatened or endangered species in the Town of San Anselmo.

Analysis Methodology and Thresholds of Significance
Prior to preparing the San Anselmo biological resource report, CHPlanning researched the most recent information available pertaining to species that are identified as threatened or endangered. This information was provided by the U.S Fish and Wildlife Service through its Information for Planning and Consultation (IPaC) tool. This tool allows for the project site to be uploaded, which will then provide a list of these species along with any critical habitats in the area. CHPlanning also researched riparian / sensitive natural communities within San Anselmo.

This information was gathered by using geographical information system files (GIS) provided by the Town of San Anselmo, Marin County, and the State of California. The information provided is the location of these sites, which were then researched in greater depth to understand the resources provided to the town.

Categories of Species and Natural Communities of Concern Evaluated Included in this assessment are species deemed threatened or endangered by the U.S. Fish and Wildlife Service and the California Endangered Species Act. Other items included in the assessment are any natural communities or riparian habitats that may be affected, federally protected wetlands, migratory fish or wildlife, and biological resources protected by preservation policies or ordinances.

To comply with all aspect of the California Environmental Quality Act (CEQA), CHPlanning researched Wetlands and other hydrologic properties in San Anselmo, movement of migratory fish and wildlife species, local preservation policies and ordinances, and approved local, regional, or State habitat conservation plans. This research will then be used to understand if any aspects could occur on the project site or within the area of influence. All the information has been compiled into their respective lists.

Mitigation Measures
After analyzing the parkland, shown in Figure 3.6, along with the query through the U.S. Fish and Wildlife IPaC, continued development in the areas considered would not have a substantial adverse effect directly or indirectly on the species and habitats identified as threatened or endangered. Since the HEU would not have a substantial adverse effect, mitigation is not required.

ATTACHMENT 19 685
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Figure 3.6 This image reflects the nearby parks/open space in the Town of San Anselmo along with the surrounding areas considered and Housing Element.

The U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife (CDFW) lists species as threatened or endangered under the Federal Endangered Species Act (FESA) or the California Endangered Species Act (CESA). The United State Fish and Wildlife can designate critical habitat that identifies specific areas that are critical to the conservation of a listed species.

The HEU does not propose construction of housing or other development; rather, this plan provides capacity for future housing development. Of the 151 candidate housing sites, all but ATTACHMENT 19 686
Town of San Anselmo Housing Element Update 54
Initial Study
three (3) parcels are listed as being “improved.” The three (3) that are unimproved comprise fewer than 4.2 acres, are all adjacent to developed parcels.

Habitat and site inventories are subject to constant change. Species and populations of biological resources are under revision. Species that were once listed in an area may have moved on, or sadly may no longer exist. Likewise, when conditions are right, new species may appear.

The future housing development could impact candidate, sensitive, or special status wildlife or plant species through direct and indirect disturbance and elimination of essential habitat.

However, based on the current location and size of the sites, no critical habitats are directly related to the individual parcels.

The San Anselmo Creek, however, is a resource that must be considered critical. Development may put additional stress on this important waterway. However, some impacts may be lessened as sites will be retrofitted to meet modern day water quality standards.

Future development will need to mitigate impacts to sensitive habitats as part of the development review process.

The HEU sites are concentrated in area that have been developed. No on-site potential exists to negatively impact native resident or migratory species. Impacts from run-off to San Anselmo Creek will be reviewed on a more site-specific basis. The HEU will not impede movement of any species migratory or resident. However, the long-term consequences of those aquatic species populations in San Anselmo Creek will need to be scrutinized.

ATTACHMENT 19 687
Town of San Anselmo Housing Element Update 55
Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Have a substantial adverse effect, either
directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
☐ ☐ ☒ ☐
Have a substantial adverse effect on any
riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
☐ ☐ ☒ ☐
Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means?
☐ ☐ ☐ ☒
Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
☐ ☐ ☒ ☐
Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
☐ ☐ ☒ ☐
ATTACHMENT 19 688
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Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?
☐ ☐ ☒ ☐
Conclusion
In reviewing the information in this section, any impacts to the Town’s creeks and waterways are minimized through the Town’s regulatory permitting process, therefore, since the majority of the HEU will utilize sites that are currently developed the environmental impacts to these populations will be limited.

Mitigation Measures
The Town’s Municipal Code and regulatory process ensures no adverse impacts and therefore, no mitigation is required.

ATTACHMENT 19 689
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Initial Study

3.5 Cultural Resources
CEQA requires that the lead agency determine potential impacts to historical resources and tribal cultural resources. Tribal cultural resources are discussed in section 3.18 and letters to local tribal communities were sent out as a component of this Initial Study (see letters and responses in Appendix B).

Environmental and Regulatory Setting
The California Code of Regulations §15064.5 provides guidance on identifying and evaluating historical/cultural resources and measuring the significance of impacts. A historical resource is defined as a resource listed in, or determined to be eligible for listing in, the California Register for Historical Resources (CRHR); a resource included in a local register for historical resources; or any object, building, structure, site, area, place, record, or manuscript that a lead agency determines to be historically significant. CRHR uses the following criteria to determine qualification as a historical resource:
• Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. • Associated with the lives of people important to local, California, or national history. • Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values. • Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.

A project is considered to have significant impact on these resources if:
• The project results in physical demolition, destruction, relocation, or alternation of the resource of its immediate surroundings such that the significance of a historical resource would be materially impaired.
• Physical characteristics that justify its inclusion in the CRHR and convey its historical significance are demolished or altered in an adverse manner.

ATTACHMENT 19 690
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Analysis Methodology and Thresholds of Significance
The following databases and registers have been searched to find any cultural resources that fall within the Town boundaries of San Anselmo. If a property falls within the Town boundaries, it is identified and any chance of impact from the increased housing density is discussed. If the cultural resource lies on one of the Housing Opportunity sites (refer to Figure 2.3 on page 14), an impact mitigation measure is identified.

Search of the California Historical Resourcesi – There are no historical resources registered on the California Historical Resources within the Town of San Anselmo.

Search of the National Register of Historic Placesii – No registered properties fall within the boundaries of the Town of San Anselmo.

Search of the California Historical Landmarks – Of the 15 landmarks located in Marin County, none are located within the boundaries of the Town of San Anselmo.

San Anselmo Historical Museum Virtual Guided Tour – Although the sites identified on this tour are not legally designated as historic or cultural resources, this effort identifies sites of potential significance only. The tour was developed by members of the San Anselmo Historical Commission and provides some local perspective on locations that are historically and culturally significant in the context of overall Town composition. This tour, while referring to sites of “historical significance” does not include resources that meet the CEQA definition. The sites that overlap with Housing Opportunity Sites are:
• Comfort’s Restaurant at 335 San Anselmo Avenue - An eagle emblem on the building represents the fact that this building used to be the post office from 1947-1969. Since this building has already been redeveloped it does not retain any historical integrity and there are no mitigation measures required. The eagle emblem should be preserved, if possible, but a placard could also pay homage to this place of local significance. • San Francisco Theological Seminary at 105 Seminary Road – The San Francisco Theological Seminary dates to 1892 and is the Town’s oldest institution. Buildings on the campus are considered Town landmarks and hold historical significance. Although the Theological Seminary does not directly overlap with the Housing Opportunity Sites, the 14-acre campus does sit directly adjacent to these sites and increased activity, parking, and noise impacts will have to be considered throughout this process. Those impacts are ATTACHMENT 19 691
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outlined in greater detail in their respective sections of this study and the subsequent Environmental Impact Report.

The sites that have been identified as Housing Element Sites are located on parcels that are currently developed. Although this analysis included a search of the registries above, it is also important to note that archeological and historic sites would have been identified during the previous development of these 151 sites. The previous grading, construction, and use of these developments would have surfaced any underlying archaeological, historic, and cultural resources. This leads us to the conclusion that no mitigation will be required for this project.

The same logic is applied to unknown burial grounds. The previous development on these sites suggests that burial grounds have not been discovered. Previous cultural resource analyses for this project area do not identify burial groundsiii. If any human remains are found during the redevelopment of the Housing Opportunity Sites, the subsequent action would be guided by California Health and Safety Code §7050.5:
• In the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent remains. The area remains undisturbed until the coroner of the county has determined that the remains are not subject to the provisions of Section 27491 of the Government Code or any other related provisions of law.
• If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes the human remains to be those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission.

ATTACHMENT 19 692
Town of San Anselmo Housing Element Update 60
Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Cause a substantial adverse change in the
significance of a historical resource
pursuant to §15064.5?
☐ ☐ ☒ ☐
Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
☐ ☐ ☐ ☒
Disturb any human remains, including
those interred outside of dedicated
cemeteries?
☐ ☐ ☐ ☒
Conclusion
There will be little to no impact on cultural resources because of the HEU. This is primarily because of the lack of official cultural resources that lie within the Town boundaries.

Mitigation Measures
Since there are no official historical, cultural, or archaeological resources within the project boundaries, there will be no substantial adverse effect directly or indirectly cultural resources.

Mitigation is not required.

ATTACHMENT 19 693
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3.6 Energy
Environmental and Regulatory Setting
California is one of the lowest per capita energy users in the United States. According to 2021 data provided by the United States Energy Information Administration (EIA), California ranks 48th in the nation for energy consumption. This is attributed to its mild climate and progressive State-wide energy efficiency programs and goals. The single largest end-user sector for energy consumption in California is transportation (34%), followed by Industry (25%), Residential (22%), and Commercial (19.6%) sectors. (EIA-March 2022).

Renewable energy provides 30% of the State’s electricity. Wind, solar, photovoltaic, geothermal and biomass are all methods that contribute to this total. In 2021, California was first in the nation for producing renewable energy from all sources (EIA – March 2022).

Senate Bill (SB) 100 calls for the Sate to rely on renewable energy by 2045 and to reduce Statewide vehicle emissions. The State of California requires all motor vehicles to use Reformed Gasoline. This gas is produced wholly from in-State refineries. Gasoline is the fuel of choice for California motorists and end-users with diesel fuel coming in a close second. Diesel is a staple of heavy duty-truck, delivery vehicles, large transportation alternatives such as buses, trains, ships, boats, barges, farm equipment and heavy-duty military vehicles. (California Energy Commission)
Local Conditions
Based on the Town of San Anselmo’s growth strategy and this project calls for 833 new units to meet the Town’s RHNA. Most of the proposed HEU sites are along the existing commercial corridors and in areas already served by energy providers. Redevelopment of these areas not only ensures existing service connections, but also provides the opportunity to update existing equipment that will supply modern and energy efficient energy.

The HEU will require no significant changes in any energy related actions and will have almost zero impacts. However, energy use during construction of the new 833 units will impact fuel consumption. This will come in the form of the gasoline and diesel fuel required to operate heavy equipment, light duty trucks, vehicles, machinery, and there is the potential for lighting impacts through night work and security. Temporary access to the power grid for construction trailers or electric construction equipment will be constant throughout the construction and development phase of this effort.

ATTACHMENT 19 694
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Housing site development will require permanent grid connections for electricity and natural gas service to power internal and exterior building lighting, heating and colling systems.

Development will be subject to energy conservation requirements of the California Energy Code (Title 24, Part 6)
Construction strategies will need to comply with the California Air Resources Board (CARB) regulations that restrict construction vehicle idling and the use and replacement of heavy-duty motor vehicles and equipment.

Construction activities associated with the development efforts will require the use of fuelefficient equipment consistent with federal and State regulations. This should reduce inefficient, wasteful and unnecessary consumption of energy resources.

Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project
construction or operation?
☐ ☐ ☒ ☐
Conflict with or obstruct a State or local
plan for renewable energy or energy
efficiency?
☐ ☐ ☒ ☐
Conclusion
The HEU provides new housing opportunities and proposes these housing options near high quality transit areas and existing commercial and retail services. These choices will reduce trip distances and encourage the use of alternative transportation modes including cycling and walking. This represents among the most energy-efficient means to accommodate housing needs.

ATTACHMENT 19 695
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Mitigation Measures
As established Federal, State, and Local energy policies address any mitigation required, no additional mitigation is needed for this HEU.

ATTACHMENT 19 696
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ATTACHMENT 19 697
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3.7 Geology and Soils
Environment and Regulatory Setting
San Anselmo is generally associated with the Pacific Border physiographic province. The Pacific Border straddles the boundaries between several of Earth's moving plates on the western margin of North America. This region is one of the most geologically young and tectonically active in North America. The generally rugged, mountainous landscape of this province provides evidence of ongoing mountain-building. Characteristic features in this province include lowlands on the eastern margin coupled with mountains and coasts to the west.

According to the General Plan, most of the available land in the Town of San Anselmo has already been developed. The remaining undeveloped parcels are located on steep hillsides and ridgetops and tend to be more difficult to build on due to remote access or geologic instability.iv The Town of San Anselmo, located in proximity to several active faults in the Bay Area, is at a 62 percent chance of experiencing one or more earthquakes of magnitude 6.7 or greater in the next 20 years. v
Alquist-Priolo Earthquake Fault Zoning Act
The Alquist-Priolo Earthquake Zoning Act regulates where development can occur in relation to traces of active faults in California. A structure for human occupancy must be located at least fifty feet from an active fault, defined as one that has ruptured in the last 11,000 years. Project sites within the Alquist-Priolo Earthquake Fault Zone require additional studies to ensure that no structures are built directly above these zones. vi The Act also requires the State Geologist to establish earthquake fault zones throughout California, which are available through the California Earthquake Hazards Zone Application (EQ Zapp) interactive map. vii Upon review of the map for the San Anselmo area, it has been determined that the project site is not located within an Alquist-Priolo Earthquake Fault Zone.

Seismic Hazards Mapping Act of 1990
The Seismic Hazards Mapping Act (SHMA) of 1990 requires the Department of Conservation, California Geological Survey to map areas prone to earthquakes, liquefaction, landslides, and amplified ground shaking. viii These areas can be viewed on the EQ Zapp. A review of this application shows that the Town of San Anselmo is not within a designated earthquake hazard zone.

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Town of San Anselmo Resolution No. 3856
Under this resolution, the Town of San Anselmo adopted minimum residential building standards to retrofit residential buildings to withstand earthquake related hazards and seismic activity. The Town endorsed a “Standard Plan A: Residential Seismic Strengthening Plan” as a prescriptive seismic strengthening plan. ix
Town of San Anselmo General Plan
The Town of San Anselmo General Plan, states that available geologic information indicates that the Town is not within the presence of active faults or rift zones. It mentions that additional data on earthshaking and other seismic hazards will be available once the State Division of Mines survey of the San Anselmo area is completed. The Town of San Anselmo has a policy to discourage construction located on land that is prone to earthquake, erosion, and landslides. x Analysis Methodology and Thresholds of Significance
Preliminary Soil Analysis
A preliminary desktop soil analysis was conducted using the National Resources Conservation Service (NRCS) Web Soil Survey to generate a custom soil report for the project site. xi Most of the site rests upon soils belonging to the Xerorthents soil group (with a slope between 0 to 9 percent and landforms characterized by tidal flats and valley floors. The next common soils, the Tocaloma-Saurin soil group, is characterized by extremely steep slopes ranging from 50 to 75 percent, has a medium runoff potential, and whose landform is characterized by hills. The following two soil groups that occur in frequency within the project site share the physical properties and characteristics of the Tocaloma-Saurin soil group. Caution must be taken when siting and designing these higher density developments to ensure that they are not located upon steep hills or on highly erodible soils.

A map of Expansive Soils in the project area, sourced from Marin GeoHub, was reviewed.

Expansive soils contain minerals such as certain clays that can expand 10% or more in volume when they absorb water. Pressure exerted by soil expansion can damage building foundations, and soil gaps formed by the shrinkage of expanded soil can cause foundation instability.

According to the map, approximately 30 to 35 of the 151 housing opportunity sites are in an area of moderately expansive soil. These parcels are all located north of Sir Francis Drake Boulevard and Red Hill Avenue and include the housing opportunity site on Sunny Hills Drive.

The presence of moderately expansive soil tends to match areas of greater elevation. All other housing opportunity site parcels are in areas with a “nil” rating for expansive soil.

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Figure 3.7 Soils map for area of HEU Opportunity Sites, from USDA WebSoilSurvey. See table on next page for soil type descriptions.

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Table 3.1. Soil types in HEU Opportunity Site Area (refer to Figure 3.7 on previous page for soil locations)
Soil type number (see Figure 3.7) Soil type description 166 Saurin-Urban land-Bonnydoon complex, 30 to 50 percent slopes
179 Tocaloma-McMullin complex, 30 to 50 percent slopes
182 Tocaloma-McMullin-Urban land complex, 30 to 50
percent slopes
185 Tocaloma-Saurin association, extremely steep
204 Xerorthents-Urban land complex, 0 to 9 percent slopes Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
☐ ☐ ☐ ☒
Rupture of a known earthquake fault, as
delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map, issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? Refer to Division of Mines
and Geology Special Publication 42.
☐ ☐ ☐ ☒
Strong seismic ground shaking? ☐ ☐ ☐ ☒
Seismic-related ground failure, including
liquefaction? ☐ ☐ ☐ ☒
Landslides? ☐ ☐ ☐ ☒
Result in substantial soil erosion or the
loss of topsoil? ☐ ☐ ☐ ☒
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Be located on a geologic unit or soil that
is unstable, or that would become
unstable because of the project, and
potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
☐ ☐ ☒ ☐
Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building
Code (1994), creating substantial direct
or indirect risks to life or property?
☐ ☐ ☒ ☐
Is soil incapable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where
sewers are not available for the disposal
of wastewater?
☐ ☐ ☐ ☒
Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
☐ ☐ ☐ ☒
Conclusion
Increasing the density of the area is not anticipated to directly or indirectly cause potential substantial adverse effects related to Geology and Soils. The project site has been shown to be located on land not within an Alquist-Priolo Earthquake Fault Zone nor any area prone to earthquakes, liquefaction, landslides, and seismic ground shaking. The project action is not anticipated to result in substantial soil erosion or loss of topsoil most of the sites designated for development are on urban, previously developed land. Therefore, the project action will have no significant impact.

While most of the project site lies within already developed urban lands with a gentle slope, some portions of the project site intended for density increase include land with steeper slopes and soils whose potential for runoff range from medium to high. Existing building permit requirements that review soil conditions and appropriate design response can mitigate these potential issues. In following the guidelines set forth in the General Plan, the project action will have a less than significant impact on the area.

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It is anticipated that all developments located within the project site will be connected to a sewer system. Therefore, there will be no impact to septic tank requirements from the project action.

The project action is not anticipated to destroy any paleontological resource, site, or unique geologic feature. Therefore, there will be no impact to this concern from the project action.

Although there are no active faults in the Project area, the proposed Project site is located near several active faults and is in an area subject to strong ground shaking from earthquakes along the active San Andreas and Hayward faults. Therefore, there is a possibility that the site may experience ground shaking from periodic minor earthquakes and possibly a major earthquake.

Mitigation Measures
The Town’s policies and regulations address development on project sites with expansive soil, therefore no mitigation is required.

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3.8 Greenhouse Gas Emissions
Environment and Regulatory Settings
In 2018, the California Natural Resources Agency finalized amendments to the CEQA Guidelines (section 15064.4), which address the analysis of greenhouse gas emissions. • The focus of the lead agency’s analysis should be on the project’s effect on climate change, rather than simply focusing on the quantity of emissions and how that quantity of emissions compares to Statewide or global emissions. (See CEQA Guidelines, § 15064.4, subd. (b).)
• The impacts analysis of greenhouse gas emissions is global in nature and thus should be considered in a broader context. A project’s incremental contribution may be cumulatively considerable even if it appears relatively small compared to Statewide, national or global emissions. (See CEQA Guidelines, § 15064.4, subd. (b).) • Lead agencies may rely on plans prepared pursuant to section 15183.5 (Plans for the Reduction of Greenhouse Gases) in evaluating a project’s greenhouse gas emissions. (See CEQA Guidelines, § 15064.4, subd. (b)(3).

In the context of global climate change, the greenhouse gas impacts of this project, which, when added to similarly “insignificant” impacts throughout the world, may be considered significant and might require mitigation.

In the same round of amendments, however, the California Natural Resources Agency stipulated:
“In determining the significance of a project’s impacts, the lead agency may consider a project’s consistency with the State’s long-term climate goals or strategies, provided that substantial evidence supports the agency’s analysis of how those goals or strategies address the project’s incremental contribution to climate change and its conclusion that the project’s incremental contribution is consistent with those plans, goals, or strategies.” (See CEQA Guidelines, § 15064.4, subd. (b)(3).)
The San Anselmo Climate Action Plan (CAP) 2030 was adopted by the Town Council on June 11, 2019. The CAP is the Town’s local policy took to develop strategies and guide the implementation of local, measurable actions needed to address climate change by dramatically reducing the Town’s greenhouse gas emissions (GHG). Specifically, the CAP includes measures designed to support and implement the Six Pillars and the goals of the State of California’s 2017 ATTACHMENT 19 704
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Climate Change Scoping Plan on a local level. Through this plan, San Anselmo expects to achieve a 54% GHG emissions reduction by 2030 from a 2005 baseline (or 45% below 1990 level and a higher than the current California goal of 40% below 1990 levels by 2030). Additionally, they expect that they will reach carbon neutrality no later than 2045 (same as Governor Jerry Brown’s Executive Order B-55-18).

Specific actions that apply to the Housing Element include:
• Green Building Reach Code - Investigate adopting a green building ordinance for new and remodeled commercial and residential projects that requires green building methods and energy efficiency savings above the State building and energy 22 codes.

Consider utilizing the County's green building ordinance as a model and including the use of photovoltaic systems and all-electric building systems as options to achieve compliance.
• Streamline Permit Process and Provide Technical Assistance - Analyze current green building permit and inspection process to eliminate barriers and provide technical assistance to ensure successful implementation of green building requirements.

Participate in countywide efforts to make it easier for contractors and building counter staff to simplify applications and identify incentives. • Zero Emission Vehicles - Implement an Electric Vehicle Strategy that will result in 3,000 zero emission vehicles (ZEVs), including plugin electric vehicles (EVs) and hydrogen fuel cell electric vehicles, in San Anselmo by 2030.
• Urban Forests and Ecosystems - Increase carbon sequestration, and improve air quality and natural cooling, through increasing appropriate (e.g., native, drought resistant, fire resilient) tree cover, other vegetation, and healthy soils in San Anselmo. Especially:
o Continue to regulate and minimize removal of large trees and require planting of replacement trees and other appropriate vegetation as per San Anselmo Municipal Code 4-13.06.
o Require that the site planning, construction and maintenance of new development preserve existing healthy trees and native vegetation on site to the maximum extent feasible, considering fire safety. Replace trees and vegetation not able to be saved, consistent with fire department Vegetation Management Plans.
o Encourage community members to plant appropriate tree species on private land. Evaluate creating a tree giveaway event or providing lower-cost trees to the public through a bulk purchasing program.

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o Encourage the creation of community no-till gardens and healthy soils management on public lands by community groups and on private lands by individual households.
o Provide information to the public, including landscape companies, gardeners and nurseries, on carbon sequestration rates, drought tolerance, soil management, and fire resistance of different tree and vegetation species as well as healthy soils management.

Many of these policies have already been implemented.

As mentioned above, the HEU does not propose new land development. Rather, San Anselmo intends to meet the additional housing capacity consistent with State law through maximizing capacity on the existing developed parcels though redevelopment. These future housing sites are required to adhere to all federal, State and local requirements for minimizing construction and operational pollutant emissions.

The Housing Element supports the San Anselmo Climate Action Plan by supporting Smart Growth Development. As the plan stipulates:
• Smart Growth Development - Maintain existing zoning that allows for infill, higher density, and mixed-use development near transit and within walking distance to shopping, schools, and services.

The Housing Element goes beyond this measure by further increasing residential density in certain zoning districts.

The Housing Element also supports the Marin County Climate Change Action Plan supporting transit-oriented mixed-use development and rezoning single family homes. The Plan states that “over 50% of countywide emissions are attributed to the transportation sector and this development approach would decrease dependence on cars for mobility. Existing zoning may need revisions to allow for increased density and mixed-uses near transit, e.g. SMART train stations.”
By making these zoning changes, including changes that rezone single family areas into higher density districts, San Anselmo is contributing to an ongoing process of densifying Marin County, which: “will allow more people to live near transit and job sites, reducing transportation related GHG emissions. It will also allow Marin to house its workers and residents without encroaching ATTACHMENT 19 706
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on our protected open space. Without rezoning, there is limited opportunity for new housing development in Marin.”
These local plans support regional efforts. The Bay Area Plan 2050: A Plan for the Future (2021) encourages a mix of residential densities and transit-oriented development patterns to improve transportation and environmental impacts for residents in Bay-Area towns like San Anselmo:
“Transportation and environmental strategies that support active and shared modes, combined with a transit-supportive land use pattern, are forecasted to lower the share of Bay Area residents that drive to work alone from 50% in 2015 to 33% in 2050. Greenhouse gas emissions from transportation would decrease significantly because of these transportation and land use changes, and the Bay Area would meet the State mandate of a 19% reduction in per capita emissions by 2035 — but only if all strategies are implemented.” Analysis Methodology and Thresholds of Significance
As indicated above, the HEU is consistent with relevant regulations, plans, policies, and regulatory programs for greenhouse gas emissions. The development of denser residential zones is expected to create homes with reduced greenhouse gas emissions through increased energy efficiency and lower VMT per resident through smart growth and transit-oriented development.

California Senate Bill 743 (2013) mandated a change in CEQA guidelines to utilize VMT as opposed to vehicle flow or traffic congestion as a more appropriate metric for assessing traffic impacts associated with projects, especially those with goals of helping to achieve climate commitments and improving health and safety.

A benefit from increased residential density is increased energy efficiency per housing unit.

Denser housing typologies, such as multifamily, attached, and semi-attached units, require less energy. California’s established Title 24 Energy Code will continue to require greater energy efficiency and reduced greenhouse gas emissions from new and renovated buildings. With increased residential density near transit and commercial zones, there is a significant opportunity to reduce trips and transition commuters away from frequent personal vehicle use.

As mentioned above, construction projects are required to comply with CARB and other State and federal regulations that restrict vehicle idling and require the use of fuel-efficient equipment. This will reduce energy use and air pollution, including greenhouse gases.

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A significant number of the affected residential areas in the Housing Element are located on Sir Francis Drake Boulevard and Red Hill Avenue. These commercial corridors are served by Marin Transit bus routes 22, 23, 23x, 68, 132, and 228, several of which connect to the SMART San Rafael and Larkspur rail stations. Along with the existing retail mix, available parking, and transit access, the increased density in these areas supports transportation-oriented development (TOD).

The Institute for Transportation-Oriented Development cites many advantages to TOD development, including the following environmental and housing benefits:
• Reduced traffic congestion
• Reduced household spending on transportation, resulting in more affordable housing • Healthier lifestyle with more walking
• Increased foot traffic and customers for area businesses • Greatly reduced dependence on foreign oil, reduced pollution, and environmental damage
The benefits of this development pattern is underscored by the transportation analysis conducted by Parisi Transportation Consulting, which concludes that the project would decrease VMT:
“…the Project would generate daily home-based VMT per resident of 11.1, which represents a reduction of 29.6% from the County average of 15.8. This figure is below the threshold of significance (13.4), and hence indicates that development of Housing Element Update housing units would result in a less than significant transportation impact. This result is due to most housing opportunity sites being located near complementary land uses near downtown and with access to alternative means of transportation. These attributes reduce vehicle trips and trip length, both of which reduce VMT.”
The continuing effort to build communities in keeping with this more sustainable strategy will, over time, help transition residents away from more fossil fuel-dependent lifestyles and significantly reduce greenhouse gas emissions.

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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
☐ ☐ ☒ ☐
Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse
gases?
☐ ☐ ☐ ☒
Conclusion
The HEU is expected to have less than significant impact on greenhouse gas emissions. The HEU is consistent with all relevant regulations, plans, policies, and regulatory programs that promote greater residential density and increased transportation mode options to fight greenhouse gas emissions.

Mitigation Measures
As established Federal, State, and Local policies will minimize greenhouse gas emissions associated with the HEU, no additional mitigation is necessary.

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3.9 Hazards and Hazardous Materials
Environmental and Regulatory Setting
Federal Regulations
Toxic Substances Control Act/Resource Conservation and Recovery Act/Hazardous and Solid Waste Act. The Federal Toxic Substances Control Act of 1976 and Resource Conservation and Recovery Act (RCRA) established a program administered by the U.S. EPA for the regulation of the generation, transportation, treatment, storage, and disposal of hazardous waste. RCRA was amended in 1984 by the Hazardous and Solid Waste Act, which affirmed and extended the “cradle to grave” system of regulating hazardous wastes.

State Regulations
California Department of Toxic Substances Control
The California Department of Toxic Substances Control (DTSC) regulates hazardous waste primarily under the authority of the RCRA and Title 22 of the California Public Health and Safety Code. The DTSC regulates hazardous waste, maintains a public database of potentially contaminated properties (through its List and Hazardous Materials Division [HMD] database), cleans up existing contamination, and research ways to reduce the hazardous waste produced in the State. The HMD is the Certified Unified Program Agency (CUPA) for Marin County and is responsible for regulating hazardous materials business plans and chemical inventory, hazardous waste and tiered permitting, underground storage tanks, above ground petroleum storage, and risk management plans.

The Hazardous Waste and Substances Sites (Cortese) List is a planning document used by the State, local agencies, and developers to comply with the California Environmental Quality Act requirements in providing information about the location of hazardous materials release sites.

Government Code section 65962.5 requires the California Environmental Protection Agency (CEPA) to develop at least annually an updated Cortese List. DTSC is responsible for a portion of the information contained in the Cortese List. Other State and local government agencies are required to provide additional hazardous material release information for the Cortese List.

DTSC’s Brownfields and Environmental Restoration Program (Cleanup Program) EnviroStor database provides DTSC’s component of Cortese List data by identifying Annual Workplan (now referred to State Response and/or Federal Superfund), and Backlog sites listed under Health and Safety Code section 25356. In addition, DTSC’s Cortese List includes Certified with ATTACHMENT 19 710
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Operation and Maintenance sites. None of the sites listed in this database are in the Town of San Anselmo.

Local Hazard Mitigation Plan
The Disaster Mitigation Act of 2000 requires all local governments to create such a disaster plan to qualify for hazard mitigation funding. As of 2018, the Town of San Anselmo has adopted a Local Hazard Mitigation Plan (LHMP). These plans are specific to natural disaster response.

Guidelines in this analysis are generally not geared toward the creation of housing sites. These guidelines target more industrial and commercially oriented projects. However, environmental exposure to hazardous materials can occur through transportation accidents; environmentally unsound disposal methods; improper handling of hazardous materials or hazardous wastes (particularly by untrained personnel); and/or emergencies, such as explosions or fires. The severity of these potential effects varies by type of activity, concentration and/or type of hazardous materials or wastes, and proximity to sensitive receptors.

Demolition and construction activities associated with future housing development facilitated by the HEU may require transport of hazardous materials (e.g., asbestos-containing materials, lead-based paint, and contaminated soils). Transport of hazardous materials during construction would be limited in duration since construction impacts are typically short term and cease upon project completion. Projects that require demolition would be required to comply with handling measures specified by the County’s Department of Environmental Health and San Anselmo’s Construction and Demolition permit policies and regulations. These measures include standards and regulations regarding the storage, handling, and use of hazardous materials.

Future housing projects facilitated by the HEU will be reviewed individually and on a case-bycase basis. Limited construction exposure is concerning. However, overall, if redevelopment is a catalyst for addressing environmental concerns from the past, the result can be a project that addresses many levels of environmental concerns.

Future housing development facilitated by the HEU would not involve ongoing or routine use of substantial quantities of hazardous materials during the final site operations (occupancy of future housing). Only small quantities of hazardous materials would be anticipated including cleaning solvents, fertilizers, pesticides, and other materials used in regular maintenance.

Additionally, according to the General Plan Safety Element, the Hazardous Waste Management Plan provides policy direction and action programs to address hazardous waste management issues that require local responsibility. Additionally, the storage, management, and disposal of ATTACHMENT 19 711
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any hazardous materials is required to be done in accordance with the federal, State, and local regulations.

The HEU would not result in direct housing construction but would facilitate future housing development. Therefore, excavation and grading activities associated with future housing development could expose construction workers and the public to unknown hazardous materials present in soil or groundwater. All future housing development on the candidate housing sites in the Town would be reviewed to confirm compliance with all applicable requirements, including the Town’s development review process and consistency with the regulatory framework for minimizing upset associated with hazardous materials.

Future housing development on currently developed candidate housing sites would be subject to demolition permits, which would be subject to the Town’s Building Division building permit plan check review process. It is possible that unknown wastes or suspect materials could be discovered during construction. Therefore, implementation of site-specific processes would be required. The State of California provides specific guidelines when contractors identify suspected hazardous wastes that are inadvertently discovered during construction. Future assessments for future housing projects would include a review of local, State, tribal, and federal environmental record sources, standard historical sources, aerial photographs, fire insurance maps, and physical setting sources.

Although future housing development construction could accidentally involve the release of hazardous materials into the environment, the Town’s development review process, compliance with the State and County policies germane to this topic ensure that no significant hazard would be created. Following compliance with the established regulatory framework, all federal, State, and local ordinances will apply and be followed.

CEQA requires an analysis of any risks of hazardous materials being released within a quarter mile of a school. It goes without saying that housing and schools are compatible and desired companion land uses. Typically housing projects and proximity to schools are desirable combinations. This project by its nature is not one that would generate large amount of hazardous waste or volatile materials that may be the case with more commercial and industrial site developments such as a fuel dispensing business. However, this analysis will look at all aspects of this concern.

Any future housing development facilitated by the HEU would need to adhere to mandatory requirements and regulations related to the emissions or handling of hazardous materials, ATTACHMENT 19 712
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substances, or wastes near schools to reduce the potential for impacts to schools. Housing sites and schools are generally desired and compatible.

Adherence to California Hazardous Waste Control Law, California Health and Safety Code, and RCRA regulations, which regulate how to transport and handle hazardous and non-hazardous materials and waste, would reduce potential impacts associated with the accidental release of hazardous materials. As a result, future housing development facilitated by the HEU would not conflict with any State or local plan aimed at preventing emissions or handling of hazardous materials near schools. Therefore, the HEU’s impact would be less than significant, and no mitigation is required.

Government Code Section 65962.5 (commonly referred to as the Cortese List) includes DTSClisted hazardous waste facilities and sites, Department of Health Services lists. No sites in San Anselmo were observed on this list.

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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Create a significant hazard to the public
or the environment through the routine
transport, use, or disposal of hazardous
materials?
☐ ☐ ☐ ☒
Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident
conditions involving the release of
hazardous materials into the
environment?
☐ ☐ ☒ ☐
Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school?
☐ ☐ ☒ ☐
Be located on a site which is included on
a list of hazardous materials sites
compiled pursuant to Government Code
§ 65962.5 and, as a result, would it create
a significant hazard to the public or the
environment?
☐ ☐ ☒ ☐
For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport, would
the project result in a safety hazard or
excessive noise for people residing or
working in the project area?
☐ ☐ ☐ ☒
Impair implementation of or physically
interfere with an adopted emergency ☐ ☐ ☐ ☒
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response plan or emergency evacuation
plan?
Expose people or structures, either
directly or indirectly, to a significant risk
of loss, injury or death involving wildland
fires?
☐ ☐ ☐ ☒
Conclusion
The HEU does not create any risks regarding Hazardous Materials beyond the risks that are inherent to every construction project. Those risks of accidents, spills, etc. are to be addressed by pre-existing legislation, permitting, and inspection requirements.

Mitigation Measures
Mitigation with regards to Hazardous Material is not required as the result of the HEU. The project is proposing housing and not sites that are typically considered to be high risk or associated with large amounts of these types of materials. Additionally, the Town is not within an airport land use plan or within two miles of a public airport.

The HEU will occur within the town’s existing footprint. The proposed housing sites are not impacting large number of undeveloped lands, nor it this update being proposed in areas that have not been developed prior to this update. Hazard response should be known and while some updating of these plans will be required to accommodate the proposed increased density, this will occur after the construction process and may be the course of regular and routine plan updates
While the checklist specifically mentions conditions related to wildfires, the Town of San Anselmo does have known issues with flooding and issues related to the San Anselmo Creek overtopping its banks. The established development plan review and building permit processes will ensure that any appropriate hazard mitigation for properties near this waterway is adequately taken into consideration.

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3.10 Hydrology and Water Quality
No hydrological studies were prepared for this document. Candidate housing sites were evaluated in this Study at a programmatic level based on information available to the Town of Anselmo where reasonably foreseeable, direct and indirect changes in the environment could be considered. Detailed analysis was not conducted.

Environmental and Regulatory Setting
Federal Regulations
Clean Water Act (CWA) - establishes the basic structure for regulating discharges of pollutants into the waters of the United States and regulating quality standards for surface waters. The basis of the CWA was enacted in 1948 and was called the Federal Water Pollution Control Act, but the Act was significantly reorganized and expanded in 1972. "Clean Water Act" became the Act's common name with amendments in 1972.

Under the CWA, EPA has implemented pollution control programs such as setting wastewater standards for industry. EPA has also developed national water quality criteria recommendations for pollutants in surface waters.

The CWA made it unlawful to discharge any pollutant from a point source into navigable waters, unless a permit was issued. National Pollution Discharge Elimination System (NPDES) permit program controls discharges.
• Point sources are discrete conveyances such as pipes or man-made ditches. o Individual homes that are connected to a municipal system, use a septic system, or do not have a surface discharge do not need a NPDES permit; o Industrial, municipal, and other facilities must obtain permits if their discharges go directly to surface waters.

State Regulations
Porter-Cologne Water Quality Control Act (Water Code, § 13000 et seq.) This is the principal law governing water quality within the State of California. This act establishes the framework to protect water quality and establish the criteria for the beneficial uses of water. Unlike the Clean Water Act, the Porter-Cologne Act applies to both ground water and surface water.

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Regional Regulations
In 1993, the Marin County Flood Control and Water Conservation District, which is comprised of Marin’s 11 cities, towns, and the County, established the Marin County Stormwater Pollution Prevention Program (MCSTOPPP). Each MCSTOPPP member agency implements a local stormwater pollution prevention program and funds the countywide MCSTOPPP, which provides for the coordination and consistency of approaches between the local stormwater programs. MCSTOPPP staff implement permit compliance tasks and track stormwater regulations on behalf of the member agencies. We also document local and countywide permit compliance efforts in annual reports to the San Francisco Bay Regional Water Quality Control Board.

Local Regulations
To ensure protections to hydrology and waterways, the Town has the following regulatory policies:

1. Title 5, Chapter 8, Urban Runoff Pollution Prevention, of the San Anselmo Municipal Code.

The purpose of this chapter is to ensure the future health, safety, and general welfare of Town of San Anselmo citizens and to protect and enhance watercourses, fish, and wildlife habitat by:
(a) Minimizing discharges other than storm runoff to storm drains or watercourses; (b) Responding to the discharge of spills, preventing and controlling the discharge of spills to storm drains or watercourses, and prohibiting dumping or disposal of materials other than stormwater;
(c) Reducing pollutants in stormwater discharges to the maximum extent practicable; (d) Requiring operators of construction sites, new or redeveloped land, and industrial and commercial facilities to install, implement, and maintain appropriate best management practices (BMPs); and
(e) Requiring development projects to maintain or reduce the volume, velocity, peak flow rate, and duration of runoff as compared to the pre-development stormwater runoff rates; and preventing stormwater pollution whenever possible, through stormwater management controls and ensuring that these management controls are properly maintained.

The intent of this chapter is to protect and enhance the water quality of the State's and Nation's watercourses, water bodies, and wetlands in a manner pursuant to and consistent with the Clean Water Act (33 U.S.C. §1251 et seq.), the Porter-Cologne Water Quality Control Act (California Water Code Section 13000 et seq.), and the Phase II Small Municipal Separate Storm Sewer System (MS4) National Pollutant Discharge Elimination System ATTACHMENT 19 717
Town of San Anselmo Housing Element Update 85
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(NPDES) Permit, Water Quality Order No. 2013-0001—DWQ, General Permit No.

CAS000004 (Phase II Stormwater Permit) and subsequent revisions and amendments thereto.

2. Title 7, Chapter 11, Protection of Flood Hazard Areas, of the San Anselmo Municipal Code.

The purpose of the regulations is to ensure the public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by legally enforceable regulations applied uniformly throughout the community to all publicly and privately owned land within flood prone, mudslide [i.e. mudflow] or flood related erosion areas. These regulations are designed to:
(a) Protect human life and health; and
(b) Minimize expenditure of public money for costly flood control projects; and (c) Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; and
(d) Minimize prolonged business interruptions; and
(e) Minimize damage to public facilities and utilities such as water and gas mains; electric, telephone and sewer lines; and streets and bridges located in areas of special flood hazard; and
(f) Help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future blighted areas caused by flood damage; and
(g) Ensure that potential buyers are notified that property is in an area of special flood hazard; and
(h) Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.

3. Title 7, Chapter 12, Watercourses, of the San Anselmo Municipal Code. The purpose of this chapter is to ensure proper drainage and the free and unobstructed flow of water in the Town.

ATTACHMENT 19 718
Town of San Anselmo Housing Element Update 86
Initial Study
Analysis Methodology and Thresholds of Significance
Water quality within the Town is regulated by the State Water Resources Control Board through the National Pollution Discharge Elimination System (NPDES) program, which was established by the Clean Water Act. The San Francisco Bay Regional Water Quality Control Board issues and enforces the NPDES permits for discharges to water bodies in the portion of Marin County that drains to the San Francisco Bay.

Projects disturbing more than one acre of land during construction are required to file a notice of intent to be covered under the NPDES General Permit for Storm Water Discharges Associated with Construction Activity for discharges of storm water associated with construction activities.

The applicant must propose storm water quality control measures that are consistent with this permit and consistent with recommendations and policies of the local agency and the Regional Water Quality Control Board. The General Construction Permit requires development and implementation of a Storm Water Pollution Prevention Plan that includes storm water best management practices to control runoff, erosion and sedimentation from the site both during and after construction. The Town enforces the NPDES regulations through required compliance with regulations in the municipal code.

There are provisions for erosion control regulations focused on preventing sedimentation and damage off-site, as well as regulations regarding urban runoff and minimization of erosion that can impact surface water quality. Its purposes are, in part, to require operators of construction sites, new or redeveloped land, and industrial and commercial facilities to install, implement, or maintain appropriate best management practices that that substantially reduce urban pollutants in storm water runoff discharged from a site during construction and operations.

The regulations also include a standard that requires maintaining pre-development stormwater runoff rates under post-development conditions and preventing nonpoint source pollution through on-site stormwater management controls and ensuring that these controls are properly maintained. Compliance with the requirements of the NPDES General Permit as enforced by municipal code regulations would ensure that potential water quality impacts are less than significant.

The Town of San Anselmo is located within the Ross Valley Groundwater Basin and receives a nominal amount of water from the Santa Rosa Groundwater Basin (Marin Municipal Water District 2021). The proposed project would increase demand for domestic water supply and according to the Marin Municipal Water District Plan, there is an excess capacity in the system to meet the projected growth.

ATTACHMENT 19 719
Town of San Anselmo Housing Element Update 87
Initial Study
Several Housing Element sites are located adjacent to the San Anselmo Creek. Development on these sites would be required to maintain setbacks such that no alteration of the creeks would occur. Since all but 3 of the sites are already developed, there would not be a significant change in impervious surfaces and the Town’s regulatory process will ensure proper drainage and water quality.

All sites being pursued through the land development process will implement the most modern stormwater best management practices pursuant to NPDES requirements as enforced through regulations in the municipal code. One of these practices to prepare a stormwater control plan, which identifies the best management practices for stormwater quality management to be implemented on a development site and to demonstrate that a new development project would not increase the rate of stormwater discharge from a site relative to predevelopment conditions. This uniformly applied regulation would ensure that runoff from new development on the opportunity sites does exacerbate existing flood hazards or exceed the capacity of the existing stormwater management system.

Flooding
According to the Federal Emergency Management Agency (FEMA) Flood Map Service Center, portions of the Town are within a flood hazard zone (Federal Emergency Management Agency 2022). Some of these sites are developed and are within a flood hazard zone. Risks to public safety from new development within a flood hazard zone are managed through the federal, State, and local regulations. New development within a flood hazard zone would have the potential to impede or redirect flood flows in a manner that exacerbates upstream or downstream flooding primarily by reducing flood storage capacity.

The federal, State, and local regulations include provisions for construction in a floodway that require new development to implement measures that avoid increasing the base flood elevation such that such development would avoid impeding or redirecting flood flows in a manner that exacerbates existing flood hazard potential. Required conformance of qualifying projects with these uniformly applied regulations would ensure that this potential impact would less than significant.

There are no tsunami or seiche hazards zones in the Town. As described above, several of the opportunity sites are in flood hazard zones. These sites include existing residential and/or commercial development. Under the proposed Housing Element Update, these sites could be developed with the same types of uses, neither of which involve use of acutely hazardous ATTACHMENT 19 720
Town of San Anselmo Housing Element Update 88
Initial Study
materials with significant potential to cause substantial environmental impacts if released a during flood event.

The Sustainable Groundwater Management Act is a state law requiring groundwater basins to be sustainable. The Act enables eligible local agencies to form groundwater sustainability agencies, whose roles are to develop groundwater sustainability plans for designated basins to ensure that groundwater supply is managed to be sustainable.

Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Violate any water quality standards or
waste discharge requirements or
otherwise substantially degrade surface
or ground water quality?
☐ ☐ ☒ ☐
Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the basin?
☐ ☐ ☒ ☐
Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river or through the addition of
impervious surfaces, in a manner which
would:
☐ ☐ ☒ ☐
I.) result in a substantial erosion or
siltation on- or off-site; ☐ ☐ ☐ ☒
II) substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
offsite
☐ ☐ ☒ ☐
ATTACHMENT 19 721
Town of San Anselmo Housing Element Update 89
Initial Study
III). create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff; or
☐ ☐ ☒ ☐
IV). impede or redirect flood flows? ☐ ☐ ☒ ☐
V). In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
☐ ☐ ☒ ☐
VI). Conflict with or obstruct
implementation of a water quality
control plan or sustainable groundwater
management plan?
☐ ☐ ☒ ☐
Conclusion
All future housing development facilitated by the HEU would be subject to the Town’s development review process, which may include review pursuant to CEQA, and be required to comply with General Plan policies, local, county, State and federal standards, and required to adhere to all requirements for avoiding and minimizing conflicts with or obstruction of implementation of a water quality control plan or sustainable groundwater management plan.

As a result, future housing development facilitated by the HEU would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Therefore, impacts would be less than significant Mitigation Measures
The Town’s current policies and regulations in place address any potential impacts and no mitigation is required.

ATTACHMENT 19 722
Town of San Anselmo Housing Element Update 90
Initial Study
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ATTACHMENT 19 723
Town of San Anselmo Housing Element Update 91
Initial Study

3.11 Land Use and Planning
This section describes and evaluates potential impacts related to land use and planning as a result of the San Anselmo HEU. This section includes 1) a description of the existing environmental setting for land use and planning; 2) a summary of the federal, State, and local regulations related to land use and planning; and 3) an analysis of the potential impacts to land use and planning associated with the implementation of the Housing Element.

CEQA Guidelines section 15125 states that the EIR shall discuss “any inconsistencies between the proposed project and applicable general plans, specific plans, and regional plans.” Because the project under evaluation is a change to the local general plan, it will be evaluated for alignment and compliance with the relevant regional, State, and federal regulations.

Environmental and Regulatory Setting
California Housing Element Law – Since 1969, California has required that all local governments (cities and counties) adequately plan to meet the housing needs of everyone in the community.

Local governments meet this requirement by adopting housing elements as one of the eight parts of their general plan. The General Plan is also a requirement issued by the State. State funding programs for transportation, infrastructure, and housing often require compliance with Housing Element Law. The State of California is now on its 6th HEU cycle. housing element update cycle.xii
AB 686: all State and local agencies must ensure that their laws, programs, and activities affirmatively further fair housing, and take no action inconsistent with this obligation. All housing elements must include a program that promotes and affirmatively furthers fair Housing Element throughout the community. The housing elements must include an Assessment of Fair Housing consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing Final Rule of 2015, timeline of concrete actions, a land inventory, and site identification.
xiii
Regional Housing Needs Allocation (RHNA) – Since 1969, the State of California has required each jurisdiction to plan for its share of the State’s housing needs for people of all income levels. Every eight years, the allocation for each jurisdiction is determined and divided into four income categories: very low, low, moderate, and above moderate. The San Anselmo HEU has been developed to meet these requirements and create a policy environment that allows for 833 additional housing units within the Town. To achieve this, the strategy emphasizes building to allowable unit density, and in some cases, increasing the allowable density. The Housing ATTACHMENT 19 724
Town of San Anselmo Housing Element Update 92
Initial Study
Element is written specifically to meet the requirements of the Regional Housing Needs Allocation and, therefore, does not conflict with it.

Analysis Methodology and Thresholds of Significance
This Initial Study covered the major plans and regulations that either govern or are meant to complement the Town of San Anselmo HEU. For land use, this mainly includes zoning regulations governing land use and development density. See the table below for a summary of housing opportunity site location and density changes across the nine zoning districts represented.

Table 3.2. Housing Opportunity Site Inventory by Zoning District Zoning District Parcel
count %
of total
Land
Area
(acres)
% of
total
Housing unit
count
Density (housing units/acre)
Existing Potenti
al new
% of
total
Current
limit
Proposed
limit
C-2
Downtown
Commercial
10 6.62%

2.28 5.04%
1 44

5.51%
20 20
C-3
General
Commercial
70 46.45%

22.02 48.66%
44 425

53.26%
20 30
C-L
Limited
Commercial
12 7.95%

3.36 7.42%
2 64

8.02%
20 30
PPD
Preliminary
Planned
Development
1 0.66%

5.33 11.78%
0 112

14.04%
Varies 30
SPD
Specific
Planned
Development
5 2.9%

1.75 3.87%
2 33

4.14%
Varies 30
R-1 38

25.21%

7.52 16.62%
36 78

9.77%
6 6
ATTACHMENT 19 725
Town of San Anselmo Housing Element Update 93
Initial Study
Zoning District Parcel
count %
of total
Land
Area
(acres)
% of
total
Housing unit
count
Density (housing units/acre)
Existing Potenti
al new
% of
total
Current
limit
Proposed
limit
Single Family
Residential
R-1-H
Single Family
Residential –
Very Low
Density
1 0.66%

0.28 0.62%
0 5

0.63%
1 30
R-2
Medium
Density
Residential
13 8.61%

2.7 5.97%
19 34

4.26%
12 30
R-3
High Density
Residential
1 0.66%

0.15 0.03%
0 3

0.38%
20 30
Total 151 45.26 104 798
The total of 798 potential new units indicated in the preceding table plus the 37 pipeline projects totaling 54 units, have been either entitled or being reviewed by the building permit process exceeds the 833 units proposed in the HEU by 54 units. This recognizes that not all potential units are expected to be created during the HEU timeframe due to property owner preference or other factors. This Initial Study focuses on impacts of 833 potential units.

Of the 151 parcels proposed as housing opportunity sites, 148 or 95% already have been improved with either a building and/or infrastructure improvements, such as parking lots. Of the remaining three vacant parcels, two are vegetated with grass and one is wooded. Thus, the proposed housing opportunity sites primarily involve parcels that have already been altered through development.

The primary proposed change is an increase in allowable housing unit density (measured in units per acre) on the designated housing opportunity sites. The extent of increase varies among the zoning districts in which the housing opportunity sites are located. In all cases, the ATTACHMENT 19 726
Town of San Anselmo Housing Element Update 94
Initial Study
proposed density increase can be readily accommodated within existing dimensional regulations that define maximum permissible building envelope. A two-story height limit applies to all parcels. Residential zone parcels are further restricted by a maximum site coverage of 35% and setbacks. Commercial zone parcels allow up to 100% lot coverage, but this is reduced by required setbacks at adjoining residential zones, and by maximum floor area ratios (gross building floor area divided by parcel area) of 1.0 in C-3 and C-L zones and 2.0 on C2 and PPD zones. Accommodating the proposed Housing Element program would not require exceeding these envelopes.

Over two-thirds of the potential new housing units on proposed housing opportunity sites are in commercial and SPD zones along San Anselmo’s major streets. This approach is advocated in Objective 3 of San Anselmo’s General Plan. By transforming commercial corridors into neighborhoods (with continued presence of community-serving commercial services), this approach offers potential to expand and connect areas of strong neighborhood character. It would not physically divide neighborhoods.

The proposed housing sites and density increase are consistent with current development policy by zoning district:
• C-2: Housing is currently allowed subject to a Conditional Use Permit in the C-2 Zoning District and has a density of 20 dwelling units per acre and a 2.0 existing maximum floor area ratio. The HEU would include a Zoning Code amendment to allow residential units as a permitted use. The proposed Zoning Code for the C-2 Zoning District would be compatible with the surrounding development patterns and would create negligible impacts. • C-3: Housing is currently allowed subject to a Conditional Use Permit in the C-3 Zoning District and has a density of 20 dwelling units per acre with a 1.0 existing maximum floor area ratio. The HEU would include a Zoning Code Amendment to allow residential units as a permitted use, increase the density from 20 dwelling units/acre to 30 dwelling units/acre, increase the maximum floor area ratio to 2.0, and increase the height of a structure from 30-feet to 35-feet. The proposed Zoning Code Amendments for the C-3 Zoning District would be compatible with the surrounding development patterns and would create negligible impacts.
• C-L: Housing is currently allowed subject to a Conditional Use Permit in the C-L Zoning District and has a density of 20 dwelling units per acre with a 1.0 existing maximum floor area ratio. The HEU would include a Zoning Code Amendment to allow residential units as a permitted use, increase the density from 20 dwelling units/acre to 30 dwelling units/acre, increase the maximum floor area ratio to 2.0, and increase the height of a structure from 30-feet to 35-feet. The proposed Zoning Code Amendments for the C-L Zoning District ATTACHMENT 19 727
Town of San Anselmo Housing Element Update 95
Initial Study
would be compatible with the surrounding development patterns and would create negligible impacts.
• R-1: Housing is a permitted use in the R-1 Zoning District with densities up to 6 dwelling units/acre. Proposed density is limited to adding a second unit per parcel and is consistent with the provisions of San Anselmo’s existing policy on Ministerial Housing Units (Zoning code Chapter 4). San Anselmo’s General Plan indicates there is already many examples of second units on R-1 parcels.
• R-1-H: Housing is a permitted use in the R-1 Zoning District with densities up to 1 dwelling unit/acre. Proposed density is limited to adding a second unit per parcel and is consistent with the provisions of San Anselmo’s existing policy on Ministerial Housing Units (Zoning code Chapter 4). San Anselmo’s General Plan indicates there is already many examples of second units on R-1-H parcels.
• R-2: Housing is a permitted use in the R-2 Zoning District with densities up to 12 dwelling units/acre. The building typologies allowed by zoning – single family, duplex and triplex – are adequate to accommodate the proposed housing densities on the proposed parcels.

The HEU would include a Zoning Code Amendment to allow 50% of the parcels to be developed with lot/building coverage.
• R-3: Housing is a permitted use in the R-3 Zoning District with densities up to 20 dwelling units/acre. Only one housing opportunity parcel falls in this zoning district, and the three proposed units can be accommodated with single family, duplex and/or triplex building typologies typical of the R-1 and R-2 zones at nearby parcels. The HEU would include a Zoning Code Amendments to allow densities up to 30 dwelling units/acre. • PPD and SPD: Proposed densities of up to 30 units per acre would be consistent with surrounding development patterns and zoning. Development of housing on the former school site on Sunny Hills Drive is supported by Objective 20 of San Anselmo’s General Plan.

Site-specific town review of proposals for the six housing opportunity sites in these zones will provide further opportunity for review and mitigation of any impacts.

Based on the regulations reviewed, no significant impacts were identified.

ATTACHMENT 19 728
Town of San Anselmo Housing Element Update 96
Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Physically divide an established
community?
☐ ☐ ☐ ☒
Cause a significant environmental impact
due to a conflict with any land use plan,
policy, or regulation adopted for the
purpose of avoiding or mitigating an
environmental effect?
☐ ☐ ☒ ☐
Conclusion
No significant impacts were identified and no need for mitigation has been identified.

Mitigation Measures
Since the HEU aligns with other local codes, laws, and plans and will not cause physical barriers between established communities, mitigation is not required.

ATTACHMENT 19 729
Town of San Anselmo Housing Element Update 97
Initial Study

3.12 Mineral Resources
Environmental and Regulatory Setting
The conservation of mineral resources and reclamation of mining lands in California is managed by the State Mining and Geology Board.

According to the California Department of Conservation, Division of Mine Reclamation Mine Online Database, Nicasio Rock Quarry, Redwood/ Silveria Quarry, and Dutra Materials are the only sites in Marin County designated the State Mining and Geology Board as containing mineral deposits of regional significance. xiv A search on the Division of Mine Reclamation database yielded nine (9) mining sites in Marin County that are regulated under the Surface Mining and Reclamation Act of 1975 (SMARA) in California. xv None of these mineral and mining sites are located within the Town of San Anselmo. These sites are more than 5 miles away from the project site.

Impacts to Mineral Resources
The project site is not on or adjacent to the mining sites within Marin County. The project would not result in a loss of availability of a known mineral resource that would be of value to the region and to the residents of California.

The project site is not located in an area of San Anselmo or Marin County with known mineral resources or mining sites. Therefore, the project would not result in the loss of availability of a mineral resource recovery site.

Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the State?
☐ ☐ ☐ ☒
ATTACHMENT 19 730
Town of San Anselmo Housing Element Update 98
Initial Study
Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan?
☐ ☐ ☐ ☒
Conclusion
The project would not result in the loss of availability of a known mineral resource.

Mitigation Measures
Since there are no mineral deposits of regional significance located within a 5-mile boundary of the Town of San Anselmo boundaries, mitigation is not required.

ATTACHMENT 19 731
Town of San Anselmo Housing Element Update 99
Initial Study

3.13 Noise
Environmental and Regulatory Setting
Noise is generally considered unwanted sound that is typically louder than background sounds.

The absolute loudness, or volume, of sound is generally measured in decibels (dB). For the analysis of noise, planners and regulators typically use A-weighted decibels (dBA), which is an expression of sound that gives a higher value to frequencies that can be perceived by the human ear.

According to the San Anselmo Municipal Code, a noise disturbance of 5 dBA that is declared a public nuisance is considered a violation, Section 4-7.404. Factors that influence whether a noise is, in fact, a public nuisance, include, per Section 4-7.401:
• The level of the noise;
• Whether the nature of the noise is usual or unusual;
• Whether the origin of the noise is natural or unnatural; • The level of the background noise, if any;
• The proximity of the noise to residential sleeping facilities; • The nature and zoning of the area within which the noise emanates; • The density of the inhabitation of the area within which the noise emanates; • The time of the day or night the noise occurs;
• The duration of the noise;
• Whether the noise is recurrent, intermittent, or constant; and • Whether the noise is produced by a commercial or noncommercial activity.

Analysis Methodology and Thresholds of Significance
Is there generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project more than standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
The development of an average of 110 units per year over the course of 8 years will create an increased level of noise from construction activity, with the necessary use of heavy vehicles and machinery.

Building codes are in place for the management of construction and demolition noise. For instance, Section 4-7.203 makes it “unlawful to operate any powered equipment if the ATTACHMENT 19 732
Town of San Anselmo Housing Element Update 100
Initial Study
operation of such equipment emits a noise level of…eighty (80) dBA” when measured at the loudest point fifty (50) feet away from the equipment.

There are additional restrictions on when construction and demolition activity may occur and the type of impact tools (jackhammers) that may be used. Existing policies are expected to be sufficient to keep the noise impact at a less than significant level.

Noise will also increase somewhat due to additional vehicle traffic from ongoing construction and new residents. A transportation study for this Housing Element is pending; its findings will be integrated into this analysis as they become available.

Is there generation of excessive ground borne vibration or ground borne noise levels? There will be somewhat increased noise and vibration from large construction vehicles, but this is not expected to be a significant impact. Construction noise is temporary in nature.

For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
The closest airfield is the San Rafael Airport, 2.5 miles northeast from the San Anselmo boundary. New residential development that occurs because of this Housing Element is not expected to expose those residents or workers to excessive noise levels from aviation sources.

Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Generation of a substantial temporary or
permanent increase in ambient noise
levels in the vicinity of the project in
excess of standards established in the
☐ ☐ ☒ ☐
ATTACHMENT 19 733
Town of San Anselmo Housing Element Update 101
Initial Study
local general plan or noise ordinance, or
applicable standards of other agencies?
Generation of excessive ground borne
vibration or ground borne noise levels? ☐ ☐ ☒ ☐
For a project located within the vicinity of
a private airstrip or an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public
airport or public use airport, would the
project expose people residing or
working in the project area to excessive
noise levels?
☐ ☐ ☐ ☒
Conclusion
Town of San Anselmo General Plan includes a goal to reduce noise levels throughout the community in general with special efforts aimed at major circulation arteries. To implement this, they have set the following policies.

1. Promulgate information to all residents of the need for and methods of obtaining reduced noise levels.

2. Adopt, budget for, and enforce an effective noise ordinance and other ordinances relating to noise reduction.

3. The Town shall cooperate in the establishment of a countywide program of noise abatement when it has been developed.

4. The Town will work actively with the California Highway Patrol to police noise levels on moving vehicles.

As these established policies will mitigate potential noise impacts of the HEU, additional mitigation measures are not required.

Mitigation Measures
Noise levels will not significantly increase because of the HEU, and established policies will address related impacts, therefore mitigation is required.

ATTACHMENT 19 734
Town of San Anselmo Housing Element Update 102
Initial Study
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ATTACHMENT 19 735
Town of San Anselmo Housing Element Update 103
Initial Study

3.14 Population and Housing
Environmental and Regulatory Setting
San Anselmo’s Housing Element is the primary guiding policy on population and housing. It incorporates population and housing objectives of the town’s General Plan as well as regional housing goals established by California’s Regional Housing Needs Assessment (RHNA) policy.

The Housing Element identifies rezoning and redevelopment strategies needed to reach the housing capacity required by the assessment.

Analysis Methodology and Thresholds of Significance
Because the proposed housing program comes from San Anselmo’s proposed Housing Element, its impacts are inherently planned and anticipated. Notably, the proposed housing opportunity sites and their development potential do represent a significant increase in rate of housing development and population growth compared to past decades. The 2015-2023 Housing Element, for instance, anticipated population growth from 12,600 in 2020 to 13,000 in 2030, an increase of 400 people. The proposed housing element anticipates at least 833 new housing units by 2030. If these are occupied by households averaging 2.34 people in size (San Anselmo’s 2010 average cited in 2015-2023 Housing Element), the resulting population increase could total approximately 1,500 people. Household sizes are trending lower, in part to larger numbers of seniors as a portion of the population, but nevertheless the 2020-2030 population growth could exceed three times the 400 people predicted in 2015. Recent trends toward more construction of multifamily housing, noted in the current General Plan and anticipated in the proposed Housing Element, provide means to accommodate this population growth with efficient use of land and other resources, and limited impacts on established neighborhoods.

ATTACHMENT 19 736
Town of San Anselmo Housing Element Update 104
Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Induce substantial unplanned population
growth in an area, either directly (for
example, by proposing new homes and
businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
☐ ☐ ☐ ☒
Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere?
☐ ☐ ☐ ☒
Conclusion
No significant impacts were identified and no need for mitigation has been identified.

Mitigation Measures
No need for mitigation measures beyond the HEU itself has been identified.

ATTACHMENT 19 737
Town of San Anselmo Housing Element Update 105
Initial Study

3.15 Public Services
Environmental and Regulatory Setting
The State of California has laws that establish regulatory requirements for development projects that will increase the demand put on public services. The projects generated by the HEU will be subject to the regulations related to public service impacts.

Laws in the State of California can be complex and confusing. This list is not provided as legal guidance, nor is it comprehensive. This information is providing information about common options that are available for local governments regarding the use of Public Lands.

State Regulations
Assembly Bills (AB) 2926, 1600, and 2751. To assist in providing facilities to serve students generated from new development projects, the State enacted Assembly Bill (AB) 2926 in 1986, which allows school districts to collect impact fees from developers of new residential, commercial, and industrial developments. Development impact fees are also referenced in the 1987 Leroy Greene Lease Purchase Act, which requires school districts to contribute a matching share of the costs for the construction, modernization, or reconstruction of school facilities.

Subsequent legislation has modified the fee structure and general guidelines.

In 1987, the provisions of AB 2926 have been expanded and revised by AB 1600, which limits the ability of a school district to levy School Fees unless (i) there is a need for the School Fee revenues generated, and (ii) there is a nexus or relationship between the need for School Fee revenues and the type of development project on which the school fee is imposed. (The requirements of AB 1600 were clarified with the passage in 2006 of AB 2751, which codifies the findings of Shapell Industries vs. Milpitas Unified School District.) Assembly Bills (AB) 1486 and California Education Code 17388. Provide guidance on surplus school properties. While AB 1486 provides that surplus school properties be used to meet the needs of HEU, AB 17388 which is part of the Education Code suggests that these properties be used to meet the local needs for parkland.

Senate Bill 50 and California Education Code Section 17620. Senate Bill (SB) 50, the Leroy F.

Greene School Facilities Act of 1998, was signed into law on August 27, 1998. These Assembly Bills provide a program for funding school facilities largely based on matching funds.

ATTACHMENT 19 738
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The Quimby Act. Adopted in 1975, the Quimby Act allows public agencies to develop parkland and recreational facilities. The fee is imposed on developers as a condition of public agency approval of a tentative map or land subdivision process. In 2013, AB 1359 was subsequently passed to provide that where the city or county is proposing to use the fees to provide parks must have fewer than three acres of park area per 1,000 members. Additional requirements include: The city or county must hold a public hearing before using the fees in another neighborhood; The city or county must find it reasonably foreseeable that the new subdivision’s residents will use the park facilities in the other neighborhood; And finally, the city or county must use the fees in areas consistent with the city or county’s local Quimby Act ordinance and General Plan. Municipalities may also enter into a joint or shared use agreement with other municipalities or the County to provide additional park and recreation access.

Local requirements
The Town of San Anselmo does not have any Quimby Act regulations, or any similar laws related to Public Services.

Non-government
Finally, the National Recreation and Parks Administration (NRPA) have suggested guidelines for park land acquisitions. NRPA is a non-government agency and is the leading not-for-profit organization dedicated to building strong, vibrant, and resilient communities through the power of parks and recreation. Under guidance from NRPA, 10 acres of parkland for every 1,000 people is recommended. However, these are suggested guidelines and NRPA advocates that each municipality knows the ideal park land metric to meet their individual scenarios.

Analysis Methodology and Thresholds of Significance
Fire Services
The Ross Valley Fire Department provides consolidated fire protection and related services for Ross, San Anselmo, Sleepy Hollow and Fairfax. There are three fire stations in this service area.

Additionally, the San Anselmo Fire Department provides permit review and inspections. These are situations that are not expected and can put increase pressure on staff resources.

Police Services
Central Marin Police provide services for the Town of San Anselmo through a mutual aid Joint Powers Agreement (JPA). Central Marin Police authority has a compliment of 58 sworn officers and serves a population of 35,000 people. This equates to one officer for every 603 people in Marin County.

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Schools and libraries
Two public school districts serve students living in San Anselmo. The Ross Valley School District include Brookside, Hidden Valley, Manor, Wade Thomas elementary schools, and White Hill.

Middle school. High school students attend the Tamalpais Union High School District. Archie Williams, high school is located within the Town of San Anselmo.

The San Anselmo library is the only public library in the project area.

Parks
San Anselmo Parks Department oversees parkland in six parks. Total municipal park land in the San Anselmo is a little less than 80 acres according to the Marin County Parks and Recreation Plan. This is consistent with the Town’s General Plan projections of 4 acres of parkland for every 1,000 people in the population.

The HEU is developed to accommodate an increase of approximately 1,500 new people to the Town over the next 8-year housing cycle. This may result in an average growth rate of 2% over the 6th cycle.

Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Result in substantial adverse physical
impacts associated with the provision of
new or physically altered governmental
facilities, need for new or physically
altered governmental facilities, the
construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times, or other
performance objectives for any of the
public services:
☐ ☐ ☒ ☐
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Fire protection? ☐ ☐ ☒ ☐
Police protection? ☐ ☐ ☒ ☐
Schools? ☐ ☐ ☒ ☐
Parks? ☐ ☐ ☒ ☐
Other public facilities? ☐ ☐ ☒ ☐
Conclusion
The HEU may add approximately 1,500 or more people to the Town of San Anselmo. The Town has processes in place to address increases in population and the decisions to add facilities and deliver new services are addressed through the annual budgeting process.

Mitigation Measures
To offset growth rates, municipalities, counties, and States have processes in place to manage annual increases in population based on specific demographic information that is collected as communities change. Therefore, no mitigation is required.

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3.16 Recreation
Environmental and Regulatory Setting
Every person deserves access to high-quality, well-maintained parks and recreation options.

While there are no federal, or local rules or regulations on how much parkland should be available per resident, the National Parks and Recreation Association (NRPA) does provide guidelines and metrics for parks and recreation facilities as these amenities are seen as increasingly valuable amenities to our communities. More specifically, NRPA Park Metrics provides a variety of scenarios including optimum parkland per resident information and sitespecific facility planning.

The NRPA Metric database is the most comprehensive source of data standards and insights for providing parks and recreation services and facilities in America today. Park and recreation professionals advocate for the use of this benchmark data to gain more funding support, improve operations and better serve their communities.

According to the NRPA Park Metrics files, the “typical” park and recreation agency:
o Has 9.9 acres of parkland for every 1,000 residents
o Has 8.1 full-time equivalents (FTEs) on staff for every 10,000 residents o Has annual operating expenses of $81.19 on a per capita basis o Recovers 25.9 percent of its operating expenditures from non-tax revenues No two park and recreation agencies are the same. While these medians mark national trends, these numbers are not recommended for all communities. Cities, towns and municipal agencies that provide parks and recreation amenities may set benchmarks that represent their specific situation.

The State of California Quimby Act of 1975 authorizes cities and counties to pass ordinances requiring developers to set aside land, donate conservation easements, or pay fees for park improvements. The Quimby Act sets a standard park space to population ratio of 3 acres of park space per 1,000 persons. Cities with an existing ratio of higher than three acres per 1,000 persons can set a standard of up to 5 acres per 1,000 persons for new development.

The Town Parks, Recreation and Public Facilities Element of San Anselmo’s General Plan cites a standard of four acres of parkland per 1,000 residents as a benchmark. According to the General Plan, San Anselmo has about 56 acres of parkland today (including Sorich Ranch Park).

For the 2021 population of approximately 12,700, this results in approximately 4.4 acres of ATTACHMENT 19 742
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parkland per 1,000 residents. With a population increase of up to 1,500 resulting from the Housing Element (see section 3.14, Population and Housing), available parkland would drop slightly below the four-acre threshold, between 3.9-4.0 acres per 1,000 residents. In response, San Anselmo may want to consider increasing parkland area and/or the capacity to use existing park facilities.

In San Anselmo, there are six Town-managed parks with a variety of facilities. • Creek Park
• Faude Park
• Lansdale Park
• Memorial Park, Elders' Garden, & Millennium Playground • Robson-Harrington Park
• Sorich Ranch Park
San Anselmo’s park and recreational opportunities are supplemented regional park amenities provided by Marin County, State of California and National Park Service. Town provides an everchanging array of recreational programs and opportunities for the public on its parkland.

Programming and facilities could potentially be expanded to address increased resident demand.

To improve the resident to parkland ratio to mitigate population growth, the Town of San Anselmo could add parkland in a variety of ways. One such method is to require new developments of specific size to provide recreational amenities back to the community. This can be done by having the developer build private recreation facilities that will be maintained by the community (a homeowner’s association for example). Developers can also provide park land and/or amenities to the community. In lieu of providing land, depending on the number of new units, the developer may provide funding for improvements to existing park land. If these elements cannot be successfully negotiated or the new land being developed is very small, the Town of San Anselmo may elect to collect a fee that will be put to the purchase of new community park land or use the fees to make improvements to existing parks in the area.

ATTACHMENT 19 743
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
☐ ☐ ☒ ☐
Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment?
☐ ☐ ☒ ☐
Conclusion
The Housing Element Update will bring more residents and as a result, the demand for park land and recreational opportunities will likely increase. While growth and population increases are directly related to how well the economic conditions are, the need for Park land and recreational opportunities are likely to increase with the implementation of this update. As the General Plan assesses and responds to park and recreation needs over time, this established process will address any modification that may be needed, and no separate mitigation is justified at this stage.

Mitigation Measures
No mitigation is required.

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3.17 Transportation
This section was completed by the Town of San Anselmo using the consulting services of Parisi Transportation Consulting. The findings in this area suggest a Less Than Significant Impact to the Town of San Anselmo’s transportation network. What is presented here is a shortened version of the overall analysis. To review the full findings and discussion completed by the Parisi Transportation Consulting, please refer to the full document located in Appendix B.

Environmental and Regulatory Setting
The Town of San Anselmo is in the San Francisco Bay Area in Marin County, situated in a series of small valleys and bordered by moderate to steep hillsides. This section describes attributes that provide and influence transportation patterns within the Town and between the Town and other vicinities.

Though there are no freeways within the Town limits, Red Hill Avenue and Sir Francis Drake Boulevard are major arterial streets that connect the Town to U.S. Highway 101 to the east, providing access to San Francisco and other major activity centers in the Bay Area. Sir Francis Drake Boulevard and Center Boulevard connect San Anselmo with the Town of Fairfax to the west. These roadways converge near downtown in a complex system of roadway intersections referred to as the Hub. Due to the topography, some local residential streets are steep, narrow, and winding.

The Town has limited bicycle facilities on some roadways consisting of Class II and Class III bikeways (on-street bike lanes and travel lanes shared with motor vehicles, respectively). The General Plan’s Circulation Element includes objectives to identify areas which should be linked by bicycle and pedestrian paths in order to provide a viable active transportation system.xxiv Public transit service in San Anselmo is provided by Marin Transit and Golden Gate Transit. As of fall 2022, Marin Transit operates four standard routes and an express route with hourly service frequencies during weekday morning and afternoon peak periods, and an afternoon school route, while Golden Gate Transit operates one route with 30-minute service frequencies during weekday morning and afternoon peak periods. Routes operated by both agencies all pass through the Hub and/or downtown area along the major arterial streets, providing access to Fairfax, Ross, San Rafael, other Marin County destinations, and San Francisco.

In terms of land use patterns, the built environment is most appropriately characterized as suburban, without significant dense urban residential or retail centers. The Town is an ATTACHMENT 19 746
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established residential community comprised of mostly detached single family dwellings with some multifamily dwellings. Land development availability is largely limited to infill sites, with some larger parcels situated on higher slopes and ridge tops as designated in the General Plan.xxv Neighborhood, downtown, and general commercial areas are concentrated along the major roadways in conjunction with public transit access.

Lastly, on February 28, 2023, the Town of San Anselmo Town Council adopted a Threshold of Significance Policy (see Appendix C).

Analysis Methodology and Thresholds of Significance
Table 3.3 provides a summary of the San Anselmo Housing Element Update CEQA determination for each of the criteria that could constitute potential transportation environmental impacts. A discussion of each finding is provided in Appendix B and consistent with the Town adopted Threshold of Significance Policy in Appendix C.

Table 3.3. CEQA Checklist Impact Determination
Impact Question CEQA Determination
TRA-1 Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact TRA-2 Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Less Than Significant Impact
TRA-3 Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant Impact
TRA-4 Would the project result in inadequate emergency access? Less Than Significant Impact Source: Parisi Transportation Consulting, 2022
ATTACHMENT 19 747
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Conflict with a program, plan, ordinance,
or policy addressing the circulation
system, including transit, roadway,
bicycle and pedestrian facilities?
☐ ☐ ☒ ☐
Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
☐ ☐ ☒ ☐
Substantially increase hazards due to a
geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
☐ ☐ ☒ ☐
Result in inadequate emergency access? ☐ ☐ ☒ ☐
Conclusion
As adequate emergency access is included as part of the Town requirements for individual projects, which will be reviewed by local officials as part of design review, the Project has a less than significant impact with respect to emergency access.

Mitigation Measures
No mitigation is required.

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3.18 Tribal Cultural Resources
Environmental and Regulatory Setting
In 2015, CEQA was amended by AB 52, which governs analysis of tribal cultural resources and imposes consultation requirements with Native American Tribes who request such consultation. A project that “may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment. (Pub.

Res. Code, § 21084.2.) To assist in the determination of a significant environmental effect, a lead agency is required to consult with any California Native America tribe that requests consultation and is traditionally and culturally affiliated with the area of the project. If a Native American Tribe wishes to participate in consultation, it must respond to the lead agency within 30 days of a formal notification.

Tribal cultural resources are defined as: 1) sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe that are listed, or determined to be eligible for listing, in the national or state register of historical resources; or 2) listed in a local historical register of historic resources. (Pub. Res. Code, § 21074.) If a lead agency determines that a project may cause a substantial adverse change to a tribal cultural resource, measures must be considered to mitigate the impact. (Pub. Res. Code, § 20184.3(b)(2).) Here, no known tribal cultural resources have been identified in the project area. On February 14, 2022, the Town mailed formal notification letters to tribes affiliated with the Coast Miwok communities (listed below) offering consultation regarding the HEU along with a description of the project. These communities are listed with the Native American Heritage Commission (NAHC). The Town did not receive a request for consultation within the 30 day time limit.

Should any tribal cultural resources be found with relation to any particular project under the UHE, further analysis and notifications would occur per AB 52.

The Town of San Anselmo prepared and mailed AB 52 notifications letters to tribes affiliated with the Coast Miwok communities. These communities are listed with the Native American Heritage Commission (NAHC). While no consultation is expected, the process is on-going, and a detailed summary of the outcome will be provided in the Tribal and Cultural Resources Section planned for the Environmental Impact Report (EIR). No other follow-up action is anticipated.

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Coast Miwok-affiliated Tribes:

Federated Indians of Graton Rancheria
6400 Redwood Drive, Ste 300
Rohnert Park, CA 94928
Phone: (707) 566 – 2288
Fax: (707) 566-2291
[email protected]
Guidiville Indian Rancheria
Donald Duncan, Chairperson
P.O. Box 339
Talmage, CA, 95481
Phone: (707) 462 – 3682
Fax: (707) 462-9183
[email protected]
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project cause a substantial
adverse change in the significance of a
tribal cultural resource, defined in Public
Resources Code § 21074 as either a site,
feature, place, cultural landscape that is
geographically defined in terms of the
size and scope of the landscape, sacred
place, or object with cultural value to a
California Native American tribe, and
that is:
☐ ☐ ☐ ☒
Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
☐ ☐ ☐ ☒
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historical resources as defined in Public
Resources Code section 5020.1(k), or
A resource determined by the lead
agency, in its discretion and supported
by substantial evidence, to be significant
pursuant to criteria set forth in
subdivision (c) of Public Resources Code
§ 5024.1. In applying the criteria set
forth in subdivision (c) of Public Resource
Code § 5024.1, the lead agency shall
consider the significance of the resource
to a California Native American tribe.
☐ ☐ ☐ ☒
Conclusion
No known tribal cultural resources have been identified in the project area. The Town did not receive any requests for consultation in response to its formal notification letters. Should any tribal cultural resources be found with relation to any particular project under the HEU, further analysis and notifications would occur per AB 52.

Mitigation Measures
No resources in the location of the 151 sites are known at the present time. No mitigation is required.

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3.19 Utilities and Service Systems
This section describes the utilities and service systems and public services that could be affected by this HEU. Water supply and distribution systems, wastewater collection and treatment systems, solid waste collection and disposal, stormwater conditions, electricity, natural gas and telecommunication impacts are described here to support the environmental impact analysis.

Environmental and Regulatory Setting
Water Service
In California, water service is provided by towns, cities, counties, special districts, and private utilities. Most service providers get their water from surface water, groundwater or a combination of both, and serve a wide range of connections, from just a few connections to thousands. Water rights, water contract agreements, groundwater pumping limitations, and the infrastructure required to treat, pump, and deliver water are the factors that limit the amount of water available to service providers.

Water supply to San Anselmo is provided by the Marin Municipal Water District (MMWD). The water supply is reservoir based. According to the Water Resources Plan 2040 prepared in 2017 by the consultant firm Woodard and Curran, the MMWD has adequate capacity. The report demonstrates that the district’s current supply portfolio is sufficient to meet demands in each of the reliability threats modeled except the Six-Year Severe Drought. It should be noted that the probability of the Six-Year Severe Drought occurring is low. Should this type of drought occur, shortages would not be expected until the fifth year of the drought, which provides time to re-assess and move forward implementation of resiliency options after the Water Resources Plan 2040 MMWD 1-3 drought starts. Further, use of supplies in emergency storage, combined with mandatory conservation / rationing, would allow the district to manage supplies through the Six-Year Severe Drought condition without shortfalls.

This report also notes that since the district’s current supply portfolio is sufficient to meet demands under most conditions evaluated, there is no immediate need to invest in infrastructure to secure additional resiliency at this time. However, to continue strengthening the district’s water supply resiliency, it is recommended that the district expand its existing water efficiency programs. Currently MMWD serves approximately 191,000 customers and capacity is well over anticipated needs.

Locally, as the HEU advances into the construction phase, and housing occurs incrementally throughout the Town, upgrades to local pipes and infrastructure may be required. These ATTACHMENT 19 754
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upgrades and improvements to the efficiency and delivery of these resources would be subject to individual environment review and all future upgrades would be reviewed at the time of building permit review and would be completed to the satisfaction of the Town of San Anselmo Development Review authority and the Town of San Anselmo Engineer.

Wastewater Generation
The Ross Valley Sanitary District (RVSD) manages wastewater treatment and the related infrastructure within the Town of San Anselmo. The RVSD was established in 1899 and is believed to be California’s oldest sanitary district. The RVSD serves the communities of Sleepy Hollow, Fairfax, San Anselmo, Ross, Larkspur, Kentfield, and Greenbrae, serves Murray Park by contract, and conveys wastewater to the Central Marin Sanitation Agency (CMSA) wastewater treatment plant.

The RVSD is responsible for approximately 194 miles of gravity sewer lines, also known as mains. These mains range in diameter from 4 inches to 42 inches in size. The sanitary system is serviced through 4313 manholes and 1250 rod holes distributed throughout the system. Where gravity flow is not practical, the RVSD pumps wastewater through 19 pump stations and lift stations and 8.4 miles of sewer force mains to convey flows to the Central Marin Sanitation Agency (CMSA) wastewater treatment plant in San Rafael. The CMSA was established in 1979 as a joint powers' agency comprised of the RVSD, the San Rafael Sanitation District, and Sanitary District No. 2 of Marin County serving the Town of Corte Madera and some surrounding areas.

There are also about 200 miles of privately-owned sewer service laterals that convey wastewater to the RVSD’s system.

According to the 2019 Sewer System Management Plan and the 2021 Infrastructure Asset Management Plan Update the overall system is fully functional and operating at a level that is compatible with the existing community needs.

It should be noted that portions of the Town of San Anselmo are serviced by existing force mains. These service areas are primarily north and east of San Anselmo Creek. All residential developments will be reviewed incrementally as new plans are proposed. The precise connections and pipes required will be scrutinized at the time of submittal for construction permits. Should any new lines, connections or upgrades be required, these improvements will be subject to environmental review. Line modifications and connection into the existing force main must be designed to all applicable provisions of the local building code and to the satisfaction of the Town and the District.

ATTACHMENT 19 755
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Stormwater
Storm water is defined by US EPA as the runoff generated when precipitation from rain and snowmelt events flows over land or impervious surfaces without percolating into the ground.

Storm water is often considered a nuisance because it mobilizes pollutants such as motor oil and trash. In most cases, storm water flows directly to water bodies through sewer systems, contributing a major source of pollution to rivers, lakes, and the ocean. Storm water discharges in California are regulated through National Pollutant Discharge Elimination System (NPDES) permits. However, storm water may also act as a resource and recharge groundwater when properly managed.

New use will require stormwater infrastructure to meet new demand. Since the Town is largely proposing opportunities that provide for redevelopment, the new development will be in areas that are currently served by stormwater drainage systems. The addition of new housing on some of these older developed lot areas may provide opportunities to implement the most modern-day stormwater infrastructure design. Redevelopment may reduce impervious surface areas in some areas and allow more infiltration thus reducing overall stormwater runoff.

Electricity, Natural Gas and Telecommunications
Electric Power In 2018, California produced approximately 194,842 gigawatt-hours of electricity and imported approximately 90,646 gigawatt-hours (CEC 2019). Generally, electric power is generated by power plants or renewable energy resources such as hydropower, geothermal, biomass, and solar energy. Energy is transferred through electricity substations, transformers, and power lines that relay the energy from the producer to the consumer. California is part of the western transmission system that helps keep electricity flowing reliably and safely throughout the western United States. On a more local scale, balancing authorities help to ensure that demand and supply are regionally balanced. California has eight balancing authorities:
• Balancing Authority of Northern California
• California Independent System Operator
• Imperial Irrigation District
• Los Angeles Department of Water & Power
• PacifiCorp West
• NV Energy
• Turlock Irrigation District
• Western Area Lower Colorado
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The California Independent System Operator operates in all 58 California counties and operates the flow of electricity through three main investor-owned utilities (Pacific Gas and Electric Company, Southern California Edison, and San Diego Gas and Electric Company) in addition to several other municipal operators.

Natural Gas Natural gas consists of many different compounds such as methane and natural gas liquids (ethane, propane, butanes, and pentanes). It is formed through the decomposition of historic animals and plants that have been converted to hydrocarbon fuels by high pressure and temperatures deep under the earth’s surface.

In 2018 California withdrew approximately 202,616 million cubic feet from gas, oil, and shale gas wells within its boundaries. Out of the 30.59 trillion cubic feet of natural gas used in the United States in 2018, California was the second largest consumer, using approximately 7.1 percent of natural gas used in the U.S. (EIA 2019).

Nearly 90 percent of California’s natural gas supply comes from out-of-state imports; approximately 45 percent of the natural gas burned in California is used for electricity generation, 21 percent is consumed in the residential sector, 25 percent in the industrial sector, and 9 percent in the commercial sector. Natural gas facilities in the State provide residents with electricity, heat buildings, fuel vehicles, and provide many other uses. Natural gas is generally delivered to residents and users through pipelines and tanks in the form of compressed natural gas. These facilities are located throughout the State.

Telecommunication The California Public Utilities Commission develops and implements policies for the telecommunication industry to achieve the following goals:
• Ensure fair, affordable universal access to necessary services. • Develop clear rules of the game and regulatory tools to allow flexibility without compromising due process.
• Remove barriers that prevent a fully competitive market. • Reduce or eliminate burdensome regulations.

In California, telecommunication facilities are being shifted to wireless facilities such as small cells and distributed antenna systems. Many of these facilities are proposed for installation in public rights-of-way. U.S. Code Title 47, Section 332 (47 USC 332) maintains local authority over local decisions regarding the placement, construction, and modification of personal wireless telecommunication facilities.

ATTACHMENT 19 757
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Electricity is provided to the Town of San Anselmo by Marin Clean Energy. Pacific Gas and Electric is the provider of natural gas resources and telecommunications services are typically provided by major suppliers including AT&T, Verizon, T Mobile and are the discretion of the end user. While the HEU does create new user demand and long-term operating concerns, the review of these service providers' current capacity and long-range plans indicate that the update will not cause concerns for long term use or operations. No capacity issues are identified in this initial study and each of the companies is consistently looking to provide more efficient ways to increase capacity and deliver services in a more environmentally sustainable manner.

Each of these elements will be more closely evaluated in the development of the Environmental Impact Report.

Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
☐ ☐ ☐ ☒
Have sufficient water supplies available
to serve the project and reasonably
foreseeable future development during
normal, dry and multiple dry years?
☐ ☐ ☐ ☒
Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it
has adequate capacity to serve the
☐ ☐ ☐ ☒
ATTACHMENT 19 758
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project’s projected demand in addition
to the provider’s existing commitments?
Generate solid waste in excess of State
or local standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of solid
waste reduction goals?
☐ ☐ ☐ ☒
Comply with federal, State, and local
management and reduction statutes and
regulations related to solid waste?
☐ ☐ ☐ ☒
Conclusion
The HEU will require more resources and capacity. Based on the current systems in place, local conditions may be impacted, and site-specific improvements may be necessary. However, the expansion and construction of new facilities to support this growth can be adequately addressed through established services management systems, therefore no mitigation measures are needed.

Mitigation Measures
Current existing services providers have the capacity to meet the broad needs of the HEU for the Town of San Anselmo. Additional housing proposed in the Housing Element is not causing extreme stress or impacting existing utilities systems that will demand major system upgrades.

However, individual projects will need to be evaluated independently for any site-specific upgrades, including infrastructure improvement requirements and environmental impacts.

ATTACHMENT 19 759
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3.20 Wildfire
Environmental and Regulatory Setting
The State of California is required by law to map the areas of significant fire hazards based on fuels, terrain, weather, and other fire hazards. These areas, designated as Fire Hazard Severity Zones (FHSZ), mandate certain site and building selection, design, and construction practices to reduce risk associated with wildfires. xvi
Parts of California sensitive to fire hazards are often a part of the wild-land urban interface (WUI), where development and wildland vegetation meet.
xviiiThe project site is located within an already developed portion of San Anselmo xvii To help protect lives and
property from the disastrous effects of wildfire, the National Fire Plan identifies communities within these WUI. The Town of San Anselmo is listed on the California Communities at Risk List. with
predominantly residential and commercial development within the adjacent areas.

The Town of San Anselmo is designated as a Local Responsibility Area (LRA) by the California Department of Forestry and Fire Protection (CalFIRE) which means that the local government, not the State, have financial responsibility for wildland fire protection in this area. According to the CalFIRE, FHSZ maps in Marin County, the project is not located within a Very-High Fire Hazard Severity Zone for wildland fires. xix
The Town has adopted a Local Hazard Mitigation Plan. Additionally, the Town has a Fire Code to address WUI compliant construction materials and vegetation management.

ATTACHMENT 19 760
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Figure 3.8 Fire Hazard Severity Zones in areas of state responsibility for fire control San Anselmo
ATTACHMENT 19 761
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Figure 3.9 Fire Hazard Severity Zones in areas of local responsibility for fire control San Anselmo
ATTACHMENT 19 762
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Analysis Methodology and Thresholds of Significance
The Town of San Anselmo has several policies in its latest General Plan that are geared towards mitigating wildfire potential within fire hazard areas. They include those under Objective 13 and 14 which are meant to ensure that existing and future development have adequate water supplies to protect structures from fires and are sited, designed, and constructed in such a way as to reduce the potential for fires. xx
The Ross Valley Fire Department provides firefighting and emergency response services for the Town of San Anselmo. Fire Station 19, located at 777 San Anselmo Avenue in downtown San Anselmo and within the project site, serves the Town. It is also the administrative headquarters of the Ross Valley Fire Department. xxi Due to the proximity of the fire station’s location to the project site, swift emergency response times in the case of a fire emergency are anticipated.

Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Substantially impair an adopted
emergency response plan or emergency
evacuation plan?
☐ ☐ ☒ ☐
Due to slope, prevailing winds, and other
factors, wildfire risks exacerbate and
thereby expose project occupants to
pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
☐ ☐ ☒ ☐
Require the installation or maintenance
of associated infrastructure (such as
roads, fuel breaks, emergency water
sources, power lines or other utilities)
that may exacerbate fire risk or that may
result in temporary or ongoing impacts
to the environment?
☐ ☐ ☒ ☐
Expose people or structures to significant
risks, including downslope or
downstream flooding or landslides, as a
☐ ☐ ☐ ☒
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result of runoff, post-fire slope
instability, or drainage changes?
The action is not anticipated to impair any adopted emergency response plan or emergency evacuation plan. Fire prevention plans including the State of California’s Fire Hazard Planning Technical Advisory and the Marin County Fire Department’s Community Wildfire Protection Plan have been referenced to determine the impact of the action. The increased density and housing developments will not change the role of major roads like Sir Frances Drake Boulevard, Red Hill Avenue, and Center Boulevard as designated evacuation routes. Impacts from additional parking and the added capacity of drivers to these roads are still to be determined based on the findings from the transportation analysis. Therefore, the action will have a less than significant impact.

The action of increasing density within the project sites is not anticipated to significantly expose occupants to pollutant concentrations from wildfire or uncontrollable spread of wildfire. As the site comprise of multiple parcels spread across various elevation, angles of prevailing wind, and street grids within the vicinity of Downtown San Anselmo, the degree of impact to occupants living in these higher density developments may vary. An assessment of air quality impacts and wildfire risks to those living in higher elevations and/or upper floors of a multi-story development will be conducted in the air quality analysis. Overall, the impacts of the project action have a less than significant to project occupants.

The action of increasing density within the project sites may involve upgrades to existing electric, storm sewer, water and other utilities to accommodate the increased demand on the associated infrastructure. While capacity may increase with higher density development, the fire risk may be lowered when compared to low-density, single-family development. This is because the high-density development will likely be built on previously developed land and tap into existing associated infrastructure as opposed to being built on undeveloped land further from the urban core and closer to more fire-sensitive areas.

The project sites are located within a developed river valley environment where impervious surface is the predominant surface type and primarily located outside of the Town’s Wildland Urban Interface. As the increase in density will take place on mostly developed land, it is not anticipated that occupants will be at greater risk of natural hazards such as flooding, landslides, and post-fire slope instability. Therefore, the action is anticipated to have no impact.

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Conclusion
The project would not exacerbate the risk of residents and structures to wildfire and the Town has current Fire Codes and building regulations to address any impact related to construction.

Mitigation Measures
No mitigation is required.

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LIST OF PREPARERS
Ben Carlson, Project Director
Laura Connelly, PLA, Project Manager
Leila Bahrami
Benjamin Cromie
Olivia Foster
Hung Truong
Kyle Wire
Parisi Transportation Consulting

LIST OF REVIEWERS
Emily Longfellow, Assistant Town Attorney
Heidi Scoble, Planning Director
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4.0 Supporting Documentation
APPENDIX A: Acronyms and Abbreviations
BAAQMD - Bay Area Air Quality Management District
BMP - Best Management Practices
CAA - Clean Air Act
CAAQS - California Ambient Air Quality Standards
CARB - California Air Resources Board
CalFIRE - California Department of Forestry and Fire Protection CCAA - California Clean Air Act
CDFW - California Department of Fish and Wildlife
CESA - California Endangered Species Act
CEQA - California Environmental Quality Act
CHPlanning – CHPlanning, Ltd.

CO - Carbon Monoxide
COG - Council of Governments
CMSA - Central Marin Sanitation Agency
CRHR - California Register for Historical Resources
EQ Zapp - California Earthquake Hazards Zone Application CUPA - Certified Unified Program Agency
dB - decibels
dBA - A-weighted decibels, an expression of sound that gives a higher value to frequencies that can be perceived by the human ear.

Department of Toxic Substances Control (DTSC)
DPM - Diesel Particulate Emissions
DUA – Dwelling Units per Acre
EIR - Environmental Impact Report
EPA - Environmental Protection Agency
ESA - Endangered Species Act
EVSE - Electric Vehicle Supply Equipment
EV - Electric Vehicles
FESA - Federal Endangered Species Act
FHSZ - Fire Hazard Severity Zones
FMMP - Farmland Mapping and Monitoring Program
FTEs - Full-Time Equivalents
GIS - Geographical Information System
HCD - Housing and Community Development
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HEU - Housing Element Update
HL – Houseal Levigne
HMD - Hazardous Materials Division
IPaC - Information for Planning and Consultation
IS/ND - Initial Study leading to a Negative Declaration Km - Kilometer
LRA - Local Responsibility Area (LRA)
Local Hazard Mitigation Plan (LHMP)
μg/m3 - Micrograms per Cubic Meter
MBTA - Migratory Bird Treaty Act
MMWD – Marin Municipal Water District
M – Miles
MND - Mitigated Negative Declaration
Native American Heritage Commission (NAHC)
National Pollutant Discharge Elimination System (NPDES) National Parks and Recreation Association (NRPA)
National Resources Conservation Service (NRCS)
OAK - Oakland Airport
O3 - Ozone
PG&E - Pacific Gas and Electric
PM 10 - Particulate Matter 10
PM 2.5 - Particulate Matter 2.5
Ppm - Parts per Million
RCRA - Resource Conservation and Recovery Act
RHNA - Regional Housing Needs Allocation
R-HO - Residential Housing Opportunities District
ROG - Reactive Organic Gas
SHMA - Seismic Hazards Mapping Act
SPD – Special Planned District
SFBAAB - San Francisco Bay Area Air Basin
SFO - San Francisco Airport
SMARA - Surface Mining and Reclamation Act of 1975
SO2 - Sulfur Dioxide
SIP - State Implementation Plans
TOD - Transportation-Oriented Development
The Town - Town of San Anselmo
U.S. - United States
VMT - Vehicle Miles Traveled
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ZEV – Zero Emission Vehicles
Zoning Category Abbreviations
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial District.

C-L Limited Commercial District.

R-1 Single Family Residential
R-1-C Low Density Residential Conservation
R-1-H Very Low Density Residential
R-2 Medium Density Residential District.

R-3 High Density Residential District.

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APPENDIX B: Transportation Impact Analysis
Memo
To: Laura Connelly and Ben Carlson, CHPlanning
CC: Jackie Wells, Houseal Lavigne
Heidi Scoble and David Donery, Town of San Anselmo
From: Jimmy Jessup, Parisi Transportation Consulting
Date: December 16, 2022
Subject: San Anselmo Housing Element Update CEQA Impact Analysis This memorandum summarizes the potential transportation-related impacts associated with the Town of San Anselmo (“Town”) Draft Housing Element 2023-2031 Update (“Project”).xxii The Project includes 833 housing units distributed over four income categories, consisting of single-family dwelling units and multi-family housing developments.

This analysis utilizes the sample environmental significance criteria checklist form included in the California Environmental Quality Act (CEQA) guidelines that may be used to foster agency review.xxiii The Project would result in a significant transportation impact if it would:
 Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities  Conflict or be inconsistent with CEQA Guidelines Section 15063.4, Subdivision (b) regarding vehicle miles traveled (VMT)
 Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment), or  Result in inadequate emergency access
The Project is determined to result in a less than significant impact against these four checklist items. This analysis determines that the home-based VMT per resident associated with implementation of the Housing Element Update is below the threshold of significance and would result in a less than significant transportation impact.

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ENVIRONMENTAL SETTING
The Town of San Anselmo is located in the San Francisco Bay Area in Marin County, situated in a series of small valleys and bordered by moderate to steep hillsides. This section describes attributes that provide and influence transportation patterns within the Town and between the Town and other vicinities.

In terms of land use patterns, the built environment is most appropriately characterized as suburban, without significant dense urban residential or retail centers. The Town is an established residential community comprised of mostly detached single family dwellings with some multifamily dwellings. Land development availability is largely limited to infill sites, with some larger parcels situated on higher slopes and ridge tops as designated in the General Plan.xxv Neighborhood, downtown, and general commercial areas are concentrated along the major roadways in conjunction with public transit access.

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CEQA IMPACT ANALYSIS RESULTS
Table 1 provides a summary of the San Anselmo Housing Element Update CEQA determination for each of the criteria that could constitute potential transportation environmental impacts. A discussion of each finding follows.

Table 1. CEQA Checklist Impact Determination
Impact Question CEQA Determination
TRA-1 Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact
TRA-2 Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Less Than Significant
Impact
TRA-3 Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant
Impact
TRA-4 Would the project result in inadequate emergency access? Less Than Significant Impact
Source: Parisi Transportation Consulting, 2022
TRA-1: WOULD THE PROJECT CONFLICT WITH A PROGRAM, PLAN,

ORDINANCE, OR POLICY ADDRESSING THE CIRCULATION SYSTEM, INCLUDING TRANSIT, ROADWAY, BICYCLE, AND PEDESTRIAN FACILITIES?
Transportation aspects of land use projects are shaped by adopted plans and policies at various levels of government and agencies. These plans and policies are consulted as part of the Housing Element Update to evaluate against applied principles and efforts to mitigate environmental effects. Discussion of this Project with respect to the framework established by federal, State, regional, and local plans and policies for purpose of mitigating significant environmental effects is presented in this section. This section includes rationale behind the conclusion that the proposed Project does not conflict with any described plans and policies and presents no CEQA impact. Policies and plans addressing the transportation aspects of this Project include:
 State: Senate Bill 743: Signed into law in 2013, Senate Bill 743 mandated a change in CEQA guidelines to utilize VMT as opposed to vehicle flow or traffic congestion as a more appropriate metric for assessing impacts associated with projects, in line with goals of helping to achieve climate commitments, improving health and safety, and ATTACHMENT 19 773
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prioritizing co-located land uses. This Project ensures compliance with this technical advisory by following the California Office of Planning and Research (OPR) Technical Advisory guidelines in its VMT analysis.
 Regional: Plan Bay Area 2050 (2021): In 2021, the Metropolitan Transportation Commission (MTC) and Association of Bay Area Governments (ABAG) adopted Plan Bay Area 2050 as the official regional long-range transportation and land use plan for the Bay Area.xxvi Strategies in this plan include encouraging land use patterns that foster shared transportation modes, lessen the share of single-occupancy work commutes, and reduce greenhouse gas emissions. The Project’s focus on multifamily housing sites with transit access, affordability, and overall housing unit share in existing low-VMT areas is in line with the emission reduction objectives of Plan Bay Area 2050.  Regional: TAM Congestion Management Program (2021): The Transportation Authority of Marin is the congestion management agency for Marin County and develops and updates its mandated short-range Congestion Management Program (CMP) every two years to describe strategies to assess and monitor the performance of the county’s transportation system, address congestion and improve performance of a multimodal system among local jurisdictions.
xxvii Major developments that generate a net increase
of more than 100 PM peak hour vehicle trips are subject to a CMP analysis and traffic impact study. Future projects within the Housing Element Update that generate more than 100 PM peak hour vehicle trips would be obliged to comply with these requirements.
 Local: San Anselmo General Plan Circulation Element (1988): The San Anselmo General Plan is a comprehensive long-range guide for future development of the Town. The Circulation Element relates closely to the Land Use Element and describes standards and proposals for provision of the Town roadway network, traffic, and other transportation facilities. The Circulation Element includes goals for development of a circulation system that balances system user needs, maintains safe roadways, improve traffic circulation, expands the bikeway network and pedestrian pathways, and encourages and supports vehicle trip reduction. Development of Housing Element Update housing units would result in increased use of the circulation system, and ATTACHMENT 19 774
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integration of driveway entrances, curb cuts, and upgrades to facilities would be subject to applicable design standards and guidelines related to roadways, bikeways, and sidewalks. Required VMT assessment of future multifamily housing developments, associated transportation demand management plans, and facilitation of housing unit development in areas of existing low VMT is consistent with policies in the General Plan.

Impact Conclusion
The Project would not conflict with any programs, plans, ordinances, or policies related to the transportation network. The impact of the Project is therefore determined to be less than significant.

Mitigation Measure
No mitigation is required.

TRA-2: WOULD THE PROJECT CONFLICT OR BE INCONSISTENT WITH CEQA GUIDELINES SECTION 15064.3, SUBDIVISION (B)?
In December 2018, OPR published a Technical Advisory on Evaluating Transportation Impacts in CEQA (“Technical Advisory”).
xxviii These guidelines direct lead agencies how to evaluate project transportation impacts based on Vehicle Miles Traveled (VMT), as required by Senate Bill 743.

The use of VMT as a performance measure allows for the evaluation of fuel consumption by motor vehicles for distances traveled and impacts associated with greenhouse gas (GHG) emissions.

VMT Impact Analysis Methods
The VMT impact analysis has been performed in accordance with guidance from OPR, and accounts for the latest Housing Element Update site list of housing units approved by the Housing Element Advisory Committee as of December 1, 2022. VMT generated by potential housing units was determined by using outputs from the Transportation Authority of Marin (TAM) Demand Model.

The base travel forecasting model structure was developed by the Metropolitan Transportation Commission (MTC) and was further refined to represent a more detailed reflection of the circulation network and land use patterns in Marin County. The model utilizes socioeconomic inputs aggregated into geographic areas called transportation analysis zones (TAZ) to derive VMT estimates and are further processed into micro-analysis zones (MAZ) to provide finer understanding of travel patterns at a more granular level.

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This study was performed at the MAZ level of geography in order to leverage most detailed data on housing unit VMT generation. The 833 housing units from the most recent Housing Element Update, which consist of pipeline projects, Accessory Dwelling Units (ADUs), and other developments on identified opportunity sites, were assigned to the MAZ associated with each unit’s parcel. VMT was derived for each housing unit utilizing the TAM Demand Model output according to the metric applied by the jurisdiction for impact analysis. For residential land uses in San Anselmo, VMT is expressed as home-based VMT per resident. The existing average home-based VMT per resident for each MAZ in which Project housing units are associated, along with the proposed number of housing units planned for each MAZ, is displayed in Table

2. Table 2. Existing VMT/Resident and Project Housing Units by Micro Analysis Zone (MAZ) MAZ Existing
VMT/Resident Housing Units MAZ Existing VMT/Resident Housing Units 810.019 12.9 164 812.256 13.6 1
810.024 8.9 7 812.431 17.4 1
810.371 9.5 9 812.619 11.8 1
810.373 13.6 4 812.636 9.2 3
810.382 9.1 15 812.741 10.5 5
811.065 9.2 10 812.744 7.7 10
811.320 14.7 1 813.037 20.5 1
811.331 13.3 1 813.321 12.2 1
811.352 17.6 1 813.322 7.7 1
811.417 13.2 29 813.456 15.3 1
811.418 11.2 27 813.642 9.1 118
811.419 8.4 52 813.643 20.3 63
811.423 16.5 44 813.644 11.4 1
811.491 12.1 1 813.647 9.5 62
811.563 8.5 70 813.653 13.3 7
811.635 10.5 1 813.854 17.2 1
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811.703 9.7 3 813.856 12.4 1
811.747 6.8 56 813.863 13.1 8
811.750 8.7 31 813.869 12.1 28
811.751 7.6 10 813.999 7.8 15
811.764 13.0 1 814.076 13.0 1
812.038 13.2 1 814.358 17.6 2
812.137 17.7 1 814.437 14.7 2
Source: TAMDM, Parisi Transportation Consulting, 2022. Note: MAZ 810.019 does not have existing housing units; existing VMT/resident was determined by applying weighted average of neighboring MAZs.

VMT Thresholds of Significance
CEQA Guidelines Section 15064.3, subdivision (b),xxix gives lead agencies the ability to set and apply the most appropriate significance thresholds and methodologies for evaluating VMT impacts. VMT screening thresholds and thresholds of significance specific to San Anselmo for assessment of land use projects have been recommended in a separate draft memo issued December 8, 2022, and these thresholds are applied to the analysis.xxx As the Housing Element Update is a programmatic update of the San Anselmo General Plan and includes multiple opportunity sites, the Project itself does not meet any VMT screening thresholds and is subject to a detailed VMT analysis, with the following threshold of significance:
 Residential projects: a proposed project that exceeds a project generated level of 15 percent below existing County average home-based VMT per resident may indicate a significant transportation impact.

This analysis compares VMT generated by the Project against existing 2015 baseline year VMT for Marin County, which is calculated as 15.8 daily home-based VMT per resident. The Baseline Scenario threshold of significance for determining VMT impacts is 15% below Town average, or

13.4 daily home-based VMT per resident.

VMT Impacts
As displayed in Table 3, in the Project would generate daily home-based VMT per resident of

11.1, which represents a reduction of 29.6% from the County average of 15.8. This figure is ATTACHMENT 19 777
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below the threshold of significance (13.4), and hence indicates that development of Housing Element Update housing units would result in a less than significant transportation impact. This result is due to most housing opportunity sites being located near complementary land uses near downtown and with access to alternative means of transportation. These attributes reduce vehicle trips and trip length, both of which reduce VMT. The majority of proposed housing units are associated with MAZs that exhibit VMT well below the Marin County average, as seen in Table 2.

Table 3. Housing Unit Element Generated Home-Based VMT per Resident Analysis Scenario Home-based
VMT per resident
Change from
County Average
Below Threshold of
Significance?
Marin County Average 15.8 - -
Threshold of Significance 13.4 -15.0% -
Project Generated 11.2 -28.8% Yes
Source: TAMDM, Parisi Transportation Consulting, 2022. Note: Adopted threshold of Significance is equivalent to 15% below County average.

Cumulative Impacts
The OPR Technical Advisory describes technical considerations in assessing cumulative VMT impacts accounting for the project’s influence in context of effects of other past, present, and future developments. If a project’s transportation impact analysis determines that a VMT efficiency metric such as VMT per resident falls below the threshold of significance, and if the project is aligned with long-term environmental goals, it should be concluded that the project “would have no cumulative impact distinct from the project impact.” This study determines that the Project VMT is below the threshold of significance, which would lead to a reduction in GHG emissions and is aligned with long-term environmental goals. Hence, the cumulative VMT impacts of the Project are less than significant.

Impact Conclusion
The Project generated VMT per resident is below the threshold of significance, hence the impact would be less than significant without mitigation.

Mitigation Measure
No mitigation is required.

TRA-3: WOULD THE PROJECT SUBSTANTIALLY INCREASE HAZARDS DUE TO A GEOMETRIC DESIGN FEATURE (E.G., SHARP CURVES OR DANGEROUS INTERSECTIONS) OR INCOMPATIBLE USES (E.G.

FARM EQUIPMENT)?
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The Project does not include specific transportation network design considerations that may potentially increase sharp curves or other geometric hazards. Off-site transportation network alterations because of specific housing development projects would be considered as part of the project planning process. Other improvements to the circulation network undertaken by the Town would be implemented over time and in accordance with adopted design standards and guidelines.

All housing units proposed as part of the Housing Element Update are intended for residences within single-family or multifamily dwellings and are near existing residential land uses. Vehicle trips generated by these units would be primarily personal vehicle trips and do not introduce or present an incompatible transportation mode use.

Impact Conclusion
As the Project is not incompatible with surrounding land uses, there are no off-site road geometric design alterations, and potential hazards associated with circulation patterns will be addressed by individual projects, the Project would result in a less-than-significant impact.

Mitigation Measure
No mitigation is required.

TRA 4: WOULD THE PROJECT RESULT IN INADEQUATE EMERGENCY ACCESS? Sir Francis Drake Boulevard and Red Hill Avenue are designated as evacuation routes for use in the event of an emergency which shall be maintained in usable conditions at all times. During progressing fire or flood events, public response authorities monitor developing conditions when deciding to issue instructions regarding evacuation. Individual developments associated with the Project would be required to be assessed for impact to emergency vehicle access and designed in accordance with all applicable design standards for emergency access within and around the site. Requirements include considerations for very high severity fire hazard zone developments, minimum lane width of the internal on-site drive aisles to allow for passing of emergency vehicles within multifamily developments, and fire safety plan review and approval.

Potential impacts to roadway emergency access during construction would be addressed through the construction traffic control plan and reviewed and approved by appropriate Town departments.

Impact Conclusion
As adequate emergency access is included as part of the Town requirements for individual projects, which will be reviewed by local officials as part of design review, the Project has a less than significant impact with respect to emergency access.

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Mitigation Measure
No mitigation is required.

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APPENDIX C: VMT Thresholds of Significance Policy
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APPENDIX D: List of General Plan and Zoning Code Amendments General Plan Amendment List

1. Land Use Designation Map Amendments to reflect Housing Element Opportunity Sites

2. Repeal and replace Housing Element

3. Amendments to Land Use Element
a. Introduction- Typographical and/or grammatical correction b. Existing Land Use- Typographical and/or grammatical correction c. Issues, Objectives, and Policies Issues: Residential Densities Objective 3- i. Policy 3.1- Typographical and/or grammatical corrections ii. Policy 3.2- Typographical and/or grammatical corrections iii. Policy 3.3- Add the term “affordable” and remove the term “opportunity.”
iv. Policy 3.4- Add the term “affordable” and remove the term “opportunity.”
d. Issues, Objectives, and Policies Issues: Protection of Hillside and Ridge Properties Objective 9-
i. Policy 9.8- Typographical and/or grammatical correction ii.
e. Issues, Objectives, and Policies Issues: Protection of Hillside and Ridge Properties Objective 10-
i. Policy 10.1- Typographical and/or grammatical correction f. Issues, Objectives, and Policies Issues: Preservation of Neighborhood Character, Images, and Quality of Life- Objective 11-
i. Policy 11.3- grammatical error correction
g. Issues, Objectives, and Policies Issues: Maintenance of Adequate Water Services and Fire Flow in Hillside and Ridge Areas- Objective 13- i. Policy 14.1- Typo
h. Issues, Objectives, and Policies Issues: Maintenance of Adequate Water Services and Fire Flow in Hillside and Ridge Areas- Objective 14- i. Policy 14.1- Typo
i. Issues, Objectives, and Policies Issues: Reuse of Surplus School District LandObjective 18- i. Policy 18.3- grammatical correction
j. Land Use Categories
i. Very Low Density- grammatical correction
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ii. Single-Family Residential-Conservation (1 Unit/Gross Acre or Less)- grammatical correction
iii. Single-Family Residential (1-6 Units/Gross Acre)- grammatical correction and amendments
iv. Medium Density Residential (5-12 Units/Gross Acre)- Amendments v. High Density Residential (13-30 Units/Gross Acre- Amendments vi. Downtown Mixed Residential (6-30 Units/Gross Acre- Grammatical corrections and amendments
vii. Affordable Housing Overlay (13-40 Units/Gross Acre- Grammatical corrections and amendments. Changed land use category from Housing Opportunity Areas/Apartments to Affordable Housing Overlay viii. Commercial- Typographical corrections
ix. Central Commercial- Typographical and/or grammatical corrections x. General Commercial- Grammatical corrections and amendments.

Reference height increase from 30 to 35 feet tall.
xi. Limited Commercial- Typographical and/or grammatical corrections and amendments. Reference height increase from 30 to 35 feet tall. xii. Neighborhood Commercial/Mixed Residential- Typographical and/or grammatical corrections and amendments. Reference floor area increase to address Government Code Section 65589.5(h)(2).
xiii. Professional- Typographical and/or grammatical corrections xiv. Parks and Open Space- Grammatical correction
xv. Public Facilities- Amendment to add possibility of residential uses on Town land.
k. Implementation- Grammatical corrections
l. Code Revisions
i. Zoning Code and Map- Grammatical corrections and amendments to change the reference to the Housing Opportunity section to Affordable Housing Overlay.
m. Future Planning
i. Affordable Housing Overlay Areas Map- Amendments related to change from Housing Opportunity Area Map description to Affordable Housing Overlay.
ii. Historic Preservation Ordinance
Zoning Code Amendment List

1. Article 2. Designation and Establishment of Districts a) Repeal and Replace Section 10-3.201
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2. Article 3. Land Use Regulations
a) Repeal and Replace Section 10-3.302 Land Use Regulations Table i. New Uses
These uses were added for one of the following reasons: to conform with State law requirements, to respond to recurring or common requests from community members, or to reflect modern planning and land use best practices.

1. Service Organizations and Clubs

2. Low Barrier Navigation Centers

3. Farmers Markets

4. Mini-Storage

5. Temporary Uses and Events

6. Wireless Telecommunications Facilities

7. Mail Services

8. Offices, Ancillary

9. Research and Development
ii. Renamed Uses
These uses were renamed to use modern terminology, match the naming convention of other similar uses, or clarify the intention of the use.

1. Churches renamed as Religious Institutions

2. Day Care, Large Family Day Care Home renamed as Day Care Homes, Large Family

3. Day Care, Small Family Day Care Home renamed as Day Care Homes, Small Family

4. Rental Libraries renamed as Libraries and Museums

5. Amusement, Places of and Entertainment, Places of renamed as:
a. Indoor Entertainment Facilities
b. Theaters and Meeting Halls

6. Parks, Public renamed as Parks and Playgrounds, Public

7. Residential, Multi-Family divided and renamed as: Residential, MultiFamily (2 to 4 units) and Residential, Multi-Family (5+ units)

8. Building Supplies and Lumber when within a Building renamed as Building Material Stores

9. Wireless Sales renamed as Cell Phone & Wireless Stores

10. Nursery, Garden renamed as Nurseries

11. Wholesale Distribution renamed as Wholesale and Distribution ATTACHMENT 19 790
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12. Professional, Medical Clinics renamed as Medical Services, Clinic, Urgent Care

13. Hospitals renamed as Medical Services, Hospitals

14. Professional, Veterinary Clinics renamed as Medical Services, Veterinary Clinics and Hospitals

15. Transportation Services, Bus Depots renamed as Transportation Services, Transit Stop
iii. Combined Uses
Many uses were combined with other similar uses to create one overarching use, reducing duplication, removing outdated terminology, and streamlining use definitions. In some instances, the uses were combined under a new name. In other cases, an outdated or duplicative use was added under the name of an existing use and the definition for the overarching use was revised to clarify that outdated/ duplicative use falls within the overarching use.

1. Day Care Centers includes:
a. Day Care Centers
b. Nursery School
c. Preschool

2. Elementary and Secondary Schools includes:
a. Schools, Public
b. Schools, Private
c. Schools, Religious

3. Schools, Specialized Education and Training includes:
a. Schools, Private
b. Schools, Religious

4. Recreation, Places of added to Fitness Center and Parks and Playgrounds, Public (previously named Parks, Public)

5. Other Residential Care Facilities includes:
a. Foster Family Homes
b. All other types of miscellaneous residential care facilities were added for the Housing Element Update (see the definition for description of what those facilities include).

6. Residential Care Facilities, Large includes:
a. Residential Care Facility, Large
b. Residential Care Facility for Persons with Chronic Life-Threatening Illness, Large
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c. Residential Care Facility for the Elderly, Large

7. Residential Care Facilities, Small includes:
a. Residential Care Facilities, Small
b. Residential Care Facility for Persons with Chronic Life-Threatening Illness, Small
c. Residential Care Facility for the Elderly, Small

8. Grocery Store includes:
a. Food Stores (6:00 a.m.-11:00 p.m. only)
b. Food Stores, Before 6:00 a.m. and After 11:00 p.m.
c. Butcher Shops
d. Dairy Products Store
Note: The timing limitations associated with the old Food Stores use terms were moved to the definition of Grocery Store.

9. Drinking Establishments includes:
a. Bars
b. Alcohol, On-Sale

10. Restaurants includes:
a. Bakery
b. Bakery Goods Store
c. Delicatessens
d. Restaurants
e. Restaurants, Cafes
f. Restaurants, Take-Out
Note: This definition does not include an allowance for a restaurant serving alcohol. Staff have created a separate new use to allow for restaurant use that includes alcohol and/or live entertainment.

11. Restaurants, With Alcohol and/or Entertainment includes:
a. Restaurants
b. Alcohol, On-Sale

12. Auto, Vehicle, and Parts Sales and Rentals includes:
a. Automotive, Rental
b. Automotive, Sales
c. Motorcycle, Sales

13. Banks and Financial Services, Retail includes:
a. Banks
b. Savings & Loan Institution
c. Financial/Real Estate Services

14. Retail Stores, General Merchandise includes:

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a. Animal Grooming Supplies
b. Audio/video Sales and Services
c. Bakery Goods Store (No on-site baking)
d. Bicycle, Sales and Repair
e. Candy Shops
f. Cigar Stores
g. Clothing Stores
h. Computers, Sales and Repair
i. Florists
j. Furniture Stores
k. Hardware Stores
l. Jewelry Stores
m. Leather Goods Stores
n. Musical Instruments Sales and Service
o. Paint Stores
p. Pet Stores
q. Pharmacy
r. Photographic Equipment Sales and Service
s. Professional, Optician
t. Sporting Goods Stores
u. Stationery Stores
v. Toy Stores
w. Wall Paper Stores

15. Personal Services includes:
a. Animal Grooming
b. Barber Shops
c. Beauty Parlors
d. Beauty Support Services
e. Shoe Repair
f. Tool Repair, Commercial
g. Travel Bureaus

16. Repair and Maintenance, Consumer Products includes:
a. Appliances, Repair and Domestic
b. Audio/video Sales and Services
c. Bicycle, Sales and Repair
d. Business Machine Sales and Repair
e. Computers, Sales & Repair

17. Service Stations includes:

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a. Automotive, Gasoline, Full and Self-Service
b. Automotive, Gasoline, Service Station, Full and Self Service c. Automotive, Gasoline with Convenience Market
d. Automotive, Wash

18. Vehicle Repair and Maintenance includes:
a. Automotive, Service and Repair
b. Motorcycle, Services and Repairs

19. Business Support Services includes:
a. Business Support Services
b. Business Machine Sales and Repair
c. Blueprinting Shops
d. Computers, Sales and Repair
e. Mail Services
f. Printing Shops
g. Tool Repair, Commercial

20. Offices includes:
a. Financial/Real Estate Services
b. Professional, Offices
c. Professional, Real Estate
d. Studios

21. Medical Services, Doctor Offices includes:
a. Professional, Dental
b. Professional, Medical
c. Professional, Optometrist

22. Medical Services, Extended Care includes:
a. Alcoholism and/or Drug Treatment Facility Small
b. Alcoholism and/or Drug Treatment Facility, Large
c. Convalescent Homes
d. Drug Stores, Including Drug and/or Alcoholism Treatment Facility, Small
e. Drug Stores, Including Drug and/or Alcoholism Treatment Facility, Large
f. Pediatric Day Health and Respite Care Facility

23. Laundry, Dry-Cleaning, and Laundromats includes:
a. Dry Cleaners
b. Dry Cleaners, Self-Service
c. Laundries
d. Laundry, Self-Serve
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iv. Removed Uses
These uses were removed because they were outdated terms or uses.

1. Manufacturing, Light

2. Variety Stores

3. Wholesale Warehouses

3. Article 4. Development Standards
a) Repeal and Replace Section 10-3.402 Development Standards Table i. Modify Density in the R-3, C-L, C-3 Zoning Districts from 20 units/acre to 30 units/acre
ii. New Minimum density requirements in the R-2, R-3, P, C-1, C-2, C-L, and C-3 Zoning Districts
iii. Modify Lot Coverage in the R-2 Zoning District from 35% to 50% iv. Modify Floor Area Ratio Maximum in the C-1, C-L, and C-3 Zoning District to comply with state law.
v. Modify the maximum story height of a building in the C-L and C-3 Zoning Districts from 2 stories to 3 stories
vi. Modify the maximum height of a building in the C-L and C-3 Zoning Districts from 30-feet to 35-feet.
vii. Amended and added new footnotes

4. Article 5. Parking and Loading Regulations
a) Repeal and replace Section 10-3.502
i. Modified parking requirements in the residential and commercial b) Repeal and replace Section 10-3.512- Loading space: Requirements c) Repeal and replace Section 10-3.516- Electric vehicle parking d) Add Section 10-3.518 Bicycle racks
e) Add Section 10-3.519- Existing Structures and Uses
f) Add Section 10-3.520- Expansion or intensification in Use g) Add Section 10-3.521 Parking calculation
h) Add Section 10-3.521- Joint use parking

5. Article 13. Conditional Use Permit
a) Repeal and replace Article 13. Conditional Use Permit

6. Article 17. Definitions
a) Repeal and replace Article 17. Definitions
i. Amend definition of Accessory Use
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ii. Amend definition of Ally
iii. Amend definition of Services, Retail
iv. Amend definition of Bed and Breakfast Inn
v. Amend definition of Convalescent homes
vi. Amend definition of Day Care Center
vii. Amend definition of Day Care Home, Large Family
viii. Amend definition of Day Care Home, Small Family
ix. Amend definition of Duplex
x. Amend definition of Emergency Shelter
xi. Amend definition of Fitness Center(s)
xii. Amend definition of Hotel
xiii. Amend definition of Mail Service
xiv. Amend definition of Parking Garages, Commercial
xv. Amend definition of Parking Lot, Commercial
xvi. Amend definition of Restaurants
xvii. Amend definition of Restaurants, fast food.
xviii. Amend definition of Service Stations
xix. Amend definition of Temporary Use
xx. Amend definition of Transitional Housing
xxi. Amend definition of Transportation Services
xxii. Amend definition of Triplex
xxiii. Amend definition of Wholesale and Distribution
xxiv. New definition for Alcoholic Beverage Sales, Off-Premises xxv. New definition for Ancillary
xxvi. New definition for Animal Boarding
xxvii. New definition of Auto, Vehicle, and Parts Sales and Rentals xxviii. New definition for Automated Teller Machines
xxix. New definition for Building Material Store
xxx. New definition for Business Support Services
xxxi. New definition for Cell Phone and Wireless Stores xxxii. New definition for Department Store
xxxiii. New definition for Drinking Establishment
xxxiv. New definition for Drug and/or Alcoholism Treatment Facility, Large xxxv. New definition for Drug and/or Alcoholism Treatment Facility, Small xxxvi. New definition of Elementary and Secondary Schools xxxvii. New definition of Farmers Market
xxxviii. New definition of Fitness Centers, Classes as a Primary Use xxxix. New definition of Grocery Stores
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xl. New definition of Indoor Entertainment Facilities
xli. New definition of Laundry, Dry Cleaning and Laundromats xlii. New definition of Libraries and Museums
xliii. New definition of Light Manufacturing
xliv. New definition of Live-Work
xlv. New definition of Live-work, Ground Floor Commercial xlvi. New definition of Low-Barrier Navigation Center
xlvii. New definition of Medical Services, Clinics and/or urgent care xlviii. New definition of Medical Services, Doctor Offices xlix. New definition Medical Services, Extended Care
l. New definition of Medical Services, Hospitals
li. New definition of Medical Services, Veterinary Clinics and Hospitals lii. New definition of Mini-Storage
liii. New definition of Nurseries
liv. New definition of Offices
lv. New definition of Other Residential Care Facilities lvi. New definition of Outdoor Sales and Rental, Ancillary lvii. New definition of Parks and Playgrounds, Public
lviii. New definition of Personal Services
lix. New definition of Religious Institution
lx. New definition of Repair and Maintenance, Consumer Products lxi. New definition of Research and Development
lxii. New definition of Residential Care Facilities, Large lxiii. New definition of Residential Care Facilities, Small lxiv. New definition for Residential, Multi-Family (2-4 Units) lxv. New definition for Residential, Multi-Family (5+ Units) lxvi. New definition for Restaurants, with Alcohol and/or Entertainment lxvii. New definition for Retail Stores, General Merchandise lxviii. New definition of Schools, Specialized Education and Training lxix. New definition of Service Organizations and Clubs lxx. New definition of Storage, Ancillary
lxxi. New definition of Theaters and Meeting Halls
lxxii. New definition of Vehicle Repair and Maintenance lxxiii. New definition of Wireless Telecommunications Facilities. lxxiv. Remove definition for Child day care facility
lxxv. Remove definition of Family daycare home
lxxvi. Remove definition of Drug treatment and/or alcoholism lxxvii. Remove definition of Mini-warehouse
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lxxviii. Remove definition of Nursery
lxxix. Remove definition of Office, Medical
lxxx. Remove definition of Office, professional
lxxxi. Remove definition of Places of Entertainment
lxxxii. Remove definition of Professional dental
lxxxiii. Remove definition of Professional, Medical
lxxxiv. Remove definition of Professional, medical, day treatment center lxxxv. Remove definition of Professional, optician
lxxxvi. Remove definition of Professional, optometrist
lxxxvii. Remove definition of Professional, real estate lxxxviii. Remove definition of Professional, veterinary lxxxix. Remove definition of Residential Care facility for the elderly, large xc. Remove definition of Residential Care facility for the elderly, small xci. Remove definition of Residential care facility for persons with chronic life-threatening illness, large
xcii. Remove definition of Residential care facility for persons with chronic life-threatening illness, small
xciii. Remove definition of Residential, multi-family
xciv. Remove definition of School, preschool
xcv. Remove definition of School, private
xcvi. Remove definition of School, public
xcvii. Remove definition of School, religious
xcviii. Remove definition of Small family daycare home

7. Title 10, Chapter 12, Emergency Shelter
a) Repeal and replace Chapter 12 Emergency Shelter

8. Title 10, Chapter 20 Objective Development Design Standards for Residential Development. a) Repeal and replace Chapter 20 Objective Development Design Standards for Residential Development

9. Chapter 6, Article 1, Accessory Dwelling Units and Junior Accessory Dwelling Units Purpose, Definitions, Permit Requirement and Exemption
a) Amend Section 1-6.302- Definitions to add a definition for “Attached accessory dwelling unit.”
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APPENDIX E: Footnotes
i California State Parks, S. of C. (n.d.). California Historical Resources. CA State Parks. Retrieved December 1, 2022, from https://ohp.parks.ca.gov/ListedResources/?view=county&criteria=21 ii U.S. Department of the Interior. (2022, September). Maps | National Park Service. National Parks Service.

Retrieved December 1, 2022, from https://www.nps.gov/maps/full.html?mapId=7ad17cc9-b808-4ff8-a2f9- a99909164466
iii HartMarin. (2010). (tech.). Initial Study of Environmental Impact Part 1 - Campus Plan 2010 A Master Plan Amendment. San Francisco Theological Seminary. Retrieved December 2, 2022, from https://www.townofsananselmo.org/DocumentCenter/View/23517/092811---Volume-II---Initial-Study-as-SinglePDF?bidId=. iv Town of San Anselmo. 2019. General Plan 2019 Update. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/5210/General-Plan-includes-Feb-2019-amendment. v Town of San Anselmo. 2009. Resolution No. 3856. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/8986. vi California Department of Conservation, California Geological Survey. 2022. Alquist-Priolo Earthquake Fault Zones.

Retrieved from: https://www.conservation.ca.gov/cgs/alquist-priolo#. vii California Department of Conservation, California Geological Survey. 2021. EQ Zapp: California Earthquake Hazards Zone Application. Updated: September 23, 2021. Retrieved from:
https://www.conservation.ca.gov/cgs/geohazards/eq-zapp. viii California Department of Conservation, California Geological Survey. 2021. Seismic Hazards Mapping Act.

Retrieved from: https://www.conservation.ca.gov/cgs/hazards/seismic-hazards-mapping-act. ix Town of San Anselmo. 2009. Resolution No. 3856. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/8986. x Town of San Anselmo. 2019. General Plan 2019 Update. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/5210/General-Plan-includes-Feb-2019-amendment. xi United States Department of Agriculture, Natural Resources Conservation Service. 2022. Custom Soil Resources Report for Marin County, California – Town of San Anselmo. Retrieved from:
https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx xii ousing Elements | California Department of Housing and Community Development. (2019). Ca.gov. https://www.hcd.ca.gov/planning-and-community-development/housing-elements xiii Olmstead, Z. (2020). AB 686 Summary of Requirements in Housing Element Law. https://www.hcd.ca.gov/community-development/housing-element/housing-elementATTACHMENT 19 800 Town of San Anselmo Housing Element Update 168
Initial Study
memos/docs/ab686_summaryhousingelementfinal_04222020.pdf#:~:text=AB%20686%20creates%20new%20requ irements%20for%20all%20state,Law%2C%20which%20is%20the%20focus%20of%20this%20document. f
xiv California Department of Conservation, Division of Mine Reclamation. 2022. Mines Online – Interactive Map.

Retrieved from: https://maps.conservation.ca.gov/mol/index.html. xv California Department of Conservation, Division of Mine Reclamation (DMR). 2022. DMR All Mines. Updated April 11, 2022. Retrieved from:
https://www.arcgis.com/home/item.html?id=6d7115673f0347d5863d69e77ccde7d4. xvi California Department of Forestry and Fire Protection (CalFIRE). 2022. Fire Hazard Severity Zones. Retrieved from: https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-and-mitigation/wildfirepreparedness/fire-hazard-severity-zones/. xvii Radeloff et al. 2005, 2018. Rapid Growth of the US Wildland-Urban Interface Raises Wildfire Risk. PROCEEDINGS OF THE NATIONAL ACADEMY OF SCIENCES USA, 115(13):3314-3319 (2018). Retrieved from:
https://www.pnas.org/doi/10.1073 /pnas.1718850115.
xviii Marin County Fire Department. 2016. Community Wildfire Protection Plan. Retrieved from:
http://marin.granicus.com/DocumentViewer.php?file=marin_82830f19a8619aed25972c29dc554830.pdf xix CalFIRE. 2022. Fire Hazard Severity Zones. Retrieved from: https://osfm.fire.ca.gov/divisions/communitywildfire-preparedness-and-mitigation/wildfire-preparedness/fire-hazard-severity-zones/. xx Town of San Anselmo. 2019. General Plan 2019 Update. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/5210/General-Plan-includes-Feb-2019-amendment. xxi Ross Valley Fire Department. 2022. Fire Stations. Retrieved from: https://www.rossvalleyfire.org/about/firestations. xxii Town of San Anselmo Draft Housing Element (2023-2031), draft issued for review on December 12, 2022. https://www.townofsananselmo.org/1517/Housing-Element-Update. Accessed December 14, 2022. xxiii CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act, Appendix G. December 28, 2018 xxiv Town of San Anselmo, General Plan Circulation Element. Adopted December, 1988, with subsequent amendments. xxv Town of San Anselmo General Plan Land Use Element. Adopted December 1998, with subsequent amendments. xxvi Metropolitan Transportation Commission and Association of Bay Area Governments, Plan Bay Area 2050, A Vision for the Future. Adopted October, 2021.
xxvii Transportation Authority of Marin, 2021 Congestion Management Program Final Draft Report. Issued September 2021.
xxviii California Governor’s Office of Planning and Research, Technical Advisory on Evaluating Transportation Impacts in CEQA. Issued December 2018. https://opr.ca.gov/docs/20190122-743_Technical_Advisory.pdf. Accessed Nov 14, 2022.

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xxix CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act, Article 5, §15064.3(b). December 28, 2018. xxx Parisi Transportation Consulting, Draft Memo: Recommended VMT Significance Thresholds for Land Use Projects in the Town of San Anselmo. December 9, 2022.

ATTACHMENT 19 802
Attachment 6
803
804
Item #: 2.2

STAFF REPORT
TOWN OF SAN ANSELMO Item #: 2.2
MEETING DATE: January 9, 2024
AGENDA TITLE: Discussion on Rent Stabilization
FROM: Administration, Planning, Town Attorney
RECOMMENDATION: Consider the possible format and details of a potential ordinance concerning rent stabilization and provide direction to staff.

BACKGROUND
During the fall of 2023, the Town conducted public meetings and a Council discussion regarding the potential of implementing local rent regulations. During public engagement meetings, one geared towards tenants and the other towards landlords, the public received information and provided feedback regarding the concepts of rent stabilization and eviction protections. At its October 24, 2023, meeting, the Council decided to transition from exploring these topics to preparing and considering specific terms and regulations.

As per the Council’s direction, staff has prepared a draft rent stabilization ordinance that reflects the Council’s feedback. The ordinance has some details left unspecified or blank, as the Council will need to provide direction on these details. With respect to eviction protections, the Council asked that staff return to a subsequent meeting for a separate discussion.

DISCUSSION
General Overview
To enhance understanding and provide context, staff has provided details regarding the elements of a Rent Stabilization program. Presented below is a glossary that defines key terms related to residential rent stabilization regulations and that reflect the identified elements that were the focus of the community forums:
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Item #: 2.2
Rent Cap: The term “rent cap” refers to the maximum amount of rent a property owner may charge for residential property. Rent caps can be imposed on both the State and local level.

The California Tenant Protection Act of 2019, known also as AB 1482, is a State law that limits what rent may be charged on certain residential properties, or “caps” the maximum amount of rent. Under AB 1482, property owners cannot raise rent more than 10% total or 5% plus the percentage change in the cost of living – whichever is lower – over a 12-month period. Rent may be increased a maximum of two times per year but may not exceed the total cap. Property owners may increase the rent to market rate upon vacancy of the unit.

Local jurisdictions may impose their own stricter rent caps on residential properties that received a certificate of occupancy before 1995. Due to Costa Hawkins, no local rent cap may be stricter than the Tenant Protection Act limitations for post-1995 units.

Base Rent: The term “base rent” refers to the reference point from which the lawful rent shall be determined and adjusted. For tenancies commencing on or after the effective date determined by the Town Council, the Base Rent shall be the initial rental rate charged upon the initial occupancy. For tenancies commencing before the effective date, the Base Rent is the initial rental rate in effect on the date the tenancy commenced. The “initial rental rate” means only the amount of rent actually paid by the tenant for the initial term of the tenancy.

Fair Return/Appeals Process: Constitutional takings case law requires that property owners receive a “fair return” on property. Generally, under typical circumstances, the allowable rent increases both under the Tenant Protection Act and local rent caps will provide this fair and reasonable return. However, to account for individual circumstances, local rent stabilization ordinances contain a fair return appeals process by which a property owner may apply for an increased allowable rent beyond that allowed under a local ordinance. Note that property owners may not exceed the State rent cap under the Tenant Protection Act, if applicable.

Rent control ordinances throughout the State differ widely as to who/what body decides a fair return request, whether this decision is appealable, and if so, to whom/what body.

As explained in more detail below, the draft ordinance provided for the Council’s consideration includes: an appeal to the Planning Director or designee; a list of factors when deciding the fair return request; allows the Director to request supporting documentation; deadlines for service on the tenant of the rental increase request; and an opportunity for the tenant to respond. The decision may be appealed to the Planning Commission whose decision will be the final decision of the Town. Further relief would be brought through the courts.

Applicability: “Applicability” refers to what type of units are governed by a law. Both State and local rent stabilization ordinances can apply to different types of housing units, such as a single-family home, accessory dwelling unit (ADU), condominium, 806
Item #: 2.2
duplex, 3-plex building, 4-plex building, multi-unit apartment building, etc. For a more complete discussion on the applicability of State laws, please refer to the slide presentation the October 24, 2023 Town Council meeting linked here.

Existing State Renter Protections
Two State laws are of particular note when considering rent protections. The CostaHawkins Rental Housing Act (1995) introduced three limitations. First, it exempts certain types of rental units from local rent stabilization (most notably single-family homes and owner-occupied condominiums). Second, the law prohibits rent control on units built after the February 1, 1995, the effective date of the Act. Third, it prohibits “vacancy control, which refers to regulating the amount a landlord may charge for a new lease of a vacant unit. As such, when a unit becomes vacant, a property is not restricted in the amount of rent charged in a new lease and may increase it to market rate.

The Tenant Protection Act (AB 1492 - 2019) imposes a State-wide rent cap of five percent (5%) plus inflation (local Consumer Price Index), or a maximum of ten percent (10%), whichever is lower. The current inflation rate has resulted in a ceiling of 10%.

The property owner is limited to increases rent within this cap a maximum of two times per year. Among the notable features of this law are that it applies to units that are at least fifteen years old on a rolling basis, and it applies to duplexes where the owner is occupying one of the two units and to single family homes and condominiums if those units are not owned by a real estate trust or a corporation. In this respect, it expands its reach beyond what local ordinances are allowed under the Costa-Hawkins Act. The Act sunsets on January 1, 2030.

ANALYSIS
When considering a Rent Stabilization ordinance, staff suggests the Council consider and provide further direction on several topics, including:

1. Establishing a Rent Cap

2. Determining “Base Rent”

3. Fair Right of Return/Appeals process

4. Determining Applicability (types of units to be included in an ordinance

5. Consider Council adoption of a Rent Stabilization ordinance or placing a measure on the ballot for decision in the November 2024 General Election

1. Establishing an Annual Rent Increase Ceiling
Perhaps the most significant component of a rent stabilization ordinance is the establishment of a rent increase ceiling (or rent cap) – the most rent can increase in a given period. Most ordinances in California define the ceiling using a formula based on a consumer price index (##% of CPI) or a fixed number, whichever is lower. The challenge is to determine a rent increase ceiling that the tenant can afford while ensuring that the landlord realizes a fair rate of return. Many ordinances set the 807
Item #: 2.2
percentage of CPI within the range of 50-75% and the fixed number in the range of 3- 7%.

Locally, the Town of Fairfax has established a rent cap at .75% of the annual CPI. The original ordinance had a cap of .60% of the CPI but the Fairfax Town Council has made the noted adjustment following community feedback they received. In Larkspur, the City Council has established a rent cap of 5% plus the annual CPI with a cap not to exceed 7%.

Both of these local examples are being challenged and will be put to the voters in November of 2024. If voted down, the rent cap would revert to the State cap contain in the Tenant Protection Act, AB 1482 (explained above).

Should it desire to consider an ordinance, the Council must decide what is a fair rent increase ceiling for both the tenant and the landlord. Many speakers have suggested that the Council establish 60% of CPI or 5%, whichever is lower.

Rent stabilization ordinances establish a ceiling (or rent cap) by which the rent of a residential unit may be increased in a given period of time. The ordinances identify under what circumstances the rent increase might be allowed to exceed the ceiling – usually relating to the incurrence of capital improvement and other extraordinary costs.

Local jurisdictions that control land use are allowed to create rent stabilization regulations as a form of police power, meaning that the local jurisdiction has determined that rent stabilization is needed to protect the health and welfare of the community. Rent stabilization is perceived as a tool to protect tenants from displacement. Creating a ceiling gives tenants greater certainty about their cost of living as it relates to housing.

Case law requires that owners of rental property are entitled to a “fair rate of return.” In effect, landlords are entitled to cover their costs plus make a profit.1 Please note that a just and reasonable return does not mean that a property owner is entitled to the current fair market rental value of property. Rather, this term in case law refers to a rental rate that is high enough to encourage and reward efficient management, discourage the flight of capital, maintain adequate services, and enable operators to maintain and support their credit status, but not so high as to defeat the purpose of controlling excessive rents. Accordingly, any ceiling placed on annual rent increases must be sufficient to ensure a fair rate of return, and also the local ordinance should include a fair return appeal process to account for individual circumstances.

Annual Rent Cap in San Anselmo
At its meeting on October 24, 2023, the Council directed staff to return with options for a rent cap. Several Councilmembers were in favor of considering a cap of .75% of CPI while another advocated for a fixed cap of 5 or 6%.

1 A fair and reasonable return has also been defined as providing that the property owner is entitled to maintain his/her/their net operating income for the property. 808
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For the purposes of discussion, staff has prepared the following information for a discussion of a potential rent cap in San Anselmo. The 30-year average CPI stands at

2.8%, the resulting rent cap, when calculated, would be 2.1%. (see Table 1) Table 1
To facilitate discussion, staff provided examples of potential yearly rent increases using a monthly base rent of $2,500. These examples explored various scenarios based on rent ordinances in other jurisdictions and State law. Specifically, staff examined a 5-year rent increase scenario, projecting increases in reverse order, utilizing the 2022 CPI as the increase for 2025, the 2021 CPI for 2026, and so forth to illustrate fluctuations in CPI rather than using an average. Table 2 shows how the base rent would be affected by each of the following rent cap formulas.

Series Id:

Series Title:

Area:

Item:

Base Period:

Years:

Year Annual 75% of CPI
1993 2.7 2.0%
1994 1.6 1.2%
1995 2.0 1.5%
1996 2.3 1.7%
1997 3.4 2.6%
1998 3.2 2.4%
1999 4.2 3.2%
2000 4.5 3.4%
2001 5.4 4.1%
2002 1.6 1.2%
2003 1.8 1.4%
2004 1.2 0.9%
2005 2.0 1.5%
2006 3.2 2.4%
2007 3.3 2.5%
2008 3.1 2.3%
2009 0.7 0.5%
2010 1.4 1.1%
2011 2.6 2.0%
2012 2.7 2.0%
2013 2.2 1.7%
2014 2.8 2.1%
2015 2.6 2.0%
2016 3.0 2.3%
2017 3.2 2.4%
2018 3.9 2.9%
2019 3.3 2.5%
2020 1.7 1.3%
2021 3.2 2.4%
2022 5.6 4.2%
2023
Average 2.8 2.1%
All items in San Francisco-Oakland-Hayward, CA, all urban San Francisco-Oakland-Hayward, CA
All items
1982-84=100
1993 to 2023
Consumer Price Index for All Urban Consumers (CPI-U)
12-Month Percent Change
CUURS49BSA0
Not Seasonally Adjusted
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Table 2

1. Draft Resolution Attachment 1

2. Consumer Price Index – All Urban Consumers Bay Area

3. City of Oxnard and Ojai Rent Cap

4. City of Larkspur Rent Cap

5. AB1482 Rent Cap

2. Establishing “Base Rent”
As part of a Rent Stabilization ordinance, the Council will need establish a “base rent” As noted above, the term “base rent” refers to the reference point from which the lawful rent shall be determined and adjusted. For tenancies commencing on or after the effective date determined by the Town Council, the Base Rent shall be the initial rental rate charged upon the initial occupancy. For tenancies commencing before the effective date, the Base Rent is the initial rental rate in effect on the date the tenancy commenced. The “initial rental rate” means only the amount of rent actually paid by the tenant for the initial term of the tenancy.

The Town Council may choose to make the Base Rent effective on the day that the ordinance goes into effect, or choose to set “Base Rent” on a date prior to the enactment of the ordinance.

3. Fair Right of Return/Appeals Process
As part of the Rent Stabilization policies, staff is suggesting provisions for property owner(s) to petition for a fair rate of return that justifies exceeding the local rent cap and for property owners and/or tenants to appeal a fair rate of return decision.

San Anselmo City CouncilJanuary 9, 2024

San Anselmo City Council
January 9, 2024