Tuesday, March 26, 2024 7:00 PM
In the Council Chambers at 525 San Anselmo Avenue, San Anselmo, CA 94960 Town Council
Agenda
Meeting held In-Person and via Zoom:
https://us02web.zoom.us/j/86056921105
Or Telephone: +1 669 900 6833 | Webinar ID: 860 5692 1105 How to Submit Comments Before the Meeting: Members of the public are encouraged to submit email correspondence to [email protected] before the meeting begins.
How to Participate During the Meeting: Members of the public will have the option to speak during the meeting through the Zoom application by using their phone or an electronic device.
For PC, Mac, or smart phone, Use Raise hand function when public comment for an item is requested. It is a button that is located at the top or bottom of your screen, based on your computer.
For landline phones, raise hand to be recognized with *9 Please be advised those participating in the meeting remotely via Zoom do so at their own risk. The Town Council regular meeting will not be cancelled if any technical problems occur during the meeting.
I. Interviews for the Climate Action Commission and the Arts Commission - 6:00 PM Six (6) Interviews by Time, Name, Commission:
Staff Report (DOC)
6:10 PM Mendelow, Karen - Climate Action Commission Application w/Resume (PDF) 6:00 PM Saunders, Susannah - Climate Action Commission w/Resume (PDF) 6:20 PM Matthews, Lucy - Climate Action Commission no Resume (PDF) 6:30 PM Lewis, Danna - Arts Commission Application w/Resume (PDF) 6:40 PM Pandeya, Tara - Arts Commission Application w/Resume (PDF) 6:50 PM Thurtell, Miranda - Arts Commission Application w/Resume (PDF) Call to Order. Optional Pledge of Allegiance: The Mayor or a designated Council member will recite Town Council Agenda March 26, 2024
1 1. Consent Agenda:
1.1 Approval of the Draft minutes of the Regular Meeting of March 12, 2024
1.2 Adopt a Resolution Amending the Town's Ethics Training Requirements for Boards, Committees and Commissions
1.3 Approval of Special Event Application - Children for Change Challenge 2024
1.4 Revenue and Expenditure Reports, February 2024
1.5 Notice of Completion - Memorial Park Parking Lot Project
1.6 Consider the Reappointment of Three Incumbents to the Economic Development Committee
the Pledge of Allegiance for members of the Council and the public who wish to join in the recitation - 7:00 PM
Open time for public expression.
The public is welcome to address the Council at this time on matters not on the agenda that are within the jurisdiction of the Council. Please be advised that pursuant to Government Code Section 54954.2, Council is not permitted to discuss or take action on any matter not on the agenda unless it determines that an emergency exists, or that there is a need to take immediate action which arose following posting of the agenda. Comments may be no longer than three minutes and should be respectful to the community.
Council requests for future agenda items.
Council committee liaison reports, questions and comments to staff; staff miscellaneous items.
Special Presentation - There are No Special Presentations.
The opportunity for public comment on consent agenda items will occur prior to Council discussion of the consent agenda. The Council may approve the entire consent agenda with one action. In the alternative, items on the consent agenda may be removed by any Council or staff member, for separate discussion and vote.
Staff Report (DOC)
Attachment 1- Draft Minutes of the March 12, 2024 Meeting (DOC) Staff Report (DOC)
Attachment 1- Draft Resolution (DOC)
Staff Report (PDF)
Attachment 1 - Event Application (PDF)
Staff Report (DOCX)
Attachment I Budget Comparison Report Subcategory February 2024 (XLS) Attachment II Budget Comparison Report Department February 2024 (XLS) Staff Report (DOC)
Attachment 1 (DOC)
Staff Report (DOC)
Town Council Agenda March 26, 2024
2 2. Council Business Items (Part 1):
2.1 Review and Approve the Arts Commission’s Hub Beautification Public Art Project. The Ordinance Amendment is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(b)(5) because it is not a “project’ under CEQA; CEQA Guidelines section 15061(b)(3), the “common sense exemption”, because the Ordinance Amendment will not have a significant environmental effect; and CEQA Guidelines section 15307 and 15308 as an action taken by a regulatory agency to protect the environment. The Ordinance Amendment and implementing regulations are consistent with the Town’s Climate Action Plan because murals do not impact the environment.
3. Public Hearing:
3.1 Public Hearing to Consider Adoption of Amendments to the General Plan Land Use Designation Map and Amendments to Title 10, Chapter 3, Article 3 “Land Use Regulations” and Title 10, Chapter 3, Article 17 “Definitions” of the Municipal Code and the Zoning Map.
An Initial Study/Mitigated Negative Declaration related to the Housing Element and associated amendments was prepared pursuant to the California Environmental Quality Act (CEQA) and certified by the Town Council on July 25, 2023. This project is exempt from further environmental review pursuant to CEQA Guidelines Section 15162.
Attachment 1- Fernandez, Javier Application (PDF)
Attachment 2- Burns, Richard Application (PDF)
Attachment 3- Gomez, Frank Application (PDF)
In general, the following procedural order applies to items of business:
•Presentation
•Town Council questions
•PUBLIC COMMENT – limited to 3 minutes/person
•Town Council discussion/action
Staff Report (DOC)
Attachment 1 - Hub Beautification RFP (PDF)
Attachment 2 - Hub Bench Design Selection (PDF)
Attachment 3 - Hub Bench Design Concept and Artist Statement (PDF) Attachment 4 - Historical Photograph Selection for Stanchions (PDF) Attachment 5 - 300' Public Project Notice (PDF)
In general, the following procedural order applies to public hearing items:
•Staff Presentation
•Town Council Questions
•PUBLIC COMMENT – limited to 3 minutes/person
•Town Council discussion/action
Staff Report (PDF)
Attachment 1 - Ordinance (PDF)
Attachment 2 - Resolution (PDF)
Attachment 3 - Proposed General Plan Land Use Designation Map (PDF) Attachment 4 - Proposed Zoning Map (PDF)
Attachment 5 - List of Parcels to be Redesignated or Rezoned (PDF) Attachment 6 - Initial Study Negative Declaration (PDF) Town Council Agenda March 26, 2024
3 3.2 Introduction and First Reading of an Ordinance Adding Title 20 “Rent Stabilization and Tenant Protection” Chapter 1 “Rent Stabilization” Establishing Rent Stabilization Regulations Applicable to Certain Residential Rental Units and Making Associated CEQA Exemption Findings.
2. Council Business Items (Part 2):
2.2 Consider to Approve the FY25 Appropriation Request for the San Anselmo Hub Congestion Reduction and Active Transportation Project. Adoption of the attached resolution supporting an Appropriation Request for the HUB conceptual design does not constitute a “project” within the meaning of Public Resources Code section 21065, and California Environmental Quality Act (CEQA) Guidelines sections 15060(c)(2), 15060(c)(3), or 15378 because there is no potential that this action will cause a reasonably foreseeable direct or indirect physical change in the environment. If funding is approved for further project design, CEQA analysis will be included in the project scope.
Attachment 7 - Notice of Determination (PDF)
Attachment 8 - Planning Commission Resolution No. 2024-04 (PDF) Staff Report (DOC)
Attachment 1- Draft Ordinance (DOC)
Public Comment - Double (PDF)
Public Comment - Ward (PDF)
Public Comment - Jestadt (PDF)
Public Comment - Hasse (PDF)
Public Comment - Smith (PDF)
Public Comment - Kvalstad (PDF)
Public Comment - Duong (PDF)
Public Comment - Greenberg (PDF)
Public Comment - Catania (PDF)
Public Comment - Sexton (PDF)
Public Comment - Wong (PDF)
Public Comment - Fuentealba (PDF)
Public Comment - Perloff (PDF)
Public Comment - Rasmussen (PDF)
Staff Report (DOC)
Attachment 1- Draft Resolution (DOC)
Adjourn
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact Town Staff at email [email protected]. Notification at least 48 hours prior to the meeting will enable the Town to make reasonable accommodation to help insure accessibility to this meeting.
Any writings or documents provided to a majority of the Town Council regarding any item on this agenda after the distribution of the original packet will be made available for public inspection at the public counter at Town Hall located at 525 San Anselmo Avenue.
Town Council Agenda March 26, 2024
4 Notice is hereby given that Council may discuss and/or take action on any or all of the items listed on this agenda.
If any of these matters above are challenged in court, you may be limited to raising only those issues you or someone else raised at any public hearing described on this agenda, or in written correspondence delivered at, or prior to, this Council meeting. Judicial review of an administrative decision of the Town Council must be filed with the Court not later than the 90th day following the date of the Council’s decision (Code of Civil Procedure Section 1094.6) Any item not under discussion before 10:00 p.m. may be continued to the next regular meeting. Next regular meeting is April 9, 2024.
Administration Department
Town Hall, main floor
525 San Anselmo Avenue
San Anselmo, CA 94960
(415) 258-4691
Town Council
Eileen Burke, Mayor
Tarrell Kullaway, Vice Mayor
Brian Colbert, Councilmember
Alexis Fineman, Councilmember
Steve Burdo, Councilmember
Staff
David Donery, Town Manager
Linda Kenton, Assistant Town Manager / Town Librarian
Jeff Zuba, Finance and Admin Services Director
Megan Holt Acevedo, Town Attorney
Serge Avila, Town Clerk
Heidi Scoble, Planning Director
Sean Condry, Public Works Director
Dannielle Mauk, Community Services Director
Mike Norton, Chief of Police
Dan Mahoney, Interim Fire Chief
DECLARATION OF POSTING
This Notice is posted in accordance with Government Code §54954.2(a) or §54956. Members of the public can view electronic agendas and staff reports by accessing the Town of San Anselmo website. Under penalty of perjury, this Agenda was posted to the public at least 72 hours prior to the meeting.
Town Council Agenda March 26, 2024
5 Item #: Interviews
STAFF REPORT
TOWN OF SAN ANSELMO Item #: Interviews
MEETING DATE: March 26, 2024
AGENDA TITLE: Conducting Interviews for the Open Space Committee and Arts Commission
FROM: Administration, Serge Avila, Town Clerk
RECOMMENDATION
Staff recommends that the Town Council conducts interviews and makes appointments later this evening to the Climate Action Commission and the Arts Commission.
Below is a list of six (6) applicants scheduled to be interviewed by the Town Council.
Interview
Time Name Board, Committee or Commission
6:00 PM Sue Saunders Climate Action Commission
6:10 PM Karen Mendelow Climate Action Commission
6:20 PM Lucy Mathews Climate Action Commission
6:30 PM Danna Lewis Arts Commission
6:40 PM Tara Pandeya Arts Commission
6:50 PM Miranda Thurtell Art Commission
The Council will have the opportunity to make appointments for the Climate Action and Arts Commission later this evening.
FISCAL IMPACT
None.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
6 Item #: Interviews
Conducting interviews is not defined as a project under CEQA (Section 15378 CEQA Guidelines).
ATTACHMENTS
Attachment 1- Sue Saunders, Climate Action Commission
Attachment 2- Karen Mendelow, Climate Action Commission Attachment 3- Lucy Mathews, Climate Action Commission
Attachment 4- Danna Lewis, Arts Commission
Attachment 5- Tara Pandeya, Arts Commission
Attachment 6- Miranda Thurtell, Arts Commission
7 Submit Date: Feb 21, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Question applies to multiple boards
If you are interested in applying for a Youth Commissioner opportunity, please click here. You will not need to fill out the below form to be considered for a Youth Commissioner position.
Occupation
Higher Education Research Administrator/Grants Analyst
Employer's Address
The Regents of the University of CA UC Berkeley Berkeley, CA 94720 Which Boards would you like to apply for?
Climate Action Commission: Submitted
Number of years as resident of San Anselmo?
30 Number of years as a resident in Marin?
35 Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Kathy O'Sullivan - 415-697-5178 Nancy Grover - 415-453-3549 Agnes Heyman - 415-794- 5501
Education Level Achieved *
College/University Degree
Karen Mendelow
[email protected]
109 Hilldale Drive
San Anselmo CA 94960
Mobile: (609) 313-6515
Karen Mendelow
8 Interests & Experiences
I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
I have served as a San Anselmo Climate Town Commissioner for the last 3 years. I have been a board member of the Environmental Forum of Marin for ten years serving as Secretary, Vice President of Programs and Education, and have led one Master Class Cohort. I am currently a Board Member of the new MarinCAN Climate Action Network, a public, private non-profit at the Marin County Leve,l working to accelerate climate solutions to reduce carbon emissions directly.
Reasons for this appointment:
As a member of the community in San Anselmo, I want San Anselmo to be community driven to reduce carbon emissions with the town government and for the citizens that reside and work here. I have helped along with my other commissioners and the support of the Town Council to be a leader. We are making significant changes to attitudes which therefore have resulted in significant actions to lower greenhouse gases. I enjoy conversations and initiatives where I can help public learn about and take action for climate and environmental stewardship, both at home and system wide. I want to further engage in the Solar Resilience Hub, A Compost Delivery System, Encouraging EV adoption and charging and Introducing Beneficial Native Plants into our Town Properties.
What are your qualifications for this appointment?
I have skills in facilitation, advocacy, analysis, promotion and customer service. My professional work positions include grants analyst for fifteen years . and environmental and science educator for twenty five years.
Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
Keeping the Town Council excited with fresh ideas about how to run our town sustainably with forward-thinking strategies that save money, build future capacity and resilience, and lower greenhouse gas and pollution waste.
Karen Mendelow
9 Upload a Resume
You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
LinkedIn Profile
https://www.linkedin.com/in/karen-mendelow-nelson/
Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
Karen Mendelow
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Mendelow_Nelson_resume_02.12.24.pdf
Karen Mendelow
10 [email protected] 609-313-6515
Karen Mendelow Nelson
Core Qualifications
OPERATIONAL LEADERSHIP
Ability to take a systems approach to planning and prioritization of goals and objectives Skillful at active listening, communications and customer service Effective at cultivating and motivating strategic partnerships and building alliances Responsible steward of multi-million dollar budgets, including complex oversight and analysis Precision in supporting analytical and financial business plans with follow-up and evaluation Ability to manage staff to achieve peak productivity
Commitment to sustainable strategies that promote equitable solutions Professional Experience
UNIVERSITY OF CALIFORNIA BERKELEY, Berkeley, CA (2014–present) Grants Analyst/Research Administrator 4; BEST BRS/QB3
• Member of UCB’s highest volume pre and post-award research administration team, interfaces with multiple University Departments including HR, Payroll, Purchasing, Sponsored Projects, Grants Acctg. • Effectively analyzesresearch grants and contract portfolios for 10 Principal Investigators, ensuring fiscal compliance by monitoring, reporting, and projecting expenses • Develops, oversees, and submits complex proposals to acquire funding • Manages varied portfolios of awards, including funding from multiple sources, including federal grants, training grants, foreign entities, foundations, fellowships, and sub awards.
SAN ANSELMO CLIMATE ACTION COMMISSION, San Anselmo, CA (2020-present) Commissioner on Town Board Prioritizing Climate Action Initiatives MarinCAN (Climate Action Network) San Rafael, CA (2021-present) Board Member: Co-Leader of Program, Outreach Equity Committee
ENVIRONMENTAL FORUM OF MARIN (EFM), San Rafael, CA (2010- 2023) Board Member; Co-Director of Master Class 42 (2015); Executive Committee Secretary (2016-2019); VP Education (2019-2021); Master Class Graduate (2010); All volunteer positions • Led EFM Master Class 42 for 25 adults; a 6 month (2 classes per month) professional development seminar focused on climate change and environmental advocacy.
• As Master Class Director: organized speakers, venues and communications for class members, supported individualized ecological conservation student projects Executive Board: As Secretary: Ensured organization recordkeeping including minutes and agendas; As Vice President of Education: lead program committee guiding program direction, builds relationships with other organizations and civic entities
UNIVERSITY OF CALIFORNIA BERKELEY, Berkeley, CA (2009-2013) Curriculum Specialist and Science Educator; FOSS Project, Lawrence Hall of Science • Developed science experiences and implemented curriculum for the Full Option Science System (FOSS) and Outdoor Biology Instructional Strategies (OBIS) curriculums; benefiting national elementary and 11 middle school science teaching
• Built science teaching capability of educators, by leading professional development workshops at national conferences and throughout local school districts
• Created FOSSWeb National Database of Resources; a guide to outdoor education for all 50 states • Produced Bay Area Environmental Education Resource (BAEER) Fair for 4 consecutive years; an annual event designed to showcase environmental education resources
UNIVERSITY OF CALIFORNIA BERKELEY, Berkeley, CA (2004-2009) Research Administrator and Business Manager, SafeTrec Research Group • Oversaw 3 million dollar research unit, pre and post award development, budgets, and business administration
• Supervised personnel, managed facilities, and established new systems for research success, including the launch of forecasting software
EXPLORATORIUM, San Francisco, CA
Program Manager and Science Educator, Exploratorium Teacher Institute (1987 - 2003) • For over 17 years, implemented new programs and strategies for the innovative Exploratorium Teacher Institute science education training workshops for both middle and high school science teachers • Created and taught hands-on science concepts at multiple-week institutes and workshops, conducted public museum programs and directed successful events to educate the Bay Area community on STEM concepts • Published articles and contributed to books on science education. Developed Exploratorium museum library service for educators, organized lab and classroom facilities for museum use. • Managed grant and budget proposal preparation as well as reported to sponsors to ensure fiscal compliance Honors, Awards, and Professional Development – University of CA Berkeley Honors and Awards: SPOT Employee Recognition Award (2019, 2016, 2006); School of Public Health Staff Recognition Award (2006)
Professional Development:
Cal Coaching Network
Diversity and Inclusion Training
UC Berkeley Sustainability Training
UC Business Officer Institute Graduate
UCB Financial Management Certificate Program Graduate
UC Berkeley Staff Assembly Mentorship Program
Education and Training
Graduate, July 2020 Climate Reality Leadership Corps
Graduate, 2010 Environmental Forum of Marin Master Class Graduate Coursework: Environmental Planning, Landscape Design, Public Speaking, Spanish Bachelor of Science: Major: Zoology, Minor: Botany, Colorado State University 12 Additional Professional Experience
Co-Director -Environmental Forum of Marin Master Class 42 Educator – Oakland Zoo, Oakland, CA
Program Coordinator - San Francisco Green Schoolyard Alliance Workshop Instructor - California Academy of Sciences, San Francisco, CA Naturalist - Whale Center, Oakland, CA
Instructor - Franklin Institute Science Museum, Philadelphia, PA Publications
Lawrence Hall of Science, Full Option Science System (FOSS) FOSS Newsletter
“FOSS Goes Local: State Specific Resources Now Available on FOSSWeb”, Spring 2014, No.43
“FOSS Aquariums: Tips for Maintaining and Disposing of Classroom Living Organisms”, Spring 2012, No.39
“Cultivating FOSS Connections to Your School Garden”, Fall 2011, No 38 “Launching a Revised and Improved Website, Outdoor Biology Instructional Strategies”, Fall 2011, No 38
“FOSS Collaboration in Chicago, Illinois: The Early Elementary Science Partnership (E2SP)” Fall 2010, No.36
“Live Plants and Animals in FOSS Investigations, Never Release Classroom Organisms into the Wild” Spring 2010,No.35
“New From the Wordsmiths”, Spring 2010, No.35
Environments Book, “STRAW Interview”, 2012
Exploratorium
“Exploring” Magazine
“Handmade Paper,” Exploring Paper, V23 #2, Summer 1999
"Gardening for Butterflies and Birds,” Exploring Gardening, V20 #1, Spring 1996 "Cruising California for Alternative Energy," Exploring Energy, V18 #4, Winter1995 "The Beat of Your Electric Heart," Exploring Electricity, V14 #3, Fall 1990 Science Snackbooks and Explorapedia, Contributor
Science Education Partnerships "Science at the Core: Shedding New Light on Partnerships”, University of California, San Francisco, 1993
The Franklin Institute Science Museum
Flight, 1984
13 Submit Date: Mar 04, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Question applies to multiple boards
If you are interested in applying for a Youth Commissioner opportunity, please click here. You will not need to fill out the below form to be considered for a Youth Commissioner position.
Occupation
Retired
Employer's Address
None
Which Boards would you like to apply for?
Climate Action Commission: Submitted
Number of years as resident of San Anselmo?
28 years
Number of years as a resident in Marin?
28 years
Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Amy Knapp 415-290-9249 Kathleen Gundry 703-785-3471 Michael Kamerick 415-218-7553 Education Level Achieved *
College/University Degree
Interests & Experiences
Susannah M Saunders
[email protected]
33 Elm Ave.
SAN ANSELMO CA 94960
Mobile: (415) 686-0448
Susannah M Saunders
14 Upload a Resume
You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
I have served on the San Anselmo Climate Action Commission for the last 3 years. I am reapplying for another term.
Reasons for this appointment:
I am a climate activist
What are your qualifications for this appointment?
Experience including serving as chair of this commission for 1 year Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
Electrifying transportation and building.
LinkedIn Profile
Resume__Susannah_Saunders__1_.pdf
Susannah M Saunders
15 Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
Susannah Saunders
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Susannah M Saunders
16 Susannah Saunders
33 Elm Ave. San Anselmo, CA. 94960 415-686- 0448 [email protected] Awards:
Golden Bell honoree for classified staff 2018
Experience:
Special Education Resource Assistant Mill Valley Middle School August 2011 to present Special Education Instructional Assistant San Rafael High School August 2009 to June 2011 Special Education Instructional Assistant Terra Linda High School November 2008-June 2009 Health Office Administrative Assistant Sunny Hills Residential Care November 2007-June 2008 Teacher's Assistant/Clerical Assistant Ross Valley School District April 2000-June 2004 Education San Francisco State University B.A. English 1990 Skills And Special Interests: climate change mitigation, public health, and journalism.
I have written opinion pieces published in the Marin Independent Journal and my work to support asylum seekers has been documented by the New York Times. https://www.marinij.com/2020/01/24/marin-voice-driving-an-electric-vehicle-makes-a-differenceyou-can-count/ https://www.marinij.com/2020/11/27/marin-voice-buying-clean-energy-a-meaningful-action-to-pr otect-our-children/
https://www.marinij.com/2019/07/06/marin-activist-rallies-for-migrant-children-at-texas-border/ https://www.nytimes.com/interactive/2019/07/06/us/migrants-border-patrol-clint.html 17 https://www.usatoday.com/story/news/politics/2019/07/06/border-patrol-el-paso-sector-migrant-detention-center-clint-i mmigration/1664887001/
18 Submit Date: Jan 17, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Question applies to multiple boards
If you are interested in applying for a Youth Commissioner opportunity, please click here. You will not need to fill out the below form to be considered for a Youth Commissioner position.
Occupation
Business Development Lead
Employer's Address
Pinterest, 651 Brannan St, San Francisco, CA 94107
Which Boards would you like to apply for?
Climate Action Commission: Submitted
Number of years as resident of San Anselmo?
2 Number of years as a resident in Marin?
2 Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Kate Lafferty (630)-291-4394 Maura Macneil (650)-714-4483 Danielle Sandre (650)-924-6396 Education Level Achieved *
College/University Degree
Interests & Experiences
Lucy V Matthews
[email protected]
1655 San Anselmo Ave
San Anselmo CA 94960
Home: (415) 269-0332
Lucy V Matthews
19 I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
For the last four years, I have been serving as a lead on PinPlanet, Pinterests employee led climate action committee. In this role I am responsible for bringing more reliable, actionable and positive climate change content to the platform through partnerships like Project Drawdown and ReWiring America
Reasons for this appointment:
While I understand there are currently no vacancies, I would love to be considered for when a position opens up. I am extremely passionate about protecting and preserving our planet for generations to come. I am a mother of two, and am terrfied for what will be left for my two little girls. Over the past seven years I have been on a journey of sustainable discovery. I have been educating myself on the causes of climate change, and more importantly the solutions we have within our reach to mitigate the negative impacts. I would cherish the opportunity to share my learnings and ideas with the town of San Anselmo and help the town meet its climate goals
Lucy V Matthews
20 Upload a Resume
You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
What are your qualifications for this appointment?
Environmental Knowledge: - Currently studying "Energy Within Environmental Constraints" through Harvard University online. This course covers; the basic engineering, environmental science, and economics of our energy system, a working understanding of energy technologies, environmental impacts of the energy system, focusing on air pollution, climate change, and land use, and techniques for estimating monetary costs and carbon impacts. I am due to complete this course within the next two months, and am on track to pass above the minimum grade (60%), I am currently trending at 75% - Recent graduate of "Resilient Neighborhoods" as part of of "The MarInnovators". - Since buying our house, we have spent the past two years fully electrifying our home and taking advantage of all of the tax incentives and subsidies the state and county offer. I would love to help educate others on this process and raise awareness of the incentives available. Proven communication, public speaking, and problem solving skills: - 13 years experience in the tech industry in sales and business development roles. I have experience building programs, negotiating with partners and landscaping new opportunities to drive the business forward. These skills will be invaluable in this position - Comfortable speaking and presenting to large groups and voicing my opinion Advocacy and Education: - Dedicated to better myself and others around me through reducing consumerism; Strictly follow the "refuse, reuse, recycle" mentality for all purchases and always rent or buy clothes second hand - On a constant mission to remove plastic from our house - Vegetarian; I stopped eating meat in 2017 and went fully vegan for almost two years. My two little girls live a vegetarian lifestyle, and my husband is almost fully vegetarian. - Constantly watching documentaries on the climate crisis and reading the news to stay up to date with the latest legislature.
Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
I believe the biggest issue facing this committee is the decline in the reduction of emissions.
This could be due to 1) lack of awareness of available programs and 2) prioritization of goals that will drive the most impact. By narrowing the committees focus to a few key initiatives and pushing mass adoption (i.e. progams to incentivize home electrification and emission free transportation) via greater awareness of this committees incredible work, emissions should start to decline YoY more than 2%.
LinkedIn Profile
www.linkedin.com/in/millerlucy
Lucy V Matthews
21 Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
Lucy Matthews
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Lucy V Matthews
22 23
24 25
26 Danna Lewis San Anselmo, CA | 415-264-4533 | [email protected] | LinkedIn Mission-Driven, Growth-Minded Leader with 15+ years of diverse industry sector knowledge providing thought partnership, strategic execution, brand architecture, and trusted operations management to CEO/Founders, Boards, and Senior Leadership Teams with the confidence and acumen to move things forward. Foundational systems-thinker with stakeholder-focused savvy scaling in fast-paced high-growth environments without sacrificing high-end customer service. Known for being a positive, grounded leader, offering continuous improvement, and focusing on strengths to stimulate personal and group excellence.
Highlights
● Worked with Founder/CEO to take startup from MVP (through full resource lifecycle and management) to a fully operational Marketing, Events, Sales global remote team of 35 and concierge membership growth of 150%. ● Partnered with the Founder/CEO to cultivate and then assume brand oversight, leading full-stack lifecycle marketing, defining best practices that directed the brand tone from location interior design through all digital platforms providing the scaleable foundation for franchise growth from 25 to 75 locations in four years. ● Highly innovative in pioneering new roles, departments, and programs leveraging cross-functional relationships to strengthen the overall ecosystem. First person in 95% of roles in both Fortune 500 and Startup environments. ● Industry Experience: Financial Services, Investment Banking, Healthcare, Health & Wellness, Franchising, SaaS, Social Impact, Professional Development Services, EdTech, Consulting, Coaching, Start Up, Nonprofit Professional Experience
Program and Course Manager | The Shift Network | Remote | 04/2021 - Present ● Collaborate with clients (Faculty) to design and deliver their online learning courses and programs resulting in consistent Net Promoter scores of 74+ for company and 74+ personally (as measured by client satisfaction). ● Repaired partner relationship resulting in initial revenue uptick of $15,000 and ongoing. ● Manage the onboarding and cross-team project workflow and delivery of 16-20 simultaneous online live courses, and membership programs concurrently ranging from 100-900 participants each. ● Provided multiple workflow efficiencies and client journey improvements resulting in time savings, increased on-time deliverables, and improved cross-team communication.Serves on special projects / task forces.
Business and Career Consultant / Coach | Remote | 04/2019 - Present Serves as a consultant and advisor to improve stakeholder journeys aligned with business objectives and a (Randstad) Certified Career Transition Coach facilitating 100+ clients through the full lifecycle of career changes.
COO / Board Secretary & Treasurer | The Athena Alliance | Remote | 01/2018 - 04/2019 ● Partnered with Founder/CEO to develop portfolio of products and services from minimum viability through full deployment and sustainability, financial modeling, preparing to transition to a SaaS business model. ● Lifted business revenue through full sales cycle management of individual memberships and corporate business development, negotiating and closing sales from $7k to $400k. ● Hosted and attended more than a dozen events in person to debut programs, launch new membership (city) regions, foster the company ecosystem, and network on behalf of the CEO.
Executive Director | The National Association of Environmental Medicine | Remote | 06/2015 - 01/2018 Driver of the coordination and facilitation of the administrative and operational activities of the executive team, leading organizational change including Board engagement, Board meetings, committee communications, daily operations, monthly membership webinars, and event planning of the yearly conference.
Fractional Chief of Staff | Harmonia Wellness & Social Club | Sausalito, CA | 01/2014 - 01/2018 27 Business Consultant | Various
● Collaboration with Founder/CEO and SLT as Fractional Chief of Staff (Harmonia Wellness & Social Club) to design and implement membership model, website, operations standards and procedures, and client experience.
● Served as a consultant and advisor across a broad range of topics combining deep industry knowledge to enhance customer experience, develop processes, and guide campaign development and product launches.
● Collaborated with various Founder/CEO’s to design and build websites, brand strategies, and marketing content.
Brand & Marketing Director | The Bar Method | San Francisco, CA | 06/2009 - 09/2013 ● Led organizational change and change management initiatives as well as internal and external communications.
● Galvanized corporate-wide marketing plan and positioned franchise studio owners for success by developing a playbook of best practices for sales, marketing, and customer experience training. ● Worked with a PR and Social Media team to oversee an annual omnichannel content calendar of monthly and seasonal campaigns, improving open rates to more than 30% and garnering national media placements.
● Orchestrated design and execution of yearly Franchisee convention; Key leadership team member in the ideation through the go-to-market launch of brand products including seven exercise DVDs and branded apparel.
Advisory Board Member | Second Wind Organization | San Francisco, CA | 01/2008 - 12/2010 Business Operations & Marketing Consultant | San Francisco, CA | 01/2008 - 06/2009 Assisted CEO/Founder of GirlfriendCircles.com and several other business owners with strategic planning through launch operations of digital platforms and in-person marketing events.
Vice President, Shared Services Operations | Citigroup Inc. | Tampa, FL | 01/2001- 01/2008 ● Established a white-glove treasury and cash-management unit to support the budget management of the $13billion Accounts Payable Division and the senior executives enterprise-wide. ● Managed financial modeling and data analysis of a $400MM account while leveraging cost containment and relationship management to generate an additional $350k per year. ● Built and supervised a 12-person high-performance team responsible for solving complex problems and crisis situations in tight deadlines regarding sensitive and confidential information- accomplishing the lowest employee turnover in the division / highest performance ratings for six consecutive years.
Core Competencies & Technical Skills
Google Suite, Mac Suite, Microsoft Suite, Salesforce, Hubspot, Asana, Slack, Zoom, Docusign, Constant Contact, MailChimp, Survey Monkey, Program Management, Project Management, Change Management, Workflow Design, Operational Cadence, Process Improvements, Management Reporting, Board Management, Stakeholder Success, Operational Excellence, Customer Journey, Global Remote Teams, Brand Architecture, Full Lifecycle MarketingBanking, Education & Leadership
Board Member, Strategic Plan Committee | The Mill Valley Chamber of Commerce | 01/2023 - 12/2023 Ambassador/Writer | The Mill Valley Chamber of Commerce | 01/2020 - Present Certified Career Transition Coach & Career Coach Authority | Randstad Risesmart | Jun 2020 Published Author | DreamSculpt Publishing/Waterside Productions | Dec 2019 Volunteer Career Leadership Coach | Braven @ SJSU | Fall Semester 08/2019 - 12/2019 Auditor, Corporate Board Training | The Directors Academy | Sep 2018 Host and Creator of Lucious Leadership Podcast | Inspired Choices Network/Syndicated | 01/2016 - 2020 Conscious Leadership Training | Various & The Shift Network | 01/2012 - Present Bachelors of Business Management with Minor in Marketing | University of Phoenix 28 Submit Date: Jan 03, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Question applies to multiple boards
If you are interested in applying for a Youth Commissioner opportunity, please click here. You will not need to fill out the below form to be considered for a Youth Commissioner position.
Occupation
Artist/scholar
Employer's Address
50 Acacia Ave, San Rafael, CA 94901
Which Boards would you like to apply for?
Arts Commission: Submitted
Question applies to Arts Commission
Do you live in the Ross Valley?
Number of years as resident of San Anselmo?
35 Number of years as a resident in Marin?
35 Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Barbara Framm (415) 259-9709 Jennifer Bahi (415) Joan Caul (415) 453-0751 Education Level Achieved *
Master's Degree
Tara C Pandeya
[email protected]
37 Rutherford Avenue
San Anselmo CA 94960
Home: (415) 259-9710 Home: (415) 259-9710
Tara C Pandeya
29 Interests & Experiences
I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
-Soloist with Cirque du Soleil- contributing to public performances and working as the tour's social outreach liaison organizing workshops to serve marginalized communities (I.E. in orphanages in Lebanon with Palestinian and Syrian refugees, in South Africa with children of AIDS patients & in Venezuela with marginalized youth). -Fulbright scholar- presenting the nation as an ambassador of cultural exchange and education -Adjunct Professor at Dominican University of California's LINES Ballet BFA program- fostering growth and development of future artists and arts enthusiasts -Board member of Ballet Afsaneh Art and Culture Society in Woodacre-offering expertise in advising and guiding cultural organizations towards success -Thirty-five-year residency in San Anselmo with my 105 year old grandmother off of Butterfield Avenue- actively committed to arts and cultural enrichment Reasons for this appointment:
--Extensive expertise- diverse background as an award-winning choreographer, dancer, published scholar and educator bringing a wealth of knowledge to support the arts and culture initiatives -Community Commitment- a decade working as an artist with San Rafaelbased -Youth In Arts & Young Imaginations in the Bay Area public school districts and working with dozens of NGOs (see CV) both as an outreach liaison, artist and volunteer with decades of experience -Cultural Advocacy- with a commitment to promoting cross-cultural sensitivity and fostering inclusivity and diversity through the arts -Vision for Enhancementwith comprehensive perspective gained from international arts experience performing over 1,500 shows across 40 countries, academic endeavors and brining innovative ideas and global outlook to enrich the local arts and cultural landscape of San Anselmo What are your qualifications for this appointment?
-Artistic excellence- I have been twice singled out by the dance critic for the New York Times for my solo artistic work: https://www.nytimes.com/2010/06/15/arts/music/15festival.html - Educational Prowess- a commitment to educating future generations in the arts -Cultural ambassadorship- as a Fulbright scholar and person of mixed race heritage with deep roots in San Anselmo. My grandparents moved here in the 1930's and my grandma may well be the oldest resident currently in San Anselmo- at age 105. -Advocacy and Leadership- My advisory role as an artist in various capacities underscores my commitment to promoting cultural awareness, diversity, unique histories and stories as well as inclusive within the local arts community.
Tara C Pandeya
30 Upload a Resume
You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
One crucial issue could be fostering greater community engagement and inclusivity in cultural events and initiatives. I know this firsthand, as a half White and half Indian individual growing up in Marin. Additionally, ensuring sustainable funding and resources to support diverse art forms and programs within the community might be another key challenge requiring attention.
LinkedIn Profile
https://www.linkedin.com/in/tara-catherine-pandeya-1b8384a/ Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
Tara C Pandeya
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Pandeya_CV_2023.docx
Tara C Pandeya
31 Tara Catherine Pandeya
Email: [email protected]
“Tara is a brilliant woman who is destined to make a great impact on the world. Coming from a mixed heritage, Tara is particularly gifted in understanding the complexities of issues. In addition, her artistic gifts enable her to take a multidisciplinary approach to all things that she studies.~ Dr. Ibrahim Adburrahman Farajaje, Dean of Faculty University of California Berkeley
“In a field that often attracts artists who give only a superficial pass at studying a dance tradition deeply, Ms. Pandeya is someone who counters this with her has an extraordinary gift.
Tara not only is a dance artist of stunning capabilities, but also possesses the deep kinesthetic integration of understanding that is required when encountering culturally specific dance. Tara is one of the most talented dance artists I have known in 25 years of work in the field of presenting and promoting culturally specific dance forms” ~ Lily Kharrazi, Program Manager for the California Arts Commission and the Alliance for California Traditional Arts. " nothing less than electrifying: Ms. Pandeya. Her hands flitted like butterflies in the air around her head with bewildering speed; and her feet ...Parts of this Bukharan dance look related to the Kathak genre of India: similar rapid single turns, similar percussive rhythmic play of the footwork. But the trilling sparkle of Ms. Pandeya’s hands was like nothing I have seen." ~Alastair Macaulay, dance critic for the New York Times Newspaper Teaching experience:
Upcoming: Stanford University, ‘Physical Listening’ Co-taught with JoAnn Mendl Shaw & Shevzov-Zebrun, Winter 2024
LINES Ballet BFA Program for Dominican University, Ca, Modern dance, Fall 2023, Spring 2023
Saint Mary’s College, Ca, Jan term 2021, 2022,
2023 ‘The Great Silk Road, co-taught with Professor Rob Weiner Guest-lecturer: Cambridge University, Western Norway University of Applied Sciences, Royal Holloway University, London, SOAS University of London, Panama University, Panama City, Embassy of Uzbekistan, London, Journalism and Mass Communication University, Tashkent, Uzbekistan
32 Education:
Master’s Degree in Dance Anthropology, Roehampton University’s Centre for Dance Research 2017-2018,
Intensive Tajik (Persian) Language Immersion- ‘Advanced’ placement score on oral exam from American Council’s U.S. State Testing Center, July 2021, Dance Certificate, Tashkent Choreography College, Spring Semester, June 2012 Dance Certificate, Dushanbe Choreography College, Fall Semester, September 2011
Uyghur Classical Dance Certificate, Xinjiang Arts Institute, Classical 'Uyghur' Dance Program, Uyghur Autonomous Xinjiang, China, 2009
Bachelors Degree in Liberal Arts with a Minor in Arabic, St. Mary’s College LEAP (Liberal Education for Arts Professionals) program, 2007 Arabic Language intensive (for BA minor)- University of Berkeley, California, 2006
Comprehensive CTESOL Teaching Certificate,
Transworld Schools, San Francisco, Ca, 2005
Arabic Language Certificate, Alif University, Fez, Morocco, 2000 Artistic merits:
Dominican University, Adjunct Faculty Merit Award, 2023, Alliance for California Traditional Arts- selected as ‘Master Artist’ to mentor Afghan mentee artist in traditional dance, 2021 Rauschenberg Foundation individual artist grant, 2020, Fulbright Scholarship- Dance Anthropology studies at Roehampton University, London, UK Audicious Minds Fellowship~ 6 month EU funded solo choreographic project at Berlin’s Forecast Festival, Rockefeller funded Asian Cultural Council Grant- Karachi, Pakistan, ‘Creative Work Fund’, solo artist, Margaret Jenkin’s CHIME Choreographers Mentorship grant with master Cambodian artist Charya Burt, Apprentice Fellowship, the Alliance for California Traditional Arts with mentor Abbos Kosimov, Nomination for Solo Artist of the 33 Year and winner for Best Composition with Abbos Kosimov, the Isadora Duncan Awards Committee, * Artistic Career Development Grant, the Marin Arts Council, 2008 Next Generation Grant the California Arts Council, Professional Non-profit work:
(Arts education specialist)~ Outreach liaison- ‘Cirque du Monde’ NGO for Cirque du Soleil- created movement workshop programing on 4 continents with marginalized youth (E.g: Syrian orphanage in Lebanon, with children of AIDS patients in South Africa & youth in Venezuela), ‘Young Imaginations’, ‘People Like Me’ & ‘Youth in Arts’ (teaching K-High School in the Bay Area public schools), Narika- NGO for Abused South & Central Asian Women & Human Trafficking Victims (Outreach Coordinator & Volunteer Coordinator), Artist & teacher for: 2002-12 Afsaneh Art and Culture Society, International Orphan Care, The Zoroastrian Society, The Arab Cultural Center, Afghan Women's Alliance International, Afghan Widows & Orphans Foundation, Roots of Peace; De-Mining Afghanistan, The Association for the Protection of Afghan Archaeology, Silk Road House, Silk Road Foundation, Afghanistan and Central Asia Association, Women for Women. State-funded American Councils- Camp America- on the Tajik/Afghan border: dance and drama consultant, teaching to 400 school aged children in the most conservative and rural regions of Tajikistan.
Anthropological research assistant & founding member of the ‘Tajik Dance Initiative’ NGO with Professor Friend & Afsaneh Art & Culture Society, Christensen Foundation, Dushanbe & Khorog, Tajikistan, 2006 Published writing: Upcoming: Pomona University, Journal for Humanities and Social Sciences, January 2024, Dance Magazine, BBC Dari, BBC Uzbek (video), Saint Mary’s College of Moraga, Royal Holloway University Residencies: Upcoming: Ilhom Center for Contemporary Arts, Tashkent, Uzbekistan, CECArtlslink artist residency, Baku Azerbaijan, Culturistan with Kiarostami Foundation Think Tank, Paris, France Cooper Leg Residency, Tallinn, Estonia Back Apartment Residency, Saint Petersburg, Russia Upstanding Others with the Museum of Modern Art, San Francisco, Shadhona Residency, Dhaka, Bangladesh California Thought Tank with Richard Siegal’s Ballet of Difference, Cologne, Germany, Humanities Link Sufi Kathak Ustad 34 Rani Khanum, New Delhi, India 2013, Uzbek dance residency, Dilafruz Djabborva and Sogdiana Israilova, New York & Tashkent, 2020, 2012, 2004 Past Professional Experience: (Selected works) 2023-2010 ‘Dralion’ by Cirque du Soleil~ World tour 140 cities, 23 countries & 5 continents in 5 years ~Soloist & Assistant to director- 1,700 performances, 2009- 2015 ~Social Action Liaison: organized charitable donations, outreach programing & dance workshops in Lebanon, South Africa, Panama and Guatemala Niyaz sound and movement immersive concert- Royce Hall, University of California, Los Angeles, August 19, 2023
Niyaz sound and movement immersive concert- East Coast tour & the Getty VillaNew York, Chicago, Boston, Scottsdale and Los Angeles, March- April-May, 2022 Saqi Saqi-choreographic collaboration with winner of Afghanistan’s national television show ‘Afghan star’ Elaha Sooror, music video, August, 2020 Choreographic commission for the Persian celebration ‘Shab e Yalda’ (Winter Solstice) for Sidra Community Wellness Program, a mental health program for refugees to the Bay Area, December 2020
Kokand International Handicraft Festival and Tashkent Zarb Concert, SeptemberFebruary, 2020 ‘Around the World in 40 Days’, Asia Society, Choreographic Commission, Soloist, Oct 12, 2020
Soloist/Choreographer- San Francisco Ethnic Dance Festival, San Francisco Opera House, Commissioned work, Soloist, July 25th, 2019
The Albert & Victoria Museum- Nowruz with the Silk Road Collective, March 20, 2019, London, UK
The Muslim Awards with Mayor Sadiq Khan, London, UK March 1, 2019 Music for Food concert, Co-choreographer and dancer, Carmina Burana by the Taipei National Symphony, National Theater, Taichung, Taiwan, February 2, 2019 35 Soloist, 100-year Bauhaus- Hyper Culture- Performative Intervention, (Uzbek classical dance with Bauhaus artists from Japan) Akademie der Kunst, Berlin, Germany
Choreographic commission- ‘Art Prospecct’ Festival- funded by CECArtlinkoriginal choreography linking food and tea culture with dance and cultural heritage, using dancers of ensemble Pari, Saint Petersburg, Russia, September 2018
‘Camp America’ Theater Consultant, creating and implementing kinesthetic learning for drama curriculum to promote gender equality and tolerance in rural and conservative villages in Khalton, Tajikistan, July-August 2018 ‘The weeping butterfly’, Taiwanese Opera, duet work with Billy Chang at the National Opera House, Taipei, Taiwan, November 10th, 2017 Hampi Festival, 2,000-year-old archaeological site, soloist, Hampi, India, November 5th, 2017
‘Raqsistan, a cartography of the body’- director, choreographer, and soloist- world premiere at the Forecast Festival, Berlin, Germany, October 20-21st, 2017 ‘Whirling towards luminosity’ collaboration with Billy Chang, East Meets West Festival, Maui, Hawaii,May 24th, 2017
Raqsi-Asp (Dance of the Horse) Rooftop of the World Festival, Khorog, Autonomous Gorn-Badakhshan, Tajikistan
Commissioned choreographic premiere of ‘Larzon’ Uzbek dance solo, San Francisco Ethnic Dance Festival, Palace of Fine Arts, Ca '50 Years of Discovering and Protecting the Archaeological Heritage of Afghanistan' honoring Professor Tarzi, solo artist, Dominican University, San Rafael, Ca
‘Music and Rhythms of Afghanistan’, the Emirates Palace for the Abu Dhabi Authority for Art and Heritage, Abu Dhabi, UAE
Afghanistan: Hidden Treasures, Kabul Museum touring exhibit, Asian Art Museum, soloist, San Francisco, Ca
36 ‘Occident to Orient’ with the Berlin Philharmonics, soloist, The National Gallery, Berlin, Germany
The Magic of Persia, soloist, The British Museum, London, Songs of Rumi: with poet and Rumi translator Coleman Barks, Benefit for the Nepali Orphan Foundation, soloist, Carmel,
Afghanistan: Rebuilding a Nation Conference, soloist, U. S. Trade and Development Agency, Chicago, Il
Goldman Environmental Prize Awards, soloist, War Memorial Opera House, San Francisco, Ca
The Silk Road Project: with Yo Yo Ma, UC Berkeley Art Museum, Berkeley, Ca Art of the Sultans: Ottoman Art from the Khalili Collection, soloist, Asian Art Museum, San Francisco, Ca
37 Submit Date: Jan 18, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Question applies to multiple boards
If you are interested in applying for a Youth Commissioner opportunity, please click here. You will not need to fill out the below form to be considered for a Youth Commissioner position.
Occupation
Self-Employed, Events
Employer's Address
130 Bolinas Avenue, Unit B, San Anselmo, CA 94960
Which Boards would you like to apply for?
Arts Commission: Submitted
Question applies to Arts Commission
Do you live in the Ross Valley?
Number of years as resident of San Anselmo?
3 Years
Number of years as a resident in Marin?
3 Years
Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Shaun - Thurtell - 415-340-9252
Education Level Achieved *
Master's Degree
Miranda A Thurtell
[email protected]
130 Bolinas Avenue Unit B
San Anselmo CA 94960
Mobile: (650) 766-2206
Miranda A Thurtell
38 Upload a Resume
Interests & Experiences
I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
During my time employed at the University of San Francisco, I established and participated in several committees including student wellness and retention, the USF wellness committee, and was a staff mentor for the Muscat Scholars Program, a program focused on supporting and transitioning first-generation college students.
Reasons for this appointment:
I have been closely observing the efforts of the Arts Commission for our town and would love nothing more than to serve and utilize my knowledge and expertise for my town.
What are your qualifications for this appointment?
I have extensive experience in events, administrative skills, and a passion for the arts! Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
There is a significant amount of activity happening during the summer, but during the winter, spring, and fall seasons, there doesn't seem to be a lot of activity. I imagine having consistent activities year-round can be a challenge for any commission or committee to accomplish, particularly with financial constraints. This is something I have ideas on and would love to explore as a member of the Arts Commission.
LinkedIn Profile
https://www.linkedin.com/in/mirandaathurtell/
Miranda_Thurtell_Resume__6_.pdf
Miranda A Thurtell
39 You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
Miranda Thurtell
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Miranda A Thurtell
40 MIRANDA THURTELL
ORGANI Z A T IONA L CHANGE AND R E L A T IONSHI P MANAGEMENT
PROFESSIONAL SUMMARY
I take pride in cultivating strategic connections and partnerships built on mutual respect. What begins as a conversation develops into incredible insight into a person or organizations strengths, aspirations, goals, and achievements. I am not only an administrator, I am a builder of bridges.
Actively recruited exceptional graduate students while implementing operational standards for graduate application flow and processing for the over thirty-two graduate programs within the School of Education.
Strategically developed and advanced the Slate CRM system for efficiency while serving as the subject matter expert in the Office of Admission and Outreach. Enhancements included updating a streamlined application process, tracking, decisions, and scholarship distribution.
Effectively advised prospective students and applicants in-person, over the phone, and by email providing detailed information on curriculum, financial aid, the application process, housing, and other services.
UNIVERSITY OF SAN FRANCISCO SCHOOL OF EDUCATION
OFFICE OF ADMISSION AND OUTREACH
Admission and Outreach Coordinator, Sep 2017 - June 2021 Managed School of Education Dean’s office sponsored meetings and special events including new student orientation, school-wide meetings.
Collaborated with the Office of Communications and Outreach (OCO) and SOE Budget Manager to ensure marketing and budget needs are arranged for SOE events.
Worked closely with Associate Director for Student Academic Services on processing various forms and following up on academic procedures.
UNIVERSITY OF SAN FRANCISCO SCHOOL OF EDUCATION
DEANS OFFICE
Event and Information Coordinator, Jan 2016 - Sep 2017
(650) 766 2206 | [email protected] | LinkedIn: @mirandaathurtell
RECENT PROFESSIONAL EXPERIENCES
Dynamically lead and coordinate the Student Affairs Internship Program (SAIP) and professional development of students in the Higher Education and Student Affairs program.
Work closely with the School of Education Dean to manage, track, and oversee activities and progress related to the School of Education's strategic priorities including our various task forces: School and Community Partnerships, Research Center (C-HER) Center on Humanizing Education Research, and more.
Manage all sponsored special events through the Dean's office.
UNIVERSITY OF SAN FRANCISCO SCHOOL OF EDUCATION
DEANS OFFICE
Program and Partnership Manager, June 2021 - March 2022 Russell Reynolds Associates is one of the leading global executive search firms in the country. I serve as Project Coordinator for Jenna Fisher, Managing Director and global co-lead for the Financial Officers Practice at Russell Reynolds. During my training and tenure, I successfully executed various functions including intensive calendar management, client interfacing, event coordination, and document creation. I also served on the Bay Area Events Committee.
RUSSELL REYNOLDS ASSOCIATES
Project Coordinator, March 2022 - Present
41 Muscat Scholars Program (MSP) - Bridge program for first-generation college students staff mentor: 2016 -2022 GoUSF Wellness Committee Member: 2016, 2017, 2020 - 2022 Jesuit Graduate Admissions Professional Member: 2019 - 2021 Bay Area Graduate Admissions Professional Secretary: 2019 - 2020 USF School of Education Student Retention & Wellness Task Force: 2019 - 2020
SERVICE & COMMUNITY INVOLVEMENT
COURSEWORK
Leading Individuals and Teams
Human Resources Management
Leadership Communication
Analytics for Managers
Business, Ethics, and Society
Strategic Leadership and Change
Purposeful Leadership
PAPERS, PROJECTS & REPORTS
Living the Mission: An Argument for Ethical Business Strategy in Higher Education, 2020 A New Application of Herzberg’s Two-Factor Theory: Rediscovering Intrinsic Motivation through the Power of Storytelling, 2020 Analytical Roadmap Report, 2020
The Power of Storytelling: Community-Building Remotely, 2020 Changement Management Action Plan, 2020, 2021
ADDITIONAL SKILLS & INTERESTS
Project Management Systems (Asana, Teamwork)
Microsoft Office (Word, Excel, PPT)
G-suite
Slate CRM system
Video conferencing: Zoom, Webex, Microsoft Teams
Hiking and Camping
History & International Relations
International Travel & Multicultural Experiences
Organizational Behavior
Design
EDUCATION
University of San Francisco
Bachelor of Arts in International Studies
Degree Conferred: December 2015
University of Redlands
Master of Science in Organizational Leadership
Degree Conferred: May 2021
University of California, Irvine
Coursera Verified Certificate
Project Management: The Basics for Success
Completed July 2015
PROFESSIONAL SKILLS
Organization & Change Management
Project Management
Event Planning
Superior Customer Service
Customer Relationship Management
People Coordination
Recruitment
Graduate Admissions
42 Item #: 1.1
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 1.1
MEETING DATE: March 26, 2024
AGENDA TITLE: Approval of the Draft Minutes of the Regular Town Council Meeting of the March 12, 2024
FROM: Serge Avila, Town Clerk
RECOMMENDATION: For Council to consider the approval of the Draft Minutes of the Regular Town Council meeting of March 12, 2024.
ATTACHMENT:
Attachment 1- March 12, 2024 Draft Minutes
43 1
San Anselmo Draft Council Minutes
Regular Meeting
Town Council Chambers and via Zoom
Tuesday, March 12, 2024
Call to Order: Optional Pledge of Allegiance
COUNCILMEMBERS PRESENT: Steve Burdo
Eileen Burke, Mayor
Brian Colbert
Tarrell Kullaway
Alexis Fineman
STAFF MEMBERS PRESENT: Dave Donery, Town Manager
Emily Longfellow, Assistant Town Attorney
Serge Avila, Town Clerk
Heidi Scoble, Planning Director
Sean Condry, Public Works Director
Sean Youra, Climate Action Coordinator
Mayor Burke recited some of the ground rules for tonight’s meeting related to public testimony.
Open Time for Public Expression
Gene reported on yesterday’s Marin County Commission on Aging panel discussion regarding the Board of Supervisor’s Resolution declaring racism a public health crisis. He would like to see some action taken.
Mr. Guy Meyer discussed the election results and the Reimagine Plan for Creek Park.
Mr. Todd Greenberg, Fairfax, asked the Council to think about their obligations as Town officials.
Mr. Michael McIntosh, Fairfax, discussed climate change and opposed the use of a blow torch to remove weeds.
Ms. Sue Saunders, Chair of the Climate Action Commission, thanked the Council and staff for the high rate of EV adoption.
Council requests for future agenda items; Committee liaison reports; questions and comments to staff; miscellaneous items
Councilmember Fineman reported on the Marin Wildfire Prevention Authority (MWPA) project in the Sorich Park area.
Vice Mayor Kullaway reported she attended the Economic Development Committee meeting.
Councilmember Burdo reported he attended Opening Day of the Softball Season (Play Ball !); the Memorial Park Master Plan meeting; he plans to attend tomorrow night’s Ross Valley Fire Board meeting
44 2
Councilmember Colbert reported he attended the Fairfax Little League Parade; the Marin County Commission on Aging panel; the Metropolitan Transportation Commission (MTC) sponsored “get together” regarding the proposed 2026 Transit Measure; the Safe Routes to Schools meeting.
Mayor Burke reported on the recent Independent Journal article about EV purchases in the County; attended the Memorial Park Master Plan Community meeting; discussed election results pertaining to San Anselmo’s withdrawal from Flood Zone 9.
1. Consent Agenda
1.1 Approve the Draft Minutes February 27, 2024
1.2 Approval of a Consulting Contract for the Remodel and Addition to Firehouse 20
1.3 Approval of a Special Event Application- San Anselmo Arts Commission’s Beatles in the Park Fundraiser 2024
1.3 Accept Update on the 2023 General Plan Annual Progress Report and the 2023 Housing Element Annual Progress Report and Authorize Staff to Send the Report to the State Governor’s Office of Planning and Research (OPR) and State Housing and Community Development (HCD)
1.5 Approve the Downtown Hanging Flower Basket Funding Request
1.6 Receive Report of Checks Issued for the Month of January 2024 and February 2024
1.7 Consider a one-time contribution of $25,000 towards the purchase of property at 199 Porteous Avenue in Fairfax, CA, Fairfax-San Anselmo Children’s Center and give direction authorizing the Mayor to sign letters of support regarding County of Marin’s request for funding to upgrade said property
Mayor Burke opened the meeting to public comments
Ms. April Hughes, Ms. Heidi Tomski, and Ms. Pat Johnstone supported item #1.7.
Mr. Todd Greenberg asked if a Consent Calendar item could be pulled at the public’s request.
He supported item #1.5 and #1.7.
Mayor Burke closed the meeting to public comments.
Mayor Burke stated she would like to pull item #1.2 and #1.7 for discussion.
Councilmember Burdo stated he would like to pull item #1.5 and #1.7 for discussion.
M/s, Burdo/Fineman Motion to approve items #1.1, #1.3, #1.4 and #1.6 AYES: Burdo, Colbert, Fineman, Vice Mayor Kullaway, Mayor Burke
1.2 Approval of a Consulting Contract for the Remodel and Addition to Firehouse 20
Mayor Burke stated residents should be made aware of this substantial expense. She described the project.
45 3
Councilmember Burdo gave a “shout out” to Tom Finn and Rich Shortall, Sleepy Hollow Fire Protection District representatives on the Ross Valley Fire Board.
Councilmember Fineman stated this is the spirit of a regional fire initiative and sets a precedent.
1.5 Approve the Downtown Hanging Flower Basket Funding Request Councilmember Burdo thanked the Beautification Committee.
Mayor Burke stated the committee is fundraising for the project.
1.7 Consider a one-time contribution of $25,000 towards the purchase of property at 199 Porteous Avenue in Fairfax in Fairfax, CA, Fairfax-San Anselmo Children’s Center and Give direction authorizing the Mayor to sign letters of support regarding County of Marin’s request for funding to upgrade said property
Councilmember Burdo stated he met with leaders of the Children’s Center and learned that about 20% of students are from San Anselmo. This is a vital program.
Councilmember Kullaway supported the contribution.
Mayor Burke stated she supported keeping the center at its current location and serving the children of the Upper Ross Valley.
Mayor Burke opened the meeting to public comments.
There were no comments.
Mayor Burke closed the meeting to public comments.
M/s, Burdo/Fineman, Motion to approve items #1.2., #1.5, and #1.7.
AYES: Burdo, Colbert, Fineman, Vice Mayor Kullaway, Mayor Burke Business Items
2.1 Receive 2022 San Anselmo GHG Inventory Report and Presentation
Climate Action Coordinator Youra presented a staff report.
Ms. Christina Ward, representing the Marin Climate Energy Partnership, gave a PowerPoint presentation. She, along with staff, answered questions from the Council regarding what is included in the VMT data; if rideshare and other types of uses would be included in the passenger category; if emissions from paving projects are included in this document; the methodology used for methane potency; how the data for the VTM modeling is obtained.
Mayor Burke opened the meeting to public comments.
Mr. Guy Meyer was skeptical about the push for “all electric”. There are consequences to electric power generation.
Mr. Todd Greenberg stated 100-year extrapolations are prone to error. He asked for balance and optimization as opposed to ideologies.
46 4
Mr. Michael Macintosh agreed with the previous two speakers. There are many options to going EV.
Ms. Joey Davis supported EV vehicles and stated the batteries can be recycled.
Ms. Sue Saunders thanked Climate Action Coordinator Youra for his hard work. She stated EV sales are not plunging.
Abby asked for a complete carbon accounting of trees that have been removed in the fire reduction zones.
Mayor Burke closed the meeting to public comments.
Councilmember Fineman stated everything has trade-offs and unintended consequences. This is about evaluating and mitigating trade-offs.
Councilmember Burdo stated they have been doing a good job through policies adopted and actions taken including the Solar Resiliency Project.
Councilmember Colbert stated this type of benchmarking is important.
The Council thanked Climate Action Coordinator for his great work and wished him well in his future endeavors.
2.2 Appoint a Subcommittee for Sorich Commons Partners/Memorial Park Recycled Water Proposal
Town Manager Donery presented a staff report.
Mayor Burke opened the meeting to public comments.
Gene stated the neighborhood is opposed to the sale of any part of the Town owned Corporation Yard.
Mr. Michael Macintosh and Abby encouraged the Town to keep and maintain control of the Town-owned property.
Mr. Guy Meyers stated the affordable housing component of development is down to 10% Mayor Burke closed the meeting to public comments.
Councilmember Colbert asked staff to post an FAQ on the Website about the Sorich Commons Partners proposal.
Councilmember Fineman supported the formation of an ad hoc subcommittee and asked staff to track their time on the project proposed by Sorich Commons Partners.
Councilmember Burdo stated he would like to serve on the ad hoc subcommittee.
Mayor Burke stated the proposal from the developer keeps shifting and a lot of staff time has been invested. The ad hoc subcommittee could flesh out the details of the project.
Mayor Burke stated she would like to serve and would appoint the subcommittee at a later date.
She liked the idea of an FAQ.
47 5
2.3 Consider Rent Stabilization Ordinance policies and provide future direction to staff Planning Director Scoble and Assistant Town Attorney Longfellow Manager presented the staff report and a PowerPoint presentation. Staff answered questions from the Council regarding whether or not the Council can take action tonight; authority of local jurisdictions; consistency with Costa Hawkins.
Mayor Burke opened the meeting to public comments.
Mr. Chris Braun, Ms. Allison Double, Ms. Susie Dershowitz, Mr. Kurt Reese, Ms. Wendy Todd, Ms. Joey Davis, Ms. April Hughes, Mr. David Lusterman, Ms. Jenny Silva, Ms. Natalie Playo, Ms. Sue Saunders, Michael, Karen Chappelle, and Madeline Parnell spoke in support of a Rent Stabilization Ordinance
Mr. Dwight Marriman, Mr. Gustavo Fernandez, Mr. Michael Sexton, Vanessa, Mr. Todd Greenberg, and Ms. Kim Stoddard spoke in opposition to a Rent Stabilization Ordinance.
Mr. Michael Leary, Ms. Laura Schelford, Mr. Bob Jaffey, and Corinne spoke in support of the small (”Mom and Pop”) landlords
Ms. Monica Snead, Ms. Katie Hogan, retired RVFD Captain Tim Ecke, Mr. Ford Greene, Ms.
Pat Johnstone, and Mr. Victor Kirken stated this issue should be voted on by the residents.
Mr. Michael Macintosh stated the housing crisis is caused by bad housing policies.
Ms. Jennifer Asselstine, speaking as a resident of San Anselmo, stated she was concerned about the impact of a Rent Stabilization Ordinance on the Regional Housing Needs Assessment (RHNA) numbers.
Mayor Burke closed the meeting to public comments.
The Council took a 5-minute break.
Councilmember Burdo responded to several of the public comments. He does not want to impact the “Mom and Pop” landlords. He does not object to this issue going to the ballot but he would prefer that the Council to take action. He thinks the “sweet spot” is three or four units or more, 60% of CPI, and a rental registry.
Councilmember Kullaway stated she is in favor of a cap of 60% of CPI or 5%, whichever is less, the base rent set to June 21st, a Fair Rate of Return Appeals Process, and a rental registry and associated fees. A good starting place would be 4 units. She wanted to spare the “Mom and Pop” landlords and thought separate utility meters were important. She would like to vote tonight as opposed to putting the issue on the ballot.
Councilmember Colbert stated this issue should go to the ballot.
Councilmember Fineman stated there is a systemically flawed housing situation and they can address pieces of it at a time. The issue of rent control addresses the prevention of displacement of long-term tenants. She agreed with the comments made by Vice Mayor Kullaway and Councilmember Burdo on the substantive issues and favored adopting a policy at the dais.
48 6
Mayor Burke stated she owns a home that has an additional unit that she rents out- she is a landlord. She approaches this issue from a policy standpoint. A specific segment of the community has never been required to benefit others- private business is not regulated in that way. To address inequities taxes are collected collectively and public housing is provided to the most vulnerable. She does not support added rent control from a policy perspective. Rent control will not lessen the demand but rather artificially control the market. She would like to put this issue on the ballot.
M/s, Kullaway/Burdo, Motion to establish a rent cap of 60% of CPI or 5%, whichever is lowest; confirm a base rent to be set at June 21, 2023; confirm establishing a Fair Rate of Return Appeals Process to allow the property owner to exceed the rent cap subject to prescribed criteria that would include the insurance item that Mayor Burke brought up; establish provisions to allow a rental registry and associated fees; this would only apply to three units or more on the same property; confirm that no direct charges for utilities in addition to rent would be charged; this would be an ordinance vs. a ballot measure.
AYES: Burdo, Fineman, Vice Mayor Kullaway
NOES: Colbert, Mayor Burke
The meeting was adjourned 11:09 p.m.
Respectfully submitted,
Toni DeFrancis,
Recording Secretary
49 Item #: 1.2
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 1.2
MEETING DATE: March 12, 2024
AGENDA TITLE: Amending the Town’s Ethics Training Requirements for Boards, Committees and Commissions
FROM: Serge Avila- Town Clerk
RECOMMENDATION:
Staff recommends that the Council adopt the attached Draft Resolution Amending the Town’s Ethics Code to limit bi-annual training requirements to the Town Council, Planning Commission, Parks & Recreation Commission and Open Space Committee.
BACKGROUND
On June 10, 2014, Council approved Resolution No. 4074 which establishes a code of ethics and values for all Town elected and appointed officials, including members of Boards Commissions and Committees.1 The resolution requires all board, committee and commission members to go through ethics training.
DISCUSSION/ANALYSIS
California Government Code section 53253, also known as AB1234, mandates that local agencies supply two hours of ethics training to certain local officials every two years. The requirement to receive mandatory ethics training applies only to those elected or appointed officials who are compensated of their service or reimbursed for their expenses. (Cal. Gov. Code § 53253 (a)-(b)). Accordingly, “The specific trigger for this requirement is whether the agency either compensates or reimburses expenses for members of any of its Brown Act covered bodies; if it does, then all elected and appointed “local agency officials” (as defined) must receive this training. “Local agency official” means any member of a legislative body or any elected local agency official who receives compensation or expense reimbursement.” (Institute for Local Government (“ILG”), State Ethics Requirements for Local Agencies, Sept. 2012, p.1).
After completing training, each official must maintain a record of the date of and entity conducting the training (Cal. Gov. Code § 53235.2).
1 Note that at is meeting of November 15, 2022, the Town Council engaged in a general discussion about Resolution 4074 with a focus on potential revisions to the Ethics Code. The Council did not reach consensus on proposed changes, but suggested that the Code be discussed at a future meeting. If the Council wishes to engage in a more comprehensive conversation about the Ethics Code, staff will return with another staff report so that the Council can pick up where they left off. 50 Item #: 1.2
Determining whether officials should receive such training relates to state law and to the Council’s direction. When the Council adopted Resolution 4074, it decided to have all members of its boards, commissions and committees complete the training, even those who are not compensated for their service or reimbursed for their expenses. However, the ILG notes that there are several ways for local agencies to determine which officials should be trained.
[One] approach is for an agency to identify all commissioners and board members that have been reimbursed and/or compensated in the past year and notify them of their need to receive training. For others who haven’t been reimbursed and/or compensated, the expense reimbursement forms required by AB 1234 could include an advisory which alerts board members and commissioners of the need to get training if they are seeking reimbursement for expenses. (Ibid.)
The approximately 100 people serving on Town boards and commissions do not receive compensation and/or reimbursement in those positions. Several commissioners have questioned the need for this 2-hour AB 1234 training when their positions do not involve payment. Not only is the training requirement a burden for these volunteers, it also creates work for staff, who must track of all the Town’s committee and commission members’ ethics training compliance.
Staff recommends continuing the practice of asking the Town Council, Planning Commission, and Open Space Committee to complete ethics training as these committees make land use decisions and/or may serve in a quasi-judicial role.
However, staff requests that the Council consider removing the ethics training requirement from all other boards, committees, and commissions. However, at the Council’s discretion, ethics training could be required of other commissions as needed.
FISCAL IMPACT
None
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
Approving this proposed amendment is not a “project” under the California Environmental Quality Act, because it does not involve an activity that has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Cal. Pub. Res. Code § 21065).
ATTACHMENT
Attachment 1- Draft Resolution
51 RESOLUTION NO. XXXX
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO
AMENDING THE TOWN OF SAN ANSELMO CODE OF ETHICS AND VALUES FOR ALL ELECTED AND APPOINTED SAN ANSELMO OFFICIALS TO LIMIT THE AB 1234
TRAINGING REQUIREMENT TO OFFICIALS OF THE TOWN COUNCIL, PLANNING
COMMISSION, AND OPEN SPACE COMMITTEE
WHEREAS, the San Anselmo Town Council adopted Resolution No. 4074 establishing its Code of Ethics and Values for all San Anselmo elected and appointed officials, including members of Boards/Committees/Commissions; and
WHEREAS, all elected and appointed San Anselmo officials are subject to the Ethics Laws promulgated by the State of California, which are intended to ensure that officials are acting in the public's interests as opposed to narrow personal interests; and WHEREAS, Ethics laws generally include the following:
1. Laws relating to personal financial gain by public servants, including laws prohibiting bribery and conflict of interest laws.
2. Laws relating to claiming perks of office, such as mass mailing restrictions and use of public funds for personal or political uses.
3. Government transparency laws, such as financial interest disclosure requirements.
4. Laws relatingto fair processes, such as due process requirements, incompatible offices, disqualification from participating in decisions affecting family members.
5. Laws relating to respectful and fair treatment of staff, including those related to political solicitations and whistle-blower protections.
6. Laws designed to safeguard public resources, such as in procurement practices or theft of public resources.
7. Campaign-related laws, such as fundraising restrictions and campaign disclosure; and WHEREAS, the people of San Anselmo expect public officials, both elected and appointed, to comply with both the letter and the spirit of the laws of the State of California, United States of America, the San Anselmo Municipal Code and established policies of the Town of San Anselmo affecting the operation of local government; and WHEREAS, the Town's Code of Ethics and Values shall apply to the Town Councilmembers and appointed members of Town Boards, Commissions, and Committees. 52 WHEREAS, the Town of San Anselmo staff has been keeping track of ethics training compliance for approximately 100 members of all boards, committees and commissions for whom there is no compensation and/or reimbursement associated with their positions; and WHEREAS, the Town seeks to implement a reasonable and manageable number of boards, committees and commissions and still be in compliance with AB1234.
NOW, THEREFORE, Resolution No. 4074 is hereby amended as follows.
The Town Council of the Town of San Anselmo resolves that the following Principles of Ethics and Values are hereby adopted. San Anselmo elected and appointed officials must:
1. Adhere strictly to the rules of the Fair Political Practices Commission, which can be found at www.fppc.ca.gov.
2. Recognize that stewardship of the public interest must be of primary concern.
3. Conduct themselves in a manner that does not raise a reasonable perception or belief that there is a conflict of interest or abuse of position.
4. Assure independence and impartiality on behalf of the public good by not using an official position to influence government decisions in which they have a financial interest or where they have an organizational responsibility or a personal relationship that would present a conflict of interest under applicable State law.
5. Understand that avoiding the appearance of conflict is extremely important.
6. Understand that if they represent clients or friends before the Town Council, Planning Commission, Parks & Recreation Commission or Open Space Committee (whether paid or not), they should not at the same time serve on any of the aforementioned bodies.
7. Understand that even if an actual conflict does not exist, it may be inappropriate to participate in a decision for personal reasons to avoid even the appearance of a financial, legal or ethical conflict.
8. Refrain from taking advantage of services or opportunities for personal gain by virtue of their public office that are not available to the public in general.
The Town Council of the Town of San Anselmo further resolves that elected officials of the Town Council and appointed officials of the Planning Commission and the Open Space Commission are required to complete ethics training every two years pursuant to AB 1234 and at the Council’s discretion, ethics training may be required of other boards, committees or commissions as appropriate.
I hereby certify that the foregoing Resolution was adopted at the regular meeting of the San Anselmo Town Council on the _____day of March 2024 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
53 _____________________________
Eileen Burke, Mayor
ATTEST:
Serge Avila, Town Clerk
54 Item #: 1.3
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 1.3
MEETING DATE: 3/26/24
AGENDA TITLE: Consideration of Special Event Application -Children for Change Challenge 2024
FROM: Mattie O’Grady – Recreation Manager
RECOMMENDATION: That Council approve the Children for Change’s application for the Children for Change Challenge scheduled for Sunday, April 28th, 2024, from 8:00 a.m. – 2:00 p.m. on the Town Hall Plaza and Tunstead Avenue.
BACKGROUND
This event is sponsored by the Children for Change which is a nonprofit based in San Anselmo and serves students across Marin. C4C empowers young people to become change-makers with the knowledge, confidence and empathy to make a positive impact in their world.
DISCUSSION/ANALYSIS
The 6th annual C4C Community Challenge will bring families from across to engage in our community through advocacy and volunteering. It attracts approximately 400 people from the Ross Valley area. Applicant is requesting the closure of Tunstead from San Anselmo Ave to Library Place and the use of the Town Hall Plaza. More than 15 Marin nonprofits will be at The Community Challenge with hands-on advocacy activities and games. There will be local food vendors, a student led bake sale, music, and community building. This year The Community Challenge will not include a hike this year and will center around a "block party" in downtown San Anselmo.
Public works staff will provide no parking signs and stage barricades for the day of the event.
The following conditions are required of the applicant:
• Applicant must deliver notices to merchants affected by the street closure • No PA or amplified sound is allowed before 9:00 a.m.
• If no town staff are available to assist with the street closure, the applicant will need to coordinate that the day of.
55 Item #: 1.3
• Requires compliance with all ADA regulations, including providing ADA-approved cord covers on all cords located on public right of way. • Special Event insurance is required
The attached application provides details of the event with comments and conditions from Town staff.
FISCAL IMPACT
There would be no direct fiscal impact to the Town to approve this item.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The proposed project is exempt from the California Environmental Quality Act (CEQA), under the “common sense” exemption, because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. (Cal. Code Regs. tit. 14, § 15061).
ATTACHMENTS
Attachment 1- Event Application
56 TOWN OF SAN ANSELMO
1000 Sir Francis Drake Blvd, Suite # 14
San Anselmo, CA 94960
415-258-4640
APPLICATION FOR COMMUNITY-BASED EVENTS
Please complete this application if you wish to conduct a community-based event (non-commercial) in San Anselmo on public property for more than 50 people or involving the closure of a downtown street for more than fifteen minutes. The application will be reviewed by staff and forwarded to the Town Council for approval.
EVENT INFORMATION
Name of event:
Organization(s) presenting the event:
Other event sponsor(s), if any:
Contact Person: Phone Number:
Address: Email:
Event Date(s):
Start and end times: Number of attendees (estimate):
Location:
Will alcohol be served or sold?
Yes_____ No______
Brief Event Description:
Public space requested:
____Creek Park _____Creek Park Parking Lot
____Pine Street Parking Lot _____Magnolia Parking Lot
____Town Hall Lawn _____Council Chamber
____Imagination Park _____Memorial Park
____Other: ______________________________________________ 57 _____ San Anselmo Avenue: from (cross streets) ________________ to ____________________ _____ Tunstead Avenue: from (cross streets) ___________________ to _____________________ _____ Other street(s): from (cross streets) ______________________ to _____________________ _____ Other space use (e.g. parking spaces) ____________________________________________ _____ Other Facilities:_______________________________________________________________ Additional Comments on the Public Space Requested:
To be qualified for consideration, applicants must fall into one of the following categories:
Town-Sponsored Events
Ross Valley* accredited or licensed schools (pre-kindergarten through 12th grade, (both public and private schools)
Ross Valley* Youth Organized Sporting of Cultural Events Organizations located in the Ross Valley* which have received tax-exempt status pursuant to Internal Revenue Service Code Section 501c(3)
Merchant associations located in incorporated San Anselmo and established as of 2006 *Ross Valley is defined as incorporated and unincorporated areas of San Anselmo, Fairfax, and Ross Standards & Objectives
The Town Council, with input from downtown merchants, property owners, and local residents, has adopted the following criteria they will consider when reviewing applications for the closure of roadways or other public space in the downtown area.
Does the event:
Attract local residents
Attract people throughout the Bay Area
Attract families
Generate interest for people to return and spend money in local businesses Create a positive impact for real estate stimulation
Provide a overall positive impact on business
Provide an opportunity for downtown merchants to participate in the event Provide access to neighborhood streets during the event Avoid conflicting with a retail holiday
Assure public safety
Provide adequate parking
Benefit the Town
Provide access for persons with disabilities
Provide for clean-up by event organizers
Provide emergency vehicle access
Assure that any booths or other structures are designed and placed so that storefronts have access and visibility
Allow local businesses to exhibit merchandise on the sidewalk area in front of their stores, without charge, while maintaining wheelchair access
58 CONDITIONS OF APPROVAL
The following conditions apply to downtown events, unless waived or modified by the Town. Other conditions, as set by the Town Council and staff, may apply to particular events for public safety or other objectives of the Town.
A. Police: Off-duty police officers may be required for the event, as determined by the Police Chief, depending on the number of people attending and the nature of the event. Off-duty police officers are required during events where alcohol is served or sold.
B. Emergency access: An emergency access lane of at least 14 feet wide must be maintained at all times.
C. Insurance: Proof of general liability insurance, naming the Town, its employees, and agents as additional insured, at limits no less than $1,000,000.
D. Recycling and garbage: Extra containers for recycling cans and bottles, and garbage cans must be placed throughout the area of the event. Containers and cans are to be emptied when full during the event, and picked up after the event.
E. Compostable/Disposable Foodware: In accordance with the Town of San Anselmo’s Ordinance 1136 all food vendors will provide takeout food in reusable foodware or compostable disposable foodware, or items composed entirely of aluminum. If a compostable disposable foodware item is not available, an alternative foodware item made of other materials, except polystyrene foam and polystyrene food ware, may be substituted.
F. Toilet facilities: Events estimated to attract more than 100 people and lasting more than two hours must provide portable toilets, in the number and location as approved by the Parks superintendent, unless alternate arrangements for toilet facilities are otherwise required or arranged to the approval of the Parks Superintendent. Toilet facilities must be provided for disabled persons at each location where portable facilities are provided. Hand washing facilities must be provided where food is served.
G. Traffic control: A traffic and parking control plan, including enforcement measures, must be approved by the Police Chief.
H. Noticing: Events that include closure of the street will require advance written notice to businesses and residents on the street(s) that will be closed. These notices must be distributed a minimum of five days prior to the Town Council meeting date that the event application will be considered.
I. Sales tax: Persons or businesses selling items as part of the event shall designate San Anselmo as the point of sale for sales tax purposes.
J. Alcoholic beverages: A permit is required from the Police Chief and the State Department of Alcohol Beverage Control in order to serve or sell alcoholic beverages. Off-duty police officers are required if alcohol is served or sold.
K. Fire inspection: A fire inspection is required of any and all appliances or devices that produce an open or enclosed flame and/or hot materials, including food.
L. Creek Park: No more than three booths are allowed inside the turf areas of the park.
M. Signs and barricades: Any “No parking signs” that are needed are to be provided by the event organizers, and posted according to the traffic control plan prior to the event. Barricades, detour signs, and other traffic control devices are to be provided by the event organizers.
N. Parking: Temporary accessible parking must be provided if a street closure or other event condition renders permanent accessible parking unusable.
O. Cables: Cables must be covered so as not to create a tripping hazard. When cable covers are used, they must not create a tripping hazard and must be navigable by wheelchair. The path of travel must be no more than 1:12.
On behalf of the organization applying for the permit to conduct the event, I have read and agree to follow the standards for events, as stated in this application, and have read and agree to follow the permit conditions as stated in this application and those which may be required of me as conditions of approval.
Name: Date:
59 NAME OF EVENT: DATE OF EVENT:
DEPARTMENT COMMENTS/CONDITIONS APPROVED BY
POLICE M. Norton &
H. Khalili
FIRE D. Mahoney
RECREATION D. Mauk
PUBLIC WORKS S. Condry
& J. Healy
ADMINISTRATION D. Donery
TOWN COUNCIL
60 Item #: 1.4
STAFF REPORT
TOWN OF SAN ANSELMO Item #:1.4
MEETING DATE: March 26, 2024
AGENDA TITLE: Revenue and Expenditure Reports, February 2024 FROM: Jeff Zuba, Finance & Admin Services Director
RECOMMENDATION: That Town Council consider approving the monthly year-todate Revenue and Expenditure Reports and corresponding activity for the period ending through February 29, 2024.
SUMMARY
Every reporting period end, the Town of San Anselmo presents to the Town Council its operations as shown on the Revenue and Expenditure reports for discussion and approval.
BACKGROUND
The Revenue and Expenditure reports are year-to-date summaries of revenues and expenditures from the Town’s financial system (‘Tyler Incode’) for both the current as well as the prior corresponding fiscal year. These reports include the General Fund’s operations given most of the Town-level operational activities are processed through the General Fund either directly or indirectly. This approval is to be obtained once a month within the fiscal year.
DISCUSSION/ANALYSIS
The revenue and expenditure data through February 29, 2024, is a compilation of all operating activity that is year-to-date for the current and prior fiscal year. These reports are sourced directly from the Town’s financial system, of which a corresponding analysis has been performed identifying the key trends the Town Council should take note of.
Revenues
Overall, through the February 2024 reporting period end, the Town’s General Fund revenue has increased its base relative to the prior year by $0.578M. As it is the beginning of the fiscal year the revenue numbers are low since most of the Town’s 61 Item #: 1.4
revenue is collected at specific times. corresponding either flat year-over-year or nets correspondingly to an immaterial change—all of which are within management’s expectations.
As shown above, the Town’s overall revenue base increased by $0.578M as its Property Taxes - The Town receives disbursements from the County of Marin for property taxes in December, April, and June. The increase compared to the prior period of $0.186M is due to a timing delay in the County of Marin issuing the 2022-2023 excess Education Revenue Augmentation Fund (ERAF) payment to the Town. This payment is normally received in August however it was received in October. That is outside of 60 days of year-end, so it was not recorded back into 2022-23. The remaining increase of $0.434M is due to the 5.5% growth in assessed and net taxable value the Town experienced in 2023-24. Sales Tax decreased by $0.064M compared to the prior period due to a decrease in consumer activity and the costs of goods. The Town receives disbursements monthly from the State for Sales Tax.
License & Permits decreased by $0.095M compared to the prior period due to declining construction activity around the Town and timing of business license collections.
Intergovernmental increased by $0.060M compared to the prior period due to timing of collections for the Prop 172 .5% sales tax and grants related to the Housing Element.
As far as the other revenue streams, these changes either decreased or remained relatively flat year-over-year resulting in an immaterial change.
Expenditures
Overall, through the February 2024 reporting period end, the Town’s General Fund expenditures have increased by $1.224M compared to the prior year. This is primarily from increases in compensation, outside services, debt service, and other expenditures.
All other activity is either flat year-over-year or nets correspondingly to an immaterial change—all of which are within management’s expectations.
Category FEB YTD FY24 FEB YTD FY23 $ Change % Change
Property Tax 9,202,886.78 8,582,030.96 620,855.82 7.23% Sales Tax 799,515.41 864,196.41 (64,681.00) -7.48%
Property Transfer Tax 52,495.83 55,095.69 (2,599.86) -4.72% Franchise Taxes 417,367.56 402,522.83 14,844.73 3.69%
Licenses & Permits 786,600.10 881,865.01 (95,264.91) -10.80% Fines 70,804.73 48,734.87 22,069.86 45.29%
Cash & Investment Interest 30,388.99 40,780.42 (10,391.43) -25.48% Intergovernmental 230,850.54 170,981.21 59,869.33 35.02% Other Fees 211,396.98 195,804.57 15,592.41 7.96%
Transfers In 192,189.17 173,867.86 18,321.31 10.54%
Total 11,994,496.09 11,415,879.83 578,616.26 5.07%
62 Item #: 1.4
As shown above, the Town’s expenditures base overall increased by $1.224M of which is driven by compensation, outside services, debt service, and other expenditures:
Compensation (Salaries & Wages and Benefits) increased by $0.398M compared to the prior fiscal year primarily due to the 4.5% cost of living adjustment effective July 1, 2023, step adjustments, and increase in health insurance premiums.
Outside Services increased by $0.359M compared to the previous fiscal year due to payments for Public Safety JPA’s and construction project activity, specifically Memorial Park Parking Lot.
Maintenance increased by $0.151M compared to the previous fiscal year due to unscheduled repairs/maintenance at the Town’s fire stations, Town Hall, and resources needed for upkeep of the medians.
Supplies increased by $0.100M compared to the previous fiscal due to supplies/materials needed for traffic safety and the care of the Memorial Park field.
Debt Service increased by $0.092M compared to the previous fiscal year due to the repayment of the 2021 Pension Obligation Bonds noted above. The bond payments are due in August and February.
Other Expenditures increased by $0.172M compared to the previous fiscal year due to the increase in insurance premiums for property, liability, and cyber security as well as a slight increase in internal service charges for technology and building maintenance.
Transfers Out decreased by $0.114M compared to the prior fiscal year due to the municipal lease on Fire Station 19 ending in the previous fiscal year and no transfer being made to that fund ($0.158M) offset by a transfer in into the special event fund of $0.029M to help cover costs of those events.
As far as the other expenditure streams, these changes either slightly changed or remained flat year-over-year resulting in an immaterial change. All other changes are taken together overall immaterial for further discussion and are expected given the Town’s operations.
FISCAL IMPACT
None
Category FEB YTD FY24 FEB YTD FY23 $ Change % Change
Compensation 2,738,628.49 2,340,548.92 398,079.57 17.01% Retirement 193,229.35 157,274.26 35,955.09 22.86%
Training 29,261.95 29,785.70 (523.75) -1.76%
Outside Services 8,531,488.67 8,172,235.64 359,253.03 4.40% Maintenance 164,986.99 13,799.87 151,187.12 1095.57%
Utilities 42,084.51 12,188.33 29,896.18 245.29%
Supplies 183,608.13 83,286.42 100,321.71 120.45%
Debt Service 585,985.00 494,248.63 91,736.37 18.56%
Other Expenditure 1,190,496.72 1,017,890.10 172,606.62 16.96% Transfers Out 699,500.00 813,517.00 (114,017.00) -14.02% Total 14,359,269.81 13,134,774.87 1,224,494.94 9.32%
63 Item #: 1.4
GENERAL PLAN CONSISTENCY
Not applicable
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The Council’s discussion and approval of this report is not a “project” under the California Environmental Quality Act, because it does not involve an activity which has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Cal. Pub. Res. Code § 21065).
ATTACHMENTS
Attachment #1: General Fund Revenue and Expenditure Report by subcategory, February 2024
Attachment #2: Expenditure Report by department, February 2024 64 ITEM 1.4 - ATTACHMENT I
Town of San Anselmo
2023-2024 Rev & Exp Report
as of 02/29/2024
2022-2023
Revised
Budget
2022-2023
Audited
Actuals
2022-2023
YTD Actuals
% of
Audited
Actuals
2023-2024
Adopted
Budget
2023-2024
Revised
Budget
2023-2024
YTD Actuals
% of
Actual /
Budget
Fund: 01 - GENERAL FUND
Revenue
400 - PROPERTY TAX GENERAL 9,030,734.00 9,316,564.27 5,182,832.61 55.63 % 9,609,527.00 9,609,527.00 5,457,373.86 56.79 % 401 - PENSION 2,592,646.00 2,913,414.27 1,567,030.72 53.79 % 2,756,290.00 2,756,290.00 1,642,400.08 59.59 % 402 - PROPERTY TAX OTHER 3,760,449.00 3,537,673.91 1,887,263.32 53.35 % 3,875,006.00 4,097,971.00 2,155,608.67 52.60 % 410 - OTHER TAXES 1,610,000.00 1,579,452.60 864,196.41 54.71 % 1,545,000.00 1,503,000.00 799,515.41 53.19 % 411 - FRANCHISE TAXES 775,000.00 900,545.14 402,522.83 44.70 % 848,000.00 848,000.00 417,367.56 49.22 % 420 - BUSINESS LICENSE 260,000.00 299,090.84 203,433.14 68.02 % 290,000.00 290,000.00 172,826.96 59.60 % 421 - PARKING 24,500.00 2,080.10 881.50 42.38 % 0.00 0.00 0.00 0.00 % 422 - CONSTRUCTION 1,075,000.00 1,074,971.84 677,550.37 63.03 % 1,016,000.00 1,141,000.00 613,773.14 53.79 % 430 - VEHICLE CODE 10,000.00 10,268.23 4,807.91 46.82 % 10,000.00 10,000.00 703.76 7.04 % 431 - LIBRARY 0.00 4,050.62 1,102.91 27.23 % 1,250.00 1,250.00 2,058.55 164.68 % 432 - PARKING 50,000.00 73,714.66 42,824.05 58.09 % 115,000.00 115,000.00 68,042.42 59.17 % 440 - USE OF MONEY AND PROPERTY 70,000.00 121,574.14 40,780.42 33.54 % 75,000.00 100,000.00 30,388.99 30.39 % 450 - STATE REVENUE 127,500.00 185,570.89 104,981.21 56.57 % 137,500.00 297,500.00 230,850.54 77.60 % 460 - FEDERAL REVENUE 0.00 0.00 0.00 0.00 % 0.00 0.00 0.00 0.00 % 470 - LOCAL AGENCY REVENUE 0.00 66,000.00 66,000.00 100.00 % 0.00 0.00 0.00 0.00 % 480 - FEES FOR SERVICES 171,000.00 151,507.01 107,198.63 70.75 % 178,250.00 178,250.00 106,620.03 59.81 % 490 - MISCELLANEOUS REVENUE 100,070.00 162,016.07 88,605.94 54.69 % 102,772.00 102,772.00 104,776.95 101.95 % 519 - TRANSFERS IN 384,447.00 356,096.38 173,867.86 48.83 % 384,030.00 384,030.00 192,189.17 50.05 % 520 - SOURCE OF PROCEEDS 0.00 0.00 0.00 0.00 % 0.00 0.00 0.00 0.00 % Total Revenue: 20,041,346.00 20,754,590.97 11,415,879.83 55.00 % 20,943,625.00 21,434,590.00 11,994,496.09 55.96 % Expense
600 - SALARIES AND WAGES 3,072,145.00 2,837,609.24 1,837,034.62 64.74 % 3,336,127.00 3,336,127.00 2,162,617.95 64.82 % 601 - RETIREMENT 535,751.00 240,972.70 157,274.26 65.27 % 561,590.00 561,590.00 193,229.35 34.41 % 602 - EMPLOYEE BENEFITS 884,105.50 634,244.72 442,600.51 69.78 % 890,116.00 890,116.00 516,068.85 57.98 % 604 - RETIREE BENEFITS 156,390.00 156,390.00 60,913.79 38.95 % 164,779.00 164,779.00 59,941.69 36.38 % 610 - TRAINING 43,200.00 54,360.77 29,785.70 54.79 % 55,750.00 55,750.00 29,261.95 52.49 % 611 - OUTSIDE SERVICES 12,461,732.37 12,342,729.85 8,172,235.64 66.21 % 12,885,864.00 13,506,864.00 8,531,488.67 63.16 % 613 - PUBLICATION / DUES 15,845.50 9,189.26 16,163.84 175.90 % 25,272.00 25,272.00 14,475.98 57.28 % 614 - MAINTENANCE 21,792.50 26,704.73 11,040.27 41.34 % 83,235.00 123,235.00 70,444.97 57.16 % 615 - BUILDING MAINTENANCE 98,643.00 64,029.70 2,610.63 4.08 % 50,000.00 50,000.00 83,992.54 167.99 % 616 - VEHICLE MAINTENANCE 6,515.00 14,686.62 148.97 1.01 % 2,000.00 2,000.00 10,549.48 527.47 % 617 - UTILITIES 0.00 43,034.42 12,188.33 28.32 % 0.00 0.00 42,084.51 0.00 % 618 - HIRING 1,000.00 4,279.64 3,376.82 78.90 % 1,000.00 1,000.00 2,323.83 232.38 % 619 - MISCELLANEOUS 19,000.00 11,208.45 5,305.95 47.34 % 50,000.00 50,000.00 5,000.00 10.00 % 620 - OFFICE SUPPLIES 36,665.00 25,478.83 13,808.36 54.20 % 0.00 0.00 15,681.02 0.00 % 622 - DEPARTMENT SUPPLIES 46,355.00 131,368.48 54,431.79 41.43 % 152,450.00 202,450.00 147,212.61 72.72 % 623 - BOOKS / MAGAZINES / VIDEOS 24,074.00 22,973.10 15,046.27 65.50 % 27,500.00 27,500.00 20,714.50 75.33 % 629 - MISCELLANEOUS 1,185,641.00 1,212,247.26 992,911.19 81.91 % 1,371,875.00 1,371,875.00 1,168,353.54 85.16 % 630 - EQUIPMENT 0.00 132.30 132.30 100.00 % 500.00 500.00 343.37 68.67 % 631 - CAPITAL OUTLAY - CONSTRUCTION 0.00 0.00 0.00 0.00 % 0.00 0.00 0.00 0.00 % 640 - PRINCIPAL 285,000.00 285,000.00 285,000.00 100.00 % 410,000.00 410,000.00 410,000.00 100.00 % 641 - INTEREST 248,976.00 209,248.63 209,248.63 100.00 % 176,067.00 176,067.00 175,985.33 99.95 % 670 - TRANSFERS OUT 1,503,517.00 1,503,517.00 813,517.00 54.11 % 699,500.00 774,500.00 699,500.00 90.32 % Total Expense: 20,646,347.87 19,829,405.70 13,134,774.87 66.24 % 20,943,625.00 21,729,625.00 14,359,270.14 66.08 % Total Fund: 01 - GENERAL FUND: -605,001.87 925,185.27 -1,718,895.04 0.00 -295,035.00 -2,364,774.05 Report Total: -605,001.87 925,185.27 -1,718,895.04 0.00 -295,035.00 -2,364,774.05 ITEM 1.4 - ATTACHMENT I
65 Town of San Anselmo
2023-2024 Rev & Exp Report
as of 02/29/2024
2022-2023
Revised
Budget
2022-2023
Audited
Actuals
2022-2023
YTD Actuals
% of
Audited
Actuals
2023-2024
Adopted
Budget
2023-2024
Revised
Budget
2023-2024
YTD Actuals
% of
Actual /
Budget
Fund: 01 - GENERAL FUND
Expense
00 - UNDESIGNATED 1,503,517.00 1,503,517.00 813,517.00 54.11 % 699,500.00 774,500.00 699,500.00 90.32 % 11 - TOWN COUNCIL 101,030.00 71,934.21 45,540.45 63.31 % 63,255.00 63,255.00 20,924.26 33.08 % 12 - ADMINISTRATION 1,450,835.00 1,312,278.74 891,349.54 67.92 % 1,566,544.00 1,566,544.00 1,007,136.28 64.29 % 16 - LEGAL SERVICES 385,000.00 300,254.80 167,325.80 55.73 % 425,000.00 425,000.00 173,945.50 40.93 % 18 - PLANNING 958,759.00 721,747.55 462,150.93 64.03 % 1,053,901.00 1,053,901.00 380,261.76 36.08 % 21 - NON-DEPARTMENTAL 1,414,224.50 1,096,425.45 972,356.63 88.68 % 1,654,808.00 2,120,808.00 1,499,565.94 70.71 % 30 - POLICE 4,938,129.00 4,938,129.00 3,292,086.00 66.67 % 5,184,636.00 5,184,636.00 3,469,595.36 66.92 % 32 - ROSS VALLEY FIRE SERVICE 4,869,951.00 4,829,687.31 3,193,489.64 66.12 % 5,088,722.00 5,088,722.00 3,380,421.99 66.43 % 40 - DEBT SERVICE 530,476.00 495,548.63 495,548.63 100.00 % 587,567.00 587,567.00 587,285.33 99.95 % 41 - ENGINEERING AND INSPECTION 1,760,519.00 1,502,810.96 978,878.63 65.14 % 1,684,804.00 1,809,804.00 1,034,855.26 57.18 % 42 - STREETS 1,078,724.00 1,231,798.00 737,115.97 59.84 % 1,145,909.00 1,185,909.00 824,598.97 69.53 % 71 - LIBRARY 781,632.87 792,973.27 510,522.91 64.38 % 847,839.00 847,839.00 600,143.90 70.79 % 81 - PARKS 579,146.00 737,234.96 375,614.48 50.95 % 614,458.00 694,458.00 484,147.42 69.72 % 82 - RECREATION/GENERAL FUND 294,404.50 295,065.82 199,278.26 67.54 % 326,682.00 326,682.00 196,888.17 60.27 % Total Expense: 20,646,347.87 19,829,405.70 13,134,774.87 66.24 % 20,943,625.00 21,729,625.00 14,359,270.14 66.08 % Total Fund: 01 - GENERAL FUND: 20,646,347.87 19,829,405.70 13,134,774.87 66.24 % 20,943,625.00 21,729,625.00 14,359,270.14 66.08 % Report Total: 20,646,347.87 19,829,405.70 13,134,774.87 66.24 % 20,943,625.00 21,729,625.00 14,359,270.14 66.08 % 66 Item #: 1.5
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 1.5
MEETING DATE: March 26, 2024
AGENDA TITLE: Accept the 2023 Memorial Park Parking Lot Project and Authorize Staff to File a Notice of Completion
FROM: Scott Schneider, Department of Public Works
RECOMMENDATION: That the Town Council accepts the 2023 Memorial Park Parking Lot Project and authorizes staff to file a Notice of Completion.
BACKGROUND AND DISCUSSION
At the February 14, 2023 Council meeting, the Town Council approved plans and specifications for improvements at the Memorial Park Parking Lot. The improvements include repaving the parking lot, installing sidewalks on both sides of the lot, replacing the concrete valley gutter, installing bioretention to treat the storm drainage, paving the path between the restroom and Alderney Road, installing conduit for future EV charging and solar panels, installing piping for future recycled water, and installation of solar pedestrian path lighting.
The design consultant’s Engineer’s Estimate was $1,066,500, which included a 10% contingency. Town staff thought some elements would cost less, and estimated the project would cost about $875,000.
The project was put out to bid on June 30, and bids were opened on August 8. One bid was received from Ghilotti Bros., Inc. for $1,099,695.
Council approved the construction contract with the expectation of deleting items from the project to reduce the project cost while maintaining the required project elements approved by the Town Council.
Memorial Park will turn 100 years old in 2026 and is in much need of repair. The replacement of the athletic fields, the rehabilitation of the playgrounds and skatepark, and the widening of the path to accommodate bicyclists and pedestrians are major steps in the right direction towards restoring the Town’s jewel of a park. However, repairing the dilapidated parking lot and bringing it up to State code requirements for 67 Item #: 1.5
accessibility while installing new sidewalks, a stormwater bioretention facility, purple pipe for future grey or black water, as well as EV charging stations (with the capacity to add more in the future), along with potential solar panels is a significant improvement to the park that includes green technology throughout.
Town staff worked with the contractor to value engineer the project, resulting in reduced cost by about $245,000. During the asphalt grinding phase, large areas of soft soil (clay) were encountered, requiring additional excavation and backfill with asphalt prior to parking lot paving. This extra work added approximately $200,000 to the project costs.
Additional paving was performed on Veteran’s Place that was not included in the original scope. Also, a retaining wall was added near Field 3 to create a location for inflatable jumpy houses. These two items added approximately $25,000 to the project cost.
FISCAL IMPACT
The final cost of the Memorial Park Parking Lot Renovation Project was $1,089,204, which was about $10,000 lower than the original contractor bid.
Funding came from Measures D and J, and General Fund reserves.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The Town finds this project to be categorically exempt from the requirement for the preparation of environmental documents under the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301 Class 1, because it involved repair of existing public facilities involving negligible or no expansion of use. (14 Cal. Code Regs. § 15301).
The Memorial Park Parking Lot Renovation Project addressed San Anselmo’s Climate Action Plan (CAP) 2030, specifically CAP Measure T-1, T-2, and T-3, EV charging, improved bike paths, and new sidewalks, respectively. Future improvements may also address energy conservation, E-8, if solar panels are installed in the future.
ATTACHMENTS
Attachment 1: Notice of Completion
68 Recording requested by, and
When recorded mail to:
The Town of San Anselmo
Public Works Department
525 San Anselmo Avenue San
Anselmo, CA 94960
For the benefit of
Town of San Anselmo
A Municipal Corporation
TOWN OF SAN ANSELMO
NOTICE OF COMPLETION
NOTICE IS HEREBY GIVEN:
1. That on the 26th day of March 2024, the Public Works Project known as:
Memorial Park Parking Lot Project, was accepted by the Town Council as complete.
2. That the name and address of the agency/owner filing this Notice is:
the TOWN OF SAN ANSELMO, 525 SAN ANSELMO AVENUE, CA 94960.
3. That the nature of the interest is Public Park.
4. That the name and address of the contractor responsible for the construction of said public project is:
Ghilotti Bros., Inc., 525 Jacoby Street, San Rafael, CA 94901
5. That the name and address of said contractors’ surety is:
Hartford Fire Insurance Co., Hartford Plaza, Hartford, CT 06115
6. That the general description of the public project was:
The work to be performed under this Contract consists of, but is not limited to: grinding and repaving, replacement of concrete valley gutter, paving markings and striping, installation of piping and conduit, curb, gutter, and sidewalk installation, storm drain work, installation of bio-retention planter, asphalt path paving, water pollution control, and ancillary work at Memorial Park in San Anselmo, CA.
7. That said public project was completed on March 12, 2024 in accordance with the plans and specifications as required by the Town of San Anselmo.
I, THE UNDERSIGNED, have read and understand this Notice and know its contents. I declare under penalty of perjury that the facts stated herein are true and correct to the best of my knowledge.
OF SAN ANSELMO
By__________________________
Sean Condry, Public Works Director
EXECUTED AT San Anselmo, California on the 27th day of March 2024.
ATTEST:
_____________________________________
Serge Avila, Town Clerk
69 Item #: 1.6
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 1.6
MEETING DATE: March 26, 2024
AGENDA TITLE: Consider reappointing (3) Three Incumbents to the Economic Development Committee
FROM: Serge Avila, Town Clerk
RECOMMENDATION: For the Council to consider reappointing incumbent Javier Fernandez, Richard Burns, and Frank Gomez to the Economic Development Committee.
BACKGROUND & DISCUSSION
Per the Council’s direction provided during the meeting of May 9, 2023. There is no need for the Council to hold interviews for incumbents and no additional candidates applied for this position.
The Economic Development Committee is an active committee working in accordance with the Town's General Plan, and bearing in mind the obligation to maintain the integrity and heritage of the Town, the Committee will develop and implement an Economic Development Action Plan consisting of agreed upon goals, objectives and action steps that will serve as the framework for the Committee's ongoing progress.
The Committee has a membership of nine seats plus an alternate.
The Economic Development Committee has a membership of nine seats plus an alternate appointed by the Town Council to serve three-year terms.
Currently there are no vacancies but three terms will be expiring March 31, 2024. The Committee is composed of the following members with their respective expiring terms:
Name Term Term Expiration
Javier Fernandez Expiring 31-Mar-24
Frank M Gomez Expiring 31-Mar-24
Richard Burns Expiring 31-Mar-24
Rebecca Bugas Current 31-Mar-26
Benedetto Cico Current 31-Mar-26
70 Item #: 1.6
Gabe Turner Current 12-Dec-26
Ginny Svigals Current 1-Jun-26
Ryan Olson Current 1-Jun-26
Michael Fine Current 1-Jun-26
FISCAL IMPACT
There would be no direct fiscal impact on the Town to approve this item.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The proposed appointment is not a “project” under the California Environmental Quality Act, because it does not involve an activity which has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Cal. Pub. Res.
Code § 21065).
ATTACHMENTS
Attachment 1- Javier Fernandez- Application w/Resume
Attachment 2- Richard Burns- Application no Resume
Attachment 3- Frank Gomez- Application no Resume
71 Submit Date: Mar 11, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Occupation
Self-employed; Design & strategy consultant for retail and ecommerce Employer's Address
8 Brookside Drive, San Anselmo, CA 94960
Which Boards would you like to apply for?
Economic Development Committee: Submitted
Number of years as resident of San Anselmo?
3 Number of years as a resident in Marin?
3 Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Matt Brown - 415-308-1408 Lesley Scott - 916-947-9279 Rebecca Goberstein - 858-232-9126 Education Level Achieved *
Master's Degree
Interests & Experiences
Javier Fernandez
[email protected]
8 Brookside Drive
San Anselmo CA 94960
Home: (404) 394-2580
Javier Fernandez
72 Upload a Resume
You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
2 years on the San Anselmo Economic Development Committee Reasons for this appointment:
Looking to continue my work on the EDC.
What are your qualifications for this appointment?
2 years on the San Anselmo Economic Development Committee Career in retail store development and ecommerce, with a focus on experience and placemaking.
Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
Establishing metrics to measure the economic vibrancy of our town. Increasing visitors and dwell time in our commercial sectors to help strengthen our markets businesses for longterm viability.
LinkedIn Profile
https://www.linkedin.com/in/javierifernandez/
Javier_Fernandez_-
_Resume_03.2024.pdf
Javier Fernandez
73 Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
Javier Fernandez
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Javier Fernandez
74 JAVIER I. FERNANDEZ
8 Brookside Drive [email protected]
San Anselmo, CA 94960 +01 (404) 394-2580
experience
2022-present FAIRWINDS CEO, Founder BAY AREA
Design and strategy firm focused on innovative customer experience design for retail, e-commerce and consumer brands.
Founded and lead company
● Lead business development and account management
● Recruiting and talent management
● Responsible for all backoff operations
2021-2022 CANN SOCIAL TONICS Head of Sales Operations REMOTE (BAY AREA) Celebrity-backed, category-leading non-alcoholic beverage start-up, changing the way people socialize.
Led launch into Canadian market
● Established Canada org: recruited and onboarded Canada GM, selected and onboarded national sales and marketing teams. ● Completed all regulatory processes and successfully completed business development and sell-in to three provincial boards. ● Lead sales and business development to 200+ retail stores.
Led Sales Operations for US and Canada markets
● As part of the company leadership team, manage weekly Business Reviews, sales planning and sales and marketing budgeting. ● With CRO, support sales team org design and lead search for national sales leadership and supporting functions. ● Establish sales plans, quotas and KPIs; track and report on performance metrics and manage commission payout. 2017-2021 FACEBOOK Head of DTC Strategy & Development, Facebook Reality Labs REMOTE (BAY AREA) Led strategy and new development for FRL Direct-to-Consumer Sales. Included initiatives across all first-party sales channels:
physical retail, digital webstore, and social commerce. Recruited and established DTC Strategy and Operations teams.
Scopes of work included:
● Integrated Omnichannel: Direct-to-consumer strategy, market expansion and GTM strategy, omnichannel customer visibility. ● Physical: Strategy, concept, and development for flagship retail, shop-in-shop program, and global pop-ups program. ● Digital: Webstore re-launch, enhancement of digital experiences, strategy and development of loyalty program. ● Social commerce strategy: FB/IG Shops, Live Shopping, Creator-led (influencer) commerce.
FACEBOOK Head of DTC Retail, Facebook Reality Labs MENLO PARK As employee #1 led strategy and development, as well as building the team and business unit. ● Developed and presented initial strategy to CEO, Mark Zuckerberg, for approval and spearheaded the initiative from inception. ● Lead the initiative working against resourcing, budget and COVID challenges. Constructed a world-class working team through XFN partnerships across FRL and FB Inc. Secured budget contributions from diverse XFN partners to triple the investment in the program, in spite of COVID headwinds.
● Identified, onboarded and managed over 25 internal XFN teams, over 100 employees, and a dozen external agencies. Diverse disciplines include Creative, Marcomm, Production, Product Marketing, Product Engineering, Visual Merchandising, Global Security, Event Ops, Facilities, Operations, Space Planning, AV Tech, Supply Chain, Dev/Engineering, Logistics, Accounting, Finance, Tax, Legal, Health & Safety, Diversity and Inclusion and Sustainability. ● Selected, contracted and onboarded over a dozen vendors including consultants, software developers, creative agencies, general contractors and staffing agencies and program managed through initial phases of implementation. ● Developed five-year investment plan covering CapEx, Opex, HC; org-design and XFN resourcing plan.
FACEBOOK GTM Retail & Experiential Marketing Lead, Building 8 / ARVR MENLO PARK Joined Building 8 prior to Portal launch. Helped develop initial Go-to-Market strategy. ● Led development and execution first-ever pop-up to support launch of Portal and Facebook hardware. Pre product launch, lead XFN work across Creative, Marketing, PMM and Product teams to develop a fully-immersive consumer experience showcasing product value-props and use-cases. Negotiated contracts with external vendors and influencer marketing partnership. ● Led AR/VR showfloor presence at flagship company conference (f8), for the first time putting Oculus and Portal in the same place. Worked closely with Comms, PMM, Product, Creative across both Portal and Oculus organizations to define the narrative, demos and experiences.
2016-2017 GOOGLE Go-to-Market Program Manager, Emerging Retail Platforms MOUNTAIN VIEW Responsible for first-party retail programs and emerging retail platforms for new hardware business. ● Experiential Retail: Concepted, designed and executed first-ever Google retail space. Organized internal XFN team and selected external agency partners. Built and operated a 5,000 square foot experiential retail space in New York City for first-ever Google hardware products. Developed experiences, interactive demos, brand moments and product merchandising, as well as programs and events. Negotiated contracts with creative agencies and marketing partnerships. ● Retail Strategy: Supported development of strategy, business model and creative concept for future retail stores. 75 2014-2016 BONOBOS, Director of Retail Strategy NEW YORK Innovative retailer focused on great product and excellent customer service within a unique omnichannel retail format. Oversaw growth of team from one to eight employees, spanning Project Management, Design, Construction, Analytics, Legal, Operations. ● New Store Development: Led team responsible for all aspects of new store development: location scouting, led LOI and lease negotiation (20+ transactions), store design, development and construction, training and turnover. Managed external real estate process and internal store development calendar. Opened 10 stores in 10 months, including a Flagship store on Fifth Ave. ● Retail Strategy: Led strategy and customer experience for our innovative Guideshop retail concept. Designed and implemented retail technologies, including, multi-channel selling platform, appointment tool, and inventory visibility tools to provide a truly differentiated customer experience focused on brand immersion and product discovery. Negotiated contracts and three-way co-development partnership with POS and customer service software tool. ● Store Operations: Managed portfolio of 20 retail stores. Supported all issues regarding facilities and operations. Redesigned P&L, implemented operational metrics, owned budgeting and expense management. Led training and communications team.
Selected, negotiated the contract, and rolled out a new global training and learning platform and store communication tool. 2013-2014 MICHAEL KORS, Director of Global Operations NEW YORK Global fashion brand and retailer.
● Global Supply Chain Strategy: Delivered tactics supporting double-digit comp sales in a multi-billion-dollar wholesale business, opening of hundreds of retail stores per year across all global geographies, and launching a multi-hundred-million-dollar e-commerce business. Drove the definition of global, omni-channel supply chain strategy and design for European expansion.
● US Retail Operations: Supported the on-boarding of over 60 new retail stores per year. Redesigned logistics network to improve service to metro-based stores with limited backroom and high sales volumes. Implemented new technologies and processes within distribution and logistics to accelerate speed-to-market. ● Sales & Operations Planning: Developed and implemented tools and processes establishing global Sales & Operations Planning. Implemented weekly product flow view for the entire global business. Facilitated monthly exception management across sales and operations and peak-period planning sessions with wholesale accounts. 2005-2011 KURT SALMON ASSOCIATES LOS ANGELES / TOKYO / ATLANTA Consultant (2005), Sr. Consultant (2006), Manager (2008) Global retail and consumer products consulting firm with over 1,500 consultants in 15 countries. Led delivery of transformational change for Fortune 500 brands and retailers, e.g., Nike, Red Bull, Macy’s, and Wal-Mart. Supported new business development and project extensions negotiations. Supported business development and led campus recruiting.
Retail Strategy & Operations, Consumer Insights, Org Design (representative project work) ● Directed team to develop distribution strategy for $2 billion beverage company (Red Bull), shifting European production sources while supporting 200+ U.S. distributors and reducing overall landed cost by 22%. ● Led design of North American supply chain strategy for $20 billion global footwear company (Nike). Developed go-to-market models to enable innovative retail channels and customized product experiences. ● Conducted consumer insights research for $1.2 billion premium sports equipment manufacturer (Acushnet / Titleist). Defined competitive position, key decision drivers and identified opportunities for new products and product extensions. ● Designed and implemented a vertical retailing model for a $40 billion Japanese retailer (Aeon/Jusco). Trained 40+ associates (in Japanese and English) on roles, tools and processes; trained staff for company-wide roll-out. ● Led U.S.- and Shanghai-based teams to develop global strategy for a health and beauty manufacturer (Gilchrist & Soames), identifying product flows from U.S. and Chinese production sources to 5,400 hotel locations in 114 countries. education
HARVARD BUSINESS SCHOOL, MBA BOSTON
Director of Retail and Luxury Goods Club -- led club career search activities GEORGIA INSTITUTE OF TECHNOLOGY, B.S. Industrial Engineering, magna cum laude ATLANTA Certificate in Industrial/Organizational Psychology.
Vice-chair and Chair of Georgia Tech Career Fair (largest student-run career fair in the nation) President Tau Kappa Epsilon Fraternity
STANFORD GRADUATE SCHOOL OF BUSINESS, Customer-Focused Innovation PALO ALTO Executive education program between the design school (d.school) and business school (GSB).
Focused on developing customer-centric organizations using design thinking to drive innovation. 76 Submit Date: Feb 18, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Occupation
retired
Employer's Address
24 Barber Ave
Which Boards would you like to apply for?
Economic Development Committee: Submitted
Number of years as resident of San Anselmo?
51 Number of years as a resident in Marin?
51 Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Kelley Warner 415 672 1234 Brian Colbert 415 938 6852 Nay Altman 414 806 0359 Education Level Achieved *
Master's Degree
Interests & Experiences
Richard Burns
[email protected]
24 Barber Ave
San Anselmo CA 94960
Home: (415) 577-9089 Home: (415) 459-0950
Richard Burns
77 Upload a Resume
You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
Long time member of the EDC
Reasons for this appointment:
To continue to contribute to the vitality of this committee.
What are your qualifications for this appointment?
Marketing, communication, branding professional focus.
Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
Create actionable programs and bring the to fruition
LinkedIn Profile
Richard Burns
78 Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
richard burns
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Richard Burns
79 Submit Date: Mar 11, 2024
First Name Middle
Initial
Last Name
Email Address
Home Address Suite or Apt
City State Postal Code
Primary Phone Alternate Phone
Town of San Anselmo, CA
Application for Appointment to a San Anselmo Board/Commission/Committee Profile
Question applies to multiple boards
If you are interested in applying for a Youth Commissioner opportunity, please click here. You will not need to fill out the below form to be considered for a Youth Commissioner position.
Occupation
Local Business
Employer's Address
623 San Anselmo Ave San Anselmo ca 94960
Which Boards would you like to apply for?
Racial Equity Committee: Submitted
Number of years as resident of San Anselmo?
8 Number of years as a resident in Marin?
8 Name and phone numbers of three San Anselmo residents who can be contacted for referral information about me:
Gomez
Education Level Achieved *
High School Diploma or GED
Interests & Experiences
Frank M Gomez
[email protected]
122 Jordan Ave
San Anselmo CA 94960
Mobile: (650) 759-1919 Home: (650) 759-1919
Frank M Gomez
80 Upload a Resume
You may attach other documentation which you
believe would be helpful to the Council in its
selection process.
I would be able to regularly attend the meetings of this Board/Commission/Committee.
Yes No
I would be available to attend additional meetings when they are necessary.
Yes No
I am familiar with the responsibilities and functions of this Board/Commission/Committee.
Yes No
I have attended meetings of the Board/Commission/Committee as a member of the public.
Yes No
List briefly, previous experience serving the public office, and/or civic commissions, boards, or committees:
EDC current member
Reasons for this appointment:
Already appointed
What are your qualifications for this appointment?
Already appointed
Briefly, what do you consider to be the most important, one or two current issues facing this Board/Commission/Committee?
Already appointed
LinkedIn Profile
Frank M Gomez
81 Please Agree with the Following Statement
I understand that I and all other applicants will be personally interviewed by the Town Council (or the entity overseeing the Steering and Short Term Committees) as part of the selection process for this appointment. I also understand that my application material will be a public document and available on the Town's website. Sensitive materials that you don't wish to be posted on the website should not be included with the application.
I Agree
E-Signature:
Frank Gomez
Thank you for your interest in serving the Town of San Anselmo and its citizens. For further information, please contact the Town Clerk, [email protected] or 415-258- 4660.
Frank M Gomez
82 Item #: 2.1
STAFF REPORT
TOWN OF SAN ANSELMO #2.1
MEETING DATE: 3/26/24
AGENDA TITLE: Review and Approve the Arts Commission’s Hub Beautification Public Art Project.
FROM: Mattie O’Grady – Recreation Manager
RECOMMENDATION
That Council reviews and approves the location for the Arts Commission’s Hub Beautification Public Art Project.
BACKGROUND AND DISCUSSION
With the goal to bring art to unexpected places, the commission selected The Hub transit area for a public art beautification project based on the unique opportunity to transform San Anselmo’s civic entrance.
The Arts Commission has identified two elements at The Hub to include in the project – the blank concrete stanchions and concrete bus shelter benches. Regarding the concrete stanchions, the Arts Commission plans to work with the Historical Commission to select historic photographs of San Anselmo. The photographs will be printed on a durable metal material and secured to the stanchions. The second element is painting the concrete benches within the bus shelters with the goal of brightening the spaces.
The commission has selected to move forward with incorporating the “San Anselmo Grey” color and iconic images and identifiers of the Town (i.e., silhouette of Mt. Tam, and Sugarfoot).
Public Works has also been involved in the beautification discussion and are in the process of cleaning, and repairing elements in bus shelters as an initial step and will also be working with the Arts Commission to ensure that this proposal will be acceptable to the Marin Transit Authority.
On October 10th, 2023, the Arts Commission received pre-approval from the Town Council to move forward with this public art project.
83 Item #: 2.1
The formal RFP was launched in December of 2023 and the deadline for submissions was February 29th. The Arts Commission received 23 submissions through CaFÉ, an online all-in-one artist submission platform. The application process for painting the benches was open to Bay Area residents from the nine surrounding counties. The artwork requirements were that it must be original, appropriate, integrate well with the surrounding neighborhood, and not invade the rights of any person(s) living or dead.
A subcommittee within the arts commission reviewed all submissions and selected the final entry. They have also selected an alternate in case the original artist cannot perform the work due to unforeseen circumstances.
On February 26th a notice was mailed out to all building owners within 300 ft of the site announcing the project and allowing for public comment at the March 11th Arts Commission meeting. On March 11th the subcommittee presented their final selection and the alternate to the entire commission. There was no public comment and the Commission agreed to move forward with the subcommittee’s selections. Please find attached the selected project design, concept, and artist statement.
The project is tentatively scheduled for May 6th-12th. The Arts Commission hopes to host an unveiling of the piece in partnership with the artist and other community members on May 12th to celebrate the completion of the project.
This project was inspired by the community’s want to increase public art around town combined with the commission’s goal to bring art to unexpected public places and enhance the beauty and artistic vibrancy of San Anselmo.
FISCAL IMPACT
The total projected cost estimate for this project is $9,900 and is fully funded by the Arts Commission. $7,600 for the benches, $15,00 for the stanchions, and $800 for the CaFÉ (call for entries) posting.
GENERAL PLAN CONSISTENCY
The project proposal is consistent with the General Plan. Public art projects will enhance the aesthetic value and the small-town character of the community, consistent with the land use goals in the 2015-2023 General Plan, Land Use Element.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The Ordinance Amendment is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(b)(5) because it is not a “project’ under CEQA; CEQA Guidelines section 15061(b)(3), the “common sense exemption”, because the Ordinance Amendment will not have a significant environmental effect; and CEQA Guidelines section 15307 and 15308 as an action taken by a regulatory agency to protect the environment. The Ordinance Amendment and implementing regulations are consistent with the Town’s Climate Action Plan because murals do not impact the environment.
84 Item #: 2.1
ATTACHMENTS
Attachment 1 – Hub Beautification RFP
Attachment 2 – Hub Bench Design Selection
Attachment 3 – Hub Bench Design Concept + Artist Statement Attachment 4 – Historical Photograph Selection for Stanchions Attachment 5 – 300’ Public Project Notice
85 1
Request for Proposals: “The Hub” Transit Benches
The San Anselmo Arts Commission is seeking artists to showcase their work by painting the concrete benches of the central San Anselmo bus stop, “The Hub”. We are looking to enliven and beautify this busy Marin County transit point to enhance the character and identity of San Anselmo and create a welcoming visual experience.
ABOUT SAN ANSELMO
Originally, Coast Miwok inhabited the oak-studded hills and valley and fished the fresh water of San Anselmo Creek. By the mid-1880’s, the area began to change when the Mexican government granted the Sais family property. Cattle mostly roamed San Anselmo during the land-grant era until the North Pacific Coast Railroad arrived in 1874.
For a few years, the Town was referred to on railroad maps simply as Junction, but railroad officials began using the name San Anselmo in 1883. There was a short-lived spate of real estate activity about that time, but it wasn’t until the San Francisco Theological Seminary was completed in 1892 that the town began to grow of its own accord. After the 1906 earthquake and fire, the summer homes that San Francisco residents had built became their permanent homes and the Town of San Anselmo was established in 1907.
The opening of the Golden Gate Bridge in 1937 also boosted San Anselmo’s population, which continued to grow until 1960, when the number leveled off to around 12,000 where it remains today.
PROJECT DESCRIPTION
The project vision is to beautify and enliven the bus stop structures by painting the concrete benches. The design should represent San Anselmo, reflect the neighborhood and community and create a feeling of welcome.
The Hub is downtown San Anselmo’s central transit stop and is a busy transfer point for several Marin Golden Gate Transit bus lines. It is located at the convergence of Sir Francis Drake Blvd, Center Blvd and Red Hill Ave. There are 2 covered bus shelters, East (closest to Sir Francis Drake Blvd.) – with one long bench; and West – with one long bench and one shorter bench in front. All entries must be an original design and the artwork must be suitable for viewing by all ages. Artist can submit a proposal for both benches or team with other artists to create a cohesive design submission.
ELIGIBILITY
Open to professional artists (18 and over) having completed a minimum of three murals. Lead artists working with youth groups are encouraged to apply. Applicants must reside within the 9 county San Francisco Bay Area (Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, Sonoma). Qualified artists will have experience and capability to conceptualize, design, and install their artwork in a highly visible location. 86 2
ARTIST STIPEND and SELECTION
The budget is a competitive process, with the maximum amount of artist stipend of $7500 that includes East and West benches. The stipend is intended to cover all costs associated with the project including, but not limited to, design, installation, materials, equipment, protective finish coating, and insurance. A subcommittee within the Town of San Anselmo’s Arts Commission will review all submissions based on the criteria set forth herein and present their selection to the full Arts Commission for approval at a noticed and public meeting.
REQUIREMENTS and DESIGN PARAMATERS
1. Because we want to emphasize the town identity, the design must include a use of "San Anselmo gray": match to PMS 445.
2. The design should represent San Anselmo and reflect the neighborhood and community.
3. The design must be original and suitable for viewing by all ages.
4. Materials must be all-weather and graffiti-resistant.
5. The selected artist must enter into Artist Agreement with the Town and comply with applicable Town ordinance and insurance requirements.
6. The Town is responsible for the maintenance of the artwork.
7. The Town owns all artwork installed and may copy, reproduce, and adjust the artwork in its sole discretion in perpetuity. The Artist shall agree to waive all rights under the Visual Artists Rights Act and/or similar laws.
8. Artwork must not contain: religious symbols or references; political symbols or references; copyrighted or trademarked materials; and/or commercial or advertising representations.
PROJECT TIMELINE
Deadline for Submissions: February 29, 2024 midnight
Deadline for RFP Questions: February 23, 2024, midnight Notification by: March 12, 2024
Complete Project by July 1, 2024. Since this is a busy transit stop, work can happen on only one bench at a time. The entire project must be completed within 14 calendar days from the beginning of the installation, including preparation and finish coat.
APPLICATION REQUIREMENTS
All components must be in digital format to be submitted through CallForEntry.org For questions about this Request for Proposals, contact San Anselmo Arts Commission at [email protected]
1. Artist Background information: Resume and/or website link; Artist Statement; at least 3 visual samples of past public art works; and contact info for 2 references, preferably from previous public art works
2. Design draft: a color design illustrating your concept
3. Written Statement: describe the concept and how it reflects the Town’s identity.
Describe your process including time frame, surface preparation for concrete, and paint medium. Include specifics on primer, paints and protective clear coat finish
4. Budget Plan: Submit bid ($7500 maximum). Plan should itemize for Artist fee, supplies, travel, etc.
87 3
PHOTOS AND DIMENSIONS OF SITE
Hub Bus Shelter East
Hub Bus Shelter West
BENCHES: Lines delineate areas to be painted
88 4
2 Hub Benches: East and West
Hub West, front bench
89 Mount Tamalpais San Anselmo Deer Typographic Welcoming Representing the Town's open
and welcoming spirit
Dark-eyed Junco, a common
bird of the Mt. Tam watershed and
The Town of San Anselmo
Dog Friend Feet
90 -
--
•••
• •
• •
- -
II
II
-- - ---- -- -
Earth and Moon
motif
Christmas lights
San Anselmo Deer
"Sugarfoot"
San Anselmo is
defined by it's healthy
streams and waterways.
This steelhead smolt
represents healthy watersheds
Town Hall Tower
Barn Owl (nesting in tower) Bald Mountain
Barn Owl atop Town Tower
91 Yoda, calling out the the town's
history and association with George Lucas,
and directly referencing the statue in
"Imagination Park"
San Anselmo's climate is
moderated by it's proximity
to the Pacific Ocean, this
whale tail represents the inter
connectedness of our coastal
and marine ecosystems and
the connection many feel to the
ocean.
92 Wyatt Hersey (Santa Cruz) and John Hersey (San Anselmo)
Hub Transit Benches Concept Statement
The most compelling places to live find themselves at the intersection of two elements:
an accessible landscape that surrounds and creates a strong sense of place and a community of people that create meaning through their relationships with others and with the natural world. This painting is an attempt to convey a sense of San Anselmo's surrounding landscape and the love that people here hold for it, while conveying a sense of welcoming and inclusion for the users of The Hub Transit Center. The composition is structured around the concept of a ‘visual quilt’ using panels to depict icons, patterns, and symbols that weave together to depict the some of the things that make San Anselmo the place that it is today. Elements that we have included are the prominent landmarks of Mt. Tamalpais and Bald Mountain, the San Anselmo deer, Barn Owls on the Town Hall Tower, Dark Eyed Juncos, the Silhouette of Yoda which calls out to LucasFilm’s start in San Anselmo and the statue in downtown’s ‘Imagination Park’.
Included as well are the words “Welcome!” and “Bienvenidos!” which are meant to capture the welcoming and inclusive spirit of San Anselmo, and to offer a greeting to people who are waiting for a bus. We have included the use of the town’s official color “San Anselmo Gray” as an accent color to call out to the visual history of our great town.
Artists Statement
My father John Hersey and I are thrilled at the prospect of contributing to the City of San Anselmo's Hub Transit Center Benches project. We appreciate the opportunity to submit our application for consideration. At my core Wyatt Hersey is a visual storyteller with a practice based in illustration, painting, and muralism. My work explores narratives of relational ecology, deep ecology, and ecological consciousness while instilling a sense of playfulness, hope, mutualism, and vitality in the viewer. My father has had a 40 year career in illustration, painting and muralism and has works in the collection of the Museum of Modern Art and is seen as a widely influential artist in the early days of computer illustration. Both of us are influence by modern graphic art, printmaking and folk art. Our collective portfolio spans many decades and demonstrates our ability to work with large corporations as well as municipal bodies to successfully execute projects of this scope, budget and timeline. 93 94
95 96
Notification of Hub Beautification Public Art Project 2024 This letter is to inform you of an upcoming Public Art Project being proposed by the San Anselmo Arts Commission at the Hub Transit Center at Center Boulevard and Bridge Avenue.
The San Anselmo Arts Commission's purpose for this project is to enhance the beauty and vibrancy of the Town by enlivening the "Hub", the central transit stop and a busy transfer station for Golden Gate Transit. It is often the first view of San Anselmo for people arriving by public transit. Existing concrete benches and stanchions are easily accessible and cost-effective canvases for showcasing both art and civic identity. This project will be entirely funded by the Arts Commission and the goal for completion is summer 2024.
Part 1: Stanchions
The two stanchions will be painted "San Anselmo gray" (Pantone 445), creating a consistent identity with the Hub sign and other town signs. Six historical photos focusing on downtown and the town's early train depots, courtesy of the San Anselmo Historical Society, will be printed on metal and installed to both sides of one stanchion, and one side of the other. (The reverse side is not easily visible, so will be left blank.) The metal prints will be removable, allowing the flexibility to relocate them in the future if needed. Photographs will be presented to the full Commission for approval, followed by final approval by Town Council.
Part 2: Benches
A Call for Artists will be issued to paint the Hub benches -- one long bench in the East bus shelter and one long bench plus one front bench in the West shelter. In keeping with our goal of a cohesive town identity, the artist will be required to use "San Anselmo gray" somewhere in their design. We will be looking for a design that is thoughtfully reflective of the site and is bold, colorful and welcoming. The design should represent San Anselmo, reflect the neighborhood and community and create a feeling of welcome. The Request for Proposals will be open to professional artists (18 and over) from the 9 Bay Area Counties, with documented experience in murals and public art. Lead artists working with youth will be encouraged to apply. A subcommittee will choose the artist, with approval by the full Arts Commission and final approval by the Town Council.
All persons wishing to make public comment may appear and be heard before the Arts Commission at 5:00 p.m. or as soon thereafter, on March 11, 2024, at Town Hall’s Historical 97 Museum, 525 San Anselmo Avenue, San Anselmo, California. Public comment may also be submitted by email at: [email protected] or by mail to Town of San Anselmo, Arts Commission, 525 San Anselmo Avenue, San Anselmo, California 94960.
Date Mailed: February 20, 2024
PHOTOS AND DIMENSIONS OF SITE
2 Hub Benches: East Shelter and West Shelter
West Shelter - Front Bench
98 Item #: 3.1
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 3.1
MEETING DATE: March 26, 2024
AGENDA TITLE: Public Hearing to Consider Adoption of Amendments to the General Plan Land Use Designation Map and
Amendments to Title 10, Chapter 3, Article 3 “Land
Use Regulations” and Title 10, Chapter 3, Article 17
“Definitions” of the Municipal Code and the Zoning
Map
FROM: Heidi Scoble, Planning Director
Lindsey Klein, Senior Planner
RECOMMENDATION:
1. That the Town Council hold a public hearing and consider amendments to Title 10, Chapter 3, Article 3 “Land Use Regulations” and Title 10, Chapter 3, Article 17 “Definitions” of the Municipal Code and the Zoning Map to implement State housing law and ensure General Plan and Zoning Code consistency in accordance with California Government Code Section 65860 and make the associated California Environmental Quality Act (CEQA) findings (see Attachment 1).
2. Motion to read the attached Ordinance text and map Amendments by title only.
The Town Manager will read the full title of the Ordinance.
3. Motion to approve the first reading of the Ordinance text and map Amendments and waive future readings in their entirety.
4. Motion to adopt a Resolution amending the General Plan Land Use Designation Map (see Attachment 2).
BACKGROUND
Zoning Code Amendments
Over the past two years, the Town has been working on an update to its Housing Element consistent with requirements under California State law. Unlike the other elements of the General Plan, the Housing Element must be certified by the State Department of Housing and Community Development (HCD). A complete timeline of the Town’s progress toward 99 Item #: 3.1
Housing Element preparation and adoption can be found in the Ordinance (see Attachment 1) and the Resolution (see Attachment 2).
On December 8, 2023, the Town received a letter from HCD indicating that the Draft 2023-2031 Housing Element would be in substantial compliance with housing law once document adoption and required rezoning occurred.
1 The 2023-2031 Housing Element
was adopted by the Town Council via Resolution No. 2023-4524 on December 12, 2023.
The Town submitted the Adopted 2023-2031 Housing Element, along with the associated Resolution No. 2023-4524 and Ordinance No. 1184, to HCD on January 30, 2024.2 HCD met with the Town on February 22, 2024 and identified targeted Zoning Code revisions necessary to meet the requirements of State housing law and receive a letter of compliance from HCD. Therefore, this staff report considers Zoning Code text amendments to ensure conformance with State law and to ultimately lead to HCD certification of the Adopted 2023-2031 Housing Element.
General Plan Land Use Designation Map and Zoning Map Amendments On July 25, 2023, the Town Council adopted amendments to the General Plan Land Use Designation Map (Resolution No. 2023-4513) to proactively implement multiple State housing laws associated with the Draft 2023-2031 Housing Element. On August 22, 2023, the Town Council adopted similar amendments to the Zoning Map (Ordinance No. 1179) to proactively incorporate the changes prescribed in the 2023-2031 Housing Element and address State housing law.
Since implementation of the maps as amended in 2023, staff have identified discrepancies between the General Plan Land Use Designation Map, the Zoning Map, and the Adopted 2023-2031 Housing Element. State Housing Element law and General Plan law require consistency among the General Plan Elements and the Zoning Code, including the Zoning Map.3 Therefore, this staff report considers General Plan Land Use Designation Map and Zoning Map amendments to ensure conformance with State law.
Action of the Planning Commission
On March 18, 2024, the Planning Commission held a public hearing to consider a recommendation to the Town Council to adopt amendments to the General Plan Land Use Designation Map, amendments to Title 10 (Planning and Zoning) of the San Anselmo Municipal Code, and amendments to the Zoning Map and make the associated CEQA findings. After consideration of the record and discussion and deliberation, the Planning Commission voted unanimously to adopt Resolution No. 2024-04 (see Attachment 8) 1 The letter stated that substantial compliance was contingent upon 1) submittal of an adopted housing element to the State and 2) all rezoning actions in Program Actions 5.2a and 5.7a must be completed no by January 31, 2024 in accordance with California Government Code section 65585. A copy of the letter is available for download here: https://www.hcd.ca.gov/planning-and-community-development/housingelements. 2 Ordinance No. 1179, which also implements the Housing Element, was previously submitted to HCD following the August 22, 2023 Town Council adoption.
3 See California Government Code Section 65300.5 and California Government Code Section 65860. 100
Item #: 3.1
recommending that the Town Council adopt the proposed General Plan Amendments and Zoning Code Amendments and support of the CEQA findings.
DISCUSSION
Proposed Zoning Code Amendments
The amendments to the text of Title 10 (Planning and Zoning) of the Municipal Code are reflected in Attachment 1 (Ordinance) and can be summarized as follows:
1. Amendments to Municipal Code Title 10, Chapter 3, Article 3 “Land Use Regulations” Section 10-3.302 “Land Use Regulations Table”, which prescribes the types of residential, commercial, infrastructure, and industrial uses that can be sited in a given zoning district. These amendments are proposed to align with State housing law, specifically California Government Code Section 65583.2, subdivisions (h) and (i).
2. Amendment to Municipal Code Title 10, Chapter 3, Article 17 “Definitions”, which includes the definitions for terms used throughout the Municipal Code. The amendment is proposed to enhance the definition of “Permitted Use” to explicitly indicate compliance with California Government Code Section 65583.2, subdivisions (h) and (i).
General Plan Land Use Designation Map and Zoning Map Amendments The clean-up amendments to the Zoning Map (see Attachment 1) and to the General Plan Land Use Designation Map (see Attachment 2) are proposed as corrections for the following reasons:
1. Incongruent Land Use and Zoning: Following 2023 map amendments, some parcels’ land use designations and zoning districts are incongruent. For example, if the land use designation on a parcel is General Commercial (GC), the zoning district should be General Commercial (C-3). The amendments proposed would align the subject parcels’ land use designations and zoning districts.
2. Discrepancy in Application: Some parcels were identified for redesignation or rezoning when presented to the Planning Commission and Town Council for approval in 2023, but the change was mistakenly not incorporated into the final map. The amendments proposed would incorporate the subject parcels’ approved redesignations and/or rezonings into the appropriate maps.
3. Spot Zoning: Some parcels were not redesignated or rezoned in 2023, but 2023 land use designation or zoning district amendments to surrounding parcels resulted in spot zoning. The amendments proposed would ameliorate the spot zoning issues on these parcels.
4. Incorrect Existing Conditions Data: The “existing” land use designation or zoning district listed in the 2023 amendments was incorrect. The amendments proposed 101
Item #: 3.1
would correct the resultant land use designations and/or zoning districts on affected parcels.
5. Mapping Error: Parcels were mistakenly redesignated or rezoned in 2023 due to a mapping error. The amendments proposed would revert the land use designations and zoning districts on these parcels to the correct, previous assignments.
Please refer to Attachment 5 for a detailed list of amendments to the Zoning Map and General Plan Land Use Designation Map.
FISCAL IMPACT
On May 10, 2022, the Town Council authorized a Professional Services Agreement with Houseal Lavigne to prepare the Housing Element, Safety Element, and related environmental review pursuant to the California Environmental Quality Act (CEQA) for a total not-to-exceed cost of $283,453, $37,000 of which has been set aside for contingencies. To date, $223,434 of the allocated funds related to the costs to prepare the Housing Element, Safety Element, CEQA analysis, General Plan and Zoning Ordinance text and map amendments have been expended. In the summer of 2023, the Town received a $20,000 Local Early Action Planning (LEAP) grant that has been applied to the contract, thus reducing the anticipated General Funds costs to $203,244.
GENERAL PLAN CONSISTENCY
As summarized in the proposed Ordinance (see Attachment 1) and Resolution (see Attachment 2), the proposed actions are determined to be consistent with the General Plan. Specifically, the proposed actions amend the General Plan Land Use Designation Map, Zoning Map, and Title 10 (Planning and Zoning) of the Municipal Code to be consistent with the 2023-2031 Housing Element (HE) Program 3.1, HE Program 5.7, HE Action 5.7a, and HE Action 5.7b and the Land Use (LU) Element Goal 3, Goal 5, LU Principle 1, and LU Policy 3.4.
CEQA CONSISTENCY
All discretionary projects, including General Plan and Zoning Code text and map amendments, are required to comply with the California Environmental Quality Act (CEOA) guidelines.
An Initial Study was prepared for the Housing Element and associated Land Use Element amendments and Zoning Ordinance amendments (“project”). The Initial Study concluded that the project will not cause a significant effect on the environment, therefore a Negative Declaration was prepared consistent with Public Resources Code § 21080(c) and Guidelines § 15070 et seq. A Negative Declaration is a written statement that an Environmental Impact Report is not required because a project will not have a significant adverse impact on the environment. (Pub. Res. Code §§ 21064, 21080(c).) As such, as concluded in the Initial Study/Negative Declaration (filed under SCH# 2023060315), the document established that there is no substantial evidence in the environmental document/record that the adoption of the Housing Element and related General Plan and Zoning Ordinance amendments will have a significant effect on the environment for areas 102
Item #: 3.1
analyzed in the Initial Study and no mitigation measures are necessary to be implemented to avoid or reduce any potential impacts to a less-than-significant level.
The Initial Study/Negative Declaration for the Housing Element and associated amendments was certified by the Town as the Lead Agency via Resolution No. 2023- 4513 on July 25, 2023 pursuant to CEQA (see Attachment 6). A Notice of Determination was filed with the Office of Planning and Research and the Marin County Clerk on July 27, 2023 (see Attachment 7). Pursuant to CEQA Guidelines Section 15162, no supplemental or subsequent negative declaration is required because the final Housing Element and associated Zoning Ordinance amendments are consistent with the project scope analyzed by the Initial Study/Negative Declaration.
CLIMATE ACTION PLAN CONSISTENCY
Regarding Climate Action Plan consistency, staff suggests that many of the proposed amendments would provide enhanced consistency with the following Climate Action Plan 2030 measure:
• T-9: Smart Growth Development: Amending Title 10, Chapter 3, Article 3, Land Use Regulations and Title 10, Chapter 3, Article 17, Definitions, would support byright housing development on parcels subject to California Government Code Section 65583.2, subdivisions (h) and (i), which are located in previously developed, infill areas of San Anselmo. Therefore, the amendments would allow for infill, higher density, and mixed-use development near transit and within walking distance to shopping, schools, and services.
ATTACHMENTS
1. Ordinance
2. Resolution
3. Proposed General Plan Land Use Designation Map
4. Proposed Zoning Map
5. Parcels Proposed for Redesignation or Rezoning
6. Initial Study Negative Declaration
7. Notice of Determination
8. Planning Commission Resolution No. 2024-04
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Attachment 1
ORDINANCE NO. 2024-
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO ADOPTING AMENDMENTS TO TITLE 10, CHAPTER 3, ARTICLE 3 “LAND USE REGULATIONS” AND TITLE 10, CHAPTER 3, ARTICLE 17 “DEFINITIONS” OF THE MUNICIPAL CODE AND THE ZONING MAP TO
IMPLEMENT STATE HOUSING LAW AND ENSURE GENERAL PLAN AND ZONING CODE CONSISTENCY IN ACCORDANCE WITH CALIFORNIA GOVERNMENT CODE SECTION 65860 WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the State’s environmental and climate objectives.” (Government Code section 65589.5); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Government Code section 65589.5); and WHEREAS, the Legislature has adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita…California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years.”; and WHEREAS, State Housing Element Law (Government Code section 65580 et seq.) requires that the Town of San Anselmo (“Town”) adopt a Housing Element for the eight-year period of 2023- 2031 to accommodate the Town’s regional housing need allocation (“RHNA”) of 833 housing units comprised of 253 very-low income units, 145 low-income units, 121 moderate-income units, and 314 above moderate-income units; and
WHEREAS, in June 2022, the Town hired a consultant, formed a Housing Element Advisory Committee (HEAC), and began working diligently towards an update to the Housing Element that is consistent with California State law; and
WHEREAS, after extensive community outreach in 2022, the HEAC, Planning Commission, and Town Council all reviewed the Draft Housing Element prior to submitting the document to HCD for the State’s 90-day review on January 26, 2023; and
WHEREAS, on April 26, 2023, August 1, 2023, and October 26, 2023, the Town received Housing Element review letters from HCD requiring additional analysis in the Housing Element prior to State certification, and, in response, the Town submitted duly-noticed revised drafts of the 104
Attachment 1
Housing Element to HCD on June 2, 2023, August 30, 2023, and December 1, 2023 in an attempt to address those comments; and
WHEREAS, on August 22, 2023, the Town Council adopted Ordinance No. 1179 amending Title 10 (Planning and Zoning) of the San Anselmo Municipal Code and the Zoning Map and made the associated CEQA findings to proactively incorporate the changes prescribed in the 2023-2031 Housing Element and address State housing law; and
WHEREAS, the Town Council adopted Resolution No. 2023-4524 approving the 2023-2031 Housing Element on December 12, 2023 after receipt of a notice of substantial compliance with housing law from the State on December 8, 2023; and
WHEREAS, on January 23, 2024, the Town Council adopted Ordinance No. 1184 amending Title 10 (Planning and Zoning) of the San Anselmo Municipal Code to clarify or simplify existing regulations and implement federal and State housing law as required by HCD; and WHEREAS, the Town submitted the Adopted 2023-2031 Housing Element and the associated Resolution No. 2023-4524 and Ordinance No. 1184 to HCD on January 30, 2024; and WHEREAS, HCD notified the Town on February 22, 2024 that additional amendments to Title 10 (Planning and Zoning) of the San Anselmo Municipal Code are required to align with the Adopted 2023-2031 Housing Element and ensure accurate implementation of State housing law; and WHEREAS, California Government Code section 65860 requires consistency among the General Plan and the Zoning Code; and
WHEREAS, amendments to the Zoning Map are necessary to implement the Housing Element and ensure consistency with the General Plan Land Use Designation Map in accordance with State law; and
WHEREAS, the adoption of amendments to the Zoning Map constitutes a Zoning Code Amendment pursuant to Government Code section 65853; and WHEREAS, the Planning Commission is responsible for providing recommendations to the Town Council for proposed amendments to the Town’s Zoning Code pursuant to Government Code section 65853 et seq. which duly noticed public meeting it held on March 18, 2024 and unanimously recommended Town Council adoption of said Zoning Code text and map amendments; and
WHEREAS, the purpose of this Ordinance is to amend certain sections of Title 10 (Planning and Zoning) of the San Anselmo Municipal Code to include the revisions identified as necessary by HCD and to recommend amendments to the Zoning Map to ensure consistency among the General Plan Elements and the Zoning Code in accordance with California Government Code section 65860; and
WHEREAS, an Initial Study and Negative Declaration has been prepared in accordance with the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines for the Housing Element and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments; and
105
Attachment 1
WHEREAS, during the CEQA review process, it was determined that the environmental potential impacts would be less than significant without the implementation of mitigation measures to reduce or eliminate any potentially significant project-related impacts and therefore a Negative Declaration was appropriate; and
WHEREAS, pursuant to the CEQA, a Notice of Intent to adopt a Negative Declaration was prepared for public comment related to the Housing Element Update and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments, submitted to the State Clearinghouse (SCH# 2023060315) on June 12, 2023, and included a 30-day public review period from June 12 through July 10, 2023; and WHEREAS, in accordance with the California Environmental Quality Act (“CEQA”)(Public Resources Code Sections 21000 through 21189.3) and its implementing regulations (the “CEQA Guidelines”) (California Code of Regulations, Title 14, Chapter 3, Sections 15000 through 15387), on July 25, 2023, the Town Council adopted Resolution No. 2023-4513 approving the Initial Study and Negative Declaration at a public hearing upon consideration of written information and testimony received during a portion of the public comment period regarding the adoption of the Initial Study and Negative Declaration, which analyzes the environmental effects of the proposed amendments and finds no significant impacts; and
WHEREAS, in accordance with CEQA Guidelines Section 15162, no supplemental or subsequent negative declaration for adoption of the Zoning Code text or map amendments is required because none of the circumstances requiring supplemental or subsequent negative declarations exist; and WHEREAS, a public hearing notice was published in the Marin IJ and posted in three places on March 12, 2024 pursuant to Government Code section 65090 giving notice of the Town Council’s consideration of recommendation of the proposed Zoning Code text and map contained herein; and
WHEREAS, the Zoning Map and Zoning Code Amendments are consistent with the Town’s Adopted 2023-2031 Housing Element, including Programs 3.1 and 5.7 and Actions 5.7a and 5.7b, and the Town’s General Plan Land Use Goals 3 and 5, Principle 1, and Policy 3.4; and WHEREAS, the Planning Commission held a duly noticed public hearing on March 18, 2024 to consider recommendation of said Amendments to the Town Zoning Code and Zoning Map; and WHEREAS, the Town Council held a public hearing on March 26, 2024, to consider the Planning Commission recommendation and introduce the draft Ordinance; and
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO DOES ORDAIN AS FOLLOWS:
SECTION 1: The above recitals are true and correct and are incorporated as findings herein.
SECTION 2: The Zoning Ordinance and Zoning Map Amendments are hereby adopted as set forth in the Attached Exhibits “A”, “B”, and “C” and incorporated herein by reference. 106
Attachment 1
SECTION 3: 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 4: Effective Date. This Ordinance Amendment shall go into effect thirty (30) days from its adoption and shall be posted or published as required by State law.
THE FOREGOING ORDINANCE was introduced at a regular meeting of the San Anselmo Town Council on March 26, 2024 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
RECUSED:
APPROVED:___________________________
Eileen Burke, Mayor
ATTEST:_______________________________
Serge Avila, Town Clerk
Exhibit List:
A. Zoning Code Amendments
B. Zoning Map Amendments
C. List of Parcels to be Redesignated or Rezoned
107
Attachment 1
EXHIBIT “A”
Zoning Code Amendments
1. Ordinance Amendment. Article 3. Land Use Regulations Section 10-3.302 (Land Use Regulations Table 3A) is hereby amended as follows:
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Attachment 1
LAND USE REGULATIONS TABLE
TABLE 3A
"P" = Permitted Use "C" = Conditionally Permitted Use
3 "-" = Not Permitted
DISTRICT
LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Recreation, Education, and Public
Assembly
Day Care Centers C (2) C (2) C (2) C C C C C - C
Day Care Homes, Large Family C C C C C C C C - C
Day Care Homes, Small Family P P P P P P (4) C C - C
Elementary and Secondary Schools - - P (2) P P P C C - C Fitness Centers - - - - - - C C C P
Fitness Centers, Classes as Primary Use - - - - - - C C (13) - P Indoor Entertainment Facilities - - - - - - - C - C
Libraries and Museums - - - - - - P P - P
Religious Institutions - - C (2) C C - C C C C
Schools, Specialized Education and
Training - - C (2) C C C C C - C
Service Organizations and Clubs - - - - - P/C (15) P/C (15) P/C (15) P/C (15) P/C (15) Theaters and Meeting Halls - - - - - - - C - C
Parks and Playgrounds, Public P (2) P (2) P (2) P P P P P - C Residential
Emergency Shelters - - - - - P - - P P
Live-Work/Mixed-Use - Ground Floor
Commercial - - - - - - P (16) P P (16) P (14,16)
Low Barrier Navigation Centers - - - - - P P P P P
Other Residential Care Facilities P P P P P P P P - P
Residential Care Facilities, Large P (2) P (2) P (2) P P C C C C C 109
Attachment 1
Residential Care Facilities, Small P P P P P C C C C C
Residential, Accessory Dwelling Units P P P P P P P P P P Residential, Multi-Family (2 to 4 units) P/C(6,17) P/C (6,17) P (6) P P(17) C P P (10) P P (14) Residential, Multi-Family (5+ units)
P/C(6,17) P/C(6,17) P P P(17) C P/C (17) P/C
(10,17) P/C (17) P/C (14,17)
Residential, Single Family Attached P P P P P P/C (17) P/C (17) P/C (17) P/C (17) P/C (17) Residential, Single Family Detached P P P P P C C - C C Residential,
Single-Room Occupancy Units (7) P P P P P - P P (10) P P (14) Supportive Housing P P P P P C P P P P
Transitional Housing P P P P P C C C C C
Retail
Food and Beverage Stores
Farmers Markets - - - - - - C C - C
Grocery Stores - - - - - - P/C P/C - P/C
Food Services
Alcoholic Beverage Sales, Off-Premises - - - - - - C C C P/C (1) Caterers - - - - - - - P P P
Drinking Establishments - - - - - - - C - C
Restaurants - - - - - - P P C P
Restaurants, Fast Food - - - - - - - - - C
Restaurants, With Alcohol and/or
Entertainment - - - - - - C P C P
Retail Sales
Auto, Vehicle, and Parts Sales and Rentals - - - - - - - - - C Banks and Financial Services, Retail - - - - - - - P - C Building Material Stores - - - - - - - - - C
110
Attachment 1
Cell Phone & Wireless Stores - - - - - - - P C P
Department Stores - - - - - - - P - P
Medicinal Cannabis Facilities - - - - - - - - - -
Non-Medicinal Cannabis Facilities - - - - - - - - - -
Nurseries - - - - - - - C C P
Retail Stores, General Merchandise - - - - - - P P P P
Services
Consumer Services
Mini-Storage - - - - - - - - C C
Personal Services - - - - - - P P P P
Repair and Maintenance, Consumer
Products - - - - - - P P P P
Pet Care (except Veterinary) Services - - - - - - - C C C Laundry, Dry-Cleaning, and Laundromats - - - - - - P - C C Auto-Oriented Services
Service Stations - - - - - - - - C (8,9) C (8,9)
Vehicle Repair and Maintenance - - - - - - - - C C
Professional, Business, and Administrative
Services
Business Support Services - - - - - - P P C P
Light Manufacturing - - - - - - - - - C
Offices - - - - - - P P/C (15) P/C (15) P
Wholesale and Distribution - - - - - - - - - C
Research and Development - - - - - - - - C C
Health Services
Medicinal Cannabis Facilities - - - - - - - - - -
Medical Services, Clinics, Urgent Care - - - - - - - - - C Medical Services, Doctor Offices - - - - - P (4) P P C P 111
Attachment 1
Medical Services, Extended Care P/C (1,) P/C (1,2) P/C (1,2) P/C (1,2) P/C (1,2) C C C - C Medical Services, Hospitals - - - - - P P P - P
Medical Services, Veterinary Clinics and
Hospitals - - - - - P (4) P P C P
Temporary Uses and Events
Temporary Uses and Events - - - - - C (13) C (13) C (13) C (13) C (13) Transportation, Communications, and
Infrastructure
Communications Equipment Buildings C (2) C (2) C (2) C C C C C C C Electric Transmission Line Routes of 12 Kv
or greater prior to ROW Acquisition - C (2) C (2) C C C C C C C Institutional, Public - - P (2) P P P P P P P
Institutional, Non-Profit - - C (2) C C C C C C C
Mail Services - - - - - - - P C P
Parking Garages, Commercial - - - - - - C C - P
Parking Lots, Commercial - - - - - - C C - P
Transportation Services, Transit Stops - - - - - - - P - P Utility Substations C (2) C (2) C (2) C C C C C C C
Water Tanks C (2) C (2) C (2) C C C C C C C
Windmills - C (2) C (2) C C C C C - C
Wireless Telecommunications Facilities C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) Visitor-Serving Accommodations
Bed and Breakfast Inns - - - - - - C C - C
Hotels - - - - C - - C - C
Ancillary Uses
Accessory Uses P P P P P P (4) P P P P
ATMs - - - - - - C P C P
112
Attachment 1
Conversion of Residential Use to
Professional or Commercial Use
- - - - - C C C C C
Drive-Through Services - - - - - - - - - C
Home Occupations P (2) P (2) P (2) P P P P P (4) - P
Office, Ancillary - - - - - - P (12) P (12,15) P (12) P (12) Outdoor Sales and Rental, Ancillary - - - - - - C C C C Personal Cannabis Cultivation(5) P P P P P P P P P P
LAND USE REGULATIONS TABLE
TABLE 3A
Notes:
(1) See definition for more information about the permitting requirements based on the type of use. (2) Use is prohibited on lots created by California Government Code Sections 65852.21 and 66411.7. (3) Reference Section 10-1305 of Article 13 of this Chapter. (4) Reference Article 5 of this Title.
(5) Reference Section 10-3.1801 of Article 18 of this Chapter. (6) Two units permitted pursuant to Chapter 10-4.101, implementing California Government Code Sections 65852.21 and 66411.7. (7) Reference Section 10-3.1901 of Article 19 of this Chapter. (8) Reference Chapter 6 of this Title.
(9) Upon change of occupancy, buildings or leasable space having a minimum of one thousand two hundred (1,200) square feet of gross floor area shall be subject to the granting of a conditional use permit and design review as set forth in Articles 13 and 15 of this Title. (10) Residential uses are allowed only on upper floors unless the use is an owner-occupied and rental multifamily residential development with 20 percent of the units reserved for lower-income households; in which case it shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i). This by-right provision applies to the following properties identified in the Housing Element: Site 2 (300 Sunny Hills Dr), Site 14 (100 Center Blvd), Site 19 (330 Red Hill Ave), Site 21 (100 Red Hill Ave and APN 006-167-06), Site 22 (6 Red Hill Ave), Site 24 (208 Greenfield Ave, 222 Greenfield Ave, 224 Greenfield Ave, 270 Greenfield Ave), Site 25 (5 W Hillside Ave), Site 26 (6 W Hillside Ave, 130 Greenfield Ave), Site 40 (120 Sir Francis Drake Blvd, 130 Sir Francis Drake Blvd), Site 50 (121 San Anselmo Ave), and Site 61 (305 San Anselmo Ave).
(11) A Conditional Use Permit is required unless the project meets the qualifications for Town review under Section 6409(a) of the Middle Class Tax Relief and Job Creation Action of 2012 (47 U.S.C. § 1455(a)). 113
Attachment 1
(12) Up to 30% of the use may be permitted when it is ancillary to the primary permitted commercial use. (13) Reference Section 10-3.1304 of Article 13 of this Chapter. (14) For properties south of Ross Avenue, residential uses are allowed only on upper floors or behind the ground floor commercial/office use unless the use is an owner-occupied and rental multifamily residential development with 20 percent of the units reserved for lower-income households; in which case it shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i). This byright provision applies to the following properties identified in the Housing Element: Site 2 (300 Sunny Hills Dr), Site 14 (100 Center Blvd), Site 19 (330 Red Hill Ave), Site 21 (100 Red Hill Ave and APN 006-167-06), Site 22 (6 Red Hill Ave), Site 24 (208 Greenfield Ave, 222 Greenfield Ave, 224 Greenfield Ave, 270 Greenfield Ave), Site 25 (5 W Hillside Ave), Site 26 (6 W Hillside Ave, 130 Greenfield Ave), Site 40 (120 Sir Francis Drake Blvd, 130 Sir Francis Drake Blvd), Site 50 (121 San Anselmo Ave), and Site 61 (305 San Anselmo Ave). (15) Required to obtain a Conditional Use Permit for occupation at the ground floor level. (16) A residential use(s) associated with a mixed-use development(s) shall occupy at least 50% of the total floor area. (17) Dependent upon the maximum density permitted for the site, up to six residential units are permitted. More than six units per site requires a Conditional Use Permit unless a) project seeks approval through the Title 10 Chapter 20, Objective Design Standards for Residential Development or b) the use is an owner-occupied and rental multifamily residential development with 20 percent of the units reserved for lower-income households; in which case it shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i). This by-right provision applies to the following properties identified in the Housing Element: Site 2 (300 Sunny Hills Dr), Site 14 (100 Center Blvd), Site 19 (330 Red Hill Ave), Site 21 (100 Red Hill Ave and APN 006-167-06), Site 22 (6 Red Hill Ave), Site 24 (208 Greenfield Ave, 222 Greenfield Ave, 224 Greenfield Ave, 270 Greenfield Ave), Site 25 (5 W Hillside Ave), Site 26 (6 W Hillside Ave, 130 Greenfield Ave), Site 40 (120 Sir Francis Drake Blvd, 130 Sir Francis Drake Blvd), Site 50 (121 San Anselmo Ave), and Site 61 (305 San Anselmo Ave). 114
Attachment 1
2. Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.1702 (Definitions):
“Permitted Use” means a use by right that does not require a conditional use permit, planned unit development permit, or other local discretionary review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code. Owner-occupied and rental multifamily residential development that have 20 percent of the units reserved for lower-income households shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i). 115
Attachment 1
EXHIBIT “B”
Zoning Map Amendments
Proposed Zoning Map
Final Ordinance will include the document
116
Attachment 1
EXHIBIT “C”
List of Parcels to be Redesignated or Rezoned
Final Ordinance will include the document
117
Attachment 2
TOWN OF SAN ANSELMO
RESOLUTION NO. 2024-XX
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO ADOPTING GENERAL
PLAN AMENDMENTS TO THE LAND USE DESIGNATION MAP
WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the State’s environmental and climate objectives.” (Government Code section 65589.5); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Government Code section 65589.5); and WHEREAS, the Legislature has adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita…California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years.”; and WHEREAS, State Housing Element Law (Government Code section 65580 et seq.) requires that the Town of San Anselmo (“Town”) adopt a Housing Element for the eight-year period of 2023-2031 to accommodate the Town’s regional housing need allocation (“RHNA”) of 833 housing units comprised of 253 very-low income units, 145 low-income units, 121 moderate-income units, and 314 above moderate-income units; and
WHEREAS, in June 2022, the Town hired a consultant, formed a Housing Element Advisory Committee (HEAC), and began working diligently towards an update to the Housing Element that is consistent with California State law; and
WHEREAS, after extensive community outreach in 2022, the HEAC, Planning Commission, and Town Council all reviewed the Draft Housing Element prior to submitting the document to HCD for the State’s 90-day review on January 26, 2023; and
WHEREAS, on April 26, 2023, August 1, 2023, and October 26, 2023, the Town received Housing Element review letters from HCD requiring additional analysis in the Housing Element prior to State certification, and, in response, the Town submitted duly-noticed revised drafts of the Housing Element to HCD on June 2, 2023, August 30, 2023, and December 1, 2023 in an attempt to address those comments; and
WHEREAS, on August 22, 2023, the Town Council adopted Ordinance No. 1179 amending Title 10 (Planning and Zoning) of the San Anselmo Municipal Code and the Zoning Map and made the 118
Attachment 2
associated CEQA findings to proactively incorporate the changes prescribed in the 2023-2031 Housing Element and address State housing law; and
WHEREAS, the Town Council adopted Resolution No. 2023-4524 approving the 2023-2031 Housing Element on December 12, 2023 after receipt of a notice of substantial compliance with housing law from the State on December 8, 2023; and
WHEREAS, the Town submitted the Adopted 2023-2031 Housing Element and the associated Resolution No. 2023-4524 and Ordinance No. 1184 to HCD on January 30, 2024; and WHEREAS, California Government Code section 65300.5 requires internal consistency among the Housing Element and other Elements in the General Plan; and WHEREAS, amendments to the Town’s General Plan Land Use Designation Map are necessary to ensure consistency among the General Plan Elements and the Zoning Map; and WHEREAS, the adoption of amendments to the General Plan Land Use Designation Map constitutes a General Plan Amendment pursuant to Government Code section 65350 et seq.; and WHEREAS, Government Code section 65353 requires a Planning Commission to hold at least one public hearing prior to approving the recommendation of a General Plan amendment; and WHEREAS, the purpose of this Resolution is to recommend amendments to the General Plan Land Use Designation Map to ensure consistency among the General Plan Elements and the Zoning Code in accordance with California Government Code sections 65300.5 and 65860; and WHEREAS, an Initial Study and Negative Declaration has been prepared in accordance with the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines for the Housing Element and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments; and
WHEREAS, during the CEQA review process, it was determined that the environmental potential impacts would be less than significant without the implementation of mitigation measures to reduce or eliminate any potentially significant project-related impacts and therefore a Negative Declaration was appropriate; and
WHEREAS, pursuant to the CEQA, a Notice of Intent to adopt a Negative Declaration was prepared for public comment related to the Housing Element Update and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments, submitted to the State Clearinghouse (SCH# 2023060315) on June 12, 2023, and included a 30-day public review period from June 12 through July 10, 2023; and WHEREAS, in accordance with the California Environmental Quality Act (“CEQA”)(Public Resources Code Sections 21000 through 21189.3) and its implementing regulations (the “CEQA Guidelines”) (California Code of Regulations, Title 14, Chapter 3, Sections 15000 through 15387), on July 25, 2023, the Town Council adopted Resolution No. 2023-4513 approving the Initial Study and Negative Declaration at a public hearing upon consideration of written information and testimony received during a portion of the public comment period regarding the adoption of the Initial Study and Negative Declaration, which analyzes the environmental effects of the proposed amendments and finds no significant impacts; and
119
Attachment 2
WHEREAS, in accordance with CEQA Guidelines Section 15162, no supplemental or subsequent negative declaration for adoption of the amendments to the General Plan Land Use Designation Map is required because none of the circumstances requiring supplemental or subsequent negative declarations exist; and
WHEREAS, pursuant to Government Code sections 65352 – 65352.5 the Town sent notice about the Housing Element Update and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments to all requesting California Native American tribes and no California Native American tribe requested consultation; and WHEREAS, a public hearing notice was published in the Marin IJ and posted in three places on March 12, 2024 pursuant to Government Code section 65090 giving notice of the Town Council’s consideration of recommendation of the proposed amendments to the General Plan Land Use Designation Map contained herein; and
WHEREAS, on March 18, 2024, the Planning Commission held a duly noticed public meeting and unanimously voted to recommended that the Town Council adopt General Plan Amendments to the Land Use Designation Map and adopt amendments to Title 10, Chapter 3, Article 3 “Land Use Regulations” and Title 10, Chapter 3, Article 17 “Definitions” of the Municipal Code and the Zoning Map to implement State housing law and ensure General Plan and Zoning Code consistency in accordance with California Government Code Sections 65300.5 and 65860; and NOW, THEREFORE, BE IT RESOLVED THAT:
1. Based on substantial evidence in the record, the above recitals are true and correct and incorporated as findings herein.
2. The Town Council of the Town of San Anselmo does hereby adopt amendments to the General Plan Land Use Designation Map as attached hereto as Exhibit “A” and incorporated herein by reference, reflecting changes to land use designations necessary to implement State housing law and ensure General Plan and Zoning Code consistency in accordance with California Government Code Sections 65300.5 and 65860.
RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Town Council on the 26th day of March, 2024 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
RECUSED:
APPROVED:________________________________
Eileen Burke, Mayor
120
Attachment 2
ATTEST: _______________________________
Serge Avila, Town Clerk
Exhibit List:
A. General Plan Land Use Designation Map
121
Attachment 2
EXHIBIT “A”
General Plan Land Use Designation Map Amendments
Proposed General Plan Land Use Designation Map
Final Resolution will include the document
122
123
124
Atachment 5
Parcels Proposed for Redesigna�on or Rezoning
The following list includes all parcels with proposed amendments to the land use designa�on or zoning district.
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
9 Tamal Ave 006-042-28 SF MDR R-2 R-2 (No Change)
1019 Sir Francis
Drake Blvd 006-042-05 SF MDR R-2 R-2 (No Change)
1001 Sir Francis
Drake Blvd 006-042-08 SF MDR R-2 R-2 (No Change)
8 Sais Ave 006-072-13 SF MDR R-2 R-2 (No Change)
810 Sir Francis Drake
Blvd 006-061-22 LC GC C-3 C-3 (No Change)
129 Spaulding St 006-091-65 LC HDR R-3/SPD R-3/SPD (No
Change)
Spaulding St and
Luna Ln 006-091-05 VLD VLD-HDR R-1-H - R-3 R-1-H - R-3 (NoChange) 113 Spaulding St 006-091-15 MDR HDR R-3 R-3 (No Change) 17 Buena Vista 006-121-17 SF HDR R-3 R-3 (No Change)
9 Buena Vista 006-121-16 SF HDR R-3 R-3 (No Change)
50 Essex St 006-121-12 SF HDR R-3 R-3 (No Change)
5 W Hillside Ave 006-172-02 VLD GC C-3 C-3 (No Change)
144 Greenfield Ave 006-171-07 VLD-GC GC C-3 C-3 (No Change) 6 W Hillside Ave 006-171-08 VLD-GC GC C-3 C-3 (No Change) 130 Greenfield Ave 006-171-06 VLD-GC GC C-3 C-3 (No Change) 316 Sir Francis Drake
Blvd 006-251-03 CC GC C-3 C-3 (No Change)
312 Sir Francis Drake
Blvd 006-251-02 CC GC C-3 C-3 (No Change)
300 Sir Francis Drake
Blvd 006-251-01 CC GC C-3 C-3 (No Change)
340 Sir Francis Drake
Blvd 006-251-05 CC GC C-3 C-3 (No Change)
324 Sir Francis Drake
Blvd 006-251-27 CC GC C-3 C-3 (No Change)
71 San Rafael Ave 007-211-01 SF DMR R-1 R-2
65 San Rafael Ave 007-211-02 SF DMR R-1 R-2
76 Tamalpais Ave 007-211-36 SF DMR R-1 R-2
70 Tamalpais Ave 007-211-35 SF DMR R-1 R-2
206 Sir Francis Drake
Blvd 006-252-02 CC GC C-3 C-3 (No Change)
214 Sir Francis Drake
Blvd 006-252-03 CC GC C-3 C-3 (No Change)
160 Sir Francis Drake
Blvd 006-241-05 CC GC C-3 C-3 (No Change)
130 Sir Francis Drake
Blvd 006-241-56 CC GC C-3 C-3 (No Change)
190 Sir Francis Drake
Blvd 006-241-06 CC GC C-3 C-3 (No Change)
125
Atachment 7
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
120 Sir Francis Drake
Blvd 006-241-61 CC GC C-3 C-3 (No Change)
100 Sir Francis Drake
Blvd 006-241-63 CC GC C-3 C-3 (No Change)
182 Pine St 007-251-37 DMR DMR (No
Change) R-2 R-3
170 Pine St 007-251-34 DMR DMR (No
Change) R-2 R-3
140 Pine St 007-251-27 DMR DMR (No
Change) R-2 R-3
160 Pine St 007-251-32 DMR DMR (No
Change) R-2 R-3
184 Pine St 007-251-38 DMR DMR (No
Change) R-2 R-3
150 Pine St 007-251-29 DMR DMR (No
Change) R-2 R-3
171 Pine St 007-252-02 DMR DMR (No
Change) R-2 R-3
177 Pine St 007-252-01 DMR DMR (No
Change) R-2 R-3
155 Pine St 007-252-06 DMR DMR (No
Change) R-2 R-3
129 Pine St 007-252-13 DMR DMR (No
Change) R-2 R-3
22 Mariposa Ave 007-284-22 GC DMR R-3 R-3 (No Change)
98 Sir Francis Drake
Blvd 006-191-36 CC GC C-3 C-3 (No Change)
19 Tamalpais Ave 007-212-20 CC DMR C-2/SPD C-2/SPD (No
Change)
21 Tamalpais Ave 007-212-19 CC DMR C-2 C-2 (No Change)
25 Tamalpais Ave 007-212-18 CC DMR C-2 C-2 (No Change)
23 Ross Ave 007-284-10 GC DMR R-3 R-3 (No Change)
305 San Anselmo
Ave 007-282-20 CC GC C-3/SPD C-3/SPD (No Change)
14 Ross Ave 007-282-11 CC GC C-3 C-3 (No Change)
1025 Sir Francis
Drake Blvd 006-042-23 SF MDR R-2 R-2 (No Change)
126 Sycamore Ave 006-083-41 DMR DMR (No
Change) C-L R-1
122 Sycamore Ave 006-083-16 DMR DMR (No
Change) R-2 R-3
118 Sycamore Ave 006-083-15 DMR DMR (No
Change) R-1 R-3
131 Pine St 007-252-12 DMR DMR (No
Change) R-2 R-3
137 Pine St 007-252-11 DMR DMR (No
Change) R-2 R-3
141 Pine St 007-252-10 DMR DMR (No
Change) R-2 R-3
126
Atachment 7
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
143 Pine St 007-252-09 DMR DMR (No
Change) R-2 R-3
144 Pine St 007-251-28 DMR DMR (No
Change) R-2 R-3
147 Pine St 007-252-08 DMR DMR (No
Change) R-2 R-3
148 Oak Knoll Ave 005-153-42 NC HDR R-3/SPD R-3/SPD (No Change)
140 Oak Knoll Ave 005-153-41 NC HDR R-3/SPD R-3/SPD (No Change)
164 Oak Knoll Ave 005-153-49 NC HDR R-3/SPD R-3/SPD (No Change)
1531 Sir Francis
Drake Blvd 005-153-50 NC HDR R-3/SPD R-3/SPD (No Change) 1533 Sir Francis
Drake Blvd 005-153-51 NC HDR R-3/SPD R-3/SPD (No Change) 1535 Sir Francis
Drake Blvd 005-153-52 NC HDR R-3/SPD R-3/SPD (No Change) 160 Oak Knoll Ave 005-153-48 NC HDR R-3/SPD R-3/SPD (No Change)
1537 Sir Francis
Drake Blvd 005-153-53 NC HDR R-3/SPD R-3/SPD (No Change) 156 Oak Knoll Ave 005-153-47 NC HDR R-3/SPD R-3/SPD (No Change)
152 Oak Knoll Ave 005-153-46 NC HDR R-3/SPD R-3/SPD (No Change)
151 Pine St 007-252-07 DMR DMR (No
Change) R-2 R-3
154 Pine St 007-251-30 DMR DMR (No
Change) R-2 R-3
158 Pine St 007-251-31 DMR DMR (No
Change) R-2 R-3
161 Pine St 007-252-05 DMR DMR (No
Change) R-2 R-3
164 Pine St 007-251-33 DMR DMR (No
Change) R-2 R-3
165 Pine St 007-252-04 DMR DMR (No
Change) R-2 R-3
169 Pine St 007-251-32 DMR DMR (No
Change) R-2 R-3
174 Pine St 007-251-35 DMR DMR (No
Change) R-2 R-3
178 Pine St 007-251-36 DMR DMR (No
Change) R-2 R-3
19 Buena Vista 006-121-18 SF HDR R-1 R-3
24 Ash Ave 005-194-23 MDR MDR (No
Change) R-3 R-2/SPD
25 Buena Vista 006-121-19 SF HDR R-1 R-3
127
Atachment 7
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
27 Mariposa Ave 007-301-25 GC DMR R-3/SPD R-3/SPD (No
Change)
45 Cedar St A 007-222-60 DMR DMR (No
Change) R-3/SPD R-3
45 Cedar St 007-222-59 DMR DMR (No
Change) R-3/SPD R-3
55 Essex St 006-121-06 MDR HDR R-3 R-3 (No Change)
9 Fern Ln 005-193-07 SF SF (No
Change) R-3/SPD R-1/SPD
1 Allemand Ln 006-280-06 MDR HDR R-3/SPD R-3/SPD (No
Change)
2 Allemand Ln 006-280-09 MDR HDR R-3/SPD R-3/SPD (No
Change)
4 Allemand Ln 006-280-08 MDR HDR R-3/SPD R-3/SPD (No
Change)
5 Allemand Ln 006-280-05 MDR HDR R-3/SPD R-3/SPD (No
Change)
6 Allemand Ln 006-280-07 MDR HDR R-3/SPD R-3/SPD (No
Change)
9 Allemand Ln 006-280-04 MDR HDR R-3/SPD R-3/SPD (No
Change)
9 Boulder Ln 006-280-01 MDR HDR R-3/SPD R-3/SPD (No
Change)
5 Boulder Ln 006-280-02 MDR HDR R-3/SPD R-3/SPD (No
Change)
1 Boulder Ln 006-280-03 MDR HDR R-3/SPD R-3/SPD (No
Change)
63 Essex St 006-280-12 MDR HDR R-3/SPD R-3/SPD (No
Change)
59 Essex St 006-280-13 MDR HDR R-3/SPD R-3/SPD (No
Change)
66 Essex St 006-280-11 MDR HDR R-3/SPD R-3/SPD (No
Change)
70 Essex St 006-280-10 MDR HDR R-3/SPD R-3/SPD (No
Change)
40 Belle Ave 007-301-21 SF DMR R-3 R-3 (No Change)
37 Mariposa Ave 007-301-22 SF DMR R-3 R-3 (No Change)
72 Kensington Rd 007-283-09 SF DMR R-3 R-3 (No Change)
89 Woodland Ave 007-281-08 DMR DMR (No
Change) R-3 R-3 (No Change)
198 Sir Francis Drake
Blvd 006-252-01 CC GC C-3 C-3 (No Change)
222 Sir Francis Drake
Blvd 006-252-04 CC GC C-3 C-3 (No Change)
224 Sir Francis Drake
Blvd 006-252-05 CC GC C-3 C-3 (No Change)
226 Sir Francis Drake
Blvd 006-252-06 CC GC C-3 C-3 (No Change)
6 Bank St 006-252-08 CC GC C-3 C-3 (No Change)
128
Atachment 7
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
232 Sir Francis Drake
Blvd 006-252-07 CC GC C-3 C-3 (No Change)
279 Greenfield Ave 006-211-02 SF MDR R-1 R-2
301 Greenfield Ave 006-211-03 SF MDR R-1 R-2
309 Greenfield Ave 006-211-04 SF MDR R-1 R-2
313 Greenfield Ave 006-211-05 SF MDR R-1 R-2
315 Greenfield Ave 006-211-06 SF MDR R-1 R-2
317 Greenfield Ave 006-211-07 SF MDR R-1 R-2
321 Greenfield Ave 006-211-08 SF MDR R-1 R-2
325 Greenfield Ave 006-211-09 SF MDR R-1 R-2
329 Greenfield Ave 006-211-10 SF MDR R-1 R-2
333 Greenfield Ave 006-211-11 SF MDR R-1 R-2
337 Greenfield Ave 006-211-12 SF MDR R-1 R-2
405 Greenfield Ave 006-211-13 SF MDR R-1 R-2
409 Greenfield Ave 006-211-14 SF MDR R-1 R-2
411 Greenfield Ave 006-211-15 SF MDR R-1 R-2
417 Greenfield Ave 006-211-16 SF MDR R-1 R-2
421 Greenfield Ave 006-211-17 SF MDR R-1 R-2
Greenfield Ave and
Ross Valley Dr 006-211-18 SF MDR R-1 R-2
19 Ross Ave 007-284-48 GC DMR R-3 R-3 (No Change)
18 Mariposa Ave A 007-284-54 GC DMR R-3 R-3 (No Change) 18 Mariposa Ave B 007-284-53 GC DMR R-3 R-3 (No Change) 20 Mariposa Ave A 007-284-52 GC DMR R-3 R-3 (No Change) 20 Mariposa Ave B 007-284-51 GC DMR R-3 R-3 (No Change) 111 Red Hill Ave 006-169-04 No designa�on GC GC GC (No Change) 101 Red Hill Ave 006-169-02 No designa�on GC GC GC (No Change) 91 Red Hill Ave 006-214-04 No designa�on GC GC GC (No Change) 85 Red Hill Ave 006-214-03 No designa�on GC GC GC (No Change) 65 Red Hill Ave 006-214-02 No designa�on GC GC GC (No Change) 250 Red Hill Ave 006-162-13 MDR HDR R-2/SPD R-3/SPD
129
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 6
130
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 19 131
Town of San Anselmo Housing Element Update 3
Initial Study
3.14 Population and Housing .................................................................................................. 103
3.15 Public Services................................................................................................................. 105
3.16 Recreation ....................................................................................................................... 109
3.17 Transportation................................................................................................................. 113
3.18 Tribal Cultural Resources ................................................................................................ 117
3.19 Utilities and Service Systems........................................................................................... 121
3.20 Wildfire............................................................................................................................ 127
4.0 Supporting Documentation .................................................................................................. 135 APPENDIX A: Acronyms and Abbreviations ............................................................................ 135 APPENDIX B: Transportation Impact Analysis......................................................................... 138 APPENDIX C: VMT Thresholds of Signficance Policy .............................................................. 149 APPENDIX D: List of General Plan and Zoning Code Amendments......................................... 155 APPENDIX C: Footnotes........................................................................................................... 167 ATTACHMENT 19 132
Town of San Anselmo Housing Element Update 4
Initial Study
This page is intentionally left blank
ATTACHMENT 19 133
Town of San Anselmo Housing Element Update 5
Initial Study
Executive Summary
This document is an Initial Study (IS) analyzing the environmental effects of the proposed update to the Town of San Anselmo’s Housing Element Update (HEU). The HEU comprises the “project” reviewed. It would enable production of 833 additional housing units on 172 existing parcels that comprise 70.435-acres of land. New housing units would be made possible through modifications of the zoning code to increase the allowable housing unit density. This density increase will occur in the developed areas of the town and suggests lots that are already developed will need to be redeveloped. As a result, no new lots are proposed, and no agricultural or undeveloped forested lands would be impacted to accomplish the new housing units. This update covers the period of 2023 through 2031. Overall, this report summarizes the applicable federal, state, and local regulations, reviews specific environmental conditions within the Town boundary, and then determines that the proposed environmental impacts resulting from this project will have at most a “less than significant impact” on the of Town of San Anselmo. These findings indicate a Negative Declaration (IS/ND).
Project Synopsis
Project applicant Lead Agency
Town of San Anselmo
Planning Department
525 San Anselmo Avenue
San Anselmo, California 94960
Email: [email protected]
Phone: 415-258-4617
Lead Agency Contact
Heidi Scoble, Planning Director
ATTACHMENT 19 134
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 19 135
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 19 136
Town of San Anselmo Housing Element Update 8
Initial Study
• Mineral Resources
• Noise
• Population and Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfires
No environmental features were assessed and found to be significantly impacted by this project.
Report Organization
This document has been organized into the following sections:
Section 1.0 – Introduction. This section provides an introduction and overview describing the conclusions of the Initial Study.
Section 2.0 – Project Description. This section provides the essentials of this project including the location, project summary and a discussion of the 6th Cycle Housing Element Update.
Section 3.0 – Initial Study Environmental Checklist and Evaluation. This section describes the environmental setting and evaluates the potential impacts that may result from project implementation.
Section 4.0 – Supporting Documentation. The section identifies resources used to prepare the Initial Study and contains a list of Acronyms and Abbreviations used throughout this document.
2.0 PROJECT DESCRIPTION
2.1 Project Location
The Town of San Anselmo is an incorporated town located in southeast Marin County. It is approximately 20 miles north of the City and County of San Francisco. The Town is bordered by San Rafael and Highway 101 to the east, Fairfax to the west, and Ross to the south. The Town is dominated by views of the Ross Valley. To the north are Red Hill and Grove Hill. To the southwest is Bald Hill. To the east is Moore Hill and in the distance to the south is Mount Tamalpais – often considered to be a symbol of Marin County. Oakland (OAK) Airport is 26.4 miles away and San Francisco (SFO) Airport is 26.7 miles from the Town.
ATTACHMENT 19 137
Town of San Anselmo Housing Element Update 9
Initial Study
San Anselmo, sometimes referred to as the “Hub”, is at the juncture of major arterials leading from the Greater Bay Area and Marin County urban centers to West Marin’s bucolic agricultural and coastal communities. The Regional Location Map in Figure 1 depicts the Town’s central location among developed areas of the County, and its key position in the region.
The Town of San Anselmo (Town), nestled at the base of Mt. Tamalpais in Marin County, California, is home to about 13,000 residents. The Town’s resilient economy survived the Great Recession, periodic floods, and growing competition from regional and Internet retail.
ATTACHMENT 19 138
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 19 139
Town of San Anselmo Housing Element Update 11
Initial Study
Figure 2.2 - Town of San Anselmo Existing Land Use and Building Footprints ATTACHMENT 19 140
Town of San Anselmo Housing Element Update 12
Initial Study
Local Context
The primary land use goal for San Anselmo is the conservation of the small-town character of the community and its close relationships with the natural beauty of its setting, according to the Town’s General Plan. San Anselmo desires to remain a small-town community and will be an alternative for those seeking refuge from San Francisco as in days past. Young and growing families move to San Anselmo looking for a less intense urban environment to raise children, access to high-quality schools, and proximity to recreation. While many residents continue to commute to high-paying jobs in the San Francisco financial center, Marin County businesses founded by entrepreneurial residents attracted by the region’s amenities have created thriving local industries in the areas of health care and biotech, tourism, music, and film.
The Town has few vacant lots available for development and is largely “built out.” According to the Town’s General Plan, conservation efforts will focus on preservation of steep slopes and ridges especially for the aesthetic value. Additional efforts will focus on preserving the Town’s neighborhood character, image, and quality of life. Reducing the impacts of flooding and limiting the development in the flood plain, redeveloping vacant school properties are also priorities.
The Town has, and will continue to have, smaller scale commercial development. Commercial lots range from 1,000 square feet to 4.5 acres, with the average lot size approximately 15,000 square feet in the general commercial areas.
In the oldest part of the Downtown area, the average lot size is around 5,500 square feet.
Downtown San Anselmo has managed to retain much of the original character of its buildings, although many of the facades have been modified over time. The Town’s downtown has evolved from a railroad hub and older traditional town center into a vital retail center. Key challenges are typical to similar destinations and include items like convenient and plentiful parking are sometimes hard to find during peak periods. More significant challenges revolve around San Anselmo Creek. The areas surrounding this significant waterway are subject to flooding. San Anselmo is wrestling with solutions to periodic floods that create considerable damage, including damage to downtown. The Town is pursuing projects to reduce the flooding risk and works with businesses to install and maintain flood control gates.
ATTACHMENT 19 141
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 19 142
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
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Figure 2.3 - Town of San Anselmo Housing Element opportunity sites ATTACHMENT 19 144
Town of San Anselmo Housing Element Update 16
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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 19 145
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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.
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Figure 2.4 Map of San Anselmo Zoning Districts
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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 19 148
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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 19 149
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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 19 150
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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 19 156
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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 19 158
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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 19 168
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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 19 170
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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 19 171
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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.
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Checklist and Discussion of Impacts
Air Quality Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Conflict with, or obstruct
implementation of the applicable air
quality plan?
☐ ☐ ☐ ☒
Result in a cumulatively considerable net
increase of any criteria pollutant for
which the project region is nonattainment under an applicable federal or State ambient air quality standard?
☐ ☐ ☐ ☒
Expose sensitive receptors to substantial
pollutant concentrations? ☐ ☐ ☒ ☐
Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
☐ ☐ ☒ ☐
Conclusion
The HEU will not significantly impact air quality. The HEU takes the opportunity to direct increased density to areas of the community that are already developed, where air impacts from transportation can be minimized through use of low-emissions modes. Emphasis on compact building development patterns following established energy and green building standards will minimize air quality impacts from development.
Mitigation Measures
Established Town policies and regulations in place for transportation, building design and construction will address any project revisions to ensure compliance with the Town’s policies.
No additional measures are required.
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3.4 Biological Resources
Environmental and Regulatory Setting
Conservation Plans, Policies and Ordinances
Federal Regulations
Federal conservation laws, such as the Endangered Species Act (ESA) and the Migratory Bird Treaty Act (MBTA), help define the United States’ stance on conservation. These key acts play an important role in protecting some of the world’s most vulnerable plant and animal species.
Endangered Species Act
The Endangered Species Act (ESA) of 1973 protects species at risk of extinction and the habitats they need to survive. The main takeaway of this federal act is to identify, protect, and recover threatened or endangered species. When a species is added to the list of threatened or endangered species, this triggers four major provisions of the ESA, which are to conserve the listed species, to avoid jeopardy, to avoid adverse modification of habitat, and to avoid taking.
Migratory Bird Treaty Act of 1918
The Migratory Bird Treaty Act (MBTA) of 1918 implemented the Convention for the Migratory Birds between the United States and Canada with later additions of Mexico, Japan, and Russia.
This international treaty act defines migratory birds, closes hunting on all species between March and September, and creates a closed 10-year season for threatened game birds.
Intended to protect the sustainability of migratory bird populations, the act makes it is unlawful to intentionally kill, hunt, take or pursue migratory birds, along with removing or intentionally disturbing migratory bird nests or eggs.
State Regulations
While CEQA is California’s main planning, treatment, and review mechanism, there are notable other State mechanisms that work to protect biological resources. These mechanisms are described below:
California Endangered Species Act
The California Endangered Species Act (CESA) runs parallel to the federal Environmental Species Act, however CESA is managed by the California Department of Fish and Wildlife. It includes an important provision, which prevents the taking of any threatened or endangered species.
Taking is defined, similarly to the Migratory Bird Treaty Act (MBTA), as to hunt, pursue, catch, capture, or kill the listed species. Unlike the Endangered Species Act, the CESA grants listings which are categorized as a candidate with the same protections as species listed as threatened or endangered.
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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.
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Figure 3.5 Represents the Protected Native Trees under the Native Tree Preservation and Protection ordinance.
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The Town of San Anselmo has individual ordinances related street trees and trees on private lots. Pursuant to Title 4, Chapter 13, Section 4-13.01 of the San Anselmo Municipal Code, “the trees of the Town are an integral part of the Town's complex environmental system, the functioning of which does not depend on or conform to the arbitrary delineations of property… Therefore, the Council finds it necessary, as a matter of public health, safety, and welfare, to enact the provisions of this chapter to control the removal or destruction of trees within the Town.” Thus, the additional regulations ensure the urban tree canopy is featured as an important component of the community environment.
Town of San Anselmo Urban Runoff Pollution Prevention Regulations Chapter 8 of the San Anselmo Municipal Code provides regulations for Urban Runoff Pollution Prevention. The purpose of the Urban Runoff Pollution Prevention regulation is to ensure the future health, safety, and general welfare of Town of San Anselmo citizens and to protect and enhance watercourses, fish, and wildlife habitat. To achieve this, the ordinance requires the minimizing of discharges other than storm runoff, responding to the discharge of spills, and preventing spills to storm drains, reducing pollutants in stormwater, requiring best management practices (BMPs) on new or redeveloped land, and requiring development projects to maintain or reduce runoff.
Protection of Flood Hazard Areas
The purpose of the Protection of Flood Hazard Areas is to minimize public and private losses due to flood conditions in specific areas that are within flood prone, mudslide and flood-related erosion areas. To accomplish this, this will restrict or prohibit uses the will result in damaging increases, uses vulnerable to floods, uses that control the alteration of natural floodplains, stream channels and natural protective barriers, uses that control filling, grading, dredging, and uses that prevent or regulate the construction of flood barriers which will divert flood hazards in other areas.
The Legislature of the State of California has in Government Code Sections 65302, 65560, and 65800 conferred upon local governments the authority to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. Therefore, the Town Council of the Town of San Anselmo has also adopted floodplain management regulations that are codified in Title 7, Chapter 11, Protection of Flood Hazard Areas, of the San Anselmo Municipal code. This progressive ordinance adopted in 2009 can be found at Ord. No. 1071, 4- 14-2009. Additionally, the Town of San Anselmo requires a Watercourse Permit Title 5, Chapter 8, Article 2, Section 5-8.12 of the San Anselmo Municipal code to ensure any work within a creek is coordinated with State and Federal efforts along waterways.
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Regional Environmental Setting
The project area (Town of San Anselmo) is in the San Francisco Bay, which has a comfortable year-round Mediterranean climate, occasionally interrupted by storms and flooding. This region includes freshwater, marine, and terrestrial resources. The resources range from Redwood forests, mixed evergreen forests, and coastal prairie-scrub.
Local Environmental Setting
The Town of San Anselmo is within Marin County jurisdiction, California and is located 1.5 miles west of San Rafael, at an elevation of 46 feet. It is located about 20 miles north of San Francisco. The town is bordered by San Rafael to the east, Fairfax to the west, and Ross to the south. The Town is also within the Ross Valley Watershed with two low-capacity creeks (Sleepy Hollow and San Anselmo Creek), which are surrounded by developed land.
Vegetation Communities
Vegetation Communities are defined as a recognizable group of species growing together and understanding the environmental dynamics is critical when planning new development.
Vegetational communities can help to understand the complex wildlife species in the area along with their migration patterns. Development can lead to disruption and aid in the loss of species and biodiversity. The Town of San Anselmo is home to its own specific vegetation communities including the following:
• Coastal Riparian Forest
• Grasslands
• Urban/Suburban
These distinct environments will adapt differently to development and specific communities are critical to the health of the ecosystem, making it important to understand how they all differ.
Coastal Riparian Forest
In coastal riparian forests often have an influence over the dynamics of communities associated with the aquatic ecosystems. These areas possess distinct ecological characteristics because of their relationship with aquatic systems. This relationship allows for their boundaries to constantly change depending on environmental conditions such as soil conditions and vegetation along with other factors. According to Riparian Ecology and Management in the Pacific Coastal Rainforest (Naiman et al.), the riparian forest of the Pacific Coastal Ecoregion of North America is floristically and structurally its most diverse vegetation.
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Grasslands
The grasslands are essential habitats the provide food and shelter for many different species in California. These areas provide resources for many birds, mammals, insects, pollinators, and others depend on and support about 40% of California’s total native plant species (Wigand 2007). Besides being a critical asset for the numerous threatened and endangered species, grassland communities remove sequester carbon, filter and store water, prevent flooding and soil erosion.
Urban/Suburban
Development in natural habitats continues to have varying effects from the total loss of critical habitats to minor impacts to support low-density housing. In San Anselmo, creeks play a major part in supporting the local biodiversity and 82% of the trees lining these creeks are native species. Protecting these urban oases will positively impact the surrounding area and continue to act as a wildlife corridor.
Special-Status and Protected Species
The definition of special-status species refers to plant and wildlife species that are listed or proposed for listing as threatened or endangered by the U.S. Fish and Wildlife Service. The species listed are protected by the federal and/or State Endangered Species Act, Migratory Bird Act, and other government regulations. According to the US Fish and Wildlife Service IPaC queries, there a multiple threatened and endangered species habitats in the Town of San Anselmo. The species range from mammals, birds, reptiles, insects, flowering plants, fish, and amphibians. The results of these queries highlight the potential of these species to occur in or surrounding the designated project areas. Below is a list of the species designated to be in the project area by the U.S Fish and Wildlife Service IPaC:
Common Name
Scientific Name
Threat Level Potential to Occur in
Study Area
Salt Marsh Harvest Mouse
(Reithrodontomys raviventris)
Endangered Not expected. No
suitable habitat.
California Clapper Rail
(Rallus longirostris obsoletus)
Endangered Not expected. No
suitable habitat.
California Least Tern Endangered Not expected. No
suitable habitat.
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(Sterna antillarum browni)
Tidewater Goby
(Eucyclogobius newberryi)
Endangered Not expected. No
suitable habitat.
Showy Indian Clover
(Trifolium amoenum)
Endangered Not expected. No
suitable habitat.
White-Rayed Pentachaeta
(Pentachaeta bellidiflora)
Endangered Not expected. No
suitable habitat.
Marbled Murrelet
(Brachyramphus marmoratus)
Threatened Not expected. No
suitable habitat.
Northern Spotted Owl
(Strix occidentalis caurina)
Threatened
Critical Habitat
Not expected. No
suitable habitat.
Western Snowy Plover
(Charadrius nivosus nivosus)
Threatened Not expected. No
suitable habitat.
Green Sea Turtle
(Chelonia mydas)
Threatened Not expected. No
suitable habitat.
California Red-Legged Frog
(Rana draytonii)
Threatened Not expected. No
suitable habitat.
Delta Smelt
(Hypomesus transpacificus)
Threatened Not expected. No
suitable habitat.
Marin Dwarf-Flax
(Hesperolinon congestum)
Threatened Not expected. No
suitable habitat.
Santa Cruz Tarplant
(Holocarpha macradenia)
Threatened Not expected. No
suitable habitat.
Monarch Butterfly
(Danaus plexippus)
Candidate Not expected. No
suitable habitat.
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Table 3.1 This table represents the threatened or endangered species in the Town of San Anselmo.
Analysis Methodology and Thresholds of Significance
Prior to preparing the San Anselmo biological resource report, CHPlanning researched the most recent information available pertaining to species that are identified as threatened or endangered. This information was provided by the U.S Fish and Wildlife Service through its Information for Planning and Consultation (IPaC) tool. This tool allows for the project site to be uploaded, which will then provide a list of these species along with any critical habitats in the area. CHPlanning also researched riparian / sensitive natural communities within San Anselmo.
This information was gathered by using geographical information system files (GIS) provided by the Town of San Anselmo, Marin County, and the State of California. The information provided is the location of these sites, which were then researched in greater depth to understand the resources provided to the town.
Categories of Species and Natural Communities of Concern Evaluated Included in this assessment are species deemed threatened or endangered by the U.S. Fish and Wildlife Service and the California Endangered Species Act. Other items included in the assessment are any natural communities or riparian habitats that may be affected, federally protected wetlands, migratory fish or wildlife, and biological resources protected by preservation policies or ordinances.
To comply with all aspect of the California Environmental Quality Act (CEQA), CHPlanning researched Wetlands and other hydrologic properties in San Anselmo, movement of migratory fish and wildlife species, local preservation policies and ordinances, and approved local, regional, or State habitat conservation plans. This research will then be used to understand if any aspects could occur on the project site or within the area of influence. All the information has been compiled into their respective lists.
Mitigation Measures
After analyzing the parkland, shown in Figure 3.6, along with the query through the U.S. Fish and Wildlife IPaC, continued development in the areas considered would not have a substantial adverse effect directly or indirectly on the species and habitats identified as threatened or endangered. Since the HEU would not have a substantial adverse effect, mitigation is not required.
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Figure 3.6 This image reflects the nearby parks/open space in the Town of San Anselmo along with the surrounding areas considered and Housing Element.
The U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife (CDFW) lists species as threatened or endangered under the Federal Endangered Species Act (FESA) or the California Endangered Species Act (CESA). The United State Fish and Wildlife can designate critical habitat that identifies specific areas that are critical to the conservation of a listed species.
The HEU does not propose construction of housing or other development; rather, this plan provides capacity for future housing development. Of the 151 candidate housing sites, all but ATTACHMENT 19 182
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three (3) parcels are listed as being “improved.” The three (3) that are unimproved comprise fewer than 4.2 acres, are all adjacent to developed parcels.
Habitat and site inventories are subject to constant change. Species and populations of biological resources are under revision. Species that were once listed in an area may have moved on, or sadly may no longer exist. Likewise, when conditions are right, new species may appear.
The future housing development could impact candidate, sensitive, or special status wildlife or plant species through direct and indirect disturbance and elimination of essential habitat.
However, based on the current location and size of the sites, no critical habitats are directly related to the individual parcels.
The San Anselmo Creek, however, is a resource that must be considered critical. Development may put additional stress on this important waterway. However, some impacts may be lessened as sites will be retrofitted to meet modern day water quality standards.
Future development will need to mitigate impacts to sensitive habitats as part of the development review process.
The HEU sites are concentrated in area that have been developed. No on-site potential exists to negatively impact native resident or migratory species. Impacts from run-off to San Anselmo Creek will be reviewed on a more site-specific basis. The HEU will not impede movement of any species migratory or resident. However, the long-term consequences of those aquatic species populations in San Anselmo Creek will need to be scrutinized.
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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
Have a substantial adverse effect, either
directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
☐ ☐ ☒ ☐
Have a substantial adverse effect on any
riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
☐ ☐ ☒ ☐
Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means?
☐ ☐ ☐ ☒
Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
☐ ☐ ☒ ☐
Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
☐ ☐ ☒ ☐
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Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?
☐ ☐ ☒ ☐
Conclusion
In reviewing the information in this section, any impacts to the Town’s creeks and waterways are minimized through the Town’s regulatory permitting process, therefore, since the majority of the HEU will utilize sites that are currently developed the environmental impacts to these populations will be limited.
Mitigation Measures
The Town’s Municipal Code and regulatory process ensures no adverse impacts and therefore, no mitigation is required.
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3.5 Cultural Resources
CEQA requires that the lead agency determine potential impacts to historical resources and tribal cultural resources. Tribal cultural resources are discussed in section 3.18 and letters to local tribal communities were sent out as a component of this Initial Study (see letters and responses in Appendix B).
Environmental and Regulatory Setting
The California Code of Regulations §15064.5 provides guidance on identifying and evaluating historical/cultural resources and measuring the significance of impacts. A historical resource is defined as a resource listed in, or determined to be eligible for listing in, the California Register for Historical Resources (CRHR); a resource included in a local register for historical resources; or any object, building, structure, site, area, place, record, or manuscript that a lead agency determines to be historically significant. CRHR uses the following criteria to determine qualification as a historical resource:
• Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States. • Associated with the lives of people important to local, California, or national history. • Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values. • Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
A project is considered to have significant impact on these resources if:
• The project results in physical demolition, destruction, relocation, or alternation of the resource of its immediate surroundings such that the significance of a historical resource would be materially impaired.
• Physical characteristics that justify its inclusion in the CRHR and convey its historical significance are demolished or altered in an adverse manner.
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Analysis Methodology and Thresholds of Significance
The following databases and registers have been searched to find any cultural resources that fall within the Town boundaries of San Anselmo. If a property falls within the Town boundaries, it is identified and any chance of impact from the increased housing density is discussed. If the cultural resource lies on one of the Housing Opportunity sites (refer to Figure 2.3 on page 14), an impact mitigation measure is identified.
Search of the California Historical Resourcesi – There are no historical resources registered on the California Historical Resources within the Town of San Anselmo.
Search of the National Register of Historic Placesii – No registered properties fall within the boundaries of the Town of San Anselmo.
Search of the California Historical Landmarks – Of the 15 landmarks located in Marin County, none are located within the boundaries of the Town of San Anselmo.
San Anselmo Historical Museum Virtual Guided Tour – Although the sites identified on this tour are not legally designated as historic or cultural resources, this effort identifies sites of potential significance only. The tour was developed by members of the San Anselmo Historical Commission and provides some local perspective on locations that are historically and culturally significant in the context of overall Town composition. This tour, while referring to sites of “historical significance” does not include resources that meet the CEQA definition. The sites that overlap with Housing Opportunity Sites are:
• Comfort’s Restaurant at 335 San Anselmo Avenue - An eagle emblem on the building represents the fact that this building used to be the post office from 1947-1969. Since this building has already been redeveloped it does not retain any historical integrity and there are no mitigation measures required. The eagle emblem should be preserved, if possible, but a placard could also pay homage to this place of local significance. • San Francisco Theological Seminary at 105 Seminary Road – The San Francisco Theological Seminary dates to 1892 and is the Town’s oldest institution. Buildings on the campus are considered Town landmarks and hold historical significance. Although the Theological Seminary does not directly overlap with the Housing Opportunity Sites, the 14-acre campus does sit directly adjacent to these sites and increased activity, parking, and noise impacts will have to be considered throughout this process. Those impacts are ATTACHMENT 19 187
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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.
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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
Cause a substantial adverse change in the
significance of a historical resource
pursuant to §15064.5?
☐ ☐ ☒ ☐
Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
☐ ☐ ☐ ☒
Disturb any human remains, including
those interred outside of dedicated
cemeteries?
☐ ☐ ☐ ☒
Conclusion
There will be little to no impact on cultural resources because of the HEU. This is primarily because of the lack of official cultural resources that lie within the Town boundaries.
Mitigation Measures
Since there are no official historical, cultural, or archaeological resources within the project boundaries, there will be no substantial adverse effect directly or indirectly cultural resources.
Mitigation is not required.
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3.6 Energy
Environmental and Regulatory Setting
California is one of the lowest per capita energy users in the United States. According to 2021 data provided by the United States Energy Information Administration (EIA), California ranks 48th in the nation for energy consumption. This is attributed to its mild climate and progressive State-wide energy efficiency programs and goals. The single largest end-user sector for energy consumption in California is transportation (34%), followed by Industry (25%), Residential (22%), and Commercial (19.6%) sectors. (EIA-March 2022).
Renewable energy provides 30% of the State’s electricity. Wind, solar, photovoltaic, geothermal and biomass are all methods that contribute to this total. In 2021, California was first in the nation for producing renewable energy from all sources (EIA – March 2022).
Senate Bill (SB) 100 calls for the Sate to rely on renewable energy by 2045 and to reduce Statewide vehicle emissions. The State of California requires all motor vehicles to use Reformed Gasoline. This gas is produced wholly from in-State refineries. Gasoline is the fuel of choice for California motorists and end-users with diesel fuel coming in a close second. Diesel is a staple of heavy duty-truck, delivery vehicles, large transportation alternatives such as buses, trains, ships, boats, barges, farm equipment and heavy-duty military vehicles. (California Energy Commission)
Local Conditions
Based on the Town of San Anselmo’s growth strategy and this project calls for 833 new units to meet the Town’s RHNA. Most of the proposed HEU sites are along the existing commercial corridors and in areas already served by energy providers. Redevelopment of these areas not only ensures existing service connections, but also provides the opportunity to update existing equipment that will supply modern and energy efficient energy.
The HEU will require no significant changes in any energy related actions and will have almost zero impacts. However, energy use during construction of the new 833 units will impact fuel consumption. This will come in the form of the gasoline and diesel fuel required to operate heavy equipment, light duty trucks, vehicles, machinery, and there is the potential for lighting impacts through night work and security. Temporary access to the power grid for construction trailers or electric construction equipment will be constant throughout the construction and development phase of this effort.
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Housing site development will require permanent grid connections for electricity and natural gas service to power internal and exterior building lighting, heating and colling systems.
Development will be subject to energy conservation requirements of the California Energy Code (Title 24, Part 6)
Construction strategies will need to comply with the California Air Resources Board (CARB) regulations that restrict construction vehicle idling and the use and replacement of heavy-duty motor vehicles and equipment.
Construction activities associated with the development efforts will require the use of fuelefficient equipment consistent with federal and State regulations. This should reduce inefficient, wasteful and unnecessary consumption of energy resources.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project
construction or operation?
☐ ☐ ☒ ☐
Conflict with or obstruct a State or local
plan for renewable energy or energy
efficiency?
☐ ☐ ☒ ☐
Conclusion
The HEU provides new housing opportunities and proposes these housing options near high quality transit areas and existing commercial and retail services. These choices will reduce trip distances and encourage the use of alternative transportation modes including cycling and walking. This represents among the most energy-efficient means to accommodate housing needs.
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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.
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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 19 200
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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 19 202
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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 19 206
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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 19 207
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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 19 208
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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.
ATTACHMENT 19 209
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Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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 ☐ ☐ ☐ ☒
ATTACHMENT 19 210
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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.
ATTACHMENT 19 211
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Initial Study
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.
ATTACHMENT 19 212
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Initial Study
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 19 213
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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 19 214
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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 19 215
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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 19 216
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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 19 217
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III). create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff; or
☐ ☐ ☒ ☐
IV). impede or redirect flood flows? ☐ ☐ ☒ ☐
V). In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
☐ ☐ ☒ ☐
VI). Conflict with or obstruct
implementation of a water quality
control plan or sustainable groundwater
management plan?
☐ ☐ ☒ ☐
Conclusion
All future housing development facilitated by the HEU would be subject to the Town’s development review process, which may include review pursuant to CEQA, and be required to comply with General Plan policies, local, county, State and federal standards, and required to adhere to all requirements for avoiding and minimizing conflicts with or obstruction of implementation of a water quality control plan or sustainable groundwater management plan.
As a result, future housing development facilitated by the HEU would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Therefore, impacts would be less than significant Mitigation Measures
The Town’s current policies and regulations in place address any potential impacts and no mitigation is required.
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Initial Study
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ATTACHMENT 19 219
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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 19 220
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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 19 221
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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 19 222
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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 19 223
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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.
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Initial Study
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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 19 225
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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 19 226
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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 19 227
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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 19 228
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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
☐ ☐ ☒ ☐
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local general plan or noise ordinance, or
applicable standards of other agencies?
Generation of excessive ground borne
vibration or ground borne noise levels? ☐ ☐ ☒ ☐
For a project located within the vicinity of
a private airstrip or an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public
airport or public use airport, would the
project expose people residing or
working in the project area to excessive
noise levels?
☐ ☐ ☐ ☒
Conclusion
Town of San Anselmo General Plan includes a goal to reduce noise levels throughout the community in general with special efforts aimed at major circulation arteries. To implement this, they have set the following policies.
1. Promulgate information to all residents of the need for and methods of obtaining reduced noise levels.
2. Adopt, budget for, and enforce an effective noise ordinance and other ordinances relating to noise reduction.
3. The Town shall cooperate in the establishment of a countywide program of noise abatement when it has been developed.
4. The Town will work actively with the California Highway Patrol to police noise levels on moving vehicles.
As these established policies will mitigate potential noise impacts of the HEU, additional mitigation measures are not required.
Mitigation Measures
Noise levels will not significantly increase because of the HEU, and established policies will address related impacts, therefore mitigation is required.
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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.
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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
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.
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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.
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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 19 238
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parkland per 1,000 residents. With a population increase of up to 1,500 resulting from the Housing Element (see section 3.14, Population and Housing), available parkland would drop slightly below the four-acre threshold, between 3.9-4.0 acres per 1,000 residents. In response, San Anselmo may want to consider increasing parkland area and/or the capacity to use existing park facilities.
In San Anselmo, there are six Town-managed parks with a variety of facilities. • Creek Park
• Faude Park
• Lansdale Park
• Memorial Park, Elders' Garden, & Millennium Playground • Robson-Harrington Park
• Sorich Ranch Park
San Anselmo’s park and recreational opportunities are supplemented regional park amenities provided by Marin County, State of California and National Park Service. Town provides an everchanging array of recreational programs and opportunities for the public on its parkland.
Programming and facilities could potentially be expanded to address increased resident demand.
To improve the resident to parkland ratio to mitigate population growth, the Town of San Anselmo could add parkland in a variety of ways. One such method is to require new developments of specific size to provide recreational amenities back to the community. This can be done by having the developer build private recreation facilities that will be maintained by the community (a homeowner’s association for example). Developers can also provide park land and/or amenities to the community. In lieu of providing land, depending on the number of new units, the developer may provide funding for improvements to existing park land. If these elements cannot be successfully negotiated or the new land being developed is very small, the Town of San Anselmo may elect to collect a fee that will be put to the purchase of new community park land or use the fees to make improvements to existing parks in the area.
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
☐ ☐ ☒ ☐
Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment?
☐ ☐ ☒ ☐
Conclusion
The Housing Element Update will bring more residents and as a result, the demand for park land and recreational opportunities will likely increase. While growth and population increases are directly related to how well the economic conditions are, the need for Park land and recreational opportunities are likely to increase with the implementation of this update. As the General Plan assesses and responds to park and recreation needs over time, this established process will address any modification that may be needed, and no separate mitigation is justified at this stage.
Mitigation Measures
No mitigation is required.
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3.17 Transportation
This section was completed by the Town of San Anselmo using the consulting services of Parisi Transportation Consulting. The findings in this area suggest a Less Than Significant Impact to the Town of San Anselmo’s transportation network. What is presented here is a shortened version of the overall analysis. To review the full findings and discussion completed by the Parisi Transportation Consulting, please refer to the full document located in Appendix B.
Environmental and Regulatory Setting
The Town of San Anselmo is in the San Francisco Bay Area in Marin County, situated in a series of small valleys and bordered by moderate to steep hillsides. This section describes attributes that provide and influence transportation patterns within the Town and between the Town and other vicinities.
Though there are no freeways within the Town limits, Red Hill Avenue and Sir Francis Drake Boulevard are major arterial streets that connect the Town to U.S. Highway 101 to the east, providing access to San Francisco and other major activity centers in the Bay Area. Sir Francis Drake Boulevard and Center Boulevard connect San Anselmo with the Town of Fairfax to the west. These roadways converge near downtown in a complex system of roadway intersections referred to as the Hub. Due to the topography, some local residential streets are steep, narrow, and winding.
The Town has limited bicycle facilities on some roadways consisting of Class II and Class III bikeways (on-street bike lanes and travel lanes shared with motor vehicles, respectively). The General Plan’s Circulation Element includes objectives to identify areas which should be linked by bicycle and pedestrian paths in order to provide a viable active transportation system.xxiv Public transit service in San Anselmo is provided by Marin Transit and Golden Gate Transit. As of fall 2022, Marin Transit operates four standard routes and an express route with hourly service frequencies during weekday morning and afternoon peak periods, and an afternoon school route, while Golden Gate Transit operates one route with 30-minute service frequencies during weekday morning and afternoon peak periods. Routes operated by both agencies all pass through the Hub and/or downtown area along the major arterial streets, providing access to Fairfax, Ross, San Rafael, other Marin County destinations, and San Francisco.
In terms of land use patterns, the built environment is most appropriately characterized as suburban, without significant dense urban residential or retail centers. The Town is an ATTACHMENT 19 242
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established residential community comprised of mostly detached single family dwellings with some multifamily dwellings. Land development availability is largely limited to infill sites, with some larger parcels situated on higher slopes and ridge tops as designated in the General Plan.xxv Neighborhood, downtown, and general commercial areas are concentrated along the major roadways in conjunction with public transit access.
Lastly, on February 28, 2023, the Town of San Anselmo Town Council adopted a Threshold of Significance Policy (see Appendix C).
Analysis Methodology and Thresholds of Significance
Table 3.3 provides a summary of the San Anselmo Housing Element Update CEQA determination for each of the criteria that could constitute potential transportation environmental impacts. A discussion of each finding is provided in Appendix B and consistent with the Town adopted Threshold of Significance Policy in Appendix C.
Table 3.3. CEQA Checklist Impact Determination
Impact Question CEQA Determination
TRA-1 Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact TRA-2 Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Less Than Significant Impact
TRA-3 Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant Impact
TRA-4 Would the project result in inadequate emergency access? Less Than Significant Impact Source: Parisi Transportation Consulting, 2022
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Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Conflict with a program, plan, ordinance,
or policy addressing the circulation
system, including transit, roadway,
bicycle and pedestrian facilities?
☐ ☐ ☒ ☐
Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
☐ ☐ ☒ ☐
Substantially increase hazards due to a
geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
☐ ☐ ☒ ☐
Result in inadequate emergency access? ☐ ☐ ☒ ☐
Conclusion
As adequate emergency access is included as part of the Town requirements for individual projects, which will be reviewed by local officials as part of design review, the Project has a less than significant impact with respect to emergency access.
Mitigation Measures
No mitigation is required.
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3.18 Tribal Cultural Resources
Environmental and Regulatory Setting
In 2015, CEQA was amended by AB 52, which governs analysis of tribal cultural resources and imposes consultation requirements with Native American Tribes who request such consultation. A project that “may cause a substantial adverse change in the significance of a tribal cultural resource is a project that may have a significant effect on the environment. (Pub.
Res. Code, § 21084.2.) To assist in the determination of a significant environmental effect, a lead agency is required to consult with any California Native America tribe that requests consultation and is traditionally and culturally affiliated with the area of the project. If a Native American Tribe wishes to participate in consultation, it must respond to the lead agency within 30 days of a formal notification.
Tribal cultural resources are defined as: 1) sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe that are listed, or determined to be eligible for listing, in the national or state register of historical resources; or 2) listed in a local historical register of historic resources. (Pub. Res. Code, § 21074.) If a lead agency determines that a project may cause a substantial adverse change to a tribal cultural resource, measures must be considered to mitigate the impact. (Pub. Res. Code, § 20184.3(b)(2).) Here, no known tribal cultural resources have been identified in the project area. On February 14, 2022, the Town mailed formal notification letters to tribes affiliated with the Coast Miwok communities (listed below) offering consultation regarding the HEU along with a description of the project. These communities are listed with the Native American Heritage Commission (NAHC). The Town did not receive a request for consultation within the 30 day time limit.
Should any tribal cultural resources be found with relation to any particular project under the UHE, further analysis and notifications would occur per AB 52.
The Town of San Anselmo prepared and mailed AB 52 notifications letters to tribes affiliated with the Coast Miwok communities. These communities are listed with the Native American Heritage Commission (NAHC). While no consultation is expected, the process is on-going, and a detailed summary of the outcome will be provided in the Tribal and Cultural Resources Section planned for the Environmental Impact Report (EIR). No other follow-up action is anticipated.
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Coast Miwok-affiliated Tribes:
Federated Indians of Graton Rancheria
6400 Redwood Drive, Ste 300
Rohnert Park, CA 94928
Phone: (707) 566 – 2288
Fax: (707) 566-2291
[email protected]
Guidiville Indian Rancheria
Donald Duncan, Chairperson
P.O. Box 339
Talmage, CA, 95481
Phone: (707) 462 – 3682
Fax: (707) 462-9183
[email protected]
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project cause a substantial
adverse change in the significance of a
tribal cultural resource, defined in Public
Resources Code § 21074 as either a site,
feature, place, cultural landscape that is
geographically defined in terms of the
size and scope of the landscape, sacred
place, or object with cultural value to a
California Native American tribe, and
that is:
☐ ☐ ☐ ☒
Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
☐ ☐ ☐ ☒
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historical resources as defined in Public
Resources Code section 5020.1(k), or
A resource determined by the lead
agency, in its discretion and supported
by substantial evidence, to be significant
pursuant to criteria set forth in
subdivision (c) of Public Resources Code
§ 5024.1. In applying the criteria set
forth in subdivision (c) of Public Resource
Code § 5024.1, the lead agency shall
consider the significance of the resource
to a California Native American tribe.
☐ ☐ ☐ ☒
Conclusion
No known tribal cultural resources have been identified in the project area. The Town did not receive any requests for consultation in response to its formal notification letters. Should any tribal cultural resources be found with relation to any particular project under the HEU, further analysis and notifications would occur per AB 52.
Mitigation Measures
No resources in the location of the 151 sites are known at the present time. No mitigation is required.
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3.19 Utilities and Service Systems
This section describes the utilities and service systems and public services that could be affected by this HEU. Water supply and distribution systems, wastewater collection and treatment systems, solid waste collection and disposal, stormwater conditions, electricity, natural gas and telecommunication impacts are described here to support the environmental impact analysis.
Environmental and Regulatory Setting
Water Service
In California, water service is provided by towns, cities, counties, special districts, and private utilities. Most service providers get their water from surface water, groundwater or a combination of both, and serve a wide range of connections, from just a few connections to thousands. Water rights, water contract agreements, groundwater pumping limitations, and the infrastructure required to treat, pump, and deliver water are the factors that limit the amount of water available to service providers.
Water supply to San Anselmo is provided by the Marin Municipal Water District (MMWD). The water supply is reservoir based. According to the Water Resources Plan 2040 prepared in 2017 by the consultant firm Woodard and Curran, the MMWD has adequate capacity. The report demonstrates that the district’s current supply portfolio is sufficient to meet demands in each of the reliability threats modeled except the Six-Year Severe Drought. It should be noted that the probability of the Six-Year Severe Drought occurring is low. Should this type of drought occur, shortages would not be expected until the fifth year of the drought, which provides time to re-assess and move forward implementation of resiliency options after the Water Resources Plan 2040 MMWD 1-3 drought starts. Further, use of supplies in emergency storage, combined with mandatory conservation / rationing, would allow the district to manage supplies through the Six-Year Severe Drought condition without shortfalls.
This report also notes that since the district’s current supply portfolio is sufficient to meet demands under most conditions evaluated, there is no immediate need to invest in infrastructure to secure additional resiliency at this time. However, to continue strengthening the district’s water supply resiliency, it is recommended that the district expand its existing water efficiency programs. Currently MMWD serves approximately 191,000 customers and capacity is well over anticipated needs.
Locally, as the HEU advances into the construction phase, and housing occurs incrementally throughout the Town, upgrades to local pipes and infrastructure may be required. These ATTACHMENT 19 250
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upgrades and improvements to the efficiency and delivery of these resources would be subject to individual environment review and all future upgrades would be reviewed at the time of building permit review and would be completed to the satisfaction of the Town of San Anselmo Development Review authority and the Town of San Anselmo Engineer.
Wastewater Generation
The Ross Valley Sanitary District (RVSD) manages wastewater treatment and the related infrastructure within the Town of San Anselmo. The RVSD was established in 1899 and is believed to be California’s oldest sanitary district. The RVSD serves the communities of Sleepy Hollow, Fairfax, San Anselmo, Ross, Larkspur, Kentfield, and Greenbrae, serves Murray Park by contract, and conveys wastewater to the Central Marin Sanitation Agency (CMSA) wastewater treatment plant.
The RVSD is responsible for approximately 194 miles of gravity sewer lines, also known as mains. These mains range in diameter from 4 inches to 42 inches in size. The sanitary system is serviced through 4313 manholes and 1250 rod holes distributed throughout the system. Where gravity flow is not practical, the RVSD pumps wastewater through 19 pump stations and lift stations and 8.4 miles of sewer force mains to convey flows to the Central Marin Sanitation Agency (CMSA) wastewater treatment plant in San Rafael. The CMSA was established in 1979 as a joint powers' agency comprised of the RVSD, the San Rafael Sanitation District, and Sanitary District No. 2 of Marin County serving the Town of Corte Madera and some surrounding areas.
There are also about 200 miles of privately-owned sewer service laterals that convey wastewater to the RVSD’s system.
According to the 2019 Sewer System Management Plan and the 2021 Infrastructure Asset Management Plan Update the overall system is fully functional and operating at a level that is compatible with the existing community needs.
It should be noted that portions of the Town of San Anselmo are serviced by existing force mains. These service areas are primarily north and east of San Anselmo Creek. All residential developments will be reviewed incrementally as new plans are proposed. The precise connections and pipes required will be scrutinized at the time of submittal for construction permits. Should any new lines, connections or upgrades be required, these improvements will be subject to environmental review. Line modifications and connection into the existing force main must be designed to all applicable provisions of the local building code and to the satisfaction of the Town and the District.
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Stormwater
Storm water is defined by US EPA as the runoff generated when precipitation from rain and snowmelt events flows over land or impervious surfaces without percolating into the ground.
Storm water is often considered a nuisance because it mobilizes pollutants such as motor oil and trash. In most cases, storm water flows directly to water bodies through sewer systems, contributing a major source of pollution to rivers, lakes, and the ocean. Storm water discharges in California are regulated through National Pollutant Discharge Elimination System (NPDES) permits. However, storm water may also act as a resource and recharge groundwater when properly managed.
New use will require stormwater infrastructure to meet new demand. Since the Town is largely proposing opportunities that provide for redevelopment, the new development will be in areas that are currently served by stormwater drainage systems. The addition of new housing on some of these older developed lot areas may provide opportunities to implement the most modern-day stormwater infrastructure design. Redevelopment may reduce impervious surface areas in some areas and allow more infiltration thus reducing overall stormwater runoff.
Electricity, Natural Gas and Telecommunications
Electric Power In 2018, California produced approximately 194,842 gigawatt-hours of electricity and imported approximately 90,646 gigawatt-hours (CEC 2019). Generally, electric power is generated by power plants or renewable energy resources such as hydropower, geothermal, biomass, and solar energy. Energy is transferred through electricity substations, transformers, and power lines that relay the energy from the producer to the consumer. California is part of the western transmission system that helps keep electricity flowing reliably and safely throughout the western United States. On a more local scale, balancing authorities help to ensure that demand and supply are regionally balanced. California has eight balancing authorities:
• Balancing Authority of Northern California
• California Independent System Operator
• Imperial Irrigation District
• Los Angeles Department of Water & Power
• PacifiCorp West
• NV Energy
• Turlock Irrigation District
• Western Area Lower Colorado
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The California Independent System Operator operates in all 58 California counties and operates the flow of electricity through three main investor-owned utilities (Pacific Gas and Electric Company, Southern California Edison, and San Diego Gas and Electric Company) in addition to several other municipal operators.
Natural Gas Natural gas consists of many different compounds such as methane and natural gas liquids (ethane, propane, butanes, and pentanes). It is formed through the decomposition of historic animals and plants that have been converted to hydrocarbon fuels by high pressure and temperatures deep under the earth’s surface.
In 2018 California withdrew approximately 202,616 million cubic feet from gas, oil, and shale gas wells within its boundaries. Out of the 30.59 trillion cubic feet of natural gas used in the United States in 2018, California was the second largest consumer, using approximately 7.1 percent of natural gas used in the U.S. (EIA 2019).
Nearly 90 percent of California’s natural gas supply comes from out-of-state imports; approximately 45 percent of the natural gas burned in California is used for electricity generation, 21 percent is consumed in the residential sector, 25 percent in the industrial sector, and 9 percent in the commercial sector. Natural gas facilities in the State provide residents with electricity, heat buildings, fuel vehicles, and provide many other uses. Natural gas is generally delivered to residents and users through pipelines and tanks in the form of compressed natural gas. These facilities are located throughout the State.
Telecommunication The California Public Utilities Commission develops and implements policies for the telecommunication industry to achieve the following goals:
• Ensure fair, affordable universal access to necessary services. • Develop clear rules of the game and regulatory tools to allow flexibility without compromising due process.
• Remove barriers that prevent a fully competitive market. • Reduce or eliminate burdensome regulations.
In California, telecommunication facilities are being shifted to wireless facilities such as small cells and distributed antenna systems. Many of these facilities are proposed for installation in public rights-of-way. U.S. Code Title 47, Section 332 (47 USC 332) maintains local authority over local decisions regarding the placement, construction, and modification of personal wireless telecommunication facilities.
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Electricity is provided to the Town of San Anselmo by Marin Clean Energy. Pacific Gas and Electric is the provider of natural gas resources and telecommunications services are typically provided by major suppliers including AT&T, Verizon, T Mobile and are the discretion of the end user. While the HEU does create new user demand and long-term operating concerns, the review of these service providers' current capacity and long-range plans indicate that the update will not cause concerns for long term use or operations. No capacity issues are identified in this initial study and each of the companies is consistently looking to provide more efficient ways to increase capacity and deliver services in a more environmentally sustainable manner.
Each of these elements will be more closely evaluated in the development of the Environmental Impact Report.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
☐ ☐ ☐ ☒
Have sufficient water supplies available
to serve the project and reasonably
foreseeable future development during
normal, dry and multiple dry years?
☐ ☐ ☐ ☒
Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it
has adequate capacity to serve the
☐ ☐ ☐ ☒
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project’s projected demand in addition
to the provider’s existing commitments?
Generate solid waste in excess of State
or local standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of solid
waste reduction goals?
☐ ☐ ☐ ☒
Comply with federal, State, and local
management and reduction statutes and
regulations related to solid waste?
☐ ☐ ☐ ☒
Conclusion
The HEU will require more resources and capacity. Based on the current systems in place, local conditions may be impacted, and site-specific improvements may be necessary. However, the expansion and construction of new facilities to support this growth can be adequately addressed through established services management systems, therefore no mitigation measures are needed.
Mitigation Measures
Current existing services providers have the capacity to meet the broad needs of the HEU for the Town of San Anselmo. Additional housing proposed in the Housing Element is not causing extreme stress or impacting existing utilities systems that will demand major system upgrades.
However, individual projects will need to be evaluated independently for any site-specific upgrades, including infrastructure improvement requirements and environmental impacts.
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3.20 Wildfire
Environmental and Regulatory Setting
The State of California is required by law to map the areas of significant fire hazards based on fuels, terrain, weather, and other fire hazards. These areas, designated as Fire Hazard Severity Zones (FHSZ), mandate certain site and building selection, design, and construction practices to reduce risk associated with wildfires. xvi
Parts of California sensitive to fire hazards are often a part of the wild-land urban interface (WUI), where development and wildland vegetation meet.
xviiiThe project site is located within an already developed portion of San Anselmo xvii To help protect lives and
property from the disastrous effects of wildfire, the National Fire Plan identifies communities within these WUI. The Town of San Anselmo is listed on the California Communities at Risk List. with
predominantly residential and commercial development within the adjacent areas.
The Town of San Anselmo is designated as a Local Responsibility Area (LRA) by the California Department of Forestry and Fire Protection (CalFIRE) which means that the local government, not the State, have financial responsibility for wildland fire protection in this area. According to the CalFIRE, FHSZ maps in Marin County, the project is not located within a Very-High Fire Hazard Severity Zone for wildland fires. xix
The Town has adopted a Local Hazard Mitigation Plan. Additionally, the Town has a Fire Code to address WUI compliant construction materials and vegetation management.
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Figure 3.8 Fire Hazard Severity Zones in areas of state responsibility for fire control San Anselmo
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Figure 3.9 Fire Hazard Severity Zones in areas of local responsibility for fire control San Anselmo
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Analysis Methodology and Thresholds of Significance
The Town of San Anselmo has several policies in its latest General Plan that are geared towards mitigating wildfire potential within fire hazard areas. They include those under Objective 13 and 14 which are meant to ensure that existing and future development have adequate water supplies to protect structures from fires and are sited, designed, and constructed in such a way as to reduce the potential for fires. xx
The Ross Valley Fire Department provides firefighting and emergency response services for the Town of San Anselmo. Fire Station 19, located at 777 San Anselmo Avenue in downtown San Anselmo and within the project site, serves the Town. It is also the administrative headquarters of the Ross Valley Fire Department. xxi Due to the proximity of the fire station’s location to the project site, swift emergency response times in the case of a fire emergency are anticipated.
Checklist and Discussion of Impacts
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Substantially impair an adopted
emergency response plan or emergency
evacuation plan?
☐ ☐ ☒ ☐
Due to slope, prevailing winds, and other
factors, wildfire risks exacerbate and
thereby expose project occupants to
pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
☐ ☐ ☒ ☐
Require the installation or maintenance
of associated infrastructure (such as
roads, fuel breaks, emergency water
sources, power lines or other utilities)
that may exacerbate fire risk or that may
result in temporary or ongoing impacts
to the environment?
☐ ☐ ☒ ☐
Expose people or structures to significant
risks, including downslope or
downstream flooding or landslides, as a
☐ ☐ ☐ ☒
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result of runoff, post-fire slope
instability, or drainage changes?
The action is not anticipated to impair any adopted emergency response plan or emergency evacuation plan. Fire prevention plans including the State of California’s Fire Hazard Planning Technical Advisory and the Marin County Fire Department’s Community Wildfire Protection Plan have been referenced to determine the impact of the action. The increased density and housing developments will not change the role of major roads like Sir Frances Drake Boulevard, Red Hill Avenue, and Center Boulevard as designated evacuation routes. Impacts from additional parking and the added capacity of drivers to these roads are still to be determined based on the findings from the transportation analysis. Therefore, the action will have a less than significant impact.
The action of increasing density within the project sites is not anticipated to significantly expose occupants to pollutant concentrations from wildfire or uncontrollable spread of wildfire. As the site comprise of multiple parcels spread across various elevation, angles of prevailing wind, and street grids within the vicinity of Downtown San Anselmo, the degree of impact to occupants living in these higher density developments may vary. An assessment of air quality impacts and wildfire risks to those living in higher elevations and/or upper floors of a multi-story development will be conducted in the air quality analysis. Overall, the impacts of the project action have a less than significant to project occupants.
The action of increasing density within the project sites may involve upgrades to existing electric, storm sewer, water and other utilities to accommodate the increased demand on the associated infrastructure. While capacity may increase with higher density development, the fire risk may be lowered when compared to low-density, single-family development. This is because the high-density development will likely be built on previously developed land and tap into existing associated infrastructure as opposed to being built on undeveloped land further from the urban core and closer to more fire-sensitive areas.
The project sites are located within a developed river valley environment where impervious surface is the predominant surface type and primarily located outside of the Town’s Wildland Urban Interface. As the increase in density will take place on mostly developed land, it is not anticipated that occupants will be at greater risk of natural hazards such as flooding, landslides, and post-fire slope instability. Therefore, the action is anticipated to have no impact.
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Conclusion
The project would not exacerbate the risk of residents and structures to wildfire and the Town has current Fire Codes and building regulations to address any impact related to construction.
Mitigation Measures
No mitigation is required.
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LIST OF PREPARERS
Ben Carlson, Project Director
Laura Connelly, PLA, Project Manager
Leila Bahrami
Benjamin Cromie
Olivia Foster
Hung Truong
Kyle Wire
Parisi Transportation Consulting
LIST OF REVIEWERS
Emily Longfellow, Assistant Town Attorney
Heidi Scoble, Planning Director
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4.0 Supporting Documentation
APPENDIX A: Acronyms and Abbreviations
BAAQMD - Bay Area Air Quality Management District
BMP - Best Management Practices
CAA - Clean Air Act
CAAQS - California Ambient Air Quality Standards
CARB - California Air Resources Board
CalFIRE - California Department of Forestry and Fire Protection CCAA - California Clean Air Act
CDFW - California Department of Fish and Wildlife
CESA - California Endangered Species Act
CEQA - California Environmental Quality Act
CHPlanning – CHPlanning, Ltd.
CO - Carbon Monoxide
COG - Council of Governments
CMSA - Central Marin Sanitation Agency
CRHR - California Register for Historical Resources
EQ Zapp - California Earthquake Hazards Zone Application CUPA - Certified Unified Program Agency
dB - decibels
dBA - A-weighted decibels, an expression of sound that gives a higher value to frequencies that can be perceived by the human ear.
Department of Toxic Substances Control (DTSC)
DPM - Diesel Particulate Emissions
DUA – Dwelling Units per Acre
EIR - Environmental Impact Report
EPA - Environmental Protection Agency
ESA - Endangered Species Act
EVSE - Electric Vehicle Supply Equipment
EV - Electric Vehicles
FESA - Federal Endangered Species Act
FHSZ - Fire Hazard Severity Zones
FMMP - Farmland Mapping and Monitoring Program
FTEs - Full-Time Equivalents
GIS - Geographical Information System
HCD - Housing and Community Development
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HEU - Housing Element Update
HL – Houseal Levigne
HMD - Hazardous Materials Division
IPaC - Information for Planning and Consultation
IS/ND - Initial Study leading to a Negative Declaration Km - Kilometer
LRA - Local Responsibility Area (LRA)
Local Hazard Mitigation Plan (LHMP)
μg/m3 - Micrograms per Cubic Meter
MBTA - Migratory Bird Treaty Act
MMWD – Marin Municipal Water District
M – Miles
MND - Mitigated Negative Declaration
Native American Heritage Commission (NAHC)
National Pollutant Discharge Elimination System (NPDES) National Parks and Recreation Association (NRPA)
National Resources Conservation Service (NRCS)
OAK - Oakland Airport
O3 - Ozone
PG&E - Pacific Gas and Electric
PM 10 - Particulate Matter 10
PM 2.5 - Particulate Matter 2.5
Ppm - Parts per Million
RCRA - Resource Conservation and Recovery Act
RHNA - Regional Housing Needs Allocation
R-HO - Residential Housing Opportunities District
ROG - Reactive Organic Gas
SHMA - Seismic Hazards Mapping Act
SPD – Special Planned District
SFBAAB - San Francisco Bay Area Air Basin
SFO - San Francisco Airport
SMARA - Surface Mining and Reclamation Act of 1975
SO2 - Sulfur Dioxide
SIP - State Implementation Plans
TOD - Transportation-Oriented Development
The Town - Town of San Anselmo
U.S. - United States
VMT - Vehicle Miles Traveled
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ZEV – Zero Emission Vehicles
Zoning Category Abbreviations
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial District.
C-L Limited Commercial District.
R-1 Single Family Residential
R-1-C Low Density Residential Conservation
R-1-H Very Low Density Residential
R-2 Medium Density Residential District.
R-3 High Density Residential District.
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APPENDIX B: Transportation Impact Analysis
Memo
To: Laura Connelly and Ben Carlson, CHPlanning
CC: Jackie Wells, Houseal Lavigne
Heidi Scoble and David Donery, Town of San Anselmo
From: Jimmy Jessup, Parisi Transportation Consulting
Date: December 16, 2022
Subject: San Anselmo Housing Element Update CEQA Impact Analysis This memorandum summarizes the potential transportation-related impacts associated with the Town of San Anselmo (“Town”) Draft Housing Element 2023-2031 Update (“Project”).xxii The Project includes 833 housing units distributed over four income categories, consisting of single-family dwelling units and multi-family housing developments.
This analysis utilizes the sample environmental significance criteria checklist form included in the California Environmental Quality Act (CEQA) guidelines that may be used to foster agency review.xxiii The Project would result in a significant transportation impact if it would:
Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities Conflict or be inconsistent with CEQA Guidelines Section 15063.4, Subdivision (b) regarding vehicle miles traveled (VMT)
Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment), or Result in inadequate emergency access
The Project is determined to result in a less than significant impact against these four checklist items. This analysis determines that the home-based VMT per resident associated with implementation of the Housing Element Update is below the threshold of significance and would result in a less than significant transportation impact.
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ENVIRONMENTAL SETTING
The Town of San Anselmo is located in the San Francisco Bay Area in Marin County, situated in a series of small valleys and bordered by moderate to steep hillsides. This section describes attributes that provide and influence transportation patterns within the Town and between the Town and other vicinities.
Though there are no freeways within the Town limits, Red Hill Avenue and Sir Francis Drake Boulevard are major arterial streets that connect the Town to U.S. Highway 101 to the east, providing access to San Francisco and other major activity centers in the Bay Area. Sir Francis Drake Boulevard and Center Boulevard connect San Anselmo with the Town of Fairfax to the west. These roadways converge near downtown in a complex system of roadway intersections referred to as the Hub. Due to the topography, some local residential streets are steep, narrow, and winding.
The Town has limited bicycle facilities on some roadways consisting of Class II and Class III bikeways (on-street bike lanes and travel lanes shared with motor vehicles, respectively). The General Plan’s Circulation Element includes objectives to identify areas which should be linked by bicycle and pedestrian paths in order to provide a viable active transportation system.xxiv Public transit service in San Anselmo is provided by Marin Transit and Golden Gate Transit. As of fall 2022, Marin Transit operates four standard routes and an express route with hourly service frequencies during weekday morning and afternoon peak periods, and an afternoon school route, while Golden Gate Transit operates one route with 30-minute service frequencies during weekday morning and afternoon peak periods. Routes operated by both agencies all pass through the Hub and/or downtown area along the major arterial streets, providing access to Fairfax, Ross, San Rafael, other Marin County destinations, and San Francisco.
In terms of land use patterns, the built environment is most appropriately characterized as suburban, without significant dense urban residential or retail centers. The Town is an established residential community comprised of mostly detached single family dwellings with some multifamily dwellings. Land development availability is largely limited to infill sites, with some larger parcels situated on higher slopes and ridge tops as designated in the General Plan.xxv Neighborhood, downtown, and general commercial areas are concentrated along the major roadways in conjunction with public transit access.
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CEQA IMPACT ANALYSIS RESULTS
Table 1 provides a summary of the San Anselmo Housing Element Update CEQA determination for each of the criteria that could constitute potential transportation environmental impacts. A discussion of each finding follows.
Table 1. CEQA Checklist Impact Determination
Impact Question CEQA Determination
TRA-1 Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact
TRA-2 Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Less Than Significant
Impact
TRA-3 Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant
Impact
TRA-4 Would the project result in inadequate emergency access? Less Than Significant Impact
Source: Parisi Transportation Consulting, 2022
TRA-1: WOULD THE PROJECT CONFLICT WITH A PROGRAM, PLAN,
ORDINANCE, OR POLICY ADDRESSING THE CIRCULATION SYSTEM, INCLUDING TRANSIT, ROADWAY, BICYCLE, AND PEDESTRIAN FACILITIES?
Transportation aspects of land use projects are shaped by adopted plans and policies at various levels of government and agencies. These plans and policies are consulted as part of the Housing Element Update to evaluate against applied principles and efforts to mitigate environmental effects. Discussion of this Project with respect to the framework established by federal, State, regional, and local plans and policies for purpose of mitigating significant environmental effects is presented in this section. This section includes rationale behind the conclusion that the proposed Project does not conflict with any described plans and policies and presents no CEQA impact. Policies and plans addressing the transportation aspects of this Project include:
State: Senate Bill 743: Signed into law in 2013, Senate Bill 743 mandated a change in CEQA guidelines to utilize VMT as opposed to vehicle flow or traffic congestion as a more appropriate metric for assessing impacts associated with projects, in line with goals of helping to achieve climate commitments, improving health and safety, and ATTACHMENT 19 269
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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 19 270
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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 19 273
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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
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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 19 296 Town of San Anselmo Housing Element Update 168
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memos/docs/ab686_summaryhousingelementfinal_04222020.pdf#:~:text=AB%20686%20creates%20new%20requ irements%20for%20all%20state,Law%2C%20which%20is%20the%20focus%20of%20this%20document. f
xiv California Department of Conservation, Division of Mine Reclamation. 2022. Mines Online – Interactive Map.
Retrieved from: https://maps.conservation.ca.gov/mol/index.html. xv California Department of Conservation, Division of Mine Reclamation (DMR). 2022. DMR All Mines. Updated April 11, 2022. Retrieved from:
https://www.arcgis.com/home/item.html?id=6d7115673f0347d5863d69e77ccde7d4. xvi California Department of Forestry and Fire Protection (CalFIRE). 2022. Fire Hazard Severity Zones. Retrieved from: https://osfm.fire.ca.gov/divisions/community-wildfire-preparedness-and-mitigation/wildfirepreparedness/fire-hazard-severity-zones/. xvii Radeloff et al. 2005, 2018. Rapid Growth of the US Wildland-Urban Interface Raises Wildfire Risk. PROCEEDINGS OF THE NATIONAL ACADEMY OF SCIENCES USA, 115(13):3314-3319 (2018). Retrieved from:
https://www.pnas.org/doi/10.1073 /pnas.1718850115.
xviii Marin County Fire Department. 2016. Community Wildfire Protection Plan. Retrieved from:
http://marin.granicus.com/DocumentViewer.php?file=marin_82830f19a8619aed25972c29dc554830.pdf xix CalFIRE. 2022. Fire Hazard Severity Zones. Retrieved from: https://osfm.fire.ca.gov/divisions/communitywildfire-preparedness-and-mitigation/wildfire-preparedness/fire-hazard-severity-zones/. xx Town of San Anselmo. 2019. General Plan 2019 Update. Retrieved from:
https://www.townofsananselmo.org/DocumentCenter/View/5210/General-Plan-includes-Feb-2019-amendment. xxi Ross Valley Fire Department. 2022. Fire Stations. Retrieved from: https://www.rossvalleyfire.org/about/firestations. xxii Town of San Anselmo Draft Housing Element (2023-2031), draft issued for review on December 12, 2022. https://www.townofsananselmo.org/1517/Housing-Element-Update. Accessed December 14, 2022. xxiii CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act, Appendix G. December 28, 2018 xxiv Town of San Anselmo, General Plan Circulation Element. Adopted December, 1988, with subsequent amendments. xxv Town of San Anselmo General Plan Land Use Element. Adopted December 1998, with subsequent amendments. xxvi Metropolitan Transportation Commission and Association of Bay Area Governments, Plan Bay Area 2050, A Vision for the Future. Adopted October, 2021.
xxvii Transportation Authority of Marin, 2021 Congestion Management Program Final Draft Report. Issued September 2021.
xxviii California Governor’s Office of Planning and Research, Technical Advisory on Evaluating Transportation Impacts in CEQA. Issued December 2018. https://opr.ca.gov/docs/20190122-743_Technical_Advisory.pdf. Accessed Nov 14, 2022.
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xxix CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, Guidelines for Implementation of the California Environmental Quality Act, Article 5, §15064.3(b). December 28, 2018. xxx Parisi Transportation Consulting, Draft Memo: Recommended VMT Significance Thresholds for Land Use Projects in the Town of San Anselmo. December 9, 2022.
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300
SAN ANSELMO PLANNING COMMISSION
RESOLUTION NO. 2024-04
RESOLUTION OF THE PLANNING COMMISISON OF THE TOWN OF SAN ANSELMO
RECOMMENDING THAT THE TOWN COUNCIL ADOPT GENERAL PLAN AMENDMENTS TO THE LAND USE DESIGNATION MAP AND ADOPT AMENDMENTS TO TITLE 10, CHAPTER 3, ARTICLE 3 “LAND USE REGULATIONS” AND TITLE 10, CHAPTER 3, ARTICLE 17 “DEFINITIONS” OF THE
MUNICIPAL CODE AND THE ZONING MAP TO IMPLEMENT STATE HOUSING LAW AND ENSURE
GENERAL PLAN AND ZONING CODE CONSISTENCY IN ACCORDANCE WITH CALIFORNIA GOVERNMENT CODE SECTIONS 65300.5 AND 65860
WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the State’s environmental and climate objectives.” (Government Code section 65589.5); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.” (Government Code section 65589.5); and WHEREAS, the Legislature has adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita…California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years.”; and WHEREAS, State Housing Element Law (Government Code section 65580 et seq.) requires that the Town of San Anselmo (“Town”) adopt a Housing Element for the eight-year period of 2023-2031 to accommodate the Town’s regional housing need allocation (“RHNA”) of 833 housing units comprised of 253 very-low income units, 145 low-income units, 121 moderate-income units, and 314 above moderate-income units; and
WHEREAS, in June 2022, the Town hired a consultant, formed a Housing Element Advisory Committee (HEAC), and began working diligently towards an update to the Housing Element that is consistent with California State law; and
WHEREAS, after extensive community outreach in 2022, the HEAC, Planning Commission, and Town Council all reviewed the Draft Housing Element prior to submitting the document to HCD for the State’s 90-day review on January 26, 2023; and
WHEREAS, on April 26, 2023, August 1, 2023, and October 26, 2023, the Town received Housing Element review letters from HCD requiring additional analysis in the Housing Element prior to State certification, and, in response, the Town submitted duly-noticed revised drafts of the 301
Housing Element to HCD on June 2, 2023, August 30, 2023, and December 1, 2023 in an attempt to address those comments; and
WHEREAS, on August 22, 2023, the Town Council adopted Ordinance No. 1179 amending Title 10 (Planning and Zoning) of the San Anselmo Municipal Code and the Zoning Map and made the associated CEQA findings to proactively incorporate the changes prescribed in the 2023-2031 Housing Element and address State housing law; and
WHEREAS, the Town Council adopted Resolution No. 2023-4524 approving the 2023-2031 Housing Element on December 12, 2023 after receipt of a notice of substantial compliance with housing law from the State on December 8, 2023; and
WHEREAS, on January 23, 2024, the Town Council adopted Ordinance No. 1184 amending Title 10 (Planning and Zoning) of the San Anselmo Municipal Code to clarify or simplify existing regulations and implement federal and State housing law as required by HCD; and WHEREAS, the Town submitted the Adopted 2023-2031 Housing Element and the associated Resolution No. 2023-4524 and Ordinance No. 1184 to HCD on January 30, 2024; and WHEREAS, HCD notified the Town on February 22, 2024 that additional amendments to Title 10 (Planning and Zoning) of the San Anselmo Municipal Code are required to align with the Adopted 2023-2031 Housing Element and ensure accurate implementation of State housing law; and WHEREAS, California Government Code section 65300.5 requires internal consistency among the Housing Element and other Elements in the General Plan; and WHEREAS, amendments to the Town’s General Plan Land Use Designation Map are necessary to ensure consistency among the General Plan Elements and the Zoning Map; and WHEREAS, the adoption of amendments to the General Plan Land Use Designation Map constitutes a General Plan Amendment pursuant to Government Code section 65350 et seq.; and WHEREAS, Government Code section 65353 requires a Planning Commission to hold at least one public hearing prior to approving the recommendation of a General Plan amendment; and WHEREAS, California Government Code section 65860 requires consistency among the General Plan and the Zoning Code; and
WHEREAS, amendments to the Zoning Map are necessary to implement the Housing Element and ensure consistency with the General Plan Land Use Designation Map in accordance with State law; and
WHEREAS, the adoption of amendments to the Zoning Map constitutes a Zoning Code Amendment pursuant to Government Code section 65853; and WHEREAS, the Planning Commission is responsible for providing recommendations to the Town Council for proposed amendments to the Town’s Zoning Code pursuant to Government Code section 65853 et seq.; and
WHEREAS, the purpose of this Resolution is to recommend ordinance amendments to certain sections of Title 10, Planning and Zoning, of the San Anselmo Municipal Code to include the revisions identified as necessary by HCD and to recommend amendments to the General Plan 302
Land Use Designation Map and Zoning Map to ensure consistency among the General Plan Elements and the Zoning Code in accordance with California Government Code sections 65300.5 and 65860; and
WHEREAS, an Initial Study and Negative Declaration has been prepared in accordance with the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines for the Housing Element and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments; and
WHEREAS, during the CEQA review process, it was determined that the environmental potential impacts would be less than significant without the implementation of mitigation measures to reduce or eliminate any potentially significant project-related impacts and therefore a Negative Declaration was appropriate; and
WHEREAS, pursuant to the CEQA, a Notice of Intent to adopt a Negative Declaration was prepared for public comment related to the Housing Element Update and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments, submitted to the State Clearinghouse (SCH# 2023060315) on June 12, 2023, and included a 30-day public review period from June 12 through July 10, 2023; and WHEREAS, in accordance with the California Environmental Quality Act (“CEQA”)(Public Resources Code Sections 21000 through 21189.3) and its implementing regulations (the “CEQA Guidelines”) (California Code of Regulations, Title 14, Chapter 3, Sections 15000 through 15387), on July 25, 2023, the Town Council adopted Resolution No. 2023-4513 approving the Initial Study and Negative Declaration at a public hearing upon consideration of written information and testimony received during a portion of the public comment period regarding the adoption of the Initial Study and Negative Declaration, which analyzes the environmental effects of the proposed amendments and finds no significant impacts; and
WHEREAS, in accordance with CEQA Guidelines Section 15162, no supplemental or subsequent negative declaration for adoption of the amendments to the General Plan Land Use Designation Map, Zoning Map, and Zoning Code is required because none of the circumstances requiring supplemental or subsequent negative declarations exist; and WHEREAS, pursuant to Government Code sections 65352 – 65352.5 the Town sent notice about the Housing Element Update and related General Plan Land Use Element, General Plan Land Use Designation Map, and Zoning Code text and map amendments to all requesting California Native American tribes and no California Native American tribe requested consultation; and WHEREAS, a public hearing notice was published in the Marin IJ and posted in three places on March 7, 2024 pursuant to Government Code section 65090 giving notice of the Planning Commission’s consideration of recommendation of the proposed General Plan Amendments and Zoning Code Amendments contained herein; and
WHEREAS, the General Plan Land Use Designation Map, Zoning Map, and Zoning Code Amendments are consistent with the Town’s Adopted 2023-2031 Housing Element, including Programs 3.1 and 5.7 and Actions 5.7a and 5.7b, and the Town’s General Plan Land Use Goals 3 and 5, Principle 1, and Policy 3.4; and
303
WHEREAS, the Planning Commission held a duly noticed public hearing on March 18, 2024 to consider recommendation of said Amendments to the Town General Plan and Municipal Code; and
NOW, THEREFORE, BE IT RESOLVED THAT:
1. Based on substantial evidence in the record, the above recitals are true and correct and incorporated as findings herein.
2. The Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt proposed Zoning Ordinance Amendments as set forth in Exhibit “A”, Amendments to the General Plan Land Use Designation Map as attached hereto in Exhibits “B” and “D” and incorporated herein by reference, and Amendments to the Zoning Map as attached hereto in Exhibits “C” and “D” and incorporated herein by reference, to implement State housing law and ensure General Plan and Zoning Code consistency in accordance with California Government Code Sections 65300.5 and 65860.
RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Planning Commission on the 18th day of March 2024 by the following vote:
AYES: Heiman, Pipkin, Koblick de Leon, Strauss, Chair Asselstine NOES: None
ABSTAIN: None
ABSENT: Smith, Tunny
RECUSED: None
ATTEST: _______________________________
Heidi Scoble, Planning Director
Exhibit List:
A. Zoning Code Amendments
B. General Plan Land Use Designation Map Amendments
C. Zoning Map Amendments
D. List of Parcels to be Redesignated or Rezoned
304
EXHIBIT “A”
SECTION 1: The above recitals are true and correct and are incorporated as findings herein.
SECTION 2: Ordinance Amendment. Article 3. Land Use Regulations Section 10-3.302 (Land Use Regulations Table 3A) is hereby amended as follows:
305
LAND USE REGULATIONS TABLE
TABLE 3A
"P" = Permitted Use "C" = Conditionally Permitted Use
3 "-" = Not Permitted
DISTRICT
LAND USES: R-1- H R-1- C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Recreation, Education, and Public
Assembly
Day Care Centers C (2) C (2) C (2) C C C C C - C
Day Care Homes, Large Family C C C C C C C C - C
Day Care Homes, Small Family P P P P P P (4) C C - C
Elementary and Secondary Schools - - P (2) P P P C C - C Fitness Centers - - - - - - C C C P
Fitness Centers, Classes as Primary Use - - - - - - C C (13) - P Indoor Entertainment Facilities - - - - - - - C - C
Libraries and Museums - - - - - - P P - P
Religious Institutions - - C (2) C C - C C C C
Schools, Specialized Education and
Training - - C (2) C C C C C - C
Service Organizations and Clubs - - - - - P/C (15) P/C (15) P/C (15) P/C (15) P/C (15) Theaters and Meeting Halls - - - - - - - C - C
Parks and Playgrounds, Public P (2) P (2) P (2) P P P P P - C Residential
Emergency Shelters - - - - - P - - P P
Live-Work/Mixed-Use - Ground Floor
Commercial - - - - - - P (16) P P (16) P (14,16)
Low Barrier Navigation Centers - - - - - P P P P P
Other Residential Care Facilities P P P P P P P P - P
Residential Care Facilities, Large P (2) P (2) P (2) P P C C C C C 306
Residential Care Facilities, Small P P P P P C C C C C
Residential, Accessory Dwelling Units P P P P P P P P P P Residential, Multi-Family (2 to 4 units) P/C(6,17) P/C (6,17) P (6) P P(17) C P P (10) P P (14) Residential, Multi-Family (5+ units)
P/C(6,17) P/C(6,17) P P P(17) C P/C (17) P/C
(10,17) P/C (17) P/C (14,17)
Residential, Single Family Attached P P P P P P/C (17) P/C (17) P/C (17) P/C (17) P/C (17) Residential, Single Family Detached P P P P P C C - C C Residential,
Single-Room Occupancy Units (7) P P P P P - P P (10) P P (14) Supportive Housing P P P P P C P P P P
Transitional Housing P P P P P C C C C C
Retail
Food and Beverage Stores
Farmers Markets - - - - - - C C - C
Grocery Stores - - - - - - P/C P/C - P/C
Food Services
Alcoholic Beverage Sales, Off-Premises - - - - - - C C C P/C (1) Caterers - - - - - - - P P P
Drinking Establishments - - - - - - - C - C
Restaurants - - - - - - P P C P
Restaurants, Fast Food - - - - - - - - - C
Restaurants, With Alcohol and/or
Entertainment - - - - - - C P C P
Retail Sales
Auto, Vehicle, and Parts Sales and Rentals - - - - - - - - - C Banks and Financial Services, Retail - - - - - - - P - C Building Material Stores - - - - - - - - - C
307
Cell Phone & Wireless Stores
- - - - - - - P C P
Department Stores
- - - - - - - P - P
Medicinal Cannabis Facilities - - - - - - - - - -
Non-Medicinal Cannabis Facilities - - - - - - - - - -
Nurseries - - - - - - - C C P
Retail Stores, General Merchandise
- - - - - - PPPP
Services
Consumer Services
Mini-Storage - - - - - - - - C C
Personal Services
------PPPP
Repair and Maintenance, Consumer
Products - - - - - - P P P P
Pet Care (except Veterinary) Services - - - - - - - CCC Laundry, Dry-Cleaning, and Laundromats - - - - - - P -CC Auto-Oriented Services
Service Stations - - - - - - - -
C (8
,9)
C (8,9
)
Vehicle Repair and Maintenance - - - - - - - - C C
Professional, Business, and Administrative
Services
Business Support Services
- - - - - - P P C P
Light Manufacturing - - - - - - - - - C
Offices - - - - - - P P/C (15) P/C (15) P
Wholesale and Distribution - - - - - - - - - C
Research and Development - - - - - - - - C C
Health Services
Medicinal Cannabis Facilities - - - - - - - - - -
Medical Services, Clinics, Urgent Care - - - - - - - - - C Medical Services, Doctor Offices - - - - - P (4) P P C P 308
Medical Services, Extended Care P/C (1,) P/C (1,2) P/C (1,2) P/C (1,2) P/C (1,2) C C C - C Medical Services, Hospitals - - - - - P P P - P
Medical Services, Veterinary Clinics and
Hospitals - - - - - P (4) P P C P
Temporary Uses and Events
Temporary Uses and Events - - - - - C (13) C (13) C (13) C (13) C (13) Transportation, Communications, and
Infrastructure
Communications Equipment Buildings C (2) C (2) C (2) C C C C C C C Electric Transmission Line Routes of 12 Kv
or greater prior to ROW Acquisition - C (2) C (2) C C C C C C C Institutional, Public - - P (2) P P P P P P P
Institutional, Non-Profit - - C (2) C C C C C C C
Mail Services - - - - - - - P C P
Parking Garages, Commercial - - - - - - C C - P
Parking Lots, Commercial - - - - - - C C - P
Transportation Services, Transit Stops - - - - - - - P - P Utility Substations C (2) C (2) C (2) C C C C C C C
Water Tanks C (2) C (2) C (2) C C C C C C C
Windmills - C (2) C (2) C C C C C - C
Wireless Telecommunications Facilities C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) C (11) Visitor-Serving Accommodations
Bed and Breakfast Inns - - - - - - C C - C
Hotels - - - - C - - C - C
Ancillary Uses
Accessory Uses P P P P P P (4) P P P P
ATMs - - - - - - C P C P
309
Conversion of Residential Use to
Professional or Commercial Use
- - - - - C C C C C
Drive-Through Services - - - - - - - - - C
Home Occupations P (2) P (2) P (2) P P P P P (4) - P
Office, Ancillary - - - - - - P (12) P (12,15) P (12) P (12) Outdoor Sales and Rental, Ancillary - - - - - - C C C C Personal Cannabis Cultivation(5) P P P P P P P P P P
LAND USE REGULATIONS TABLE
TABLE 3A
Notes:
(1) See definition for more information about the permitting requirements based on the type of use. (2) Use is prohibited on lots created by California Government Code Sections 65852.21 and 66411.7. (3) Reference Section 10-1305 of Article 13 of this Chapter. (4) Reference Article 5 of this Title.
(5) Reference Section 10-3.1801 of Article 18 of this Chapter. (6) Two units permitted pursuant to Chapter 10-4.101, implementing California Government Code Sections 65852.21 and 66411.7. (7) Reference Section 10-3.1901 of Article 19 of this Chapter. (8) Reference Chapter 6 of this Title.
(9) Upon change of occupancy, buildings or leasable space having a minimum of one thousand two hundred (1,200) square feet of gross floor area shall be subject to the granting of a conditional use permit and design review as set forth in Articles 13 and 15 of this Title. (10) Residential uses are allowed only on upper floors unless the use is an owner-occupied and rental multifamily residential development with 20 percent of the units reserved for lower-income households; in which case it shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i). This by-right provision applies to the following properties identified in the Housing Element: Site 2 (300 Sunny Hills Dr), Site 14 (100 Center Blvd), Site 19 (330 Red Hill Ave), Site 21 (100 Red Hill Ave and APN 006-167-06), Site 22 (6 Red Hill Ave), Site 24 (208 Greenfield Ave, 222 Greenfield Ave, 224 Greenfield Ave, 270 Greenfield Ave), Site 25 (5 W Hillside Ave), Site 26 (6 W Hillside Ave, 130 Greenfield Ave), Site 40 (120 Sir Francis Drake Blvd, 130 Sir Francis Drake Blvd), Site 50 (121 San Anselmo Ave), and Site 61 (305 San Anselmo Ave).
(11) A Conditional Use Permit is required unless the project meets the qualifications for Town review under Section 6409(a) of the Middle Class Tax Relief and Job Creation Action of 2012 (47 U.S.C. § 1455(a)). 310
(12) Up to 30% of the use may be permitted when it is ancillary to the primary permitted commercial use. (13) Reference Section 10-3.1304 of Article 13 of this Chapter. (14) For properties south of Ross Avenue, residential uses are allowed only on upper floors or behind the ground floor commercial/office use unless the use is an owner-occupied and rental multifamily residential development with 20 percent of the units reserved for lower-income households; in which case it shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i). This byright provision applies to the following properties identified in the Housing Element: Site 2 (300 Sunny Hills Dr), Site 14 (100 Center Blvd), Site 19 (330 Red Hill Ave), Site 21 (100 Red Hill Ave and APN 006-167-06), Site 22 (6 Red Hill Ave), Site 24 (208 Greenfield Ave, 222 Greenfield Ave, 224 Greenfield Ave, 270 Greenfield Ave), Site 25 (5 W Hillside Ave), Site 26 (6 W Hillside Ave, 130 Greenfield Ave), Site 40 (120 Sir Francis Drake Blvd, 130 Sir Francis Drake Blvd), Site 50 (121 San Anselmo Ave), and Site 61 (305 San Anselmo Ave). (15) Required to obtain a Conditional Use Permit for occupation at the ground floor level. (16) A residential use(s) associated with a mixed-use development(s) shall occupy at least 50% of the total floor area. (17) Dependent upon the maximum density permitted for the site, up to six residential units are permitted. More than six units per site requires a Conditional Use Permit unless a) project seeks approval through the Title 10 Chapter 20, Objective Design Standards for Residential Development or b) the use is an owner-occupied and rental multifamily residential development with 20 percent of the units reserved for lower-income households; in which case it shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i). This by-right provision applies to the following properties identified in the Housing Element: Site 2 (300 Sunny Hills Dr), Site 14 (100 Center Blvd), Site 19 (330 Red Hill Ave), Site 21 (100 Red Hill Ave and APN 006-167-06), Site 22 (6 Red Hill Ave), Site 24 (208 Greenfield Ave, 222 Greenfield Ave, 224 Greenfield Ave, 270 Greenfield Ave), Site 25 (5 W Hillside Ave), Site 26 (6 W Hillside Ave, 130 Greenfield Ave), Site 40 (120 Sir Francis Drake Blvd, 130 Sir Francis Drake Blvd), Site 50 (121 San Anselmo Ave), and Site 61 (305 San Anselmo Ave). 311
SECTION 3: Ordinance Amendment. The following changes and amendments are made to Town of San Anselmo Municipal Code Section 10-3.1702 (Definitions):
“Permitted Use” means a use by right that does not require a conditional use permit, planned unit development permit, or other local discretionary review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code. Owner-occupied and rental multifamily residential development that have 20 percent of the units reserved for lower-income households shall be allowed by-right pursuant to California Government Code Section 65583.2, subdivisions (h) and (i).
SECTION 4: 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 5: 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. 312
EXHIBIT “B”
General Plan Land Use Designation Map Amendments
Proposed General Plan Land Use Designation Map
313
314
EXHIBIT “C”
Zoning Map Amendments
Proposed Zoning Map
315
Zoning Map
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SAN ANSELMO
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Zoning Districts
C,',l Town of San Anselmo Boundary • C-L - Limited Commercial • C-1 - Neighborhood Commercial II C-L/SPD - Limited Commercial • C-2 - Downtown Commercial
• C-2/SPD - Downtown
Commercial Specific Planned
Development
• C-3 - General Commercial
B C-3/SPD - General Commercial
Specific Planned Development
Specific Planned Development
• OS - Open Space
P - Professional
PF - Public Facilities
PPD/R-1 - Preliminary Planned
Development
PPD/R-3 - Preliminary Planned
Development
R-1 - Single Family Residential
• R-1-C - Single Family Residential
- Conservation
R-1-H - Very Low Density
Residential
R-1/SPD - Single Family
Residential Specific Planned
Development
R-2 - Medium Density
Residential
R-2/SPD - Medium Density
Residential Specific Planned
Development
• R-3 - High Density Residential
Ill R-3/SPD - High Density
Residential Specific Planned
Development
316
EXHIBIT “D”
List of Parcels to be Redesignated or Rezoned
317
Parcels Proposed for Redesigna�on or Rezoning
The following list includes all parcels with proposed amendments to the land use designa�on or zoning district.
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
9 Tamal Ave 006-042-28 SF MDR R-2 R-2 (No Change)
1019 Sir Francis
Drake Blvd 006-042-05 SF MDR R-2 R-2 (No Change)
1001 Sir Francis
Drake Blvd 006-042-08 SF MDR R-2 R-2 (No Change)
8 Sais Ave 006-072-13 SF MDR R-2 R-2 (No Change)
810 Sir Francis Drake
Blvd 006-061-22 LC GC C-3 C-3 (No Change)
129 Spaulding St 006-091-65 LC HDR R-3/SPD R-3/SPD (No
Change)
Spaulding St and
Luna Ln 006-091-05 VLD VLD-HDR R-1-H - R-3 R-1-H - R-3 (NoChange) 113 Spaulding St 006-091-15 MDR HDR R-3 R-3 (No Change) 17 Buena Vista 006-121-17 SF HDR R-3 R-3 (No Change)
9 Buena Vista 006-121-16 SF HDR R-3 R-3 (No Change)
50 Essex St 006-121-12 SF HDR R-3 R-3 (No Change)
5 W Hillside Ave 006-172-02 VLD GC C-3 C-3 (No Change)
144 Greenfield Ave 006-171-07 VLD-GC GC C-3 C-3 (No Change) 6 W Hillside Ave 006-171-08 VLD-GC GC C-3 C-3 (No Change) 130 Greenfield Ave 006-171-06 VLD-GC GC C-3 C-3 (No Change) 316 Sir Francis Drake
Blvd 006-251-03 CC GC C-3 C-3 (No Change)
312 Sir Francis Drake
Blvd 006-251-02 CC GC C-3 C-3 (No Change)
300 Sir Francis Drake
Blvd 006-251-01 CC GC C-3 C-3 (No Change)
340 Sir Francis Drake
Blvd 006-251-05 CC GC C-3 C-3 (No Change)
324 Sir Francis Drake
Blvd 006-251-27 CC GC C-3 C-3 (No Change)
71 San Rafael Ave 007-211-01 SF DMR R-1 R-2
65 San Rafael Ave 007-211-02 SF DMR R-1 R-2
76 Tamalpais Ave 007-211-36 SF DMR R-1 R-2
70 Tamalpais Ave 007-211-35 SF DMR R-1 R-2
206 Sir Francis Drake
Blvd 006-252-02 CC GC C-3 C-3 (No Change)
214 Sir Francis Drake
Blvd 006-252-03 CC GC C-3 C-3 (No Change)
160 Sir Francis Drake
Blvd 006-241-05 CC GC C-3 C-3 (No Change)
130 Sir Francis Drake
Blvd 006-241-56 CC GC C-3 C-3 (No Change)
190 Sir Francis Drake
Blvd 006-241-06 CC GC C-3 C-3 (No Change)
318
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
120 Sir Francis Drake
Blvd 006-241-61 CC GC C-3 C-3 (No Change)
100 Sir Francis Drake
Blvd 006-241-63 CC GC C-3 C-3 (No Change)
182 Pine St 007-251-37 DMR DMR (No
Change) R-2 R-3
170 Pine St 007-251-34 DMR DMR (No
Change) R-2 R-3
140 Pine St 007-251-27 DMR DMR (No
Change) R-2 R-3
160 Pine St 007-251-32 DMR DMR (No
Change) R-2 R-3
184 Pine St 007-251-38 DMR DMR (No
Change) R-2 R-3
150 Pine St 007-251-29 DMR DMR (No
Change) R-2 R-3
171 Pine St 007-252-02 DMR DMR (No
Change) R-2 R-3
177 Pine St 007-252-01 DMR DMR (No
Change) R-2 R-3
155 Pine St 007-252-06 DMR DMR (No
Change) R-2 R-3
129 Pine St 007-252-13 DMR DMR (No
Change) R-2 R-3
22 Mariposa Ave 007-284-22 GC DMR R-3 R-3 (No Change)
98 Sir Francis Drake
Blvd 006-191-36 CC GC C-3 C-3 (No Change)
19 Tamalpais Ave 007-212-20 CC DMR C-2/SPD C-2/SPD (No
Change)
21 Tamalpais Ave 007-212-19 CC DMR C-2 C-2 (No Change)
25 Tamalpais Ave 007-212-18 CC DMR C-2 C-2 (No Change)
23 Ross Ave 007-284-10 GC DMR R-3 R-3 (No Change)
305 San Anselmo
Ave 007-282-20 CC GC C-3/SPD C-3/SPD (NoChange)
14 Ross Ave 007-282-11 CC GC C-3 C-3 (No Change)
1025 Sir Francis
Drake Blvd 006-042-23 SF MDR R-2 R-2 (No Change)
126 Sycamore Ave 006-083-41 DMR DMR (No
Change) C-L R-1
122 Sycamore Ave 006-083-16 DMR DMR (No
Change) R-2 R-3
118 Sycamore Ave 006-083-15 DMR DMR (No
Change) R-1 R-3
131 Pine St 007-252-12 DMR DMR (No
Change) R-2 R-3
137 Pine St 007-252-11 DMR DMR (No
Change) R-2 R-3
141 Pine St 007-252-10 DMR DMR (No
Change) R-2 R-3
319
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
143 Pine St 007-252-09 DMR DMR (No
Change) R-2 R-3
144 Pine St 007-251-28 DMR DMR (No
Change) R-2 R-3
147 Pine St 007-252-08 DMR DMR (No
Change) R-2 R-3
148 Oak Knoll Ave 005-153-42 NC HDR R-3/SPD
R-3/SPD (No
Change)
140 Oak Knoll Ave 005-153-41 NC HDR R-3/SPD
R-3/SPD (No
Change)
164 Oak Knoll Ave 005-153-49 NC HDR R-3/SPD
R-3/SPD (No
Change)
1531 Sir Francis
Drake Blvd 005
-153-50 NC HDR R-3/SPD
R-3/SPD (No
Change)
1533 Sir Francis
Drake Blvd 005
-153-51 NC HDR R-3/SPD
R-3/SPD (No
Change)
1535 Sir Francis
Drake Blvd 005
-153-52 NC HDR R-3/SPD
R-3/SPD (No
Change)
160 Oak Knoll Ave 005-153-48 NC HDR R-3/SPD
R-3/SPD (No
Change)
1537 Sir Francis
Drake Blvd 005-153-53 NC HDR R-3/SPD
R-3/SPD (No
Change)
156 Oak Knoll Ave 005-153-47 NC HDR R-3/SPD
R-3/SPD (No
Change)
152 Oak Knoll Ave 005-153-46 NC HDR R-3/SPD
R-3/SPD (No
Change)
151 Pine St 007-252-07 DMR DMR (No
Change) R-2 R-3
154 Pine St 007-251-30 DMR DMR (No
Change) R-2 R-3
158 Pine St 007-251-31 DMR DMR (No
Change) R-2 R-3
161 Pine St 007-252-05 DMR DMR (No
Change) R-2 R-3
164 Pine St 007-251-33 DMR DMR (No
Change) R-2 R-3
165 Pine St 007-252-04 DMR DMR (No
Change) R-2 R-3
169 Pine St 007-251-32 DMR DMR (No
Change) R-2 R-3
174 Pine St 007-251-35 DMR DMR (No
Change) R-2 R-3
178 Pine St 007-251-36 DMR DMR (No
Change) R-2 R-3
19 Buena Vista 006-121-18 SF HDRR-1R-3
24 Ash Ave 005-194-23 MDR MDR (No
Change) R-3 R-2/SPD
25 Buena Vista 006-121-19 SF HDRR-1R-3
320
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
27 Mariposa Ave 007-301-25 GC DMR R-3/SPD R-3/SPD (No
Change)
45 Cedar St A 007-222-60 DMR DMR (No
Change) R-3/SPD R-3
45 Cedar St 007-222-59 DMR DMR (No
Change) R-3/SPD R-3
55 Essex St 006-121-06 MDR HDR R-3 R-3 (No Change)
9 Fern Ln 005-193-07 SF SF (No
Change) R-3/SPD R-1/SPD
1 Allemand Ln 006-280-06 MDR HDR R-3/SPD R-3/SPD (No
Change)
2 Allemand Ln 006-280-09 MDR HDR R-3/SPD R-3/SPD (No
Change)
4 Allemand Ln 006-280-08 MDR HDR R-3/SPD R-3/SPD (No
Change)
5 Allemand Ln 006-280-05 MDR HDR R-3/SPD R-3/SPD (No
Change)
6 Allemand Ln 006-280-07 MDR HDR R-3/SPD R-3/SPD (No
Change)
9 Allemand Ln 006-280-04 MDR HDR R-3/SPD R-3/SPD (No
Change)
9 Boulder Ln 006-280-01 MDR HDR R-3/SPD R-3/SPD (No
Change)
5 Boulder Ln 006-280-02 MDR HDR R-3/SPD R-3/SPD (No
Change)
1 Boulder Ln 006-280-03 MDR HDR R-3/SPD R-3/SPD (No
Change)
63 Essex St 006-280-12 MDR HDR R-3/SPD R-3/SPD (No
Change)
59 Essex St 006-280-13 MDR HDR R-3/SPD R-3/SPD (No
Change)
66 Essex St 006-280-11 MDR HDR R-3/SPD R-3/SPD (No
Change)
70 Essex St 006-280-10 MDR HDR R-3/SPD R-3/SPD (No
Change)
40 Belle Ave 007-301-21 SF DMR R-3 R-3 (No Change)
37 Mariposa Ave 007-301-22 SF DMR R-3 R-3 (No Change)
72 Kensington Rd 007-283-09 SF DMR R-3 R-3 (No Change)
89 Woodland Ave 007-281-08 DMR DMR (No
Change) R-3 R-3 (No Change)
198 Sir Francis Drake
Blvd 006-252-01 CC GC C-3 C-3 (No Change)
222 Sir Francis Drake
Blvd 006-252-04 CC GC C-3 C-3 (No Change)
224 Sir Francis Drake
Blvd 006-252-05 CC GC C-3 C-3 (No Change)
226 Sir Francis Drake
Blvd 006-252-06 CC GC C-3 C-3 (No Change)
6 Bank St 006-252-08 CC GC C-3 C-3 (No Change)
321
Parcel Address Parcel APN Adopted Land
Use Map
Proposed
Land Use Map
Adopted
Zoning Map
Proposed Zoning
Map
232 Sir Francis Drake
Blvd 006-252-07 CC GC C-3 C-3 (No Change)
279 Greenfield Ave 006-211-02 SF MDR R-1 R-2
301 Greenfield Ave 006-211-03 SF MDR R-1 R-2
309 Greenfield Ave 006-211-04 SF MDR R-1 R-2
313 Greenfield Ave 006-211-05 SF MDR R-1 R-2
315 Greenfield Ave 006-211-06 SF MDR R-1 R-2
317 Greenfield Ave 006-211-07 SF MDR R-1 R-2
321 Greenfield Ave 006-211-08 SF MDR R-1 R-2
325 Greenfield Ave 006-211-09 SF MDR R-1 R-2
329 Greenfield Ave 006-211-10 SF MDR R-1 R-2
333 Greenfield Ave 006-211-11 SF MDR R-1 R-2
337 Greenfield Ave 006-211-12 SF MDR R-1 R-2
405 Greenfield Ave 006-211-13 SF MDR R-1 R-2
409 Greenfield Ave 006-211-14 SF MDR R-1 R-2
411 Greenfield Ave 006-211-15 SF MDR R-1 R-2
417 Greenfield Ave 006-211-16 SF MDR R-1 R-2
421 Greenfield Ave 006-211-17 SF MDR R-1 R-2
Greenfield Ave and
Ross Valley Dr 006-211-18 SF MDR R-1 R-2
19 Ross Ave 007-284-48 GC DMR R-3 R-3 (No Change)
18 Mariposa Ave A 007-284-54 GC DMR R-3 R-3 (No Change) 18 Mariposa Ave B 007-284-53 GC DMR R-3 R-3 (No Change) 20 Mariposa Ave A 007-284-52 GC DMR R-3 R-3 (No Change) 20 Mariposa Ave B 007-284-51 GC DMR R-3 R-3 (No Change) 111 Red Hill Ave 006-169-04 No designa�on GC GC GC (No Change) 101 Red Hill Ave 006-169-02 No designa�on GC GC GC (No Change) 91 Red Hill Ave 006-214-04 No designa�on GC GC GC (No Change) 85 Red Hill Ave 006-214-03 No designa�on GC GC GC (No Change) 65 Red Hill Ave 006-214-02 No designa�on GC GC GC (No Change) 250 Red Hill Ave 006-162-13 MDR HDR R-2/SPD R-3/SPD
322
Item #: 3.2
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 3.2
MEETING DATE: March 26, 2024
AGENDA TITLE: Introduction and First Reading of an Ordinance Adding Title 20 “Rent Stabilization and Tenant Protection” Chapter 1 “Rent Stabilization” Establishing Rent Stabilization
Regulations Applicable to Certain Residential Rental Units and Making Associated CEQA Exemption Findings.
FROM: Administration, Planning, Town Attorney’s Office
RECOMMENDATION
1. Hold a public hearing on the Ordinance.
2. Make a motion to read the Ordinance by title only. Staff shall read the full title of the Ordinance.
3. Make a motion to pass the first reading of the Ordinance and waive the second reading. If passed, the Ordinance will return for a second reading and adoption at the next regular Town Council meeting.
BACKGROUND
A. Factual Background.
In response to community concern regarding unaffordable rents, tenant displacement, and the need to preserve residential rental units which tend to be affordable to lower income levels, the Town Council began rent stabilization and tenant protection discussions last summer. Understanding the importance of community participation and input, the Town held community meetings, Town Council meetings, and used best efforts to publicize the rent stabilization issue as follows:
June 21, 2023 Town Council meeting. Council received information and discussed rent stabilization and tenant protection issues including State laws and other local jurisdictions’ rent stabilization actions.
August 2023 Town webpage created, updated, and publicized containing summary of State rental protection laws, examples of local rent protection 323
Item #: 3.2
ordinances, and upcoming dates of community or Council meetings regarding renter protections.
August 2023 Town publicized upcoming community meeting by placing information on the Town’s website, mailing postcards to all San Anselmo residential households and out-of-town landlords, hand-distributing postcards to apartment buildings with 10+ units, placing postcards in the library and at Town Hall, and posting notices on Town announcement bulletin boards. August 2023 notice regarding renter protection community meetings included and publicized in the weekly Town Manager e-newsletter (5700 subscribers). Notice of renter protection community meetings posted on Instagram (2150 followers) and Nextdoor (11K members, 5K households) on August 29, 2023, September 14, 2023, and October 2, 2023.
August 24, 2023 Town issued a press release to all media contacts regarding upcoming community renter protection discussion meetings. August 2023 e-mail comment portal established on Town website for members of the public to submit comments regarding renter protection issues. September 14, 2023 Community Workshop. Community workshop focused on tenants where staff received and recorded public comment. October 5, 2023 Community Workshop. Community workshop focused on landlords where staff received and recorded public comment. October 24, 2023 Town Council meeting. Council received summary of community workshops, received additional public comment, held a discussion, and gave direction to staff to return for further Council discussion.1 January 9, 2024 Town Council meeting. Council received additional public comment, held a discussion, and gave direction to staff to prepare rent stabilization discussion points for further Council discussion.2
1 The October 24, 2023 Town Council meeting staff report and attachments can be found at the following:
https://docs.google.com/gview?url=https%3A%2F%2Fgranicus_production_attachments.s3.am azonaws.com%2Fsananselmoca%2F627d61bd42d015fb67447e26f0b427a20.pdf&embedded=true 2 On January 9, 2024, the Town Council received a staff report outlining decision points for a potential rent stabilization ordinance, held further discussion, and directed staff to return with further information. The staff report and attachments can be found here:
https://docs.google.com/gview?url=https%3A%2F%2Fgranicus_production_attachment s.s3.amazonaws.com%2Fsananselmoca%2F73b9507b0c2c43f601e93fb6699381ac0.pdf&embedded=true 324
Item #: 3.2
March 12, 2024 Town Council meeting. Council received and recorded additional public comment, held a discussion, and gave direction to staff to prepare a Rent Stabilization Ordinance.3
B. Legal Background.
State laws impact rent stabilization and tenant protection. Two such State laws are the Tenant Protection Act, AB 1482 (TPA), and Costa Hawkins.
The TPA imposes State-wide rent control on residential rental units over 15 years old on a rolling basis. Rent may not be increased more than 10% in total or 5% plus the Consumer Price Index, whichever is lower. Rent may be increased a maximum of two times per year within the cap. The TPA generally allows local jurisdictions to adopt more stringent rent stabilization laws so long as they are consistent with Costa Hawkins.
Costa Hawkins was adopted in 1995 and exempts rental units from rent control after that date. Additionally, rent control may not be imposed on single-family homes and condominiums (separately alienable), and landlords must have the ability to charge market rent upon a vacancy.
As such, newly constructed rental units cannot be subject to local rent control. Taken together, the TPA and Costa Hawkins provide local rent control cannot be imposed on units constructed after 1995. However, State rent control under the TPA will be imposed on rental units 15 years old or older on a rolling basis.
Staff now returns to the Council pursuant to majority direction at the March 12 meeting with a draft Ordinance. For a more complete explanation of rent stabilization issues and applicable State laws, please refer to the previous staff reports linked in the footnotes.
DISCUSSION:
The Council has received public comment and discussed the main aspects of rent stabilization over several meetings listed above. In response to majority Council direction at the March 12, 2023 meeting, staff has included the following additional provisions in the draft Ordinance: 1) insurance costs are considered in a Fair Return Petition; 2) the annual rent cap is 60% CPI or a total of 5%, whichever is lower; and 3) rent stabilization applies to properties with 3 units or more. Additionally, staff will return at a future date with provisions for a rental registry and applicable fees that can be
3 On March 12, 2024, the Town Council held further discussion regarding rent stabilization, a draft ordinance template, and passed a 3-2 vote to direct staff to return with a Rent Stabilization Ordinance for the Council’s consideration. The staff report and related attachments from this meeting can be found here:
https://d3n9y02raazwpg.cloudfront.net/sananselmo-ca/dc1647e5-8e3d-11ee-a93d0050569183fa-f1987086-fb22-4848-a7a9-9d73f32a105d-1710376999.pdf 325
Item #: 3.2
adopted by Council Resolution.
The following are the main factors of the Ordinance as directed by the Council:
Rent Cap. Landlords are allowed to increase base rent equal to 60% CPI or a total of 5%, whichever is lower. Rent may be increased one time per year unless allowed by a fair return petition.
Applicability. The rent cap applies to properties with 3 or more units that are located on the same parcel or lot, or contiguous parcels or lots, under common ownership.
Base Rent. Base rent is the reference point from which rent is determined and adjusted. Base rent for tenancies before June 21, 2023 (the date the Council began discussing rent control) shall be the rent in effect on June 21, 2023. For tenancies commencing on or after June 21, 2023, base rent shall be the initial rent charged upon initial occupancy. The intent of this provision is to prevent rents that increased in response to initial Council discussions. No Direct Charge for Utilities. A property owner cannot charge a tenant utility charges in addition to rent. If a tenant is to pay utilities, the utility service must be separately or individually metered and held in the tenant’s name. Reasonable Rate of Return and Fair Return Petition. A landlord is entitled by Constitutional takings law to a reasonable rate of return on property. There is a presumption that the rent in the annual allowable rent increase under the proposed Ordinance provides a reasonable rate of return. If a landlord disagrees, he/she/they may file a Fair Return Petition to rebut this presumption. The Ordinance details the process to file a Fair Return Petition including notice to tenants and the opportunity to be heard.
The Planning Director or designee hears the Petition and makes a decision based on a list of factors including, but not limited to: changes in property taxes, capital improvements, insurance costs, and repairs. Either the property owner or the tenant may appeal the decision to the Planning Commission who will consider the issue based on the same factors. The Planning Commission’s decision is the Town’s final administrative decision and may be appealed in court.
Exemptions. The Ordinance contains exemptions from rent stabilization, including: 1) rental units constructed after 1995 (per Costa Hawkins); 2) deedrestricted affordable housing; 3) single-family homes and condominiums (per Costa Hawkins); 4) hotels; 5) dormitories; 6) medical and residential care facilities; 7) ADU/JADUs; and 8) properties with 2 or less units. Notice. The landlord must give notice of the Ordinance and its requirements to tenants, including the right to file a Fair Return Petition. 326
Item #: 3.2
Enforcement. Tenants may bring legal action against landlords in court and will be entitled to treble damages if they prevail. Additionally, violations may be enforced as a nuisance by the Town.
Fees and Regulations. The Ordinance requires landlords and petitioners to pay all applicable fees adopted by Council Resolution. Staff will return to Council for consideration of fees at a future meeting. The Town Manager may also adopt implementing procedures and regulations to implement the Ordinance including a rental registry.
RECOMMENDATION
1. Hold a public hearing on the Ordinance.
2. Make a motion to read the Ordinance by title only. Staff shall read the full title of the Ordinance.
3. Make a motion to pass the first reading of the Ordinance and waive the second reading. If passed, the Ordinance will return for a second reading and adoption at the next regular Town Council meeting.
FISCAL IMPACT
Staff will return to Council for consideration of fees to support implementation of the Rent Stabilization Ordinance. The fiscal impact will depend on the amount of fees adopted at a future date. Per Council direction, rental registry will be implemented and landlords would be required to pay a fee to support rent stabilization. Additionally, fees may cover the staff cost of hearing Fair Return Petitions.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The Ordinance is not subject to the California Environmental Quality Act (“CEQA”) because it does not constitute a “project” within the meaning of Public Resources Code section 21065, and CEQA Guidelines sections 15060(c)(2), 15060(c)(3), or 15378 because there is no potential that it will cause a reasonably foreseeable direct or indirect physical change in the environment. The restrictions contained herein, including but not limited to the residential rental cap, will not affect the physical environment. Additionally, the Ordinance is exempt from CEQA pursuant to the “common sense” exemption, CEQA Guideline section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance will have a significant effect on the environment. There are no unusual circumstances, or other factors per CEQA Guideline section 15300.2, that support an exception to this exemption. The Climate Action Plan is not implicated.
ATTACHMENTS
Attachment 1: Rent Stabilization Ordinance
327
1 TOWN OF SAN ANSELMO
ORDINANCE NO. 2024-XX
AN ORDINANCE OF THE TOWN OF SAN ANSELMO ADDING TITLE 20 “RENT STABILIZATION AND TENANT PROTECTIONS” CHAPTER 1 “RENT
STABILIZATION” ESTABLISHING RENT STABILIZATION REGULATIONS
APPLICABLE TO CERTAIN RESIDENTIAL RENTAL UNITS AND MAKING
ASSOCIATED CEQA DETERMINATION
WHEREAS, the Town of San Anselmo (the “Town”) is a general law city incorporated under the laws of the State of California; and
WHEREAS, in response to community concerns regarding unaffordable rents, tenant displacement, and the need to preserve affordable residential rental housing, the Town held a series of community meetings and Town Council meetings, and engaged in extensive community outreach regarding rent stabilization and tenant protection issues as follows:
June 21, 2023 Town Council meeting. Council received information and discussed rent stabilization and tenant protection issues including State laws and other local jurisdictions’ rent stabilization actions.
August 2023 Town webpage created, updated, and publicized containing summary of State rental protection laws, examples of local rent protection ordinances, and upcoming dates of community or Council meetings regarding renter protections.
August 2023 Town publicized upcoming community meeting by placing information on the Town’s website, mailing postcards to all San Anselmo residential households and out-of-town landlords, hand-distributing postcards to apartment buildings with 10+ units, placing postcards in the Library and at Town Hall, and posting notices on Town announcement bulletin boards. August 2023 notice regarding renter protection community meetings included and publicized in the weekly Town Manager e-newsletter (5700 subscribers). Notice of renter protection community meetings posted on Instagram (2150 followers) and Nextdoor (11K members, 5K households) on August 29, 2023, September 14, 2023, and October 2, 2023.
August 24, 2023 Town issued a press release to all media contacts regarding upcoming community renter protection discussion meetings. August 2023 e-mail comment portal established on Town website for members of the public to submit comments regarding renter protection issues. September 14, 2023 Community Workshop. Community workshop focused on tenants where staff received and recorded public comment. 328
2 October 5, 2023 Community Workshop. Community workshop focused on landlords where staff received and recorded public comment. October 24, 2023 Town Council meeting. Council received summary of community workshops, took additional public comment, held a discussion, and gave direction to staff to return for further Council discussion. January 9, 2024 Town Council meeting. Council received additional public comment, held a discussion, and gave direction to staff to prepare rent stabilization discussion points for further Council discussion. March 12, 2024 Town Council meeting. Council received and recorded additional public comment, held a discussion, and gave direction to staff to prepare a Rent Stabilization Ordinance.
WHEREAS, U.S. Census data indicates that approximately 24% of Town households are renter-occupied with a median gross rent of $1,930, and that approximately 41% of Town renters are paying more than 30% of their income on housing; and WHEREAS, pursuant to its police power under Article XI, Section 7 of the California Constitution, the Town may enact and enforce laws within its boundaries that promote the public health, safety, and general welfare that are not in conflict with general laws; and WHEREAS, due to the disproportionate housing cost burden on residential tenants in the Town of San Anselmo and in order to help preserve affordable rental housing and prevent tenant displacement, the Town Council finds it necessary for the public health, safety, and general welfare to adopt an ordinance as set forth herein providing protections for residential tenants by regulating rental rates and other factors for certain residential rental units (“Ordinance”); and
WHEREAS, the Town Clerk caused notice of a Town Council public hearing regarding the Town Council’s adoption of the Ordinance in the Marin Independent Journal newspaper on as required by Government Code section 36933; and
WHEREAS, on March 26, 2024 the Town Council held a public hearing to consider introduction of the Ordinance; and
WHEREAS, at its meeting of April 9, 2024 the Town Council voted to adopt the Ordinance; and
WHEREAS, the Ordinance is consistent with the Town’s General Plan, Housing Element, Policy 4 “Support the Preservation of Housing” because it helps conserve existing affordable housing stock; and
WHEREAS, the Ordinance does not impact the Town’s Climate Action Plan and is therefore not applicable; and
329
3 NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Environmental Review. This Ordinance is not subject to the California Environmental Quality Act (“CEQA”) because it does not constitute a “project” within the meaning of Public Resources Code section 21065, and CEQA Guidelines sections 15060(c)(2), 15060(c)(3), or 15378 because there is no potential that it will cause a reasonably foreseeable direct or indirect physical change in the environment. The restrictions contained herein, including but not limited to the residential rental cap, will not affect the physical environment. Additionally, the Ordinance is exempt from CEQA pursuant to the “common sense” exemption, CEQA Guideline section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance will have a significant effect on the environment. There are no unusual circumstances, or other factors per CEQA Guideline section 15300.2, that support an exception to this exemption.
SECTION 2. Findings Incorporated. The above recitals are true and correct and incorporated as findings herein.
SECTION 3. General Plan Consistency. Town Council of the Town of San Anselmo does hereby find that the Ordinance is consistent with the General Plan, Housing Element, Policy 4 “Support the Preservation of Housing” because rent caps and rent stabilization protections will help preserve affordable housing.
SECTION 4. Ordinance Amendment. A new Title 20 to the San Anselmo Municipal Code shall be added entitled: “Rent Stabilization and Tenant Protections”.
SECTION 5. Ordinance Amendment. A new Chapter “Rent Stabilization” shall be added to Title 20 to read as follows:
20-1.101 Title. This Chapter shall be known as the “San Anselmo Rent Stabilization Ordinance”.
20-1.102 Applicability. This Chapter shall apply to property where three (3) or more residential rental units are located on the same parcel or lot, or contiguous parcels or lots, under common ownership unless otherwise exempted herein. 20-1.103 Purpose. The purpose of this chapter is to protect residential tenants from excessive rent increases, promote the long-term sustainability for tenants in the Town of San Anselmo, and preserve affordable rental housing while ensuring that landlords receive and maintain their ability to receive a fair rate of return on their rental property. 20-1.104 Definitions. For the purposes of this chapter the following definitions apply:
(a) “Annual Allowable Rent Increase” shall mean the allowable increase in Rent permitted within a twelve (12) month period as set forth in Section 20-1.105(b). 330
4 (b) “Base Rent” shall mean the reference point from which the lawful Rent shall be determined and adjusted in accordance with this Chapter. (1) Base Rent for tenancies that commenced before June 21, 2023 shall be the Rent in effect on June 21, 2023.
(2) Base Rent for tenancies commencing on or after June 21, 2023 shall be the initial rental rate charged upon the initial occupancy. For purposes of this Section “initial rental rate” means only the amount of Rent actually paid by the tenant for the initial term of the tenancy.
(c) “Fair Return Petition” shall mean a petition made by an owner of residential real property for a Rent increase in excess of that provided in Section 20-1.105 of this Chapter in order to obtain a Reasonable Rate of Return on property. (d) “Reasonable Rate of Return” shall have the meaning assigned to the term by California and federal courts in precedential published opinions regarding rent stabilization ordinances for residential tenancies. Generally, within the context of a rent stabilization ordinance, the term refers to a rate of just and reasonable return on an owner’s property 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 an owner’s credit status, but not so high as to defeat the purpose of curtailing excessive Rents and Rental increases.
(e) “Rent” shall mean all periodic payments and all nonmonetary consideration, including, but not limited to, the fair market value of goods and services rendered to or for the benefit of the owner under an agreement concerning the use or occupancy of residential real property, including, but not limited to, all payment and consideration demanded or paid for parking, pets, furniture, and subletting. 20-1.105 Stabilization of Rent.
(a) Upon the effective date of this Chapter, no owner of residential real property shall charge Rent in an amount that exceeds the sum of the Base Rent plus any lawful Rent increases implemented pursuant to this Chapter.
(b) Annual Allowable Rent Increase.
(1) The Annual Allowable Rent Increase shall be equal to sixty percent (60%) of the percentage increase in the Consumer Price Index (All Urban Consumers, San Francisco-Oakland-Hayward region, or any successor designation) rounded to the nearest one-tenth of a percent, or 5%, whichever is lower. (2) More than one Rent increase within a twelve (12) month period is prohibited, unless approved by a Fair Return Petition pursuant to this Chapter or required by State law.
20-1.106 No Direct Charge for Utilities. A residential property owner may not charge a tenant for utility charges in addition to Rent. In order to be paid by a tenant, the utility service must be separately or individually metered and the utility account must be registered to the tenant and not the residential property owner.
20-1.107 Reasonable Rate of Return. The Annual Allowable Rent 331
5 Increase is found and determined to provide a Reasonable Rate of Return on property. Notwithstanding the foregoing, any owner of residential real property who contends that the Annual Allowable Rent Increase prevents the owner from receiving a Reasonable Rate of Return on property may file a Fair Return Petition to increase the amount of Rent pursuant to the provisions in this Chapter.
20-1.108 Fair Return Petition for Rent Increase.
(a) An owner of residential real property may petition for a Rent increase in excess of the Annual Allowable Rent Increase in order to obtain a Reasonable Rate of Return on the owner’s property.
(b) A Fair Return Petition shall be on a form prescribed by the Planning Director or designee. Within five (5) calendar days of submitting a Fair Return Petition to the Town, the owner shall send a copy of the petition to the applicable tenant(s) by first class U.S. mail and promptly provide proof of such mailing to the Town. The tenant(s) will then have thirty (30) calendar days from the date of mailing a copy of the petition to reply or provide additional materials to the Town in response to the Fair Return Petition. All Fair Return Petitions pertaining to tenants in the same building will be consolidating for hearing. (c) There is a rebuttable presumption that the Annual Allowable Rent Increase provides owners with a Reasonable Rate of Return on property. The owner has the burden of proof to rebut this presumption and show that a further increase in Rent is necessary to provide a Reasonable Rate of Return. The owner shall provide at his/her/their sole cost and expense, all documentation requested by the Planning Director or designee, or Planning Commission as applicable, to establish that the requested increase in Rent is necessary to provide a Reasonable Rate of Return on property including, but not limited to, an independent financial report and verified financial data. (d) The owner of residential property shall pay all applicable fees as established by Town Council resolution to file a Fair Return Petition. (e) In reviewing a Fair Return Petition, the Planning Director or designee shall consider relevant factors including but not limited to the following:
(1) Changes in the Consumer Price Index for All Urban Consumers in the San Francisco Oakland-Hayward, CA Area published by the Bureau of Labor Statistics. (2) The length of time since the last determination on a Fair Return Petition, or the last Rent increase if no previous Fair Return Petition has been made. (3) The completion of any capital improvements or rehabilitation work related to the residential real property specified in the Fair Return Petition, and the cost thereof, including materials, labor, construction interest, permit fees, and other items deemed appropriate.
(4) Changes in property taxes or other taxes related to the subject property. (5) Changes in the cost of property-related insurance for the subject property. (6) Changes in the Rent paid by the owner for the lease of the subject property. (7) Changes in the utility charges for the subject property paid by the owner, and the extent, if any, of reimbursement from the tenants. (8) Changes in reasonable operating and maintenance expenses. (9) The need for repairs caused by circumstances other than ordinary wear and 332
6 tear.
(10) The amount and quality of services provided by the owner to the affected tenant(s).
(f) A Fair Return Petition shall be decided by the Planning Director or designee within sixty (60) calendar days from the date said petition has been deemed complete, including proof of service to tenant(s), unless such a decision cannot be made within this time frame due to reasons beyond the Town’s control, including but not limited to, failure to receive requested information. The decision shall be emailed and sent by first class U.S. mail with proof of mailing to the property owner, the property owner’s designated representative(s) for the Fair Return Petition, if any, the applicable tenant(s), and the designated representative of the tenant(s), if any.
20-1.109 Appeal of Fair Return Petition for Rent Increase. (a) The property owner and/or affected tenant(s) may appeal the Fair Return Petition decision of the Planning Director or designee to the Planning Commission within thirty (30) calendar days of the mailing of the Planning Director’s or designee’s decision. The Planning Commission shall review the petition de novo pursuant to the factors in Section 20-1.108(e) of this Chapter. The Planning Commission may reverse, uphold, or modify the Planning Director’s or designee’s decision.
(b) The Planning Commission shall consider an appeal at a noticed public meeting within sixty (60) calendar days of receiving such appeal, unless such consideration cannot be made within this time frame due to reasons beyond the Town’s control, including but not limited to, failure to receive requested information. (c) The Planning Commission shall make a final decision in writing within thirty (30) calendar days of the closing of the appeal hearing unless such a decision cannot be made within this time frame due to reasons beyond the Town’s control, including but not limited to, failure to receive requested information. The appellant shall pay a fee as established by Town Council resolution. Notwithstanding any provision contained in the San Anselmo Municipal Code, the decision of the Planning Commission shall be the final administrative decision of the Town with no right of review by the Town Council. (d) The party appealing the Fair Return Petition decision shall pay all applicable fees as established by Town Council resolution.
20-1.110 Exemptions. The provisions of this Chapter regulating the amount of Rent that a residential real property owner may charge shall not apply to the following:
(a) Residential real property that has a certificate of occupancy issued after February 1, 1995, pursuant to the Costa-Hawkins Rental Housing Act (Cal. Civil Code sections 1954.50-1954.535) and any other provisions of the Costa-Hawkins Rental Housing Act or other law addressing exemptions.
(b) Housing restricted by deed, regulatory restriction contained in an agreement with a government agency, or other recorded document as affordable housing for persons and families of very low, low, or moderate income, as defined in Cal. Health and Safety Code section 50093 or comparable federal statutes.
(c) Dormitories owned and operated by an institution of higher education or a kindergarten and grades 1 to 12, inclusive, school.
333
7 (d) Residential real property that is alienable, separate from the title to any other dwelling unit, including single-family residences, condominiums, and townhomes. (e) A unit in a hotel, motel, inn, tourist home, or rooming and boarding house which is rented primarily to transient guests for a period of less than 30 days, and other transient occupancies as defined in Cal. Civil Code section 1940(b). (f) A unit in an institutional facility, including a hospital, medical care facility, residential care facility, asylum, group home for seniors or the disabled; a rental unit in a transitional housing program that assists homeless persons as defined in Cal. Civil Code, Section 1954.12; a convent or monastery owned and operated by a religious organization; or a fraternity or sorority house affiliated with a college or university. (g) A unit that the owner or the owner’s immediate family occupied as their principal place of residence at the beginning of the tenancy so long as the owner or the owner’s immediate family continues in occupancy.
(h). A unit permitted as an Accessory Dwelling Unit (ADU) or Junior Accessory Dwelling Unit (JADU).
(i) Two (2) or fewer residential rental units located on a parcel or lot, or contiguous parcels or lots, under common ownership.
20-1.111 Rent Increase Ineffective. No Rent increase shall be effective if the owner:
(a) Fails to substantially comply with all provisions of this Chapter, including but not limited to the failure to provide notices as required by this Chapter; (b) Fails to maintain the residential real property in compliance with Cal. Civil Code sections 1941.1 et seq. and Cal. Health and Safety Code sections 17920.3 and 17920.10; or
(c) Fails to make repairs ordered by the Town or court of competent jurisdiction. 20-1.112 Notice Requirements.
(a) An owner of any residential real property subject to this Chapter shall, on or before the date of commencement of a tenancy, give the tenant written notice that must include the following information:
(1) The existence and scope of this Chapter 20-1 of the Town Municipal Code; and
(2) The tenant’s right to respond to any Fair Return Petition filed with the Town by the owner pursuant to this Chapter.
(b) No Rent increase shall take effect until the requirements of this Chapter have been met and the required notice to increase Rent has been given to the tenant(s). As part of any notice to increase Rent, an owner must include the following:
(1) Notice of the existence of this Chapter 20-1 of the Town Code; and (2) The tenant’s right to respond to any Fair Return Petition filed with the Town by the owner, and the right to appeal the decision of a Fair Return Petition to the Planning Commission.
(c) When the owner and tenant have entered into a written lease, the owner must give notices to the tenant in the language used in the lease. When the owner and tenant have not entered into a written lease, the owner must give notices to the tenant in the language 334
8 that the owner and tenant used to negotiate the terms of the tenancy. Notwithstanding the foregoing, the owner must give notices to the tenant in the primary language spoken by the tenant, if known to the owner.
20-1.113 Enforcement.
(a) It shall be unlawful and a public nuisance for any person or legal entity to violate or fail to comply with any provision of this Chapter. The Town Attorney is authorized to abate violations and to enforce the provisions of this Chapter and all implementing regulations pursuant to the San Anselmo Municipal Code, civil action, injunctive relief, and/or any other proceeding permitted by law. All remedies are cumulative. (b) Any property owner who intentionally demands, accepts, or retains any payment of Rent in violation of this Chapter shall be liable in a civil action to the tenant from whom such payment is demanded, accepted, or retained for damages in the sum of three (3) times the amount that exceeds the maximum that could be lawfully demanded, accepted, or retained together with reasonable attorneys’ fees and costs as determined by a court of competent jurisdiction.
20-1.114 Fees and Administrative Regulations.
(a) The Town Manager may adopt administrative procedures and regulations to implement the provisions of this Chapter. (b) Property owners subject to this Chapter shall pay fees as established by Town Council resolution in order to fund the Town’s cost to implement and enforce the provisions of this Chapter.
SECTION 6: Severability. The Town Council hereby declares every section, paragraph, sentence, clause, and phrase is severable. If any section, paragraph, sentence, clause or phrase of this Ordinance for any reason is 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 7: Effective Date. This Ordinance shall go into effect thirty (30) days from its adoption. Prior to the expiration of fifteen (15) days of adoption, this Ordinance 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.
INTRODUCED AND ADOPTED at a duly noticed regular meeting of the San Anselmo Town Council on _______________, 2024 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
RECUSED:
335
9 APPROVED:___________________________
Eileen Burke, Mayor
ATTEST:_______________________________
Serge Avila, Town Clerk
336
From: Alison Double
To: Town Council
Subject: Please vote YES on strong rent controls and just cause eviction protections Date: Saturday, March 23, 2024 7:56:31 AM
CAUTION: External Sender
Dear San Anselmo Town Council Members,
Thank you so much for your service to our town and for the time and thoughtful consideration you and your staff have given to the issue of rent control and eviction protections.
I urge you to please vote YES for a rent cap of 60% of CPI or 5%, coupled with the just cause eviction protections for tenants.
Most of the time in our world, powerful people are those with the most resources, and decisions are so often made which disproportionately impact those with the least: hardworking families, single parents, public servants and elderly people who are struggling to get by. Our town can look like a place where everyone is doing well, living fulfilling lives and spending their money in fancy stores. However, many here struggle to get by and pay their rent, especially since the cost of living has increased so rapidly over the past year or so. More than that, most people who work in low wage jobs simply can't afford to live here, and drive long distances to check out our groceries, work in our schools, and serve our food. Supporting strong rent controls and eviction protections would show solidarity to people who have less and help maintain economic diversity of the population of our town. Please vote YES.
My husband and I have rented from the same landlord in San Anselmo for 27 years. He is a great landlord, and has never had to raise our rent more than 5%. He is not a wealthy man, but is clearly ethical and cares about the wellbeing of his tenants. Time and again, at the Town Council meetings, other tenants spoke about having similar landlords, so I have to conclude that keeping rent increases at reasonable levels is a very possible goal. Please vote YES.
We need the eviction protections to make sure tenants can't be evicted in order for unscrupulous landlords to raise the rent in their units. Eviction under any circumstances can be a devastating experience, causing homelessness, extreme stress and displacement. Please vote YES.
Many of us tenants have wonderful landlords, however, we all know at least one other person in town who has had to leave their unit for some just reason, but cannot find anywhere else to live in town within their budget. Please vote YES.
I am unable to be at the meeting on Tuesday because I'll be out of town, but I hope that the Town Council will blaze a trail and put the needs of the less wealthy of our town first, by voting yes for strong rent controls and eviction protection measures.
Thank you for reading and for listening to all of us who have contributed to this process.
Alison Double
337
From: Theresa Ward
To: Town Council
Subject: Public Comment: Support for Rent Stabilization and Tenant Protections Date: Sunday, March 24, 2024 8:38:16 PM
CAUTION: External Sender
Dear Town Council members,
I urge you to vote “Yes” on a strong rent stabilization ordinance and an immediate commitment to implement eviction protection measures.
Tenants are being forced to leave Marin at a rapid rate. With every delay in implementing tenant protections, more of our renting residents involuntarily leave Marin. Each exit means uprooted lives, challenges in finding new schools, doctors and often the need to take on brutal commutes. Involuntary displacements are bad for our communities, our residents and our environment. San Anselmo’s delays in taking action have caused damage. I urge San Anselmo to act now.
San Anselmo has no affordable housing in the pipeline. When current residents are displaced, there is nowhere for them to go. We will continue to lose our workforce if we do not provide protections. We are in a housing crisis now, and we have been discussing these protections for months. Please do the right thing and vote yes now.
Sincerely and thank you for listening,
Theresa Ward
Marin Organizing Committee
Sent from my iPhone
338
From: jesse jestadt
To: Town Council
Subject: Rent Control
Date: Monday, March 25, 2024 5:28:59 PM
CAUTION: External Sender
Hello,
I have been a renter for 18 years and have lived in Marin County for 61 years where I grew up. I am retired now and if you don’t put a cap on these giant agencies which have taken over and pushed rent to staggering heights I am afraid I will be forced to leave Marin County . Leaving my family and friends does not feel right for the greed of the big rental agencies. Many are struggling to live day by day. Please put a compromise on these huge rent hikes which so few can afford. Thank you for your compassion.
Jesse Jestadt
Sent from Mail for Windows
339
From: Kathleen Hasse
To: Town Council
Subject: Rent control
Date: Saturday, March 23, 2024 5:46:29 PM
CAUTION: External Sender
Please pass rent control in San Anselmo. Kathleen
Sent from my iPad
340
From: Kathrin Smith
To: Town Council
Subject: Vote Yes on Rent Control
Date: Saturday, March 23, 2024 8:44:01 PM
CAUTION: External Sender
Hello Town Councilmembers,
First of all, I would like to thank the Town Council and staff for the incredible thoughtfulness and hard work that you have put into the consideration of rent control and tenants protections for San Anselmo residents. And I would like to thank the Councilmembers who voted in favor of rent control at the meeting earlier this month. I realize the vote has to be formalized at Tuesday's Council meeting, so please do the right thing to protect our working class community and our seniors from unaffordable rent increases.
I am urging you to
-Adopt a strong rental cap that will keep San Anselmo tenants in their homes.
Please cap annual rent increases at 60% of CPI or 5%, whichever is less. -Please put tenants eviction protection on next month's agenda. This, too, is vital in providing housing security for our working class and seniors community members.
When I heard the 3-2 vote in favor of rent control at the last Council meeting, I felt a sense of pride as a 45 year resident of this town.Congratulations to those of you who voted yes, for your courage in supporting the most vulnerable in our community, the seniors, the single moms, and the families who work 2-3 jobs to stay afloat.San Anselmo will be the second town in all of Marin to have rent control. You are paving the way for what eventually will have to be a reality for every community. The disparity between the wealthy and poor in this County and across the country grows everyday. According to Marin Health and Human Services, 20 percent of people in Marin are food insecure, including over 11,000 children.
When people have to choose between paying their rent or feeding their children, there is something wrong in one of the richest counties in the country. Thank you for doing the right thing by making San Anselmo a town that works for everyone.
SIncerely,
Kathrin Smith
341
From: Caralina
To: Town Council
Subject: Fwd: YES!!!! on Rent Control!
Date: Monday, March 25, 2024 5:37:57 PM
CAUTION: External Sender
---------- Forwarded message ---------
From: Caralina <[email protected]>
Date: Mon, Mar 25, 2024, 11:49 AM
Subject: YES!!!! on Rent Control!
To: <[email protected]>
Hi,
I am Caralina Kvalstad, D.C. I have lived in San Anselmo for 19 years. I had my practice there until about a year and a half ago but had to move when the building was sold. I have gratefully been a part of this lovely town community and Marin for over 20 years.
I am writing to beg, plead, reason, to request and do my best to convince all the town council to vote YES YES YES on tomorrow's vote on rent control.
Words cannot express adequately how utterly essential it is for this to happen, in the face of rising costs of living, and in the face of our current recession - the quality of life and health of people like me and the collective San Anselmo are at stake.
Please please, for the health and well being, for the quality of life, for the principle of ethics and integrity of our community, please vote YES tomorrow night!
Thank you,
Caralina Kvalstad, D.C.
--
Cheers~~
Caralina
415-233-0192
342
From: Anh Duong
To: Town Council
Subject: I am concerned about Rent Control
Date: Tuesday, March 19, 2024 10:44:08 PM
CAUTION: External Sender
Dear Town Council,
I am concerned about having extra rent control enacted in our town. I believe that the negative financial consequences to all residents - homeowners, housing providers and renters, far out weighs any perceived benefit.
Also, these regulations do nothing to increase housing affordability, the main concern of our town. Please think this through before you bring this to the voters.
We would not rent to anyone if these rent control measures and restrictions will be enacted.
Thank you.
Anh
343
From: scott greenberg
To: Town Council
Subject: I am concerned about Rent Control
Date: Sunday, March 17, 2024 12:52:48 PM
CAUTION: External Sender
Dear Town Council,
I am concerned about having extra rent control enacted in our town. I believe that the negative financial consequences to all residents - homeowners, housing providers and renters, far out weighs any perceived benefit.
Also, these regulations do nothing to increase housing affordability, the main concern of our town. Please think this through before you bring this to the voters.
Thank you.
Regards
Scott G
CEO CI LLC
This message is intended only for the named recipient and may contain confidential or privileged information.
Taking notice of this message by third parties is not permitted. If you have received it in error, please advise the sender by return email and delete this message and any attachments. Any unauthorized use or dissemination of this information is strictly prohibited.
344
From: Gina Catania
To: Town Council
Subject: Please vote for rent stabilization
Date: Sunday, March 24, 2024 8:58:43 AM
CAUTION: External Sender
Hello councilmembers,
thank you so much for your service to our community. I’m writing to ask that you vote yes for rent stabilization in San Anselmo.
. I work hard for my money and I know property owners do too. They deserve a profit for their hard work. I’m just asking for some balance.
Unfortunately I have landlords who Don’t maintain our building very well (the roof collapsed a few years ago) but continue with regular rent raises. I would like to live here for years to come, and I’m working as hard as I can to earn the money to do that. It’s just very hard to keep up. Can you please help us?
Thank you,
Gina Catania
345
From: MICHAEL SEXTON
To: Town Council
Subject: Extra Rent Control agenda email
Date: Tuesday, March 26, 2024 11:10:49 AM
CAUTION: External Sender
San Anselmo Town Council 3/26/24
The Vote tonight regards the application of extra rent control, above and beyond what already currently exists in San Anselmo and every other community in Marin.
In preceding to vote tonight on Extra Rent Control, you take away from the residents of San Anselmo their right to express their desires regarding extra rent control, through a direct vote on this issue.
As has been expressed at multiple meetings, the people want to be able to vote on this issue themselves. Whether they are for or against extra rent control, a policy of such consequence for the people, deserves to be decided by the people.
You serve on this Council because the people elected you. It was their direct vote to have you here. Some would argue that that gives you the right to decide on all policies. But having the right, and taking the right action are sometimes two different things.
Is it not true that there has been consistent, organized and passionate opposition to, and advocacy for, extra rent control, more so than almost any other issue that has come before you? But you still want to decide among only yourselves, how the rest of the community will live.
Mr. Burdo expressed that the council should vote this in then let the people bring a referendum. But why would they bring a referendum? Because a substantial group of people in the community oppose extra rent control.
Of course, there is also a minority group of people that will benefit from extra rent control. But when there is such a large public opposition, the job of the council should be to propose what they think is best for the community, not this select group, and simply let the people judge for themselves.
If you think that extra rent control is such a great idea for the community, then give the community a chance to vote on your ideas. If you think that extra rent control will represent the desires of the community, then you have nothing to fear and everything to gain. Anything less than a full vote on extra rent control in November, is a disservice to your constituents.
If you don’t put this on the ballot, it will galvanize the community to put it on the ballot for themselves in the truest act of citizen democracy. If you deny them the chance to vote on this, when they do get the chance, they may just throw you out as well. 346
Thank you.
Michael Sexton
Director - Marin Residents
MarinResidents.org and FairfaxResidents.org
[email protected]
347
From: Wong, Wendy
To: Town Council
Subject: TOWN COUNCIL MEETING PUBLIC COMMENT (MARCH 26, 2024, 7PM) Date: Monday, March 25, 2024 1:20:39 PM
CAUTION: External Sender
Dear San Anselmo Town Council:
I want to commend you for the purposed Rent Stabilization and Tenant Protection Ordinance, which has been drafted in under a year, since this topic of discussion began. A preventative measure, such as this, is necessary now as rental housing costs have exceeded middle class wages. 50 years ago, having enough affordable rental housing and people being able to pay their rent without being rent burdened was the norm. Times have changed, as economic inequality has risen. I hope that you will vote to adopt this ordinance, as it is a step in the right direction with dealing with our modern day housing dilemma.
Thank you for your time and concerted effort! It is greatly appreciated.
Warm Regards,
Wendy
Wong
San Anselmo Resident
348
From: Matias Fuentealba
To: Town Council
Subject: In support of rent control law
Date: Tuesday, March 26, 2024 10:00:47 AM
CAUTION: External Sender
Dear San Anselmo Town Council,
I am writing to express my strong support for the rent control law currently under consideration. My partner and I moved here with the hope of building a life closer to our workplaces, contributing to our community in meaningful ways. However, the unchecked rent increase is an unexpected challenge that destroyed this dream and we have decided to move out.
Despite a supposed housing regulation that caps annual rent increases at 10%, in 3 years that equals nearly 20% of our yearly salaries combined which is well beyond what is considered affordable. This relentless upward trajectory in housing costs is not only unsustainable but unjust, disproportionately affecting those who are not part of the high-income bracket.
This scenario paints a broader picture of an urban landscape designed to cater only to the affluent, sidelining the very individuals who serve this city. A recent example that highlights this disparity is the professors who were compelled to strike for fairer wages in San Anselmo. Their struggle is symptomatic of a larger issue: the exclusion of even the most essential workers from living in the communities they serve.
Implementing a rent control law is not just about preventing unfair rent increases; it's about fostering a community that is inclusive, diverse, and equitable. A place where individuals and families, regardless of their income level, can thrive without the constant threat of displacement.
I urge you to consider the profound impact that such legislation would have on ensuring that our city remains accessible and welcoming to all, not just the wealthy.
Thank you for your time and consideration of this critical issue.
Best wishes,
Matias Fuentealba
349
From: shawna perloff
To: Town Council
Subject: Please VOTE YES on Rent Control
Date: Monday, March 25, 2024 7:33:37 PM
CAUTION: External Sender
As a San Anselmo resident for over 20 years, I have seen people who are wonderful families, seniors, retirees, and teachers and more leave San Anselmo and Marin county and even California. I am a single mom of an almost 18 year old at Archie Williams. I struggled for a long time to make ends meet to stay in an apartment so my daughter could have a good education and stay with her friends and the community and home she has loved since she was born. I am now making a very good salary that I worked so hard for and still can find challenging times as my rent continues to increase as well as the all utilities bills my apartment complex splits between all residents regardless of how many people live in the home. It is not fair to continue to raise rents beyond peoples means and for what? Rents increase cause all other complexes or landlords look at what everyone else is doing and continue to increase with no real reasoning why. Let's stop landlords and complexes continue to price good people out of their homes. It is so disheartening at what is happening in Marin. Please vote YES to Rent Control and keep people in their homes.
Thank You
Shawna Jones Perloff
350
From: Stian Rasmussen
To: Town Council
Subject: Rent Control Vote
Date: Monday, March 25, 2024 8:45:13 PM
CAUTION: External Sender
Hello Town Council!
I’m writing to urge your consideration to vote in favor of rent protections tomorrow. As a lifelong renter, living with my wife & Brookside 1st grader, we are often met with the challenges of being renters (and parents) often living on a single income. I was born at Marin General, raised in San Geronimo, and attended White Hill, Archie Williams, and College of Marin. My wife came to Marin in middle school and also attended the same schools. We are now raising our 6 year old boy here in San Anselmo, where he attends Brookside. We are frequent patrons of so many San Anselmo businesses and can be found at the awesome Live on the Avenue events on the regular. Long story short, West-Central Marin is our home.
As renters, we are often at the mercy of our landlords will and generally speaking am in complete favor of any extra protections we can be granted by the town. Simple things like having our rent raised, when wages aren’t rising, or when maintainance requests are slower than reasonably expected (no heat for weeks, broken laundry machines for over a month, rejected requests for dryrot damage that has caused open holes in our exterior, and so on can be exhausting.
Simple measures that help renters out would help tremendously, if even at times symbolically.
As a Marin native, it can often feel like an “owners culture” that doesn’t welcome the voices of renters. That doesn’t feel so great! We would actually love to own a home, but the barrier to entry is so high, and unlike many of my more fortunate friends and neighbors, my family is not a wealthy one. If anything, we often have to be the ones giving our parents financial assistance, which simply speaks to the realities of our situation. With that said, I believe our family is likely on the higher income compared to many who struggle to cover the basic costs of life in Marin.
I believe towns in Marin have a unique opportunity to show sympathy, empathy, and inclusion by signaling their stance in favor of people who live, work, and spend their lives in this beautiful and bountiful place we call home.
Please vote in favor of renters protections!
I believe it’s the considerate choice
Thank you for listening
Stian
______________
Stian Rasmussen
415.844.0984
351
352
Item #: 2.2
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 2.2
MEETING DATE: March 26, 2024
AGENDA TITLE: FY25 Appropriation Request for the San
Anselmo Hub Congestion Reduction and
Active Transportation Project and Making
Associated CEQA Exemption Findings.
FROM: Sean Condry, Public Works Director
RECOMMENDATION: That the Town Council Approve the Attached Resolution of Support for the Project and make associated CEQA exemption findings.
BACKGROUND
The “Hub” is a major crossroads in the heart of the Ross Valley. It connects the communities of West Marin, Fairfax, Ross and San Anselmo to San Rafael and Highway 101 at the intersections of Sir Francis Drake Boulevard, Center Boulevard and Red Hill Avenue. In addition, Bridge, Greenfield and San Anselmo Avenues also connect to parts of the Hub making it a very complex intersection.
The Hub processes over 65,000 vehicles each day. Often operating at over-capacity traffic conditions, the Hub is the most congested intersection in Marin County. Motorists can experience delays of 20 minutes or more and people walking or bicycling through the intersection can find it difficult to navigate. It is functionally disconnected from the Town of San Anselmo’s commercial and civic centers and the traffic signals cannot be synchronized with the rest of the signals on Sir Francis Drake or Red Hill due to its complexity and outdated controllers.
In January 2019, the Transportation Authority of Marin (TAM) executed an agreement to provide $309,000 in federal funds from One Bay Area Grant 2 program (OBAG 2) to study the Hub and analyze alternatives to reduce congestion and improve safety of all users.
In July 2020, following the required process for use of federal funds, staff issued a Request for Qualifications (RFQ) from design consultants. Parisi Transportation Consulting (Parisi) was selected for the project. In November 2020, Town Council approved the consultant contract with Parisi, and in March 2023 the results of the study were presented to the Town Council. 353
Item #: 2.2
DISCUSSION/ANALYSIS
The Transportation Assessment of the Hub listed three concepts as recommended long-term projects, and the Council approved staff to move forward with conceptual design (including environmental review/cost estimating/community input) as funding allows. The attached proposed Resolution reflects staff’s recommendation that the three concepts be submitted for a FY25 Appropriation Request to Senator Alex Padilla’s office for funding the design. (Attachment 1). The three concepts include:
Traffic and Transit Concept 6 – T-Intersection with Displaced Left Turn Traffic and Transit Concept 7 – Modern Roundabout
Active Transportation Concept 4 – Pedestrian and Bicycle Flyover The above recommendations are costly (in the tens of millions of dollars) but the Hub has been and will continue to be the most heavily trafficked intersection in Marin County for the foreseeable future. It had been designed originally around the railroad system, and then later for vehicles. To improve the passage of all modes of transportation, reduce congestion, reduce greenhouse gas emissions, and improve the quality of life for residents, significant investment must be made. Given the regional significance of the HUB, local, TAM, State and Federal dollars associated with pedestrian and bicyclist improvements, as well as climate green house gas reduction, should be pursued.
FISCAL IMPACT
If approved by Council, staff will submit an Appropriation Request for a total project cost of approximately $3,000,000 (for conceptual design) to $10,000,000 (for complete design/environmental) for the three concepts recommended in the Transportation Assessment of the Hub. Any potential federal funding will likely require a 20% local match.
Funding for the local match ($600,000 to $2,000,000) could be spread over several fiscal years, beginning in FY25/26. Funding could come from Measure J or the Active Transportation fund.
GENERAL PLAN CONSISTENCY
The Town’s General Plan is the primary long-range guiding document that provides a vision for the future growth and development of San Anselmo. The potential projects would be in direct alignment and support the General Plan’s Circulation Element.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
Adoption of the attached resolution supporting an Appropriation Request for the HUB conceptual design does not constitute a “project” within the meaning of Public Resources Code section 21065, and California Environmental Quality Act (CEQA) Guidelines sections 15060(c)(2), 15060(c)(3), or 15378 because there is no potential that this action will cause a reasonably foreseeable direct or indirect physical change in the environment. If funding is approved for further project design, CEQA analysis will be included in the project scope. 354
Item #: 2.2
The proposed projects will address San Anselmo’s Climate Action Plan 2030, specifically CAP Measures T-2 (biking), T-3 (walking), T-5 (public transit) and T-8 (traffic system management and vehicle idling).
ATTACHMENT
Attachment 1: Proposed Resolution
355
RESOLUTION NO. XXXX
RESOLUTION OF THE SAN ANSELMO TOWN COUNCIL SEEKING FUNDS FOR
THE APPROPRIATION REQEST FOR THE SAN ANSELMO HUB CONGESTION
REDUCTION AND ACTIVE TRANSPORATION PROJECT
WHEREAS, the Hub is major crossroads in the heart of Marin; and WHEREAS, the Hub connects the communities of West Marin, Fairfax, Ross and San Anselmo to San Rafael and Highway 101 at the intersections of Sir Francis Drake Boulevard, Center Boulevard and Red Hill Avenue; and
WHEREAS, the Hub processes over 65,000 vehicles each day. Often operating at overcapacity traffic conditions, the Hub is the most congested intersection in Marin County; and WHEREAS, the Transportation Authority of Marin (TAM) executed an agreement to provide $309,000 in federal funds from One Bay Area Grant 2 program (OBAG 2) to study the Hub and analyze alternatives to reduce congestion and improve safety of all users; and WHEREAS, the Transportation Assessment of the Hub listed three concepts as recommended long-term projects consisting of a T-Intersection with Displaced Left Turn or Modern Roundabout and a Pedestrian and Bicycle Flyover, and the Council approved staff to move forward with conceptual design; and
WHEREAS, the Town of San Anselmo has a Complete Street Policy, is part of Safe Routes to School and is constantly improving accessibility along with its locally-funded Active Transportation Fund; and
WHEREAS, the Town of San Anselmo has a Climate Action Plan to reduce greenhouse gases through reduced congestion and the improvement of multi model forms of transportation; and
WHEREAS, the Town wishes to obtain funds for the design of Hub improvements to reduce congestion and improve active transportation by submitting a FY25 Appropriation Request.
NOW, THEREFORE, THE TOWN COUNCIL HEREBY RESOLVES:
Section 1. The Town Council finds that adoption of this Resolution supporting an Appropriation Request for the Hub conceptual design does not constitute a “project” within the meaning of Public Resources Code section 21065, and California Environmental Quality Act (CEQA) Guidelines sections 15060(c)(2), 15060(c)(3), or 15378 because there is no potential that this action will cause a reasonably foreseeable direct or indirect physical change in the environment. If funding is approved for further project design, CEQA analysis will be included in the project scope.
Section 2. The Town Council further resolves to Direct Staff to apply for FY 25 356
Appropriation Request for funds to design the following projects:
Traffic and Transit Concept 6 – T-Intersection with Displaced Left Turn, or
Traffic and Transit Concept 7 – Modern Roundabout; and Active Transportation Concept 4 – Pedestrian and Bicycle Flyover.
RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Town Council on the 26th day of March, 2024, by the following vote:
AYES: Councilmember:
NOES: Councilmember:
ABSENT: Councilmember:
ABSTAIN: Councilmember:
____________________________
Eileen Burke
MAYOR
ATTEST:
________________________
SERGE AVILA
TOWN CLERK
357