Agenda packet — San Anselmo City Council, July 23, 2024 (part 2 of 3)

TOWN OF SAN ANSELMO

PLANNING COMMISSION STAFF REPORT
For the meeting of July 15, 2024
Agenda Item 5.D
Date: July 15, 2024
To: Chair Asselstine and Members of the Planning Commission From: Heidi Scoble, Planning Director
Subject: Conduct an Annual Review of the Objective Design and Development Standards (ODDS) and Consideration of Amendments to the ODDS to implement State Housing Law, Clarify the Appropriate Review Authority and Procedures, and Correct Typographical Errors. The proposed ordinance is not subject to the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines.

RECOMMENDATION
That the Planning Commission hold a public hearing and adopt a Resolution (see Attachment 1) recommending that the Town Council adopt an Ordinance (see Attachment 2) amending the Zoning Code to allow changes to Title 10, Chapter 20, Objective Design and Development Standards.

BACKGROUND:

In response to changes in State housing laws that have been aimed at increasing housing production by limiting local jurisdiction discretion, reducing processing timeframes, and requiring that only objective design and development standards may be imposed on certain projects, in 2019, the Town was awarded a $160,000 grant under Senate Bill 2 (SB 2) to work on a collaborative effort with other Marin County jurisdictions to create Objective Design and Development Standards (ODDS) for projects which would qualify under the new State law.

ODDS are defined by the State Department of Housing and Community Development as those that “involve no personal or subjective judgment by a public official” and being “uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.” 176

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The purpose of the ODDS is to provide a clear, streamlined, and standardized design and development process for development. ODDS are also important for the following reasons:

1. Consistency and Uniformity: ODDS provide a consistent framework for design and development, ensuring that all projects meet certain quality and performance standards.

This uniformity helps maintain a coherent aesthetic and functional environment within a community, particularly in situations where subjective design review is prohibited by State law .

2. Efficiency in Approval Processes: ODDS provide clear and objective standards that streamline the approval process for development projects. The streamline approval process reduces delays and uncertainty, allowing projects to proceed more quickly and predictably.

3. Quality Assurance: ODDS help ensure that all developments meet basic quality criteria by establishing minimum standards. The required design standards improve the overall quality of the built environment, making it compatible with the community and the development more predictable.

4. Transparency and Fairness: ODDS provide a transparent basis for decision-making, reducing the potential for bias or arbitrary decisions. The ODDS promote fairness and equity in the approval process.

5. Community Confidence: ODDS provide clear standards that help build trust between developers, planners, and the community. The community can be confident that new developments will meet certain standards and contribute positively to their neighborhood.

6. Legal Clarity: ODDS reduce the likelihood of legal disputes by providing clear guidelines that developers must follow. This clarity helps avoid conflicts and facilitates smoother project implementation.

7. Encouragement of Best Practices: ODDS often incorporate best practices in design and development, encouraging innovation and high-quality outcomes. This can lead to more sustainable, resilient, and livable communities.

8. Environmental and Social Benefits: By including standards for sustainability, accessibility, and community well-being, ODDS, in conjunction with the Town’s Green Building Code can promote developments that are environmentally responsible and socially beneficial.

After 12 public meetings with both the Planning Commission and Town Council since 2019, on August 22, 2023, the Town Council adopted Town Council Ordinance No. 1180 approving the ODDS.

The ODDS were amended on January 23, 2024, by Town Council Ordinance No. 2024-1184, to clarify that the ODDS are also applicable to additions or modifications to existing structures, 177

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clarify how to measure height, and formatting changes to make the readability of the ODDS more clear.

See Attachment No. 6 for links to all past Planning Commission and Town Council public meetings and related staff reports/attachments regarding the ODDS.

As currently developed, the ODDS only apply to properties zoned multi-family (R-2 or R-3) and commercial (C-1, C-2, C-L and C-3) under the 2023-2031 Housing Element. The ODDS do not apply to new or remodeled single-family homes, creation of two or more units on a single-family residential (R-1) zoned property, including Senate Bill 9 (SB 9) projects, where the standards of the current Zoning Code would continue to apply, or stand-alone commercial projects. The ODDS function as a parallel Zoning Code (e.g., addresses allowable land uses, required parking spaces, maximum densities, and floor area ratio restrictions) for these specific project types. Accordingly, if a project cannot meet the objective standards established by the ODDS, then the project would not be allowed to use the ODDS and subject to the traditional, discretionary review process established by the Town’s adopted Zoning Code, unless a State Density Bonus Incentive, Concession, and/or Waiver is required per California Government Code Section 65915 (California State Density Bonus Law). Please note that if a requested Incentive, Concession, and/or Waiver will have a specific, adverse impact on public health or safety, the physical environment, will have an adverse impact on any real property listed in the California Register of Historical Resources, or if it is contrary to state or federal law, the jurisdiction may deny the request. See Attachment 7 for an overview of California State Density Bonus Incentives, Concessions, and/or Waivers.

DISCUSSION:

At the July 17, 2023, Planning Commission meeting, the Commission requested an annual review of the ODDS to gather feedback (see Attachment 8). Since their adoption, the Town has not received any applications requesting the use of the ODDS, so there is currently no feedback to report. However, the Planning Department is requesting consideration of amendments to Town regulations, including changes to the review authority, reclassification of Housing Accountability Act (HAA) projects from ministerial to discretionary as permitted by state law, and miscellaneous cleanup (e.g., correct typos, updating dates, current Government Code references, and formatting).

By way of background, the Housing Accountability Act, Government Code, § 65589.5, establishes a streamlined process for projects of 2 or more residential units and limits a jurisdiction’s ability to deny or make infeasible projects that comply with objective standards. HAA projects are not ministerial and design review may still apply so long as it is not used to deny a project that is consistent with objective development standards.

Regarding Town review authority, the ODDS currently designate the Planning Director as the final decision-maker on whether a project complies with ODDS and may be permitted. The initial recommendation to appoint the Planning Director as the review authority for ODDS projects was based on the following rationale:
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1. The review relies on objective design and development standards, eliminating the need for subjective judgments.

2. The projects are classified as ministerial, meaning no public notice or public hearing is required.

Upon reconsideration, even though the project review is based on the ODDS and other objective Town development standards, which involves no judgment beyond ensuring compliance with these standards, staff suggests that a public forum for community comments on ODDS projects would be beneficial. While the review scope remains limited to the objective standards, a public meeting format would facilitate community input. This approach would provide a broader platform for community feedback during an agendized meeting and help determine if future amendments are necessary. In such hearings, the Planning Commission’s consideration would be limited to determining if a project satisfied the objective standards contained in the ODDS and other objective zoning code standards.

Regarding the reclassification of HAA projects from ministerial to discretionary, on May 1, 2023, the Planning Commission received a presentation on the ODDS, including a list of state laws mandating objective review. While many of these laws require ministerial approval, as noted above, the HAA does not preclude the application of Design Review so long as it is not used to deny or make infeasible a project that otherwise complies with objective standards. Therefore, staff is requesting consideration of amendments to the current regulations to require a duly noticed public hearing for all HAA projects utilizing the ODDS.

Recommended amendments to regulations include changing the review authority to the Planning Commission and requiring all HAA projects to be classified as discretionary, which will include review for CEQA compliance.
1 Miscellaneous code clean up provisions are also included.

Lastly, to ensure high-quality design, staff recommends amending the ODDS to include projects seeking ministerial approval under Government Code Section 65583.2(h) and (i). For background purposes, as part of the Housing Element Update and consistent with Government Code Section 65583.2(h) and (i), the Town identified underutilized/non-vacant Housing Opportunity Sites to meet the mandated Regional Housing Needs Allocation.

California Government Code Section 65583.2, subdivisions (h) and (i), outlines the requirements for identifying and evaluating sites suitable for residential development within a jurisdiction’s housing element. These sections also mandate a “by right” approval process for projects located on non-vacant, underutilized lots that are designated Housing Element Opportunity Sites, are at least half an acre in size, have the capacity to accommodate residential densities, are feasible for redevelopment, and have no constraints that would preclude development. 1 By changing the definition of projects under the HAA from ministerial to discretionary, CEQA will apply. Note that CEQA does not apply to ministerial projects.
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In total, the Town’s Housing Element includes that following 17 Housing Element Opportunity Sites that are eligible for ministerial approval:
• 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, 222, 224, and 270 Greenfield Ave
• Site 25: 5 W Hillside Ave
• Site 26: 6 W Hillside Ave and 130 Greenfield Ave
• Site 40: 120 and 130 Sir Francis Drake Blvd
• Site 50: 121 San Anselmo Ave
• Site 61: 305 San Anselmo Ave
Since Government Code Section 65583.2(h) and (i) allows local jurisdictions to adopt an ordinance requiring design review, staff recommends that any project requesting approval under this code section be processed using the ODDS. Projects in this category would still be approved ministerially, with objective design and development standards applied to ensure high-quality design integrity and compatibility with San Anselmo’s small-town character.

Based on the above, staff recommends the following amendments to Title 10, Chapter 20, Objective Design and Development Standards:

Article 1, Introduction
• Amend Table10-20.040.A, Applicability Table, to add Government Code Section 65583.2 • Amend Section 10-20.01.040, Applicability, Note 4 to clarify that SB 35, AB 2011, and Government Code Section 65583.2 projects are ministerial and exempt from CEQA • Amend Section 10-20.01.040, Applicability, to add Note 5 to state that SB 330/HHA projects are discretionary projects and subject to CEQA.

Article 3, Zones
• Amend Section 10-20.03.020(1), General Requirement, to correct a typo to change, “foollowing” to “following”.

Article 5, General to Development Sites
• Section 10-20.05.020(2)(B), Screening, Design Standards for Screening, Screening Height Measurement, correct a type to change “alllowed” to “allowed”. • Section 10-20.05.030(3)(B)(2), Landscaping and Lighting, Design Standards, Allowed Landscaping Materials, correct a typo to change “abutts” to “abuts”.

Article 7, Specific to Frontage Types
• Section 10-20.07.110(3), Gallery, Miscellaneous, correct a typo to reference Section 10-

20.05.030 (Landscaping and Lighting).
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Article 11, Administration
• Amend Section 10-20.11.010, Purpose, to include AB 2011 and Government Code Section 65583.2 (h) and (i)
• Amend Section 10-20.11.020(1)(A)(2), Procedures for Applications Filed Under SB 35, Applicability, to reflect SB 423 which was adopted on October 11, 2023, and extended SB 35 to January 1, 2036.
• Amend Section 10-20.11.020(E)(1), Scope of Review, to change “Planning Director” to “Planning Commission”.
• Amend Section 10-20.11.020(E)(2), Review Timeframes, Consistency Review, to add, “or designee” after Planning Director.
• Amend Section 10-20.11.020(E)(3)(a), Compliance Determination, Compliant Application, to change “Town” to “Planning Commission”. • Amend Section 10-20.11.020(E)(3)(b), Compliance Determination, Non-Compliant Application, to change “Planning Director” to “Planning Commission”. • Amend Section 10-20.11.020(E)(3)(b)(i), Compliance Determination, Non-Compliant Application, to change “Planning Director” to “Planning Commission”. • Amend Section 10-20.11.020(2) to add a new section for Procedures Filed Under AB 2011.
• Amend Section 10-20.11.020(3) to add a new section for Procedures Filed Under Government Code Section 65583.2 (h) and (i).
• Amend Section 10-20.11.020(G)(3), Expiration, to update a reference to Government Code Section 65913.4(g).
• Amend Section 10-20.11.020(G)(4), Extension, to update a reference to Government Code Section 65913.4(g)(2)(B).
• Renumber Section 10-20.11.020(4).
• Amend 10-20.11.020(4)(F)(1)(b), Housing Development without Preliminary Application Submittal, to change “was” to “is”.
• Amend 10-20.11.020(4)(F)(1)(b), Housing Development without Preliminary Application Submittal, to change “Planning Director” to “Planning Commission” and to delete “however, if the Planning Director is not the Review Authority, the Planning Director may serve as the Review Authority, if necessary, to...” • Amend 10-20.11.020(4)(F)(3), Review Authority, to change the review authority information from Planning Director to Planning Commission. • Amend 10-20.11.020(4)(G)(1)(a), Findings and Decision, Findings, to change “Planning Director” to “Planning Commission”.
• Amend 10-20.11.020(4)(G)(1)(b), Findings and Decision, Findings, to change “Planning Director” to “Planning Commission”.
• Amend 10-20.11.020(4)(G)(2), Findings and Decision, Findings, to change “Planning Director” to “Planning Commission”.
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• Amend figures 10-20.11.020.1 and 10-20.11.020.1, to change “Planning Director” to “Planning Commission”.
• Amend Section 10-2.11.030(2), Adjustments to Standards, Applicability, to change “Planning Director” to “Planning Commission”.
• Amend Section 10-20.11.030(3)(C) and (D), Adjustments to Standards, Procedures, to correct the following typos, “infrastructure”, “development”, “achievable”, and “in”.

Article 12, Definitions
• Amend Section 10-20.12.030(4)(c)(3), Measurement Methods, Measuring Bays, Building Types and Bays, to correct a typo by changing “Compostions” to “Compositions”.

GENERAL PLAN CONSISTENCY
The Ordinance is consistent with the General Plan goals, principles, and policies identified below:
• Land Use Goal 3: New developments shall be integrated harmoniously into San Anselmo's existing neighborhoods and commercial areas.
• Land Use Goal 5: Accommodate the housing needs of a socially and economically diverse population.
• Land Use Principle 1: Current land use in San Anselmo is to be the basis for determining the distribution of future land use in the community.
• Land Use Policy 3.4: Mixed residential and housing opportunity development is also appropriate along major traffic arterials and adjacent to commercial and office areas. • Land Use Policy 11.2: Medium- and large-scale development projects in both single-family and mixed residential areas shall provide for a variation in building heights and exterior wall and roof articulation to avoid monotonous structures with a large, blank visual bulk and mass.

In addition, the Ordinance amendment would be consistent with the Draft 2023-2031 Housing Element, specifically Action 3.1b and Action 3.2a.

CEQA AND CLIMATE ACTION PLAN CONFORMANCE
The Ordinance amendments are exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Amendments would have a significant effect on the environment. The Amendments would make no changes to land uses, development intensities, or the rate at which development is expected to occur, and therefore would have no significant environmental effect.

The amendments are consistent with the Town’s Climate Action Plan. 182

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Attachments/Exhibits
Attachment 1 – Resolution
Attachment 2 – Draft Ordinance
Attachment 3 – Redline Version of the Draft Amended ODDS (Select Pages) Attachment 4 – Draft Amended ODDS- Clean Copy
Attachment 5 – Chronology of Public Meetings Related to the Adoption of the San Anselmo Objective Design and Development Standards (ODDS)
Attachment 6 – Overview of California State Density Bonus Incentives, Concessions, and/or Waivers
Attachment 7 – July 17, 2023, Planning Commission Minutes 183

SAN ANSELMO PLANNING COMMISSION
RESOLUTION NO. 2024-XX

RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF SAN ANSELMO RECOMMENDING TOWN COUNCIL ADOPTION OF AN ORDINANCE AMENDMENT TO TITLE 10, CHAPTER 20 “OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS” TO IMPLEMENT STATE

HOUSING LAW, CLARIFY REVIEW AUTHORITY AND PROCEDURES, AND CORRECT

TYPOGRAPHICAL ERRORS
WHEREAS, all communities in the State of California, including the Town of San Anselmo, face a housing crisis that includes the lack of access to affordable housing, which has a direct negative impact on the public health, safety, and welfare of the residents of San Anselmo; and WHEREAS, in order to encourage the development of housing to ease the housing crisis, several State laws allow only the application of objective design and development standards; and WHEREAS, State law defines objective design and development standards as those that involve no personal or subjective judgement by a public official, and are uniformly verifiable by reference to an external and uniform benchmark and criterion available and knowable by both the development applicant or proponent and the public official; and
WHEREAS, the Housing Accountability Act (HAA), Government Code section 65589.5, limits a municipality’s ability to deny, reduce the density of, or make infeasible a housing development project (2 or more units), emergency shelter, or transitional/supportive housing that are consistent objective design and development standards; and WHEREAS, California Senate Bill 35, Government Code section 65913.4, and Assembly Bill 2011, Government Code sections 65912.110-140 require that qualifying multi-unit residential or mixeduse projects be ministerially approved if in compliance with objective design and development; and
WHEREAS, Government Code Section 65583.2(h) and (i) allows the ministerial development on designated Housing Element Housing Opportunity sites when at least 20 percent of the units are affordable to lower income households; and
WHEREAS, the Town of San Anselmo was awarded funding pursuant to a State Grant established by California Senate Bill 2 (SB 2) for actions to increase housing, and a portion of this money was utilized to collaborate with other Marin jurisdictions to hire a consultant team lead by Opticos Design, who prepared draft objective design and development standards consistent with the character of existing development in Marin County, which could be tailored by each jurisdictions to meet the needs of its unique community (ODDS Toolkit); and WHEREAS, on August 22, 2023, the San Anselmo Town Council adopted Ordinance No. 1180, adopting the San Anselmo Objective Design and Development Standards (Title 10, Chapter 10- 20); and
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WHEREAS, on January 23, 2024, the San Anselmo Town Council adopted Ordinance No. 2024- 1184 to ensure the San Anselmo Objective Design and Development Standards are consistent with the State Housing Laws and Clarify or Simplify Existing Regulations; and WHEREAS, amendments to the San Anselmo Objective Design and Development Standards are warranted to implement State housing law, clarify the appropriate review authority and procedures, and to correct typographical errors; 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 Ordinance Amendments herein are exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that they will have a significant effect on the environment; and
WHEREAS, the Ordinance Amendments are consistent with the Town’s current and draft 2023- 2031 Housing Element which contain policies to consider and adopt objective design and development standards; and
WHEREAS, a public hearing notice was published in the Marin IJ on July 3, 2024 and posted in three places on July 3, 2024 pursuant to Government Code section 65090 giving notice of the Planning Commission’s consideration of recommendation of the proposed Zoning Code Amendments contained herein; and
WHEREAS, the Planning Commission held a duly noticed public hearing on July 15, 2024 to consider recommendation of said Amendments to the Town Municipal Code.

NOW, THEREFORE, BE IT RESOLVED THAT:

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

2. The Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt the proposed Ordinance Amendments with deletions in strikethroughs, and additions in underline, as set forth in Exhibit “A”.

RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Planning Commission on the 15th day of July 2024 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

RECUSED:

ATTEST: _______________________________
Heidi Scoble, Planning Director
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EXHIBIT “A”
Redline Version of Title 10, Chapter 20 Objective Design and Development Standards (Select Pages)
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ORDINANCE NO. 2024-XXX

AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO RECOMMENDING AMENDING TITLE 10, CHAPTER 20 “OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS” TO

IMPLEMENT STATE HOUSING LAW, CLARIFY REVIEW AUTHORITY AND PROCEDURES, AND

CORRECT TYPOGRAPHICAL ERRORS
WHEREAS, all communities in the State of California, including the Town of San Anselmo, face a housing crisis that includes the lack of access to affordable housing, which has a direct negative impact on the public health, safety, and welfare of the residents of San Anselmo; and WHEREAS, in order to encourage the development of housing to ease the housing crisis, several State laws allow only the application of objective design and development standards; and WHEREAS, State law defines objective design and development standards as those that involve no personal or subjective judgement by a public official, and are uniformly verifiable by reference to an external and uniform benchmark and criterion available and knowable by both the development applicant or proponent and the public official; and
WHEREAS, the Housing Accountability Act (HAA), Government Code section 65589.5, limits a municipality’s ability to deny, reduce the density of, or make infeasible a housing development project (2 or more units), emergency shelter, or transitional/supportive housing that are consistent objective design and development standards; and WHEREAS, California Senate Bill 35, Government Code section 65913.4, and Assembly Bill 2011, Government Code sections 65912.110-140 require that qualifying multi-unit residential or mixeduse projects be ministerially approved if in compliance with objective design and development; and
WHEREAS, Government Code Section 65583.2(h) and (i) allows the ministerial development on designated Housing Element Housing Opportunity sites when at least 20 percent of the units are affordable to lower income households; and
WHEREAS, the Town of San Anselmo was awarded funding pursuant to a State Grant established by California Senate Bill 2 (SB 2) for actions to increase housing, and a portion of this money was utilized to collaborate with other Marin jurisdictions to hire a consultant team lead by Opticos Design, who prepared draft objective design and development standards consistent with the character of existing development in Marin County, which could be tailored by each jurisdictions to meet the needs of its unique community (ODDS Toolkit); and WHEREAS, on August 22, 2023, the San Anselmo Town Council adopted Ordinance No. 1180, adopting the San Anselmo Objective Design and Development Standards (Title 10, Chapter 10- 20); and
WHEREAS, on January 23, 2024, the San Anselmo Town Council adopted Ordinance No. 2024- 1184 to ensure the San Anselmo Objective Design and Development Standards are consistent with the State Housing Laws and Clarify or Simplify Existing Regulations; and 214
WHEREAS, amendments to the San Anselmo Objective Design and Development Standards are warranted to implement State housing law, clarify the appropriate review authority and procedures, and to correct typographical errors; 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 Ordinance Amendments are consistent with the Town’s current Housing Element and Draft 2023-2031 Housing Element and the Town’s General Plan Land Use Goals 3 and 5, Principle 1, and Policies 3.4 and 11.2; and
WHEREAS, the Planning Commission held a duly noticed public hearing on July 15, 2024 to consider recommendation of said Amendments to the Town Municipal Code; and WHEREAS, a public hearing notice was published in the Marin IJ on July 10, 2024, and posted in three places on July 10, 2024, pursuant to Government Code section 65090 giving notice of the Town Council’s consideration of recommendation of the proposed Zoning Code Amendments contained herein; and
WHEREAS, the Town Council held a public hearing on July 23, 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: Environmental Review. The Ordinance Amendments are exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Amendments will have a significant effect on the environment. The Amendments will make no changes to land uses, development intensities, or the rate at which development is expected to occur, and therefore will have no significant environmental effect.

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

SECTION 3: The Town Council of the Town of San Anselmo does hereby recommend that the Town Council adopt the proposed Ordinance Amendments with deletions in strikethroughs, and additions in underline, as set forth in Exhibit “A”.

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 215
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.

INTRODUCED AND ADOPTED AT A PUBLIC HEARING at a regular meeting of the San Anselmo Town Council on _____________________ by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

RECUSED:

APPROVED:___________________________
Eileen Burke, Mayor
ATTEST:_______________________________
Serge Avila, Town Clerk
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EXHIBIT “A”
Title 10, Chapter 20, Objective Design and Development Standards [Final Clean Version of the Amended ODDS will be included with final Ordinance] 217
Attachment 5
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Attachment 4
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Map
Basem
San Anselmo Ave
Greenfield Ave
Sequoia Dr
Broadmoor Ave
Dominga Ave
4th St
Forrest Ave
Hillda le Dr
nic Rd
Ross Ave
Forbes Ave
Hum boldtAv e
Bolina s Ave
San Francisco Blvd
Rd
a Rd
Meerna a Ave
Saunders Ave
Broadway
Austin
Ave
5th Ave
Red Hill
Ave
Oak
Knoll Dr
Santa
Barbara Ave
Nova Albion Way
Porteous Ave
Kensingto n Rd
Cedar St
Angela Ave
Woodside Dr
Sir Francis Drake Blvd
Madrone Ave
Creek Rd
Center Blvd
Scenic Ave
Forbes Ave
ButterfieldRd
2nd St
Miwok Dr
Sc enicAve
Racquet Club Dr
Arroyo
Ave
Elizabeth Way
Oak Springs D r
Gold en Hinde Blvd
The Alameda
San Anselmo Ave
Suffield Ave
Los Ranchitos Rd
Sa n Gabriel Dr
Upper
Rd
West End Ave
O ak Ave
Marin da Dr
San Anselmo Ave
Rutherford Ave
Caleta Ave
Red Hill Ave
Blac khawk
D r
Sunnysi de Av e
a
P sadena
Ave
Tamalpais Ave
Hillsid eDr
Willow Ave
India n RockRd
Miracle Mile
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1 inch = 1,500 feet
Title 10, Chapter 20: Objective Design
and Development Standards
Prepared for Town of San Anselmo
Amended July 2024
Town of San Anselmo
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Objective Design and Development Standards
Town of San Anselmo Objective Design and Development Standards Amended July 2024 This page intentionally left blank
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Table of Contents
Article 1: Introduction 1
10-20.01.010 Purpose 1
10-20.01.020 What is a Form-Based Code? 1
10-20.01.030 Guiding Principles 2
10-20.01.040 Applicability 3
10-20.01.050 Relationship to San Anselmo General Plan 4 10-20.01.060 Relationship to the San Anselmo Municipal Code 4 10-20.01.070 Application of the Form-Based Code 4
Article 2: Establishment of Zones 5
10-20.02.010 Purpose 5
10-20.02.020 Zones Established 5
10-20.02.030 Sub-Zones 6
10-20.02.040 Zone Map 6
Article 3: Zones 7
10-20.03.010 Purpose 7
10-20.03.020 General Requirements 7
10-20.03.030 Overview of Zones 12
10-20.03.040 Neighborhood.Small (N.S) 15
10-20.03.050 Neighborhood.Medium (N.M) 19
10-20.03.060 Main Street.Small (MS.S) 23
10-20.03.070 Adjacency Requirements 27
Article 4: Use Standards 29
10-20.04.010 Use Standards 29
Amended July 2024 Town of San Anselmo Objective Design and Development Standards iii 222
Article 5: General to Development Sites 31
10-20.05.010 Purpose 31
10-20.05.020 Screening 31
10-20.05.030 Landscaping and Lighting 33
10-20.05.040 Parking and Loading 36
10-20.05.050 Slope Standards 44
10-20.05.060 Public Frontage Standards 49
10-20.05.070 Privacy Standards 52
10-20.05.080 Service and Utility Standards 53
Article 6: Specific to Building Types 55
10-20.06.010 Purpose 55
10-20.06.020 Building Types 55
10-20.06.030 Overview of Building Types 58
10-20.06.040 Ancillary Building 60
10-20.06.050 House 62
10-20.06.060 Duplex Side-by-Side 64
10-20.06.070 Duplex Stacked 66
10-20.06.080 Cottage Court 68
10-20.06.090 Fourplex 70
10-20.06.100 Neighborhood Townhouse 72
10-20.06.110 Neighborhood Courtyard 74
10-20.06.120 Pocket Neighborhood 77
10-20.06.130 Multiplex 80
10-20.06.140 Main Street Building 82
10-20.06.150 Massing Compositions 84
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Table of Contents
Town of San Anselmo Objective Design and Development Standards Amended July 2024 223
Article 7: Specific to Private Frontage Types 91
10-20.07.010 Purpose 91
10-20.07.020 Private Frontage Types 91
10-20.07.030 Overview of Private Frontage Types 92
10-20.07.040 Porch Projecting 94
10-20.07.050 Porch Engaged 96
10-20.07.060 Dooryard 98
10-20.07.070 Forecourt 100
10-20.07.080 Maker Shopfront 102
10-20.07.090 Shopfront 104
10-20.07.100 Terrace 106
10-20.07.110 Gallery 108
Article 8: Specific to Architectural Design 111
10-20.08.010 Purpose 111
10-20.08.020 Applicability 111
10-20.08.030 Architectural Design Standards 111
10-20.08.040 Overview of Architectural Styles 113
10-20.08.050 Contemporary 117
10-20.08.060 Craftsman 129
10-20.08.070 Main Street Classical 141
10-20.08.080 Mediterranean 151
Article 9: Specific to Signage Types 163
10-20.09.010 Signage Standards 163
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Article 10: Specific to Large Sites 165
10-20.10.010 Purpose 165
10-20.10.020 General to Walkable Community Design 166
10-20.10.030 Walkable Neighborhood Plan 173
10-20.10.040 General to Civic Space 174
Article 11: Administration 183
10-20.11.010 Purpose 183
10-20.11.020 Procedures 183
10-20.11.030 Adjustments to Standards 201
Article 12: Definitions 207
10-20.12.010 Purpose 207
10-20.12.020 Definitions 207
10-20.12.030 Measurement Methods 207
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226
Quick Code Guide for Developments Less Than Three Acres The following graphic is intended as a summary guide. Please refer to San Anselmo's written permit procedures and application standards for all necessary information.

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

Determine your Maximum Zoning Envelope1
1 Apply your private
frontage type(s), see
Article 7 (Specific to Private
Frontage Types)
Based on your selected private frontage type(s),
comply with the standards
Subsections 1-4 of the private
frontage type
2 Connect Ground Floor to Adjacent Streetscape
Identify your architectural
standards, see Article 8
(Specific to Architectural
Design)
Based on your selected detailed massing type,
select your architectural style
Subsections 1-16 of the
architectural style
3 Design your Building
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Town of San Anselmo Objective Design and Development Standards Amended July 2024 227
Quick Code Guide for Developments Less Than Three Acres (Continued)
If adjustments are
proposed, see Section
10-20.11.030 (Adjustments to
Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 10-20.11.030 (Adjustments
to Standards)
Identify your approval
procedure, see Article 11
(Administration)
Comply with the procedure standards Section 10-20.11.020 (Procedures) 4 Proceed to Approval Process
ix
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Amended July 2024 Town of San Anselmo Objective Design and Development Standards 228
Identify your zone(s),
see Article 3 (Zones)
For each WNP:
a. Select your building type(s)
Subsection 3 of the zone
b. Comply with building placement standards Subsection 5 of the zone c. Comply with building form and height
standards
Subsection 4 of the zone
d. Select from allowed uses See Title 10, Chapter 3, Article 3 (Land Use Regulations) for the
underlying zone's allowed uses
e. Comply with parking standards Subsection 7 of the zone f. Select your private frontage type for each
building type
Subsection 8 of the zone
Identify your building type
standards, see Article 6
(Specific to Building Types)
a. Select your detailed massing type for each
building type
Subsections 3 of the building type
b. Comply with the standards Subsections 1, 2, 4-7 of the building type
1 This process shall be applied to each development site.

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

20.10.020.1
Comply with the standards Section 10-20.10.020 (General to Walkable Community Design)
Prepare WNP Comply with the standards Section 10-20.10.030 (Walkable Neighborhood Plan)
1 Design your Walkable Neighborhood Plan (WNP)
Quick Code Guide for Developments Over Three Acres
The following graphic is intended as a summary guide. Please refer to San Anselmo's written permit procedures and application standards for all necessary information.
x
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Town of San Anselmo Objective Design and Development Standards Amended July 2024 229
Apply your private
frontage types to each
building type,
see Article 7 (Specific to
Private Frontage Types)
Based on your selected building types, comply
with the standards
Subsections 1-4 of the private
frontage type
3 Connect Ground Floor of each Building Type to Adjacent Streetscape Identify your architectural
standards, see Article 8
(Specific to Architectural
Design)
Select your architectural style standards for
each building type
Subsections 1-16 of the
architectural style
4 Design your Buildings
If adjustments are
proposed, see Section
10-20.11.030 (Adjustments to
Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 10-20.11.030 (Adjustments
to Standards)
Identify your approval
procedure, see Article 11
(Administration)
Comply with the procedure standards Section 10-20.11.020 (Procedures) 5 Proceed to Approval Process
Quick Code Guide for Developments Over Three Acres
(Continued)
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231
10-20.01.010 Purpose
This Form-Based Code (FBC) sets forth the objective design and development standards applicable to housing developments which qualify under California State law for streamlined review and is consistent with objectives of the San Anselmo General Plan to facilitate housing production and preserve the highly valued character and scale of the Town's walkable centers, neighborhoods, and corridors. 10-20.01.020 What is a Form-Based Code?
Form-Based Coding (FBC) represents a paradigm shift in the way that the built environment is regulated. The formal short definition of a FBC is as follows:

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

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

Article 1: Introduction
Sections:
10-20.01.010 Purpose
10-20.01.020 What is a Form-Based Code?
10-20.01.030 Guiding Principles
10-20.01.040 Applicability
10-20.01.050 Relationship to San Anselmo General Plan
10-20.01.060 Relationship to the San Anselmo Municipal Code 10-20.01.070 Application of the Form-Based Code
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 1 232
10-20.01.030 Guiding Principles
The FBC is guided by the following principles in implementing the San Anselmo General Plan:

1. Across the Town, the FBC:

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

2. Within the Downtown area, the FBC:

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

3. Within residential neighborhoods, the FBC:

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

4. Along major transportation corridors, the FBC:

A. Promotes a variety of housing choices;
B. Promotes small local businesses as an important part of the Town's economy; C. Promotes incremental infill and revitalization;
D. Reinforces neighborhood main streets as centers to continue as social and commercial focal points, with services and amenities for the surrounding neighborhoods located within a safe, comfortable walking distance of homes;
E. Balances pedestrian comfort and place-making with traffic efficiency; and F. Promotes and accommodates high-quality community design. 2 Introduction
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.01.030: Guiding Principles
233
10-20.01.040 Applicability

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

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

Table 10-20.01.040.A: Applicability
Development Type
Housing
Accountability Act
(HAA) Applies1
Senate Bill 35
(SB 35)
Applies2
Assembly Bill 2011
(AB 2011) Applies3
Government Code
§65583.2 (h) and (i)
Applies4
Single-Unit House No No No No
Transitional Housing Yes
See Multi-Family Housing
Supportive Housing Yes
Emergency Shelter Yes
Farmworker
Housing
Yes
Multi-Family
Housing
2 or more residential units
5 or more
residential units on
commercially zoned
parcel on commercial
thoroughfare3
At least 20% of the
units are affordable
to lower income
households
Affordable Yes Yes Yes Yes
Market Rate3 Yes No2 No3 Yes
Mixed-Use
Development
2 or more residential units and
at least 2/3 of square footage
designated for residential units
5 or more
residential units on
commercially zoned
parcel on commercial
thoroughfare3
At least 50% of the very
low and low-income
housing needs to be
accommodated and
that the residential use
occupies at least 50%
of the total floor area
of a mixed-use project
Affordable Yes Yes Yes Yes
Market Rate Yes No2 No3 Yes
Other Development
Non-Residential No No No No
1 See Government Code §65589.5 for additional eligibility criteria and specific protections by development type. 2 See Government Code §65913.4(a) for additional eligibility criteria (e.g., site standards, affordability provisions, and labor provisions).
3 See Government Code §65912.100-131 for additional eligibility criteria (e.g., site standards, affordability provisions, and labor provisions).
4 See Government Code § 65583.2(h) and (i) for additional eligibility criteria (e.g., affordability provisions).

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

4. SB 35, AB 2011, and Government Code Section 65583.2 applications shall be processed as a ministerial permit, not considered to be a “project” pursuant to Division 13 (commencing with Section 2100) of the 3 Introduction
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234
Public Resources Code (AKA the California Environmental Quality Act (CEQA)) and shall comply with all provisions of this FBC unless otherwise stated or permitted pursuant to California state law. For development projects which do not comply with all provisions of this FBC and are therefore ineligible for ministerial processing, the applicant may elect to submit an application for the applicable discretionary review provisions of Title 10, Chapter 3, Article 7 (Zoning Implementation Procedures), Article 14 (Variance) and Article 15 (Design Review) and regulations in Article 4 (Development Standards).

5. An HHA application shall be processed as a discretionary project, subject to the CEQA Guidelines, and shall comply with the provisions of this FBC unless otherwise stated or permitted pursuant to California state law.
10-20.01.050 Relationship to San Anselmo General Plan
Maximum densities and floor area ratios established by the General Plan shall apply to all development projects subject to this Title.
10-20.01.060 Relationship to the San Anselmo Municipal Code

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

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

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

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

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

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

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

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

2. New development on a parcel of at least three acres or at least 700 feet long or deep shall be required to comply with the provisions of Article 10 (Specific to Large Sites). 4 Introduction
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.01.050: Relationship to San Anselmo General Plan
235
10-20.02.010 Purpose
This Article establishes the form-based zones ("zones") to implement the San Anselmo General Plan. The zones are for the purpose of generating and supporting the variety and physical character of existing and new walkable environments.
10-20.02.020 Zones Established
This Section identifies the zones, based on the intended physical form and character of the environments.

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

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

Article 2: Establishment of Zones
Sections:
10-20.02.010 Purpose
10-20.02.020 Zones Established
10-20.02.030 Sub-Zones
10-20.02.040 Zone Map
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 5 236
10-20.02.030 Sub-Zones

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

A. Open. The open sub-zone is applied for either or both of the following purposes:
(1) To allow more uses than the base zone allows in specific areas but within the same form and character of the base zone (e.g., Neighborhood.Small), except that sometimes additional frontages and signage are allowed within the same form and character of the base zone; and/or (2) To more easily allow certain uses that are already allowed in the base zone. In this way, the open sub-zone can provide additional flexibility to development sites located at or near intersections that function or are intended to function as a neighborhood node of non-residential uses. 10-20.02.040 Zone Map
The zones established in this Section are mapped on the Town of San Anselmo Objective Design and Development Standards Zone Map. When any of these zones are applied, the Zone Map shall be updated to reflect such changes.
6 Establishment of Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.02.030
237
10-20.03.010 Purpose
This Article provides zones and standards to implement the San Anselmo General Plan to generate and support the variety of physical character of the intended development. 10-20.03.020 General Requirements

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

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

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

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

Article 3: Zones
Sections:
10-20.03.010 Purpose
10-20.03.020 General Requirements
10-20.03.030 Overview of Zones
10-20.03.040 Neighborhood.Small (N.S)
10-20.03.050 Neighborhood.Medium (N.M)
10-20.03.060 Main Street.Small (MS.S)
10-20.03.070 Adjacency Requirements
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 7 238

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

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

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

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

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

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

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

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

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

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

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

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

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

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

F. Subterranean Parking. Subterranean and semi-subterranean garages are subject to the following, in compliance with the requirement for habitable ground floor nonresidential space in Subsection 4 of the zone:
(1) Subterranean garages are exempt from the required parking and building setbacks in compliance with the frontage requirements.
(2) Semi-subterranean garages may project above the adjacent finished grade by up to 2 feet. 8 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.020: General Requirements
239
(3) Development sites that provide all required parking in a subterranean or semi-subterranean garage are exempt from minimum development site depth.

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

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

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

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

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

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

Compliance with the standards in Figure 2 (Example of
Applying Development Sites on a Pedestrian Circulation
Network)
9 Zones
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.020: General Requirements
240
Figure 10-20.030.020.1 Example of Applying Development Sites on Existing Right of Way Network Street Street
Street
Street
• See Form-Based Zone Map.
• See Article 3 (Zones) for development site requirements.

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

Street
Street
Street
Commercial
Zoning
Multi-family
Zoning
• Place each primary building on its development site
in compliance with the required setbacks and other
standards of the zone (see Article 3).
• Each building is required to front onto the adjacent street or civic space.
• Select and apply frontage types to each building/unit entry (see Subsection 8 of the zone).
1 Identify Zone(s)
2 Apply Development Sites
3 Place Buildings
Street
Single-family Zoning
Street
Single-family Zoning
Key
Project Area Primary Building
Development Site Line
Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
10 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.020: General Requirements
241
Figure 10-20.030.020.2 Example of Applying Development Sites on a Pedestrian Circulation Network • See Form-Based Zone Map.
• See Article 3 (Zones) for development site
requirements.
• Select only 1 building type per
development site from the allowed
building types for the zone. Apply
the dimensional standards for the
development sites of each allowed
building type. (See Subsection 3 of each
zone in Article 3).
• Projects of at least three acres must
include 2 or more building types.
• Development sites are allowed to occupy
some or all of a parcel in compliance with
the standards.
• Place each primary building on its
development site in compliance with the
required setbacks and other standards of
the zone (see Article 3).
• Each development site is required to front
onto the adjacent street or pedestrian
circulation network, whichever is closer.

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

Neighborhood
Courtyard
Neighborhood
Courtyard
Neighborhood
Courtyard
Multiplex
Multiplex
Multiplex
Multiplex
Multiplex
Pedestrian Access (Fronts)
Vehicular Access (Rear)
Identify Zone(s)
Apply Development
Sites 1 2 3 Place Buildings
Street Street Street
Key
Project Area Primary Building
Development Site Line
Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
11 Zones
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.020: General Requirements
242
Neighborhood.Small 10-20.03.040
Zone Abbreviation
N.S
Sub-Zone(s)
N.S-Open. The open sub-zone allows non-residential uses within the same building form and character of the base zone.

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

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

Desired Form
Mix of House-Scale and Block-Scale Buildings
Primarily Detached Buildings
Medium-to-Large Building Footprint
Small Front Setbacks
Small Side Setbacks
Up to 3 Stories
Duplex Side-by-Side, Neighborhood Townhouse,
Neighborhood Courtyard, Multiplex, and Main Street
Building
Porch Projecting, Porch Engaged, Dooryard, Shopfront and Terrace Frontage Types
10-20.03.030 Overview of Zones
Table A (Zones Overview) provides an overview of each zone and its intent. 12 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.030
243
Table 10-20.03.030.A: Zones Overview (Continued)
Main Street.Small 10-20.03.060
Zone Abbreviation
MS.S
Sub-Zone(s)
None
Intent
A walkable, district of small-to-medium footprint, moderate intensity, mixed-use buildings and housing choices,
supporting neighborhood-serving ground floor retail, food and services.

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

More Urban
13 Zones
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244
14 Zones
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245
10-20.03.040 Neighborhood.Small (N.S)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

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

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

The following are generally appropriate form elements in the zone.

House-Scale Buildings House, Duplex Side-by-Side, Duplex Stacked, Cottage Court, Fourplex,
Neighborhood Townhouse,
Neighborhood Courtyard, Pocket
Neighborhood, and Multiplex
Primarily Detached Buildings
Small-to-Medium Building Footprint
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks Porch Projecting, Porch Engaged, and Dooryard Frontage Types; Shopfront in
Open Sub-Zone
Up to 2.5 Stories
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 15 246

4. Building Form
Height
Primary Building5
Stories 2.5 max.

To Highest Eave/Parapet 24' max.

Overall 30' max.

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

Ground Floor Ceiling
Residential 9' min.

Non-Residential 12' min.

Accessory Structure(s)7 2 max.

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

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

Multiplex 75' min. 125' min. 10-20.06.130
Block-Scale
None
Each development site shall have only one primary building type.
1 Development sites of at least 3 acres or over 700' long or deep are required to include civic space and new street(s) per Article 10 (Specific to Large Sites).
2 The Ancillary Building is not a primary building type. 3 Represents one townhouse
4 For an L-shaped building; 100' min. for a U-shaped building ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Development Site
Corner
Development Site
Interior
Development
Site
ROW Line
Key
ROW/ Development Site Line
Key
16 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.040: Neighborhood.Small (N.S)
247

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

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

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

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

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

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

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

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

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

Accessory Structure(s) 20' min.

Side
Primary Building 7' min.

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

Rear
Primary Building 15' min.

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

Building Facade
Facade Zone Front St. Side St.

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

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

ROW/ Dev't Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Dev't Site Line
Setback Line
Encroachment Area
Key
17 Zones
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.040: Neighborhood.Small (N.S)
248

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

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

Side 5' min.

Rear 5' min.

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

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

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

ROW/ Dev't Site Line
Building Setback Line
Parking Area
Key
18 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.040: Neighborhood.Small (N.S)
249
10-20.03.050 Neighborhood.Medium (N.M)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

2. Sub-Zone(s)
None

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

The following are generally appropriate form elements in the zone.

Mix of House-Scale and Block-Scale
Buildings
Duplex Side-by-Side, Neighborhood
Townhouse, Neighborhood Courtyard,
Primarily Detached Buildings Multiplex, and Main Street Building Medium-to-Large Building Footprint
Small Front Setbacks Porch Projecting, Porch Engaged,
Dooryard, Shopfront and Terrace
Frontage Types
Small Side Setbacks
Up to 3 Stories
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 19 250

4. Building Form
Height
Primary Building5
Stories 3 max.

To Highest Eave/Parapet 26' max.

Overall 35' max.

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

Ground Floor Ceiling
Residential 9' min.

Non-Residential 12' min.

Accessory Structure(s)7 1 max.

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

3. Building Types and Development Site Size
Allowed Building
Types
Development Site1 Standards
Width Depth
House-Scale
Ancillary Building2 N/A N/A 10-20.06.040
Duplex Side-by-Side 55' min. 110' min. 10-20.06.060
Neighborhood
Townhouse
18' min.3 100' min. 10-20.06.100
Neighborhood
Courtyard
70' min.4 150' min. 10-20.06.110
Multiplex 75' min. 110' min. 10-20.06.130
Block-Scale
Main Street Building 25' min. 100' min. 10-20.06.140
Each development site shall have only one primary building type. 1 Development sites of at least 3 acres or over 700' long or deep are required to include civic space and new street(s) per Article 10 (Specific to Large Sites).
2 The Ancillary Building is not a primary building type. 3 Represents one townhouse
4 For an L-shaped building; 100' min. for a U-shaped building ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Development Site
Corner
Development Site
Interior
Development
Site
ROW Line
Key
ROW/ Dev't Site Line
Key
20 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.050: Neighborhood.Medium (N.M)
251

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

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

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

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

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

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

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

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

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

Accessory Structure(s) 15' min.

Side
Primary Building 5' min.

Accessory Structure(s) 5' min.

Rear
Primary Building 15' min.

Accessory Structure(s) 5' min.

Building Facade
Facade Zone Front St. Side St.

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

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

ROW/ Dev't Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Dev't Site Line
Setback Line
Encroachment Area
Key
21 Zones
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.050: Neighborhood.Medium (N.M)
252

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

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

Side 5' min.

Rear 5' min.

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

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

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

ROW/ Dev't Site Line
Building Setback Line
Parking Area
Key
22 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.050: Neighborhood.Medium (N.M)
253
10-20.03.060 Main Street.Small (MS.S)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

2. Sub-Zone(s)
None

1. Intent
A walkable district of small-to-medium footprint, moderate intensity, mixed-use buildings and housing choices, supporting neighborhood-serving ground floor retail, food and services.

The following are generally appropriate form elements in the zone.

Mix of House-Scale and Block-Scale
Buildings
Neighborhood Townhouse,
Neighborhood Courtyard, Multiplex,
Primarily Attached Buildings and Main Street Building
Small-to-Medium Building Footprint
None-to-Small Front Setbacks Porch Projecting, Porch Engaged, Forecourt, Shopfront, Terrace, and
Gallery Frontage Types; Dooryard and
Maker Shopfront Frontage Types on
Side Street
None-to-Small Side Setbacks
Up to 3 Stories (Up to 2 Stories in
Historic Core)
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 23 254

3. Building Types and Development Site Size
Allowed Building
Types
Development Site1 Standards
Width Depth
House-Scale
Ancillary Building2 N/A N/A 10-20.06.040
Neighborhood
Townhouse
18' min.3 100' min. 10-20.06.100
Neighborhood
Courtyard
70' min.4 150' min. 10-20.06.110
Multiplex 60' min. 110' min. 10-20.06.130
Block-Scale
Main Street Building 25' min. 100' min. 10-20.06.140
Each development site shall have only one primary building type. 1 Sites of at least 3 acres or over 700' long or deep are required to include civic space and new street(s) per Article 10 (Specific to Large Sites).
2 The Ancillary Building is not a primary building type. 3 Represents one townhouse
4 For an L-shaped building; 100' min. for a U-shaped building

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

Overall 30' max 35' max.

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

Ground Floor Ceiling 14' min.

Accessory Structure(s)8 2 max.

Footprint
Max. Development Site
Coverage
See standards in Article 6
(Specific to Building Types)
Depth, Ground-Floor Space 30' min.9
5 See Article 6 (Specific to Building Types) for refinements to massing and height standards.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Only on side street and at least 60' from front of
development site
8 Each accessory structure 120 sf max. and 8' max. height if located in required setback areas.
9 For habitable/occupiable space only
ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Development Site
Corner
Development Site
Interior
Development
Site
ROW Line
Key
ROW/ Dev't Site Line
Key
24 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.060: Main Street.Small (MS.S)
255

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

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

Stairs/Ramps X X X 5' max.

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

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

Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 10-20.05.020 (Screening).

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

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

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

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

Accessory Structure(s) 10' min.

Side
Primary Building 0' min.

Adjacent to Res'l Zone 10' min.

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

Rear
Primary Building 15' min.

Adjacent to Res'l Zone 20' min.

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

Building Facade
Facade Zone Front St. Side St.

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

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

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

ROW/ Dev't Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Dev't Site Line
Setback Line
Encroachment Area
Key
25 Zones
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.060: Main Street.Small (MS.S)
256

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

Side 0' min.

Rear 5' min.

Driveway17
Curb Cut/Width See Ross Valley Fire Department
Standard 210 (Roadway and
Driveway Bridges)
Curb cut width along alley may exceed 12'.
13 See Subsection 10-20.05.040.4 for additional standards. 14 See Article 4 (Use Standards) for the underlying zone's allowed uses and permit requirements.
15 See Subsection 10-20.05.040.3 for additional standards. 16 10' min. allowed for parking courts of 6 or fewer spaces.

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

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

ROW/ Dev't Site Line
Building Setback Line
Parking Area
Key
26 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.03.060: Main Street.Small (MS.S)
257
10-20.03.070 Adjacency Requirements
A. Where a new building in a ODDS Zone is adjacent to the zone(s) or other physical feature identified in Table A, adjacency standards are required. The new building shall be designed in compliance with the requirements of this Table.

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

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

Landscape Buffer A landscaped buffer of at least 5 feet in depth is required along the length of the rear property line except where structures are located
Where within 100' of a Creek
Ground Floor Ground floor frontage required using the frontage types allowed by the zone. Min. 15' building setback from the development site line.
27 Zones
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.03.070: Adjacency Requirements
258
28 Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 This page intentionally left blank
259
Article 4: Use Standards
10-20.04.010 Use Standards
Allowed land uses are set forth in Article 10-3.03 (Land Use Regulations) as identified in Table A (Allowed Uses).

Table 10-20.04.010.A: Allowed Uses
Underlying Zone Reference for Allowed Uses
Residential Article 10-3.03 (Land Use Regulations)
Non-residential Article 10-3.03 (Land Use Regulations)
Sections:
10-20.04.010 Use Standards
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 29 260
30 Use Standards
Town of San Anselmo Objective Design and Development Standards Amended July 2024 This page intentionally left blank
261
10-20.05.010 Purpose
This Article provides standards to ensure that new development accomplishes the following:

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

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

3. Respects the existing conditions of neighboring properties; and

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

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

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

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

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

Article 5: General to Development Sites
Sections:
10-20.05.010 Purpose
10-20.05.020 Screening
10-20.05.030 Landscaping and Lighting
10-20.05.040 Parking and Loading
10-20.05.050 Slope Standards
10-20.05.060 Public Frontage Standards
10-20.05.070 Privacy Standards
10-20.05.080 Service and Utility Standards
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 31 262
Table 10-20.05.020.A: Maximum Screening Height
Zone Item Maximum Height Allowed
Front Side St. Side Rear
N.S, N.M Fences2
Free Standing Walls
Landscaping1
3' max.
3' max.
4' max.
3' max.
3' max.
4' max.
8' max.
8' max.

No max.
8' max.
8' max.

No max.

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

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

No max.
8' max.
8' max.

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

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

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

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

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

B. For new installation or relocation of existing mechanical equipment, the equipment shall be screened.
(1) Roof-Mounted Equipment. Building parapets or other architectural elements in the building’s architectural style shall screen roof-mounted equipment. (a) New buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new mechanical equipment to be located on the roof of the building; and
(b) For existing buildings with no parapet less than two feet in height, mechanical equipment shall be surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment. The wall shall be architecturally consistent with the building and match the existing building with paint, finish, and trim cap detail. 32 General to Development Sites
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.05.020
263
(2) Wall- and Ground-Mounted Equipment
(a) Equipment is not allowed between front or side street facades and the street. (b) All screen devices shall be as high as the highest point of the equipment being screened. (c) Equipment and screening shall be in compliance with the setbacks of the zone. (d) Screening shall be architecturally compatible and include matching paint, finish, and trim cap of the building.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Tree Caliper 1" min.

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

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

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

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

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

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

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

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

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

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

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

Building footprint width steps with slope.

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

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

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

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

Key
Slope is used to express the ground floor.

Building footprint steps with slope
through a partial ground story.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

R R
d. Crosswalk improvements. Add
crosswalk.

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

X Including bike lanes.

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

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

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

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

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

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

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

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

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

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

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

Public Frontage Types Specific Standards N.S N.M MS.S
Street 10-20.05.060.C.1 P P X
Avenue/Boulevard 10-20.05.060.C.2 X P P
Main Street 10-20.05.060.C.3 X X P
51 General to Development Sites
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282
Table 10-20.05.060.C: Public Frontage Assemblies
Table C (Public Frontage Assemblies) identifies the required elements and dimensions of each public frontage type.

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

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

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

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

Arrangement Regular Regular Regular
Types Planting Strips along curb edge
and R.O.W. edge
Planting Strips along curb Tree Wells (must be located
between walkway and curb)
Width 5' min. 5' min. 4' min.
52 General to Development Sites
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.05.060
283
10-20.05.070 Privacy Standards

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

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

Figure 10-20.05.070.1: Sill Height Standards along Interior Development Site Line Privacy Standards Diagram
Development Site Line
Development Site Line
Sideyard Setback Line
Privacy Standards Diagram
Area Within 6' of Development
Site Line
Principal Window
44" min. Sill Height
No Limitation on Sill Heights (Window at 30° angle)
53 General to Development Sites
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284
10-20.05.080 Service and Utility Standards

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

B. Minimum setback of 3 feet from property line.

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

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

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

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

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

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

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

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

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

7. Truncated Domes
A. Truncated domes shall be imbedded (flush) with the pavement and not tacked onto the surface of the ground.
54 General to Development Sites
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285
10-20.06.010 Purpose
This Article provides the standards for development of individual building types to achieve the intended physical character of each zone, offer housing choices and affordable housing opportunities, and incubate small businesses as amenities within walkable neighborhoods. 10-20.06.020 Building Types

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

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

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

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

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

Article 6: Specific to Building Types
Sections:
10-20.06.010 Purpose
10-20.06.020 Building Types
10-20.06.030 Overview of Building Types
10-20.06.040 Ancillary Building
10-20.06.050 House
10-20.06.060 Duplex Side-by-Side
10-20.06.070 Duplex Stacked
10-20.06.080 Cottage Court
10-20.06.090 Fourplex
10-20.06.100 Neighborhood Townhouse
10-20.06.110 Neighborhood Courtyard
10-20.06.120 Pocket Neighborhood
10-20.06.130 Multiplex
10-20.06.140 Main Street Building
10-20.06.150 Massing Compositions
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 55 286

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

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

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

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

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

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

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

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

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

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

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

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

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

12. New buildings and their improvements are subject to the Town's local standards for Fire Safety including the Wildland Urban Interface Code and Building Safety.
56 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.06.020
287
Figure 10-20.06.020.1 Example of House-Scale and Block-Scale Buildings House-Scale Buildings
Main body only Main body only
Main body with side and rear wings Main body with rear wing Block-Scale Buildings
57 Specific to Building Types
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288
10-20.06.030 Overview of Building Types
Table A ( Building Types Overview) provides an overview of the allowed building types in each zone. The names of the building types are not intended to limit uses within a building type. For example, a Duplex may have non-residential uses within it as allowed by the zone.

Table 10-20.06.030.A: Building Types Overview
Specific
Standards N.S N.M MS.S
House Scale
Ancillary Building 10-20.06.040 P P P
House 10-20.06.050 P X X
Duplex Side-by-Side 10-20.06.060 P P X
Duplex Stacked 10-20.06.070 P X X
Cottage Court 10-20.06.080 P X X
Fourplex 10-20.06.090 P X X
Neighborhood Townhouse 10-20.06.100 P P P
Neighborhood Courtyard 10-20.06.110 P P P
Pocket Neighborhood 10-20.06.120 P X X
Multiplex 10-20.06.130 P P P
Block Scale
Main Street Building 10-20.06.140 X P P
Key P = Allowed X = Not Allowed
58 Specific to Building Types
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289
59 Specific to Building Types
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290
10-20.06.040 Ancillary Building
Example of Ancillary Building
Example of Ancillary Building
Example of Ancillary Building

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

Synonym: Granny Flat, Carriage House

2. Number of Units
Units per Building 1 max.

Ancillary Buildings per Dev't Site 1 max.

Not allowed on the development site of a Cottage Court
General Note: Photos on this page are illustrative, not regulatory. 60 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 291
DINGBUILDING TYPE: CARRIAGE TYPE: CARRIAGE HOUSE HOUSE 4. Pedestrian Access The main entrance shall not be through a garage.

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

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

6. Open Space
Private Open Space
Not required

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

Depth 24' max.

Separation from Primary
Building3
10' min.

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

Alley access required if alley exists Alley access required if alley exists Front Street Front Street Side Street
Side Street
ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
ROW/ Dev't Site Line
Building Setback Line
Ancillary Building
Primary Building Type
Key
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292
10-20.06.050 House
Example of House
Example of House
Example of House

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

2. Number of Units
Units per Building 1 max.

Buildings per Development Site 1 max.1
1 Not including ADU
General Note: Photos on this page are illustrative, not regulatory. 62 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 293
BBUUIILLDDIINNGG TTYYPPEE:: HHOOUUSSEE

4. Pedestrian Access
Main Entrance Location Front Street

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

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

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

Required setbacks and driveways do not count toward open space.

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

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body2
Width 36' max.

Depth 48' max.

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

Depth 20' max.

Separation between Wings
on Same Facade
15' min.

Offset from Main Body 5' min.

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

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
63 Specific to Building Types
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294
10-20.06.060 Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side

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

2. Number of Units
Units per Building 2 max.

Buildings per Development Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 64 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 295
BUILDINGBUILDING TYPE: DU TYPE: PLEX, DUPLEX SIDE-BY-,S SIDE-BY-SIDE IDE

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

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

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

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

Depth 15' min.

Required setbacks and driveways do not count toward open space.

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

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 48' max.

Depth 36' max.

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

Depth 24' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

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

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
65 Specific to Building Types
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296
10-20.06.070 Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked

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

2. Number of Units
Units per Building 2 max.

Buildings per Development Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 66 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 297
BUILDBUILDING ING TYPE TYPE: : DUPL DUPLEX EX, STAC, STACKED KED

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

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

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

Depth 15' min.

Required setbacks and driveways do not count toward open space.

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

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 36' max.

Depth 48' max.

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

Depth 24' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

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

Front Street Front Street
Side Street
Alley access required if alley exists Alley access required if alley exists Side Street ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
67 Specific to Building Types
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298
10-20.06.080 Cottage Court
Example of Cottage Court
Example of Cottage Court
Example of Cottage Court

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

Synonym: Bungalow Court

2. Number of Units
Units per Building 1 max.

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

3. Building Size and Massing
Stories 1.5 max.

To Highest Eave/parapet 18' max.

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Town of San Anselmo Objective Design and Development Standards Amended July 2024 299
BBUUILIDLDININGGTTYYPPEE: C: COOTTATAGGEECCOOUURRTT_l_alragrege

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

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

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

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

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

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

Visibility shall be maintained through the fencing.

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

Depth 32' max.

Separation between Cottages 7' min.

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

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

Pedestrian Path Setbacks
From Building Entrance 6' min.

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

Main entrance to units required from shared court.

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

Units on a corner may enter from the side street.
2 In compliance with Subsection 5 of the zone
Front Street Front Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
69 Specific to Building Types
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300
10-20.06.090 Fourplex
Example of Fourplex
Example of Fourplex
Example of Fourplex

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

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

Buildings per Development Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 70 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 301
BBUUILILDDININGGTTYYPPEE::MMUULLTTIPIPLLEEXXSSMMAALLLL

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

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

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

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

Depth 15' min.

Required setbacks and driveways do not count toward open space.

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

3. Building Size and Massing
Height
Stories 2.5 max.

Main Body1
Width 48' max.

Depth 48' max.

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

Depth 20' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

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

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

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
ROW/ Dev't Site Line
Building Setback Line
Building
Key
71 Specific to Building Types
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302
10-20.06.100 Neighborhood Townhouse
Example of Neighborhood Townhouse
Example of Neighborhood Townhouse
Example of Neighborhood Townhouse

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

Synonym: Rowhouse

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

General Note: Photos on this page are illustrative, not regulatory. 72 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 303

BUILDINBGUI
TLYDPINEG: TTOYWPNE:HTOOUWSNE-HNOeUigShEb-oNrheoigohdborhood

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

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

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

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

Depth 8' min.

Required setbacks and driveways do not count toward open space.

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

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

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

Depth per Unit 40' max.

Width per Building 120' max.

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

Depth 25' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

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

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

Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/Dev't Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
73 Specific to Building Types
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304
10-20.06.110 Neighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard

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

Synonym: Courtyard Apartment

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

Buildings per Dev't Site 1 max.

General Note: Photos on this page are illustrative, not regulatory. 74 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 305
BUILDING TYPE: BUILD COURTYARD ING TYPE: CO APARTMENT URTYARD A,P Neighborhood ARTMENT, Neighborhood

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

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

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

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

Depth 30' min. 60' min.

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

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

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

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

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

Main Body2
Width 100' max.

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

Massing Types
Sloped L Courtyard (L shaped) Subsection 10-20.06.150.2.E Sloped Front
Courtyard
(U-shaped) Subsection 10-20.06.150.2.F
Building shall be designed in an L-shape or U-shape
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
1 2 stories max. in Historic Core
2 In compliance with Subsection 5 of the zone
Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
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306
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10-20.06.120 Pocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood General Note: Photos on this page are illustrative, not regulatory.

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

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

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

2. Number of Units
Units per Building 4 max.

Buildings per Development Site 5 min.; 10 max.

Amended July 2024 Town of San Anselmo Objective Design and Development Standards 77 308
BUILDING TYPE: POCKET NEIGHBORHOOD

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

Buildings along Front and Side
Street
Width 60' max.

Depth 40' max.

Buildings along Side and Rear
Width 36' max.

Depth 48' max.

Side Setback in Addition to Zone
Setback
5' min.

Building Separation2
Between 1-story Buildings 10' min.

Between Buildings > 1-story 15' min.

Community Building1,3
Stories 2.5 max.

Width 40' max.

Depth 30' max.

Wing(s)
Not Allowed

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

No single-unit buildings allowed along the front or side street
1 In compliance with Subsection 5 of the zone
2 Including community building
3 Shall front on common open space and is not allowed along front or side street
Front Street
ROW/ Dev't Site Line
Building Setback Line
Building
Community Building
Key BUILDING TYPE: POCKET NEIGHBORHOOD
78 Specific to Building Types
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309
GHBORHOOD Front Street

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

At Front or Side Street Connection 10' min.

Pedestrian Path Setbacks
From Building Entrance 12' min.

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

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

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

Parking not allowed along private or common open space.

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

Turnaround access required in compliance with Fire
Department standards.

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

Depth 40' min. 100' min.

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

Visibility shall be maintained through the fencing.
5 Shall provide access from front or side street
6 Not including community building
ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
Private Open Space
Common Open Space
Key
BUILDING TYPE: POCKET NEIGHBORHOOD
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310
10-20.06.130 Multiplex
Example of Multiplex
Example of Multiplex
Example of Multiplex

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

Synonym: Mansion Apartment

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

Buildings per
Development Site
1 max.

General Note: Photos on this page are illustrative, not regulatory. 80 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 311
BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')
BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')

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

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

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

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

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

Depth 20' min.

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

Main Body2
Width 60' max.

Depth 60' max.

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

Depth 40' max.

Separation between Wings on
Same Facade
15' min.

Offset from Main Body 5' min.

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

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

Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Building
Key
ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
81 Specific to Building Types
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312
10-20.06.140 Main Street Building
Example of Main Street Building
Example of Main Street Building
Example of Main Street Building

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

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

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

General Note: Photos on this page are illustrative, not regulatory. 82 Specific to Building Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 313
BUILDING TYPE: MIXED-USE BUILDING TYPE: MIXED-USE

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

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

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

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

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

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

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

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

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

Depth 90 max. 180 max.

Wing(s)
Not Allowed
Massing Types
Sloped Roof Bar Subsection 10-20.06.150.2.B
Flat Roof Box Subsection 10-20.06.150.2.H
Flat Roof L Subsection 10-20.06.150.2.I
Flat Roof T Subsection 10-20.06.150.2.J
Flat Roof Front Courtyard Subsection 10-20.06.150.2.K
Flat Roof Rear Courtyard Subsection 10-20.06.150.2.L
Flat Roof Closed Courtyard Subsection 10-20.06.150.2.M
Facades shall be designed in compliance with Article 8
(Specific to Architectural Design).
2 2 stories max. in Historic Core
3 In compliance with Subsection 5 of the zone
Outline of Building above
Front Street Front Street Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW/ Dev't Site Line
Building Setback Line
Frontage
Key
ROW/ Dev't Site Line
Building Setback Line
Building
Key
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314

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

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

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

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

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

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

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

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

Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
10-20.06.150 Massing Compositions
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315

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

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

Recessed Façade 1 bay min; 7 bays max.

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

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

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

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

Center Façade 1 bay min; 7 bays max.

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

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

Recessed Façade 1 bay min; 9 bays max.
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317

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

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

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

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

Recessed Façade 1 bay min; 7 bays max.
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318

2. Main Body Massing Types (Continued)
J. Flat Roof T

ORIGNAL
This massing type divides the façade into three parts, with the middle part projecting. The roof is flat.

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

Recessed Façade 1 bay min; 7 bays max.

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

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

Recessed Façade 1 bay min; 9 bays max.
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319

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

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

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

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

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

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

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

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

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

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

Article 7: Specific to Private Frontage Types
Sections:
10-20.07.010 Purpose
10-20.07.020 Private Frontage Types
10-20.07.030 Overview of Private Frontage Types
10-20.07.040 Porch Projecting
10-20.07.050 Porch Engaged
10-20.07.060 Dooryard
10-20.07.070 Forecourt
10-20.07.080 Maker Shopfront
10-20.07.090 Shopfront
10-20.07.100 Terrace
10-20.07.110 Gallery
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 91 322

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

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

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

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

General Note: Photos on this page are illustrative, not regulatory. 94 Specific to Private Frontage Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 325

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

Height, Clear 8' min.

Stories 2 stories max.

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

Distance between Porch and
Sidewalk
5' min.

Distance between Stairs and
Sidewalk
3' min.

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

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

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

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

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

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

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

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Town of San Anselmo Objective Design and Development Standards Amended July 2024 327

2. Size
Width, Clear 8' min.

Depth, Clear 8' min.

Height, Clear 8' min.

Stories 2 stories max.

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

Distance between Porch and
Sidewalk
5' min.

Distance between Stairs and
Sidewalk
3' min.

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

Encroachment area of Building Facade
Depth 6' max.

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

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

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

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

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

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

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

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

General Note: Photos on this page are illustrative, not regulatory. 98 Specific to Private Frontage Types
Town of San Anselmo Objective Design and Development Standards Amended July 2024 329

2. Size
Depth, Clear 6' min.

Length 15' min.

Distance between Glazing 4' max.

Depth of Recessed Entries 3' max.

Pedestrian Access 3' wide min.

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

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

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

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

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

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

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

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

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2. Size
Width, Clear 15' min.

Depth, Clear 15' min.

Ratio, Height to Width 2:1 max.

Finish Level above Sidewalk 12" max.

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

Max 1/2 width of
Forecourt

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

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

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

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

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

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2. Size
Distance between Glazing 10' max.

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

Shopfront Base (if used) 48" max.

Recessed entries are allowed

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

Setback from Curb 2' min.

Height, Clear 8' min.

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

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

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

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

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2. Size
Distance between Glazing 2' max.

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

Depth of Recessed Entries 5' max.

Shopfront Base 6" min.; 24" max.

3. Awning
Depth 5' min.

Setback from Curb 2' min.

Height, Clear 8' min.

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

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

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

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

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

Distance between Stairs 25' max.

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

Where the zone requires the Shopfront Frontage Type (10-

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

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

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

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

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

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

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

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

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2. Size
Depth, Clear 8' min.

Ground Floor Height, Clear 12' min.

Upper Floor Height, Clear 9' min.

Height 2 stories max.

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

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

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

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

The second story of the Gallery may be covered.

Planting is not required. Lighting is required within
the gallery in compliance with Section 10-20.05.030
(Landscaping and Lighting).

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

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

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

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

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

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

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

Article 8: Specific to Architectural Design
Sections:
10-20.08.010 Purpose
10-20.08.020 Applicability
10-20.08.030 Architectural Design Standards
10-20.08.040 Overview of Architectural Styles
10-20.08.050 Contemporary
10-20.08.060 Craftsman
10-20.08.070 Main Street Classical
10-20.08.080 Mediterranean
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10-20.08.040 Overview of Architectural Styles
Table A (Architectural Styles Overview) provides an overview of the allowed architectural styles. 113
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344
Contemporary 10-20.08.050
Typical Characteristics
Long, low-sloped roof forms with
simple eaves with deep overhangs
Asymmetrical facade compositions
with square and horizontal openings
often made from ganged vertical
windows
Mix of exterior materials to
differentiate massing forms, with
prevalent natural materials including
wood siding
Horizontally proportioned balconies
and terraces with minimalist vertical
supports
Applicable Standards
Wall
Building Roof
Rake
Eave
Parapet
Windows
Bay Windows
Dormers
Entry Doors
Balconies
Porches
Storefronts
Materials
Craftsman 10-20.08.060
Typical Characteristics
Low-pitched roofs with deep eaves
and exposed rafter tails
Horizontally proportioned openings
made from ganged vertical windows
Emphasis on natural materials
including wood shingles
Asymmetrical composition with wall
plane broken by projecting gable ends
Applicable Standards
Wall
Base
Building Roof
Rake
Eave
Parapet
Windows
Bay Windows
Dormers
Entry Doors
Balconies
Porches
Storefronts
Materials
Main Street Classical 10-20.08.070
Typical Characteristics
Symmetrical facade composition with
proportions that imply load-bearing
masonry structure
Prominent cornice with classical
detailing and parapet or pedimented
roof forms
Regular pattern of vertically
proportioned openings
Brick and stucco as primary facade
materials
Applicable Standards
Base
Building Roof
Parapet
Windows
Bay Windows
Entry Doors
Balconies
Porches
Storefronts
Materials
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Mediterranean 10-20.08.080
Typical Characteristics
Low-pitched gabled or hipped roofs
clad in red tile with open eaves
Flat, rectilinear wall plane with
vertically proportioned punched
openings without trim
Stucco as primary facade material with
stucco or wood attached elements
Applicable Standards
Building Roof
Eave
Parapet
Windows
Bay Windows
Dormers
Entry Doors
Balconies
Porches
Storefronts
Materials
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Quick Code Guide: Specific to Architectural Design
The following graphic is intended as a summary guide. Please refer to San Anselmo's written permit procedures and application standards for all necessary information.

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

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

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

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

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

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

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

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

Roof and wall projections may encroach into wall inset.

4. Base
No base is required for this style.

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

Depth 6'0" min.

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

N/A
Applicable Subsections

6. Rake A A

7. Eave A N/A

8. Parapet N/A A

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

See Subsection 7 (Eave) for height standards.

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

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

Horizontal Projection
Overall 36" min.;
No max.

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

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

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

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

Upper floor 2.0 min.

Dormer See Subsection 11
(Dormers) for standards.

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

Jamb 3" min.

Apron 3" min.

Window Frame Recess
Depth 2" min.

Sill
Depth 3" min.

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

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

Window
Proportion, Height
to Width

2.0 min.

Width 3'0" min.

Dormers allowed only for buildings with half stories.

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

Dormer Elevation

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

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

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

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

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

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

Bay Window Plan
124
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Entry Door Elevation

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

Jamb Width 4" min.

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

Balcony Front Elevation

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

Width Between Posts 3' min.

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

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

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

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

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

Height
Overall 12'0" min.

Head Height 11'0" min.

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

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

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

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

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

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

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

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

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Elements of Craftsman Style – Multifamily Prototype

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

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

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

Dormer (See Subsection
11 for standards)
Eave (See Subsection 7 for
standards)
Prototypical Building Elevation
130
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361
Elements of Craftsman Style – Mixed-Use Prototype
Window (See
Subsection 9 for
standards)
Storefront (See
Subsection 15 for
standards)
Wall (See Subsection
3 for standards)
Base (See Subsection
4 for standards)
Roof (See Subsection
5 for standards)
Eave (See Subsection
7 for standards)
Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

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

N/A

6. Rake
Height
Bracket Bracing Member 4" min.

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

See Subsection 7 (Eave) for height standards.

Rake Section

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

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

Key A = Applicable N/A = Not Applicable
Eave Elevation
Eave Section
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8. Parapet
Canopy
Parapet may include canopy.

Eave Height 6" min.

Horizontal Projection 4 3'0" min.

Required Support
Elements
Brackets
Bracket Width 4" min.

Roof Pitch 3:12 min.

Crenellation
Crenel Height 1'0" min.

Width, from Center
Line
1'0" min.

Crenel may not occur at building corner or end bays.
4 Horizontal projection includes gutter. Parapet Section End Bay c
L Middle Bay cL
Parapet Elevation
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9. Windows
Opening
Proportion, Height to Width 5
Ground Floor 2.0 min.

Upper Floor 1.75 min.

Dormer See Subsection 11
(Dormers) for standards.

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

Jamb 4" min.

Apron 3" min.

Window Frame Recess
Depth 2" min.

Sill
Depth 3" min.

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

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

Horizontal Projection
Eave 8" min.

Rake 8" min.

Window
Proportion, Height
to Width

1.75 min.

Width 3'0" min.

Dormers allowed only for buildings with half stories.

Pediment not allowed.

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

Dormer Elevation

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

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

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

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

Cornice Types
Building parapet wraps bay.

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

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

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

Multi-story bay window form shall be vertically continuous.

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

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

Bay Window Plan
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Entry Door Elevation Balcony Front Elevation

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

Width Between Posts 3' min.

12. Entry Doors
Door
Number of Panels 2 min.

Surround7
Head Width 6" min.

Jamb Width 4" min.

Additional Elements
Transom Allowed
Pediment Not Allowed
7 Jamb shall be narrower than header
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Two-Story Porch
One-Story Porch
Two-Story Porch with Deck Above
One-Story Porch with Deck Above

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

Spacing 9'6" min.; 12' max. on center
Entablature
Height of Entablature Supporting Deck
Overall 10" min.
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Storefront Elevation Storefront Section

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

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

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

Height
Overall 13'0" min.

Head Height 10'0" min.

Cornice 10" min.

Signage Band 1'6" min.

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

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

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

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

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

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

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

Amended July 2024 Town of San Anselmo Objective Design and Development Standards 141 372
Elements of Main Street Classical Style – Mixed-Use Prototype

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

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

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

Prototypical Building Elevation
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5. Building Roof
Form
Roof Type Flat

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

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

8. Parapet
Height
Overall 5'6" min.

Cornice 1'8" min.

Fascia
Overall 3'6" min.

Lower Band 1'2" min.

Horizontal Projection 1
Overall 2'6" min.

Continuous cornice required on all street facing facades.

Required Ornament
Type Dentils
Width 10" min.

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

Parapet Section Parapet Elevation
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Ground Floor Typical Window Elevation
6 over 9
Upper Floor Typical Window Elevation
6 over 6

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

Upper Floor 1.75 min.

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

Jamb 2" min.

Window Frame Recess
Depth 2" min.

Sill
Depth 3" min.

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

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

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

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

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

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

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

Cornice Types
Cornice wraps bay.

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

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

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

Multi-story bay window form shall be vertically continuous.

Continuous horizontal articulation on building shall wrap bay form.

Bay Window Plan
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Entry Door Elevation

12. Entry Doors
Door
Number of Panels 2 min.

Surround
Head Width 4" min.

Jamb Width 4" min.

Additional Elements
Transom Allowed
Pediment Allowed
Balcony Front Elevation

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

Width Between Posts 3' min.

Type 1
Square Guardrail
Type 2
Decorative Metal Guardrail
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Two-Story Porch Two-Story Porch with Deck Above
One-Story Porch One-Story Porch with Deck Above

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

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

Fascia 10" min.

Height of Floor-to-Floor Entablature
Overall 10" min.
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Storefront Elevation Storefront Section

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

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

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

Height
Overall 13'0" min.

Head Height 10'0" min.

Cornice 10" min.

Signage Band 1'8" min.

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

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

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

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

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

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

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

Amended July 2024 Town of San Anselmo Objective Design and Development Standards 151 382
Elements of Mediterranean Style – Multifamily Prototype

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

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

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

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

N/A

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

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

Fascia None None 6" min.

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

Open Eave Section Returned Eave Section
Key A = Applicable N/A = Not Applicable
Open Eave Elevation Returned Eave Elevation
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8. Parapet
Height
Supporting
Element
1'8" min.

Fascia 6" min.

Horizontal Projection 2
Overall 2'0" min.

Continuous cornice required on all street facing facades.

Required Ornament
Type Brackets
Width 3" min.

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

Parapet Section Parapet Elevation
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Ground Floor Typical Window Elevation
8 parts
Upper Floor Typical Window Elevation
6 parts

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

Upper Floor 1.75 min.

Dormer See Subsection 11
(Dormers) for standards.

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

Jamb 2" min.

Apron None required
Window Frame Recess
Depth 2" min.

Sill
Depth 2" min.

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

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

Window
Proportion, Height
to Width

1.75 min.

Width 3'0" min.

Pediment
Allowed No
Dormers allowed for buildings with half stories.

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

Dormer Elevation

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

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

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

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

Cornice Types
Building eave wraps bay.

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

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

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

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

Continuous horizontal articulation on building shall wrap bay form.

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

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

12. Entry Doors
Door
Number of Panels 2 min.

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

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

Width Between Posts 3' min.
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Porch Elevation

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

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

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

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

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

Height
Head Height 11'0" min.

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

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

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

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

Article 9: Specific to Signage Types
Sections:
10-20.09.010 Signage Standards
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395
10-20.10.010 Purpose
This Article establishes standards to create walkable neighborhoods.

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

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

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

Article 10: Specific to Large Sites
Sections:
10-20.10.010 Purpose
10-20.10.020 General to Walkable Community Design
10-20.10.030 Walkable Neighborhood Plan
10-20.10.040 General to Civic Space
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 165 396
10-20.10.020 General to Walkable Community Design

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

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

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

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

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

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

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

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

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

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

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

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

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

5. External Connectivity
A. The arrangement of streets shall provide for the alignment and continuation of existing or proposed streets into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are undeveloped and include opportunities for such connections.
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397
Divide development area to
create smaller blocks and a
network of interconnected
streets, see Table A (Block Size
Standards).

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

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

20.10.020.7.

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

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

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

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

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

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

20.10.020.7.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Width 60' min.

Shall front at least one street

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

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

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

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

Street required on at least one side of the Green.

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

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

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

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

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

Street required one of the Plaza's sides.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

4. Typical Uses
Uses as allowed by the zone
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10-20.11.010 Purpose
This Article is intended to establish procedures for applications eligible for streamlined review consistent with State law (i.e., SB 35, AB 2011, and Government Code Section 65583.2 (h) and (i)) and for reviewing applications under the Housing Accountability Act (HAA). The Town is responding to State mandates and including application procedures in the FBC that are compliant with State law but reflect the unique conditions and procedures within the Town. The intent of SB 35, AB 2011, Government Code Section 65583.2 (h) and (i), and the HAA is to facilitate and expedite the construction of housing through the application of objective standards and, with SB 35, AB 2011, and Government Code Section 65583.2 (h) and (i), ministerial and streamlined approval procedures. Applications under the HHA shall utilize discretionary streamlined approval procedures. These procedures shall be used in conjunction with the objective standards contained in this FBC as applicable.
10-20.11.020 Procedures

1. Procedures for Applications Filed Under SB 35
A. Applicability
(1) This Section applies to housing development projects applying for approval under Government Code §65913.4 and replaces the Town's procedures for reviewing discretionary applications. (2) This Section shall remain in effect for the same period as SB 35 provisions contained in Government Code §65913.4. Unless SB 35 provisions are extended by the State Legislature, this Section shall remain in effect only until January 1, 2036, and as of that date is repealed. (3) The California Environmental Quality Act (CEQA) does not apply to projects eligible under SB 35. (4) The Department of Housing and Community Development is charged with developing guidelines for implementing SB 35. These procedures may change if required by changes in those guidelines or in Government Code §65913.4.

Article 11: Administration
Sections:
10-20.11.010 Purpose
10-20.11.020 Procedures
10-20.11.030 Adjustments to Standards
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B. Definitions. Terms defined in Government Code §65913.4 shall apply to this Section and shall control in the event of a conflict between definitions in this FBC and definitions in Government Code §65913.4.

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

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

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

G. Post-decision Procedures
(1) Subsequent Permits. Any necessary subsequent permits shall be issued on a ministerial basis subject to applicable objective standards; however, a commercial use located in a qualifying mixed-use project is subject to any additional Town permitting requirements and processes. If a public improvement is necessary to implement a development subject to this Section, and that public improvement is located on land owned by the Town, the Planning Director, or designee, shall process any approvals needed as required by Government Code §65913.4(h)(3). (2) Post-Approval Modifications
(a) Post-Approval Modification Request. An applicant or the Town may request a modification to an approved development if that request is made prior to the issuance of the final building permit.
(b) Applicability of Objective Standards to Modifications. The Planning Commission shall only apply objective standards in effect when the original application was submitted, except that objective standards adopted after the date of original submittal may be applied in any of the following instances:
i. The total number of residential units or total square footage of construction changes by 15 percent or more; or
ii. The total number of residential units or total square footage of construction changes by five percent or more, and it is necessary to subject the development to an objective standard beyond those in effect when the application was submitted in order to mitigate or avoid a specific adverse impact upon public health of safety, for which there is no feasible alternative method to satisfactorily mitigate or avoid. iii. Objective building standards contained in Title 24 may be applied to all modifications. (c) Post-Approval Modification Review Timeframe and Decision. The Planning Commission shall determine if the modification is consistent with objective planning standards and issue a decision on the applicant’s modification request within 60 days after submittal unless design review is required, in which case a decision shall be made within 90 days. (3) Expiration. An application approved consistent with this Section shall remain valid for three years; however, an application approval shall not expire if the development includes public investment in housing affordability, beyond tax credits, where 50 percent of the units are affordable to households making at or below 80 percent of the area median income consistent with Government Code §65913.4(g).
(4) Extension. At the discretion of the Planning Director, a one-year extension may be granted consistent with Government Code §65913.4(g)(2)(B).
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2. Procedures for Applications Filed Under AB 2011
A. Applicability
(1) This Section applies to housing development projects applying for approval under Government Code §65912 commencing with Section 65912.100 and replaces the Town's procedures for reviewing discretionary applications.
(2) This Section shall remain in effect for the same period as AB 2011 provisions contained in Government Code §65912.104. Unless AB 2011 provisions are extended by the State Legislature, this Section shall remain in effect only until January 1, 2033, and as of that date is repealed. (3) The California Environmental Quality Act (CEQA) does not apply to projects eligible under AB 2011.

B. Definitions. Terms defined in Government Code §65912.101 shall apply to this Section and shall control in the event of a conflict between definitions in this FBC.

C. Application Filing
(1) Preliminary Application Filing (Optional). An applicant may file a notice of intent to submit an AB 2011 application in the form of a preliminary application consistent with Government Code §65941.1.
(a) Form. A preliminary application shall be filed on a form provided by the Town with the required fee. If the Town has not prepared a form, a preliminary application shall be filed on the standardized form adopted by the California Department of Housing and Community Development.
(b) Timeline. Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full AB 2011 application.

E. Compliance Review
(1) Scope of Review. The Planning Commission’s scope of review is limited to all of the provisions contained in Government Code §65912 commencing with Section 100 and the objective standards in effect at the time of preliminary application submittal. (2) Review Timeframes
(a) Consistency Review. The Planning Director, or designee, shall determine if the application complies with all of the provisions contained in Government Code §65912 commencing with Section 100 and applicable objective standards within the following timeframes:
i. Within 60 calendar days of application submittal for applications that include 150 or fewer housing units.
ii. Within 90 calendar days of application submittal for applications that include 151 or more housing units.
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(3) Compliance Determination
(a) Compliant Application. If the application complies with all of the provisions contained in Government Code §§65912 commencing with Section 100 and all applicable objective standards, the Planning Commission shall complete any design review or public oversight and any subdivision approval within the timeframes listed in Subsection 1.E. Only objective design and subdivision standards may be applied. See Subsection 1.F. (b) Non-Compliant Application. If the application does not comply with all of the provisions contained in Government Code §65912 commencing with Section 100 and all applicable objective standards, the Planning Commission shall make the following determination:
i. If the application does not comply with all of the provisions contained in Government Code §65912 commencing with Section 100 and all applicable objective standards, the Planning Commission shall provide the applicant with written documentation of which standards the development conflicts with and an explanation of the reasons the development conflicts with each standard
ii. Resubmitted Application. If the project was found to be non-compliant, the applicant may resubmit the application for AB 2011 streamlining, and the Town shall review it for compliance with all of the provisions contained in Government §65912 commencing with Section 100 and all applicable objective standards subject to the same timelines in Subsection (2) above.
iii. Project Ineligible. If the project is ineligible for AB 2011 streamlined processing, the applicant may elect to submit an application for the applicable discretionary approval under the provisions of Title 10, Chapter 3, Article 7 (Zoning Implementation Procedures), Article 14 (Variance), and Article 15 (Design Review).

F. Decision on Project
(1) Project Approval and Findings. The Planning Commission shall approve the application if the Planning Commission finds that the proposed development is compliant with all of the provisions contained in Government Code §65912 commencing with Section 100 and all applicable objective standards, including objective subdivision standards within the following timeframes:
(a) Within 90 calendar days of application submittal for applications that include 150 or fewer housing units.
(b) Within 180 calendar days of application submittal for applications that include 151 or more housing units.
(2) Conditions of Approval. The Planning Commission may impose conditions of approval provided those conditions of approval are objective and broadly applicable to development within the Town.

G. Post-decision Procedures
(1) Subsequent Permits. Any necessary subsequent permits shall be issued on a ministerial basis subject to applicable objective standards; however, a commercial use located in a qualifying mixed-use project is subject to any additional Town permitting requirements and processes. If a public improvement is necessary to implement a development subject to this Section, and that public improvement is located on land owned by the Town, the Planning Director, or designee shall process any approvals needed.
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(2) Post-Approval Modifications
(a) Post-Approval Modification Request. An applicant or the Town may request a modification to an approved development if that request is made prior to the issuance of the final building permit.
(b) Applicability of Objective Standards to Modifications. The Planning Commission shall only apply objective standards in effect when the original application was submitted, except that objective standards adopted after the date of original submittal may be applied in any of the following instances:
i. The total number of residential units or total square footage of construction changes by 15 percent or more; or
ii. The total number of residential units or total square footage of construction changes by five percent or more, and it is necessary to subject the development to an objective standard beyond those in effect when the application was submitted in order to mitigate or avoid a specific adverse impact upon public health of safety, for which there is no feasible alternative method to satisfactorily mitigate or avoid. iii. Objective building standards contained in Title 24 may be applied to all modifications. (c) Post-Approval Modification Review Timeframe and Decision. The Planning Commission shall determine if the modification is consistent with objective planning standards and issue a decision on the applicant’s modification request within 60 days after submittal unless design review is required, in which case a decision shall be made within 90 days. (3) Expiration. An application approved consistent with this Section shall remain valid for three years.
(4) Extension. At the discretion of the Planning Director, a one-year extension may be granted.

3. Procedures for Applications Filed Under Government Code Section 65583.2 (h) and (i) A. Applicability
(1) This Section applies to housing development projects applying for approval under Government Code §65583.2(h) and (i) and replaces the Town's procedures for reviewing discretionary applications.
(2) This Section shall remain in effect for the same period as contained in Government Code §65583.2(h) and (i).
(3) The California Environmental Quality Act (CEQA) does not apply to projects eligible under Government Code §65583.2(h) and (i).

B. Definitions. Terms defined in Government Code §65583.2 shall apply to this Section and shall control in the event of a conflict between definitions in this FBC.

C. Application Filing
(1) Preliminary Application Filing (Optional). An applicant may file a notice of intent to submit a Government Code §65583.2 application in the form of a preliminary application consistent with Government Code §65941.1.
(a) Form. A preliminary application shall be filed on a form provided by the Town with the required fee. If the Town has not prepared a form, a preliminary application shall be filed on 189
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the standardized form adopted by the California Department of Housing and Community Development.
(b) Timeline. Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full Government Code §65583.2 application.

D. Completeness Review. The Town shall review an application for compliance consistent with Subsection 1.E; there shall be no separate or additional timeframe for completeness review.

E. Compliance Review
(1) Scope of Review. The Planning Commission’s scope of review is limited to all of the provisions contained in Government Code §65583.2(h) and (i) and the objective standards in effect at the time of preliminary application submittal.
(2) Review Timeframes
(a) Consistency Review. The Planning Director, or designee, shall determine if the application complies with all of the provisions contained in Government Code §65583.2 (h) and (i) and applicable objective standards within the following timeframes:
i. Within 60 calendar days of application submittal for applications that include 150 or fewer housing units.
ii. Within 90 calendar days of application submittal for applications that include 151 or more housing units.
(3) Compliance Determination
(a) Compliant Application. If the application complies with all provisions contained in Government Code §§65583.2 (h) and (i) and all applicable objective standards, the Planning Commission shall complete any design review or public oversight and any subdivision approval within the timeframes listed in Subsection 1.E. Only objective design and subdivision standards may be applied. See Subsection 1.F. (b) Non-Compliant Application. If the application does not comply with all of the provisions contained in Government Code §65583.2 (h) and (i) and all applicable objective standards, the Planning Commission shall make the following determination:
i. The Planning Commission shall provide the applicant with written documentation of which standards the development conflicts with and an explanation of the reasons the development conflicts with each standard.
ii. Resubmitted Application. If the project was found to be non-compliant, the applicant may resubmit the application, and the Town shall review it for compliance with all of the provisions contained in Government Code §65583.2 (h) and (i) and all applicable objective standards subject to the same timelines in Subsection (2) above. iii. Project Ineligible. If the project is ineligible for Government Code §65583.2 (h) and (i) streamlined processing, the applicant may elect to submit an application for the applicable discretionary approval under the provisions of Title 10, Chapter 3, Article 7 (Zoning Implementation Procedures), Article 14 (Variance), and Article 15 (Design Review).
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F. Decision on Project
(1) Project Approval and Findings. The Planning Commission shall approve the application if the Planning Commission finds that the proposed development is compliant with the provisions contained in Government Code §65583.2 (h) and (i) and all applicable objective standards. (2) Conditions of Approval. The Planning Commission may impose conditions of approval provided those conditions of approval are objective and broadly applicable to development within the Town.

G. Post-decision Procedures
(1) Subsequent Permits. Any necessary subsequent permits shall be issued on a ministerial basis subject to applicable objective standards; however, a commercial use located in a qualifying mixed-use project is subject to any additional Town permitting requirements and processes. If a public improvement is necessary to implement a development subject to this Section, and that public improvement is located on land owned by the Town, the Planning Director, or designee, shall process any approvals needed.
(2) Post-Approval Modifications
(a) Post-Approval Modification Request. An applicant or the Town may request a modification to an approved development if that request is made prior to the issuance of the final building permit.
(b) Applicability of Objective Standards to Modifications. The Planning Commission shall only apply objective standards in effect when the original application was submitted, except that objective standards adopted after the date of original submittal may be applied in any of the following instances:
i. The total number of residential units or total square footage of construction changes by five percent or more, and it is necessary to subject the development to an objective standard beyond those in effect when the application was submitted in order to mitigate or avoid a specific adverse impact upon public health of safety, for which there is no feasible alternative method to satisfactorily mitigate or avoid. ii. Objective building standards contained in Title 24 may be applied to all modifications. (c) Post-Approval Modification Review Timeframe and Decision. The Planning Commission shall determine if the modification is consistent with objective planning standards and issue a decision on the applicant’s modification request within 60 days after submittal unless design review is required, in which case a decision shall be made within 90 days. (3) Expiration. An application approved consistent with this Section shall remain valid for three years.
(4) Extension. At the discretion of the Planning Director, a one-year extension may be granted.

4. Procedures for Applications Filed Under the HAA
A. Applicability
(1) This Section applies to housing development projects as defined by Government Code §65589.5(h)(2).
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(2) This Section shall remain in effect for the same period as provisions contained in the Government Code §65589.5 (HAA). Any provisions that are not extended by the State Legislature shall be repealed as of the date those provisions in the HAA are deemed null and void.

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

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

D. Conflicting Procedures. This Section provides additional procedures that shall be followed for applicable projects. If conflicts occur between the Town's procedures and the procedures of this Section, this Section shall control.

E. Completeness Review
(1) Preliminary Application. If a preliminary application is filed, the preliminary application shall be deemed complete when the preliminary application containing all of the information listed in the preliminary application form is submitted. If all listed information is not provided, the Town shall request the missing information from the applicant.
(2) Full Application
(a) Once a full application is submitted, the Town shall inform the applicant in writing within 30 calendar days of submittal or resubmittal that the application is complete or incomplete and the additional information required consistent with Government Code §65943. Only information requested in the Town's application forms can be requested. If the Town does not provide written notification within this timeframe, the application shall be deemed complete. The Town shall review each resubmittal within the 30-day period and cannot request information that was not listed in the first incompleteness letter. (b) If an applicant receives written notification that the application is incomplete, and a preliminary application was submitted for the housing development, the applicant shall submit the information needed to complete the application within 90 calendar days of receiving the written notification of incompleteness. If the applicant does not submit this information within this timeframe, the preliminary application shall expire and have no further force or effect.
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(c) If a second determination of incompleteness is provided, the applicant shall be able to appeal the decision to the Planning Commission. The Town shall make a decision on the appeal no later than 60 calendar days after receipt of the applicant’s written appeal. If the decision on the appeal is not made within this timeframe, the application shall be deemed complete.

F. Compliance Review
(1) Scope of Review
(a) Housing Development with a Preliminary Application Submittal. A housing development for which a preliminary application was submitted shall only be subject to the ordinances, policies, and standards adopted and in effect when the preliminary application is submitted, except in the following circumstances:
i. A fee, charge, or other monetary exaction increase resulting from an automatic annual adjustment based on an independently published cost index that is referenced in the ordinance or resolution establishing the fee or monetary exaction. ii. A preponderance of the evidence in the record establishes that subjecting the housing development to an ordinance, policy, or standard beyond those in effect when the preliminary application was submitted is necessary to mitigate or avoid a specific, adverse impact upon the public health or safety, and there is no feasible alternative method to satisfactorily mitigate or avoid the adverse impact. iii. Subjecting the housing development to an ordinance, policy, standard, or any other measure, beyond those in effect when the preliminary application was submitted is necessary to avoid or substantially lessen an impact consistent with CEQA. iv. The housing development has not commenced construction within 2.5 years following the date of the housing development’s final approval (as defined in Government Code §65589.5(o)(1)(D)).
v. The number of residential units or square footage of construction proposed changes by 20 percent or more, exclusive of any increase resulting from a density bonus, incentive, concession, waiver, or similar provision.
(b) Housing Development without a Preliminary Application Submittal. A housing development shall be subject to objective standards in effect when the application is deemed complete.
(2) Review Timeframes
(a) Applications for housing development containing 150 or fewer units shall be reviewed for compliance with applicable objective standards within 30 calendar days of being deemed complete.
(b) Applications for housing development containing more than 150 units shall be reviewed for compliance with applicable objective standards within 60 calendar days of being deemed complete.
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(3) Review Authority. The Planning Commission shall be the Review Authority consistent with the Town's procedures for the full application for the application type(s) set forth in Title 10, Chapter 3, Articles 7 through 16 and shall comply with Review Timelines described in Subsection 2.F. (4) Compliance Determination
(a) The Planning Commission shall identify the specific standard(s) that the project does not comply with and provide an explanation of the reason(s) why the housing development is considered to be inconsistent or non-compliant with identified provisions and shall provide the written determination to the applicant.
(b) A housing development is considered in compliance with this FBC, and shall not require a Zoning Map Amendment, if the housing development complies with objective General Plan standards but the zoning for the housing development site is inconsistent with the General Plan.
(5) Limited Hearings/Meetings. If a housing development complies with applicable objective standards, the Town shall not conduct more than five public hearings (including continuances), workshops, or similar meetings after the full application is complete in connection with the approval of the housing development consistent with Government Code §65905.5. Meetings required by CEQA are exempt from the limit.

G. Findings and Decision
(1) Findings
(a) If the proposed housing development complies with applicable objective General Plan, zoning, and subdivision standards and criteria, including design review standards, the Planning Commission may only deny the housing development or conditionally approve the housing development at a lower density if the Planning Commission makes written findings supported by a preponderance of the evidence in the record that:
i. The housing development would have a specific, adverse impact upon the public health or safety unless the housing development is denied or conditionally approved at a lower density. A "specific, adverse impact" means a "significant, quantifiable, direct, and unavoidable impact, based on identified written public health or safety standards, policies, or conditions as they existed on the date that the project was deemed complete"; and
ii. There is no feasible method to satisfactorily mitigate or avoid the adverse impact other than the denial of the housing development or conditional approval of the housing development at a lower density.
(b) If the housing development includes 20 percent of units affordable to very low or lowincome households, 100 percent of units affordable or moderate or middle income households, or an emergency shelter, the Planning Commission shall approve the housing development unless the Planning Commission makes written findings supported by a preponderance of the evidence in the record, as to at least one of the findings in Government Code §65589.5(d).
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(2) Decision Timeframes. The Planning Commission shall approve or deny the housing development within the following applicable period:
(a) 90 days from Environmental Impact Report certification; (b) 60 days from Environmental Impact Report certification for an affordable housing development consistent with Government Code §65950(a)(3); (c) 60 days from adoption of a Negative Declaration; or (d) 60 days from determination of CEQA exemption.

H. Post-Decision Procedures. Post-decision procedures for the required permit (full application) shall be followed provided those procedures do not conflict with applicable Government Code sections for housing developments (i.e., HAA, Government Code §65589.5). 195
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Figure 10-20.11.020.1: Process for Developments Eligible for SB 35 Streamlining with 150 units or Fewer (Government Code §65913.4)
Does the development have 150 units or fewer?
An applicant electing to use SB 35 streamlining submits a preliminary application.

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

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

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

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

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

After scoping consultation, if
development is not eligible for SB 35
streamlining, applicant may resubmit
under other local process
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Figure 10-20.11.020.3: Process for Developments Eligible for AB 2011 Streamlining with 150 units or Fewer (Government Code §65912 Commencing with Section 65912.100) Does the development have 150 units or fewer?
An applicant electing to use AB 2011 streamlining submits a preliminary application.

Yes No
Consistency Review
Staff to determine if development complies with
Gov Code §65912 commencing with Section
65912.100 and objective standards in effect at
time of preliminary application submittal. 60-day
timeframe from application submittal
Design Review or Public Oversight
Planning Commission to determine if development
complies with Gov Code §65912 commencing with
Section 65912.100 and objective standards in effect
at time of preliminary application submittal. 90-day
timeframe from application submittal
Development does NOT comply with
Gov Code §65912 commencing with
Section 65912.100 and/or objective
standards
Development complies with Gov Code
§65912 commencing with Section
65912.100 and objective standards
See Figure 10-20.11.020.4
Written explanation of standards
that aren’t complied with (within
required timeframe)
Development is
approved
Applicant may correct
noncompliant items
and resubmit under AB
2011 subject to the same
timelines above
Applicant may resubmit
new application under
other local process
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Figure 10-20.11.020.4: Process for Developments Eligible for AB 2011 Streamlining with 151 units or More (Government Code §65912 Commencing with Section 65912.100)
An applicant electing to use AB 2011 streamlining submits a preliminary application.

Consistency Review
Staff to determine if development complies with
Gov Code §65912 commencing with Section
65912.100 and objective standards in effect at
time of preliminary application submittal. 90-day
timeframe from application submittal
Design Review or Public Oversight
Planning Commission to determine if development
complies with Gov Code §65912 commencing with
Section 65912.100 and objective standards in effect
at time of preliminary application submittal. 180-
day timeframe from application submittal
Development does NOT comply with
Gov Code §65912 commencing with
Section 65912.100 and/or objective
standards
Development complies with Gov Code
§65912 commencing with Section
65912.100 and objective standards
Written explanation of standards that
aren’t complied with (within required
timeframe)
Development is
approved
Applicant may correct
noncompliant items
and resubmit under AB
2011 subject to the same
timelines above
Applicant may resubmit
new application under
AB 2011 (or other local
process)
Does the development have 151 units or more?
Yes No See Figure 10-20.11.020.3
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Figure 10-20.11.020.5: Process for Developments Eligible for Housing Accountability Act (HAA) Protection (Government Code §65589.5)
Is it a preliminary application (per Gov Code
§65941.1)?
An applicant submits a development application eligible for protection under the HAA.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

20.10.040.13 (Passage); and
iii. The block(s) is in compliance with Ross
Valley Fire Department Standard 210
(Roadway and Driveway Bridges).
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436
1 Standards for private frontage still apply [See Article 7 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.

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

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

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

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

Side Street Setback:

Reduction to 5' behind the
primary building facade.

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

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

Existing lot up to 150' wide:

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

Existing lot up over 150' wide:

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

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

Reduction in the minimum
habitable space depth to 18'.
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437
10-20.12.010 Purpose
This Article provides descriptions of specialized terms, phrases, and methods for measurements used in this Title.
10-20.12.020 Definitions
For specialized terms and phrases used in this Title, refer to the definitions in Title 10, Chapter 3, Article 17 (Definitions).
10-20.12.030 Measurement Methods

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

Article 12: Definitions
Sections:
10-20.12.010 Purpose
10-20.12.020 Definitions
10-20.12.030 Measurement Methods
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 207 438
B. Methodology. The following methodology shall be used to identify steep slopes protected in compliance with this Article. An example of the methodology is shown in Figure 1 (Example for Defining Sloped and Steeply Sloped Development Sites).
(1) Steep Slope Determination. To qualify as a steep slope, the slope shall be at least six percent with a 10-foot vertical drop over a 100-foot horizontal distance parallel to at least one common contour line. The horizontal measurement shall cross property lines to establish if a steep slope may exist on a development site (i.e., the 100-foot minimum width calculation shall cross a property line if necessary to achieve this minimum width).

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

Determine the square footage of each area as well as the sum of these areas for the total site.
(e) Fifth, calculate the square footage of slopes between 10 and 14 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (f) Last, calculate the square footage of slopes between 6 and 9 percent. Determine the square footage of each area as well as the sum of these areas for the total site. 208
Definitions
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.12.030
439
(3) Steep Slope Resource Area. Based on the area calculations in Subsection 2, above, Table 10-

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

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

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

Development Site Line
Slope Designation
1 In compliance with the setbacks of the zone, required on-site open space, this Section, and the maximum building footprint standards in Article 6 (Building Type Standards). 209
Definitions
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440
C. Average Slope. The result of dividing the length of a slope by the difference in elevation at the top and bottom of the slope.
(1) Development Sites with Even Slope. Average slope for development sites with relatively even slope across the site and small development sites is determined by using the following formula:
(a) S = ((T - B) ÷ run) × 100
(b) S = average slope
(c) T = elevation at top of slope
(d) B = elevation at bottom of slope
(e) Run = horizontal distance between the top and bottom elevations (2) Development Sites with Uneven Slope. Average slope of development sites with an uneven slope across the site before grading is determined by using the following formula:
(a) S = (1.0029 × I × L) ÷ A
(b) S = average slope
(c) I = contour interval in feet
(d) L = summation of length of the contour lines in scale feet (e) A = area of the development site in acres
210
Definitions
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.12.030
441

2. Facade Zone Defined by Primary Building/Frontage Type(s) A. Applicability. The facade zone standards apply to new primary buildings and their additions along the front and side street of a development site.

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

Figure 10-20.12.030.4: Determining the Required Amount Subject to the Facade Zone Example Calculation
50' Development Site Width
- 5' Side Setback
- 5' Side Setback
= 40' Net Buildable Width
40' Net Buildable Width
x Zone Standard (e.g., 50%)
= 20' Required In or Abutting the Facade Zone
Key
Width of Development Site
Depth of Development Site
Setback to be Subtracted from Development Site Width
Setback to be Subtracted from Development Site Depth Side Street Front Street
211
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442
Figure 10-20.12.030.5: Applying the Required Amount to the Facade Zone A. Abutting Facade Only B. Within Facade Zone Only
C. Abutting and Within Facade Zone D. For Zones with 0' minimum Setbacks Key
Front Street Side Street
Facade Zone 50% min.1 50% min.1
Buildable Area
for Building and
Frontage Type(s)
1 This is an example. See Subsection 5 of the zone for the required percentage. Side Street Front Street
Side Street
Front Street
Side Street
Front Street
Side Street
Front Street
212
Definitions
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443

3. Measuring Building Types
A. Methodology. Measurement of width, depth, and height. (1) Main Body. The width and depth of the main body shall be measured as follows:
(a) The width shall be parallel to the front.
(b) The depth shall be perpendicular to the front.

Figure 10-20.12.030.6:

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

STACKED
Side Street
Front Street
Figure 10-20.12.030.7:

Wings and Ancillary Structures
Key
Width
Depth
213
Definitions
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.12.030
444
(3) Open Space(s). The width and depth of open spaces shall be measured as follows:
(a) The width shall be parallel to the front
(b) The depth shall be perpendicular to the front.

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

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

Figure 10-20.12.030.9:

Courtyard(s)
Key
Width
Depth
Front Street

URTYARD APARTMENT, LARGE
214
Definitions
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445
(5) Width-to-Height Ratio. Measurement of width-to-height ratio and depth-to-height ratio of forecourts.
(a) The width and depth of forecourts shall be measured per Figure 10 (Width-to-Height Ratio). (b) The height of forecourts shall be a measurement of the vertical plane of the building that defines the forecourt.

Figure 10-20.12.030.10:

Width-to-Height Ratio
Key
Width
Height
h < 2w
(6) Highest Eave/Top of Parapet.
(a) Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above.
(b) Height, Top of Parapet. The vertical distance between adjacent finished grade and the top of the parapet of the primary building.
(c) Height, Highest Eave. The vertical distance between adjacent finished grade and the highest eave of the primary building.
(d) Highest Eave Measurement. The measurement is to bottom of the eave assembly. (e) Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters to a finished horizontal surface. 215
Definitions
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446
Parapet
Figure 10-20.12.030.14: Section Detail of Highest Eave for Pitched Roof Figure 10-20.12.030.11: Top of Parapet and Flat Roof Figure 10-20.12.030.12: Section Detail of Top of Parapet and Flat Roof Figure 10-20.12.030.13: Highest Eave for Pitched Roof
See Figure 14
(Section Detail)
See Figure 12
(Section Detail)
Key
Height, Overall
Top of Parapet
Roof Structure
Highest Eave Measurement
Eave Assembly
Dormer
216
Definitions
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447
Key
Required Massing Proportions and Number of Bays

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

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

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

Figure 10-20.12.030.15: Example of Massing Type and Bays A. Select Main Body Massing Composition
Sloped Roof L Sloped Roof Forecourt Sloped Front Courtyard 2/5
3/5
217
Definitions
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448
Key
Ground Floor
B. Identify the Allowed Range of Bays by Volume/Facade for Selected Massing Type Sloped Roof L: 1-5 Bays + 1-7 Bays Sloped Roof Forecourt: 1-7 Bays + 1-5 Bays + 1-7 Bays
Gabled Courtyard: 1-5 Bays +
1-7 Bays + 1-5 Bays
C. Examples of Bay Compositions in Compliance with Required Massing Proportions 5-Bay Composition (2 + 3) 3-Bay Composition (1 + 1 + 1) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 2) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 1 + 1) 1-5
1-7
1-7
1-5
1-7 1-5
1-7
1-5
218
Definitions
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.12.030
449
Attachment 5
450
Attachment 5
Chronology of Public Meetings Related to the Adoption of the San Anselmo Objective Design and Development Standards (ODDS) December 11, 2018, Town Council Meeting, Agenda No. 14: Introduction to the SB 2 Early Planning Grant
sananselmo-ca.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=330 August 19, 2019, Planning Commission Meeting, Agenda No. 6: Consider Application for the SB 2 Grant and Use of Grant for the ODDS
sananselmo-ca.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=370 August 27, 2019, Town Council Meeting, Agenda No. 10: Consider Application for the SB 2 Grant and Use of Grant for the ODDS
sananselmo-ca.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=372 February 25, 2020, Town Council Meeting, Agenda No. 10: ODDS Update sananselmo-ca.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=402 November 16, 2020, Planning Commission Meeting, Agenda No. 6: Review Draft ODDS Toolkit and provide Direction to Staff
sananselmo-ca.granicus.com/GeneratedAgendaViewer.php?view_id=6&clip_id=461 April 25, 2023, Town Council Meeting, Agenda No. 2.A: ODDS Update Agenda (granicus_production_attachments.s3.amazonaws.com) May 1, 2023, Planning Commission Meeting, Agenda No. 6.B: Review of Draft ODDS Agenda (granicus_production_attachments.s3.amazonaws.com) July 17, 2023, Planning Commission Meeting, Agenda No. 5.A: Public Hearing to Recommend Adoption of the ODDS
Agenda (granicus_production_attachments.s3.amazonaws.com) July 25, 2023, Town Council Meeting, Agenda No. 2.1: Public Hearing for the Introduction and First Reading of an Ordinance to Consider Adoption of the Draft ODDS Agenda (granicus_production_attachments.s3.amazonaws.com) August 22, 2023, Town Council Meeting, Agenda No. 1.2: Adoption of an Ordinance approving the ODDS
Agenda (granicus_production_attachments.s3.amazonaws.com) December 4, 2023, Planning Commission Meeting, Agenda No. 5.4: Public Hearing for Consideration of Amendments to the ODDS
Agenda (granicus_production_attachments.s3.amazonaws.com) 451
Attachment 5
January 9, 2024, Town Council Meeting, Agenda No. 2.1: Public hearing for the Introduction and First Reading of an Ordinance to Consider Amendments to the ODDS.

Agenda (granicus_production_attachments.s3.amazonaws.com) January 23, 2024, Town Council Meeting, Agenda No. 1.2: Adoption of an Ordinance Amending the ODDS
Agenda (granicus_production_attachments.s3.amazonaws.com) 452
Attachment 6
453
Attachment 6
Overview of California State Density Bonus
Incentives, Concessions, and/or Waivers
Density Bonus Incentives
A density bonus allows developers to increase the number of units they can build beyond what is normally allowed by local zoning laws, in exchange for including affordable housing units in their project. The amount of the density bonus depends on the percentage of affordable units provided and their affordability levels (very low, low, or moderate income). • Percentage of Affordable Units: The density bonus increases with the percentage of affordable units. For example, providing 5% of units for very low-income households might qualify for a 20% density bonus, while providing more affordable units can result in a higher bonus.
• Types of Affordable Units: Different bonuses are granted based on the type of affordable housing provided, including very low-income, low-income, moderate-income, and senior housing.

Concessions and Incentives
Developers can request additional incentives or concessions to make the inclusion of affordable units financially feasible. These might include:
• Reduced Parking Requirements: Lowering the number of required parking spaces can significantly reduce construction costs.
• Increased Building Height: Allowing taller buildings can enable more units to be included in the project.
• Reduced Setback Requirements: Reducing the distance a building must be set back from property lines can maximize the buildable area.
• Other Modifications: Various other local development standards can be modified, such as floor area ratios (FAR), lot coverage limits, and open space requirements.

The number of concessions depends on the percentage of affordable units provided:
• One concession for projects with 10% low-income, 5% very low-income, or 10% moderateincome units. • Two concessionsfor projects with 20% low-income, 10% very low-income, or 20% moderateincome units. • Three concessions for projects with 30% low-income, 15% very low-income, or 30% moderate-income, and 100% Senior housing units.
• Four concessionsfor projects with 80% low-income, 80% very low-income, or 80% moderateincome units. 454
Attachment 6
Waivers
If the application of certain development standards would physically preclude the construction of a development at the densities or with the concessions allowed, developers can request waivers or reductions of those standards. These might include:
• Height Limits: Waiving maximum building height restrictions to allow for the increased density.
• Lot Size Requirements: Reducing the minimum lot size requirements to accommodate more units.
• Floor Area Ratios (FAR): Adjusting the ratio of the building's floor area to the size of the lot to allow for greater building mass.
455
Attachment 7
456
1 MINUTES

TOWN OF SAN ANSELMO PLANNING COMMISSION
Monday, July 17, 2023
This meeting was conducted in person and via Zoom.

Commissioners Chair Thomas Tunny

Present: Jennifer Asselstine
Tim Heiman
Zack Koblick de Leon
Kim Pipkin
Gary Smith
Peter Strauss
Staff Present: Planning Director Heidi Scoble
Assistant Town Attorney Emily Longfellow
Senior Planner Lindsey Klein

1. Call to Order
Chair Tunny opened the meeting at 7:00 p.m.

2. Open Time for Public Expression
There were no comments.

3. Planning Directors Report
• Staff submitted the Revised Draft Housing Element to the California Department of Housing and Community Development (HCD) on June 2nd and will be meeting with the reviewer on Wednesday.
• The Commission may need to schedule a Special Meeting in early August to review the Draft Housing Element.
• The Town Council adopted the Fiscal Year 2023/24 Budget which included two additions to the Planning Department- funding for an Assistant Planner and IPads for Commissioners.

4. Approval of Minutes
A. Approve minutes from the May 1, May 15, and June 5, 2023, meeting.

M/s, Heiman/Pipkin, motion to approve the May 1, 2023, minutes as corrected.

Ayes: Asselstine, Heiman, Pipkin, Smith, Strauss, Chair Tunny Abstain: Koblick de Leon
M/s, Smith/Asselstine, motion to approve the May 15, 2023, minutes as submitted.

Ayes: Asselstine, Heiman, Koblick de Leon, Pipkin, Smith, Chair Tunny Abstain: Strauss
M/s, Strauss/Koblick de Leon, motion to approve the June 5, 2023, minutes as submitted.

Ayes: Asselstine, Heiman, Koblick de Leon, Strauss, Chair Tunny Abstain: Pipkin, Smith
457
2 5. Public Hearings
A. Consider and Adopt a Resolution recommending to the Town Council an ordinance amendment repealing Title 10 “Planning and Zoning” Chapter 20 and replacing it with Chapter 20 “Objective Design and Development Standards” and the Objective Design and Development Standards Zone Map and the associated amendments to Section 10-3.1702 “Definitions”. The ordinance amendments are exempt from CEQA review pursuant to CEQA Guidelines Section 15061(b)(3)
Mr. Bob Brown, consultant, gave a PowerPoint presentation. Mr. Brown and staff answered questions from the Commission regarding whether the Objective Design and Development Standards (ODDS) would apply to SB 9 projects; Attachment- Table 1; updated language for minimum and maximum ceiling heights; impact of the ODDS; benefits of the ODDS; if there is another set of objective design standards in the Code adopted for SB 9; how the ODDS compares with existing R-3 regulations; why the proposed map for the ODDS Zones does not include Pine Street which is proposed to be rezoned to R-3; housing opportunity sites.

Chair Tunny opened the Public Hearing.

Mr. Aidan O’Sullivan made the following comments:
• He asked if the minimum ceiling height requirement was nine feet. Senior Planner Kline stated it was nine feet for residential units on the ground floor. It is lower on the second floor.
• He plans to build some homes in San Anselmo.

Mr. Benedetto Cico made the following comments:
• He asked if Pine Street was located in the Historic Core. • He had a question about the zoning of Pine Street and the applicable regulations. • He had a question about the paths (objective vs. traditional) someone could take.

Chair Tunny closed the Public Hearing.

Commissioner Smith provided the following comments:
• The ODDS will help them more forward in a very efficient and productive way. • He is happy they have included some accommodation for buildings that may not fit the normal rectangular parameters. This would give the design team another creative option.

Commissioner Asselstine provided the following comments:
• They want to encourage Accessory Dwelling Units (ADU) with a simple set of separate rules.
• She would like the Commission to review the ODDS one year after they are adopted with the possibility of expanding or amending them.
• The ODDS were written by a consulting firm with a Commission subcommittee giving feedback.
• They need to be ready to respond in some way which could include a rewrite or expansion.

Commissioner Heiman provided the following comment:
• Several of his prior comments have been incorporated.

Chair Tunny provided the following comments:
• He would like to use the ODDS for SB 9 projects.
458
3 • They could have a carve-out for ADUs.

M/s, Asselstine/Koblick de Leon, motion to Adopt a Resolution recommending to the Town Council an ordinance Amendment repealing Title 10 “Planning and Zoning” Chapter 20 and replacing it with Chapter 20 “Objective Design and Development Standards” and the Objective Design and Development Standards Zone Map and the associated amendments to Section 10-3.1702 “Definitions”. The Commission shall perform an annual review to get feedback on the success of the ODDS or take comments.

Ayes: Asselstine, Heiman, Koblick de Leon, Pipkin, Smith, Strauss, Chair Tunny B. Public Hearing to Consider Recommendations to the San Anselmo Town Council to Adopt General Plan Amendments to the Land Use Element and Land Use Designation Map, Adopt the Safety Element, to Adopt Amendments to Title 10 (Planning and Zoning) of the San Anselmo Municipal Code and Zoning Map, and Make the Associated CEQA Findings. An Initial Study/Mitigated Negative Declaration Pursuant to CEQA has been prepared related to the General Plan Land Use Element and Land Use Designation Map Amendments and the Zoning Code and Map Amendments. The Safety Element qualifies under the CEQA “General Rule” Exemption, CEQA Guidelines Section 15061(b)(3)
Commissioner Heiman recused himself because he lives in a neighborhood included in the proposed zoning changes.

Planning Director Scoble presented the staff report and gave a PowerPoint presentation.

Staff answered questions from the Commission regarding the collective value of the change; if staff modeled the changes; vetting of the densities and numbers related to the zoning change; if R-1 lots of a good size can be subdivided and contain a single-family home and an ADU; the relationship between the Economic Development Committee (EDC) and the Planning Department; if an existing landlord can rent to who they want or does the Town have influence over the tenants that go into commercial/downtown spaces; definition of a Low Barrier Navigation Center; if there is a map depicting the Affordable Housing Overlay District; if Table 6-12 on Attachment 4, Housing Opportunities, references specific sites; if the Hazard Mitigation Plan is on the Town Website and if maps in the Safety Element are drawn from that plan; if the Ross Valley Fire Department has done an investigation regarding the recent changes in parking and impacts to evacuation routes; if the High Density Residential Specific Plan Development Zone falls under the ODDS; if there is a definition for “shared wall”; the EDC recommendations; if the 800 units are a part of the Initial Study and Negative Declaration; if the Negative Declaration calls for mitigations for the 800 units; if there have been any “Builders Remedy” applications submitted to the Town; if a “Builders Remedy” pathway can be used after the Housing Element is adopted.

Chair Tunny opened the Public Hearing.

A resident made the following comments:
• He thanked the Commission for their work.
• He had specific questions about a lot in Town that he would address with the Planning Department. He said “Goodnight”.

Chair Tunny closed the Public Hearing.

Commissioner Smith provided the following comments:
• He agreed with Chair Tunny. There is office space that is vacant and underutilized and these changes to the Zoning make sense.
459
4 • Residents should be aware of how State law impacts residential zoning.

Commissioner Asselstine provided the following comments:
• Residents are concerned about fire, water, and traffic. • She referred to the “attached wall” issue and stated she is not concerned about an attachment that is a “whole wall”.
• The term “common wall” did not seem to resonate the same way with everyone. • Starting with the Building Code could answer this question.

Commissioner Smith provided the following comments:
• He could visualize an interim wall between a wall that is attached to the structure that is being used as a point of attachment for another building.

Assistant Town Attorney Longfellow appreciated the discussion regarding the definition of an attached ADU. Most jurisdictions state that it is attached and HCD guiding documents also talk about sharing a common wall. They want to balance the need to be specific but not constrain staff.

Commissioner Koblick de Leon provided the following comment:
• As a lay person his understanding is that “two walls are touching”- he is not sure they need to delve deeper.

Commissioner Asselstine provided the following comments:
• Two walls are touching infers that there is volume on both sides- on one side is the existing garage/house and on the other side is ADU living space. • A few months ago they were talking about trellises, etc.

Planning Director Scoble stated Public Works Director Condry provided a reference to Building Code Section R-302.2.2, “Common Walls”, which states “common walls separating townhouse units shall be assigned a fire resistant rating…common walls shall extend to and be right against the exterior sheeting of the exterior walls or the inside face of exterior walls without stud cavities….the common wall shared by units shall be constructed without plumbing or mechanical”.

Commissioner Strauss provided the following comments:
• The definition that resonated with him was “occupy able (or enclosed) space on either side of the wall”.
• He thinks of “attached” as an extension of the existing mass as opposed to a new volume on the site.
• He suggested the following: ‘A dwelling unit that shares a common wall with occupy able (or enclosed) space on either side”.

Commissioner Asselstine provided the following comments:
• On the ADU side it should be occupied and on the existing side it could be occupied or usable garage space.
• The idea is that the two volumes are primary, and the walls are part of the primary envelope and not extensions with additives in between.
• She is concerned about a space in between that is not primary to the other such as a small mechanical room.

Commissioner Smith provided the following comment:
• The original definition indicates that it is adjacent to a garage, a defined element, or the primary dwelling. Attached to either would be sufficient. 460
5 Chair Tunny provided the following comments:
• He appreciated staff taking the opportunity to address matters beyond the Housing Element. It is helpful for the Town.
• The idea of it being attached is that one could take advantage of the higher height limit. • They want to avoid a project with the odd massing or weird configuration.

Commissioner Strauss provided the following comment:
• A “by right” project removes the ability of neighbors to voice concerns about impacts.

Assistant Town Attorney Longfellow stated this issue can be carved out. HCD talks about it being “attached to the primary residential structure”. They can take a look at this.

Commissioner Asselstine provided the following comments:
• She asked if they want to accommodate a two story ADU attached to a one-story garage.
• She would like to discuss this in the future.

Commissioner Strauss provided the following comment:
• He asked if there is a mechanism to do a two-story or taller ADU with a discretionary permit. Planning Director Scoble stated “yes”- the owner would apply for a Conditional Use Permit.

Commissioner Koblick de Leon provided the following comment:
• He asked if they could add language that says the attached ADU cannot exceed the height of the wall it is attached to. Planning Director Scoble stated the “by right” regulation allows it to go up to 25 feet. They cannot create a more restrictive situation.

Commissioner Asselstine provided the following comment:
• She would like to continue this item.

Commissioner Pipkin provided the following comment:
• She asked staff to provide some sketches or graphics.

Chair Tunny provided the following comments:
• He asked staff to check the Building Code definition regarding a “common wall”.

M/s, Smith/Strauss, motion to recommend that the San Anselmo Town Council Adopt General Plan Amendments to the Land Use Element and Land Use Designation Map, with the one exception that the Commission reserve the garage attachment/ADU provision for future consideration, Adopt the Safety Element, Adopt Amendments to Title 10 (Planning and Zoning) of the San Anselmo Municipal Code and Zoning Map, and Make the Associated CEQA Findings.

Ayes: Asselstine, Koblick de Leon, Pipkin, Smith, Strauss, Chair Tunny Recused: Heiman

6. Business Item
There were no Business Items.

7. Future Agenda Items and/or Commissioner Reports
461
6 There were no reports.

8. Adjournment- Chair Tunny adjourned the meeting at 9:13 p.m.

Respectfully submitted,
Toni DeFrancis
Recording Secretary
462
ATTACHMENT 4

LIST OF PROPOSED AMENDMENTS TO THE ODDS
Article 1, Introduction
• Amend Table10-20.040.A, Applicability Table, to add Government Code Section 65583.2 • Amend Section 10-20.01.040, Applicability, Note 4 to clarify that SB 35, AB 2011, and Government Code Section 65583.2 projects are ministerial and exempt from CEQA • Amend Section 10-20.01.040, Applicability, to add Note 5 to state that SB 330/HHA projects are discretionary projects and subject to CEQA.

Article 3, Zones
• Amend Section 10-20.03.020(1), General Requirement, to correct a typo to change, “foollowing” to “following”.

Article 7, Specific to Frontage Types
• Section 10-20.07.110(3), Gallery, Miscellaneous, correct a typo to reference Section 10-

20.05.030 (Landscaping and Lighting).

Article 11, Administration
• Amend Section 10-20.11.010, Purpose, to include AB 2011 and Government Code Section 65583.2 (h) and (i)
• Amend Section 10-20.11.020(1)(A)(2), Procedures for Applications Filed Under SB 35, Applicability, to reflect SB 423 which was adopted on October 11, 2023, and extended SB 35 to January 1, 2036.
• Amend Section 10-20.11.020(E)(1), Scope of Review, to change “Planning Director” to “Planning Commission”.
• Amend Section 10-20.11.020(E)(2), Review Timeframes, Consistency Review, to add, “or designee” after Planning Director.
• Amend Section 10-20.11.020(E)(3)(a), Compliance Determination, Compliant Application, to change “Town” to “Planning Commission”.
• Amend Section 10-20.11.020(E)(3)(b), Compliance Determination, Non-Compliant Application, to change “Planning Director” to “Planning Commission”. • Amend Section 10-20.11.020(E)(3)(b)(i), Compliance Determination, Non-Compliant Application, to change “Planning Director” to “Planning Commission”. • Amend Section 10-20.11.020(2) to add a new section for Procedures Filed Under AB 2011. • Amend Section 10-20.11.020(3) to add a new section for Procedures Filed Under Government Code Section 65583.2 (h) and (i).
463
ATTACHMENT 4
• Amend Section 10-20.11.020(G)(3), Expiration, to update a reference to Government Code Section 65913.4(g).
• Amend Section 10-20.11.020(G)(4), Extension, to update a reference to Government Code Section 65913.4(g)(2)(B).
• Renumber Section 10-20.11.020(4).
• Amend 10-20.11.020(4)(F)(1)(b), Housing Development without Preliminary Application Submittal, to change “was” to “is”.
• Amend 10-20.11.020(4)(F)(1)(b), Housing Development without Preliminary Application Submittal, to change “Planning Director” to “Planning Commission” and to delete “however, if the Planning Director is not the Review Authority, the Planning Director may serve as the Review Authority, if necessary, to...”
• Amend 10-20.11.020(4)(F)(3), Review Authority, to change the review authority information from Planning Director to Planning Commission.
• Amend 10-20.11.020(4)(G)(1)(a), Findings and Decision, Findings, to change “Planning Director” to “Planning Commission”.
• Amend 10-20.11.020(4)(G)(1)(b), Findings and Decision, Findings, to change “Planning Director” to “Planning Commission”.
• Amend 10-20.11.020(4)(G)(2), Findings and Decision, Findings, to change “Planning Director” to “Planning Commission”.
• Amend figures 10-20.11.020.1 and 10-20.11.020.1, to change “Planning Director” to “Planning Commission”.
• Amend Section 10-2.11.030(2), Adjustments to Standards, Applicability, to change “Planning Director” to “Planning Commission”.
• Amend Section 10-20.11.030(3)(C) and (D), Adjustments to Standards, Procedures, to correct the following typos, “infrastructure”, “development”, “achievable”, and “in”.

Article 12, Definitions
• Amend Section 10-20.12.030(4)(c)(3), Measurement Methods, Measuring Bays, Building Types and Bays, to correct a typo by changing “Compostions” to “Compositions”. 464
Attachment 3
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Map
Basem
San Anselmo Ave
Greenfield Ave
Sequoia Dr
Broadmoor Ave
Dominga Ave
4th St
Forrest Ave
Hillda le Dr
nic Rd
Ross Ave
Forbes Ave
Hum boldtAv e
Bolina s Ave
San Francisco Blvd
Rd
a Rd
Meerna a Ave
Saunders Ave
Broadway
Austin
Ave
5th Ave
Red Hill
Ave
Oak
Knoll Dr
Santa
Barbara Ave
Nova Albion Way
Porteous Ave
Kensingto n Rd
Cedar St
Angela Ave
Woodside Dr
Sir Francis Drake Blvd
Madrone Ave
Creek Rd
Center Blvd
Scenic Ave
Forbes Ave
ButterfieldRd
2nd St
Miwok Dr
Sc enicAve
Racquet Club Dr
Arroyo
Ave
Elizabeth Way
Oak Springs D r
Gold en Hinde Blvd
The Alameda
San Anselmo Ave
Suffield Ave
Los Ranchitos Rd
Sa n Gabriel Dr
Upper
Rd
West End Ave
O ak Ave
Marin da Dr
San Anselmo Ave
Rutherford Ave
Caleta Ave
Red Hill Ave
Blac khawk
D r
Sunnysi de Av e
a
P sadena
Ave
Tamalpais Ave
Hillsid eDr
Willow Ave
India n RockRd
Miracle Mile
¯
0 75
Feet
1 inch = 1,500 feet
Title 10, Chapter 20: Objective Design
and Development Standards
Prepared for Town of San Anselmo
Amended July 2024
Town of San Anselmo
499
ii
Objective Design and Development Standards
Town of San Anselmo Objective Design and Development Standards Amended July 2024 This page intentionally left blank
500
Table of Contents
Article 1: Introduction 1
10-20.01.010 Purpose 1
10-20.01.020 What is a Form-Based Code? 1
10-20.01.030 Guiding Principles 2
10-20.01.040 Applicability 3
10-20.01.050 Relationship to San Anselmo General Plan 4 10-20.01.060 Relationship to the San Anselmo Municipal Code 4 10-20.01.070 Application of the Form-Based Code 4
Article 2: Establishment of Zones 5
10-20.02.010 Purpose 5
10-20.02.020 Zones Established 5
10-20.02.030 Sub-Zones 6
10-20.02.040 Zone Map 6
Article 3: Zones 7
10-20.03.010 Purpose 7
10-20.03.020 General Requirements 7
10-20.03.030 Overview of Zones 12
10-20.03.040 Neighborhood.Small (N.S) 15
10-20.03.050 Neighborhood.Medium (N.M) 19
10-20.03.060 Main Street.Small (MS.S) 23
10-20.03.070 Adjacency Requirements 27
Article 4: Use Standards 29
10-20.04.010 Use Standards 29
Amended July 2024 Town of San Anselmo Objective Design and Development Standards iii 501
Article 5: General to Development Sites 31
10-20.05.010 Purpose 31
10-20.05.020 Screening 31
10-20.05.030 Landscaping and Lighting 33
10-20.05.040 Parking and Loading 36
10-20.05.050 Slope Standards 44
10-20.05.060 Public Frontage Standards 49
10-20.05.070 Privacy Standards 52
10-20.05.080 Service and Utility Standards 53
Article 6: Specific to Building Types 55
10-20.06.010 Purpose 55
10-20.06.020 Building Types 55
10-20.06.030 Overview of Building Types 58
10-20.06.040 Ancillary Building 60
10-20.06.050 House 62
10-20.06.060 Duplex Side-by-Side 64
10-20.06.070 Duplex Stacked 66
10-20.06.080 Cottage Court 68
10-20.06.090 Fourplex 70
10-20.06.100 Neighborhood Townhouse 72
10-20.06.110 Neighborhood Courtyard 74
10-20.06.120 Pocket Neighborhood 77
10-20.06.130 Multiplex 80
10-20.06.140 Main Street Building 82
10-20.06.150 Massing Compositions 84
iv
Table of Contents
Town of San Anselmo Objective Design and Development Standards Amended July 2024 502
Article 7: Specific to Private Frontage Types 91
10-20.07.010 Purpose 91
10-20.07.020 Private Frontage Types 91
10-20.07.030 Overview of Private Frontage Types 92
10-20.07.040 Porch Projecting 94
10-20.07.050 Porch Engaged 96
10-20.07.060 Dooryard 98
10-20.07.070 Forecourt 100
10-20.07.080 Maker Shopfront 102
10-20.07.090 Shopfront 104
10-20.07.100 Terrace 106
10-20.07.110 Gallery 108
Article 8: Specific to Architectural Design 111
10-20.08.010 Purpose 111
10-20.08.020 Applicability 111
10-20.08.030 Architectural Design Standards 111
10-20.08.040 Overview of Architectural Styles 113
10-20.08.050 Contemporary 117
10-20.08.060 Craftsman 129
10-20.08.070 Main Street Classical 141
10-20.08.080 Mediterranean 151
Article 9: Specific to Signage Types 163
10-20.09.010 Signage Standards 163
v
Table of Contents
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 503
Article 10: Specific to Large Sites 165
10-20.10.010 Purpose 165
10-20.10.020 General to Walkable Community Design 166
10-20.10.030 Walkable Neighborhood Plan 173
10-20.10.040 General to Civic Space 174
Article 11: Administration 183
10-20.11.010 Purpose 183
10-20.11.020 Procedures 183
10-20.11.030 Adjustments to Standards 201
Article 12: Definitions 207
10-20.12.010 Purpose 207
10-20.12.020 Definitions 207
10-20.12.030 Measurement Methods 207
vi
Table of Contents
Town of San Anselmo Objective Design and Development Standards Amended July 2024 504
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Table of Contents
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505
Quick Code Guide for Developments Less Than Three Acres The following graphic is intended as a summary guide. Please refer to San Anselmo's written permit procedures and application standards for all necessary information.

Determine your Maximum Zoning Envelope1
1 Apply your private
frontage type(s), see
Article 7 (Specific to Private
Frontage Types)
Based on your selected private frontage type(s),
comply with the standards
Subsections 1-4 of the private
frontage type
2 Connect Ground Floor to Adjacent Streetscape
Identify your architectural
standards, see Article 8
(Specific to Architectural
Design)
Based on your selected detailed massing type,
select your architectural style
Subsections 1-16 of the
architectural style
3 Design your Building
viii
Table of Contents
Town of San Anselmo Objective Design and Development Standards Amended July 2024 506
Quick Code Guide for Developments Less Than Three Acres (Continued)
If adjustments are
proposed, see Section
10-20.11.030 (Adjustments to
Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 10-20.11.030 (Adjustments
to Standards)
Identify your approval
procedure, see Article 11
(Administration)
Comply with the procedure standards Section 10-20.11.020 (Procedures) 4 Proceed to Approval Process
ix
Table of Contents
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 507
Identify your zone(s),
see Article 3 (Zones)
For each WNP:
a. Select your building type(s)
Subsection 3 of the zone
b. Comply with building placement standards Subsection 5 of the zone c. Comply with building form and height
standards
Subsection 4 of the zone
d. Select from allowed uses See Title 10, Chapter 3, Article 3 (Land Use Regulations) for the
underlying zone's allowed uses
e. Comply with parking standards Subsection 7 of the zone f. Select your private frontage type for each
building type
Subsection 8 of the zone
Identify your building type
standards, see Article 6
(Specific to Building Types)
a. Select your detailed massing type for each
building type
Subsections 3 of the building type
b. Comply with the standards Subsections 1, 2, 4-7 of the building type
1 This process shall be applied to each development site.

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

20.10.020.1
Comply with the standards Section 10-20.10.020 (General to Walkable Community Design)
Prepare WNP Comply with the standards Section 10-20.10.030 (Walkable Neighborhood Plan)
1 Design your Walkable Neighborhood Plan (WNP)
Quick Code Guide for Developments Over Three Acres
The following graphic is intended as a summary guide. Please refer to San Anselmo's written permit procedures and application standards for all necessary information.
x
Table of Contents
Town of San Anselmo Objective Design and Development Standards Amended July 2024 508
Apply your private
frontage types to each
building type,
see Article 7 (Specific to
Private Frontage Types)
Based on your selected building types, comply
with the standards
Subsections 1-4 of the private
frontage type
3 Connect Ground Floor of each Building Type to Adjacent Streetscape Identify your architectural
standards, see Article 8
(Specific to Architectural
Design)
Select your architectural style standards for
each building type
Subsections 1-16 of the
architectural style
4 Design your Buildings
If adjustments are
proposed, see Section
10-20.11.030 (Adjustments to
Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section 10-20.11.030 (Adjustments
to Standards)
Identify your approval
procedure, see Article 11
(Administration)
Comply with the procedure standards Section 10-20.11.020 (Procedures) 5 Proceed to Approval Process
Quick Code Guide for Developments Over Three Acres
(Continued)
xi
Table of Contents
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 509
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510
10-20.01.010 Purpose
This Form-Based Code (FBC) sets forth the objective design and development standards applicable to housing developments which qualify under California State law for streamlined review and is consistent with objectives of the San Anselmo General Plan to facilitate housing production and preserve the highly valued character and scale of the Town's walkable centers, neighborhoods, and corridors. 10-20.01.020 What is a Form-Based Code?
Form-Based Coding (FBC) represents a paradigm shift in the way that the built environment is regulated. The formal short definition of a FBC is as follows:

Article 1: Introduction
Sections:
10-20.01.010 Purpose
10-20.01.020 What is a Form-Based Code?
10-20.01.030 Guiding Principles
10-20.01.040 Applicability
10-20.01.050 Relationship to San Anselmo General Plan
10-20.01.060 Relationship to the San Anselmo Municipal Code 10-20.01.070 Application of the Form-Based Code
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 1 511
10-20.01.030 Guiding Principles
The FBC is guided by the following principles in implementing the San Anselmo General Plan:

1. Across the Town, the FBC:

2. Within the Downtown area, the FBC:

3. Within residential neighborhoods, the FBC:

4. Along major transportation corridors, the FBC:

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

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

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

4. SB 35, AB 2011, and Government Code Section 65583.2 applications shall be processed as a ministerial permit, not considered to be a “project” pursuant to Division 13 (commencing with Section 2100) of the 3 Introduction
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 10-20.01.040: Applicability
513
Public Resources Code (AKA the California Environmental Quality Act (CEQA)) and shall comply with all provisions of this FBC unless otherwise stated or permitted pursuant to California state law. For development projects which do not comply with all provisions of this FBC and are therefore ineligible for ministerial processing, the applicant may elect to submit an application for the applicable discretionary review provisions of Title 10, Chapter 3, Article 7 (Zoning Implementation Procedures), Article 14 (Variance) and Article 15 (Design Review) and regulations in Article 4 (Development Standards).

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

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

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

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

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

2. New development on a parcel of at least three acres or at least 700 feet long or deep shall be required to comply with the provisions of Article 10 (Specific to Large Sites). 4 Introduction
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.01.050: Relationship to San Anselmo General Plan
514
10-20.02.010 Purpose
This Article establishes the form-based zones ("zones") to implement the San Anselmo General Plan. The zones are for the purpose of generating and supporting the variety and physical character of existing and new walkable environments.
10-20.02.020 Zones Established
This Section identifies the zones, based on the intended physical form and character of the environments.

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

A. Open. The open sub-zone is applied for either or both of the following purposes:
(1) To allow more uses than the base zone allows in specific areas but within the same form and character of the base zone (e.g., Neighborhood.Small), except that sometimes additional frontages and signage are allowed within the same form and character of the base zone; and/or (2) To more easily allow certain uses that are already allowed in the base zone. In this way, the open sub-zone can provide additional flexibility to development sites located at or near intersections that function or are intended to function as a neighborhood node of non-residential uses. 10-20.02.040 Zone Map
The zones established in this Section are mapped on the Town of San Anselmo Objective Design and Development Standards Zone Map. When any of these zones are applied, the Zone Map shall be updated to reflect such changes.
6 Establishment of Zones
Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.02.030
516
10-20.03.010 Purpose
This Article provides zones and standards to implement the San Anselmo General Plan to generate and support the variety of physical character of the intended development. 10-20.03.020 General Requirements