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

Spacing 9'0" max. on center
Entablature
Overall 10" min.
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Specific to Architectural Design
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670
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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10-20.10.010 Purpose
This Article establishes standards to create walkable neighborhoods.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

20.10.020.7.

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

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

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

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

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

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

20.10.020.7.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Allowed civic space types are identified in Table A (Civic Space Types Overview). 174
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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
Amended July 2024 Town of San Anselmo Objective Design and Development Standards 183 693
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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712
Table 10-20.11.030.A: Adjustments to Standards for Development Sites Less Than 6% Slope (Continued) Administrative Relief Type Required Findings
Allowed Administrative
Relief
Reference to
Standard

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Side Street Setback:

Reduction to 5' behind the
primary building facade.

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

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

Existing lot up to 150' wide:

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

Existing lot up over 150' wide:

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

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

Reduction in the minimum
habitable space depth to 18'.
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716
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 207 717
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
718
(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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719
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
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720

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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721
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
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722

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
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723
(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
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Town of San Anselmo Objective Design and Development Standards Amended July 2024 10-20.12.030
724
(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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725
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
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726
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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727
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
728

CLOTHING
Public Hearing to consider
amendments to the

OBJECTIVE DESIGN AND

DEVELOPMENT STANDARDS
July 23, 2024
Town Council Meeting
729
Purpose:

Conduct a Public Hearing for consideration of amendments to Chapter 10.20, Objective Design and Development
Standards of Zoning Code
730
• What are the Objectives Design and Development Standards (ODDS)
• “A design standard that involve no personal or subjective judgment by a public official and are 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 prior to submittal.” (California Government Code, Section 65913.4)
• Clear, measurable, predictable, and consistent
• Example: Setbacks, floor area, height, % of landscaping, number of parking or bicycle spaces, specific square feet of outdoor area, etc.

Background:
731
• Why were they adopted?
• Response to new State housing laws limit local discretion to encourage housing production.
• For qualifying new residential or mixed-use projects, project decisions must be based only on adopted objective standards.

Background:
732
• What development projects would be eligible to use the ODDS? • Only to projects qualifying for HAA, SB 35, or AB 2011 (or future state laws requiring evaluations against ODDS).
• Only to properties zoned for multi-family and commercial mixeduse development • Does not apply to single-family homes or to SB 9 projects on single-family zoned parcels.
• Projects not complying with all ODDS standards would be subject to the Town’s discretionary development review processes.

Background:
733
What is the history of the ODDS in San Anselmo?
• Multijurisdictional effort to develop a
customized ODDS Toolkit funded by an SB 2
Planning Grant awarded in 2019
• Planning Commission conducted a public
hearing on July 17, 2023, to recommend Town
Council approval of the ODDS
• Requested an Annual Review once adopted
• Town Council introduced and waived the first
reading of an Ordinance to adopt the ODD on
July 25, 2023
• Town Council approved an Ordinance to adopt
the ODDS on August 22, 2023
• ODDS went into effect on September 21, 2023
• Amendments to the ODDS to clean up and make
more clear in January 2024
• Planning Commission considered amendments
on July 15, 2024
Background:
734
How do the ODDS work: • Preapplication- Only required
for SB 35 Projects
• Formal Application for
Ministerial (Staff Level) Review • State Law Compliance Determination
• ODDS Compliance • Checklist Facilitates
Review
• Planning Director Acts as the
Review Authority
• No Appeal Process
Background:
735
Where can I find the ODDS:
• Chapter 20 - OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS | Code of Ordinances | San Anselmo, CA | Municode Library
• Objective Design and Development Standards | San Anselmo, CA - Official Website (townofsananselmo.org)
• ODDS Policy Document, Maps, Application Checklist
Background:
736
Proposed Amendments:
• Change Review Authority from Planning Director to Planning Commission (Article 11, Administration)
• Add Government Code Section 65583.2 (h) and (i) as applicable projects (Article 1, Introduction and Article 11, Administration) • Change HHA project reviews from allowing ministerial approval to requiring discretionary approval and CEQA compliance as permitted by state law (Article 1, Introduction and Article 11, Administration)
737
Proposed Amendments:
• Add procedures for AB 2011 and Government Code Section 65583.2 (h) and (i) projects (Article 11, Administration) • Update state references and dates to address recent legislations or internal code refence (Article 7, Specific to Frontage Types and Article 11, Administration)
• Clean up typos (e.g., following, allowed, abuts, infrastructure development, achievable, in, composition (Article 3, Zones; Article 5, General to Development Sites; Article 7, Specific to Frontage Types; Article 11 Administration; and Article 12 Definition) 738
Recommendation:

The Town Council hold a public hearing and uphold
the Planning Commission’s July 15, 2024,
recommendation to adopt an Ordinance amending
the Zoning Code to allow changes to Title 10, Chapter
20, Objective Design and Development Standards.
739
Extra Slide
740
Zone Map
741
Item #: 2.2

STAFF REPORT
TOWN OF SAN ANSELMO Item #: 2.2
MEETING DATE: July 23, 2024
AGENDA TITLE: Appeal of Town Staff Determination to Require Undergrounding of Utilities for 76 Longwood Drive (APN
006-262-09)
FROM: Public Works, Town Attorney’s Office

RECOMMENDATION

1. Hold a public hearing on the Appeal of Town Staff’s Determination to Require Undergrounding of Utilities for 76 Longwood Drive (Attachment 1) and consider evidence and testimony from all parties and the public; and

2. Adopt the attached resolution denying the appeal and upholding staff’s determination that undergrounding is required for this project (Attachment 2).

BACKGROUND
A. Factual Background.

Ilya Siegel, the appellant, purchased 76 Longwood Drive in the spring of 2021. That summer, she applied for Major Remodel permit. The appellant included in the application, a valuation of $100,000 for the Major Remodel project.

On September 3, 2021, the Town Building Department sent a letter to the appellant’s representative identifying revisions required to the application and plans. Among the comments included in the letter was the following:

Please add the following note to the cover sheet: The cumulative work at your property triggers the Town’s requirement to underground utilities. Your project is within the CBC’s definition of a substantial improvement, any repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building or structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the improvement or repair is started.

As such the Town’s Municipal Code 9-4.01 Underground utilities requires buildings or structures that undergo a substantial improvement as defined by the CBC to 742
Item #: 2.2
place all electrical and communication service laterals including those for cable television service underground from the main service equipment. See Code 9-4.01 for all requirements.

Please follow up with Public Works to coordinate undergrounding your utilities. ([emphasis added] September 3, 2021, comment letter for Building Permit application, Attachment 3).

On September 23, 2021, the appellant’s representative provided the Town with an updated valuation of $131,500 (Attachment 4). However, the Building Department did not accept the valuation and instead set the value of the project at $251,000 based on a valuation of $250/sq. ft.

On November 23, 2021, the Town issued Permit B2021-0525 and appellant was charged a permit fee based on the Town’s valuation (Attachment 5). In compliance with the September 3, 2021, comment letter, the Town added the following statement in red at the top of the plans under the heading “Approved with Conditions”:

The Town’s Municipal Code section 9-4.01 requires buildings or structures that undergo a substantial improvement, as defined by the CBC [California Building Code] to place all electrical and communication service laterals, including those for cable television service, underground from the main service equipment. See code section 9-4.01 for all requirements. Properties are assessed for substantial improvement over three years (five years if within AE Flood zone or Floodway).

The appellant did not dispute the undergrounding condition associated with Permit B2021-0525.

On July 15, 2022, following several rounds of comments, the Town approved revisions to Permit B2021-0525. The valuation for the Project remained $251,000 and that amount has consistently appeared on the face of the building permit card that was issued to the applicant and posted on the Property (Attachment 6).

On June 9, 2022, the Town approved a separate building permit at the Property to cover the expansion of the decks and porch with an estimated project value of $18,000. (Permit B2022-0172, Attachment 7) In addition, the appellant secured a reroofing permit, as required by the conditions of approval for Permit B2021-0525, with an estimated value of $18,000. (Permit B2022-0283, Attachment 8).

In total, the estimated value of the projects on the Property since November 2021 is $287,000.

In 2023, appellant’s attorney, John Sharp, called into question staff’s determination that undergrounding was required for the project. Staff and the Town Attorney’s office provided Mr. Sharp with information related to the project and the undergrounding requirement, including a calculation of the improvements based on the National Building Cost Estimator (Attachment 9). Nevertheless, Mr. Sharp disagreed with the Town’s approach to calculating the value of improvements. After months of discussion, staff 743
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provided Mr. Sharp with a final determination related to the undergrounding condition for the Property (Attachment 10).

On May 13, 2024, Mr. Sharp filed an appeal on behalf of his client arguing that undergrounding should not be required for the work permitted under the Major Remodel and related permits (Attachment 1).

B. Legal Background.

San Anselmo Municipal Code section 9-4.01 requires buildings or structures that undergo a “Substantial Improvement” as defined by the California Building Code to place all electrical and communication service laterals underground from the main service equipment. Section 202 of the California Building Code defines “Substantial Improvement” as follows:

SUBSTANTIAL IMPROVEMENT. Any repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building or structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the improvement or repair is started. ….

The Town calculates the value of the improvements over a three or five year period (five year period in the AE Floodzone), depending on the location of the property, so that projects cannot be divided into smaller segments to avoid the undergrounding obligation.

DISCUSSION
The current appeal focuses exclusively on the Town’s valuation of the project.

Specifically, appellant’s attorney, John Sharp, argues that staff should not have relied on the Marin County Assessor’s records to determine the market value of the structure before the project was completed. Instead, he suggests that the Town should have relied on the appellant’s appraisal of the improvements on the Property. The appellant does not provide any support for his assertion that an applicant’s appraisal report is the exclusive method that should be considered when determining market value for purposes of a Substantial Improvement determination.

Mr. Sharp’s appeal attaches an appraisal dated June 21, 2023, to assert that the market value of the structure is $739,900 (“2023 Appraisal” at Exhibit A to Attachment 1).

However, the Substantial Improvement analysis focuses on the value of the structure before the improvement or repair is started and therefore, the 2023 Appraisal is irrelevant to the value of a project that started in 2021.

Mr. Sharp also attaches an appraisal dated May 26, 2021, which he argues, establishes the value of the dwelling at $716,400. However, the appraisal also includes a Cost Approach to Value calculation that values the dwelling at $501,762 (“2021 Appraisal” at Exhibit B to Attachment 1, at p. 43 of the Appeal).

Had the Town been presented with the appraisal in 2021 when the project valuation was being evaluated, staff could have considered this information, along with other 744
Item #: 2.2
relevant documentation related to market value of the structure. However, the Town was not provided with appellant’s 2021 Appraisal at the time the appellant applied for the Major Remodel Permit. Instead, given the recent sale of the property, the Town followed its practice of reviewing County tax records to determine the market value for the dwelling. Unlike an appraisal, the tax records are publicly available and provide an easily accessible and objective market valuation.

The August 2021 property tax bill indicating that the market value of the improvements on the property before the Project was completed was $475,000.1 (Attachment 11).

Therefore, the initial valuation set by the Town at the time the Major Remodel Permit was issued, $251,000, exceeded 50% of market value of the structure. As additional work was carried out on the Property, the valuation of the improvements permitted by the Town rose to $287,000 and further exceeded the 50% threshold.

Staff estimated the value of the improvements under the Major Remodel Permit by applying a $250/sq.ft. value to the project. Given the extent of the remodel carried out under the permit, this amount may be an underestimate. For example, per Mr. Sharp’s request, staff used the National Building Cost Estimator to calculate the value of the Project at $423.69/square foot, which was shared with Mr. Sharp on August 8, 2023.

Under that estimator, the value of the Project was calculated to be $410,637.54 which is well above 50% of the market value of the structure before the improvement, even if the 2021 Appraisal is used in that evaluation.

In other words, by any calculation, the project value exceeds 50% of the market value of the structure before the improvement was started and is considered a Substantial Improvement that triggers the Town’s undergrounding requirement.

RECOMMENDATION
Staff respectfully requests that the Town Council hold a public hearing and adopt the attached resolution to deny the appeal and uphold staff’s determination that undergrounding is required for this project.

In the alternative, the Town Council may take either of the following actions:

1. Grant the appeal thereby overturning Town staff’s decision.

2. Request additional information from any of the parties and/or staff and continue this matter to a future date for consideration of the requested information.

FISCAL IMPACT
Appellant has paid the Town’s appeal fee to cover the cost of these proceedings.

CEQA AND CLIMATE ACTION PLAN CONSISTENCY

1 This is similar to the 2021 Appraisal’s Cost Approach to Value calculation that values the dwelling at $501,762. (Exhibit B to Appeal at p. 43 of the Appeal).
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This appeal does not constitute a “project” within the meaning of Public Resources Code section 21065, and CEQA Guidelines sections 15060(c)(2), 15060(c)(3), or 15378 because there is no potential that it will cause a reasonably foreseeable direct or indirect physical change in the environment.

ATTACHMENTS
Attachment 1: May 13, 2024 Appeal of Town Staff’s Determination to Require Undergrounding of Utilities for 76 Longwood Drive
Attachment 2: Proposed Resolution Denying Appeal
Attachment 3: September 3, 2021, comment letter for Building Permit application Attachment 4: September 23, 2021, the appellant’s undated valuation Attachment 5: Permit B2021-0525
Attachment 6: Building Permit Card for Permit B2021-0525 Attachment 7: Permit B2022-0172
Attachment 8: Permit B2022-0283
Attachment 9: National Building Cost Estimator
Attachment 10: Final Determination of Staff Decision
Attachment 11: August 2021 property tax bill
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1 SAN ANSELMO TOWN COUNCIL
RESOLUTION NO. 2024-_____

RESOLUTION OF THE SAN ANSELMO TOWN COUNCIL DENYING APPEAL OF STAFF “SUBSTANTIAL IMPROVEMENT” DETERMINATION RELATED TO A CONDITION REQUIRING UNDERGROUNDING OF UTILITIES ASSOCIATED WITH A MAJOR REMODEL AT 76 LONGWOOD DRIVE (APN 006-262-09) AND UPHOLDING STAFF DECISION
WHEREAS, Illa Siegel (“Owner”) is the owner of that certain real property located at 76 Longwood Drive in San Anselmo, California (APN 006-262-09); and
WHEREAS, SAMC section 9-4.01 requires the undergrounding of utilities by a property owner when a project constitutes a “substantial improvement”; and WHEREAS, the definition of a “substantial improvement” is “[a]ny repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building or structure the cost of which equals or exceeds 50% of the market value of the structure before the improvement or repair is started…” (California Building Code [“CBC”] section 202, incorporated by San Anselmo Municipal Code [“SAMC”] Title 9, Chapter 1); and
WHEREAS, on September 3, 2021, in response to Owner’s Major Remodel permit application, the Town of San Anselmo (the “Town”) Building Department sent a letter to Owner’s representative which letter in part stated that the Project constituted a “substantial improvement” and triggered the requirement to underground utilities pursuant SAMC section 9-4.01; and WHEREAS, on September 23, 2021, Owner’s representative provided a new Project valuation of $131,500, however, the Town Building Department valued the Project at $251,000; and WHEREAS, on November 23, 2021, the Town issued a permit for the Project, No. B2021-0525 (the “Permit”), with a condition of approval that utilities must be undergrounded per SAMC section 9-4.01, to which Owner and Owner’s representative did not object; and WHEREAS, on June 9, 2022, the Town approved a separate building permit at the Property for the expansions of decks and a porch with an estimated value of $18,000; and WHEREAS, as required by conditions of approval for the Permit, Owner received a reroofing permit with an estimated value of $18,000; and
WHEREAS, on July 15, 2022 the Town approved revisions to the Permit and the Project valuation remained $251,000; and
WHEREAS, as set forth above, the total estimated cumulative value for the Project and related projects on the Property total $287,000; and
818
2 WHEREAS, in 2023 Owner’s attorney first questioned the Town’s determination of the Project’s valuation and the related required undergrounding; and
WHEREAS, on May 13, 2024, pursuant to SAMC section 1-4.01, Owner’s attorney requested an appeal to the Town Council of staff’s determination of “substantial improvement”; and WHEREAS, in reliance on County of Marin tax records, the Town has determined that the fair market value for the structure on the Property prior to start of construction of the Project is $475,000; and
WHEREAS, the Town has determined that the cumulative value of proposed improvements on the Property including the Project is $287,000; and
WHEREAS, the Town has determined that the Project and cumulative concurrent projects on the property constitute a “substantial improvement” and is subject to the undergrounding requirements of SAMC section 9-4.01, as a total valuation of the Project of $287,000 is over 50% of the value of fair market value of the structure on the Property prior to construction of $475,000; and
WHEREAS, the Town’s determination that the Project constitutes a “substantial improvement” and is therefore subject to the undergrounding requirements is supported by substantial evidence in the record, as set forth above; and
WHEREAS, the appeal decision herein is not subject to the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15378(b)(5) because it is not a “project” under CEQA and CEQA Guidelines section 15061(b)(3), the “common sense exemption” because it can be seen with certainty that it will not have a significant environmental effect; and WHEREAS, on July 23, 2024 the Town Council held a duly noticed public hearing on the Owner’s appeal of staff’s determination of a “substantial improvement” for the Project.

NOW, THEREFORE, BE IT RESOLVED that:

1. The recitals set forth above and in the accompanying staff report for the subject appeal are true and correct and incorporated herein by reference. The recitals set forth above constitute findings in this matter and, together with the staff report, other written reports, oral staff presentation, public testimony, and other information contained in the record, are an adequate and appropriate evidentiary basis to support the Town Council’s determination.

2. Property Owner’s appeal of staff’s determination that the Project constitutes a “substantial improvement” under the CBC and Town Municipal Code is hereby denied, and staff’s determination of a “substantial improvement” is upheld. 819
3 INTRODUCED AND ADOPTED AT A PUBLIC HEARING at a regular meeting of the San Anselmo Town Council on July 23, 2024 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

RECUSED:

APPROVED:___________________________
Eileen Burke, Mayor
ATTEST:_______________________________
Serge Avila, Town Clerk
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Planning and Building Department 525 San Anselmo Avenue Building Division San Anselmo, CA 94960
Phone: (415) 258-4616 Fax: (415) 454-4683
September 3, 2021
Project at: 76 Longwood Drive
San Anselmo, CA 94960
Dear APPLICANT:

The Building department in San Anselmo has reviewed the plans submitted on August 3, 2021, for compliance with the adopted building regulations. Based upon the review of the construction documents submitted, clarification or revision is required before plan check approval. Please address the items in the listed comments below. If a department has approved the project with conditions, it is strongly suggested but not mandatory to incorporate their conditions or comments into the project drawings in your resubmittal.

Identify (cloud) any changes made on your drawings and note the revision number next to them. Provide a letter along with your drawings identifying the detail or note and sheet that was added or changed in response to each comment. Resubmittals without the changes clouded and accompanied by a descriptive letter will not be accepted.

When reviewing your plan revisions, we may discover that there are new issues that were not evident on the previous submittal but must be addressed so we may contact you again for additional information, corrections, or clarification.

Please resubmit a complete set of revised plans and related documentation electronically. We ask that you forward this information to others as needed. Email [email protected] to confirm receipt and activate the review process.

Sincerely,
Erica Freeman, P.E.

Building Official
[email protected]
(415) 258-4604
821
Comments:
1) Please add: The Town of San Anselmo Municipal Code to the list of applicable codes on the cover sheet.
2) Please add the following note to the cover sheet: The cumulative work at your property triggers the Town’s requirement to underground utilities. Your project is within the CBC’s definition of a substantial improvement, any repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building or structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the improvement or repair is started.

As such the Town’s Municipal Code 9-4.01 Underground utilities requires buildings or structures that undergo a substantial improvement as defined by the CBC to place all electrical and communication service laterals including those for cable television service underground from the main service equipment. See Code 9-4.01 for all requirements.

Please follow up with Public Works to coordinate undergrounding your utilities. 3) Please add the seven listed items on the most recent resale report to the cover sheet along with a statement “The resale items listed will be addressed within this permit before the final inspection”. 4) Item seven on the resale report is required before this permit can be issued. Please apply for a roof and a water heater permit. These are two separate permits. 5) Please add the following note to the Cover Sheet “A letter of conformance from the green building professional as named on sheet CG1 is required before the final inspection.” 822
Revised: 03/27/2020

Page 1 of 2 ends

TEMPORARY ORDER TO SHELTER IN PLACE:

RESIDENTIAL RESALE REPORT
PROPERTY ADDRESS: 76 Longwood Drive _________________________________________________

This report was compiled from the records of the appropriate Town Departments. Though the Town will make every effort to provide accurate information, the Town will not warrant that the report lists every Building and Planning action for this property. Also, the report does not constitute a full disclosure of all the material facts affecting the property. No statements contained in this report shall authorize the use or occupancy of any residential building contrary to the provision of any law or ordinance. This report shall not constitute a representation by the Town that the property in its present use is or is not in compliance with the law. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - GENERAL PROPERTY INFORMATION (Data reported by: AC Date: 3/30/21) Assessor’s parcel number: 006-262-09 Construction date: 1965 FEMA flood zone: [ ] Zone A* [ ] Floodway [X] Zone X
(*100-year floodplain, flood insurance required for federal mortgage) Street Town maintained: Yes
Property located within Wildland Urban Interface Zone? Yes Note: Property owners are responsible for maintenance of: 1) abutting sidewalks, 2) abutting parkway street trees and plants, 3) storm drains located on their property.

PLANNING/ZONING INFORMATION (Data reported by: AC Date 3/30/21) Planning Department staff did not conduct a physical inspection of the site. There are a number of issues that may arise during a discretionary planning review process that the Town will not identify in this report. For example, a structure may be considered “historic,” or a site may contain sensitive archaeological resources, protected wildlife or habitat.

R-1 Single Family, Above 150 MSL (Mean Sea Level)
Yes No
Planning Department Records Planning files are available for review at the Planning Department.

No Planning Entitlements on Record.

BUILDING PERMIT RECORDS (Building records reported by: AC Date: 3/30/21) Permit Number/Type Date Type of Work Done Permit Number/Type Date Type of Work Done 2250/P 6/7/65 Plumbing 21105/B 5/22/91 Seismic bracing
2241/B 5/28/65 Building 31558/B * Reroof
2249/E 6/4/65 Electrical 51751/P * Water heater
10920/B 8/10/84 Deck repair
Type: B=Building, P=Plumbing, E=Electrical, M=Mechanical, Pool=Pool/Spa/Hot Tub, Enc=Encroachment, F=Fence, G=Grading * Indicates permit expired as inspections were not performed or not requested as required by the Code. Town cannot validate conformance to State laws or Town Ordinances.

STREET FRONT PHYSICAL INSPECTION OF PROPERTY (Performed by: AC Date: 4/5/21)

NON-CONFORMING ITEMS
The following items are noted as not being in conformance with current State of California Building Codes, Town Ordinances or conflict with information in the Town records. Please note there may be other non-conforming items at the site that the Town is not aware of. It is recommended that the following items be corrected or resolved, but it is not required by the Town at this time, unless specifically stated. Planning issues must be 823
Revised: 03/27/2020

Page 2 of 2 ends

resolved immediately. WARNING: In the future, when a permit for any repair or remodel work is requested, these Building Division items will be required to be corrected before any permit for additional work will be issued. For retroactive permits for work done without a permit, penalty fees/fines may be accessed.

1. Provide airgap at kitchen sink.

2. Add GFCI protection to outlets in the kitchen, bathrooms, and carport.

3. Ground outlet in dining room.

4. Correct hot neutral outlets in lower bathroom and lower rooms.

5. Add handrail to front stairs.

6. Provide guardrail to rear lower deck.

7. Finalize reroof and water heater permits by applying for new permits on the building department website.
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ADDITIONAL SITES

CHRONOLOGY

CHRONOLOGY TYPE STAFF NAME ACTION DATE COMPLETION DATE NOTES Check on reviews from all
departments Jackson Dobronyi 9/14/2021 9/17/2021 emailed all comments Check on reviews from all
departments Jackson Dobronyi 11/18/2021 11/23/2021
ready to pay, contractor info needed
LB to issue
Check on reviews from all
departments Jackson Dobronyi 4/21/2022 4/21/2022 emailed all comments Check on reviews from all
departments Jackson Dobronyi 5/11/2022 5/13/2022 emailed all comments Check on reviews from all
departments Jackson Dobronyi 7/1/2022 7/7/2022 emailed all comments Check on reviews from all
departments Jackson Dobronyi 7/22/2022 7/21/2022
Description: Kitchen/bath remodel, windows change, new office, furnace Type: REMODEL Subtype: MAJOR REMODEL-50%

OR MORE
Status: ISSUED Applied: 7/13/2021 EPRS
Parcel No: 006-262-09 Site Address: 76 LONGWOOD DR SAN ANSELMO,CA 94960 Approved: 11/17/2021 JDOB Subdivision: Block: Lot: Issued: 11/23/2021 LBOR
Lot Sq Ft: 0 Building Sq Ft: 0 Zoning: Finaled:

Valuation: $251,000.00 Occupancy Type: Construction Type: Expired: 5/28/2024 EFRE No. Buildings: 0 No. Stories: 0 No. Unites: 0
Details:

Printed: Wednesday, February 28, 2024 11:41:34 AM 1 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
827

CONTACTS
NAME TYPE NAME ADDRESS1 CITY STATE ZIP PHONE FAX EMAIL
APPLICANT Anna Oleinikova 38 Lenelle Ct Moraga CA 94556 (408)482-6677 [email protected] m
CONTRACTOR M AND D HOME IMPROVEMENT PO Box 5743 Pleasant Hill CA 94523 (510)909-2312 [email protected] om
OWNER Ilya Sigal 1325 Howard st., Suite
329
Burlingame CA 94010 (650)400-9705 [email protected]
Counter Lavinia Bortis 6/8/2022 6/8/2022
applicant came to counter and wanted instructions on how to submit a revision. I changed the status from issued to action required so she can upload revised plans and transmittal for the changes to permit. Applicant was informed no
inspections can be scheduled if not in issued status.

Email Lavinia Bortis 8/24/2021 8/24/2021 Sent planning comments to applicant.

Email Lavinia Bortis 9/14/2021 9/14/2021
Applicant requesting building comments. I sent building and planning comments and specified that fire has not completed their review and to wait to resubmit until fire has completed the review.

Email Lavinia Bortis 12/7/2021 12/7/2021
Set up contractor account for COR _ emailed permit docs to applicant
Checked with Jackson no conditions to stamp on plans
resent all permit docs to applicant

CONDITIONS

FINANCIAL INFORMATION
DESCRIPTION ACCOUNT QTY AMOUNT PAID PAID DATE RECEIPT # CHECK # METHOD PAID BY CLTD BY
BUILDING PERMIT FEE 01.00.42202 0 $2,146.68 $2,146.68 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for BUILDING PERMIT FEE: $2,146.68 $2,146.68 Printed: Wednesday, February 28, 2024 11:41:34 AM 2 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
828
DESCRIPTION ACCOUNT QTY AMOUNT PAID PAID DATE RECEIPT # CHECK # METHOD PAID BY CLTD BY

BUILDING TECHNICAL
FEE 01.00.48064 0 $188.91 $188.91 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for BUILDING TECHNICAL FEE: $188.91 $188.91

BUILDING TRAINING
FEE 01.00.48065 0 $64.40 $64.40 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for BUILDING TRAINING FEE: $64.40 $64.40
DEMO FEE 01.00.42202 0 $236.00 $236.00 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for DEMO FEE: $236.00 $236.00

ELECTRICAL PERMIT
WITH BUILDING 01.00.42204 0 $322.00 $322.00 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for ELECTRICAL PERMIT WITH BUILDING: $322.00 $322.00

FIRE ADDITIONAL PLAN
REVIEW 01.00.20354 0 $190.00 $190.00 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for FIRE ADDITIONAL PLAN REVIEW: $190.00 $190.00 FIRE PLAN CHECK 01.00.20354 0 $350.01 $350.01 8/3/21 R12852 1363 CHECK Adel Shapiro LBOR FIRE PLAN CHECK 01.00.20354 0 $293.99 $293.99 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for FIRE PLAN CHECK: $644.00 $644.00

GENERAL PLAN
MAINTENANCE 01.00.48012 0 $85.87 $85.87 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for GENERAL PLAN MAINTENANCE: $85.87 $85.87
GREEN BUILDING FEE 01.00.20310 0 $11.00 $11.00 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for GREEN BUILDING FEE: $11.00 $11.00
Printed: Wednesday, February 28, 2024 11:41:34 AM 3 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
829
DESCRIPTION ACCOUNT QTY AMOUNT PAID PAID DATE RECEIPT # CHECK # METHOD PAID BY CLTD BY
GROSS RECEIPT TAX 01.00.42001 0 $125.50 $125.50 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for GROSS RECEIPT TAX: $125.50 $125.50

MECHANICAL PERMIT
WITH BUILDING 01.00.42205 0 $214.67 $214.67 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for MECHANICAL PERMIT WITH BUILDING: $214.67 $214.67

PLAN CHECK REVISION
FEES 01.00.42201 0 $201.00 $201.00 7/20/22 R13657 671096238 EMV Anna Oleinikova JDOB Total Paid for PLAN CHECK REVISION FEES: $201.00 $201.00

PLAN CHECKS WITH
BUILDING 01.00.42201 0 $758.35 $758.35 7/21/21 R12819 133 CHECK Ilya Sigal LBOR

PLAN CHECKS WITH
BUILDING 01.00.42201 0 $637.99 $637.99 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for PLAN CHECKS WITH BUILDING: $1,396.34 $1,396.34 PLAN STORAGE FEE 01.00.20313 13 $26.00 $26.00 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for PLAN STORAGE FEE: $26.00 $26.00

PLUMBING PERMIT
WITH BUILDING 01.00.42203 0 $322.00 $322.00 11/23/21 R13141 103 CHECK 76 Longwood Drive LLC LBOR Total Paid for PLUMBING PERMIT WITH BUILDING: $322.00 $322.00 ROAD BOND 01.00.20314 0 $2,510.00 $2,510.00 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for ROAD BOND: $2,510.00 $2,510.00
ROAD IMPACT FEE 19.00.48004 0 $3,765.00 $3,765.00 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for ROAD IMPACT FEE: $3,765.00 $3,765.00
Printed: Wednesday, February 28, 2024 11:41:34 AM 4 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
830

INSPECTIONS

INSPECTION TYPE INSPECTOR SCHEDULED
DATE

COMPLETED
DATE

RESULT REMARKS NOTES

SLAB INSP

UNDERFLOOR FRAMING INSP

UNDERGROUND INSP

UNDERFLOOR

SHEAR WALLS INSP

TEMPORARY POWER INSP

FOOTING INSP

RETAINING WALLS INSP

PIERS INSP

EROSION CONTROL INSP

PRE-CONSTRUCTION INSP

GRADE BEAM INSP

MOISTURE BARRIER INSP

BIO-RENTENTION SSCH
DESCRIPTION ACCOUNT QTY AMOUNT PAID PAID DATE RECEIPT # CHECK # METHOD PAID BY CLTD BY
STATE SEISMIC FEE 01.00.20302 0 $32.63 $32.63 11/23/21 R13141 103 CHECK 76 Longwood Drive

LLC LBOR
Total Paid for STATE SEISMIC FEE: $32.63 $32.63
TOTALS: $12,482.00 $12,482.00
Printed: Wednesday, February 28, 2024 11:41:34 AM 5 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
831
ROUGH ELECTRIC INSP eTRAKiT Inspection Request
11/4/2022 7:51 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
FINAL** INSP
PRIOR TO FINAL BLDG RVFD 3/30/2022
PRIOR TO CLOSE-IN RVFD 3/30/2022 PASS
ROUGH ELECTRIC LSAR 4/26/2022 4/26/2022 PARTIAL eTRAKiT Inspection Request 4/18/2022 2:22 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
4/19/2022 8:31 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
4/19/2022 8:34 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 6 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
832
ROUGH ELECTRIC LSAR 4/26/2022 4/26/2022 PARTIAL eTRAKiT Inspection Request Lower level approval only. This was the only
section that was on the approved set of plans.

The upper level is still under revision. I told
contractor he could keep working as long as
the upper level is not covered up so it can be
inspected when plans are revised. Special
inspector still needs to inspect lower level
hold down (epoxy inspection). All rough
plumbing was under DWV test (upper and
lower level)
ROUGH FRAMING LSAR 4/26/2022 4/26/2022 PARTIAL eTRAKiT Inspection Request 4/18/2022 2:23 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
4/19/2022 8:31 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
4/19/2022 8:34 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 7 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
833
ROUGH FRAMING LSAR 4/26/2022 4/26/2022 PARTIAL eTRAKiT Inspection Request Lower level approval only. This was the only
section that was on the approved set of plans.

The upper level is still under revision. I told
contractor he could keep working as long as
the upper level is not covered up so it can be
inspected when plans are revised. Special
inspector still needs to inspect lower level
hold down (epoxy inspection). All rough
plumbing was under DWV test (upper and
lower level)
ROUGH MECHANICAL LSAR 4/26/2022 4/26/2022 PARTIAL eTRAKiT Inspection Request 4/18/2022 2:23 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
4/19/2022 8:33 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
4/19/2022 8:36 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 8 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
834
ROUGH MECHANICAL LSAR 4/26/2022 4/26/2022 PARTIAL eTRAKiT Inspection Request Lower level approval only. This was the only
section that was on the approved set of plans.

The upper level is still under revision. I told
contractor he could keep working as long as
the upper level is not covered up so it can be
inspected when plans are revised. Special
inspector still needs to inspect lower level
hold down (epoxy inspection). All rough
plumbing was under DWV test (upper and
lower level)
ROUGH PLUMBING LSAR 4/26/2022 4/26/2022 PARTIAL eTRAKiT Inspection Request 4/18/2022 2:23 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
4/19/2022 8:32 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Lower level approval only. This was the only
section that was on the approved set of plans.

PERMIT NUMBER
B2021-0525
835
ROUGH PLUMBING INSP 9/8/2022 9/8/2022 RESCHEDULE eTRAKiT Inspection Request 9/7/2022 2:14 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Corrections- 1. Not ready, insulation to be
removed from all walls and ceiling for rough
inspection. JP
Note- See L.Sarto’s notes from last inspection
(4/22), only a partial inspection has been
completed for the lower floor.

ROUGH MECHANICAL INSP 9/8/2022 9/8/2022 RESCHEDULE eTRAKiT Inspection Request 9/7/2022 2:14 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Corrections- 1. Not ready, insulation to be
removed from all walls and ceiling for rough
inspection. JP
Note- See L.Sarto’s notes from last inspection
(4/22), only a partial inspection has been
completed for the lower floor.

ROUGH FRAMING INSP 9/8/2022 9/8/2022 RESCHEDULE eTRAKiT Inspection Request 9/7/2022 2:15 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 10 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
836
ROUGH FRAMING INSP 9/8/2022 9/8/2022 RESCHEDULE eTRAKiT Inspection Request Corrections- 1. Not ready, insulation to be
removed from all walls and ceiling for rough
inspection. JP
Note- See L.Sarto’s notes from last inspection
(4/22), only a partial inspection has been
completed for the lower floor.

EOR’s observation letter to be on site for
follow up inspection.

ROUGH ELECTRIC INSP 9/8/2022 9/8/2022 RESCHEDULE eTRAKiT Inspection Request 9/7/2022 2:15 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Corrections- 1. Not ready, insulation to be
removed from all walls and ceiling for rough
inspection. JP
Note- See L.Sarto’s notes from last inspection
(4/22), only a partial inspection has been
completed for the lower floor.

ROUGH PLUMBING INSP 9/21/2022 9/22/2022 RESCHEDULE eTRAKiT Inspection Request 9/19/2022 3:12 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 11 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
837
ROUGH PLUMBING INSP 9/21/2022 9/22/2022 RESCHEDULE eTRAKiT Inspection Request 9/20/2022 10:32 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Reschedule, upper level in-progress. JP
ROUGH MECHANICAL INSP 9/21/2022 9/22/2022 RESCHEDULE eTRAKiT Inspection Request 9/19/2022 3:14 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
9/20/2022 10:33 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Reschedule, upper level in-progress. JP
ROUGH ELECTRIC INSP 9/21/2022 9/22/2022 RESCHEDULE eTRAKiT Inspection Request 9/19/2022 3:13 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 12 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
838
ROUGH ELECTRIC INSP 9/21/2022 9/22/2022 RESCHEDULE eTRAKiT Inspection Request 9/20/2022 10:33 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Reschedule, upper level in-progress. JP
ROUGH FRAMING INSP 9/21/2022 9/22/2022 RESCHEDULE eTRAKiT Inspection Request 9/19/2022 3:13 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
9/20/2022 10:33 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Reschedule, upper level in-progress. JP
Note- GC to provide observation & SI reports.

ROUGH PLUMBING INSP 10/25/2022 10/25/2022 PASS eTRAKiT Inspection Request 10/21/2022 2:48 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 13 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
839
ROUGH MECHANICAL INSP 10/25/2022 10/25/2022 IN PROGRESS eTRAKiT Inspection Request 10/21/2022 2:48 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Complete mechanical. JP
ROUGH FRAMING INSP 10/25/2022 10/25/2022 PARTIAL eTRAKiT Inspection Request 10/21/2022 2:47 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Ceiling for top floor approved, spray foam
subject to Fire hydro approval. JP
ROUGH ELECTRIC INSP 10/25/2022 10/25/2022 PARTIAL eTRAKiT Inspection Request 10/21/2022 2:48 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Ceiling for top floor approved. JP
INSULATION INSP 11/8/2022 11/8/2022 PASS eTRAKiT Inspection Request 11/4/2022 8:15 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 14 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
840
INSULATION INSP 11/8/2022 11/8/2022 PASS eTRAKiT Inspection Request 11/7/2022 2:38 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Approval subject to QII certification. JP
ROUGH FRAMING INSP 11/8/2022 11/8/2022 PASS eTRAKiT Inspection Request 11/4/2022 7:52 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
11/4/2022 7:59 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
11/7/2022 2:39 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
House approved. JP
Printed: Wednesday, February 28, 2024 11:41:34 AM 15 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
841
ROUGH ELECTRIC INSP 11/8/2022 11/8/2022 PASS eTRAKiT Inspection Request 11/4/2022 7:51 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
11/4/2022 8:00 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
11/7/2022 2:39 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Interior approved. JP
ROUGH MECHANICAL INSP 11/8/2022 11/8/2022 PASS eTRAKiT Inspection Request 11/4/2022 7:54 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
11/4/2022 7:59 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Printed: Wednesday, February 28, 2024 11:41:34 AM 16 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
842
ROUGH MECHANICAL INSP 11/8/2022 11/8/2022 PASS eTRAKiT Inspection Request 11/7/2022 2:40 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Interior approved. JP
WALLBOARD JVAL 11/14/2022 11/14/2022 PASS eTRAKiT Inspection Request 11/10/2022 8:38 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
LATH INSP 11/18/2022 11/18/2022 PASS See inspection on B2022- 0172
follow up Lath inspection was scheduled
under B2022-0172 wrong permit. Inspection
result for Lath was a Pass on 11-18-2022
LATH INSP 2/28/2023 2/28/2023 PARTIAL eTRAKiT Inspection Request 2/26/2023 11:55 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Wet wall approved for lower hall bathroom
(Only). JP
SHOWER PAN INSP 3/24/2023 3/24/2023 PASS
Inspection for shower pan passed under
B2022-0172. Applicant scheduled under
wrong permit.

Printed: Wednesday, February 28, 2024 11:41:34 AM 17 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
843
FINAL** INSP 1/25/2024 1/29/2024 IN PROGRESS eTRAKiT Inspection Request 1/16/2024 9:19 AM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
Corrections: 1. Provide insulation and 1Hr.

Fire rating at exposed underside of entry and
master bedroom floors.

2. Provide 1Hr. Fire rating for exposed
underside of lower floors.

3. Provide fire dampers or 26 GA. duct work
for lower floor HVAC penetrations.

4. Provide lighting controls for all exterior
lights.

5. Provide vacancy control for all bathrooms.

6. Bond water and gas lines at W.H.

7. Provide vacuum breakers for exterior hose
bibs.

8. Provide undergrounding of utilities.

9. Provide all department finals and all final
documents. JP

REVIEWS

REVIEW TYPE REVIEWER SENT DATE DUE DATE RETURNED

DATE STATUS REMARKS NOTES

COMPLETENESS

CHECK - BUILDING
Jackson
Dobronyi 7/30/2021 7/30/2021 8/3/2021 fire fees
BUILDING 3RD PARTY 8/3/2021 8/24/2021 9/3/2021 RESUBMITTAL

REQUIRED
Ballard Watkins, see
comments
FIRE Ross Valley
FD 8/3/2021 8/24/2021 9/17/2021 INCOMPLETE See attached

PARENT PROJECTS
Printed: Wednesday, February 28, 2024 11:41:34 AM 18 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
844

BOND INFORMATION
PLANNING Elise
Semonian 8/3/2021 8/24/2021 8/16/2021 INCOMPLETE Show three required 9' x 19' on site parking spaces on the plan. One space can be tandem.

BUILDING ERICA
FREEMAN 10/13/2021 10/20/2021 10/20/2021 APPROVED Ballard Watkins PLANNING Elise
Semonian 10/13/2021 10/20/2021 10/22/2021 APPROVED
FIRE Ross Valley
FD 10/13/2021 10/22/2021 11/12/2021 APPROVED W/CONDITIONS See attached

BUILDING ERICA
FREEMAN 3/31/2022 4/14/2022 4/7/2022 RESUBMITTAL REQUIRED Does Fire Need review?
I don't think Fire review is necessary; they are
adding sprinklers.

PLANNING PLANNING 3/31/2022 4/14/2022 4/19/2022 APPROVED

BUILDING ERICA
FREEMAN 5/2/2022 5/10/2022 5/12/2022 RESUBMITTAL REQUIRED Submittal 2, see
comments

BUILDING ERICA
FREEMAN 6/21/2022 6/30/2022 6/28/2022 RESUBMITTAL REQUIRED Submittal 3 BUILDING Jaime Valle 7/15/2022 7/21/2022 7/15/2022 APPROVED Submittal 4

BUILDING ERICA
FREEMAN 1/29/2024 1/29/2024 1/29/2024 UNDER REVIEW
Corrections: 1. Provide insulation and fire 1Hr.

Fire rating at exposed underside of entry and
master bedroom floors.

2. Provide 1Hr. Fire rating for exposed underside
of lower floors.

3. Provide fire dampers or 26 GA. duct work for
lower floor HVAC penetrations.

4. Provide lighting controls for all exterior lights.

5. Provide vacancy control for all bathrooms.

6. Bond water and gas lines at W.H.

7. Provide vacuum breakers for exterior hose
bibs.

8. Provide undergrounding of utilities.

9. Provide all department finals and all final
documents. JP
Printed: Wednesday, February 28, 2024 11:41:34 AM 19 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
845

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 2/16/2022 Dmitriy Laptev
[TRANSMITTAL] SA-76
Longwood - Moratorium
Status.pdf
SA-76 Longwood -
Moratorium Status.pdf 0
DOC 9/17/2021 Derrick Shaw 21-0262 SR,
SP,VMP.doc
21-0262 SR,
SP,VMP.doc 0
DOC 11/12/2021 Derrick Shaw 21-0262 SR, SP,VMP2.doc
21-0262 SR, SP,VMP2.doc 0
DOC 9/3/2021 Erica Freeman Longwood 76-
MoreInfo.1.pdf
Longwood 76-
MoreInfo.1.pdf 1
DOC 4/7/2022 Erica Freeman Longwood 76-
MoreInfo.1.pdf
Longwood 76-
MoreInfo.1_1.pdf 1
DOC 5/12/2022 Erica Freeman Longwood 76-
MoreInfo.2.pdf
Longwood 76-
MoreInfo.2.pdf 1
DOC 6/28/2022 Erica Freeman Longwood 76-
MoreInfo.2.pdf
Longwood 76-
MoreInfo.2_1.pdf 1
DOC 7/13/2021 Etrakit Public
Registration
Sub 1 - COMBINED
PLANS
Sub 1 - 76 LONGWOOD
COMBINED PLANS.pdf 1
DOC 7/13/2021 Etrakit Public
Registration
SUB 1 - Plan Submittal
Checklist
SUB 1 - Plan Submittal
Checklist.pdf 1
DOC 7/13/2021 Etrakit Public
Registration
Sub 1 - 2_Statement of
Total Project Costs
Evaluation
Sub 1 - 2_Statement of
Total Project Costs
Evaluation.pdf
1 DOC 7/13/2021 Etrakit Public
Registration
Sub 1 - 3_Notice Special
Inspection
Requirements
Sub 1 - 3_Notice Special
Inspection
Requirments.pdf
1 DOC 7/13/2021 Etrakit Public
Registration
Sub 1 - 4_Residential
Developer Impact Fee
Certification Application
Sub 1 - 4_Residential
Developer Impact Fee
Certification_Applicatio
n.pdf
1 Printed: Wednesday, February 28, 2024 11:41:34 AM 20 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
846

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 7/13/2021 Etrakit Public
Registration
5_Pre-Construction and
Demolition Recycling
Plan
5_Pre-Construction and
Demolition Recycling
Plan_.pdf
1 DOC 7/13/2021 Etrakit Public
Registration
6_Structural
Calculations
6_Structural
Calculations.PDF 1
DOC 7/13/2021 Etrakit Public
Registration
7_Construction
Management Plan
7_Construction
Management Plan
Guidelines.pdf
1 DOC 7/13/2021 Etrakit Public
Registration
8_Disclosuresand Forms
for Owner-Builders
8_Disclosuresand Forms
for Owner-Builders
Applying for
Construction P.pdf
1 DOC 7/13/2021 Etrakit Public
Registration
9_Expedited Third-Party
Services Application
9_Expedited Third-Party
Services Application.pdf 1
DOC 8/24/2021 Etrakit Public
Registration
Third Party check
approval letter
Plan Check Approval
Letter for 76 Longwood
Drive.pdf
1 DOC 8/24/2021 Etrakit Public
Registration
BW approved -
Architectural Plans
76 LONGWOOD DR Final
Documents -
Reviewed.pdf
1 DOC 8/24/2021 Etrakit Public
Registration
BW approved -
Structural Calculations
Struct Calcs Rev 1 San
Anselmo.pdf 1
DOC 10/11/2021 Etrakit Public
Registration
Sub 2 - Transmittal
Letter
Transmittal
Letter_signed.pdf 1
DOC 10/11/2021 Etrakit Public
Registration Sub 2 - Response Letter
76 LONGWOOD
DR_Plan Check

1.2_updated.pdf
1 DOC 10/11/2021 Etrakit Public
Registration
Sub 2 - Updated "Initial
Total Project Cost
Evaluation" sheet
76 Longwood Project
Estimate_updated.pdf 1
Printed: Wednesday, February 28, 2024 11:41:34 AM 21 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
847

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 10/11/2021 Etrakit Public
Registration Sub 2 - Plans
76 LONGWOOD DR.

FULL SET REV 01 SET Oct
2021.pdf
1 DOC 10/11/2021 Etrakit Public
Registration
Sub 2 - Plan Check
Approval Letter
Plan Check Approval
Letter for 76 Longwood
Drive 9-20-21.pdf
1 DOC 6/8/2022 Etrakit Public
Registration
Rev 1 Sub 3 - Engineers
Response / Calcs
Rev 1 Sub 3 - Engineers
Response and Calcs.pdf 1
DOC 7/13/2022 Etrakit Public
Registration Rev 1 Sub 4 - Calcs Rev 1 Sub 4 - Calcs.pdf 1 DOC 7/13/2022 Etrakit Public
Registration
Rev 1 Sub 4 - Response
Letter
Rev 1 Sub 4 - Response
Letter.pdf 1
DOC 9/17/2021 Jackson Dobronyi 76 LONGWOOD
DR_Plan Check 1.pdf
76 LONGWOOD
DR_Plan Check 1.pdf 1
DOC 3/31/2022 Jackson Dobronyi Revision 1 - Letter Transmittal letter 03_30_2022.pdf 0
DOC 3/31/2022 Jackson Dobronyi Revision 1 - PLans
76 LONGWOOD DR.

FULL SET REV 02 SET
03_15_2022.pdf
0 DOC 5/2/2022 Jackson Dobronyi Revision 1 Sub 2 -
Calcs.pdf
Revision 1 Sub 2 -
Calcs.pdf 1
DOC 5/2/2022 Jackson Dobronyi Revision 1 Sub 2 - Fire
Place Specs 2.pdf
Revision 1 Sub 2 - Fire
Place Specs 2.pdf 1
DOC 5/2/2022 Jackson Dobronyi Revision 1 Sub 2 - Fire
Place Specs.pdf
Revision 1 Sub 2 - Fire
Place Specs.pdf 1
DOC 5/2/2022 Jackson Dobronyi Revision 1 Sub 2 -
Letter.pdf
Revision 1 Sub 2 -
Letter.pdf 1
DOC 5/2/2022 Jackson Dobronyi Revision 1 Sub 2 - Mech
Specs.pdf
Revision 1 Sub 2 - Mech
Specs.pdf 1
Printed: Wednesday, February 28, 2024 11:41:34 AM 22 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
848

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 5/2/2022 Jackson Dobronyi Revision 1 Sub 2 -
Plans.pdf
Revision 1 Sub 2 -
Plans.pdf 1
DOC 6/21/2022 Jackson Dobronyi Rev 1 sub 3 -
Transmittal Letter Rev 1 sub 3.pdf 0
DOC 6/21/2022 Jackson Dobronyi
Rev 1 Sub 3 - Calcs
(NOTE NO
CHANGES).pdf
Revision 1 Sub 3 -
Calcs.pdf 1
DOC 6/21/2022 Jackson Dobronyi Rev 1 Sub 3 - Plans 76 LONGWOOD DR.

FULL SET REV 03.pdf 0
DOC 7/21/2022 Jackson Dobronyi
B2021-0525_76
Longwood_Revision

1.pdf
B2021-0525_76
Longwood_Revision

1.pdf
1 DOC 5/23/2023 Jackson Dobronyi FINAL ROUTING FORM 20230523120348_1.pdf 1 DOC 8/11/2021 Lavinia Bortis signed 3rd party 20210811134944.pdf 1 DOC 11/23/2021 Lavinia Bortis 76 Longwood_B2021-
2025_Issued.pdf
76 Longwood_B2021-
2025_Issued.pdf 1
DOC 12/7/2021 Lavinia Bortis 11/23 email sent with
all permit docs copy of email sent.pdf 0
DOC 11/8/2022 Lavinia Bortis insulation inspection
report.pdf
insulation inspection
report.pdf 1
DOC 11/10/2022 Lavinia Bortis structural observation
record 20221110101025.pdf 1
DOC 11/10/2022 Lavinia Bortis special inspection field
report
20221110101010.pdf 1
DOC 6/26/2023 Lavinia Bortis 4. Zero Waste Marin
Form_Receipts.pdf

4. Zero Waste Marin
Form_Receipts.pdf 0
DOC 6/26/2023 Lavinia Bortis

8. Green Building Final
Letter From approved
Rater.pdf

8. Green Building Final
Letter From approved
Rater.pdf
0 Printed: Wednesday, February 28, 2024 11:41:34 AM 23 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
849

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 6/26/2023 Lavinia Bortis 6. Water fixture
Conservation Form.pdf

6. Water fixture
Conservation Form.pdf 0
DOC 6/26/2023 Lavinia Bortis 5. Smoke CO2 Self
Certification Form.pdf

5. Smoke CO2 Self
Certification Form.pdf 0
DOC 6/26/2023 Lavinia Bortis 7. Final Letter From
Engineer of Record.pdf

7. Final Letter From
Engineer of Record.pdf 0
DOC 6/26/2023 Lavinia Bortis 2.2 Special inspections
Letters_Insulation.pdf

2.2 Special inspections
Letters_Insulation.pdf 0
DOC 6/26/2023 Lavinia Bortis

2.3 Special Inspections
Letter_Anchor
Installation.pdf

2.3 Special Inspections
Letter_Anchor
Installation.pdf
0 DOC 6/26/2023 Lavinia Bortis

2.1 Special inspections
Letters_Foundation_Wo
od Framing.pdf

2.1 Special inspections
Letters_Foundation_Wo
od Framing.pdf
0 DOC 6/26/2023 Lavinia Bortis 3. Structural
observation letters.pdf

3. Structural
observation letters.pdf 0
DOC 6/26/2023 Lavinia Bortis 1. HERS FORMS.pdf 1. HERS FORMS.pdf 0 DOC 6/26/2023 Lavinia Bortis 1.1 HERS FORMS.pdf 1.1 HERS FORMS.pdf 0 DOC 6/26/2023 Lavinia Bortis

2. Special Inspections
Letter_Shear Plywood
Nailing.pdf

2. Special Inspections
Letter_Shear Plywood
Nailing.pdf
0 PHOTO 6/26/2023 Lavinia Bortis Permit 2021-0190_
comment.jpg
Permit 2021-0190_
comment.jpg 0
PHOTO 6/26/2023 Lavinia Bortis
Handrails for Resale
Permit__B2021-
0190_2.jpg
Handrails for Resale
Permit__B2021-
0190_2.jpg
0 PHOTO 6/26/2023 Lavinia Bortis
Handrails for Resale
Permit__B2021-
0190_1.jpg
Handrails for Resale
Permit__B2021-
0190_1.jpg
0 Printed: Wednesday, February 28, 2024 11:41:34 AM 24 of 24 Permit Details
Town of San Anselmo

PERMIT NUMBER
B2021-0525
850

TOWN OF SAN ANSELMO

BUILDING & PUBLIC WORKS
525 SAN ANSELMO AVE.,
SAN ANSELMO, CA 94960
INSPECTOR: (415) 258 - 4618
PERMITS: (415) 258 - 4616
PERMIT NO.: B2021-0525
DATE ISSUED: 11/23/2021
NOTES:

BUILDING PERMIT
THIS PERMIT CARD SHALL BE DISPLAYED SO AS VISIBLE FROM THE STREET AT ALL TIMES.

Plans and construction documents shall be on the job site at all times when work is in progress.

After completion of work, retain this card for your records.

Property Address: 76 LONGWOOD DR Parcel Number: 006-262-09 Permit Type: REMODEL Sub Type: MAJOR REMODEL-50%

OR MORE
Description of Work: Kitchen/bath remodel, windows change, new office, furnace Project Valuation: $251000
Applicant Anna Oleinikova Phone No. 4084826677
Owner Ilya Sigal Phone No. 6504009705
Architect Phone No.

Engineer Phone No.

Contractor M AND D HOME

IMPROVEMENT
Phone No. 5109092312
Work under this permit must commence within 180 days of issuance. The permit expires and becomes null and void in 180 days from date of issue if no inspections are passed, or if work is not performed in a continuous manner for in excess of a period of 60 days. The passing of each inspection extends the expiration date of this permit by 180 days. All work must be done in accordance with the 2019 editions of the California Building Code, California Residential Code, California Plumbing Code, California Mechanical Code, California Electrical Code, California Green Building Code, California Energy Code and the Town of San Anselmo Municipal Code.

All approved work is subject to Town field inspection(s) and verification. All required inspections are scheduled online. A written appeal of permit fees or conditions of approval may be made to the Town within ten (10) days of the issuance of this permit.
851

ADDITIONAL SITES

CHRONOLOGY

CONTACTS
NAME TYPE NAME ADDRESS1 CITY STATE ZIP PHONE FAX EMAIL
APPLICANT Anna Oleinikova 38 Lenelle Ct Moraga CA 94556 (408)482-6677 [email protected] m

CHRONOLOGY TYPE STAFF NAME ACTION DATE COMPLETION DATE NOTES Check on reviews from all
departments Jackson Dobronyi 5/9/2022 5/9/2022
Check on reviews from all
departments Jackson Dobronyi 6/15/2022 6/15/2022 LB to issue Consultant Review Lavinia Bortis 4/15/2022 4/15/2022 Sent Sub. 1 to CSG_5 docs on 4-15-2022 Consultant Review Lavinia Bortis 6/1/2022 6/1/2022 Sent Sub. 2 to CSG_ 2 docs. Sent the revised sub. 2 plans. 5-31 -2022 after Jacksons attachment of sub. 2 transmittal.

CONDITIONS
Description: Decks and Porch Expansion
Type: BUILDING Subtype: RESIDENTIAL Status: FINALED Applied: 3/21/2022 EPRS Parcel No: 006-262-09 Site Address: 76 LONGWOOD DR SAN ANSELMO,CA 94960 Approved: 6/9/2022 JDOB Subdivision: Block: Lot: Issued: 6/15/2022 LBOR
Lot Sq Ft: 0 Building Sq Ft: 0 Zoning: Finaled: 5/5/2023 JVAL Valuation: $18,000.00 Occupancy Type: Construction Type: Expired:

No. Buildings: 0 No. Stories: 0 No. Unites: 0
Details:

Printed: Thursday, July 18, 2024 9:24:37 AM 1 of 7
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0172
852

CONTACTS
NAME TYPE NAME ADDRESS1 CITY STATE ZIP PHONE FAX EMAIL
CONTRACTOR Marius Rotaru CA (510)909-2312 manddhomeimprovem [email protected]
OWNER Anna Oleinikova 38 Lenelle Ct Moraga CA 94556 (408)482-6677 [email protected] m

FINANCIAL INFORMATION
DESCRIPTION ACCOUNT QTY AMOUNT PAID PAID DATE RECEIPT # CHECK # METHOD PAID BY CLTD BY
BUILDING PERMIT FEE 01.00.42202 0 $364.26 $364.26 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for BUILDING PERMIT FEE: $364.26 $364.26

BUILDING TECHNICAL
FEE 01.00.48064 0 $32.05 $32.05 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for BUILDING TECHNICAL FEE: $32.05 $32.05

BUILDING TRAINING
FEE 01.00.48065 0 $10.93 $10.93 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for BUILDING TRAINING FEE: $10.93 $10.93

GENERAL PLAN
MAINTENANCE 01.00.48012 0 $14.57 $14.57 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for GENERAL PLAN MAINTENANCE: $14.57 $14.57
GREEN BUILDING FEE 01.00.20310 0 $1.00 $1.00 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for GREEN BUILDING FEE: $1.00 $1.00
GROSS RECEIPT TAX 01.00.42001 0 $9.00 $9.00 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for GROSS RECEIPT TAX: $9.00 $9.00

PLAN CHECKS WITH
BUILDING 01.00.42201 0 $236.77 $236.77 4/1/22 R13413 141 CHECK Anna Oleinikova JDOB Printed: Thursday, July 18, 2024 9:24:37 AM 2 of 7
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0172
853

INSPECTIONS

INSPECTION TYPE INSPECTOR SCHEDULED
DATE

COMPLETED
DATE

RESULT REMARKS NOTES

EXTERIOR WALLS INSP

GRADE BEAM INSP

INSULATION INSP

MOISTURE BARRIER INSP

PIERS INSP

ROUGH ELECTRIC INSP

ROUGH MECHANICAL INSP

ROUGH PLUMBING INSP

SHEAR WALLS INSP

TEMPORARY POWER INSP

UNDERFLOOR FRAMING INSP
DESCRIPTION ACCOUNT QTY AMOUNT PAID PAID DATE RECEIPT # CHECK # METHOD PAID BY CLTD BY

PLAN CHECKS WITH
BUILDING 01.00.42201 0 $573.48 $573.48 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for PLAN CHECKS WITH BUILDING: $810.25 $810.25 PLAN STORAGE FEE 01.00.20313 5 $10.00 $10.00 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for PLAN STORAGE FEE: $10.00 $10.00
ROAD IMPACT FEE 19.00.48004 0 $270.00 $270.00 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for ROAD IMPACT FEE: $270.00 $270.00
STATE SEISMIC FEE 01.00.20302 0 $2.34 $2.34 6/9/22 WEB4093 650280908 CREDIT Anna Oleinikova EPRS Total Paid for STATE SEISMIC FEE: $2.34 $2.34
TOTALS: $1,524.40 $1,524.40
Printed: Thursday, July 18, 2024 9:24:37 AM 3 of 7
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0172
854

BIO-RENTENTION SSCH
LATH JVAL 11/18/2022 11/18/2022 PASS eTRAKiT Inspection Request 11/16/2022 12:04 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
should have been scheduled under B2021-
0525
SHOWER PAN JVAL 3/24/2023 3/24/2023 PASS eTRAKiT Inspection Request 3/23/2023 3:57 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
no shower pan on deck or porch. This
inspection should have been scheduled under
B2021-0525
FOOTING JVAL 5/5/2023 5/5/2023 PASS eTRAKiT Inspection Request Anna 408-482-6677
5/2/2023 5:08 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
ROUGH FRAMING JVAL 5/5/2023 5/5/2023 PASS eTRAKiT Inspection Request Anna 408-482-6677 Printed: Thursday, July 18, 2024 9:24:37 AM 4 of 7
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0172
855
ROUGH FRAMING JVAL 5/5/2023 5/5/2023 PASS eTRAKiT Inspection Request 5/2/2023 5:08 PM Marius Rotariu
Contact Name: Marius Rotariu
Site Address: 76 LONGWOOD DR
Phone: 5109092312
e-Mail: [email protected]
FINAL** JVAL 5/5/2023 5/5/2023 FINAL

REVIEWS

REVIEW TYPE REVIEWER SENT DATE DUE DATE RETURNED
DATE

STATUS REMARKS NOTES

COMPLETENESS

CHECK - BUILDING
Jackson
Dobronyi 3/21/2022 4/7/2022 4/15/2022

1. On the Plans:
a. Please note the Flood Zone on the cover sheet
b. Please note the WUI Zone on the cover sheet

2. Drop off a check for the plan check fees in our
drop box outside the townhall entrance. Please
place all checks in envelopes and write in the
permit number in the memo line. The amount
due for the review is $236.77
for the planning department: Please have your
designer provide a site plan that includes the
deck’s distances to the property lines, as well as
the height of the deck as well.

BUILDING 3RD PARTY 4/15/2022 5/2/2022 5/6/2022 RESUBMITTAL

REQUIRED CSG

1. See CSG comments

2. Applicant shall final expired permits before this
permit can be issued.

3. Please provide resale report to applicant. All
other items under non-conforming shall be
addressed before this permit is issued.

PLANNING PLANNING 4/15/2022 5/2/2022 4/22/2022 APPROVED BUILDING 3RD PARTY 5/31/2022 6/8/2022 6/9/2022 APPROVED CSG

PARENT PROJECTS
Printed: Thursday, July 18, 2024 9:24:37 AM 5 of 7
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0172
856

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 3/21/2022 Etrakit Public
Registration
Sub 1 - Plan Submittal
Checklist
Sub 1 - Plan Submittal
Checklist.pdf 1
DOC 3/21/2022 Etrakit Public
Registration
Sub 1 - Initial Cost
Evaluation
Sub 1 - Initial Cost
Evaluation .pdf 1
DOC 3/21/2022 Etrakit Public
Registration Sub 1 - Structural Calcs Sub 1 - Structural Calcs.pdf 1 DOC 3/21/2022 Etrakit Public
Registration Sub 1 - Recycling Form Sub 1 - Recycling Form.pdf 1 DOC 3/21/2022 Etrakit Public
Registration Transmittal Letter 6_Transmittal Letter.docx 1 DOC 4/13/2022 Etrakit Public
Registration Sub 1 - PLans Sub 1 - PLans.pdf 1
DOC 5/31/2022 Etrakit Public
Registration Sub 2 - PLans Sub 2 - Plans.pdf 1
DOC 5/31/2022 Etrakit Public
Registration Sub 2 - Revised plan
B2022-
0172_76_LONGWOOD_
DRIVE_STRUCT_REV3.p
df
1 DOC 5/9/2022 Jackson Dobronyi 76 LONGWOOD
DR_Plan Check 1.pdf
76 LONGWOOD
DR_Plan Check 1.pdf 1
DOC 5/31/2022 Jackson Dobronyi Sub 2- Transmittal
Letter and Calcs.pdf
Sub 2- Transmittal
Letter and Calcs.pdf 1
DOC 5/3/2022 Lavinia Bortis Cover Page CSG.pdf Cover Page CSG.pdf 0 DOC 5/3/2022 Lavinia Bortis CSG Corrections.pdf CSG Corrections.pdf 1 DOC 6/8/2022 Lavinia Bortis CSG approved
transmittal.pdf
CSG approved
transmittal.pdf 0

BOND INFORMATION
Printed: Thursday, July 18, 2024 9:24:37 AM 6 of 7
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0172
857

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 6/15/2022 Lavinia Bortis
B2022-
0172_76_LONGWOOD_I
ssued.pdf
B2022-
0172_76_LONGWOOD_I
ssued.pdf
1 DOC 11/10/2022 Lavinia Bortis special inspection field report
20221110101010.pdf 1
DOC 11/10/2022 Lavinia Bortis
Structural observation
periodic compliance
report
20221110101025.pdf 1
DOC 5/26/2023 Lavinia Bortis 3 special inspection
reports
20230526103815.pdf 1
Printed: Thursday, July 18, 2024 9:24:37 AM 7 of 7
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0172
858

ADDITIONAL SITES

CHRONOLOGY

CONTACTS
NAME TYPE NAME ADDRESS1 CITY STATE ZIP PHONE FAX EMAIL
APPLICANT Anna Oleinikova 38 Lenelle Ct Moraga CA 94556 (408)482-6677 [email protected] m
CONTRACTOR Marius Rotariu ca (510)909-2312 [email protected] om
OWNER 76 Longwood Drive LLC 1325 Howard Ave., Ste.
329
Burlingame CA 94010 (650)400-9750 [email protected]

CHRONOLOGY TYPE STAFF NAME ACTION DATE COMPLETION DATE NOTES Note To Record Lavinia Bortis 11/4/2022 11/29/2022 requested gutter guards pictures

CONDITIONS
Description: New Roof, Class A shngl, Trim back eaves 6-8", resale item Type: REROOF Subtype: Status: FINALED Applied: 5/12/2022 EPRS Parcel No: 006-262-09 Site Address: 76 LONGWOOD DR SAN ANSELMO,CA 94960 Approved: 5/12/2022 LBOR Subdivision: Block: Lot: Issued: 5/12/2022 LBOR
Lot Sq Ft: 0 Building Sq Ft: 0 Zoning: Finaled: 10/27/2022 INSP Valuation: $18,000.00 Occupancy Type: Construction Type: Expired:

No. Buildings: 0 No. Stories: 0 No. Unites: 0
Details:

FINANCIAL INFORMATION
Printed: Thursday, July 18, 2024 9:26:12 AM 1 of 4
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0283
859

INSPECTIONS

INSPECTION TYPE INSPECTOR SCHEDULED
DATE

COMPLETED
DATE

RESULT REMARKS NOTES
ROOF (IN PROGRESS) JVAL 8/19/2022 8/19/2022 PASS eTRAKiT Inspection Request 8/17/2022 1:58 PM Anna Oleinikova
Contact Name: Anna Oleinikova
Site Address: 76 LONGWOOD DR
Phone: 4084826677
e-Mail: [email protected]
DESCRIPTION ACCOUNT QTY AMOUNT PAID PAID DATE RECEIPT # CHECK # METHOD PAID BY CLTD BY

GEN PLAN

MAINTENANCE FOR

REROOFS

01.00.48012 0 $6.32 $6.32 5/12/22 WEB3939 635977362 CREDIT Anna Oleinikova EPRS Total Paid for GEN PLAN MAINTENANCE FOR REROOFS: $6.32 $6.32 GREEN BUILDING FEE 01.00.20310 0 $1.00 $1.00 5/12/22 WEB3939 635977362 CREDIT Anna Oleinikova EPRS Total Paid for GREEN BUILDING FEE: $1.00 $1.00
GROSS RECEIPT TAX 01.00.42001 0 $9.00 $9.00 5/12/22 WEB3939 635977362 CREDIT Anna Oleinikova EPRS Total Paid for GROSS RECEIPT TAX: $9.00 $9.00
REROOF 01.00.42202 0 $158.00 $158.00 5/12/22 WEB3939 635977362 CREDIT Anna Oleinikova EPRS Total Paid for REROOF: $158.00 $158.00
ROAD IMPACT FEE 19.00.48004 0 $270.00 $270.00 5/12/22 WEB3939 635977362 CREDIT Anna Oleinikova EPRS Total Paid for ROAD IMPACT FEE: $270.00 $270.00
STATE SEISMIC FEE 01.00.20302 0 $2.34 $2.34 5/12/22 WEB3939 635977362 CREDIT Anna Oleinikova EPRS Total Paid for STATE SEISMIC FEE: $2.34 $2.34
TOTALS: $446.66 $446.66
Printed: Thursday, July 18, 2024 9:26:12 AM 2 of 4
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0283
860

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 10/24/2022 Lavinia Bortis C and D Form
Scannable Document on
Oct 14, 2022 at 9_53_23
AM.pdf
0 DOC 10/24/2022 Lavinia Bortis image0.jpeg image0.jpeg 0

BOND INFORMATION
FINAL** INSP 9/20/2022 9/29/2022 RESCHEDULE eTRAKiT Inspection Request 9/16/2022 12:34 PM Anna Oleinikova
Contact Name: Anna Oleinikova
Site Address: 76 LONGWOOD DR
Phone: 4084826677
e-Mail: [email protected]
Town rescheduled.

FINAL** INSP 10/19/2022 10/19/2022 NO ONE
ONSITE eTRAKiT Inspection Request
10/18/2022 1:57 PM Anna Oleinikova
Contact Name: Anna Oleinikova
Site Address: 76 LONGWOOD DR
Phone: 4084826677
e-Mail: [email protected]
Final subject to C&D’s /gutter guards. JP
FINAL** INSP 10/27/2022 10/27/2022 FINAL Final approved. JP

REVIEWS

REVIEW TYPE REVIEWER SENT DATE DUE DATE RETURNED
DATE

STATUS REMARKS NOTES

COMPLETENESS

CHECK - PV/E/M/P

LAVINIA
BORTIS
5/12/2022 5/13/2022 5/12/2022

PARENT PROJECTS
Printed: Thursday, July 18, 2024 9:26:12 AM 3 of 4
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0283
861

ATTACHMENTS
Attachment Type CREATED OWNER DESCRIPTION PATHNAME SUBDIR ETRAKIT ENABLED DOC 10/24/2022 Lavinia Bortis image1.jpeg image1.jpeg 0 PHOTO 10/24/2022 Lavinia Bortis pic 4.jpg pic 4.jpg 0
PHOTO 10/24/2022 Lavinia Bortis pic 3.jpg pic 3.jpg 0
PHOTO 10/24/2022 Lavinia Bortis pic 2.jpg pic 2.jpg 0
PHOTO 10/24/2022 Lavinia Bortis pic 1.jpg pic 1.jpg 0
Printed: Thursday, July 18, 2024 9:26:12 AM 4 of 4
Permit Details
Town of San Anselmo

PERMIT NUMBER
B2022-0283
862
Structure Information
Depreciation:
$410,637.54
$615,956.31
Total Replacement Cost: $1,026,593.85
Actual Cash Value:

Property Valuation
Base Valuation
Single Family Residence
Base Cost $901,017.42
RC: $901,017.42
($423.69 per SF)
($169.47 per SF)
(60%)
Square Feet: 2423 Number of Corners: 10 Corners (or Four Building Masses)
Exterior Wall Type: Frame
Basic Cost General Description Value
Foundation Reinforced concrete, multiple grade changes 126,081.20 Wood or Metal Exterior Walls Irregular walls, some parapets, large openings 117,890.13 Exterior Finish Stone or masonry accents, good stucco or wood siding elsewhere 53,969.18 Roof and Soffit Multi-level slate, tile or flat surface with decorative details, large enclosed soffit 84,207.24 Plumbing and Electrical 3 good plumbing fixtures per bathroom, recessed lighting, 6 built-in appliances 64,763.02 Floor Structure Engineered wood or steel or reinforced concrete slab. 101,048.68 Special Features 5 standard built-in appliances, sliding glass or French doors, laundry room. 11,942.12 Windows and Doors Several large (6’ x 8’) windows, 4-6 exterior doors, stain grade doors 70,045.11 Kitchen 30 LF of deluxe wall and base cabinets, stone counter top, island work area 112,072.17 Bathrooms Tile shower with tub, 10’ of counter space, compartmented bathroom 21,587.67 Interior Finish Many decorative details and offsets, framed openings, 12’ ceiling in main room 67,365.79 Floor Finish Terrazzo, marble, granite, best hardwood or luxury carpet throughout 70,045.11 Description ExtCost
Additional Costs
Outside Stairway Costs 7,315.20
Balcony Costs 24,134.06
Basement Costs 28,060.40
Garage Costs 9,641.40
Deck Costs 21,198.84
Heating and Cooling Costs 18,463.26
Appliance Costs 3,629.47
Fireplace Costs 13,133.80
Total Additional Costs $125,576.43
Craftsman National Building Cost Estimator
863
1 of 19
Tuesday, July 16, 2024 at 13:44:32 Pacific Daylight Time Tuesday, July 16, 2024 at 13:44:32 Pacific Daylight Time Subject: Subject: Re: 76 Longwood
Date: Date: Thursday, May 2, 2024 at 3:12:41PM Pacific Daylight Time From: From: Megan Holt Acevedo
To: To: John Sharp
CC: CC: Sean Condry, Erica Freeman
Hi John
Based on our discussion this afternoon, your client takes issue with the undergrounding requirement applicable to his property. StaT has aTirmed that they will not change their position because you have not submitted any information to support your assertion that the project on the property did not constitute a substantial improvement; therefore, staT’s final determination is consistent with the Town’s position throughout the approval process. Specifically, the Town has determined that the cumulative work at your clients’ property triggers the Town’s requirement to underground utilities. Your clients’ project is within the CBC’s definition of a substantial improvement, as any repair, reconstruction, rehabilitation, alteration, addition or other improvement of a building or structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the improvement or repair is started. As such, the Town’s Municipal Code 9-4.01 requires buildings or structures that undergo a substantial improvement as defined by the CBC to place all electrical and communication service laterals, including those for cable television service, underground from the main service equipment. See Code 9-4.01 for all requirements.

You must file an appeal and pay the Town’s appeal fee of $2,614 within 10 days.

Thanks
Megan
From: Megan Holt Acevedo <[email protected]>
Date: Thursday, May 2, 2024 at 2:27 PM
To: John Sharp <[email protected]>
Subject: Subject: Re: 76 Longwood
Yes.

From: John Sharp <[email protected]>
Date: Thursday, May 2, 2024 at 2:25 PM
To: Megan Holt Acevedo <[email protected]>
Subject: Subject: RE: 76 Longwood
Sorry for this—may I call you in 15?
From: Megan Holt Acevedo <[email protected]>
Sent: Wednesday, May 1, 2024 2:27 PM
To: John Sharp <[email protected]>
Subject: Subject: Re: 76 Longwood
864
2 of 19
OK. 2:30 will work.

From: From: John Sharp <[email protected]>
Date: Date: Wednesday, May 1, 2024 at 1:35 PM
To: To: Megan Holt Acevedo <[email protected]>
Subject: Subject: Re: 76 Longwood
Sorry, I’m kind of fouled up in the morning.

How’s the aVernoon between 1 and 3:30?
Sent from my iPhone
On May 1, 2024, at 1:32 PM, Megan Holt Acevedo <[email protected]> wrote:

I can talk tomorrow morning at 10:30 AM.

On May 1, 2024, at 12:54 PM, John Sharp <[email protected]> wrote:

Hi Megan,
Thanks for reaching out.

It’s getting pretty tight here. Are you around tomorrow? John
From: Megan Holt Acevedo <[email protected]>
Sent: Wednesday, May 1, 2024 12:32 PM
To: John Sharp <[email protected]>
Subject: Subject: Re: 76 Longwood
Hi John
Does 1:30 today sYll work for you?
Thanks
Megan
On Apr 26, 2024, at 10:34 AM, Megan Holt Acevedo <[email protected]> wrote:
1:30 works. I’ll talk to you then.

Megan
From: From: John Sharp <[email protected]>
Date: Date: Friday, April 26, 2024 at 10:31 AM
To: To: Megan Holt Acevedo <[email protected]>
865
3 of 19
Subject: Subject: Re: 76 Longwood
Any chance we could do 1:30 or aVer 3? I just noYced I have an appointment at 2.

Thanks,
John
Sent from my iPhone
On Apr 26, 2024, at 10:27 AM, Megan Holt Acevedo
<[email protected]> wrote:

Yes. Would 2pm work for you?
From: John Sharp <[email protected]>
Date: Friday, April 26, 2024 at 9:47 AM
To: Megan Holt Acevedo <[email protected]>
Subject: Subject: RE: 76 Longwood
Hi Megan,
May you and I please set a time to talk during the
afternoon of next Wednesday, 5/1?
Thanks,
John
John E. Sharp
Law Offices of John E. Sharp
24 Professional Center Parkway, Suite 110
San Rafael, CA 94903
(415) 479-1645 (phone)
(415) 295-7020 (fax)
Confidentiality Notice: The information contained in this message is protected by the attorney/client privilege
and/or the attorney work product privilege. It is intended only for the use of the individual named above, and the privileges are not waived by virtue of this having been sent by e-mail. If the person actually receiving this
message or any other reader of this message is not the
named recipient, or the employee or agent responsible
to deliver it to the named recipient, any use
dissemination, distribution or copying of this
communication is strictly prohibited. If you have
received this communication in error, please
immediately notify us by telephone and return the
original message to us at the above address via the
U.S. Postal Service. Thank you.

IRS Circular 230 Notice: Any U.S tax advice contained
in this communication (or in any attachment) is not
866
4 of 19
intended or written to be used, and cannot be used, for (a) the purpose of avoiding penalties under the Internal Revenue Code or (b) promoting, marketing or
recommending to another party any transaction or
matter addressed in this communication (or in any
attachment).

From: Megan Holt Acevedo <[email protected]>
Sent: Tuesday, April 16, 2024 3:06 PM
To: John Sharp <[email protected]>
Cc: Sean Condry <[email protected]>
Subject: Subject: Re: 76 Longwood
Hi John
Please provide the Town with an update on the
undergrounding plans for 76 Longwood.

Thanks
Megan
From: John Sharp <[email protected]>
Date: Monday, April 8, 2024 at 2:30 PM
To: Megan Holt Acevedo <[email protected]>
Cc: Sean Condry
<[email protected]>
Subject: Subject: RE: 76 Longwood
Hi Megan,
I lost some time to an injury. We’re still
reviewing. I’ll let you know our direction this
week.

Thank you,
John E. Sharp
Law Offices of John E. Sharp
24 Professional Center Parkway, Suite 110
San Rafael, CA 94903
(415) 479-1645 (phone)
(415) 295-7020 (fax)
Confidentiality Notice: The information contained in this message is protected by the attorney/client privilege
and/or the attorney work product privilege. It is intended only for the use of the individual named above, and the privileges are not waived by virtue of this having been sent by e-mail. If the person actually receiving this
message or any other reader of this message is not the
named recipient, or the employee or agent responsible
to deliver it to the named recipient, any use
dissemination, distribution or copying of this
communication is strictly prohibited. If you have
867
5 of 19
received this communication in error, please
immediately notify us by telephone and return the
original message to us at the above address via the
U.S. Postal Service. Thank you.

IRS Circular 230 Notice: Any U.S tax advice contained
in this communication (or in any attachment) is not
intended or written to be used, and cannot be used, for (a) the purpose of avoiding penalties under the Internal Revenue Code or (b) promoting, marketing or
recommending to another party any transaction or
matter addressed in this communication (or in any
attachment).

From: Megan Holt Acevedo <[email protected]>
Sent: Monday, April 8, 2024 2:24 PM
To: John Sharp <[email protected]>
Cc: Sean Condry <[email protected]>
Subject: Subject: Re: 76 Longwood
Hi John
You have not responded to the email below, filed an
appeal or paid the appeal fee. This leads me to
believe that your client has chosen not to appeal the
staT determination that obligates them to
underground the utilities at 76 Longwood. Please
provide me with an update on the steps that have
been taken to satisfy this condition and an estimated
date of completion.

Thanks,
Megan
From: Megan Holt Acevedo <[email protected]>
Date: Thursday, February 29, 2024 at 2:42 PM
To: John Sharp <[email protected]>
Cc: Sean Condry
<[email protected]>
Subject: Subject: Re: 76 Longwood
Hi John
I have PDFs of a few of the key documents I menYoned
in connecYon with the permit for a “Major Remodel –
50% or More” on their property at 76 Longwood
(B2021-0525). I have not included documents that
relate to the second permit for addiYonal decks and
work that added to the value of the project, because
even without the second permit, it is clear that
undergrounding was required for a remodel of this
868
6 of 19
scale.

As I indicated on our call, the record demonstrates that this was not an “aVer-the-fact” aeempt to nullify or in any way alter the rights conferred by the permit.

Rather, these documents show that the Town
consistently noted the substanYal nature of the project and that undergrounding is required for such a
remodel. Your clients were on noYce from the fall of
2021 that the permit was condiYoned on
undergrounding the uYliYes. For example, in the
September 3, 2021 comment leeer from Erica Freeman
to your clients, she noted:

Please add the following note to the cover
sheet: The cumulative work at your
property triggers the Town’s requirement to
underground utilities. Your project is within
the CBC’s definition of a substantial
improvement, any repair, reconstruction,
rehabilitation, alteration, addition or other
improvement of a building or structure, the
cost of which equals or exceeds 50 percent
of the market value of the structure before
the improvement or repair is started.

As such the Town’s Municipal Code 9-4.01
Underground utilities requires buildings or
structures that undergo a substantial
improvement as defined by the CBC to
place all electrical and communication
service laterals including those for cable
television service underground from the
main service equipment. See Code 9-4.01
for all requirements.

Please follow up with Public Works to
coordinate undergrounding your utilities.

Accordingly, the Town’s posiYon is unchanged.

You suggest below that you wish to have this maeer
heard by the Town Council on appeal; however, my
understanding from our call today is that you wish to
review the property file before moving forward. If you
decide to move forward with an appeal, you will have
to file a formal appeal with the Town Clerk and pay the appeal fee to iniYate such a proceeding.

Best,
Megan
Megan H. Acevedo
Attorney
869
7 of 19
<image001.png>
Landlines: 628-240-3854 (main)
Mobile: 415-672-4416
Email: [email protected]
Mail or Visit: 999 Fifth Avenue, Suite 420, San Rafael, CA 94901 Confidentiality Notice: This email and any
attached files may be confidential, privileged,
and only the individual or entity intended as the
recipient should view them. If you have
received this email in error, please destroy all
copies and immediately notify the sender.

Thank you.

From: John Sharp <[email protected]>
Date: Friday, February 23, 2024 at 3:26 PM
To: Megan Holt Acevedo <[email protected]>
Subject: Subject: Re: 76 Longwood
Thanks Megan. Have a good weekend.

John
Sent from my iPhone
On Feb 23, 2024, at 3:00 PM, Megan Holt
Acevedo <[email protected]> wrote:

Hi John
I spoke with staT about your email
yesterday and we have a follow-up
meeting planned for Wednesday. I will
be in touch after Wednesday.

Thanks
Megan
From: From: John Sharp <[email protected]>
Date: Date: Thursday, February 15, 2024 at
12:55 PM
To: To: Megan Holt Acevedo <[email protected]>
Subject: Subject: Re: 76 Longwood
Thank you Megan,
Have a good weekend.
870
8 of 19
John
Sent from my iPhone
On Feb 15, 2024, at 12:49 PM,
Megan Holt Acevedo <[email protected]> wrote:

Hi John
Thank you for this
summary. It is helpful to
see your arguments
spelled out. Sean is out of
the oTice for a few days,
but I will be meeting with
him next week to discuss
this.

Best,
Megan
From: John Sharp <[email protected] m>
Date: Friday, February
9, 2024 at 2:56 PM
To: Megan Holt Acevedo <[email protected]>
Subject: Subject: RE: 76
Longwood
Megan,
The basis for the request
is as follows:

On July 9, 2021, in
conjuncYon with Permit
No. B2021-0525 , the
Town accepted Owner’s
statement of costs, and
the permit was issued, for
remodeling at the
Property. There ensued,
over the course of
approximately 2 years,
various aeempts by Staff
871
9 of 19
to inflate the value of the
project, apparently in
order to seek to have
uYliYes placed
underground.

For example, on June 20,
2023, Mr. Condry wrote to
Mr. Sigal, as follows:
“Per your approved plans
undergrounding is
required based on Town
code and valuaYon. This
is required of everyone
when they do a
substanYal remodel and
you would not have
received a
permit without this on the
plans”. This statement is
inaccurate. Moreover, it
is a retroacYve aeempt to
impose a new permit
condiYon and, as such, is
unlawful.

Such an aVer-the-fact
aeempt to nullify the
rights afforded in the
permit, parYcularly when
the permieee has relied
on the permit and spent
substanYal resources, is a
violaYon of law, as set
forth below.

Further, Ms. Freeman
relies on Assessor’s
records to determine
value. This is not the
correct means of value, as
stated in S.A.M.C. 9-1.101
and 9-1.202; rather, the
means of valuaYon should
be an appraisal of the
improvements, (as
872
10 of 19
opposed to the property
as a whole), based on
market value, and
according to Uniform
Standards of Professional
Appraisal PracYce
(USPAP). When the
permits were originally
issued, Mr. Sigal’s
valuaYon was accurate, as
idenYfied in his appraisal,
proximate to the
applicaYon date in 2021.

Owners’ request is
based upon three
theories:

Vested rights;
Avco
Community
Developers,
Inc., PlainYff
and
Appellant, v.

South Coast
Regional
Commission
(1976) 17
Cal.3d 785:
“If a property
owner has
performed
substanYal
work and
incurred
substanYal
liabiliYes in
good faith
reliance on a
permit issued
by the
government,
he acquires a
vested right
to complete
construcYon
873
11 of 19
in accordance
with the
terms of the
permit. Once
a landowner
has secured a
vested right
the
government
may not, by
virtue of a
change in the
zoning laws,
prohibit
construcYon
authorized by
the permit on
which he
relied.
“It has long
been the rule
in this state
and in other
jurisdictions
that if a
property
owner has
performed
substantial
work and
incurred
substantial
liabilities in
good faith
reliance upon
a permit
issued by the
government,
he acquires a
vested right
to complete
construction
in accordance
with the
terms of the
permit.
(Citations
omitted).
874
12 of 19
Once a
landowner
has secured a
vested right
the
government
may not, by
virtue of a
change in the
zoning laws,
prohibit
construction
authorized by
the permit
upon which
he relied.”
17 Cal.3d
785,

1. Inaccurate
applicaYon of state
and local law:

The Town
misinterprets its own
ordinance, with reference
to the applicaYon of the
definiYon of “substanYal
improvement”. The
California Building Code,
incorporated in the Town
Code by SecYon 9-1.101
and 9-1.201, does not
base valuaYon upon tax
assessor records, as the
Town suggests. Rather,
state law defines
substanYal improvement
as being based upon
“market value”. None of
the valuaYon methods
sought to be used by the
Town, either as created by
Staff, or from the NaYonal
Building Cost EsYmator are
valid. Thus, the valuaYon
of improvements is
875
13 of 19
misapplied, resulYng in
my client having been
singled out to
underground uYliYes
without a lawful basis
therefor.

1. Inverse
CondemnaYon by
over-regulaYon.

As you know, a
taking of
private
property can
occur via
regulatory
acYon. (CA
ConsYtuYon,
ArYcle I,
SecYon 19).

Here, the Town
has arbitrarily,
and aVer the
fact, sought to
ascribe an
inaccurate
value to 76
Longwood,
purely for the
purpose of
furthering the
Town’s
apparent goal
of forcing
undergroundin
g of all
properYes in
the Town.

While we do not
wish to escalate
the maeer, we
request that the
Town reconsider
its posiYons and
876
14 of 19
honor the permit
originally issued
for this project, by
finalizing said
permit to reflect
that all work
performed
pursuant thereto
has been
saYsfactorily
performed, and
issuing a final
inspecYon report,
reflecYng the
closing of the
permit.

Finally,
understanding
that staff intends
to deny my client’s
request, we
request that the
maeer be
agendized for
Town Council
consideraYon, at
the earliest
available
opportunity.

Please feel free to let me
know if staff will
reconsider, or, in the
alternaYve, formalize its
denial so that we may file
for appeal.

Thank you,
John E. Sharp
Law Offices of John E.

Sharp
24 Professional Center
Parkway, Suite 110
San Rafael, CA 94903
(415) 479-1645 (phone)
(415) 295-7020 (fax)
877
15 of 19
Confidentiality Notice: The
information contained in this
message is protected by the
attorney/client privilege
and/or the attorney work
product privilege. It is
intended only for the use of
the individual named above,
and the privileges are not
waived by virtue of this
having been sent by e-mail.

If the person actually
receiving this message or
any other reader of this
message is not the named
recipient, or the employee or
agent responsible to deliver
it to the named recipient, any
use dissemination,
distribution or copying of this
communication is strictly
prohibited. If you have
received this communication
in error, please immediately
notify us by telephone and
return the original message
to us at the above address
via the U.S. Postal Service.

Thank you.

IRS Circular 230 Notice: Any
U.S tax advice contained in
this communication (or in
any attachment) is not
intended or written to be
used, and cannot be used,
for (a) the purpose of
avoiding penalties under the
Internal Revenue Code or
(b) promoting, marketing or
recommending to another
party any transaction or
matter addressed in this
communication (or in any
attachment).

From: Megan Holt Acevedo <[email protected]>
Sent: Monday, January 22,
2024 11:31 AM
To: John Sharp <[email protected]
>
Subject: Subject: Re: 76 Longwood
Hi John
878
16 of 19
Before we can schedule an
appeal hearing with the
Council, you will have to file
a wrieen appeal of a staff
determinaYon and pay the
appeal fee. Staff made its
original undergrounding
determinaYon when the
permit was issued with the
undergrounding condiYon
listed on the plans. You’ve
suggested that the
undergrounding
requirement should not
apply in this instance, but
you have not provided a
basis for your posiYon.

Without the ability to
evaluate your argument,
staff has no reason to
believe that the
undergrounding
requirement should not
apply to your client. If you
would like staff to consider
your argument before filing
your appeal and fee, then
you can send a leeer
explaining your posiYon.

Otherwise, you can request
that staff make its final
determinaYon about
undergrounding without
taking your posiYon into
consideraYon, so that you
may then appeal that
decision by filing the
appropriate paperwork and
fee with the Town Clerk.

You should be aware that
the wrieen appeal must
include the grounds on
which the appeal is based.

Please let me know how you
wish to proceed.

Thanks
Megan
From: John Sharp
879
17 of 19
<[email protected] m>
Date: Date:Thursday, January
18, 2024 at 8:44 AM
To: To:Megan Holt Acevedo <[email protected]>
Subject: Subject: Subject: Re: 76
Longwood
Hi Megan,
I’m happy to share our
reasoning, when Yme
allows. Meanwhile, we really
need to get a date with the
Council.

Thanks,
John Sharp.

Sent from my iPhone
On Jan 11,
2024, at 4:50
PM, Megan
Holt Acevedo <[email protected]
aw> wrote:

Hi John
OK. I will talk
to staff and I
will be in touch
early next
week. Perhaps
you could
share your
posiYon with
me and staff
before filing
your appeal. It
would be
useful for us to
know what
your
arguments are.
880
18 of 19
Thanks
Megan
From: From:John
Sharp <john@johns
harplaw.com >
Date: Date:

Thursday,
January 11,
2024 at
4:40 PM
To: To:Megan
Holt
Acevedo <megan@eh
c.law>
Subject: Subject: Subject: 76
Longwood
Hi Megan ,
Thank you for
taking the Yme
to speak with
me this
aVernoon.

Haven’t
confirmed with
my client, we
believe that
the most
efficient route
forward will be
to appear
before the
Town Council
to present our
case, as to why
under
grounding,
should not
apply in this
instance.

We hope to do
that at the
earliest
881
19 of 19
available
opportunity.

If you are
available
tomorrow or
Monday, I
would
appreciate
talking about
the logisYcs.

Thank you
again,
John Sharp
Sent from my
iPhone
882
Bill Details
Owner: SHAPIRO ADEL
Parcel Number: 006-262-09
Bill Number: 21-1099963
Bill Date: 08/31/2021
Tax Rate Area: 007-000
Tax Roll Year: 2021/22
Bill Type: Supplemental
Values
New Value Prior Value Net Value
Land: $700,000.00 $27,179.00 $672,821.00
Improvement: $475,000.00 $109,852.00 $365,148.00
Business Property: $0.00 $0.00 $0.00
Personal Property: $0.00 $0.00 $0.00
Total Value: $1,175,000.00 $137,031.00 $1,037,969.00
Home Exemption: $0.00 $0.00 $0.00
Other Exemption: $0.00 $0.00 $0.00
Net Value: $1,175,000.00 $137,031.00 $1,037,969.00
Property Tax Charges
Levy Name Rate/Fund Install 1 Install 2 Total
0 BASIC TAX 1.0000 $5,189.84 $5,189.84 $10,379.68
1  SCHOOL BONDS K12&COM 0.0968 $502.28 $502.28 $1,004.56 1  CITY BONDS 0.0150 $77.83 $77.83 $155.66
1  SA PENSION 0.0590 $306.20 $306.20 $612.40
1  HEALTH BONDS 0.0218 $113.13 $113.13 $226.26
Total Tax: $6,189.28 $6,189.28 $12,378.56
Penalty: $0.00 $0.00 $0.00
Additional Penalty: $0.00 $0.00 $0.00
Amount Paid: $6,189.28 $6,189.28 $12,378.56
Delinquent Date: 12/10/2021 04/10/2022
Paid Date: 11/30/2021 03/25/2022
Total Due: $0.00 $0.00 $0.00
Remarks
Use the Property Tax Exemptions application to identify agencies on your tax bill that offer exemptions. For questions about your property valuation, please contact the Assessor's office at (415) 473-7215. 883
Item #: 3.1

STAFF REPORT
TOWN OF SAN ANSELMO Item #: 3.1
MEETING DATE: July 23, 2024
AGENDA TITLE: Consideration of designating Councilmember(s) to draft and submit argument regarding Just Cause Eviction and Tenant Protection ballot measure.

FROM: Administration
RECOMMENDATION: Consider motion to designate one or more Councilmembers to draft and submit an argument regarding the Just Cause Eviction and Tenant Protection ballot measure.

BACKGROUND AND DISCUSSION
For measures placed on the ballot by a legislative body, the legislative body or one or more of its members authorized by that body, may file a direct argument for or against the ballot measure. (Elec. Code, § 9282(b).) Additionally, written arguments may be submitted by a bona fide association of citizens, or any combination of voters and associations. A bona fide association of citizens is defined as a recognized group of citizens bound by a common interest or cause. The arguments will be distributed to voters in the voter information guide, which is mailed to each registered voter in the jurisdiction.

Direct arguments for or against a measure may not exceed 300 words and must be accompanied by the names and signatures of the authors. Arguments may be signed by up to 5 people, and signatories can identify themselves by name and affiliation.

Additionally, councilmembers may identify themselves as members of a council with or without the consent of the council.

If one or more arguments are submitted for or against any ballot measure, the Clerk must select only one argument in favor, and one against, for distribution to voters using the following order of priority:

1. City council or any member(s) authorized by the council;

2. the bona fide sponsor of the measure;

3. bona fide associations of citizens; and
884
Item #: 3.1

4. individual voters eligible to vote on the measure.

The deadline for filing arguments is set by the Clerk based on the time reasonably necessary to prepare and print arguments for the election. In San Anselmo, the deadline is August 15, 2024. Rebuttal arguments must be submitted to the Clerk within 10 days after the final filing dates for direct arguments. A rebuttal argument is limited to 250 words and refutes a direct argument in favor or against a measure. A rebuttal argument may be written by the author of the argument, or the author may authorize another person to do so in writing. Ten days following the final deadline for filing direct and rebuttal arguments, the documents will be available for public inspection.

On April 9, 2024, the Town Council adopted a Rent Stabilization Ordinance, which is the subject of a referendum. On May 28, 2024, the Town Council voted to place the Rent Stabilization Ordinance referendum on the November 5, 2024 General Election.

Thereafter, on June 11, 2024, 3 of the 5 Councilmembers voted in favor of submitting a ballot argument in favor of upholding the Town’s Rent Stabilization Ordinance.

On June 25, 2024, the Town Council voted in favor of a motion placing a measure on the November 5, 2024 General Election Ballot regarding Just Cause Eviction and Tenant Protections.

Staff returns with this item for the Council’s consideration of voting to designate a Councilmember or members to draft and submit an argument regarding the Just Cause Eviction and Tenant Protection ballot measure.

FISCAL IMPACT
No significant fiscal impact.

CEQA AND CLIMATE ACTION PLAN
Submission of a ballot argument not subject to the California Environmental Quality Act (“CEQA”) because it does not constitute a “project” within the meaning of Public Resources Code section 21065, and CEQA Guidelines sections 15060(c)(2), 15060(c)(3), or 15378 because there is no potential that it will cause a reasonably foreseeable direct or indirect physical change in the environment. The Climate Action Plan is not implicated.

RECOMMENDATION
Consider motion to designate one or more Councilmembers to draft and submit an argument regarding the Just Cause Eviction and Tenant Protection ballot measure. 885
Item #: 3.2

STAFF REPORT
TOWN OF SAN ANSELMO Item #: 3.2
MEETING DATE: July 23, 2023
AGENDA TITLE: Designation of Voting Delegate and Alternate(s) for the League of California Cities Annual ConferenceOctober 16-18, 2024 FROM: Administration
RECOMMENDATION: Appoint a Voting Delegate and Alternate for the League of California Cities Annual Conference— October 16-18, 2024.

BACKGROUND
The League of California Cities Annual Conference https://www.calcities.org/detailpages/event/2024/10/16/default-calendar/annual-conference-and-expo is being held October 16-18, in Long Beach. At this meeting, the Cal Cities membership considers and acts on resolutions that will establish Cal Cities policy.

In order to vote, the Town Council must designate a voting delegate and alternate(s) if desired.

ANALYSIS
This conference provides training and information to elected officials and administrators from California Cities. The League of California Cities is organized to provide legislative advocacy and other support to municipal government at the State of California. It also serves as a forum for recognizing exemplary services and programs by cities.

When Councilmembers desire to attend the annual League Conference, voting delegates are appointed at a Town Council meeting.

Should one or more Councilmembers wish to attend this Conference, and wish to participate in the voting process, a formal action must be taken by Council to designate the voting delegate and alternate.

FISCAL IMPACT
Attendance to the annual League Conference is budgeted each year, therefore, no additional cost is associated.
886
Item #: 3.2

CEQA AND CLIMATE ACTION PLAN CONSISTENCY
Designating voting and alternates delegates to the annual conference is not a “project” under the California Environmental Quality Act, because it does not involve an activity which has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment (Cal. Pub. Res. Code § 21065).

ATTACHMENTS
Attachment 1- League Conference and Voting Delegate Designation Information Packet.
887
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org

DATE: Wednesday, July 10, 2024
TO: Mayors, Council Members, City Clerks, and City Managers RE: DESIGNATION OF VOTING DELEGATES AND ALTERNATES
League of California Cities Annual Conference and Expo, Oct. 16-18, 2024 Long Beach Convention Center
Every year, the League of California Cities convenes a member-driven General Assembly at the Cal Cities Annual Conference and Expo. The General Assembly is an important opportunity where city officials can directly participate in the development of Cal Cities policy.

Taking place on Oct. 18, the General Assembly is comprised of voting delegates appointed by each member city; every city has one voting delegate. Your appointed voting delegate plays an important role during the General Assembly by representing your city and voting on resolutions.

To cast a vote during the General Assembly, your city must designate a voting delegate and up to two alternate voting delegates, one of whom may vote if the designated voting delegate is unable to serve in that capacity. Voting delegates may either be an elected or appointed official.

Action by Council Required. Consistent with Cal Cities bylaws, a city’s voting delegate and up to two alternates must be designated by the city council. Please note that designating the voting delegate and alternates must be done by city council action and cannot be accomplished by individual action of the mayor or city manager alone.

Following council action, please submit your city’s delegates through the online submission portal by Wed., Sept. 25. When completing the Voting Delegate submission form, you will be asked to attest that council action was taken. You will need to be signed in to your My Cal Cities account when submitting the form.

Submitting your voting delegate form by the deadline will allow us time to establish voting delegate/alternate records prior to the conference and provide pre-conference communications with voting delegates.

Conference Registration Required. The voting delegate and alternates must be registered to attend the conference. They need not register for the entire conference; they may register for Friday only. Conference registration is open on the Cal Cities website.

Council Action Advised by September 25, 2024
888
For a city to cast a vote, one voter must be present at the General Assembly and in possession of the voting delegate card and voting tool. Voting delegates and alternates need to pick up their conference badges before signing in and picking up the voting delegate card at the voting delegate desk. This will enable them to receive the special sticker on their name badges that will admit the voting delegate into the voting area during the General Assembly.

Please view Cal Cities’ event and meeting policy in advance of the conference.

Transferring Voting Card to Non-Designated Individuals Not Allowed. The voting delegate card may be transferred freely between the voting delegate and alternates, but only between the voting delegate and alternates. If the voting delegate and alternates find themselves unable to attend the General Assembly, they may not transfer the voting card to another city official.

Seating Protocol during General Assembly. At the General Assembly, individuals with a voting card will sit in a designated area. Admission to the voting area will be limited to the individual in possession of the voting card and with a special sticker on their name badge identifying them as a voting delegate.

The voting delegate desk, located in the conference registration area of the Long Beach Convention Center in Long Beach, will be open at the following times: Wednesday, Oct. 16, 8:00 a.m.-6:00 p.m. and Thursday, Oct. 17, 7:30 a.m.-4:00 p.m. On Friday, Oct. 18, the voting delegate desk will be open at the General Assembly, starting at 7:30 a.m., but will be closed during roll calls and voting.

The voting procedures that will be used at the conference are attached to this memo.

Please share these procedures and this memo with your council and especially with the individuals that your council designates as your city’s voting delegate and alternates.

Once again, thank you for submitting your voting delegate and alternates by Wednesday, Sept. 25. If you have questions, please contact Zach Seals at [email protected].

Attachments:
• General Assembly Voting Guidelines
• Information Sheet: Cal Cities Resolutions and the General Assembly 889
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org General Assembly Voting Guidelines

1. One City One Vote. Each member city has a right to cast one vote on matters pertaining to Cal Cities policy.

2. Designating a City Voting Representative. Prior to the Cal Cities Annual Conference and Expo, each city council may designate a voting delegate and up to two alternates; these individuals are identified on the voting delegate form provided to the Cal Cities Credentials Committee.

3. Registering with the Credentials Committee. The voting delegate, or alternates, may pick up the city's voting card at the voting delegate desk in the conference registration area. Voting delegates and alternates must sign in at the voting delegate desk. Here they will receive a special sticker on their name badge and thus be admitted to the voting area at the General Assembly.

4. Signing Initiated Resolution Petitions. Only those individuals who are voting delegates (or alternates), and who have picked up their city’s voting card by providing a signature to the credentials committee at the voting delegate desk, may sign petitions to initiate a resolution.

5. Voting. To cast the city's vote, a city official must have in their possession the city's voting card and voting tool; and be registered with the credentials committee. The voting card may be transferred freely between the voting delegate and alternates but may not be transferred to another city official who is neither a voting delegate nor alternate.

6. Voting Area at General Assembly. At the General Assembly, individuals with a voting card will sit in a designated area. Admission to the voting area will be limited to the individual in possession of the voting card and with a special sticker on their name badge identifying them as a voting delegate.

7. Resolving Disputes. In case of dispute, the credentials committee will determine the validity of signatures on petitioned resolutions and the right of a city official to vote at the General Assembly.
890
Sixty days before the
Annual Conference
and Expo, Cal Cities
members may submit
policy proposals on
issues of importance
to cities. The resolution must
have the concurrence of at least
five additional member cities or
individual members.

How it works: Cal Cities
Resolutions and the General Assembly
General Assembly
General Resolutions Policy Committees
Developing League of California Cities policy is a dynamic process that engages a wide range of members to ensure Cal Cities represents cities with one voice. These policies directly guide Cal Cities’ advocacy to promote local decision-making, and lobby against statewide policies that erode local control.

The resolutions process and General Assembly is one way that city officials can directly participate in the development of Cal Cities policy. If a resolution is approved at the General Assembly, it becomes official Cal Cities policy. Here’s how resolutions and the General Assembly work.

The petitioned
resolution is an
alternate method
to introduce policy
proposals during
the annual conference. The
petition must be signed by
voting delegates from 10% of
member cities, and submitted to
the Cal Cities President at least
24 hours before the beginning
of the General Assembly.

Petitioned Resolutions
The Cal Cities
President assigns
general resolutions
to policy committees
where members
review, debate, and recommend
positions for each policy proposal.

Recommendations are forwarded
to the Resolutions Committee.

Who’s who
The Resolutions Committee
includes representatives
from each Cal Cities
diversity caucus, regional
division, municipal
department, and policy
committee, as well as
individuals appointed by
the Cal Cities president.

Voting delegates
are appointed by each
member city; every city
has one voting delegate.

The General Assembly is a
meeting of the collective
body of all voting
delegates —one from
every member city.

Seven policy committees
meet throughout the year
to review and recommend
positions to take on bills
and regulatory proposals.

Policy committees include
members from each Cal
Cities diversity caucus,
regional division, and
municipal department,
as well as individuals
appointed by the Cal
Cities president.

During the General Assembly, voting delegates
debate and consider general and petitioned
resolutions forwarded by the Resolutions
Committee. Potential Cal Cities bylaws
amendments are also considered at this meeting.

Cal Cities policy
development is a memberinformed process,
grounded in the voices and
experiences of city officials
throughout the state.

For more information visit www.calcities.org/general-assembly Prior to the Annual Conference and Expo
Resolutions Committee
The Resolutions
Committee considers
all resolutions. General
Resolutions approved1 by
either a policy committee
or the Resolutions Committee are next
considered by the General Assembly.

General resolutions not approved, or
referred for further study by both a
policy committee and the Resolutions
Committee do not go to the General
Assembly. All Petitioned Resolutions
are considered by the General
Assembly, unless disqualified.2
During the Annual Conference and Expo
1 The Resolution Committee can amend a general resolution prior to sending it to the General Assembly. 2 Petitioned Resolutions may be disqualified by the Resolutions Committee according to Cal Cities Bylaws Article VI. Sec. 5(f). 891

San Anselmo City CouncilJuly 23, 2024

San Anselmo City Council
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