SECTION 8: Ordinance Amendment. Town of San Anselmo Municipal Code Section 10-3.502 (Parking standards.) is hereby amended as follows:
The Parking Standards Table, referred to as Table 5A, lists the minimum parking requirements for each use or activity. If a particular use or activity is not listed in the Parking Standards Table, then establishment of parking requirements for that use or activity shall be determined by the Planning Commission after the preparation of a parking demand study for the proposed use or activity. In the event of any conflict between the parking standards established in this Chapter and applicable provisions of the California Government Code, the provisions of the California Government Code shall prevail.
PARKING STANDARDS TABLE
TABLE 5A
RESIDENTIAL LAND USE NUMBER OF REQUIRED
ON-SITE PARKING SPACES(1)(2)
Single-Family Dwelling, Attached or Detached,
and Located below 150 mean sea level elevation
Two (2) spaces per living unit(4)
Single-Family Dwelling, Attached or Detached,
and Located above 150 mean sea level elevation
Three (3) spaces per living unit(3)
Residential unit associated with an application
under California Government Code Sections
65852.21 and 66411.7 and Senior Housing
Projects
One (1) space per living unit, except as provided
in Title 10, Chapter 4(2)
Accessory Dwelling Units See Title 10, Chapter 6
Multi-Family Living Unit:
Studio or 1-bedroom living unit One (1) space per unit
2-bedroom living unit One space per unit
3 or more bedroom living unit 1.5 spaces per unit
NON-RESIDENTIAL LAND USE NUMBER OF REQUIRED ON-SITE PARKING SPACES(1)(2)
Church, College/University Auditorium, High
School and Other Places of Public Assembly
One (1) space for each ten (10) fixed seats
Convalescent Home, Hospital One (1) space for every two (2) beds Auditorium, Theater, Other Similar Places of
Assembly
One (1) space for each five (5) seats
Commercial Place of Amusement, Assembly Hall
Without Fixed Seats, Dance Hall
One (1) space for each 100 gross square feet
building floor area
Hotel, Motel One (1) space for each guest room
Communication Equipment Building One (1) space for each 500 gross square feet of building floor area PLUS two (2) spaces for each
two (2) employees on duty on the maximum shift
Other Business, Commercial, Public Utility
Buildings5
One (1) space for each 500 gross square feet of
building floor area
Notes:
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(1) Any calculation of parking space requirements which results in a fractional parking space shall be rounded up to the next full parking space.
(2) A tandem parking space is not allowed to fulfill the legal parking space requirement unless otherwise noted in this chapter.
(3) One (1) of the three (3) parking spaces may be in tandem and may be located within the minimum required front setback unless otherwise noted in this chapter. (4) For any lot with an average width of 52 feet or less, one (1) of the two (2) parking spaces may be in tandem and may be located within the minimum required front setback and side setback. (5) One (1) of the three (3) parking spaces may be in tandem and may be located within the minimum required front setback unless otherwise noted in this chapter.
SECTION 9: Ordinance Amendment. The following amendment is made to Town of San Anselmo Municipal Code Section 10-3.702 (Hierarchy of discretionary actions.) to add the following definitions:
The following is the prescribed hierarchy order of discretionary actions:
(a) Zoning ordinance amendment;
(b) Planned Development;
(c) R-1-H Preliminary Development Plan (advisory only); (d) R-1-H Precise Development Plan;
(e) Tentative map;
(f) Conditional use permit;
(g) Variance;
(h) Design review.
Applications for any and all discretionary actions may be filed and processed concurrently, so long as each application is acted upon independently and in the order prescribed by this section.
SECTION 10: Ordinance Amendment. The following amendment is made to Town of San Anselmo Municipal Code Section 10-3.801 (Purpose and intent.) to add the following definitions:
The purpose of a zoning ordinance amendment is to allow any portion of Chapter 3 of Section 10 of the San Anselmo Municipal Code, including text, land use, development standards, definitions, maps, or procedures, to be amended. Zoning ordinance amendments may include all or any portion of the following:
(a) Adoption of zoning ordinance (Article 1)
(b) Designation and Establishment of Districts (Article 2) (c) Land Use Regulations (Article 3)
(d) Development Standards (Article 4)
(e) Parking and Loading Regulations (Article 5)
(f) General Provisions (Article 6)
(g) Zoning Ordinance Implementation Procedures (Article 7) (h) Zoning Ordinance Amendment (Article 8)
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(i) Planned Development (Article 9)
(j) R-1-H Preliminary Development Plan (Article 10)
(k) R-1-H Precise Development Plan (Article 11)
(l) Tentative Map (Article 12)
(m)Conditional Use Permit (Article 13)
(n) Variance (Article 14)
(o) Design Review (Article 15)
(p) Noticing—Public Hearings—Zoning Applications (Article 16) (q) Definitions (Article 17)
SECTION 11: Ordinance Amendment. Town of San Anselmo Municipal Code Title 10, Chapter 3, Article 9, Preliminary and Specific Planned Development Districts, to be renamed Title 10, Chapter 3, Article 9, Planned Development, is hereby amended as follows:
Article 9. Planned Development
10-3.901 Purpose and intent.
The Town contains numerous lots which, because of size, hillside location, unusual topography, natural resources, or aesthetic appeal, cannot appropriately be developed through adherence to rigid zoning restrictions. The special characteristics of these lots necessitate a flexible approach to the development of these lots which will provide for logical and orderly development, and at the same time, promote the health, safety, and general welfare of the Town, and adherence to the General Plan.
Planned development contemplates flexibility and variety in the location of buildings and the diversity of lot sizes and building designs. The Planned Development is intended to accommodate various types of development such as neighborhood and district shopping centers, single family residential developments, professional, multiple housing developments, commercial centers, and any other use, or combination of uses which can be made a part of a Planned Development.
10-3.902 Applicability.
(a) Use of Planned Development. A property owner or their designee may request establishment of a Planned Development through approval of a Conditional Use Permit, as set forth in Article 13 of this chapter of the San Anselmo Municipal Code, for any development within the applicable zoning district. Approval of a Conditional Use Permit for a Planned Development:
(1) May adjust or modify applicable development standards (e.g., development envelope, off-street parking, street layout, etc.) identified in this Municipal Code.
(2) May authorize a land use activity that is not otherwise allowed in the applicable zoning district in Table 3A of the Municipal Code provided that:
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1. The primary uses of the Planned Development are allowed in the applicable zoning district; and
2. The Planned Development maintains the characteristics and purpose of the applicable zoning district; and
(3) Shall be required before the approval of any Building, Grading, or other construction permit required by this Municipal Code for the proposed development.
(b) Compliance with General Plan. Strict compliance with the purpose and intent of the General Plan and any applicable plans adopted by the Town shall be required. 10-3.903 Application Filing.
The applicant shall prepare and submit an application for a Conditional Use Permit to the Town for the approval of a Planned Development. The application shall include all information required by the Town, as set forth in Article 13 of this chapter of the San Anselmo Municipal Code.
10-3.904 Review Authority.
The Planning Commission shall review and act upon a Conditional Use Permit for a proposed Planned Development after one or more public hearings. The Planning Commission’s decision may be appealed pursuant to Section 10-1.06 of the San Anselmo Municipal Code. 10-3.905 Required findings and decision.
Following a hearing, the review authority shall issue a written decision with the findings upon which the decision is based. The review authority may approve and/or modify, in whole or in part, with specific development conditions or deny the application. In order to qualify for a Planned Development, the following findings, with or without conditions, shall be made:
(a) The lot or lots is/are of sufficient size and otherwise suitable for planned development; (b) The land uses in the planned development are allowed within the subject zoning district;
(c) Planned development of the lot or lots would promote the purposes set forth in Section 10-3.901 of this article of the San Anselmo Municipal Code; (d) The planned development is consistent with the Town's General Plan, with specific reference to the applicable sections of the General Plan; (e) The planned development is necessary to allow for development that would not be achievable under the strict application of the provisions and standards identified in this Municipal Code;
(f) The planned development provides required public infrastructure improvements consistent with the standards of the applicable utility providers, including but not limited to emergency vehicle access, water supply, wastewater disposal, and stormwater management. All required infrastructure shall be installed and operational 231
prior to occupancy, and all development impact fees shall be paid in accordance with applicable Town ordinances;
(g) The approval of the planned development is in compliance with the requirements of the California Environmental Quality Act (CEQA); and
(h) The planned development meets the additional findings set forth in Article 13 of this chapter of the San Anselmo Municipal Code, as applicable. 10-3.906 Changes or Amendments To Approved PD.
All changes to a Planned Development shall require approval of a Conditional Use Permit, as set forth in Article 13 of this chapter, and all other applicable permits set forth in the San Anselmo Municipal Code.
SECTION 12: Ordinance Amendment. Town of San Anselmo Municipal Code Section 10-3.1305 (Required findings for conditional use permit.) is hereby amended as follows:
Approval of a conditional use permit, which may include the imposition of conditions, shall be made only after the making of the following findings:
(a) The establishment, maintenance, or operation of the use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of the proposed use or be detrimental or injurious to property or improvements in the neighborhood or to the general welfare of the Town.
In addition to the foregoing finding, special findings shall be made for certain districts or uses, as follows:
(b) Gasoline Stations—All Districts:
(1) Full Serve and Self-Service Gasoline Stations—ALL DISTRICTS: All operations including storage, excepting service with gasoline, oil, air, and water shall be conducted within a closed building.
(2) (Self-Service Gasoline Stations—ALL DISTRICTS: The granting of the conditional use permit will not adversely affect the public health, safety, or welfare by either diminishing the availability of minor emergency health and safety services, including rest rooms and minor automobile repair. (c) Limited Commercial (C-L) District—All Uses Requiring a Conditional use Permit: The granting of the conditional use permit will not allow a use which generates traffic at a rate greater than:
(1) Fifty (50) vehicle trip ends for each one thousand (1,000) gross square feet of gross leasable building area; or
(2) The existing number of trips during the a.m. and p.m. peak hours generated by the existing use as of July 22, 1997 (the determination for vacant buildings will be the most recent use between February 26, 1991 and July 22, 1997) on Sir Francis Drake Boulevard. Those numbers of traffic trips typically generated 232
for existing and proposed uses shall be obtained from the current edition of Trip Generation, Institute of Transportation Engineers. (d) The granting or denying of a conditional use permit for the on-sale and off-sale of beer and wine in conjunction with the sale of motor fuel shall be subject to the following:
(1) The findings shall be based on substantial evidence in view of the whole record to justify the ultimate decision; and
(2) In addition to the standards listed in the state Business and Professions Code Licensing Restrictions, the Town has the authority to further condition the conditional use permit.
(e) Conversion of a residential use to another use for buildings constructed on or before May 22, 1997: The granting of a conditional use permit will not allow a use that diminishes the existing affordable housing stock, including multifamily units and mixed use units (e.g., residential units above commercial uses), unless there is a clear public benefit or equivalent housing can be provided.
(f) Animal Boarding: All exterior walls shall be soundproofed to eliminate potential animal noise to the exterior of the building.
(g) Light Manufacturing: The use shall not cause odors, noise, and other factors which make the environment less desirable.
(h) All Commercial Uses: The size and operating characteristics of the proposed development would provide a balanced mix of uses that would be compatible with the existing and future land uses in the vicinity.
(i) Planned Development — All Districts: Refer to the findings in Article 9 of this chapter of the San Anselmo Municipal Code.
SECTION 13: Ordinance Amendment. Town of San Anselmo Municipal Code Section 10-3.1505 (Projects subject to design review.) is hereby amended as follows:
The following projects are subject to design review.
(a) Commercial, Professional, and Residential R-3 (four (4) or more units, churches, and convalescent homes):
(1) All new buildings; and
(2) All exterior modifications including changes to exterior paint colors and exterior finishes and new or replacement mechanical equipment.
(b) Residential R-1-H: All exterior modifications including changes to exterior paint colors and exterior finishes but excluding new or replacement mechanical equipment located in compliance with required setbacks and within building envelope and that meet all applicable requirements of the Town Noise ordinance.
(c) Residential R-1-C and R-1 lots that include any area at or above one hundred fifty (150) feet Mean Sea Level (hillside):
(1) New dwellings;
(2) Any second story or higher additions; and
(3) Any additions (which include deck and stairway structures, except those located 233
on the uphill side of the dwelling) greater than five hundred (500) square feet in size. For purposes of determining additions, pre-existing development that will be replaced in kind, will not be counted toward the five hundred (500) square feet, where such replacement involves no material change in visual effect due to identical size and identical or similar materials, design, and colors. Additions constructed after February 26, 1991, will be looked at cumulatively, henceforth, so that when the five hundred (500) square foot limit is triggered by the sum of all additions, design review will be required.
(4) Any request to exceed the maximum dwelling size in Table 4E. (d) Residential R-1, R-2, and R-3 (three (3) or fewer units) lots below one hundred fifty (150) feet Mean Sea Level (flatland):
(1) New dwellings;
(2) Any second story or higher additions;
(3) Any request to exceed the maximum adjusted floor area under Section 10-
3.412(e);
(4) Additions where the new construction will increase existing Adjusted Floor Area by fifty (50%) percent or more; and
(5) Additions in conjunction with the demolition of fifty percent (50%) or more of the existing exterior walls of a dwelling structure above the foundation. The Community Development Director or designee may develop written guidelines for what is included in exterior wall demolition, which shall be measured in square feet and shall include the square feet of windows and doors that are removed.
For purposes of making the above determinations, pre-existing development that will be replaced in kind shall not be counted where such replacement involves no material change in visual effect due to identical size and identical or similar design. Additions include decks, roof decks, and stairway structures. Demolition and a fifty (50%) percent building increase performed after March 24, 2009, will be looked at cumulatively, henceforth, so that when the limit is triggered by the sum of all the work performed, design review will be required. (e) Residential R-1 and R-2 design review for additions to existing dwellings and accessory structures originally and legally built less than eight (8) feet but not less than five (5) feet from the interior side property line.
(f) All parking spaces created in required setbacks in association with conversion of a garage to an accessory dwelling unit pursuant to Section 10-3.504(b). (g) Any project subject to design review in the Minor Intrusions Into Required Residential Development Standards Table 4B.
SECTION 14: Ordinance Amendment. The following amendment is made to Town of San Anselmo Municipal Code Section 10-3.1601 (Public hearings.) to add the following:
A public hearing shall be conducted as prescribed by the California Government Code, as may be amended from time to time, for the following:
(a) Zoning ordinance amendments;
(b) Planned Development;
(c) R-1-H Precise Development Plans;
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(d) Tentative maps;
(e) Variances;
Public hearings shall be conducted by the Planning Commission or the Town Council, as appropriate to the specific discretionary action.
Any Design Review, Conditional Use Permit, Demolition Permit or Variance application to be considered by the Planning Commission shall be considered at a noticed public meeting.
SECTION 15: Ordinance Amendment. The following amendment is made to Town of San Anselmo Municipal Code Section 10-3.1605 (Final approval of discretionary actions.) to add the following:
Any discretionary action as described in this chapter, except zoning ordinance amendments, shall be final ten (10) calendar days following the date of approval by the Community Development Director or designee, or the Planning Commission, whichever is applicable, unless the action of the Community Development Director, or designee, or the Planning Commission is appealed to the Planning Commission or Town Council in the manner prescribed in Sections 1-4.01 and/or 10-1.05 of the San Anselmo Municipal Code.
SECTION 16: Ordinance Amendment. The following amendment is made to Town of San Anselmo Municipal Code Section 10-3.1702 (Definitions) to add the following definitions:
“Co-housing” means a residential development on one contiguous parcel of land, designed by and developed for members of an existing co-housing organization in which members of the co-housing organization will own, self-manage, and reside. A co-housing development shall consist of residential dwelling units and shall be operated as a condominium, co-op, or similar form which allows for individual ownership of each dwelling unit. It shall also include one or more common structures containing a shared kitchen, library, computer room, laundry, greenhouse, play area or other common residential facilities for use by the residents.
The legal structure is typically an HOA, condo association, or housing cooperative. “Co-housing dwelling unit” means an individual dwelling unit within a co-housing development that is privately owned.
“Co-housing organization” means a membership of people interested in a co-housing development, during development and construction of a co-housing project, that transforms into a legal residential association upon completion of the development and subsequent occupation of the dwelling units. Membership of the association is open only to owners of dwelling units in the development.
“Community Development Director (CDD)” means the role previously referred to as the Planning Director. Any references to the Planning Director in this Code shall be understood to mean the Community Development Director (CDD), or the CDD may delegate and assign a designee.
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“Residential occupancy” means occupancy of residential structures or dwelling units for a permanent period of 30 days or greater.
SECTION 17: Ordinance Amendment. Town of San Anselmo Municipal Code Section 10-4.102 (Applicability.) is hereby amended as follows:
The Town shall ministerially consider without a hearing an application for a housing development containing no more than two (2) residential units under this chapter if the proposed housing development meets all of the following requirements:
(a) The parcel is located in an R-1, R-1-H, or R-1-C zoning district; (b) The boundaries of the Town include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau. (c) The parcel satisfies the requirements specified in California Government Code Section 65913.4(a)(6)(B) through (K).
(d) Notwithstanding any provision of this section or any local law, the proposed housing development would not require demolition or alteration of any of the following types of housing:
(1) Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income, as defined in California Health & Safety Code Sections 50093, 50079.5, and 50105.
(2) Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.
(3) Housing that has been occupied by a tenant in the last three (3) years. (f) The parcel subject to the proposed housing development is not a parcel on which an owner of residential real property has exercised the owner's rights under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 of California Government Code to withdraw accommodations from rent or lease within fifteen (15) years before the date that the development proponent submits an application.
(g) The proposed housing development does not allow the demolition of more than twentyfive (25%) percent of the existing exterior structural walls, unless the site has not been occupied by a tenant in the last three (3) years.
(h) The development is not located within a historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a Town landmark or historic property or district pursuant to a Town ordinance.
SECTION 18: Severability. The Town Council hereby declares every section, paragraph, sentence, clause, and phrase is severable. If any section, paragraph, sentence, clause or phrase of these ordinance amendments are for any reason found to be invalid or unconstitutional, such invalidity, 236
or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses or phrases.
SECTION 19: Effective Date. This Ordinance Amendment shall go into effect thirty (30) days from its adoption. Prior to the expiration of fifteen (15) days of adoption, this Ordinance Amendment or a summary thereof pursuant to Government Code Section 36933, shall be published at least once in a newspaper of general circulation, along with the names of the members of the Town Council voting for and against its adoption.
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EXHIBIT “B”
Zoning Map Amendments
Zoning Map
238
239
June 2021
Growing List of Penalties
for Local Governments
Failing to Meet
State Housing Law
California’s Housing and Community
Development (HCD) department in
April 2021 issued guidance to cities and
counties about the consequences of
falling short in adopting or otherwise
complying with previously adopted
housing elements.
HCD noted that, under legislation enacted in recent years, it is authorized “to review any action or failure to act by a local government (that it finds) inconsistent with an adopted housing element or housing element law. This includes
failure to implement program actions included in the housing element. HCD may revoke housing element compliance if the local government’s actions do not comply with state law.” And because housing elements are a mandatory part of a city or county’s General Plan, a noncompliant housing element could also impact its General Plan, potentially invalidating it as well.
Localities in this situation are subject to a range of penalties or consequences, including:
Legal Suits and Attorney Fees: Local governments
with noncompliant housing elements are vulnerable to
litigation from housing rights’ organization, developers, and HCD. If a jurisdiction faces a court action stemming from its lack of compliance and either loses or settles the case, it often must pay substantial attorney fees to the plaintiff’s attorneys in addition to the fees paid to its own attorneys. Potential consequences of lawsuits include: mandatory compliance
within 120 days, suspension of local control on building matters, and court approval of housing developments.
Loss of Permitting Authority: Courts have
authority to take local government residential and
nonresidential permit authority to bring the jurisdiction’s General Plan and housing element into substantial compliance with State law. The court may suspend the locality’s authority to issue building permits or grant zoning changes, variances, or subdivision map approvals – giving local governments a strong incentive to bring their housing element into compliance.
Financial Penalties: Local governments are subject
to court-issued judgements directing jurisdictions to bring a housing element into substantial compliance with state housing element law. If a jurisdiction’s housing element continues to be found out of compliance, courts can fine jurisdictions up to $100,000 per month, and if they are not paid, multiply that by a factor of six.
Court Receivership: Courts may appoint an agent with
all powers necessary to remedy identified housing element deficiencies and bring the jurisdiction’s housing element into substantial compliance with housing element law.
Streamlined Ministerial Approval Process:
Proposed developments in localities that have not yet made sufficient progress towards their allocation of the regional housing need are now subject to less rigorous “ministerial” approvals in order to hasten the production of housing and bring a jurisdiction into compliance with its state-determined housing need allocation.
OVER ▼
240
Housing Laws Figure
Prominently in the News
Following are links to a sampling of recent news
coverage documenting the risks and challenges faced
by cities and counties in the new housing arena:
State can sue:
• In the face of unprecedented housing crisis, California takes action to hold cities accountable for standing in the way of housing https://www.gov.ca.gov/2019/01/25/
housing-accountability/
• Huntington Beach loses housing case with state of
California https://web.archive.org/web/20210203030515/
https:/www.latimes.com/socal/daily-pilot/news/
story/2021-02-02/huntington-beach-loses-housing-casewith-state-of-california • State may revoke Encinitas’s compliance status
with California housing law https://www.
sandiegouniontribune.com/communities/north-county/
encinitas/story/2020-02-14/state-revokes-encinitasscompliance-status-with-california-housing-law • Under pressure from state, Simi reverses opposition
to proposed 278-unit apartment complex https://www.
vcstar.com/story/news/local/communities/simivalley/2020/02/08/apartments-low-income-housingsimi-valley-california/4679587002/ Developers can sue:
• Holland & Knight First in California to Win Lawsuit
Under New State Housing Law https://www.hklaw.com/
en/news/pressreleases/2020/05/holland-knight-first-incalifornia-to-win-lawsuit-new-housing-law • Developer Sues Millbrae Over Proposed Housing at
Historic El Rancho Inn https://sanfrancisco.cbslocal.
com/2021/06/03/developer-sues-millbrae-overproposed-housing-at-historic-el-rancho-inn/ Third parties can sue:
• Controversial Vallco project can continue under SB 35, judge rules https://sanjosespotlight.com/controversialvallco-project-can-continue-under-sb-35-judge-rules/ • City of Coronado sued over failing to comply with state law allowing expedited approval for accessory dwelling
units https://www.sandiegouniontribune.com/business/
story/2021-01-21/coronado-sued-over-allegedly-denyinggranny-flats • Los Altos drops appeal to court-approved housing
development https://www.mv-voice.com/
news/2020/09/08/los-altos-drops-appeal-to-block-fivestory-downtown-housing-project • City Takes Step That Could Expand Housing on the
Westside https://www.sfpublicpress.org/city-takes-stepthat-could-expand-housing-on-the-westside/ Individuals can sue:
• Clovis loses legal challenge, will be forced to zone and plan for low-income housing https://www.fresnobee.com/
news/local/article251227789.html
• Permanent Local Housing Allocation
• Affordable Housing and Sustainable
Communities Grants
• SB 1 Planning Grants
• CalHOME Program Grants
• Infill Infrastructure Grants
• Pro-Housing Design funding
• Local Housing Trust Funds
• Regional Transportation Funds
(such as MTC’s OneBayArea Grants)
Conversely, an HCD-certified housing element brings with it eligibility for numerous state and regional funding sources, including:
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mtc graphics.pb – 6.9.21
Public Hearing on
Zoning Code Amendments to
Implement the Housing Element
Town Council
May 13, 2025
242
• Public hearing to consider
adoption of an Ordinance
amending the Zoning Code
• Accept public comments
• Next steps
Purpose
243
Background
• 2023-2031 Housing Element was
adopted on December 12, 2023
• HCD certified the Housing Element as
compliant with State law on March
28, 2024
• Housing Element includes goals,
policies, and actions to be
implemented over the 8-year
planning timeline (2023-2031)
244
Background
• HCD has indicated that failure to
implement the Housing Element
actions is cause for HCD to revoke
compliance
• Consequences of non-compliance:
• Legal suits
• Financial sanctions
• Loss of permitting authority
• Streamlined approvals for
development without local oversight,
including the Builder’s Remedy
245
Implementation Progress
• 118 Housing Element Actions:
• 63% are complete
• 12% require ongoing implementation
• 25% remain to be completed
• Most remaining actions require large
studies, regional collaboration, or
integration into the General Plan Update
process
• Four remaining actions require near-term
Zoning Code and Zoning Map amendments
246
Near-Term Remaining Actions
• Action 3.3a: Amend the Town’s Planned
Development (PD) process
• Action 5.2c: Amend the Town’s parking
requirements to align with State law
• Action 5.3a: Amend the Zoning Map to
identify the Affordable Housing Overlay
District
• Action 9.1f: Amend the Zoning Code to
provide an administrative exception to
development standards for housing for
persons with disabilities.
247
Planning Commission Input
• Identified minor regulatory
barriers that limited housing
opportunities and increased
permitting times
• Proposed clarifications to
encourage innovative housing
models
• Recommended amendments
to minimize regulatory
burdens and support more
flexible housing options
248
Proposed Amendments
249
Planned Development Amendments
Feature Existing Proposed
Applicability Establishes PPD and SPD Overlay
Zoning Districts
Establishes PD permit process
Type of Action* Legislative: Requires Zoning
Ordinance Amendment
Quasi-judicial: Conditional Use
Permit (CUP) approval process
Required Hearings 3 minimum 1 minimum
Review Authority Planning Commission and Town
Council
Planning Commission
Approval Criteria Subjective findings based on
policy considerations
More objective findings,
consolidated with CUP findings
Additions or
Remodels*
CUP and Design Review required CUP required
* Other permits may be required as established in the Zoning Code. 250
Other Proposed Amendments
• Housing Uses: Amend Table 3A and other
Code sections to:
• Conditionally allow co-housing
• Clarify differences between various multi-family
uses
• Minor Exceptions: Amend Table 4B and other
Code sections to simply requests for:
• Lot line adjustments for two substandard-sized
parcels; and
• Minor accessibility-related building modifications
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Other Proposed Amendments
• Parking Reform: Amend the Zoning Code to
align local parking requirements with AB 2097
• Affordable Housing Overlay Zone: Amend
the Zoning Map to identify the Affordable
Housing Overlay (AHO) District
• Terminology: Consolidate references and
update terminology for administrative and
ministerial processes
252
Zoning Map Amendments
EXISTING
ZONING MAP
PROPOSED
ZONING MAP
253
Recommendation
• That the Town Council hold a public hearing and
consider the attached Zoning Ordinance
Amendments to Title 10 “Planning and Zoning”,
Chapters 2, 3, and 4 of the San Anselmo Zoning
Code and the Zoning Map to implement the 2023- 2031 Housing Element and ensure compliance with State law and associated California
Environmental Quality Act (CEQA) findings.
• Motion to read the attached Ordinance by title
only. The Town Manager will read the full title of
the Ordinance.
• Motion to approve the first reading of the
Ordinance Amendments and waive future
readings in their entirety.
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Questions?
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STAFF REPORT
TOWN OF SAN ANSELMO Item #:2.3
MEETING DATE: May 13, 2025
AGENDA TITLE: Public Hearing and Adoption of Ordinance Designating Fire Hazard Severity Zones in Local Responsibility Area
FROM: Robert Bastianon, Senior Fire Inspector, Ross Valley Fire Department RECOMMENDATION:
Town staff recommends that the Town Council take the following actions:
1. Hold a public hearing to conduct a second reading and consider adoption of the attached Ordinance Designating Fire Hazard Severity Zones in Local Responsibility Area (Attachment 1); and
2. At the conclusion of the public hearing, that the Town Council votes to adopt the attached Ordinance.
Procedural Note:
California Government Code Section 51179(a) mandates that local agencies "shall designate, by ordinance, moderate, high, and very high fire hazard severity zones in [their] jurisdiction within 120 days of receiving recommendations from the State Fire Marshal pursuant to Section 51178. The Town of San Anselmo received the Local Responsibility Area Fire Hazard Serenity Zone Map on February 24, 2025.
Background and Discussion:
At the April 08, 2025 meeting of the Town Council, the Council conducted a first reading of the proposed ordinance and moved to have the ordinance read by title only and waive further reading of the ordinance.1
1 See meeting minutes and video at the following link - https://granicus_production_attachments.s3.amazonaws.com/sananselmoca/ad7430eb1e7dda4e36c9ddc72b519f540.pdf 256
This item involves consideration of an ordinance to designate Fire Hazard Severity Zones in Local Responsibility Areas by adopting the State Fire Marshal Map entitled, “City of San Anselmo - Marin County - Local Responsibility Area Fire Hazard Severity Zones,” published February 24, 2025 (Attachment 1, Exhibit A, “Town FHSZ Map”).
The State Fire Marshal is required to classify lands within State Responsibility Areas (SRA) into Fire Hazard Severity Zones. Prompted by the devastating 1991 Oakland Hills Fire, in 1992, state law expanded the requirement for California Department of Forestry and Fire Protection (CAL FIRE) to evaluate fire hazard severity in Local Responsibility Areas (LRA). LRA are all areas where fire service is not the responsibility of the state or federal government and include cities, urban regions, agricultural lands, and portions of the desert where the local government is responsible for wildfire protection. This protection is typically provided by city fire departments, fire protection districts, counties, or by CALFIRE under contract.
Initially, these Fire Hazard Severity Zone maps contained only Very High fire hazard severity classifications; however, in 2021 CAL FIRE was tasked with identifying Moderate and High Fire Hazard Severity Zones along with the Very High in LRA. The updated Fire Hazard Severity Zone Maps for LRA designate all three fire hazard levels. (A separate map showing the SRA was recently updated and became effective in 2024.)
CAL FIRE developed the recommended Town FHSZ Map using a science-based and field-tested model that assigns a hazard score based on the factors that influence fire likelihood and fire behavior. The fire hazard severity model for wild-land fire has two key elements: probability of an area burning and expected fire behavior under extreme fuel and weather conditions. Many factors are considered, such as fire history, existing and potential fuel (natural vegetation), predicted flame length, blowing embers, terrain, and typical fire weather for an area.
The Town FHSZ Map reflects “hazard,” not “risk”. The map is like a flood zone map, where lands are described in terms of the probability level of a particular area being inundated by floodwaters; “Hazard” is based on the physical conditions that create a likelihood and expected fire behavior over a 30 to 50-year period without considering mitigation measures such as home hardening, recent wildfire, or fuel reduction efforts.
The Town FHSZ Map was created by CAL FIRE under the direction of the State Fire Marshal without the local jurisdictional input or influence. Under California Government Code Section 51179(b)(3), “A local agency shall not decrease the level of fire hazard severity zone as identified by the State Fire Marshal for any area within the jurisdiction of the local agency, and, in exercising its discretion pursuant to paragraph (2), may only increase the level of fire hazard severity zone as identified by the State Fire Marshal for any area within the jurisdiction of the local agency.” In other words, local agencies are not permitted to decrease or remove areas from the CAL FIRE recommended fire hazard severity zone map, but they designate areas as a higher hazard than what the CAL FIRE map indicates. The proposed ordinance seeks to adopt the CAL FIRE map for the Town FHSZ Map without any changes. 257
Note that approval of the ordinance adopting the Town FHSZ Map is separate from the Town’s adoption of the Fire Code. While this ordinance and Map must be approved by June, the Fire Code adoption will take place this fall. At that time, the Town Council will review and adopt recommended local amendments to the State Fire Code.
FISCAL IMPACT:
No fiscal impact
ENVIRONMENTAL IMPACT:
Adoption of the proposed ordinance is not subject to California Environmental Quality Act (CEQA) pursuant to following sections of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3: (1) Section 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment); and (2) Section 15060(c)(3) (the activity is not a project as defined in Section 15378) because the ordinance has no potential for resulting in any significant physical change to the environment, either directly or indirectly.
Attachments:
1) Draft Ordinance
a. Map entitled, “City of San Anselmo - Marin County - Local Responsibility Area Fire Hazard Severity Zones” (Exhibit A to Attachment 1).
258
ORDINANCE NO. ______
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO
TO DESIGNATE FIRE HAZARD SEVERITY ZONES IN
LOCAL RESPONSIBILITY AREAS
WHEREAS, pursuant to Government Code 51178, the State Fire Marshal must identify areas in the state as moderate, high, and very high fire hazard severity zones based on consistent statewide criteria and based on the severity of fire hazard that is expected to prevail in those areas; and
WHEREAS, moderate, high, and very high fire hazard severity zones shall be based on fuel loading, slope, fire weather, and other relevant factors including areas where winds have been identified by the Office of the State Fire Marshal as a major cause of wildfire spread; and WHEREAS, Local Responsibility Areas (LRA) are in incorporated cities, urban regions, agricultural lands, and portions of the desert where the local government is responsible for wildfire protection. This is typically provided by city departments, fire protection districts, counties, and by CALFIRE under contract; and
WHEREAS, this Ordinance was introduced and read by title only at a meeting of the San Anselmo Town Council on the 8th day of April 2025.
NOW THEREFORE, BE IT ORDAINED by the Town Council of the Town of San Anselmo as follows:
SECTION 1.
1. The Town Council hereby designates the Fire Hazard Severity Zones as recommended by the California Department of Forestry and Fire Protection pursuant to Government Code Section 51178.
2. The Town Council hereby adopts the map entitled “City of San Anselmo - Marin County - Local Responsibility Area Fire Hazard Severity Zones,” which is attached as Exhibit A and incorporated herein by reference.
3. The official map is located at the Ross Valley Fire Department, 777 San Anselmo Avenue, San Anselmo, California and available electronically at https://rossvalleyfire.org/prevention/maps.
SECTION 2: Environmental Review. The Town Council finds that adopton of this ordinance is not subject to California Environmental Quality Act (CEQA) pursuant to following sections of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3: (1) Section 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment); and (2) Section 15060(c)(3) (the activity is not a project as defined in Section 259
Ordinance XXX
15378) because the ordinance has no potential for resulting in any significant physical change to the environment, either directly or indirectly.
SECTION 3: Severability. The Town Council hereby declares every section, paragraph, sentence, clause, and phrase is severable. If any section, paragraph, sentence, clause or phrase of this Ordinance is for any reason found to be invalid or unconstitutional, such invalidity, or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses or phrases.
SECTION 4: Effective Date. This Ordinance shall take effect and be in force thirty (30) days after the date of its passage. Within fifteen (15) days following its passage, a summary of the Ordinance shall be published with the names of those Town Council members voting for and against the Ordinance and the Town Clerk shall post in the office of the Town Clerk a certified copy of the full text of the adopted Ordinance along with the names of the members voting for and against the Ordinance.
THE FOREGOING ORDINANCE was first read at a regular meeting of the San Anselmo Town Council on the 8th day of April, 2025, and adopted at a regular meeting of the San Anselmo Town Council on the 13th day of May, 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Tarrell Kullaway, Mayor
ATTEST:
Serge Avila, Town Clerk
260
City and County boundaries as of 10/22/24 (CA Board of Equalization) CAL FIRE State Responsibility Areas (SRA25_1)
CAL FIRE Fire Hazard Severity Zones (FHSZSRA23_3, FHSZLRA_25_1) Data Sources:
Daniel Berlant, State Fire Marshal, CA Department of Forestry and Fire Protection Joe Tyler, Director/Fire Chief, CA Department of Forestry and Fire Protection Wade Crowfoot, Secretary for Natural Resources, CA Natural Resources Agency The State of California and the Department of Forestry and Fire Gavin Newsom, Governor, State of California Protection make no representations or warranties regarding the accuracy of data or maps. Neither the State nor the Department shall be liable under any circumstances for any direct, special, incidental, or consequential damages with respect to any claim by any user or third party on account of, or arising from, the use of data or maps. and other relevant factors including areas where winds
have been identified by the Office of the State Fire Marshal as a major cause of wildfire spread.
statewide criteria and based on the severity of fire hazard that is expected to prevail in those areas. Moderate, high, and very high fire hazard severity zones shall be based on fuel loading, slope, fire weather, Government Code section 51178 requires the State Fire
Marshal to identify areas in the state as moderate, high, and very high fire hazard severity zones based on consistent Unzoned LRA
Incorporated City
Projection: NAD 83 California Teale Albers
Scale: 1:17,000 at 11" x 17"
Km 0 0.2 0.4 0.6 0.8 1 1.2
Mi 0 0.2 0.4 0.6 0.8
High Moderate
Fire Hazard Severity Zones in State Responsibility Area (SRA), Effective April 1, 2024
High Moderate
Fire Hazard Severity Zones (FHSZ) in Local Responsibility Area (LRA), as Identified by the State Fire Marshal
San Anselmo
Sequoia
Dr
Broadmoor
Ave
Cam de Herrera
Scenic Ave
Butterfield
Rd
Center Blvd
Sa
n
Anselmo
Ave
Jordan
Ave
San Anselmo Ave
BrooksideDr
Sir Francis Drake Blvd
Red Hill Ave
Oak Ave
Laurel
Ave
Greenfield Ave
Redwood Rd
Woodside Dr
Oak
Ave
Th
e
Ala
meda
SpringGrove
Ave
Suffield Ave
Oak Springs
Dr
San Francisco Blvd
Miracle Mile
Sunnyhills Dr
UNINCORPORATED
MARIN CO.
UNINCORPORATED
MARIN CO.
FAIRFAX
ROSS
SAN RAFAEL
SAN RAFAEL
February 24, 2025
As Identified by the
State Fire Marshal
Local Responsibility Area
Fire Hazard Severity Zones
CITY OF SAN ANSELMO – MARIN COUNTY
261
Item #: 3.1
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 3.1
MEETING DATE: May 13, 2025
AGENDA TITLE: Consider the Adoption of a Resolution to Nominate Sorich Ranch Park and Faude Park as Two Priority Conservation Areas and Authorize Submission to the Association of Bay Area
Governments
FROM: Planning Department
RECOMMENDATION: Adopt a Resolution to nominate Sorich Ranch Park and Faude Park as two Priority Conservation Areas and authorize submission to the Association of Bay Area Governments (ABAG) (see Attachment 1).
BACKGROUND
Priority Conservation Areas (PCAs) are designated geographic areas identified to support the Bay Area’s regional conservation, resilience, and sustainability objectives.
The PCA designation encourages the preservation or enhancement of areas with high conservation values or needs.
The PCA program was first introduced by ABAG and the Metropolitan Transportation Commission (MTC) in 2007. Updated in 2024, the PCA program now includes a standardized set of eligibility criteria for PCAs, developed by ABAG/MTC, to better align with regional planning efforts and funding opportunities across the Bay Area.
PCAs that meet ABAG/MTC’s eligibility criteria may be nominated through a voluntary, locally-driven process. PCAs are characterized as one or more types:
• Natural Lands: Areas critical to the functioning of wildlife and plant habitats, aquatic ecosystems and the region’s water supply and quality.1 • Agricultural & Working Lands: Farmland, grazing land and timberland that support the region’s agricultural economy and provide additional benefits such as habitat protection and carbon capture.1
• Urban Greening: Existing and potential green spaces in cities that improve community health, capture carbon emissions, address stormwater, and enhance the public realm.
• Recreation: Existing and potential parks, trails, and other publicly accessible recreation facilities that support community wellbeing. 1 This PCA type can only be applied to unincorporated areas of the county. 262
• Climate Adaptation: Areas that will accommodate habitat range shifts and will buffer climate impacts to enhance ecosystem and community resilience. 2 One advantage of the PCA designation is the potential availability of grant funds.
Jurisdictions that nominate PCAs gain access to the PCA Grant Program, which provides funding for acquisition, restoration, and public access improvements. MTC and the State Coastal Conservancy have programmed over $30 million in grants to support PCA projects in the region since 2013. ABAG/MTC has indicated that designation as one PCA type (i.e., “Recreation”) does not limit eligibility for PCA Grant Program funds. 3 Existing PCAs
In 2020, the Town Council adopted Resolution No. 4324 to support the extension of existing PCAs in Fairfax to include open space areas in San Anselmo. These two existing multi-jurisdictional PCAs, as shown in Attachment 3, include:
• PCA MR20 – Multi-Jurisdiction: Southern Fairfax/Bald Hill. This PCA includes approximately 430 acres across southwestern San Anselmo, Fairfax, Ross, and Marin County. Designated as Recreation, this PCA provides recreational opportunities in the open space within and adjacent to Bald Hill Preserve. • PCA MR21 – Multi-Jurisdiction: Northern Fairfax/Sleepy Hollow/Oak Manor/Wall.
Covering about 468 acres, this PCA is located within northwestern San Anselmo, Fairfax, and Marin County. This PCA is classified under Recreation, and it plays a crucial role in conserving natural habitats and supporting community recreation.
DISCUSSION
ABAG/MTC is currently requesting nominations for new PCAs that meet their eligibility criteria. The nominations must be supported by a resolution of the governing body of the jurisdiction in which the proposed PCA is located.
The Town has identified two open space areas in San Anselmo, which are nominated as new PCAs in the draft Resolution (see Attachment 1) and described in Table 1 on the following page. Based on the eligibility maps provided by ABAG/MTC, both proposed PCAs fall solely within the Recreation PCA type. Attachment 2 includes a detailed map.
2 This PCA type must overlap with one other PCA type in order to be eligible for local nomination. 3 For example, the Town could apply a for habitat restoration grant within a Recreation-designated PCA.
Item #: 3.1
263
Item #: 3.1
Table 1 – Proposed PCAs
PCA Title PCA #1: Sorich Ranch Park PCA #2: Faude Park
Location
Within the Town of San Anselmo, the
Sorich Ranch Park PCA is located on
the northern side of the town and
adjacent to open space land in the City
of San Rafael and Marin County. The
PCA is located within Assessor Parcel
Number (APN) 177-220-61, owned by
the Town of San Anselmo. The
boundaries of the proposed PCA align
with the portion of the parcel dedicated
to open space land uses in the General
Plan.
Located within the Town of San
Anselmo, the Faude Park PCA is
located on the northern side of the
town and defined by the
boundaries of APN 005-212-01,
commonly referred to as Faude
Park.
Type Recreation Recreation
Area: 57.23 acres 15.04 acres
Justification and Eligibility
Regional
Significance
This open space area is a key gateway
to over 9,000 acres of public open
space managed by local, state, and
federal agencies, including the Marin
County Parks and Marin Municipal
Water District lands, providing critical
habitat connectivity and extensive
recreational trail systems.
This area is a natural preserve
offering recreational hiking trails
and picnic spots in a relatively
untouched setting, panoramic
views of the Ross Valley, habitat to
support a variety of local wildlife
and plant species, and a tranquil
retreat for residents and visitors.
Alignment with
PCA Type
The area supports the "Recreation"
PCA type by offering diverse
recreational opportunities, including
hiking, passive exploration, and
environmental education, while
preserving panoramic views and native
habitats.
As a "Recreation" PCA, this area
offers natural lands for passive
recreation, including hiking and
picnicking, allowing visitors to
experience the natural beauty of
San Anselmo's hills, woodlands,
and meadows.
Conservation
and
Community
Goals
This nomination aligns with San
Anselmo’s General Plan and Climate
Action Plan goals to protect hillsides
and natural habitat, maintain open
space, and foster public access while
enhancing habitat restoration and
community involvement through
volunteer stewardship programs.
This nomination aligns with San
Anselmo's General Plan and
Climate Action Plan goals to
protect open spaces and natural
habitat. This ensures the
preservation of open space areas
and biodiversity that contribute to
the town's identity and support the
health of the natural environment.
Community
Support
This nomination reflects the priorities
outlined in Town Council Ordinance
No. 1138 adopted in 2019 and the
Sorich Ranch Park Master Plan
adopted in 1992. Both processes
included input from local stakeholders
and community organizations.
This nomination reflects the
priorities outlined in Town Council
Ordinance No. 1138 adopted in
2019. That process included input
from local stakeholders and
community organizations.
264
The proposed PCA areas are designated in the Town General Plan for open space land uses in the Sorich Ranch Park and Faude Park areas. The PCA designation would not change the General Plan Designation or Zoning Designation for the lots. The areas would continue to be designated as open space in the Town of San Anselmo General Plan.
On April 21, 2025, the Planning Commission held a public hearing and adopted Resolution No. 2025-08 (see Attachment 4) recommending that the Town Council nominate Sorich Ranch Park and Faude Park as two PCAs and authorize submission to ABAG.
FISCAL IMPACT
Recommending approval of the proposed PCAs could lead to future grant opportunities that specifically allocate funds for conservation and preservation efforts in designated PCAs.
GENERAL PLAN CONSISTENCY
The proposed Resolution is consistent with goals and policies in the General Plan, as indicated in Attachment 1.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The proposed Resolution is exempt from the California Environmental Quality Act (CEQA) because this action does not involve any commitment to a specific project which may result in a potentially significant physical impact on the environment, as contemplated by Title 14, California Code of Regulations, Section 15378(b)(4) and is, therefore, not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3).
The proposed Resolution is consistent with the Climate Action Plan, as indicated in Attachment 1.
ATTACHMENT
Attachment 1 – Resolution
Attachment 2 – New PCAs Map
Attachment 3 – Existing PCAs Map
Attachment 4 – Planning Commission Resolution No. 2025-08 Item #: 3.1
265
Attachment 1
RESOLUTION NO. 2025-
RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO TO NOMINATE
SORICH RANCH PARK AND FAUDE PARK AS TWO PRIORITY CONSERVATION AREAS AND
AUTHORIZE SUBMISSION TO THE ASSOCIATION OF BAY AREA GOVERNMENTS WHEREAS, the Association of Bay Area Governments (ABAG) has updated the Priority Conservation Area (PCA) planning framework which creates a regionally consistent approach to designate key areas for conservation and nature-based improvements; WHEREAS, PCAs include diverse landscapes such as nature preserves, farms, ranches, trails, urban parks, and areas that benefit from urban greening or nature-based climate adaptation solutions;
WHEREAS, the PCA planning framework includes locally nominated PCAs as locations to coordinate local and regional planning for the conservation of regionally significant areas which are adopted by the ABAG;
WHEREAS, the PCA designation provides opportunities for grant funding to support conservation, restoration, and recreational projects, helping to achieve both local and regional conservation goals;
WHEREAS, the updated PCA criteria adopted by ABAG in 2024 aim to ensure alignment with regional sustainability and conservation priorities;
WHEREAS, the proposed Sorich Ranch Park PCA contains public open space that connects with 9,000 acres of public open space managed by local, state, and federal agencies, including the Marin County Parks and Marin Municipal Water District lands, providing critical habitat connectivity and extensive recreational trail systems that contribute to the ecological, recreational, and climate resilience needs of the Town of San Anselmo and the greater Bay Area; WHEREAS, the Town of San Anselmo plans to work with local and regional stakeholders, including the Open Space Committee, to update the master plan at Sorich Ranch Park; WHEREAS, the proposed Faude Park PCA contains a natural preserve offering recreational hiking trails and picnic spots in a relatively untouched setting, panoramic views of the Ross Valley, habitat to support a variety of local wildlife and plant species, and a tranquil retreat for residents and visitors that contribute to the ecological, recreational, and climate resilience needs of the Town of San Anselmo and the greater Bay Area;
WHEREAS, the Town of San Anselmo plans to work with local and regional stakeholders, including the Open Space Committee, to manage and maintain the existing open space and hiking trails, expand the Town’s stairs, lanes, and trails (SLT) program, and conduct other open space projects identified in the San Anselmo General Plan Update at the proposed Faude Park PCA; WHEREAS, the designation of Sorich Ranch Park and Faude Park as Priority Conservation Areas does not alter existing land use designations, zoning, or the local jurisdiction’s land use authority;
266
Attachment 1
WHEREAS, the Town of San Anselmo desires to enhance the possibility of future regional funding to preserve and protect areas it has identified on its General Plan Open Space, Zoning and General Plan Land Use maps for open space that also have regional significance; and WHEREAS, the Town of San Anselmo has allocated funding from the General Fund and Measure A for open space management in these areas, and additional funding is required for future open space management, planning, and improvements within Sorich Ranch Park and Faude Park;
WHEREAS, the Town Council recognizes the importance of nominating Sorich Ranch Park and Faude Park to ensure eligibility for future funding and support for projects that enhance the area;
WHEREAS, the designation of these lands as PCAs is consistent with goals and policies contained in the Town of San Anselmo General Plan, including Land Use Goal 1, Policy, 2.1, Policy
7.11, Policy 7.3, Policy 7.6, and Open Space Goal 1; and WHEREAS, the designation of these lands as PCAs is consistent with Measure S-2 in the Climate Action Plan, which encourages habitat restoration as a strategy to increase carbon sequestration; and
WHEREAS, this action does not involve any commitment to a specific project which may result in a potentially significant physical impact on the environment, as contemplated by Title 14, California Code of Regulations, Section 15378(b)(4) and is, therefore, not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3); and
WHEREAS, on April 21, 2025, the Planning Commission held a duly noticed public hearing to take public testimony and voted to recommend that the Town Council adopt a Resolution regarding the establishment of two PCAs; and
WHEREAS, on May 13, 2025, the Town Council held a duly noticed public hearing to take public testimony and consider the Planning Commission’s recommendation that the Town Council adopt a Resolution regarding the establishment of two PCAs; and NOW, THEREFORE, BE IT RESOLVED that:
1. Based on substantial evidence in the record, the above recitals are true and correct and incorporated as findings herein.
2. The Town Council of the Town of San Anselmo does hereby adopt the Resolution to nominate Sorich Ranch Park and Faude Park, identified in and attached hereto as Exhibit “A”, as two Priority Conservation Areas and authorize submission to the Association of Bay Area Governments (ABAG).
267
Attachment 1
RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Town Council on the 13th day of May, 2025 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
RECUSED:
APPROVED:________________________________
Tarrell Kullaway, Mayor
ATTEST:________________________________
Serge Avila, Town Clerk
Exhibit List:
Exhibit A - New PCAs Map
268
Attachment 1
EXHIBIT “A”
NEW PCAS MAP
SEE ATTACHMENT 2 OF STAFF REPORT. THE FINAL RESOLUTION WILL INCLUDE THE DOCUMENT.
269
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Attachment 3
Existing Priority Conservation Areas (PCAs)
Key
N
PCA MR20 – Multi-Jurisdiction: Southern
Fairfax/Bald Hill
PCA MR21 – Multi-Jurisdiction: Northern
Fairfax/Sleepy Hollow/Oak Manor/Wall
Red Hill Ave
271
SAN ANSELMO PLANNING COMMISSION
RESOLUTION NO. 2025-08
RESOLUTION OF THE SAN ANSELMO PLANNING COMMISSION TO RECOMMEND TO THE
TOWN COUNCIL TO NOMINATE SORICH RANCH PARK AND FAUDE PARK AS TWO PRIORITY
CONSERVATION AREAS AND AUTHORIZE SUBMISSION TO THE ASSOCIATION OF BAY AREA
GOVERNMENTS
WHEREAS, the Association of Bay Area Governments (ABAG) has updated the Priority Conservation Area (PCA) planning framework which creates a regionally consistent approach to designate key areas for conservation and nature-based improvements;
WHEREAS, PCAs include diverse landscapes such as nature preserves, farms, ranches, trails, urban parks, and areas that benefit from urban greening or nature-based climate adaptation solutions; WHEREAS, the PCA planning framework includes locally nominated PCAs as locations to coordinate local and regional planning for the conservation of regionally significant areas which are adopted by the ABAG;
WHEREAS, the PCA designation provides opportunities for grant funding to support conservation, restoration, and recreational projects, helping to achieve both local and regional conservation goals; WHEREAS, the updated PCA criteria adopted by ABAG in 2024 aim to ensure alignment with regional sustainability and conservation priorities;
WHEREAS, the proposed Sorich Ranch Park PCA contains public open space that connects with 9,000 acres of public open space managed by local, state, and federal agencies, including the Marin County Parks and Marin Municipal Water District lands, providing critical habitat connectivity and extensive recreational trail systems that contribute to the ecological, recreational, and climate resilience needs of the Town of San Anselmo and the greater Bay Area;
WHEREAS, the Town of San Anselmo plans to work with local and regional stakeholders, including the Open Space Committee, to update the master plan at Sorich Ranch Park; WHEREAS, the proposed Faude Park PCA contains a natural preserve offering recreational hiking trails and picnic spots in a relatively untouched setting, panoramic views of the Ross Valley, habitat to support a variety of local wildlife and plant species, and a tranquil retreat for residents and visitors that contribute to the ecological, recreational, and climate resilience needs of the Town of San Anselmo and the greater Bay Area;
WHEREAS, the Town of San Anselmo plans to work with local and regional stakeholders, including the Open Space Committee, to manage and maintain the existing open space and hiking trails, expand the Town’s stairs, lanes, and trails (SLT) program, and conduct other open space projects identified in the San Anselmo General Plan Update at the proposed Faude Park PCA; WHEREAS, the designation of Sorich Ranch Park and Faude Park as Priority Conservation Areas does not alter existing land use designations, zoning, or the local jurisdiction’s land use authority; WHEREAS, the Town of San Anselmo desires to enhance the possibility of future regional funding to preserve and protect areas it has identified on its General Plan Open Space, Zoning and General Plan Land Use maps for open space that also have regional significance; and 272
WHEREAS, the Town of San Anselmo has allocated funding from the General Fund and Measure A for open space management in these areas, and additional funding is required for future open space management, planning, and improvements within Sorich Ranch Park and Faude Park; WHEREAS, the Planning Commission recognizes the importance of nominating Sorich Ranch Park and Faude Park to ensure eligibility for future funding and support for projects that enhance the area; WHEREAS, the designation of these lands as PCAs is consistent with goals and policies contained in the Town of San Anselmo General Plan, including Land Use Goal 1, Policy, 2.1, Policy 7.11, Policy 7.3, Policy
7.6, and Open Space Goal 1; and
WHEREAS, the designation of these lands as PCAs is consistent with Measure S-2 in the Climate Action Plan, which encourages habitat restoration as a strategy to increase carbon sequestration; and WHEREAS, this action does not involve any commitment to a specific project which may result in a potentially significant physical impact on the environment, as contemplated by Title 14, California Code of Regulations, Section 15378(b)(4) and is, therefore, not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3); and
WHEREAS, on April 21, 2025, the Planning Commission held a duly noticed public hearing to take public testimony and voted to recommend that the Town Council adopt a Resolution regarding the establishment of two PCAs; and
NOW, THEREFORE, BE IT RESOLVED that:
1. Based on substantial evidence in the record, the above recitals are true and correct and incorporated as findings herein.
2. The Planning Commission of the Town of San Anselmo does hereby adopt the Resolution recommend to the Town Council to nominate Sorich Ranch Park and Faude Park, identified in and attached hereto as Exhibit “A”, as two Priority Conservation Areas and authorize submission to the Association of Bay Area Governments (ABAG).
RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Planning Commission on the 21st day of April, 2025, by the following vote:
AYES: Commissioner: Tunny, Asselstine, Pipkin, Smith, Heiman, Strauss NOES: Commissioner: None
ABSENT: Commissioner: None
ABSTAIN: Commissioner: None
Heidi Scoble, AICP
Secretary to the Planning Commission
Exhibit List:
A. New PCAs Map
273
EXHIBIT A
NEW PCAS MAP
274
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l
Legend
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r..::J Town of San Anselmo Boundary
D Faude Park PCA ( I
Elpid
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ark
Site
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alley
Marin Town and
Country Club
(Site)
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..
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Sun Valley
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275
Public Hearing on the Nomination of
Priority Conservation Areas
Town Council
May 13, 2025
276
• Public hearing for
consideration of a
Resolution: • Nominating Sorich Ranch
Park and Faude Park as two
Priority Conservation Areas
(PCAs); and
• Authorizing submission to
the Association of Bay Area
Governments (ABAG)
• Accept public comments
Purpose
277
• Geographic areas
identified to support
the Bay Area’s regional
conservation,
resilience, and
sustainability
objectives
• Created through
voluntary, nominationdriven process
What Are Priority Conservation Areas?
Existing Priority Conservation Areas
278
PCA MR21:
• 468 acres
• PCA Type: Recreation
• In San Anselmo, Fairfax,
and Marin County
PCA MR20:
• 430 acres
• PCA Type: Recreation
• In San Anselmo, Fairfax,
Ross, and Marin County
Existing Priority Conservation Areas
Existing Priority Conservation Areas
279
Priority Conservation Area Benefits
• Open Space Priorities: Identifies areas of
open space and recreational regional
significance
• Funding: Allows the Town to apply for
grant funds for acquisition, restoration,
and public access improvements within
PCAs
• Alignment with Regional Plans: Aligns
local open space priorities with regional
priorities and plans, including Plan Bay
Area
280
• Natural Lands*
• Agricultural &
Working Lands*
• Urban Greening
• Recreation
• Climate Adaptation
* Only for unincorporated county land
Priority Conservation Area Types
281
Proposed PCAs
282
Faude Park PCA Eligibility
283
Sorich Ranch Park PCA Eligibility
284
Recommendation
ADOPT the Resolution and thereby:
• Nominate Sorich Ranch Park and Faude Park as Two Priority Conservation Areas and Authorize Submission to the
Association of Bay Area Governments (ABAG).
• Determine that the Resolution is exempt from CEQA
pursuant to Title 14, California Code of Regulations, Section 15378(b)(4) and is, therefore, not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3).
285
Questions?
286