San Anselmo City Council
May 27, 2025

SAN ANSELMO PLANNING COMMISSION
RESOLUTION NO. 2025-06

APPROVAL OF A DEMOLITION PERMIT ALLOW FOR THE DEMOLITION OF THE EXISTING TWO-STORY

COMMERCIAL BUILDING, A GRADING PERMIT TO ALLOW FOR THE COMBINED EXCAVATION, GRADE, OR FILL OF 131 CUBIC YARDS OF MATERIAL, A CONDITIONAL USE PERMIT ALLOW FOR AN EXCEPTION

TO THE MAXIMUM ALLOWED FLOOR AREA FOR A ONE-BEDROOM ACCESSORY DWELLING UNIT (ADU),

A VARIANCE TO ALLOW FOR A THREE-STORY BUILDING, WHERE A MAXIMUM OF TWO STORIES ARE PERMITTED, A VARIANCE TO ALLOW FOR A 37-FOOT TALL BUILDING, WHERE A MAXIMUM BUILDING HEIGHT OF 30 FEET IS PERMITTED, AND DESIGN REVIEW FOR A NEW 8,850-SQUARE-FOOT, THREESTORY, MIXED-USE BUILDING, AT 401 SAN ANSELMO AVENUE, APN 007-251-22 (PRO2025-0048) WHEREAS, an application has been filed by property owner Rhino One, LLC, requesting Planning Commission approval of a Demolition Permit, a Grading Permit, a Conditional Use Permit, Variances, and Design Review at 401 San Anselmo Avenue, APN 007-251-22, (herein referred to as the “Project”); and WHEREAS, the Project site has a General Plan land use designation of Central Commercial (CC), and is zoned Downtown Commercial (C-2); and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on April 7, 2025, and April 21, 2025, at which time all interested persons were given an opportunity to be heard; and WHEREAS, the Planning Commission has reviewed and considered the information contained in the staff reports as well as any and all oral and written testimony on the Project; and WHEREAS, the Planning Commission has reviewed and considered the Project plans titled “401 San Anselmo Ave.” drawn by EID Architects, LLC, revised on March 24, 2025; and WHEREAS, the Planning Commission finds that the Project, as conditioned herein, is consistent with the General Plan and complies with the requirements of the Zoning Ordinance as described in the staff report; and
WHEREAS, the Planning Commission finds that the Project, as conditioned herein, is consistent with the Town’s Affordable Housing Requirements and Program Regulations, through payment of the Affordable Housing in-lieu fee established in the Town’s adopted fee schedule; WHEREAS, approval of the Project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 “New Construction or Conversion of Small Structures”. In addition, no exception set forth in Section 15300.2 of the CEQA Guidelines applies to the Project.

NOW, THEREFORE, BE IT RESOLVED the Planning Commission of the Town of San Anselmo hereby incorporates the recitals above and makes the findings set forth in Exhibit “A” approving the Project described herein, subject to Conditions of Approval attached as Exhibit “B,” at 401 San Anselmo Avenue, APN 007-251-22.
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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: Asselstine, Heiman, Pipkin, Smith, Strauss, Tunny NOES: Commissioner: None
ABSENT: Commissioner: None
ABSTAIN: Commissioner: None
______________________________________
Heidi Scoble, AICP
Secretary to the Planning Commission
EXHIBITS:

A. Findings
B. Conditions of Approval
C. Project Plans
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EXHIBIT A

FINDINGS
401 SAN ANSELMO AVENUE
APN 007-251-22

DEMOLITION PERMIT
To approve or conditionally approve the Demolition Permit, the Planning Commission must determine whether the Project is in conformance with the required findings for a Demolition Permit in Section 10-

3.2104 of the San Anselmo Municipal Code. The required findings are provided in italics below, followed by staff analysis required for said findings.
(a) The demolition will not remove from the neighborhood or Town, nor adversely affect, a building of historical, architectural, cultural, or aesthetic value.

A Historic Resource Evaluation (HRE) titled ”401 San Anselmo Avenue” was prepared by VerPlanck Historic Preservation Consulting, dated April 30, 2024. The results of the HRE identified that the existing building did not meet any of the four criteria for inclusion on the list of California Register of Historical Resources (i.e., Events, Persons, Architecture, and Information/Archaeological Potential), in part due to extensive alterations that have taken place since the building was originally constructed. Therefore, there is no identifiable historical or historic architectural significance, and the demolition will not remove from the neighborhood or Town, nor adversely affect, a building of historical, architectural, cultural, or aesthetic value. (b) The project is consistent with the San Anselmo General Plan.

As discussed in the staff report, the Project, as currently designed, is inconsistent with the General Plan because the new building exceeds the maximum height allowed in the Central Commercial district. The Planning Commission will conditionally approve the project as designed with a Variance (see below) to exceed the maximum building height. As conditioned, a General Plan Amendment to remove height restrictions from all land use descriptions will be required prior to the issuance of a building permit. This approach will allow the Project to enter the building permit phase while the General Plan is undergoing the targeted amendment. Upon completion of the General Plan Amendment, the Project will be consistent with the Central Commercial Land Use designation and, therefore, consistent with the General Plan.
(c) The project will not, under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the neighborhood and will not be detrimental to the public welfare or injurious to property or improvements in the neighborhood.

The Project, as conditioned, is required to comply with the current California Building Standards Code at the time of building permit issuance. A construction management plan and a preconstruction meeting will also be required before the issuance of any grading, demolition, or building permits to minimize construction impacts on the surrounding properties. Therefore, the Project will not be detrimental to the health, safety or general welfare of persons residing or working in the neighborhood and will not be detrimental to the public welfare or injurious to property or improvements in the neighborhood.
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(d) The granting or denying of a demolition permit for the demolition of structures may also be subject to the following findings based on substantial evidence as determined by the Planning Commission or Town Council.
(1) Failure to approve a demolition permit will cause immediate and substantial hardship because of the conditions peculiar to a particular structure, and such hardship has not been created by an act of the owner in anticipation of action under this chapter. Examples of hardship include health and safety hazards that cause the building to be unsafe. Personal, family, financing difficulties, loss of prospective profits and neighboring violations are not justifiable hardships. (2) It is necessary to reveal previous architectural features covered up, such feature that would be functionally and aesthetically compatible with the existing improvements and the natural elements of the area.

These findings are inapplicable to this Project. Failure to approve the demolition permit does not cause immediate hardship because there are no health and safety hazards identified in the Project application, and it is not necessary to reveal previously covered-up architectural features because the demolition will remove the building altogether.

GRADING PERMIT
To approve or conditionally approve the Grading Permit, the Planning Commission must determine whetherthe project isin conformance with the required findings for a Grading Permit in Section 9-18.08(c) of the San Anselmo Municipal Code. The required findings are provided in italics below, followed by staff analysis required for said findings.
(1) The health, welfare and safety of the public will not be adversely affected; The Project, as conditioned, is required to comply with the current California Building Standards Code at the time of building permit issuance. The grading will be fully contained on site, and a construction management plan and pre-construction meeting will also be required before the issuance of any demolition, grading, or building permits to minimize construction impacts to the surrounding properties. Therefore, the Project will not adversely affect the health, welfare, and safety of the public will not be adversely affected.
(2) Adjacent properties are adequately protected by project investigation and design from geologic hazards as a result of the work;
A preliminary Geotechnical Investigation titled “Proposed Renovation and Addition, 401 San Anselmo Avenue,” dated November 6, 2023, was prepared by Rockridge Geotechnical, Inc. for the Project. To ensure compliance with the Geotechnical Investigation, a condition of approval will require that all recommendations from the Geotechnical Investigation be followed, ensuring adequate protection of adjacent properties from geologic hazards. (3) Adjacent properties are adequately protected by project design from drainage and erosion problems as a result of the work;
A building permit is required to ensure compliance with the California Building Standards Code and all drainage and erosion protection recommendations outlined in the Geotechnical Investigation.

Additionally, a drainage and bio retention plan must be reviewed and approved by the Public Works Department as part of the grading permit process. These measures will ensure that the Project design 277

will not result in drainage or erosion problems affecting adjacent properties. (4) The amount of excavation, grading, or fill proposed is not more than is required to allow the property owner reasonably beneficial use of his or her property; The grading is limited to excavation for a new foundation for the building and fill to raise the firstfloor residence above the Base Flood Elevation. The amount of grading work is reasonable for a Project of this scope, as it is not more than is required to allow the property owner reasonably beneficial use of his or her property
(5) The visual and scenic enjoyment of the area by others will not be unreasonably adversely affected by the project;
The grading is limited to excavation for a new foundation for the building and fill to raise the firstfloor residence above the Base Flood Elevation. As the earthwork is related to the building foundation and it will be located underneath a building that complies with all Design Review findings (described below), the grading will not unreasonably adversely affect the visual and scenic enjoyment of the area by others.
(6) Natural landscaping will not be removed by the project more than is necessary and that any removed vegetation will be replanted in a timely manner; No landscaping will be removed as a portion of this Project, as the Project is located on a previously developed lot, surrounded by a hardscape environment. Additionally, landscape planter boxes will be installed on the south and east facades of the structure. (7) The time of year during which construction will take place is such that work will not result in excessive siltation from storm runoff nor prolonged exposure of unstable excavated slopes; As the Project is located in a developed hardscape environment, no unstable excavated sloped will be created as a part of this Project. As a condition of approval, no grading or earthwork shall be completed from October 15 through April 15 (i.e., the Town’s rainy season). Additionally, stormwater and erosion control best management practices (BMPs) will be reviewed by the Public Works Department prior to the issuance of a building permit. These BMPs shall be installed from October 15 through April 15. Therefore, the time of year during which construction will take place is such that work will not result in excessive siltation from storm runoff. (8) The proposed excavation, grading, or filing does not violate the Town's General Plan or zoning Codes;
The property is designated for commercial or mixed-use under the CC General Plan land use designation and located within the C-2 Zoning District, where mixed-used buildings and uses are permitted. The grading is limited to excavation for a new foundation for the building and fill to raise the first-floor residence above the Base Flood Elevation. The scope of grading is limited to what is necessary for the Project, and the amount of grading is within a range that is not unusual for the scope of the project. Apart from the Variances discussed below, the Project will comply with the Town’s Zoning Code.
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As discussed in the staff report, the Project as currently designed is inconsistent with the General Plan because the new building exceeds the maximum height allowed in the Central Commercial district. The Planning Commission will conditionally approve the project as designed with a Variance (see below) to exceed the maximum building height. As conditioned, a General Plan Amendment to remove height restrictions from all land use descriptions will be required prior to the issuance of a building permit. This approach will allow the Project to enter the building permit phase while the General Plan is undergoing the targeted amendment. Upon completion of the General Plan Amendment, the Project will be consistent with the Central Commercial Land Use designation and, therefore, consistent with the General Plan.
(9) Sufficient erosion control measures will be employed to offset any impact by the proposed excavation, grading, or filling.

An Erosion Control Plan must be reviewed and approved by the Public Works Department as part of the grading permit process. The applicant will also be required to follow the drainage and erosion protection recommendations outlined in the preliminary Geotechnical Investigation. The Public Works Department will monitor work to ensure the implementation and maintenance of erosion control BMPs throughout the Project duration. Specific details will be coordinated with the Public Works Department and submitted as part of the building permit submittal, such that any impact is minimized.

VARIANCES
To approve or conditionally approve the Variances, the Planning Commission must determine whether the Project is in conformance with the required Variance Findings in Section 10-3.1405 of the San Anselmo Municipal Code. The required findings are provided in italics below, followed by staff analysis required for said findings.
(1) Due to special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of the controlling zoning ordinance or regulation deprives the property of privileges enjoyed by other property in the vicinity and under an identical zoning classification, and the granting of the variance will not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.

The proposed project requires two Variances:

1. A Variance to allow a three-story building, where the Zoning Code permits a maximum of two stories; and

2. A Variance to allow a building height of 37 feet, where the maximum permitted height is 30 feet.

The subject property is a 4,543-square-foot parcel located in the Downtown Commercial (C-2) Zoning District. This lot is smaller than other parcels within the district and is further constrained by FEMA floodplain requirements. These constraints limit the opportunity for horizontal development and necessitate vertical construction to support a viable mixed-use project.

The General Plan and Zoning Code encourage mixed-use development in the C-2 District, with commercial activity prioritized at the ground level and residential or office uses located above. 279

Additionally, the site lies within the FEMA-designated AE flood zone, requiring residential finished floor elevations to be at least one foot above the Base Flood Elevation (BFE), restricting development at the ground level. These combined factors limit the capacity to provide traditional outdoor amenities and residential floor area without vertical expansion.

Third Story Variance
The Variance to allow a third story is required due to the property’s unique physical and regulatory constraints. The small lot size and floodplain elevation requirements leave insufficient space for atgrade outdoor amenities typically expected in residential development.

Strict application of the zoning regulations would preclude the reasonable development of the property and hinder the provision of essential residential amenities. Due to the limited lot area and the requirement for ground-floor commercial uses, providing functional outdoor space at grade is not feasible. A rooftop deck, facilitated by the third story, offers necessary private open space for residents in a manner consistent with the intent of the zoning code to support livable, high-quality housing.

The enclosed portion of the third story consists of a stairway, circulation area, and a mechanical room—elements that support rooftop access and function rather than constituting full-floor occupiable space. These components are integral to enabling outdoor residential use and maintaining essential building systems, without increasing the intensity of use beyond what is typical for comparable developments.

Building Height Variance
A height Variance is requested to accommodate the same essential building elements: a covered rooftop stairway and an approximately 140-square-foot rooftop mechanical room. These rooftop structures increase the overall building height to 37 feet, exceeding the 30-foot maximum permitted by the Zoning Code.

Given the site’s size, configuration, and flood zone requirements, vertical development is the only practical means of incorporating necessary building functions and resident-serving amenities.

Similar rooftop projections, parapets, and architectural features are common in nearby buildings within the C-2 District, many of which exceed the nominal 30-foot height threshold. As such, the proposed building height is consistent with the surrounding built environment and will not appear out of scale or character with adjacent development.

Similar height variances have been granted in the vicinity, including at 305 San Anselmo Avenue (VAR-665), where a variance was approved to allow a parapet extension for screening rooftop mechanical equipment. The purpose of that variance—like the current request—was to accommodate essential building functions without increasing the intensity of use. Granting this Variance would provide parity with other properties in the neighborhood by allowing rooftop ancillary uses that support the function and livability of the building for its occupants.

The requested Variances are necessary to enable the reasonable and functional development of this constrained property. The project supports key goals of the General Plan, including mixed-use development and provision of livable residential units with adequate amenities. The Variances do 280

not constitute a special privilege, as the proposed height and massing are consistent with surrounding development patterns and do not exceed the intensity envisioned by applicable zoning regulations.

Accordingly, approval of the third-story and building height Variances is justified and appropriate in light of the property's physical limitations.
(2) The granting of the variance, under the circumstances of the particular case, will not materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not be materially detrimental to the public welfare or injurious to property or improvements in such neighborhood.

The granting of the Variances, under the circumstances of this particular case, will not adversely affect the health or safety of people living or working in the neighborhood, nor will it be detrimental to the public welfare or injurious to property or improvements in the area. The project will be required to comply with the California Building Standards Code and the requirements of the Ross Valley Fire Department. The requested Variances do not affect the project’s ability to meet these standards, nor will they exacerbate construction-related effects on the surrounding area. For these reasons, the Variances will not be detrimental to public health, safety, or welfare, and will not adversely affect surrounding properties or improvements.

CONDITIONAL USE PERMIT
To approve or conditionally approve the Conditional Use Permit, the Planning Commission must determine whether the Project is in conformance with the required Conditional Use Permit Finding in Section 10-3.1305 of the San Anselmo Municipal Code. The required finding is provided in italics below, followed by staff analysis required for said findings.
(1) 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.

The Project will not impose unsafe conditions on persons residing or working in the neighborhood for the following reasons:
• The Project will be required to comply with the California Building Standards Code and California Fire Code.
• The accessory dwelling unit (ADU) will be designed to be accessible, with features to ensure the safety of all occupants including those with mobility challenges. • The ADU is a land use consistent with the General Plan.

Therefore, 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.
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DESIGN REVIEW
To approve or conditionally approve the Design Review, the Planning Commission must determine whether the Project is in conformance with the required Design Review Findings in Section 10-3.1506 of the San Anselmo Municipal Code. The required findings are provided in italics below, followed by the staff analysis required for said finding.
(1) Is functionally and aesthetically compatible with the existing improvements and the natural elements in the surrounding area;
The Project is designed to complement the surrounding area for the following reasons:
• The neighborhood has no one consistent architectural style. The contemporary style of the new building references the original design of the existing building, while incorporating more modern articulation.
• The Project will increase the property’s functionality, providing both residential and commercial uses to a site that has been vacant since 2021.
• The Project complies with all C-2 Zoning District development standards, except for the Variance for the building height and number of stories, as discussed in the Staff Report. • The Project will utilize attractive materials and finishes, including Cloud White” stucco siding, “Big Band” tan stucco siding, black-clad windows and doors, “Norfolk Black” brick veneer, light cream cast stone trim, “Natural Copper” clad bay window roof and fascia, “Redland Clay” terra cotta roof tiles, and “Tanglewood” canvas awnings.
• The Project will incorporate landscaping planter boxes along San Anselmo Avenue and Pine Street and provide a soundproofing “Greenscreen” metal trellises with climbing vines (see Exhibit A, Sheet A9.6) adjacent to the property line at 407-411 San Anselmo Avenue at the roof level to provide natural elements in the downtown setting.

Therefore, the Project will be functionally and aesthetically compatible with the existing improvements and the natural elements in the surrounding area. (2) Provides for protection against noise, odors, and other factors which may make the environment less desirable;
The Project is not anticipated to create any adverse impacts related to noise, odors, and other factors that will make the environment less desirable, as all building materials included in the Project are typical for construction. Although the Project may temporarily create noise and odors related to construction, this will be minimized though the conditions of approval below. As conditioned, the applicant will be required to submit a Construction Management Plan to ensure any noise or odor construction-related impacts will be addressed prior to the issuance of any Building Permit. (3) Will not tend to cause the surrounding area to depreciate materially in appearance or value or otherwise discourage occupancy, investment, or orderly development in such area; The Project will demolish the existing aging structure and construct a new building that conforms with the current California Building Standards Code and RVFD standards, modernizing the property and improving the site conditions. These enhancements to the property are anticipated to increase the functional value of the dwelling, therefore supporting occupancy, investment, and orderly 282

development in the surrounding area.

Additionally, the Project shall be conditioned to secure a construction bond in the amount of 125% of the Project’s valuation, issued by a surety company authorized to operate in the State of California.

This will safeguard against project abandonment or financial insolvency, ensuring timely Project completion. Furthermore, the Project shall be conditioned to designate the adjacent property at 407- 411 San Anselmo Avenue, APN 007-251-23, and the Town of San Anselmo as additional insureds on their contractor’s insurance policy, to the extent permitted by law, protecting adjacent property owners and the Town from potential liability or damages related to construction activities. (4) Will not create unnecessary traffic hazards due to congestion, distraction of motorists, or other factors and provides for satisfactory access by emergency vehicles and personnel; The Project may result in short-term traffic impacts during construction but is not anticipated to create any long-term impacts because the mixed-use nature of the building is compatible with surrounding development and will not generate unusual traffic volumes or patterns. Pursuant to State law (AB 2097 and AB 2553), the Project is not required to provide on-site parking due to its location within one-half mile of a major transit stop. Future residents may obtain street parking permits from the Town to park in the surrounding residential neighborhood, ensuring that the longterm residential parking needs of the building are met. As conditioned, a Construction Management Plan is required to be provided and approved by the Department of Public Works prior to the issuance of any grading or building permit. The Construction Management Plan will address construction-related traffic control, staging, worker parking, and emergency access requirements.

Therefore, the Project will not create unnecessary traffic hazards and will provide for satisfactory access by emergency vehicles and personnel.
(5) Will not adversely affect the health or safety of persons using the improvement or endanger property located in the surrounding area;
The Project is not anticipated to adversely affect the health or safety of persons using the improvement or endanger surrounding property. The mixed-use building will be constructed in compliance with the California Building Standards Code and the fire safety standards established by the Ross Valley Fire Department (RVFD), ensuring that the structure provides a safe environment for residents, tenants, and the surrounding community. Additionally, as required by the conditions of approval, a Demolition and Construction Management Plan (DCMP) will be implemented to minimize construction-related impacts. The DCMP includes provisions to safeguard public safety, such as maintaining pedestrian circulation with a clear 4-foot walkway and implementing traffic control measures to minimize disruption during construction. Furthermore, the applicant is required to have a licensed contractor on-site during demolition to monitor the process and ensure the structural integrity of adjacent properties.

The Project’s compliance with these safety measures, including the safe management of construction activities, noise, and debris, as well as adherence to local and state regulations, will protect the health and safety of both those using the site and surrounding properties. Therefore, the Project will not adversely affect the health or safety of persons or endanger property in the surrounding area. 283

(6) Is consistent with the Town General Plan;
As discussed in the staff report, the Project as currently designed is inconsistent with the General Plan because the new building exceeds the maximum height allowed in the Central Commercial district. The Planning Commission will conditionally approve the project as designed with a Variance (see below) to exceed the maximum building height. As conditioned, a General Plan Amendment to remove height restrictions from all land use descriptions will be required prior to the issuance of a building permit. This approach will allow the Project to enter the building permit phase while the General Plan is undergoing the targeted amendment. Upon completion of the General Plan Amendment, the Project will be consistent with the Central Commercial Land Use designation and, therefore, consistent with the General Plan.
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EXHIBIT B

CONDITIONS OF APPROVAL
401 SAN ANSELMO AVENUE
APN 007-251-22
Project-Specific Conditions of Planning Approval

1. This approval authorizes Project PRO2024-0048, for a Demolition Permit for the demolition of the existing two-story commercial building, a Grading Permit to allow for the combined excavation, grade, or fill of 131 cubic yards of material, a Conditional Use Permit allow for an exception to the maximum allowed floor area for a one-bedroom accessory dwelling unit (ADU), a Variance to allow for a three-story building, where a maximum of two stories are permitted, a Variance to allow for a 37-foot tall building, where a maximum building height of 30 feet is permitted, and Design Review for a new 8,850-square-foot, three-story, mixed-use building, at 401 San Anselmo Avenue, APN 007- 251-22.

2. The applicant is required to obtain a Grading and Building Permit. The permit plans shall substantially conform to the plans on file with the Planning Department, titled “401 San Anselmo Ave.” drawn by EID Architects, LLC, revised on March 24, 2025.

3. Prior to the issuance of any permit, a General Plan Amendment to remove height restrictions from all land use descriptions will be required prior to the issuance of a Building permit.

4. Prior to the to the issuance of a Certificate of Occupancy, the applicant shall satisfy the Inclusionary Housing Ordinance though payment of the Affordable Housing in-lieu fee established in the Town’s adopted fee schedule.

5. All conditions described in the Ross Valley Fire Department Plan Review letter dated September 25, 2024, shall be implemented either as a portion of the Building Permit, or as a Deferred Fire Permit.

6. All conditions described in the Marin Water “Water Availability” Letter dated February 28, 2025 shall be implemented as a portion of the Building Permit.

7. Prior to the issuance of the Building or Grading Permit, a letter of conformance from the geotechnical engineer shall be provided, stating that all structural plans conform with the parameters of the Geotechnical Investigation titled “Proposed Renovation and Addition, 401 San Anselmo Avenue,” dated November 6, 2023 and prepared by Rockridge Geotechnical, Inc.

8. All electrical and communication service laterals, including those for cable television service, to any new building or structure or building or structure undergoing a substantial improvement (as defined by California Building Code) shall be placed underground from the main service equipment within the building or structure to a location designated by the supplying utility in accordance with the supplying utility's applicable rules, regulations and tariffs on file with the Public Utilities Commission of the State or other competent jurisdiction, pursuant to San Anselmo Municipal Code Title 9, Chapter 4 and Town Council Resolution No. 3402.

9. Prior to the issuance of the any permit, the project shall comply with San Anselmo Municipal Code, Section 7-11, Protection of Flood Hazard Areas. Flood vents shall be installed for any temporary construction within the FEMA AE Flood Zone.

10. Prior to the issuance of a any permit, a Demolition and Construction Management Plan shall be 285

required, to be reviewed by the Department of Public Works (DPW), providing information pursuant to the Town’s Construction Management Plan Guidelines, including:
a. Temporary accessible 4-foot wide pedestrian paths of travel shall be provided at all times during sidewalk closures. Any sidewalk closure shall be coordinated with DPW, and an encroachment permit shall be required.
b. No continuous construction-related parking shall be allowed within the public right-of-way adjacent to the project site on Pine Street and San Anselmo Avenue. Additional construction parking may be secured on private property or within the public right of way with DPW approval.
c. Temporary fencing between 401 San Anselmo Ave, 407-411 San Anselmo Ave, and the parking lot to the west (at APN 007-251-23), shall be installed at the installed at the time of the preconstruction meeting, prior to the issuance of any permit, and maintained during demolition and construction.
d. A staging plan.
e. Dust management plan.

11. A licensed contractor or engineer shall be present on-site during demolition of the existing building to ensure that the demolition and construction work of the new building does not impact adjacent structures.

12. The applicant shall include the adjacent properties at 407-411 San Anselmo Ave and APN 007-251-23, and the Town of San Anselmo as additional insureds on their contractor’s insurance policy, to the extent permitted by law.

13. The applicant shall provide a phased performance guarantee, subject to approval by the Town, based on specific milestones (e.g., demolition, grading, foundation, structural framing, site improvements).

Each phase shall be secured by a performance bond, letter of credit, or other acceptable instrument in an amount equal to 125% of the estimated cost for that phase. All sureties shall be provided to the Town before project issuance and be released to the applicant once the specific milestones have been completed.

14. Prior to the issuance of any permit, the Topographic Survey, prepared by Gregory Braze, dated November 25, 2024, shall be recorded with the County of Marin.

15. Prior to the issuance of any permit, the building wall separating 401 San Anselmo Ave and 407-411 San Anselmo Ave shall be staked by a licensed surveyor, identifying the shared property line, prior to demolition of the existing building at 401 San Anselmo Ave.

16. Prior to the issuance of any permit, a topographic benchmark on the adjacent building shall be provided to the DPW, to verify no movement of the adjacent structure.

17. The Project shall be required to adhere to Title 4, Chapter 7, Loud Noises, of the Municipal Code.

18. Except as otherwise provided in these conditions, the project shall comply with the plans submitted for Planning Commission approval. Plans submitted for the Building Permit shall reflect any modifications required by the Planning Commission and these conditions.

19. No changes from the approved plans, before or after project final, including changes to the materials and material colors, shall be permitted without prior Town approval. Red-lined plans showing any proposed changes shall be submitted to the Town for review and approval prior to any change. The applicant is advised that changes made to the design during construction may delay the completion 286

of the project and will not extend the permitted construction period.

Standard Conditions of Planning Approval

1. All conditions of approval shall be included on the first sheet after the cover sheet of the construction drawings submitted for a Building Permit.

2. Except as otherwise noted in these conditions of approval, the plans submitted to the Building Department for plan check shall be identical to those approved by the Planning Commission or Planning Director. If any changes are made to the approved plans, the applicant is responsible for clearly identifying all such changes and reviewing them with the Planning Department prior to submitting for a Building Permit or a revision to the Building Permit. All changes made to the Design Review Plans approved by the Planning Commission / Planning Director and the Building Permit construction document submittal must be clearly highlighted with a “bubble” or “cloud” on plans and marked with a “Delta ‘P’” at the time of initial Building Permit submittal. A list describing in detail all such changes shall be submitted and attached to the plans. Any changes that have not been clouded on the plans and noted in a transmittal memo and explicitly approved by staff are not approved. Construction, demolition, or grading that does not conform to the Planning Commission / Planning Director approval is not valid and shall be subject to stop work orders and may require removal.

3. Site landscaping shall be consistent with any approved landscape plan. Plans for any irrigation of the site shall be incorporated into the landscape plan. All planting shown on the approved plan shall be installed prior to occupancy and project final, whichever occurs first, except during the Water Shortage Emergency when Marin Water may require landscaping irrigated with potable water to be deferred until after the termination of the Water Shortage Emergency. During the Water Shortage Emergency, rehabilitated landscapes shall only be watered on days approved by Marin Water. Upon the request of an applicant to receive a Temporary Certificate of Occupancy or defer landscaping due to the drought, and at the discretion of the Planning Director, landscape installation may be guaranteed by posting a cash bond equal to 100% of the cost and installation of any landscape improvements. As required by San Anselmo Municipal Code Section 10-3.604 “Landscape Maintenance,” all landscaping shall be maintained in a healthy condition in accordance with approved landscaping plans.

4. Acceptance of the construction drawings and specifications does not release the applicant and owner from correction of mistakes, errors, or omissions contained therein. If, during construction, the public interest requires a modification or a departure from these accepted plans, the Town shall have the authority to require such modifications or departure and specify the way the same is to be done.

5. The applicants and/or owners shall defend, indemnify, and hold the Town harmless along with the Town Council and Town boards, commissions, agents, officers, employees, and consultants from any claim, action, or proceeding (“action”) against the Town, its boards, commissions, agents, officers, employees, and consultants attacking or seeking to set aside, declare void, or annul the approval(s) of the project or alleging any other liability or damages based upon, caused by, or related to the approval of the project. The Town shall promptly notify the applicants and/or owners of any action.

The Town, in its sole discretion, may tender the defense of the action to the applicants and/or owners or the Town may defend the action with attorneys of the Town's choice, with all attorney’s fees and litigation costs incurred by the Town in either case paid for by the applicant and/or owners. 287

Planning Department Standard Conditions of Approval:

6. This approval shall be final either ten calendar days following the date of action by the Planning Commission or Town Council, whichever is last. This approval is effective from the date of final action and shall expire one year after approval should a license not be issued. The approval may be renewed once by the Planning Director for one year if the applicant submits a written statement to the Planning Director showing good cause prior to expiration of the application.

7. Prior to issuance of a Building Permit, the applicants shall reimburse the Town for any known unpaid costs associated with the project, including work done by consultants and the Town Attorney. Prior to the project final the applicants shall reimburse the Town for any other unpaid costs associated with the project, including work done by consultants and the Town Attorney.

8. The light source for all exterior lighting fixtures shall be shielded from adjacent properties.

Specification sheets for all exterior lighting shall be submitted as part of the Building Permit. Lighting shall be designed to focus the light onto only the areas necessary to be illuminated and minimize overflow of lighting off-site. Exterior lighting shall not include unnecessary illumination of buildings or site walls. Town staff will review compliance with this condition after installation of the lighting and reserves the right to require adjustment or elimination of lighting that violates this condition.

9. Approval of a Permit does not signify that the applicant has complied with the federal Americans with Disabilities Act of 1990.

Department of Public Works Standard Conditions of Approval:

10. For all improvements within the public right of way, the applicant shall submit plans to adequately describe the work. Plans shall include but not be limited to drainage details, cross-sections, driveway/roadway grades and utility locations, as necessary.

11. The project shall comply with the Town of San Anselmo Urban Runoff Pollution Prevention Ordinance. If the project paves or otherwise creates more than 150 square feet of impervious surface, a Flatwork Permit is required from the Public Works Department. In addition to the site design measures and Flatwork Permit required for small projects, new and redeveloped projects that create or replace more than 500 square feet of impervious surface may require bioretention or permanent stormwater controls designed to remove sediment and other pollutants and to mimic the pre-project site hydrology by controlling the flow rates and/or the volume of stormwater runoff from the project's added and/or replaced impervious surfaces and a Stormwater Control Plan (SCP) (San Anselmo Municipal Code Section 5-8.11).

12. Appropriate Best Management Practices (BMPs) shall be implemented to prevent the discharge of construction waste or contaminants from construction materials, tools, and equipment from entering storm drains or watercourses. Plans for adequate BMPs to be installed, implemented, and maintained during construction and after final stabilization shall be submitted with the Building Permit application. The combination of BMPs used, and their execution in the field, must be customized to each site using up-to-date standards and practices. The Town will provide references to current guidance manuals and BMP information on request. (San Anselmo Municipal Code Section 5-8.10)

13. Any improvements, public or private, damaged during construction shall be replaced by the applicant, in-kind or with new improvements. All cracked, broken, or uplifted sidewalk, driveway and/or curb and gutter fronting the property shall be replaced. Applicant shall coordinate with the 288

Department of Public Works prior to the start of the project improvements to identify the extents and limits of replacement.

14. All construction materials, debris, and equipment shall be stored on site. If that is not physically possible, an Encroachment Permit shall be obtained from the Department of Public Works prior to placing any construction materials, debris, debris boxes or unlicensed equipment in the right-of-way.

A minimum of 12’ passable auto traffic clearance (paved travel way) shall always be maintained along the roadway. The placing of portable restroom facilities in the Town right-of-way will not be permitted unless there is not an appropriate location on the subject property and Public Works approves placement in the right of way.

15. If a permeable paving system is to be used as a part of the site development strategy, the analysis shall include but not be limited to the following:
a. For drainage purposes, the underlying intent, either retention or detention, shall be fully quantified. If retention is to be used, a soils report, including percolation of the soils shall be submitted as a part of the plans. If detention is to be used, peak runoff quantities, storage capacity of the system, discharge rates, discharge points, impacts to existing facilities etc. shall be included. For small to medium projects, the Town and County prescriptive method outlined in the Homeowner’s Guide to Stormwater Management may be used if approved by Public Works.
b. The structural adequacy of the system that accommodates vehicle loading including emergency response vehicles (i.e. fire trucks) if the access to be designated for that purpose. c. Provisions for ongoing maintenance of the pavers shall be included in the submittal package.

16. Drainage improvements shall implement Low Impact Development standards, including but not limited to:
a. No increase in stormwater runoff as compared to existing conditions. b. Maintain natural drainage patterns.
c. No concentration of flows, allowing drainage to flow naturally and to percolate and mimic existing and sheet flow conditions.
d. Rock rip-rap outfalls shall be located as far from property lines as possible and shall be designed to mimic existing drainage conditions (i.e., sheet flow, velocity dissipater, etc.) e. All stormwater runoff lines (such as building downspout lines, landscape drain lines, etc.) must be discharged in a manner that conforms to the current stormwater discharge practices in Marin County and as outlined in the Town’s Homeowner’s Guide to Stormwater Management on the Town website.

17. A Construction Management Plan (CMP) shall be submitted to the Town as part of the Building Permit and/or Grading Permit and shall be incorporated into the plans. This plan shall be a binding document. Failure to adhere to the plan may result in a “Stop Work Notice” being placed on the project. An electronic copy of the APPROVED CMP shall be submitted to the Town and may be posted on the Town’s website. This plan shall be updated as project conditions warrant. Updates to the plan shall be provided to the Town for review and approval. The CMP shall include but not be limited to:
a. Work schedule (start of construction date, road or lane closure intent/dates, important milestones and proposed final dates).
b. A video of the right of way in front of and adjacent to the property and the haul route as required by Public Works before any work commences.
c. Construction Hours-Construction hours may be changed before or during construction as needed 289

and determined by Public Works.
d. Construction Waste Management Plan
e. Staging/storage type and location
f. Travel routes and turn-around locations
g. Road and/or lane closures (Applicant to provide information on how many anticipated road closures there are, and the reasons for each road closure). h. Worker auto parking space locations/construction parking i. Phasing (if applicable)
j. If construction improvements are in areas of steep slopes, the Contractor shall provide safe temporary hard surface stair access to the improvements. This access shall be shown on the CMP.

The CMP may be more stringent if the project is located close to schools or in impacted neighborhoods. A CMP may be required to be modified if a neighborhood becomes “impacted” during the construction. Impacted neighborhoods are defined as areas in geographic proximity (i.e., using the same streets for access) with a significant number of simultaneous construction projects.

Delivery times shall be determined at the time of the Building Permit review and included on the Construction Management Plan sign.

Prior to the issuance of a Building Permit, the applicant shall post a sign during construction in a location clearly readable from the public right of way, substantially in the same format as the image below. When approving the Construction Management Plan, the Department of Building or Public Works may require the plan to be incorporated on the sign.

The sign shall include the following information:
a. Address of the project site.
b. Permitted hours of construction and of deliveries/off-haul. c. Name, e-mail address and direct phone number of the General Contractor. d. Name, e-mail address and direct phone number of the person responsible for managing the project.
e. Name and direct phone number of the party to call in case of an emergency. f. Town of San Anselmo Building Department contact information. 290

Building Department – Standard Conditions of Approval:

18. All construction shall comply with the 2022 California Building Code, Plumbing Code, Electrical Code, and Mechanical Code, and other applicable Title 24 Codes or those codes in effect at the time of Building Permit submittal.

19. It is the responsibility of the designer(s) to ensure that all of the above Title 24 codes, as well as any applicable San Anselmo Municipal Codes are incorporated into the design.

20. Verify adequate natural light and ventilation is provided in the common Living/Dining/Kitchen - Great Room.

21. The hours of construction activity shall be limited to 7:00 a.m. to 7:00 p.m. Monday through Friday, 9:00 a.m. to 5:00 p.m. on Saturdays and 12:00 p.m. to 5:00 p.m. on Sundays. These hours may be changed as required by Public Works or Building.

22. A Mechanical Permit is required for any exterior mechanical equipment. Prior to the issuance of a Mechanical or Building Permit for mechanical equipment, the applicant shall provide adequate information, reports and data to the Building Department demonstrating that the noise level from any exterior mechanical equipment or exterior vents, when measured at the property line boundary, complies with Town Noise Ordinance decibel limits.

23. All portions of the job site shall be maintained in an organized and professional condition. All trash, debris, construction scraps and broken/deteriorated machinery shall be removed from the site by the end of each week. If offloaded construction materials are not used within 2 weeks, they shall be screened from public view. All sidewalks, driveways and public/private roadways fronting the subject site shall be broom cleaned at the end of each business day.

24. A Pre-Construction Meeting is required. Unless waived by the Building Official, prior to initiation of any work on the proposed project, the applicant shall arrange a pre-construction meeting that shall be attended by Town of San Anselmo staff, the owner, general contractor, and sub-contractors responsible for demolition, foundation and excavations, framing, roofing and major deliveries to review these conditions of approval, permitted hours of operation, etc. Staff may require additional subcontractors depending on project scope. The general contractor is responsible for ensuring that all contractors adhere to the Construction Management Plan and all Conditions of Project Approval and Conditions of all permits (Building, Grading, Encroachment, etc.).

25. All required construction signage and any required tree protection shall be posted and available for Town inspection at the time of the Pre-construction meeting. If these measures are not in place at the time of the pre-construction meeting, a re-inspection fee will be required, and issuance of Building Permit will be delayed.

26. Any project within a Special Flood Hazard Area shall comply with the standards of construction and standards for utilities in San Anselmo Municipal Code Title 7, Chapter 11.

27. All electrical and communication service laterals, including those for cable television service, to any new building or structure or building or structure undergoing a substantial improvement as defined by California Building Code Chapter 2 shall be placed underground from the main service equipment within the building or structure to a location designated by the supplying utility in accordance with the supplying utility's applicable rules, regulations and tariffs on file with the Public Utilities Commission of the State or other competent jurisdiction. The Building Official may grant an 291

exception to this condition when it is found that the undergrounding of the utility service laterals will cause an unnecessary hardship or results inconsistent with the intent of San Anselmo Municipal Code Title 9, Chapter 4. (SAMC Sec. 9-4.01-9.4.03)

28. Every building shall be numbered by placing the appropriate number on or adjacent to the main entrance to the building to be readily seen from the street. Address numbers must be Arabic numerals or alphabetical letters with a minimum stroke width of one-half inch. Numbers on residential buildings shall be self-illuminated, internally illuminated or placed adjacent to a light which is controlled by a photocell and switched only by a breaker so it will remain illuminated all night. Building numbers shall be a color that clearly contrasts with the color of the background upon which they are placed. Residential building numbers shall be not less than four inches in height and non-residential /commercial building numbers shall be not less than six inches in height. All numbers shall be of proportionate width to the height, shall be made of permanent material, and shall be placed in a manner as to not be easily defaced or removed. (San Anselmo Municipal Code Sections 9-5.03 and 9-5.06).

29. Building plans shall include a green building program description and completed checklist that demonstrate the project shall comply with the applicable Green Building Standards adopted by the Town Council including the green building rating system(s); minimum compliance thresholds; and methods for verification of compliance with the adopted standards. The checklist shall be incorporated onto a separate full-sized plan sheet included with the building plans. A qualified green building rater, if required, shall provide evidence that the project, as indicated by the project plans and green building program description, will achieve the applicable Green Building Standards prior to issuance of a Building Permit. The green building rating system in effect at the time of Building Permit submittal shall be that which is applicable to the development project throughout the project construction. During the construction process, alternate green building measures may be substituted, provided that the qualified green building rater or applicable individual provides documentation of the proposed change and the project's continued ability to achieve the Green Building Standards to the Chief Building Official. Prior to final building inspection and occupancy, a qualified green building rater, if required, shall provide evidence that project construction has achieved the required compliance. Where certification through GreenPoint Rated or Leadership in Energy and Environmental Design (LEED) is required and such certification is only available after occupancy of the completed building, the applicant shall provide documentation of such certification within one (1) year of the date of the final building inspection for the project. (San Anselmo Municipal Code Section 9-19.040)

30. The applicant shall submit a Construction and Demolition Diversion Report to the Building Department prior to final inspection of the project and granting of occupancy. Prior to obtaining any final inspection and grant of occupancy from the Building Department, the person who has obtained a Building Permit shall pay an Avoided Disposal Regulatory Fee if the Building Official determines that the applicant has not satisfied the diversion requirements. (San Anselmo Municipal Code Section 9-

20.02)

31. All permits and/or inspection fees required shall be paid in full prior to final occupancy being granted.

Fire Department Standard Conditions of Approval:

32. All vegetation and construction materials are to be maintained away from the residence during construction.
292

33. Hydrant flow and location are to be identified before construction begins.

34. Project appears to be a substantial remodel. A “Substantial Remodel” shall mean the renovation of any structure, which combined with any additions, alterations, or modifications to the structure, affects a floor area which exceeds 50% of the floor area of the structure. When any changes are made in the building, such as walls, columns, beams, or girders, floor or ceiling joists and covering, rood rafters, roof diaphragms, foundations, piles or retaining walls or similar components, the floor area of all rooms affected by such changes shall be included in computing floor areas for the purpose of applying this definition.

35. A fire sprinkler system shall be installed throughout the entire building which complies with the requirements of the National Fire Protection Association (NFPA) 13-D and local standards. A separate deferred permit shall be required for this system. Plans and specifications for the system shall be submitted by an individual or firm licensed to design and /or design-build sprinkler systems. Shall be noted on plans as deferred submittal.

36. All smoke detectors in the residence shall be provided with AC power and be interconnected for simultaneous alarm. Detectors shall be installed in each sleeping room, outside of sleeping rooms centrally located in the corridor and over the center of all stairways with a minimum of one detector per story of the occupied portion of the residence.

37. Carbon monoxide alarms shall be provided in existing dwellings when a Permit is required for alterations, repairs, or addition exceeds one thousand dollars. CO alarms shall be located outside of each dwelling unit sleeping area in the immediate vicinity of the bedroom(s) and on every level of a dwelling unit including basements.

38. Address numbers at least 4 inches tall must be in place adjacent to the front door. If not clearly visible from the street, additional numbers are required.

39. Residential numbers must be internally illuminated (backlit), placed to a light or be reflective numbers. If your project is a new house or substantial remodel, they may only be internally illuminated or illuminated an adjacent light controlled by a photocell and switched only by a breaker so it will remain illuminated all night. If not currently as described, they must be installed as part of this project.

Ross Valley Sanitary District – Standard Conditions of Approval

40. The project shall comply with all requirements of the Ross Valley Sanitary District prior to project final. Any private sewer lateral may be required to be tested, repaired or replaced prior to project final. Evidence of compliance shall be submitted to the Building Department prior to project final.

Marin Water – Standard Conditions of Approval

41. The applicant shall comply with all requirements of the Marin Municipal Water District (MMWD) for water service prior to project final including compliance with all indoor and outdoor requirements of MMWD District Code Title 13 – Water Conservation.

42. All landscape and irrigation plans must be designed in accordance with the most current Marin Municipal Water District (MMWD) landscape requirements. New construction and rehabilitation (renovations or changes made to sites with an existing irrigation system) landscape projects will be affected by these requirements if the altered landscape area is greater than 500 square feet. The Code requires a landscape plan, an irrigation plan, and a grading plan. Evidence of compliance 293

(compliance letter or exemption) shall be submitted to the Building Department as part of the Building Permit review process. Any questions regarding the MMWD’s current water conservation and landscape Ordinance should be directed to (415) 945-1497 or [email protected].

43. Indoor plumbing fixtures must meet specific efficiency requirements.

44. Installation of a gray water recycling system is required for all projects that require installation of new water service and existing structures undergoing “substantial remodel” that necessitates an enlarged water service in compliance with MMWD Ordinance No. 429.

45. Backflow protection may be required as a condition of water service.

46. Prior to project final inspection, the applicant shall provide evidence to the Town Building Department that the project has received final approval (or is exempt from review) from the following three MMWD departments: Water Efficient Landscaping, Engineering, and Backflow Prevention.

47. During a Water Shortage Emergency, the project shall comply with Marin Water restrictions, which may include a requirement that applicant submit a written acknowledgement to Marin Water that no new landscaping that will be irrigated with potable water will be installed in connection with the proposed project until after the termination of the Water Shortage Emergency. Existing and rehabilitated landscapes shall only be watered on limited irrigation watering days. 294

EXHIBIT C

PROJECT PLANS
401 SAN ANSELMO AVENUE
APN 007-251-22
295
Project Zoning Summary
Parcel #: 007-251-22
Location: 401 San Anselmo Ave, CA 94960
Zoning C2
Total Lot Area (SF) 4,543 0.104 Acres
Re: Survey 1of1
Development Standards: Permitted Proposed
Per Table 4A
Max. Density (Units/ Acre) 20
No. Dwelling Units 2.086 4
Max. Lot Coverage 100% 96%
Setbacks:

Min. Front Setback 0 0
Min. Rear Setback 0 0
Min. Side Setback 0 0
Proposed Floor Area: 1st: 4215
2nd: 4356
Roof: 279
Total: 8850
FAR 2 1.95
Stories 2 3 *
Building Height 30 37' - 1/2" *
Parking: Req. per unit # units Req. Parking
Studio (ADU - requires no parking) 0.0 1 0.0
2 Bed 0.0 1 0.0
3 Bed 0.0 2 0.0
Parking Spaces Required 0.0
Parking Provided: 0
401 SAN ANSELMO AVE

VICINITY MAP DRAWING INDEX

PROJECT TEAM

PROJECT DATA SUMMARY PROJECT ZONING SUMMARY
401 San Anselmo Ave
San Anselmo Ave
Rhino One, LLC
401 San Anselmo Ave.

San Anselmo, CA 94960
Laura Allen
Phone: (415) 640-3503
Email: [email protected]
Michael Day
Phone: (415) 699-2835
Email: [email protected]
GEOTECHNICAL: ARCHITECT: EID Architects, LLC
Environmental Innovations in Design
51 Coleman Drive
San Rafael, CA 94901
Phone:

Mobile: (650) 793-2856
Email: [email protected]
CIVIL Eng. / Surveyor: OWNER:

Rockridge Geotechnical, Inc.
1350 Ocean Avenue,
Emeryville, CA 94608
Phone: (510) 420-5738
Mobile:

Email:

Lea & Braze
2495 Industrial Pkwy West
Hayward, CA 94545
Phone: (510) 887-4086
Mobile:

Email: [email protected]
UTILITIES/JOINT TRENCH:

Millennium Design & Consulting Inc.

PO Box 737
Alamo, CA 94507
Phone: (925) 783-4300
Mobile:

Email: [email protected]
COMMERCIAL - ZONING C-2
OCCUPANCY - B, M, R-2, U2

TYPE V-B CONSTRUCTION
PLANNING PERMIT # PRO2024-0048
BUILDING PERMIT NUMBER: TBD
APN# 007 - 251 - 22
LOT AREA: 4,543 SF GROSS
Jurisdiction - Town of __San Anselmo______
This project site is in the “AE” FEMA Flood Zone.

NFPA 13R AUTOMATIC FIRE SPRINKLERS AND INTERIOR SMOKE ALARMS PROVIDED AT DWELLING PER FIRE PROTECTION DISTRICT.

ALL CONSTRUCTION SHALL COMPLY WITH 2022 CRC, CBC, CPC, CMC, CEC and 2022 California Energy Code, CITY MUNICIPAL CODE, ALL LOCAL AMENDMENTS / ORDINANCES, and ALL LOCAL SUB-TRADE CODES. CONTRACTOR SHALL COMPLY WITH 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE, REFER TO GB SHEETS.

GEOTECHNICAL NOTE:
♦ The Geotechnical aspects of the construction including demolition and rough site grading, at-grade foundation excavations, subgrade preparation and the installation of surface drainage control systems, should be performed in accordance with the recommendations presented in the geotechnical report prepared by Engineers. Engineers should be provided at least 48 hours advance notification of any geotechnical aspects of the construction and should be present to observe and test, as necessary, the earthwork, foundation, and drainage installation phases of the project.

THE SCOPE OF WORK FOR THIS DOWNTOWN DISTRICT INFILL PROJECT INCLUDES THE ADAPTIVE RE-USE AND BUILDING

CODE UPDATING OF THE EXISTING TWO STORY BUILDING TO INCLUDE GROUND FLOOR COMMERCIAL & RESIDENTIAL USES, NEW SECOND FLOOR RESIDENCES, AND ROOFTOP TERRACE, SOLAR PV ARRAY, & MECHANICAL EQUIPMENT.

SCOPE OF WORK:

FIRE DEPT. REQUIREMENTS:
• WILDLAND-URBAN INTERFACE: THIS PROJECT IS LOCATED WITHIN THE DESIGNATED WILDLAND-URBAN INTERFACE FIRE AREA. THE BUILDING CONSTRUCTION SHALL COMPLY WITH THE PROVISIONS OF SECTION R337 OF THE CALIFORNIA RESIDENTIAL CODE OR THE CALIFORNIA BUILDING CODE (CBC) CHAPTER 7A., AS APPLICABLE. NOTE THAT VEGETATION CLEARANCE SHALL BE IN COMPLIANCE WITH CBC SECTION 701A.5 PRIOR TO PROJECT FINAL APPROVAL. • FIRE SPRINKLERS REQUIRED: PER CRC R313.2 . AN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED IN ALL NEW ONE- AND TWOFAMILY DWELLINGS AND EXISTING ONE- AND TWO- FAMILY DWELLINGS WHEN ADDITIONS ARE MADE THAT INCREASE THE FIRE AREA TO MORE THAN 3,600 SQUARE FEET.
• EXCEPTIONS: 1. DETACHED ACCESSORY DWELLING UNITS (ADUS), PROVIDED THAT ALL OF THE FOLLOWING ARE MET: A) THE UNIT MEETS THE DEFINITION OF AN ACCESSORY DWELLING UNIT AS DEFINED IN THE GOVERNMENT CODE SECTION 65852.2. B) THE EXISTING PRIMARY RESIDENCE DOES NOT HAVE AUTOMATIC FIRE SPRINKLERS. C) THE DETACHED ADU DOES NOT EXCEED 1,200 SQUARE FEET IN SIZE. D) THE UNIT IS ON THE SAME LOT AS THE PRIMARY RESIDENCE. E) THE UNIT MEETS ALL ACCESS AND WATER SUPPLY REQUIREMENTS OF CHAPTER 5 AND APPENDIX B AND C OF THE 2022 CALIFORNIA FIRE CODE, AS AMENDED.

2. WHEN ADDITIONS ARE MADE TO EXISTING STRUCTURES, CAUSING THE FIRE AREA TO EXCEED 3,600 SQUARE FEET AND ALL OF THE FOLLOWING ARE MET: A) BUILDING ADDITIONS DOES NOT EXCEED 500 SQUARE FEET. B) THE RESULTANT STRUCTURE MEETS ALL WATER SUPPLY REQUIREMENTS OF CHAPTER 5 AND APPENDIX B OF THE 2022 CALIFORNIA FIRE CODE, AS AMENDED. • WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THE APPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO

CONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THAT PURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER-BASED FIRE PROTECTION SYSTEMS, AND/

OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE CONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSING CONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL

APPROVAL OF THE SYSTEM(S) UNDER CONSIDERATION WILL NOT BE GRANTED BY THIS OFFICE UNTIL COMPLIANCE WITH THE

REQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2022 CFC SEC. 903.3.5 AND HEALTH AND SAFETY CODE 13114.7. • FIRE DEPARTMENT (ENGINE) TURNAROUND REQUIRED: DEAD-END FIRE APPARATUS ACCESS ROADS IN EXCESS OF 150 FEET IN LENGTH SHALL BE PROVIDED WITH AN APPROVED AREA FOR TURNING AROUND FIRE APPARATUS. PROVIDE AN APPROVED FIRE DEPARTMENT ENGINE DRIVEWAY TURNAROUND WITH A MINIMUM RADIUS OF 36 FEET OUTSIDE AND 23 FEET INSIDE. MAXIMUM GRADE IN ANY DIRECTION SHALL BE 5%. INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATIONS D-1. [CFC SECTION 503.2.5].
• FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY: PROVIDE AN ACCESS DRIVEWAY WITH A PAVED ALL WEATHER SURFACE CAPABLE OF SUPPORTING APPARATUS WEIGHING AT LEAST 75K POUNDS, A MINIMUM UNOBSTRUCTED WIDTH OF 12 FEET, VERTICAL CLEARANCE OF 13 FEET 6 INCHES, MINIMUM CIRCULATING TURNING RADIUS OF 40 FEET OUTSIDE AND 20 FEET INSIDE, AND A MAXIMUM SLOPE OF 15%. INSTALLATIONS SHALL CONFORM TO FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATIONS SHEET D-1. CFC SEC. 503.
• EMERGENCY GATE/ACCESS GATE REQUIREMENTS: GATE INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATION G-1 AND WHEN OPEN SHALL NOT OBSTRUCT ANY PORTION OF THE REQUIRED WIDTH FOR EMERGENCY ACCESS ROADWAYS OR DRIVEWAYS. LOCKS, IF PROVIDED, SHALL BE FIRE DEPARTMENT APPROVED BEFORE INSTALLATION. GATES ACROSS THE EMERGENCY ACCESS ROADWAYS SHALL BE EQUIPPED WITH AN APPROVED ACCESS DEVICES. IF THE GATES ARE OPERATED ELECTRICALLY. AN APPROVED KNOX KEY SWITCH SHALL BE INSTALLED; IF THEY ARE OPERATED MANUALLY, THEN AN APPROVED KNOX PADLOCK SHALL BE INSTALLED. GATES PROVIDING ACCESS FROM A ROAD TO A DRIVEWAY OR OTHER ROADWAY SHALL BE AT LEAST 30 FEET FROM THE ROAD BEING EXITED. CFC SEC. 503 AND 506. • ADDRESS IDENTIFICATION: NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR

APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, ADDRESS NUMBERS SHALL BE PROVIDED IN ADDITIONAL APPROVED LOCATIONS TO FACILITATE EMERGENCY RESPONSE.

ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES (101.6 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCHES (12.7 MM). WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE

BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. ADDRESS NUMBERS SHALL BE MAINTAINED. CFC SEC. 505.1. • CONSTRUCTION SITE FIRE SAFETY: ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE PROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAIL AND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT. CFC CHAPTER 33.

COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:39 PM
COVER SHEET A 0.0 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

Sheet No Sheet Name
Architectural
A 0.0 COVER SHEET
A 0.1 SYMBOLS & ABBREVIATIONS
A 0.2 CONDITIONS OF APPROVAL
A 0.4a AREA PLANS - EXISTING
A 0.4b AREA PLANS - PROPOSED
A 0.4c STORY POLE LAYOUT PLAN
A 0.5a STREET VIEW
A 0.5b STREET VIEW
A 0.5c STREET VIEW
A 0.5d STREET VIEW
A 0.5e STREET VIEW
A 0.5f INTERIOR VIEW
A 0.5g INTERIOR VIEW
A 0.5h INTERIOR VIEW
A 0.5i INTERIOR VIEW
A 0.5j INTERIOR VIEW
A 0.5k INTERIOR VIEWS
A 0.9a FEMA BFE & SPOT ELEVATIONS
A 0.9b FEMA BFE & SPOT ELEVATIONS
A 0.9c FEMA BFE & SPOT ELEVATIONS
A 1.1 SITE PLAN - CONTEXTURAL
A 1.1b SITE PLAN - EXISTING
A 1.1c SITE PLAN - PROPOSED
A 1.1d LIGHTING PLAN -EXISTING, PROPOSED
A 1.2 SITE CONSTRUCTION OPERATION PLAN
Sheet No Sheet Name
A 1.3 DRAINAGE / STORMWATER

MANAGEMENT PLAN
A 3.0 EXISTING FLOOR PLAN
A 3.1 GROUND FLOOR PLAN
A 3.2 SECOND FLOOR PLAN
A 3.3 ROOF PLAN
A 5.1 ELEVATIONS - SOUTH
A 5.2 ELEVATIONS - EAST/ WEST
A 5.3 ELEVATIONS - NORTH
A 5.6 COMMERCIAL SIGNAGE
A 6.0 SECTIONS
A 6.1 SECTIONS
A 9.1 HOUSING ELEMENT DENSITY
A 9.2 HOUSING ELEMENT PARKING & TRANSIT
A 9.3 SUSTAINABILITY & DOWNTOWN VITALITY
A 9.4 LIGHTING SPECIFICATIONS
A 9.5 PRODUCT SPECS - ROOF TOP EQUIPMENT
A 9.6 PRODUCT SPECS - GREEN SCREEN WALL,

SOUNDPROOFING
A 9.8 PEDESTRIAN SAFETY FEATURES
A 9.9 PRODUCT SPECIFICATIONS - PEDISTAL

PAVER SYSTEM
GB 1 CAL GREEN 1
GB 2 CAL GREEN 2
BMP-1 STORM WATER & EROSION CONTROL
BMP-2 STORM WATER & EROSION CONTROL
SU1 SURVEY
Total Sheets: 49
296
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:39 PM
SYMBOLS & ABBREVIATIONS A 0.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
# POUND OR NUMBER
(E) EXISTING
(N) NEW
< ANGLE
@ AT
A
A.B. ANCHOR BOLTS
A.C.P. ASPHALT CONCRETE PAVING
A.C.T. ACOUSTIC CEILING TILE
A.D.A. AMERICANS WITH DISABILITIES
ACT
A.F.F. ABOVE FINISH FLOOR
A.P. ACCESS PANEL
A.S.T.M. AMERICAN SOCIETY FOR

TESTING AND MATERIALS

A/C AIR CONDITIONER

ABV ABOVE

ACOUST ACOUSTICAL
AD. ADJUSTABLE

ADH ADHESIVE

ADJ ADJACENT

AHU AIR HANDLING UNIT

AL ALUMINUM

ALT ALTERNATE

ALUM ALUMINUM

ANOD ANODIZED

APPROX APPROXIMATE

ARCH ARCHITECTURAL

ASPH ASPHALT

ATTN ATTENUATION

AUTO AUTOMATIC

AUX AUXILIARY

AV AUDIO VISUAL

AVG AVERAGE
B
B.I.B. BLOWN IN BLANKET
B.U.R. BUILT UP ROOFING

BD BOARD

BLDG BUILDING

BLK(G) BLOCK(ING)

BM BEAM

BO BOTTOM OF

BOL BOLLARD

BOS BOTTOM OF SLAB

BRKT BRACKET

BS BOTH SIDES

BSMT BASEMENT

BTW BETWEEN

BVL BEVELED

BW BOTH WAYS
C

C CARPET
C.A.R.B. CALIFORNIA AIR RESOURCES
BOARD
C.B. CATCH BASIN
C.B.C. CALIFORNIA BUILDING CODE
C.E.C. CALIFORNIA ELECTRICAL CODE
C.F.C.I. CONTRACTOR-FURNISHED,

CONTRACTOR-INSTALLED
C.F.O.I. CONTRACTOR-FURNISHED,

OWNER-INSTALLED
C.M.C. CALIFORNIA MECHANICAL
CODE
C.P.C. CALIFORNIA PLUMBING CODE
C.R.C. CALIFORNIA RESIDENTIAL CODE

CAB CABINET

CC CENTER TO CENTER

CEM CEMENT

CER CERAMIC

CJ CONSTRUCTION JOINT

CL CENTER LINE

CLG CEILING

CLO CLOSET

CLR CLEAR

CLS CLOSURE

CM CENTIMETER

CMU CONCRETE MASONRY UNIT

COL COLUMN

COMP COMPOSITE

COMP COMPUTER

CONC CONCRETE

CONT CONTINUOUS

CPT CARPET

CRSE COURSE

CS CASEMENT

CT CERAMIC TILE

CTR CENTER

CU CUBIC
D
D.C. DOOR CLOSER
D.P. DAMP PROOFING
D.S. DOWN SPOUT
D.V. DRYER VENT

DBL DOUBLE

DEG DEGREES

DEP DEPOSIT

DEPT DEPARTMENT

DET DETAIL

DF DOUGLAS FIR

DH DOUBLE HUNG

DIA DIAMETER

DIAG DIAGRAM

DIFF DIFFUSER

DIM DIMENSION

DIV DIVISION

DN DOWN

DO DITTO

DR DOOR

DWG DRAWING

DWR DRAWER
E
E EAST
E.F. EACH FACE
E.J. EXPANSION JOINT
E.JT. EXPANSION JOINT

EA EACH

EIFS EXPANDED INSULATION FINISH
SYSTEM

ELEC ELECTRICAL

ELEV ELEVATION

ELEVR ELEVATOR

EMERG EMERGENCY

ENCL ENCLOSURE

ENG ENGINEER

ENT ENTRANCE

EPS EXPANDED POLYSTYRENE

EQ EQUAL

EQUIP EQUIPMENT

EST ESTIMATE

EW EACH WAY

EXEC EXECUTIVE

EXH EXHAUST

EXIST EXISTING

EXP EXPANSION

EXT EXTERIOR
F

F FIXED

F TO F FACE TO FACE
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.H. FIRE HYDRANT
F.O.B. FACE OF BUILDING
F.O.C. FACE OF CONCRETE
F.O.F. FACE OF FINISH
F.O.S. FACE OF STUD

FAB FABRICATE

FAU FORCED AIR UNIT

FD FLOOR DRAIN

FDN FOUNDATION

FF FINISH FLOOR

FFE FINISH FLOOR ELEVATION

FGL FIBERGLASS

FIN FINISH

FIXT FIXTURE

FLR FLOOR

FP FIREPROOF

FSC FOREST STEWARDSHIP COUNCIL

FT FOOT/FEET

FURN FURNITURE

FW FIRE WALL
G

GA GAUGE

GALV GALVANIZED

GC GENERAL CONTRACTOR

GDR GUARD RAIL

GEN GENERAL

GENR GENERATOR

GFCI GROUND FAULT CIRCUIT

INTERRUPTOR

GFI GROUND FAULT INTERRUPTER

GL GLASS

GR GRADE

GRTG GRATING

GSM GALVANIZED SHEET METAL

GYP GYPSUM
GYP.

BD.

GYPSUM BOARD
H
H HIGH
H.B. HOSE BIB
H.W. HOT WATER

HC HANDICAPPED

HD HEAVY DUTY

HDPE HIGH DENSITY POLYETHYLENE

HDW HARDWARE

HELV HELVETICA (TEXT STYLE)

HEX HEXAGONAL

HGR HANGER

HM HOLLOW METAL

HO HOPPER

HOC HOLLOW CORE

HORIZ HORIZONTAL

HPT HIGH POINT

HQ HEADQUARTERS

HR HOUR

HS HEADED STUDS

HT HEIGHT

HVAC HEATING, VENTING & AIR

CONDITION
I
I.D. INSIDE DIAMETER
I.E. THAT IS TO SAY/ IN OTHER
WORDS

INCL INCLUDE

INCR INCREMENT

INFO INFORMATION

INST INSTRUMENT

INSTL INSTALL

INSTL'N INSTALLATION

INSUL INSULATION

INT INTERIOR

INV INVERT
J

JC JOINT COVER

JCT JUNCTION

JST JOIST

JT JOINT
K

KG KILOGRAM

KIT KITCHEN

KO KNOCKOUT

KP KICK PLATE
L
L.G.S. LIGHT GAUGE STEEL
L.P. LOW POINT
LAM. LAMINATE
LAV. LAVATORY

LB POUND

LBL LABEL

LGT LENGTH

LNDRY LAUNDRY

LNG LONG

LOC LOCATION

LVR LOUVER
M

M METER
M.BATH MASTER BATHROOM
M.BED MASTER BEDROOM
M.E.P. MECHANICAL/ ELECTRICAL/

PLUMBING
M.O. MASONRY OPENING

MACH MACHINE

MAINT MAINTENANCE

MANUF MANUFACTURER

MAS MASONRY

MATL MATERIAL

MAX MAXIMUM

MECH MECHANICAL

MED MEDIUM

MEMB MEMBRANE

MFR MANUFACTURER

MIN MINIMUM

MIN MINUTES (USED ONLY ON DOOR

SCHEDULE)

MISC MISCELLANEOUS

ML MATCH LINE

MLD MOLDING

MM MILLIMETER

MOD MODULAR

MONOX CARBON MONOXIDE

MOS MOSAIC

MOV MOVABLE

MST MASTER

MTD MOUNTED

MTG MOUNTING

MTL METAL

MUL MULLION
N

N NORTH
N.E.C. NATIONAL ELECTRIC CODE
N.F.P.A. NATIONAL FIRE PREVENTION

ASSOCIATION
N.F.R.C. NATIONAL FENESTRATION

RATING COUNCIL
N.I.C. NOT IN CONTRACT
N.R.C.A. NATIONAL ROOFING

CONTRACTORS ASSOCIATION
N.T.S. NOT TO SCALE

NA NOT APPLICABLE

NAT NATIONAL

NO NUMBER

NOM NOMINAL

NPRN NEOPRENE

NR NOISE REDUCTION

NRC NR COEFFICIENT

NTL NATURAL
O
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
O.F. OUTSIDE FACE
O.F.C.I. OWNER-FURNISHED,

CONTRACTOR-INSTALLED
O.F.O.I. OWNER-FURNISHED,

OWNER-INSTALLED
O.F.S. OUTSIDE FACE OF STUD
O.H. OPPOSITE HAND
O.S.B. ORIENTED STRAND BOARD

O/ OVER

OA OVERALL
OF.D. OVERFLOW DRAIN
OFF. OFFICE

OH OVERHEAD
OP.H. OPPOSITE HAND

OPNG OPENING

OPP OPPOSITE

OPT OPTIONAL
P
P.BD. PARTICAL BOARD
P.LAM. PLASTIC LAMINATE
P.T. PRESSURE TREATED (PAINTED)

PANT PANTRY

PART PARTITION

PCS PIECES

PD POWDER ROOM

PERF PERFORATED

PFN PRE FINISHED

PL PLATE

PLAS PLASTER

PLYWD PLYWOOD

PNL PANEL

PR PAIR

PRCST PRE CAST

PREP PREPARATION

PREV PREVIOUS

PRMLD PRE MOLDED

PS PAINTED STEEL

PTDF PRESSURE TREATED DOUGLAS FIR

PV PHOTOVOLTAIC

PVC POLYVINYL CHLORIDE

PVMT PAVEMENT

PW PASS WINDOW
Q

QM QUIRK MITER

QT QUARRY TILE
QTY. QUANTITY
R

R RADIUS

R RISER
R.C. REINFORCED CONCRETE
R.D. ROOF DRAIN
R.O. ROUGH OPENING

RAD RADIUS

RCP REFLECTED CEILING PLAN

RCVG RECEIVING

RE REFER

REF REFERENCE

REFL REFLECTED

REFRIG REFRIGERATOR

REINF REINFORCE

REM REMAIN

REQ'D REQUIRED

REQ'T REQUIREMENT

RESL RESILIENT

REV REVISION

RM ROOM

RND ROUND

RVS REVERSE

RWL RAIN WATER LEADER
S

S SOUTH
S.C. SOLID CORE
S.S.D. SEE STRUCTURAL DRAWINGS
S.T.C. SOUND TRANSMISSION

COEFFICIENT

SCHD SCHEDULE

SD SOUND RATED DOOR

SECT SECTION

SERV SERVICE

SH SINGLE-HUNG
SHT. SHEET

SHWR SHOWER
SIM. SIMILAR

SL SLIDER

SPECS SPECIFICATIONS

SPL SPECIAL
SQ. SQUARE

SS STAINLESS STEEL

ST STREET
STD. STANDARD

STL STEEL

STO STORAGE
STRUCT. STRUCTURAL

SYST SYSTEM
T
T TILE

T&B TOP AND BOTTOM

T&G TONGUE AND GROOVE
T.B.D. TO BE DETERMINED
T.O. TOP OF
T.O.C. TOP OF CURB
T.O.F.F. TOP OF FINISH FLOOR
T.O.P. TOP OF PLATE
T.O.S. TOP OF SLAB
T.O.S.F. TOP OF SUB FLOOR
T.O.ST. TOP OF STEEL (SLAB)
T.O.W. TOP OF WALL
T.P.D. TOILET PAPER DISPENSER

TB TILE BASE
TEMP. TEMPERED

THK THICK(NESS)

THR THRESHOLD

TKBD TACKBOARD

TOIL TOILET

TOSS TOP OF STRUCTURAL SLAB

TR TREAD

TRD TREAD
TYP. TYPICAL

TZ TERRAZZO
U
U.B.C. UNIFORM BUILDING CODE
U.F.A.S. UNIFORM FEDERAL

ACCESSIBILITY STANDARDS
U.F.C. UNIFORM FIRE CODE
U.L. UNDERWRITER'S LAB
U.M.C. UNIFORM MECHANICAL CODE
U.N.O. UNLESS NOTED OTHERWISE
U.P.C. UNIFORM PLUMBING CODE
U.P.S. UNINTERRUPTED POWER SYSTEM

UTIL UTILITY
V
V.I.F. VERIFY IN FIELD

VAR VARIES

VB VINYL BASE

VCB VINYL COVER BASE

VCT VINYL COMPOSITION TILE

VERT VERTICAL
VIN. VINYL

VP VAPOR/ MOISTURE RESISTANT
W
W WEST

W WIDTH
W.C. WATER CLOSET
W.GL WIRE GLASS
W.H. WATER HEATER
W.P. WEATHER PROOF
W.R. WEATHER RESISTANT
W.U.I. WILDLAND-URBAN INTERFACE

W/ WITH

W/O WITHOUT
WD. WOOD
WDW. WINDOW

WHPV WATER HEATER POWER VENT
ABBREVIATIONS OF TEXT 1

SYMBOLS LEGEND
C
3 1st FLOOR
ELEV. = 0'-0"
1/A1.11/A1.1
1/A1.1
1 A1.1
1 A1.1

KITCHEN
8'-0" CLG/TILE
1/A1.1
1 A
1/4"/FT.

SLOPE
A
A4.3A
B
HB
SK
SK
SK
5 4
V. C.

ROOM/SPACE NAME

CEILING HEIGHT/FLOOR MATERIAL

DENOTES COLUMN

LINE DESIGNATIONS

PARTITION TYPE

ELEVATION FLOOR LEVEL

FLOOR PLAN NOTES (SCHEDULE)

DOOR NUMBER (SCHEDULE)

WINDOW NUMBER (SCHEDULE)

FLOOR DRAIN

FLOOR FINISH TRANSITION

VINYL / CARPET

HOSE BIBB

TUB SUPPLY

SHOWER SUPPLY

TUB/SHOWER SUPPLY

GAS SUPPLY

GAS KEY

FLOOR LEVEL
CHANGE

DOWNSPOUT
"LOW PROFILE"

ROOF VENTS

ARROW INDICATES OPERABLE

SASH OF WINDOW/DOOR

SKYLIGHT SUN TUBE W/ INTEGRAL LIGHT
PACK.

SKYLIGHT SUN TUBE W/ 2'-0"X2'-0" CLG.

COFFER AND INTEGRAL LIGHT PACK.
3'-0"X3'-0" SKYLIGHT, VELUX, OR EQUAL.

REFERENCE NUMBER

REFERENCE NUMBER

SHEET NUMBER
INTERIOR ELEVATION SYMBOL:

SHEET NUMBER

REFERENCE NUMBER
DETAIL SECTION SYMBOL:

REFERENCE NUMBER / SHEET NUMBER
WALL SECTION SYMBOL:

REFERENCE NUMBER / SHEET NUMBER
INTERIOR ELEVATION SYMBOL:

REFERENCE NUMBER / SHEET NUMBER

ENLARGED DRAWING AREA WITH

DRAWING AND SHEET REFERENCE
WOOD
STEEL

BATT INSULATION

REINFORCED CONCRETE

POLYSTERENE INSULATION BOARD / EIFS
S.I.P. WALL
FURR DOWN 12" U.N.O.
2X6 WALL
2X8 WALL
3 COAT STUCCO

PLANT LEDGE

MASONRY VENEER
SYMBOLS LEGEND 2

ANNOTATION SYMBOLS MATERIAL SYMBOLS
BUILDING SECTION SYMBOL:

BUILDING ELEVATION SYMBOL:

SPOT ELEVATION

SHEET NUMBER
297
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:40 PM
CONDITIONS OF APPROVAL A 0.2 03/12/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
12" = 1'-0"
1 CONDITIONS OF APPROVAL - FIRE
298
4349 SF
Commercial Bank
Building Area Legend
Commercial Bank
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT
WMNS

MNS SRVR
FILE
BRK
VAULT
606 SF
Mezzanine
Building Area Legend
Mezzanine
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT

OPEN BELOW
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:40 PM
3/24/2025 SAN ANSELMO, CA 94960
AREA PLANS - EXISTING A 0.4a
401 SAN ANSELMO AVE.
1/8" = 1'-0"
1 TOS Level 1
Area Schedule - Existing
Name Area Level
Commercial Bank 4,349 SF TOS Level 1
Mezzanine 606 SF TOSF LEVEL2
Total Area 4,955 SF
1/8" = 1'-0"
2 TOSF LEVEL2
299
DN
UP
DN UP
DN
Area Legend
COMMON
SUITE 01
SUITE 02
SUITE 03

UTILITIES
391 SF
COMMON
774 SF
SUITE 02
1376 SF
SUITE 03
502 SF

UTILITIES
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT
R2 OCCUPANCY
1173 SF
SUITE 01
66 SF
COMMON
3 SF
COMMON
3 SF
COMMON
3 SF
COMMON
6 SF
COMMON
11 SF
COMMON
11 SF
COMMON
5 SF
COMMON
22 SF
COMMON
7 SF
COMMON
15 SF
COMMON
11 SF
COMMON
1404 SF
UNIT 03
Area Legend
COMMON
UNIT 01
UNIT 02
UNIT 03
1099 SF
1177 SF UNIT 02
UNIT 01
676 SF
COMMON R2 OCCUPANCY
R2 OCCUPANCY
R2 OCCUPANCY
R2 OCCUPANCY
279 SF
COMMON
Area Legend
COMMON

OPEN BELOW
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:42 PM
3/24/2025 SAN ANSELMO, CA 94960
AREA PLANS - PROPOSED A 0.4b
401 SAN ANSELMO AVE.
1/8" = 1'-0"
1 FIRST FLOOR AREA
1/8" = 1'-0"
2 SECOND FLOOR AREA
TOS Level 1
COMMON 66 SF
COMMON 3 SF
COMMON 3 SF
COMMON 3 SF
COMMON 6 SF
COMMON 11 SF
COMMON 11 SF
COMMON 5 SF
COMMON 22 SF
COMMON 7 SF
COMMON 15 SF
COMMON 11 SF
Coverage 162 SF
SUITE 01 1173 SF
SUITE 02 774 SF
SUITE 03 1376 SF
UTILITIES 502 SF
COMMON 391 SF
FAR 4215 SF
4377 SF
TOSF LEVEL2
COMMON 676 SF
UNIT 01 1177 SF
UNIT 02 1099 SF
UNIT 03 1404 SF
4356 SF
1/8" = 1'-0" 3

THIRD FLOOR AREA
ROOF
COMMON 279 SF
279 SF
12" = 1'-0" 4
Cut & Fill Calculations
12" = 1'-0" 5

CUT & FILL DIAGRAM
300
PL2
PL1 PL1
PL4
PL4
PL3
PL3
1/2" / 12"
1/2" / 12"
1/2" / 12" 1/2" / 12"
1/2" / 12" 1/2" / 12" 1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"

STAIR TOWER /
MECH RM. ROOF
2 2
#13 - T.O. ROOF 83.56 ' #12 - T.O. ROOF 83.56 ' RIDGE

RIDGERIDGERIDGE
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
#6 - TW 83.77 '
#10 - T.O. ROOF 83.75 '
#1 - TW 79.16 '
#8 - TW 82.52 '
(E) GRADE = 47.00'
(E) GRADE = 46.81'
(E) GRADE = 46.72'
(E) GRADE = 46.72' #7 - TW 83.77 '
#11 - T.O. ROOF 83.75 '
TOS LEVEL 1 (47.02')
#9 - TW 82.52 '
#14 - T.O. RIDGE 75.02 ' #15 - T.O. RIDGE 75.02 ' #16 - T.O. RIDGE 75.02 ' #17 - T.O. RIDGE 75.02 '

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot
2 A6.1
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:44 PM
3/24/2025 SAN ANSELMO, CA 94960
STORY POLE LAYOUT PLAN A 0.4c
401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

ROOF STORY POLE LAYOUT
301
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DATE SHEET TITLE SHEET NUMBER
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3/24/2025 SAN ANSELMO, CA 94960
STREET VIEW A 0.5a
401 SAN ANSELMO AVE.
302
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:45 PM
3/24/2025 SAN ANSELMO, CA 94960
STREET VIEW A 0.5b
401 SAN ANSELMO AVE.
303
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DATE SHEET TITLE SHEET NUMBER
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STREET VIEW A 0.5c
401 SAN ANSELMO AVE.
304
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DATE SHEET TITLE SHEET NUMBER
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STREET VIEW A 0.5d
401 SAN ANSELMO AVE.
305
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DATE SHEET TITLE SHEET NUMBER
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STREET VIEW A 0.5e
401 SAN ANSELMO AVE.
306
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:46 PM
A 0.5f 3/24/2025 SAN ANSELMO, CA 94960

INTERIOR VIEW
401 SAN ANSELMO AVE.
307
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DATE SHEET TITLE SHEET NUMBER
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INTERIOR VIEW A 0.5g
401 SAN ANSELMO AVE.
308
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DATE SHEET TITLE SHEET NUMBER
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INTERIOR VIEW A 0.5h
401 SAN ANSELMO AVE.
309
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:47 PM
A 0.5i 3/24/2025 SAN ANSELMO, CA 94960

INTERIOR VIEW
401 SAN ANSELMO AVE.
310
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:47 PM
A 0.5j 3/24/2025 SAN ANSELMO, CA 94960

INTERIOR VIEW
401 SAN ANSELMO AVE.
311
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:53 PM
INTERIOR VIEWS A 0.5k 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

1. 2.

3. 4.

5. 6.

7. 8.

9. 312
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:54 PM
3/24/2025 SAN ANSELMO, CA 94960
FEMA BFE & SPOT ELEVATIONS A 0.9a
401 SAN ANSELMO AVE.
313
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:55 PM
3/24/2025 SAN ANSELMO, CA 94960
FEMA BFE & SPOT ELEVATIONS A 0.9b
401 SAN ANSELMO AVE.
12" = 1'-0"
1 FEMA MAPS 1
314
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:55 PM
3/24/2025 SAN ANSELMO, CA 94960
FEMA BFE & SPOT ELEVATIONS A 0.9c
401 SAN ANSELMO AVE.
12" = 1'-0"
1 FEMA MAPS 2
315
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W

44.00 50.00
87 4
° 05' 00"

0.00'
N
E
2° 55' 00"
166.94'
N
W
2° 55' 00"

47.34'
S
E

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
401 SAN ANSELMO AVE
SUITE 01
SUITE 03
SUITE 02

PUBLIC PARKING
PF
C-2
C-2
C-2
C-2
C-2 C-2
C-2
P P C-2
C-2
407 SAN ANSELMO AVE
C-2
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:57 PM
SITE PLAN - CONTEXTURAL A 1.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/16" = 1'-0" 1
Site
316
RIM=
INV=
WV
WV WV
GV
GV
WV
WM
GM
SSCO
SSCO
WM
WM
WM
WM
H Y D
WV
STOP
STOP
N21°00'00"W 45.00'
N69°00'00"E 108.29'
S02°55'00"E

47.34'
S69°00'00"W 93.60'
12"CAMP
9"CAMP
SSMH

47.04 36.24
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W

44.00 50.00
2° 55' 00"

47.34'
S
E

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
401 SAN ANSELMO AVE
DRIVE
407 SAN ANSELMO AVE

WELLS FARGO BANK

PARKING
421 SAN ANSELMO AVE
AWNING
ROOF

PROJECTION
AWNING

PARKING PARKING
AWNING
AWNING

PARKING

PARKING

PARKING
MECH

71.70'

73.70'

60.88'

75.03'
401 San Anselmo Ave
San Anselmo Ave

VICINITY MAP
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:57 PM
3/24/2025 SAN ANSELMO, CA 94960
SITE PLAN - EXISTING A 1.1b
401 SAN ANSELMO AVE.
1/8" = 1'-0" 1
Site - Existing
317
RIM=
INV=
WV
WV WV
GV
GV
WV

WM SSCO
SSCO
WM
WM
WM
WM
H Y D
WV
STOP
STOP
N21°00'00"W 45.00'
12"CAMP
9"CAMP
SSMH

47.04 36.24
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W

44.00 50.00
2° 55' 00"

47.34'
S
E

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
401 SAN ANSELMO AVE
DRIVE
407 SAN ANSELMO AVE

WELLS FARGO BANK

PARKING

PARKING

BAY WINDOW
421 SAN ANSELMO AVE

AWNING BAY WINDOW AWNING AWNING AWNING
AWNING
AWNING
AWNING
ROOF

PROJECTION
AWNING

PARKING PARKING SLOPE TO DRAIN

SLOPE TO DRAIN MECH
SOLAR
SOLAR

74.78'

75.26'

83.56'
0 0
0 0
SOLAR
TUBE
401 San Anselmo Ave
San Anselmo Ave

VICINITY MAP
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:58 PM
3/24/2025 SAN ANSELMO, CA 94960
SITE PLAN - PROPOSED A 1.1c
401 SAN ANSELMO AVE.
1/8" = 1'-0" 1
Site - Proposed
318
GV
GV
WV

WM SSCO
WM
WM
H Y D
WV
STOP
N21°00'00"W 45.00'
N69°00'00"E 108.29'
S02°55'00"E

47.34'
12"CAMP
9"CAMP
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')
GV
GV
WV
WM
GM
SSCO
WM
WM
H Y D
WV
STOP
N21°00'00"W 45.00'
N69°00'00"E 108.29'
S02°55'00"E

47.34'
S69°00'00"W 93.60'
12"CAMP
9"CAMP
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')

WALL LIGHT
(FULLY SHIELDED)

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)
LED, 2,215 LM
23W

WALL SCONCE
(FULLY SHIELDED)
A
B
C

RECESSED

CEILING
LED, 4,400 LM
30W

QUANTITY
2 LIGHTING LEGEND

ADDRESS

D NUMBER

ZERO - CITY
LED,
12W

VISUAL COMFORT -
KW 2779BZ

RAB LIGHTING -
VAN17-30
2 2
1,400 LM 6

DOWN LIGHT

AT WALL

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)

A LED ----

QUANTITY
5 LIGHTING LEGEND
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W
401 SAN ANSELMO AVE
DRIVE

PARKING

PARKING

BAY WINDOW

AWNING AWNING BAY WINDOW AWNING AWNING
AWNING
AWNING

PARKING PARKING
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W
401 SAN ANSELMO AVE
DRIVE

PARKING

PARKING

PARKING PARKING
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:00 PM
A 1.1d

LIGHTING PLAN -EXISTING,

PROPOSED
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

Legend - Lighting Proposed
Legend - Lighting Existing
1/8" = 1'-0" 1
Site - Proposed Copy 1
1/8" = 1'-0" 2
Site - Existing Lighting
319
SAN

ANSELMO
AVE.

PINE ST.

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
Entry
Vestibule
Res Entry

MATERIAL

STORAGE
UP
PG&E
ACCESS

PLANTER

PLANTER

PLANTER

PUBLIC WALKWAY
PUBLIC

WALKWAY

PORTABLE SANITARY

FACILITIES

PROVIDE RUMBLE STRIP

AT CONSTRUCTION

ENTRANCE

DEBRIS BOX

PARKING AREA FOR

CONSTRUCTION PERSONNEL
NOTE:

THE POLE MOUNTED PG&E SERVICE WILL REMAIN AND

THE OVERHEAD CONNECTION FROM THE POLE TO THE

BUILDING WILL BE REPLACED WITH AN UNDERGROUND

TRENCH ACROSS PINE STREET

CLEANUP AREA/

CONCRETE WASH

TEMP POWER POLE

PLANTER
CONSTRUCTION FENCE LINE CONSTRUCTION FENCE LINE 4' - 0"

CONSTRUCTION FENCE LINE
4'-0" .

CONSTRUCTION
FENCE
LINE
3 1. CONSTRUCTION TRAILER & DEBRIS BOX - DUE TO THE LIMITED AVAILABLE

SPACE ON SITE FOR THE STORAGE OF MATERIALS, PARKING, DEBRIS BOX AND

JOBSITE TRAILER, THE CONTRACTOR WILL IDENTIFY AN OFF-SITE LOCATION FOR

THE STAGING OF MATERIALS TO BE TRANSFERRED TO THE SITE AS NEEDED, AND

WILL ARRANGE FOR TRANSPORTATION OF WORK CREWS TO AND FROM THE

REMOTE FACILITY TO ALLEVIATE THE NEED FOR SUB CONTRACTOR/ LABOR PARKING WITHIN THE NEIGHBORHOOD. THE DEBRIS BOX WILL BE LOCATED ON

SITE, TO BE ACCESSIBLE FROM A PAVED OR ROCKED ACCESS ROAD AND MUST NOT BE IN THE PUBLIC RIGHT-OF-WAY.

2. PARKING AREA FOR CONSTRUCTION PERSONNEL - TWO CONSTRUCTION PARKING SPACES SHALL BE LOCATED ONSITE. A MAXIMUM OF THREE

PARKING SPACES MAY BE RESERVED AT PINE STREET PUBLIC LOT, TO BE PERMITTED BY THE PUBLIC WORKS DEPARTMENT. ALL OTHER PARKING WILL BE

LOCATED OFF-SITE AND ON PRIVATE PROPERTY SO AS TO NOT ADVERSELY AFFECT ANY EXISTING ON-STREET PARKING.

3. ENCROACHMENT PERMITS - SHALL BE OBTAINED AS DEFERRED SUBMITTAL ITEMS PER CONSTRUCTION SCHEDULE AS NEEDED. SIGNS, DELINEATORS, AND

FLAG PERSONS SHALL BE AVAILABLE ON-SITE TO MANAGE BRIEF INTERRUPTIONS OF VEHICLE AND PEDESTRIAN TRAFFIC. THE CONSTRUCTION ACCESS SHALL BE LIMITED TO A SINGLE DRIVEWAY. THE REMAINING

FRONTAGE IS PROVIDED WITH TEMPORARY CONSTRUCTION FENCING TO RESTRICT ADDITIONAL ACCESS POINTS. FOUR FOOT WIDE CLEAR PUBLIC WALKWAY SHALL BE MAINTAINED ALONG STREET FRONTAGE.

4. SANITARY FACILITIES - THE TEMPORARY SANITARY FACILITIES SHALL BE PLACED OUT OF VIEWS OF ADJACENT NEIGHBORING PROPERTIES. THE FACILITIES

SHALL BE ABLE TO BE ACCESSED FROM A PAVED OR ROCKED ROAD OR DRIVEWAY. THE SANITARY FACILITIES MAY NOT BE LOCATED IN THE PUBLIC RIGHT OF WAY. TOWN PREFERS FACILITIES TO BE GREEN OR BROWN IN COLOR.

5. CLEAN-UP AREA - SPECIFIED ON-SITE CLEANING OF EQUIPMENT IS SHOWN ON

SITE FOR CEMENT FORMS AND TRUCKS, PAINT BRUSHES, PLASTERING TOOLS, AND SAID CLEAN-UP AREA MUST BE SPECIFIED AND POSTED WITH A SIGN. THIS

AREA MUST NOT BE LOCATED BENEATH ANY TREE'S CANOPY OR IN ANY PROPOSED PLANTING AREA. RUN OFF FROM THE CLEAN-UP AREA CAN BE

CONTAINED BY PROVIDING A TEMPORARY BASE OF WOOD CHIPS OR OTHER NATURAL ABSORBENT MATERIAL TO BE DISPOSED OF OFF SITE.

6. CONSTRUCTION MATERIALS STORAGE - AN AREA SHALL BE DESIGNATED ONSITE FOR THE STORAGE OF A LIMITED AMOUNT OF CONSTRUCTION MATERIALS TO BE MANAGED BY THE JOB-SITE MANAGER. THE MAJORITY OF MATERIALS

WILL BE STAGED OFF-SITE TO ALLOW FOR AS-NEEDED DELIVERY TO THE SITE, TO BE TIMED TO NOT COINCIDE WITH HIGH-TRAFFIC DEMAND PERIODS.

7. TOWN OF SAN ANSELMO ALLOWABLE CONSTRUCTION HOURS:

MONDAY THROUGH FRIDAY: 7:00 AM TO 7:00 PM
SATURDAYS: 9:00 AM TO 5:00 PM
SUNDAYS: 12:00 PM TO 5:00 PM
QUIET HOURS: 7:00 AM TO 8:00 AM
HOLIDAYS: NO CONSTRUCTION ALLOWED ON HOLIDAYS OBSERVED BY THE TOWN.

CONSTRUCTION PARKING AREA,
1" RECYCLED CRUSHED ROCK

CONSTRUCTION MATERIAL STORAGE

DEBRIS BOX

PORTABLE SANITARY FACILITIES

CONSTRUCTION ENTRANCE

CONSTRUCTION TRAILER
LEGEND
CLEAN UP AREA/ CONC. WASHOUT
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/24/2025 9:17:40 AM
A 1.2

SITE CONSTRUCTION OPERATION
PLAN
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/8" = 1'-0" 1

CONSTRUCTION MANAGEMENT PLAN
1/16" = 1'-0"
2 CONSTRUCTION NOTES
1/8" = 1'-0" 5
Truck Route
3 320
A 5.3
2 ROOFTOP MECHANICAL

OPTIONAL PV
4' - 1" 17' - 10" 14' - 8"

OPEN TO
BELOW
RES.

STAIR #2
DN
MAINT.

PROPOSED AREA OF

RAISED PATIO PAVERS

30.15 2.92

3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10

3.89 2.80
2 A6.1
2 A 6.0
SAN

ANSELMO
AVE.

PINE ST.

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
Entry
Vestibule
Res Entry
SUITE 01
HALL 1

STORAGE
REF.

UP
SUITE 02
SUITE 03
PG&E
ACCESS
RES. STAIR

PLANTER

PLANTER
FDC

PLANTER
D.S.

OF.D.

D.S.

OF.D.

PLANTER
D.S.

OF.D.

D.S. D.S.

OF.D.

SLOPE1/4"/FT.SLOPE1/4"/FT.

SIDEWALK

SIDEWALK
D.S.

OF.D.

PLANTER
2 A6.1

STRAINER

CLAMPING RING

LEAD FLASHING

BASE PLY OR PLIES

BASE FLASHING STRIP

ROOF MEMBRANE
TAPER INSULATION 24"
(600mm) TO DRAIN

DECK CLAMP
NOTE:

1. MINIMUM 30" (750mm) SQUARE, 4 LB. LEAD FLASHING SET IN APPEX FLASH OR APPEX GRIP.

FLANGE MUST BE PRIMED WITH APPEX PRIME PRIOR TO STRIPPING.

2. MEMBRANE PLIES, METAL FLASHING, AND FLASH IN PLIES EXTEND UNDER CLAMPING RING.

STRIPPING MEMBRANE EXTENDS 4" (100mm) BEYOND EDGE OF FLASHING SHEET, BUT NOT BEYOND EDGE OF SUMP.

3. INSTALL OVERFLOW DRAIN PER CODE.

DECK FRAMING, RE:

STRUCT. DWG'S.

STUCCO SYSTEM &

WATER PROOFING,
RE: WALL DETAILS

ROOF DRAIN

PAINTED TO

MATCH WALL

DRAIN OVERFLOW

PIPES PER CODE

PAINTED WOVEN

WIRE MESH WELDED

TO FLANGE
PAINTED GALV.

MTL. FLANGE
SHTG.

ROOF OVERFLOW

DRAIN PAINTED BLUE
12" MAX.
1 1/2"
ROOFING, RE: TYP
ROOF SYSTEM, RE:

STRUCT'L. EQUIPMENT PLATFORM, 3/4"
PT LYWD. SHEATHING O/
4x6 PT SLEEPERS LAYED FLAT

UNIT BASE
NOTE:

PLATFORMS AND SLEEPERS

SHALL SPAN OVER FOAM

PORTION OF SIP AND
SUPPORTED @ SPLINES, TYP.
22 GA. CURB CAP. EXTEND

OVER EDGE OF CURB TO ACT

AS COUNTER FLASHING

EARTHQUAKE RESTRAIN
SPRING ISOLATION, 2" STATIC
DEFLECTION (4 TYP.)
PROVIDE 3" CANT
STRIP MIN.
3/8 " DIA. x 4" LONG

LAG SCREWS
ROOF FRAMING, RE:

STRUCT'L.

R-30 MIN. AIR-IMPERMEABLE
SPRAY FOAM INSUL., TYP.,

ICYNENE OR EQUAL
NOTE:

PLATFORMS AND SLEEPERS

SHALL SPAN OVER FOAM

PORTION OF SIP AND
SUPPORTED @ SPLINES,
TYP.

EQUIPMENT PLATFORM, 3/4"
PT PLYWD. SHEATHING O/
4x6 PT SLEEPERS LAYED FLAT
22 GA. CURB CAP. EXTEND

OVER EDGE OF CURB TO ACT

AS COUNTER FLASHING

SEISMIC SPRING ISOLATOR MASON

OR EQUAL SET IN MASTICAND LAG
SCREWED TO SLEEPER W/ (2) 3/8"
LAG SCREWS - 3" MIN. EMBED

ROOF FRAMING,
RE: STRUCT'L.

PROVIDE 3" CANT
STRIP MIN.

HEAT PUMP/CONDENSING UNIT
CLIP 4 MINI 1/4" MACHINE

BOLTW/ WASHER
16 GAUGE
GALV. FIELD

FABRICATED
CLIP

ROOF DECK VARIES
2 1/2"
GALV. UNISTRUT RAIL EQUIP.

MOUNTING FRAME
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:04 PM
A 1.3

DRAINAGE / STORMWATER

MANAGEMENT PLAN
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/8" = 1'-0"
1 ROOF DRAINAGE PLAN
Key
Value Keynote Text

30.15 ROOF DRAIN AND OVERFLOW DRAIN PER CODE.

DAYLIGHT ABOVE GRADE, MAX. 12" ABOVE GRADE. RE:

DETAILS.
1/8" = 1'-0"
2 FIRST FLOOR DRAINAGE PLAN
1 1/2" = 1'-0" 4

BALCONY FLOOR DRAIN
3" = 1'-0" 3

ROOF OVERFLOW DRAIN
1 1/2" = 1'-0" 5

ROOF EQUIPMENT SUPPORT
1 1/2" = 1'-0" 6

HEAT PUMP EQUIPMENT RAIL SUPPORT
321
PL2 PL2
PL1 PL1
PL4
PL4
Bb
Bb
C
C
D
D
E
E
Ba
Ba
PL3
PL3
2 2
A
A
C
C
B
B
16'-0" 16'-0" 16'-0"
18' 14'-6" -5"
14'-6" 10'-11"
49'-9" 6'-11" 6'-5"
12'-1"
12'-8"
11'-5"
5'-0"
21'-5"
10'-10"
7'-1"
12'-1"
17'-6"
9'-0" 8'-1"
12'-0"
6'-1" 7'-9"
10'-11"
12'-8" 7'-10"
4'-4"
11'-6"
3'-10" 4'-3"
26'-10"
3'-6"
4'-9"
3'-3"
43'-2"
10'-10"
10'-0"
7'-7"
69'-11"
PL2
PL1
C
2 B
B

MEZZANINE
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:05 PM
EXISTING FLOOR PLAN A 3.0 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/4" = 1'-0" 1

FIRST FLOOR PLAN
1/4" = 1'-0" 2
TOSF LEVEL2 - Existing
322
DN
UP
W
PL2
PL1 PL1
PL4
PL4
SAN

ANSELMO
AVE.

PINE ST.

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
2 A 6.0
A 5.1
1 A 5.2 4
1 A 6.0
Bb
Bb
C
C
D
D
E
E
Ba
Ba
Entry
Vestibule
Res Entry
A 5.6
1 45' - 0"
SUITE 01
1 A 6.1
RAMP UP 8.3%

EXIT PASSAGEWAY
UP

2.08 DN 4R
3' - 6"
5' - 5 1/2"
SUITE 02
SUITE 03
9' - 8 13/64" 11' - 4" 8' - 6 59/64" 5' - 5 5/64" 13' - 8 51/64" 58' - 8 1/2" PG&E
ACCESS
ELEC. METER &

SWITCH GEAR
NOTE:

THE POLE MOUNTED PG&E

SERVICE WILL REMAIN AND THE

OVERHEAD CONNECTION FROM

THE POLE TO THE BUILDING WILL

BE REPLACED WITH AN

UNDERGROUND TRENCH

ACROSS PINE STREET

PLANTER

PLANTER
FDC

PLANTER
D.S.

OF.D.

D.S.

OF.D.

PLANTER
D.S.

OF.D.

D.S. D.S.

D.S.

OF.D.
2' - 6"
OF.D.
2' - 6"
PL3
PL3
PROP. LINE
RE: SURVEY

SIDEWALK
RE: SURVEY
(E) TREE
WELL
SIDEWALK RE: SURVEY

PLANTER
COATS/

STORAGE

RESTROOM
3' - 0"
108' - 3 1/2"

49.60'
ENTRY
COURT
10"
2 2

PLANTER

TRASH /

RECYCLING
4' - 0"
3' - 0"
6' - 3 3/4" 27' - 0 7/8" 10' - 4 1/4"

47.79'
2 A 6.1
2' - 10" 10' - 4" 5' - 0" 11' - 0" 5' - 0" 10' - 4"
10" 14' - 6 5/8" 12' - 9" 20' - 3" 7' - 9 7/8" 2' - 7 1/4" 8' - 6 3/8" 2' - 7 1/4" 11' - 10 1/4" 2' - 7 1/4" 5' - 10 3/4" 2' - 7"
6 3/8" 5' - 7" 28' - 1" 10' - 8 1/8" 1 1/2"
EQ
EQ
2' - 7 1/4" 4' - 6 1/2" 4' - 6 1/4" 2' - 10 5/8" 8' - 1" 4' - 8" 2' - 3 1/2" 5' - 0" 12' - 11 1/2" 7' - 9 7/8" 1 1/2" 5' - 0" 5 1/2" 12' - 6"

LIVING WALL
7' - 10 243/256"

LINE OF BAY

WINDOWABOVE

LINE OF BAY

WINDOWABOVE

47.02'

47.02'
1' - 6" 8' - 2"
?
1 A6.2
3' - 0"
2' - 3"
TRASH
CHUTE

49.60'

LAUNDRY

HENRYBUILT CABINET/BED WALL SYSTEM
BED 1 / ACTIVITY

GREAT ROOM
TV

USPS FIRE
RISER

UTILITIES / BIKE

LOCKERS
4' - 4 1/8"
5' - 0 129/256"
8' - 9 7/128"
5" 9' - 6" 5" 5" 9' - 6" 5"
3 COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/24/2025 9:11:10 AM
GROUND FLOOR PLAN A 3.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/4" = 1'-0" 1

FIRST FLOOR PLAN
3 323
A 5.3
2 PL2
PL1
PL4
2 A 6.0
A 5.1
1 A 5.2
3 A 5.2 4
1 A 6.0
Ba Bb C D E
6 3/8" 9' - 2 5/8" 3' - 0" 10' - 7 3/4" 12' - 4 1/4" 9' - 1 1/2" 1 1/2" 1 A 6.1
BED 1
BED 2

BALCONY
BED 1
BED 2
BED 3/

ACTIVITY/
OFFICE

GREAT ROOM
BED 3 /

ACTIVITY /
OFFICE
BATH 1
CL
CL 2
CL 3
BATH 2
BATH 1
BATH 2
26' - 7" 5' - 6" 6' - 7" 6' - 7" 6' - 1 45/64" 5' - 1 1/2" 4' - 6 1/2" 5' - 2" 4' - 5" 15' - 2" 6' - 2" 15' - 5 51/64" BATH 1
shelves
RES. STAIR
DN
45' - 0"
5' - 6"
4' - 5" 5' - 8 1/2" 1' - 2 3/4"
3' - 10 1/4"
2' - 0"
HALL 2
BED 1
BED 2/ ACTIVITY/
OFFICE

GREAT ROOM

LIVING ROOM

KITCHEN
STORAGE 2
BATH 2
LAUND.

CL 1

BALCONY
HALL
PL3
PL3
2' - 0"
JULIET

BALCONY
CL L.

CL 1
CL 3
CL 1
L.

CL 2
EQ EQ
UNIT 03
UNIT 02 UNIT 01
2 2 5' - 4 1/8"
STORAGE 4
1' - 1"
4' - 0 3/4" 4' - 0"
10"
108' - 3 1/2"
10"
2 A 6.1
7' - 1 1/2" 5' - 11 29/64" 1' - 10 1/2" 7' - 4" 2' - 8" 10' - 8 1/4" 8' - 9 1/2" 6' - 2" 5' - 8 3/4" 1' - 9 1/2" 8' - 2" 2' - 0" 6' - 5" 6' - 11" 2' - 0" 2' - 8 1/2" 12' - 8 1/2" 3' - 9 1/2" 9' - 1" 3' - 10" 5' - 2" 4' - 10" 4' - 11 1/8" 5' - 0" 4' - 0" 9' - 2 1/2" 23' - 5
53/256"
WH WH
WH

UTILITY
SHAFT
2 A6.1
1 A6.1
1 A6.2
2 A6.2
SOLAR
TUBE
TRASH
CHUTE
STORAGE 3
7' - 9 1/2"
6"
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:07 PM
SECOND FLOOR PLAN A 3.2 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/4" = 1'-0" 1
TOSF LEVEL2
324
A 5.3
2 PL2
PL1
PL4
2 A 6.0
A 5.1
1 A 5.2
3 A 5.2 4
1 A 6.0
Ba Bb C D E
1 A 6.1

ROOFTOP

PV & MECHANICAL
4' - 1" 17' - 10" 14' - 8"

OPEN TO
BELOW
RES.

STAIR
DN
MAINT.

VALLEY

30.15 30.15
PL3
PL3

2.92 15' - 5 49/64" 15' - 9 57/128" 15' - 9 57/128" 15' - 9 57/128" 15' - 9 57/128" 15' - 9 57/128"

3.10 3.10 3.10 3.10

3.10 3.10

3.10 3.10
VALLEY
VALLEY
VALLEY

30.15 30.15

30.15 RIDGERIDGERIDGE
RIDGE
2 2
5' - 0" 36' - 7" 17' - 9"

2.80 2.86
2 A 6.1

3.89 2.94
6' - 0"
8' - 11 3/4"

ACOUSTIC SOUND

ABSORBING BARRIER

LIVING GREEN WALL
HP-1 HP-2 HP-3
HP-6HP-5HP-4
NOTE:

SEE HEAT PUMP SOUND DECIBEL

FORMULA FOR SOUND DROP

DISTANCE TO PROPERTY LINE ON
SHEET A9.5 & A9.6 PRODUCT SPECS
2 A6.1
1 A6.1
1 A6.2
2 A6.2
1 1/2"9' - 1 1/2"32' - 4 1/2"
24"X24" TILE PAVERS O/

PEDESTAL SYSTEM,
TILETECH OR EQ.

ROOF DECK
SOLAR
TUBE

LINE OF ROOF ABOVE
MAINT. & RES. STAIRS

PLANTERS
55' - 10"

PLANTERS
9 1/2" / 12"
9 1/2" / 12"
9 1/2" / 12"

GENERAL NOTES - ROOF PLAN

1. ALL EXTERIOR WALLS ARE MEASURED FROM FACE OF STUD & FACE OF CONCRETE AT FOUNDATION. INTERIOR FRAMED WALLS ARE MEASURED TO FACE OF FRAMING, UNLESS NOTED OTHERWISE.

2. ALL ANGLES ARE 45 DEGREE UNLESS NOTED OTHERWISE.

3. PROVIDE FIREBLOCKING AT THE INTERSECTION OF VERTICAL AND HORIZONTAL SPACE MEMBRANE PENETRATIONS, CONCEALED SPACES BETWEEN ATTICS AND CHASES IN COMPLIANCE WITH CBC.

4. SEE BUILDING ELEVATION SHEETS FOR GUTTER AND DOWNSPOUT LOCATIONS.

5. ALL DOWNSPOUT LEADERS & AREA DRAINS SHALL CONNECT TO APPROVED SITE DRAINAGE IMPROVEMENTS (RE: CIVIL/ LANDSCAPE DRAWINGS).

6. ALL OPENINGS IN TOP PLATE FOR WIRE AND CABLE SHALL BE TIGHTLY SEALED TO PREVENT THE PASSAGE OF AIR.

7. WHERE THE ROOF PROFILE ALLOWS A SPACE BETWEEN THE ROOF COVERING AND ROOF DECK, THE SPACE SHALL BE CONSTRUCTED

TO PREVENT THE INTRUSION OF FLAMES AND EMBERS, BE FIRE STOPPED WITH APPROVED MATERIALS, OR HAVE ONE LAYER OF MINIMUM 72 POUND MINERAL-SURFACED NON PERFORATED CAP SHEET INSTALLED OVER THE COMBUSTIBLE DECKING.

8. INSTALL ROOFING MATERIALS PER THE MOST CURRENT EDITION OF 2016 CRC (CHAPTER R902) & MANUFACTURER'S RECOMMENDATIONS. RE: DETAILS & VERIFY EXACT ROOF COVERING MANUFACTURER & PRODUCT TYPE AND COLOR W/ DEVELOPER & ARCHITECT PRIOR TO INSTALLATION.

9. INSTALL FLASHING AT ALL TRANSITIONS OF ROOF PLANE SURFACES.

10. ALL MECHANICAL / PLUMBING VENTS SHALL PENETRATE THE ROOF AT REAR-FACING SLOPES WHERE POSSIBLE, OR SIDE-FACING SLOPES AS AN ALTERNATE. ALL ROOF MOUNTED METAL VENTS OR COMPONENTS SHALL BE PAINTED TO MATCH ROOF COLOR.

MAINTAIN A MINIMUM OF 10' FROM ALL VENT AND OPERABLE SKYLIGHTS, OR EXTEND THE VENTS A MINIMUM OF 3'-0" ABOVE THE OPERABLE SKYIGHTS PER 906.2 CPC.

11. UNVENTED ATTIC ASSEMBLIES: PER CRC R806.4, NO INTERIOR VAPOR RETARDERS SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY, WHERE WOOD SHINGLES OR SHAKES ARE USED, A MINIMUM 1/4" VENTED AIR SPACE SEPARATES THE SHINGLE OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHEATHING.

12. ROOF COVERING CLASSIFICATION SHALL BE "CLASS A" ASSEMBLY MINIMUM PER WUI REQUIREMENTS R337.5 AND SHALL COMPLY WITH CRC SECTION 705A.

13. ROOF VALLEYS: WHERE VALLEY FLASHING IS INSTALLED, THE FLASHING SHALL NOT BE LESS THAN 26 GAGE GSM INSTALLED OVER (1) LAYER 72 POUND MINERAL- SURFACED NONPERFORATED CAP SHEET COMPLYING WITH ASTM D 3909, 36" WIDE RUNNING THE FULL LENGTH OF THE VALLEY, PER CRC 337.5.3

14. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER PER CRC 337.5.3

15. VENTS INSTALLED ON THE UNDERSIDE OF EAVES AND CORNICE MUST BE WUI COMPLIANT, PER CRC 337.6.3.

16. EAVE PROTECTION FOR WUI COMPLIANCE PROVIDED PER CRC 335.7.4 AND CRC 337.7.5.

COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:09 PM
ROOF PLAN A 3.3 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/4" = 1'-0" 1
ROOF
Key
Value Keynote Text

30.15 ROOF DRAIN AND OVERFLOW DRAIN PER CODE.

DAYLIGHT ABOVE GRADE, MAX. 12" ABOVE GRADE. RE:

DETAILS.
325
TOS Level 1 TOS Level 1
PL4
TOSF LEVEL2 TOSF LEVEL2

ROOF ROOF
TOP Level 1
TOP Level 1
TOP Level 2
TOP Level 2
Ba Bb C D E
1' - 5 13/256"1' - 9"10' - 6"1' - 2 3/4"14' - 1"
27' - 6 3/4"
5' - 8 1/2" 3' - 6" 1' - 9" 10' - 6" 1' - 3" 11' - 6" 2' - 7" TOS SUITE 01
4 2 4 3 1 6 5
BFE

DWELLING
AT BFE +12"
9' - 6"

49.60'

48.60'

47.02'

47.02'

74.58'
3' - 2" 8' - 8" 3' - 0" 8' - 2" 3' - 2" 8' - 4" 12' - 0" 9' - 0 1/2" 3' - 0" 8' - 1 1/2" 3' - 0" 11' - 5 5/8" 3' - 0" 5' - 6"

83.77'

79.16'

82.52'
(E) GRADE 46.72'
(E) GRADE 46.81'
37' - 0 1/2"
7 7 11' - 11" 13' - 1"

78.08'
2 8 8 2
9 10 2 9 10

WALL LIGHT
(FULLY SHIELDED)

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)
2,215 LMLED,
23W

WALL SCONCE
(FULLY SHIELDED)
A
B
C

RECESSED

CEILING
4,400 LMLED,
30W

QUANTITY
2 LIGHTING LEGEND

ADDRESS D NUMBER

ZERO - CITY
LED,
12W

VISUAL COMFORT -
KW 2779BZ

RAB LIGHTING -
VAN17-30 2
2 61,400 LM

DOWN LIGHT

AT WALL

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)

A ----LED

QUANTITY
5 LIGHTING LEGEND
8' - 8" 1' - 0"
9' - 8" 8' - 9"
14' - 9"
28' - 2 1/2" 9 1/2"
27' - 11"
+47.3' FF +46.62' SIDEWALK +46.81' SIDEWALK
+75.6' PARAPET
+46.72' SIDEWALK
BREAK METAL - BRUSHED ALUM.

COLOR - BLACK

STUCCO - SMOOTH TROWELED
COLOR - KM-5828-2 BIG BAND

STUCCO - SMOOTH TROWELED
COLOR - KMW57-1 CLOUD WHITE

TERRA COTTA BARREL ROOF TILES,

REDLAND CLAY TILE, OLD SEDONA
OR EQ.

METAL TRELLIS WITH VINES AWNING CANVAS MATERIAL
COLOR - KM4635-3 TANGLEWOOD
1 2 3 4 5 6 7
BRICK VENEER - McNEAR OR EQ.

COLOR - NORFOLK BLACK
8 CAST STONE TRIM - TRAVERTINE OR EQ.

COLOR - LIGHT CREAM
9 BAY WINDOW ROOF AND FASCIA

COLOR - NATURAL COPPER
10 CORNICE TRIM

COLOR - BEHR - LIMOUSINE LEATHER
MQ5-05
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:17 PM
ELEVATIONS - SOUTH A 5.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

SOUTH ELEVATION
3/16" = 1'-0" 2

EXISTING ELEVATION - SOUTH
326
28' - 11"

UTILITY FCE

UTILITY FCE

MENS/SERVER FCE

MENS/SERVER FCE
8' - 9"
9' - 8" 10' - 7"

46.72'

DOWN LIGHT

AT WALL

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)

A ----LED

QUANTITY
5 LIGHTING LEGEND

WALL LIGHT
(FULLY SHIELDED)

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)
2,215 LMLED,
23W

WALL SCONCE
(FULLY SHIELDED)
A
B
C

RECESSED

CEILING
4,400 LMLED,
30W

QUANTITY
2 LIGHTING LEGEND

ADDRESS D NUMBER

ZERO - CITY
LED,
12W

VISUAL COMFORT -
KW 2779BZ

RAB LIGHTING -
VAN17-30 2
2 61,400 LM
27' - 11"
28' - 7"
25' - 1"
+47.3' FF
+46.81' SIDEWALK +46.9' SIDEWALK +47.0' SIDEWALK
BREAK METAL - BRUSHED ALUM.

COLOR - BLACK

STUCCO - SMOOTH TROWELED
COLOR - KM-5828-2 BIG BAND

STUCCO - SMOOTH TROWELED
COLOR - KMW57-1 CLOUD WHITE

TERRA COTTA BARREL ROOF TILES,

REDLAND CLAY TILE, OLD SEDONA
OR EQ.

METAL TRELLIS WITH VINES AWNING CANVAS MATERIAL
COLOR - KM4635-3 TANGLEWOOD
1 2 3 4 5 6 7
BRICK VENEER - McNEAR OR EQ.

COLOR - NORFOLK BLACK
8 CAST STONE TRIM - TRAVERTINE OR EQ.

COLOR - LIGHT CREAM
9 BAY WINDOW ROOF AND FASCIA

COLOR - NATURAL COPPER
10 CORNICE TRIM

COLOR - BEHR - LIMOUSINE LEATHER
MQ5-05
TOS Level 1
TOSF LEVEL2
ROOF
TOP Level 1
TOP Level 2
3' - 6"
1' - 9"
10' - 6"
1' - 2 3/4"
14' - 1"
TOS SUITE 01
4 2 1 4 3 4 6

PROPERTY LINE

49.60'

48.60'

PARAPET

47.02'
BFE

46.81' 47.00'
(E) GRADE 7 (E) GRADE

78.08'
8 10

82.52'

85.02'
TOS Level 1 TOS Level 1
PL1 PL2
TOSF LEVEL2
ROOF
TOS SUITE 01 TOS SUITE 01
5 1 4 2 3 6
BFE +48.6'

DWELLING
AT BFE +12"
+ 49.6'
3' - 3 1/2" 12' - 3" 12' - 9" 2' - 7"
2 47.02' 46.72'
(E) GRADE

47.02' 46.72'
37' - 0 1/2"
32' - 5 5/16"

83.77'
8 9
8 10
3/16" = 1'-0"
3 EAST ELEVATION
3/16" = 1'-0" 4

WEST ELEVATION
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:23 PM
ELEVATIONS - EAST/ WEST A 5.2 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

EXISTING ELEVATION - WEST
3/16" = 1'-0"
2 EXISTING ELEVATION - EAST
327
13' - 9"
9' - 6" 28' - 7"
16' - 6"

TELLER FFE

TELLER FFE
+47.3' FF
+47.0' SIDEWALK
TOS Level 1 TOS Level 1
PL4
TOSF LEVEL2 TOSF LEVEL2
ROOF ROOF 14' - 1" 1' - 2 3/4" 10' - 6" 1' - 9" 4' - 7" TOP Level 1
TOP Level 1
TOP Level 2
TOP Level 2
E D C Bb Ba
TOS SUITE 01 TOS SUITE 01

79.16'

83.77'

47.02'

62.33'

74.58'

82.52'

49.60'

48.60'
BFE

47.00'

46.72' 47.02'
(E) GRADE
32' - 5 5/16"
37' - 0 9/16"
28' - 7" 9' - 5 3/16"
37' - 0 1/2"
EXISTING 407 SAN ANSELMO AVE.

BUILDING OUTLINE
EXISTING 401 SAN ANSELMO AVE.

BUILDING OUTLINE
PROPOSED 401 SAN ANSELMO AVE.

BUILDING OUTLINE

85.02'

75.58'
PROPOSED 401 SAN ANSELMO AVE.

BUILDING OUTLINE
38' - 0"
2' - 6"

78.08' 2' - 6"
2' - 0"

84.52'
13' - 5 89/128"
BREAK METAL - BRUSHED ALUM.

COLOR - BLACK

STUCCO - SMOOTH TROWELED
COLOR - KM-5828-2 BIG BAND

STUCCO - SMOOTH TROWELED
COLOR - KMW57-1 CLOUD WHITE

TERRA COTTA BARREL ROOF TILES,

REDLAND CLAY TILE, OLD SEDONA
OR EQ.

METAL TRELLIS WITH VINES AWNING CANVAS MATERIAL
COLOR - KM4635-3 TANGLEWOOD
1 2 3 4 5 6 7
BRICK VENEER - McNEAR OR EQ.

COLOR - NORFOLK BLACK
8 CAST STONE TRIM - TRAVERTINE OR EQ.

COLOR - LIGHT CREAM
9 BAY WINDOW ROOF AND FASCIA

COLOR - NATURAL COPPER
10 CORNICE TRIM

COLOR - BEHR - LIMOUSINE LEATHER
MQ5-05
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:29 PM
ELEVATIONS - NORTH A 5.3 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

EXISTING ELEVATION - NORTH
3/16" = 1'-0" 2

NORTH ELEVATION
328
TOS Level 1
TOSF LEVEL2
ROOF
TOP Level 1
TOP Level 2
1' - 5 13/256"
1' - 9"
10' - 6"15' - 3 3/4"
10' - 6 1/2"
13' - 1"
11' - 3"
8"
TOS SUITE 01
2' - 7"
28' - 11 205/256" BUILDING HEIGHT
TOS Level 1
TOSF LEVEL2 TOSF LEVEL2
ROOF
Per Signage ordinace, Chapter 9, Article 7:

Primary Commercial Building Face = 56 Lineal ft. x 1.5 sqft. per 1Lineal Ft. = Allowable Signage area = 84 sqft max. .

Proposed Signage Area = 19.82 sqft.

TOS SUITE 01
2' - 7"
12' - 3"15' - 3 3/4"
1' - 0"
2 COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:33 PM
COMMERCIAL SIGNAGE A 5.6 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0"
1 East Storefront Glazing
3/16" = 1'-0" 2
South Storefront Glazing
3/16" = 1'-0" 3
West Storefront Glazing
Article 7. (Excerpts) - Permanent Signs on Nonresidential Uses 10-9.701 - Nonresidential uses.

Legal nonresidential uses and establishments may erect, maintain and display permanent and principal signs as described in this chapter. Unless otherwise provided, all signs described in this chapter are subject to a sign permit. Rules for temporary signs are stated in Article 8 of this chapter. However, in the case of a newly opened, newly re-opened or "coming soon" establishment, temporary versions of the signs authorized by this article may be displayed without permit for a period not to exceed thirty (30) calendar days.
(Ord. 1053, eff. January 12, 2007)
10-9.707 - Other nonresidential establishments—Ground floor.

All ground-floor nonresidential establishments for which specific rules are not provided by other sections of this article may display signs, subject to:
(a)Ground floor uses. Not more than two (2) signs per use, to be located on the primary building face, the total area of such signs not to exceed one (1) square foot for each lineal foot of the primary building face devoted to that use, up to a maximum total sign area of 100 square feet, except that:(1)If a single use extends from one (1) street, through a building, to another street opposite and generally parallel to the first, or if a use is conducted on a corner, each of the building faces fronting a street shall be considered a primary building face for the purposes of determining the area and location of the signs permitted by such use, but the total area of permitted signs shall nevertheless not exceed 100 square feet per use;(2)A use shall be permitted two (2) signs, located on the primary building face, and having a total area not exceeding one and onehalf (1½) square feet for each lineal foot of primary building face devoted to that use, up to a maximum of 150 square feet per use, if that use fronts on a street (or on two (2) or more adjacent parallel streets) having a total of four (4) or more lanes of traffic; and(3)Where the primary building face does not front on a public street, two (2) signs per use may be erected and maintained on the building face, if there is any, which does front on a public street, but the total square footage of each use's signs shall be no greater than would be permitted if the frontage devoted to that use were the primary building face.

Article 8. - Temporary, Moveable and Informational Signs, Nonresidential 10-9.807 - Informational signs.

Signs displaying consumer information, such as hours of operation, help wanted, credit cards honored, association affiliations, vacancy, restrooms, danger warnings, hours of operation, open/closed, etc., may be displayed on nonresidential uses, subject to: maximum total display area of all such signs: four (4) square feet; location: flush on the building face or on a door or window. Such signs do not count towards the total amount of display area otherwise allowed. Permits are not required for such signs.
(Ord. 1053, eff. January 12, 2007)
10-9.805 - Address numbers.

In addition to the signs otherwise allowed, all nonresidential uses may display address numbers not greater than eighteen (18″) inches in height.
(Ord. 1053, eff. January 12, 2007)
10-9.814 - Projecting sign.

Each nonresidential establishment located in a commercial or professional zone may erect, maintain and display one (1) projecting sign, subject to: sidewalk clearance - at least seven (7′) feet six (6″) inches; maximum size: not taller than six (6″) inches; total area per side: not exceeding three (3) square feet; illumination: not allowed; maximum projection over public right-of-way: forty-two (42″) inches, and then only if allowed by Chapter 10 and authorized by an encroachment permit. (Ord. 1053, eff. January 12, 2007)
0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot
NOTE:

PER CBC MAX. FENESTRATION PER FLOOR AT WEST FACADE = 112.5 SQFT. 329
TOS Level 1
PL4
TOSF LEVEL2 TOSF LEVEL2

ROOF ROOF
TOP Level 1
TOP Level 2
Ba Bb C D E
TOS SUITE 01
RES. STAIR
STORAGE 3STORAGE 2
1' - 9" 10' - 6" 1' - 2 3/4" 11' - 6" 2' - 7"
1' - 9"10' - 6"1' - 2 3/4"14' - 1"

RES STAIRS
PROP. LINE
PROP. LINE
SUITES 02 & 03TRASH /

RECYCLING /

UTILITIES
ROOF MAINT. ACCESS

GREEN SCREEN WALL
UNIT 02 UNIT 03

49.60'

83.77'

46.75'

AVERAGE GRADE

47.02'
37' - 0 1/2"

62.33'
STORAGE 4
27' - 6 3/4"
SUITE 01 BATH
TOS Level 1
PL4
TOSF LEVEL2

ROOF ROOF
TOP Level 1
TOP Level 2
Ba Bb C D E
TOS SUITE 01
1' - 9" 10' - 6" 1' - 3" 14' - 1"
1' - 9" 10' - 6" 1' - 3" 11' - 6" 2' - 7"

UTILITIES
BFE

DWELLING AT
BFE +12"
SUITE 01 HALL 1 SUITES 02 & 03
UNIT 01 UNIT 02 UNIT 03

49.60'

48.60'
11' - 6"2' - 7"

47.02'

62.33'

74.58'
A7.1
1 A7.1
2 RAISED DECK PAVERS

OVER PEDESTALS
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:34 PM
SECTIONS A 6.0 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/4" = 1'-0" 1
Section 5
1/4" = 1'-0" 2
Section 4
330
TOS Level 1
PL1
TOSF LEVEL2
ROOF
TOP Level 1
TOP Level 2
BFE
TOS SUITE 01

DWELLING AT
BFE +12"
RES. STAIR

EXIT PASSAGE
PROP. LINEPROP. LINE
1' - 9"10' - 6"1' - 2 3/4"11' - 6"2' - 10 1/4"
UNIT 01
ROOF
MAINT.

ACCESS
RES. ENTRY

49.60'

48.60'
1' - 0"
34' - 4 103/256" 9' - 10 217/256"

46.75'

AVERAGE GRADE

83.77'

47.79'

47.00'

83.58'

71.72'409 -411 SAN ANSELMO AVE
7' - 6"
37' - 0 1/2"
1 /
2 "
/
1 2
"
2"

RAISED DECK PAVERS

OVER PEDESTALS
10' - 1"
TOS Level 1
PL2 PL1
TOSF LEVEL2
ROOF
TOP Level 1
PROP. LINE
12' - 3"1' - 2 3/4"14' - 1"
UNIT 01
ROOF
MAINT.

ACCESS
10' - 6"
44' - 3 1/4"

46.75'

AVERAGE GRADE

83.77' 84.50' 409-411 SAN ANSELMO AVE 7' - 11 1/4"

82.52'

83.56'
6' - 0"
37' - 0 1/2"

46.73'
SUITES 02 & 03
1' - 4 3/4"
2' - 6"
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:36 PM
SECTIONS A 6.1 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/4" = 1'-0"
1 Section 11
1/4" = 1'-0"
2 Section 11 Copy 1

GREEN SCREEN WALL OVER

PARAPET WALL

HVAC FAN COILS

SOLAR PLANES
331
Underutilization. San Anselmo's housing opportunity sites are currently underutilized, primarily commercial properties. Since San Anselmo is a built-out community with very few vacant sites remaining for development, underutilized, nonvacant properties are the focus for housing opportunity sites as the redevelopment of underutilized nonvacant sites is more realistic during the RHNA Cycle 6. To encourage higher density redevelopment of utilized properties, the Town will allow missing middle housing types in all residential districts, adopt objective design standards for missing middle housing, and adopt pre-approved plans for missing middle housing (Program 3.1).

Participants were given the opportunity to select multiple responses for this question. Medium density multifamily housing (5-15 units/site) received the most votes, with 16 percent of HEAC members choosing this housing type.

As the Town seeks to meet the state mandate to plan for 1,000 new housing units at all levels of affordability, which housing types do you feel are most appropriate for San Anselmo? In contrast to the past, the Town’s current vision is one that values and promotes residential development as a key component of a vibrant community. While preparing the Housing Element Update, and in response to recent state legislation, the community has had an opportunity to rethink its future and patterns of development. While community character and natural amenities are still a top priority for the Town, the Town is dedicated to unlocking the untapped potential within the community by increasing housing. The Town is committed to encouraging and facilitating housing by the redevelopment of underutilized properties and vacant sites. With a focus on sustainable and thoughtful urban planning, the Town envisions a future where underutilized and vacant spaces transform into vibrant, welcoming neighborhoods and celebrate inclusivity, economic vitality, and a more dynamic, diverse, and thriving community.

How can San Anselmo address housing affordability within Town limits? The allowance for an increase in density received the most votes with 64 percent of participants choosing this option. Streamlining the residential approval process (ADRB) received the second most votes with 50 percent of participants choosing this option.

ADDRESSING HOUSING IN SAN ANSELMO,
EXCERPTS FROM HOUSING ELEMENTS REVISION 6
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:36 PM
HOUSING ELEMENT DENSITY A 9.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.

DOWNTOWN SAN ANSELMO

STREET FAIR

NATURAL BEAUTY AROUND SAN ANSELMO
ADDRESSING HOUSING IN SAN ANSELMO, FROM DRAFT HOUSING ELEMENTS REVISION 6 332
Proximity to Transit. If the opportunity
site is located within a quarter mile
of a transit stop, it was deemed
suitable for redevelopment. Per
Government Code Section 65583.2,
subdivisions (h) and (i) the Town
cannot require parking for
development within a quarter mile of
a transit stop. This significantly
increases the potential yield of
redevelopment, making it more
financially feasible to undertake.

To better accommodate the densities
needed to accommodate affordable
housing development, the Housing
Element include Action 5.3a that will
establish an affordable housing
overlay district to allow greater
building height, density, and floor area
ratio for multifamily and mixed-use
developments that provide a specified
percent of units as affordable to lowand very-low-income households. This overlay zone will be applied in
addition to the rezonings proposed for
the housing opportunity sites as
stipulated under Action 5.7a, and it is
not necessary to meet the Regional
Housing Needs Allocation. Rather, the
Affordable Housing Overlay Zone will
serve as an additional tool to enhance
the development of affordable housing
in San Anselmo. The Affordable
Housing Overlay Zone will apply to
properties zoned SPD, C-3, and R-3. In
addition, property owners will be able
to request a zoning amendment to fall
within the Affordable Housing Overlay
Zone, and the Town will waive rezoning
fees.

To improve the flexibility of the
Town’s parking standards the Zoning
Code, the Housing Element includes
Action 5.2c to amend the Zoning
Code to eliminate minimum parking
requirements for new development
and redevelopment within a halfmile of public transit in accordance with Assembly Bill (AB) 2097 and
Action 5.2d which will amend the
Zoning Code to include flexible
parking requirements and
reductions in areas outside of a
half-mile of public transit under
certain circumstances.

ADDRESSING HOUSING IN SAN ANSELMO,

EXCERPTS FROM HOUSING ELEMENTS
REVISION 6, cont.

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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:36 PM
A 9.2

HOUSING ELEMENT PARKING &

TRANSIT
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

PUBLIC TRANSIT

DISTANCE TO HUB
333
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:37 PM
A 9.3

SUSTAINABILITY & DOWNTOWN

VITALITY
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

These new homes will be built to exceed current energy
efficiency requirements, while fostering the overall goal of creating an architecturally pleasing aesthetic and progressively sustainable design. Green programming features will include:
· ♦ Net-zero energy consumption
· ♦ Recycled, Re-used materials at walls, roofs, floors. · ♦ Recycling of 85% of Construction Waste
· ♦ High Efficiency Heating and Cooling Systems
· ♦ Passive & Mechanical Ventilation for Indoor Air Quality · ♦ Plentiful, well oriented Daylighting
· ♦ Tankless or High Efficiency Water Heaters
· ♦ On-Demand Hot Water Recirculation Pumps
· ♦ Photovoltaic and/or Hot Water Panels on Roofs
· ♦ Southerly Oriented Roofs for Solar Efficiency
· ♦ Advanced framing techniques and assemblies
· ♦ Use of Fly Ash and Recycled Rebar in Concrete
· ♦ Heat dissipating technologies at exterior walls
· ♦ Low-E, thermally insulated Windows
· ♦ Drought Tolerant, Water Efficient Landscaping
· ♦ Electrical Vehicle charging stations
· ♦ Improved Energy Performance above
· ♦ Title-24 Energy Compliance Requirements

GREEN BUILDING ELEMENTS
EXISTING 1 PROPOSED 1
PROPOSED 2EXISTING 2
PROPOSED 3EXISTING 3
334
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:41 PM
LIGHTING SPECIFICATIONS A 9.4 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
12" = 1'-0"
1 EXTERIOR DOWN LIGHT - WALL WASH
12" = 1'-0"
2 EXTERIOR BACK LITE ADDRESS

NUMBERS
12" = 1'-0"
3 EXTERIOR DOWN LIGHT - GARAGE
335
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WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:42 PM
A 9.5

PRODUCT SPECS - ROOF TOP

EQUIPMENT
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

PROPOSED ROOF-TOP HVAC UNITS - HP-1 THRU HP-8

SOUNDS EMITTED FROM ROOF MOUNTED EQUIPMENT MAY NOT EXCEED FIFTY

DECIBELS FROM THE UNIT AT THE PROPERTY LINE
336
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:44 PM
A 9.6

PRODUCT SPECS - GREEN SCREEN

WALL, SOUNDPROOFING
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
337
RIM=
INV=
WV
WV WV
GV
GV
WV
WM
GM
SSCO
WM
WM
H Y D
WV
STOP
N21°00'00"W 45.00'
S02°55'00
"E

47.34'
9"CAMP
SSMH

47.04 36.24
PINE STREET (44')
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W
401 SAN ANSELMO AVE
DRIVE

PARKING

AWNING BAY WINDOW AWNING BAY WINDOW AWNING
AWNING
AWNING

PARKING PARKING

BLUELIGHT SYSTEM AND PANIC BUTTONS

AT ENTRY STAIRCASE AND ENTRY

EMERGENCY PRESS BUTTON
24/7 SIVE STREAMING PATROL CAMERAS AWNING
COPYRIGHT © 2024 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:45 PM
PEDESTRIAN SAFETY FEATURES A 9.8 03/12/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1
Site - Proposed - Safety Features
338

CT E I A
F
A
O
C
OR
LIF
N

ICL AT S TE SED
ARCHIT
EN
3-31-2025
C-26427
STUART M.

WELTE, AIA

RENEWAL
DATE
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED.

REVISIONS ON THIS SHEET:

SHEET ISSUE DATE:

SHEET TITLE:

SHEET NO.

NO. DATE
PERMIT ISSUE DATE:

S:\User's Documents\Ray\401 San Anselmo Central [email protected]/23/2025 10:26:47 PM A 9.9 PRODUCT SPECIFICATIONS - PEDISTAL PAVER SYSTEM SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.

APN: 007-251-22
03/12/2025
TBD
12" = 1'-0" PEDISTAL PAVER SYSTEM
1 12" = 1'-0" SELF WATERING PLANTER
2 339
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WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:47 PM
BMP-1

STORM WATER & EROSION

CONTROL
03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
340
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:48 PM
BMP-2

STORM WATER & EROSION

CONTROL
03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
341
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:50 PM
CAL GREEN 1 GB 1 03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
342
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:52 PM
CAL GREEN 2 GB 2 03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
343
STOP
STOP
344
RHINO ONE, LLC 415-640-3503
[email protected]
401 Anselmo Avenue; APN 007-251-22
4/21/2025
Condition No. 13 of Resolution No. 2025-06 approving PRO2024-00248, Mixed Use Development at 401 San Anselmo Avenue.

SEE ATTACHED LETTER
04/28/2025
77 Kensington Road, San Anselmo, CA 94960
345
425 Market Street
Suite 2900
San Francisco, CA 94105
415.227.0900 Phone
415.227.0770 Fax
BN 88749541v2

415.227.3508 Direct
[email protected]
April 28, 2025
Mr. Serge Avila, Town Clerk
Town of San Anselmo
525 San Anselmo Avenue
San Anselmo, CA 94960-2682
RE: 401 San Anselmo Road – Appeal of Condition of Approval #13 included in PRO2024- 0048(APN 007-251-22, PRO2024-0048)
Dear Mr. Avila:

Buchalter represents Rhino One, LLC the property owner and applicant (“client”), as land use counsel for the above-referenced four-unit mixed-use residential project located at 401 San Anselmo Road (the “Project”). Our client appreciates the Town Planning Commission’s approval of PRO2024-0048 (Resolution No. 2025-06) at its meeting on April 21, 2025 authorizing approval of a conditional use permit and variances and issuance of a demolition permit, grading permit and design review (“Project Approvals”). The Town Planning Commission however, imposed Condition of Approval #13 on our client’s Project as part of the Project Approvals (see Exhibit B of Resolution No. 2025-06) which makes our client’s Project infeasible. Condition of Approval #13 requires a performance bond at 125% of the total cost for the Project. While our client appreciates the Planning Commission's approval of the 401 San Anselmo Road Project and the associated Project Approvals, Condition of Approval #13 imposes an unreasonable financial burden that is inconsistent with state housing laws, violates the Mitigation Fee Act, and compromises the project's financial feasibility as further explained below.

On behalf of our client, Buchalter files this appeal to request that the Town Council review and reject the Planning Commission’s imposition of Condition of Approval #13, and uphold the approval of the Project and PRO2024-0048 as set forth in Exhibit B of Resolution No. 2025-06 without Condition #13. On behalf of our client, we also request that the Town not stay the effectiveness of the approval of PRO2024-0048 itself while the appeal of Condition of Approval 346
Town of San Anselmo Planning Department
April 28, 2025

BN 88749541v2
#13 is under review. This appeal is necessary to preserve our client’s rights and remedies under California law.

Basis for Appeal
On behalf of our client, we are appealing Condition of Approval #13 because it imposes an unlawful and disproportionate financial burden on our client’s four unit mixed use housing project through requirements that:

1. Lack legal justification under California law;

2. Are applied inconsistently and selectively to our client’s project; and

3. Further degrade the financial feasibility of the already-smaller housing project with the imposition of excessive additional costs and risk on the developer, resulting in increased rents for the ultimate occupants of the future units.

Condition of Approval #13 should be denied and omitted from the Project Approvals for the reasons set forth below.

The Town Has Inconsistently Imposed the Performance Bond Requirement.

The Town has applied the 125% performance bond requirement only on our client’s project specifically, because it involves demolition of an existing building, while other similarly scoped projects on the same road have not been subject to these requirements. Our client asked the Planning Commission at its April 7, 2025 meeting why their project was being singled out with the bond requirement when the developers of the old Jack's Medical at 121 Tunstead Avenue and Wood's Beer and Wine located at 647 San Anselmo Avenue were not required to obtain such a bond. A Planning Commissioner responded to our client that they are a "victim of circumstance" because the other developers have not finished their projects, and they did not demolish their buildings. However, this distinction lacks merit because:
� Both the Jack's Medical and Wood's Beer and Wine buildings are currently boarded up with construction fencing and impose the same visual and economic effect on the main shopping street as our client’s proposed project would; � The distinction between "demolition" versus "remodeling" creates an arbitrary and discriminatory standard without objective criteria and it is not addressed in the Town’s ordinance requiring a performance bond for housing developments; � The effect on the community and potential risks that a performance bond is meant to mitigate are functionally identical in both scenarios;
� The other projects on the same road are subject to less onerous financial requirements than our client’s project despite creating similar impacts. 347
Town of San Anselmo Planning Department
April 28, 2025

BN 88749541v2
This inconsistent application should be rejected because it creates an unfair and discriminatory burden on our client’s 4-unit housing project without proper justification.

Condition No. 13 Violates the Mitigation Fee Act and State Housing Laws The Mitigation Fee Act allows the City to impose fees that have a reasonable relationship to the burden posed by the development. (Boatworks, LLC v. City of Alameda (2019) 35 Cal.App.5th 290, 301.) Any fee or exaction charged by a local agency cannot exceed the estimated reasonable cost of providing the service or facility for which the fee or exaction is imposed. (Gov.

Code, § 66005, subd. (a).) If the amount of any fee or proportion of an exaction is challenged, the local agency has the burden of proving that the requirement does not exceed the reasonable cost of the service, facility, or regulatory activity for which it is imposed. (Gov. Code, § 66024, subd. (a).) When a property owner believes that the fees or exactions, are improper and beyond the jurisdiction and authority of the local agency, the proper procedure is a challenge to the validity of the fee or condition by mandamus. (Code Civ. Proc., § 1094.5; McLain Western #1 v. County of San Diego (1983) 146 Cal.App.3d 772, 776.) In our case, the Town must show that there is a rough proportionality between the magnitude of the fiscal exaction and the effects of the proposed development. (Ehrlich v. City of Culver City (1996) 12 Cal.4th 854, 859–860.) The Planning Commission’s decision concerning the obligation to post a bond in the amount of 125% of the total project costs violates the Mitigation Fee Act and Supreme Court precedent. � Mitigation Fee Act (Gov’t Code §§66000, et seq. Violation: Condition #13 is an "exaction" under the Mitigation Fee Act that requires:
o An "essential nexus" to the project's impact, which is lacking here because:
� The building has been vacant for three years.
� It is a non-conforming use.
� It is functionally unusable without substantial and expensive renovation. � The current vacant building poses more ongoing risk to surrounding properties than a controlled, professionally managed demolition and construction project.
o The 125% performance bond clearly exceeds fees that are "roughly proportional" to the impact. This disproportionality is particularly harmful because:
� Rhino One already reduced the size of its project from 10 to 4 dwelling units at the Town's direction as spot zoning was the only viable option to pursue the larger development
� Our client reduced the size of the building and reduced rentable square feet at the request of Public Works.
� Rhino One designed the Project to function optimally, fit contextually, and be environmentally sustainable, all at higher costs to our client. � Our client is paying substantial permit fees that impact the project’s feasibility and costs to the ultimate tenants.
348
Town of San Anselmo Planning Department
April 28, 2025

BN 88749541v2
� The Town has not provided any detailed studies and findings justifying the 125% bond amount and no documentation has been provided demonstrating that the fees are proportional to the Project’s impact.

The Town has failed to demonstrate any nexus between the impacts of our client’s project and Condition 13’s 125% bond requirement. Moreover, SB 8 limits local governments' ability to apply restrictive policies to housing projects and prohibits imposing non-objective standards that impede housing development. The selective application of the performance bond requirement to our client’s Project because it involves the demolition of a building is a non-objective standard.

Condition 13 Renders the Project Infeasible Due to Improper Application of the Bond Requirements
The required performance bond at 125% would total approximately $5 million for the $4 million project which represents:
� A significant carrying cost that renders the project financially infeasible � An amount that substantially exceeds industry standards � A requirement that lacks proper justification for our client’s specific project In that regard, our client contacted multiple bond carriers to determine the financial impact of this requirement:
� Two carriers (CNA Surety and Jet Surety) declined to offer coverage based on the excessive amount requested
� Two others are willing to offer coverage but impose extensive requirements, including broad sweeping personal guarantees and financials that demonstrate total amount of the bond coverage
� Industry average premiums for performance bonds of this size range from 1.5-3%, which would result in premium costs between $112,500-$225,000 for this single bond Most critically, bond carriers likely require that our client demonstrate they have available funds equal to the entire amount of the construction bond (approximately $5 million) as collateral.

This requirement alone renders compliance practically impossible. Rhino One is a small family business and does not have $5 million in cash readily available to post as collateral. Moreover, to secure the bond, personal guarantees would be required that extend far beyond the corporate level — reaching into the personal assets of the business owners, including their personal residences, spousal assets, retirement accounts, trusts, and all other financial holdings. These sweeping personal guarantees pose disproportionate and existential risks to small business owners, threatening not just business viability but personal and family security as well. This excessive requirement effectively excludes small businesses like ours from contributing to the betterment of 349
Town of San Anselmo Planning Department
April 28, 2025

BN 88749541v2
the community and appears designed to thwart new business and housing development in San Anselmo. By imposing financial requirements that only large developers with substantial liquid assets can meet, the Town is systematically preventing small, local businesses from participating in community development and contributing to the creation of additional housing.

It is also important to note that this bond requirement does not exist in isolation. While we acknowledge that San Anselmo's affordable housing in-lieu fee operates within the framework of California housing laws, it imposes yet another significant financial burden on this modest 4- apartment unit project. Our client initially planned to construct an on-site affordable accessory dwelling unit (ADU) and designed the project accordingly. However, the requirement for a 45- to 55-year deed restriction made this financially infeasible under realistic rental revenue projections, forcing our client to elect to pay the in-lieu fee instead. For the 4-unit project, the in-lieu fee totals $243,630.60. Combined with estimated permit fees of approximately $160,000 and the high-end estimate of the performance bond premium (up to $150,000), these requirements collectively impose more than $553,630.60 in additional financial burden—funds that could otherwise be used to enhance building quality, environmental performance, or affordability for future residents.

The cost burden imposed by the Town’s additional requirements, means the small 4-unit project simply cannot absorb this level of additional cost. These financial burdens disincentivize precisely the scale of infill housing promoted in the Town's own most recent Housing Element.

The combination of density restrictions, in-lieu fees, and now this performance bond requirement may force our client to compromise on quality, sustainability, or abandon the project entirely. The financial impact of this bond requirement, both in terms of direct costs and the extensive financial risk and qualification requirements, makes this project financially infeasible.

Furthermore, it is important to note that the reduction in the size of the project from 10 to 4 units was specifically due to density requirements in the C-2 district. Consequently, our client has already spent more than double the budgeted architectural fees on the redesign from 10 to 4 units. To now impose this excessive bond requirement on an already-reduced project compounds the financial challenges our client faces in delivering much-needed housing to San Anselmo. Every additional cost directly impacts the Project’s feasibility. The cumulative costs described above are directly undermining the project's feasibility and represent exactly the kind of barriers to housing development that recent California legislation seeks to prevent.

The Town’s New Requirement Lacks Transparency and Procedural Fairness Beyond the substantive legal issues mentioned above, the process by which the Planning Commission imposed this requirement raises serious procedural concerns:
� Our client has been in discussions with the Town regarding this project since 2023. 350
Town of San Anselmo Planning Department
April 28, 2025

BN 88749541v2
� The Town Council apparently adopted the bond requirement resolution after our client presented its initial 10-unit project in a Planning Commission study session. � The Planning Department staff never advised our client about the new requirement until the April 4th Planning Commission meeting staff report was released. � This lack of timely notice directly contradicts the transparency goals of AB 1820 and the Mitigation Fee Act
This history suggests that the bond requirement may have been targeted at our client’s specific project or category of projects without proper notice or opportunity for input. Such retroactive application of new requirements to ongoing projects is precisely what California housing laws seek to prevent.

Condition of Approval No. 13 is of Questionable Origin and Application The Town appears to have applied this bond requirement without:
� Conducting a nexus study specific to the proposed market-rate housing project � Providing findings that justify the application to the Project � Demonstrating how the new requirement serves a legitimate governmental interest � Explaining why a 125% bond is necessary for this Project The Town has not provided any evidence of the rationale, origins, or proper legal basis for applying this specific bond percentage to our client’s Project. If this requirement was originally designed for another purpose or project type (such as much larger developments or affordable housing projects), it represents an improper extension when applied to our client’s four-unit apartment project without the legally required justification and analysis.

Condition No. 13 Conflicts with State Housing Laws Encouraging Housing Development
Recent California legislation consistently supports housing production and opposes unjustified barriers to residential development:
� AB 1 820 (effective January 1, 2025) requires transparency in development fees and exactions, recognizing that unpredictable and excessive fees make housing projects financially infeasible
� SB 8 aim to streamline housing approvals and limit local impediments to housing development
� AB 602 requires impact fees to be proportional and justified 351
Town of San Anselmo Planning Department
April 28, 2025

BN 88749541v2
This legislative framework demonstrates California's clear policy direction to remove unreasonable barriers to housing development, and this excessive bond requirement directly contradicts that policy direction.

Requested Relief
Based on the above grounds, we request that the Town Council uphold PRO2024-0048 and reject Condition #13 and eliminate that condition because it violates multiple provisions of California law, creates an unreasonable financial burden and risk, and is being applied inconsistently without proper justification. We respectfully request that:

1. Condition of Approval #13 on Exhibit B be removed entirely as an improper exaction under the Mitigation Fee Act; and

2. The Town be directed to apply consistent standards to all mixed use projects regardless of whether they involve demolition or remodeling.

This relief is necessary to ensure compliance with state housing laws, to prevent the imposition of an unreasonable financial burden and disproportionate personal risk on our client, and to allow the development of much-needed housing in San Anselmo. Our client has already incurred more than double their budgeted architectural fees on the redesign from 10 to 4 units, and every additional cost or requirement directly impacts what can be delivered in terms of quality, environmental features, and affordability. At some point, something must give - either through reduced quality, fewer environmental elements, increased costs passed on to occupants, or project abandonment. The Town's numerous requirements and barriers create significant expenses that are making it increasingly difficult to develop any housing in San Anselmo.

Notice of Mitigation Fee Act Protest of Condition No. 13 The Mitigation Fee Act proscribes procedures for protesting the imposition of fees and other exactions imposed on a development project by a local agency. (Gov. Code, §§ 66000– 66025; Warmington Old Town Associates, L.P. v. Tustin Unified School Dist. (2002) 101 Cal.App.4th 840.) Government Code section 66020, subdivision (a), requires the party protesting the imposition of a fee, dedication, or exaction to tender any required payment or provide a guarantee of future payment and serve written notice of its protest on the local agency. (Gov. Code, §§ 66020, subd. (a), 66021, subd. (a).) Please be advised that this letter serves as our notice that our client protests the imposition of Condition No. 13 under the Mitigation Fee Act as an unlawful exaction at the first opportunity after its imposition. This appeal preserves all rights to challenge this condition through all available legal remedies, including judicial review if necessary.

Conclusion
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Town of San Anselmo Planning Department
April 28, 2025

BN 88749541v2
Our client remains committed to developing a high-quality housing project that benefits the Town of San Anselmo. Unfortunately, the cumulative effect of the Town's requirements—most critically this bond requirement—places the entire project at risk. Each additional significant financial obstacle necessitates redesigns that diminish the overall quality, desirability, and environmental performance of the project. It must be clearly understood that the larger issue is the unreasonable level of personal liability and financial exposure that securing such a bond would impose. Our client is unwilling to expose their personal residence, life savings, and family assets to satisfy the demands of bond carriers. Simply put, our client will not proceed with this project if a performance bond remains a condition of approval. The bond requirement set forth in Condition No. 13 is not merely a financial obstacle—it is an insurmountable barrier that will kill the project entirely if left in place. No amount of redesign, scaling back, or value engineering can overcome the fundamental impossibility created by this condition.

Rhino One does not appeal the Planning Commission’s approval of the Project and PRO2024-0048; our client objects to and appeals only Condition of Approval #13 regarding the performance bond requirement. We respectfully request that the Town allow the Project Approval to remain in effect, and not stay the Project during the pendency of the Town Council’s review of the validity of this specific condition. We appreciate the Council’s consideration of this appeal and look forward to resolving this issue promptly so we can proceed with the development process.

Respectfully,

BUCHALTER
A Professional Corporation
Alicia Guerra
Shareholder
AG:nj
Attachment
cc: David Donery, Town Manager
Heidi Scoble, Planning and Building Director
Megan Acevedo, Town Attorney
Laura Allen
Michael Day
353
1 Castro, Georgina
From: Laura Allen <[email protected]>
Sent: Friday, April 25, 2025 4:30 PM
To: Guerra, Alicia C.; Michael Day
Cc: Shanna Romano
Subject: FW: Town of San Anselmo Performance Bond Discussion Attachments: EPIC Concord Subdivision Request Form.pdf; EPIC_Contractor's Kit_Concord.pdf This message has originated from an External Email. Laura Allen <[email protected]>:

Laura Allen
415.640.3503
From: Jonathan Russell <[email protected]> Sent: Friday, April 25, 2025 4:27 PM
To: Laura Allen <[email protected]>
Cc: Jonathan Wheat <[email protected]>
Subject: Town of San Anselmo Performance Bond Discussion Hi Laura,
It was great connecting with you this afternoon to get a better understanding of your situation. While the Town is within their rights to set their bond requirements, what they choose to do can certainly be a deterrent to surety markets. A 125% bond amount is not a standard requirement and brings along with it many questions. A performance bond for this type of project is considered a “subdivision” bond, which carries inherently more risk. Post the 2008 housing market crash many surety companies exited the subdivision market altogether and have never re-entered. The fact that this bond is already considered riskier paired with the town requiring a higher than normal bond amount raises the risk profile considerably. As a surety bond is a financial guarantee, the underwriting process is more aligned with banking relationships and the requirements can be quite onerous.

With subdivision, once you get above a $2 million bond requirement the underwriting standards become more strict. The first of the two forms attached is a standard subdivision request form, which highlights some of the initial information we would need to begin the underwriting process with a Surety company. It’s not an exhaustive list as the Surety could require more information based on their initial review but it’s the best place to start. The second form attached, is called a contractor’s kit and it’s a packet of information which we would typically acquire when setting up a Surety program for a contractor. Given the size of this project at ~$4.5 million with a bond requirement pushing the value to ~$5.625 million, the additional information requests noted in this packet would likely be required.

One key item I always want to highlight upfront when it comes to bonding is that any surety market is going to require corporate indemnity, as well as personal indemnity of any Owners with greater than 10% stake in the entity being bonded. Personal indemnity includes the individual, their spouse, and any trusts. The reason for this is that sureties write to zero loss ratio meaning if they pay out a claim they expect to be fully reimbursed for the 354
2 costs and they don’t want Owner transferring assets. They will look to corporate assets first and then personal assets if they need to. I’m not sure if your company is private equity owned/backed, but if so, that further complicates the indemnity process because the surety would likely want them to provide some sort of indemnity as well.

Finally, surety bonds as a product differ than insurance. Once a surety agrees to issue a bond, they are stuck with that liability through the lifecycle of the project until it is 100% completed and released by the Obligee (Town of Anselmo in this case). They have no ability to cancel a performance bond once it’s been issued, which is why the underwriting process is so stringent and takes so much time (up to 4 weeks or more depending on the complexity of the situation). If we can find a market that is willing to support a bond, the bond cost will fall somewhere between an estimated 2.5% - 3% of the bond value (i.e. $140,625 - $168,750).

While writing bonds is my business, a bond is not always the best product/solution for every situation. In this case I think all parties would probably be better served finding an agreeable solution that doesn’t involve obtaining a bond. If your contract includes guarantee language, then the Town would already have recourse and getting a surety involved would be redundant at that point. If you would like us to begin the process of obtaining the bond it would be best to provide us with a completed “EPIC Concord Subdivision Request Form”.

I don’t like to be that negative person, but I always feel obligated to be upfront about how onerous the surety bonding process is when talking to someone looking into bonding. It was a pleasure meeting you today and I look forward to hearing back from you.

Thanks,
Jonathan Russell, AFSB
Account Executive, Surety
License: 0B29370 | CA License: 0L51560
Direct (925) 822-9116 | Office (800) 234-6363
[email protected]
1390 Willow Pass Road, Suite 800, Concord, CA 94520

355
1390 Willow Pass Rd, #800, Concord, CA 94520 | Phone: 800-234-6363

SUBDIVISION BOND REQUEST FORM
Date Bond Needed: _____________ Requested By: ______________ Telephone #: _____________ Developer (Principal):

Address:

Project/Subdivision Name:

Tract No.: ______________ Tax ID: _______________
Type of Project: (Single Family Homes, Condos, Apartments, Offices, Shopping Center, Industrial, Etc.)
Property Value: Total Debt on Property:

Anticipated Start Date: Completion Date:

Name of Governmental Entity Requiring Bonds:

Address:

Type of Bond(s) Needed Performance Labor & Material
$ $
$ $
$ $
$ $
$ $
$ $
Loan Officer:

Phone:
$
$
Financing Information:

Name:

Address:

Total Construction Loan:

Amount Set Aside for Improvements:

Is a Set Aside Letter Available: YES NO (Attach Copy of Lenders Form) If conventional development financing is not being utilized, state below how improvements will be financed.

EPIC | edgewood partners insurance center
JONATHAN RUSSELL ([email protected])
1390 Willow Pass Rd. #800
Concord CA, 94520
Ph: (925) 822-9116
CA License 0B29370
356
1390 Willow Pass Rd, #800, Concord, CA 94520 | Phone: 800-234-6363 Providing all the applicable documents listed below will be required as part of the underwriting and approval process:
• Assurance Letter from Construction Lender/Fund Control Facility • Engineer’s Estimate of Costs to Complete Offsite Improvements • Required Bond Forms
• Subdivision Agreement
• Vicinity Map
• Engineer’s Environmental Survey

FOR NEWLY FORMED ENTITIES REQUESTING A BOND
In addition to the above project documents, we would need the following:
• Entity Organizational Documents (i.e. operating agreement, partnership agreement, etc.) • Information regarding all owners of the entity
Legal Name: _____________________________________________________________________ Resident Address: ________________________________________________________________ City/State/Zip: __________________________________________________________________ SS#: _______________________________________ % Ownership: _________________ Are Any of Your Assets in Trust? (If Yes, provide copy of Trust Document): ______Yes _______ No Spouse Name: __________________________________________________________________ Spouse SS#: ____________________________________________________________________ Personal Net Worth, Excluding Business $ __________________________ Legal Name: _____________________________________________________________________ Resident Address: ________________________________________________________________ City/State/Zip: __________________________________________________________________ SS#: _______________________________________ % Ownership: _________________ Are Any of Your Assets in Trust? (If Yes, provide copy of Trust Document): ______Yes _______ No Spouse Name: __________________________________________________________________ Spouse SS#: ____________________________________________________________________ Personal Net Worth, Excluding Business $ __________________________ Note: The Surety may require their own application after review of all the above items. A signed indemnity agreement will be required before release of any bond.
357
CONTRACTOR’S KIT
Below is the Underwriting Checklist for the Contract Surety Bond Application Process:

1. Contractor’s Questionnaire – Form enclosed.

2. Last 3 Fiscal Year-End Business Financial Statements* (If financial statements were not prepared for prior fiscal yearends, please submit Federal Tax Returns.)

3. Current Interim Business Financial Statement – if the Fiscal Year End financial statement is over 6 months old.

4. Aging Schedules for Accounts Receivable and Accounts Payable.

5. Current Personal Financial Statements for all Owners/Stockholders – Please include bank/brokerage statements to support any cash balances listed. Enclosed form may be used.

6. Current Work in Progress Schedule – Enclosed form may be used.

7. Bank Reference Letter – Form enclosed.

8. Copy of any current bank line of credit agreements.

9. Resumes for all Owners/Stockholders and any Key Employees – Enclosed form may be used.

10. A Company Brochure, any Promotional Materials and/or a Statement of Qualifications outlining the company’s history and goals.

11. Bond Request Forms – For immediate bond needs, our bid bond request form and performance and payment bond request forms are enclosed for your use.

12. Personal Credit Authorization – Form Enclosed.
* We prefer all financial statements be prepared by a CPA on Reviewed basis at fiscal year-end and a compiled basis at the 6- month interim date. The statements should include full disclosure notes and schedules. The percentage of completion method is preferred, but financial statements prepared on the accrual method are acceptable. CASH BASIS/INCOME TAX BASIS FINANCIAL STATEMENTS ARE NOT ACCEPTABLE to the majority of our surety markets.

If you have any questions with regard to the completion and submission of this application or with any of the enclosed forms, please feel free to contact us.

EPIC
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363, WWW.EPICBROKERS.COM CA LICENSE NUMBER: 0B29370
358
Contractor’s Questionnaire

CONTRACTOR

NAME AS LICENSED OFFICE PHONE FAX

BUSINESS ADDRESS

WEBSITE E-MAIL ADDRESS MOBILE PHONE

TYPE OF CONSTRUCTION YEAR BUSINESS STARTED

PERCENTAGE OF WORK PERFORMED AS A GENERAL PERCENTAGE AS A SUBCONTRACTOR PERCENTAGE SUBBED TO OTHERS DO YOU BOND MAJOR SUBS? CONSTRUCTION LICENSES HELD – LIST TYPE AND STATE

ENTITY TYPE (CORP, S-CORP, SOLE PROP, PARTNERSHIP, JV OR LLC) FEDERAL TAX ID NUMBER

PLEASE CHECK YES OR NO YES NO
Is the company a subsidiary, parent, or holding company of any other company? Has there been any change in the control of the company or any related entity in the past 3 years? Hasthe company ever failed to complete a contract?
Has the company, any stockholder, owner, partner, subsidiary, parent, holding company or Affiliate ever filed for bankruptcy, or been placed in receivership? Affiliate ever filed for bankruptcy, or been placed in receivership? Are there any liens filed against the company’s or related entity’s projects? Is the company, any stockholder, owner, partner or related entity an indemnitor or guarantor to any creditor?
Have any or all of the company’s accounts receivable or retentions been assigned, pledged, hypothecated, sold or discounted?
Are there any guarantees or contingent liabilities outstanding other than as noted in the latest financial statement?
Are you involved in any litigation?
Do you have a continuity plan? If yes, please provide a copy.

Are any assets of the company or any Indemnitor held in trust? If yes, please provide a copy.

Explain all “YES” answers below – use additional pages if necessary. 359

PRINCIPALS OF THE COMPANY
NAME (AS IT SHOULD APPEAR ON INDEMNITY AGREEMENT) POSITION OR TITLE % OF OWNERSHIP

RESIDENCE ADDRESS OWN OR RENT HOME PHONE
SOCIAL SECURITY NO. DATE OF BIRTH HOW LONG IN INDUSTRY HOW LONG WITH FIRM

PERSONAL BANK BANK ADDRESS ACCOUNT NUMBERS
SPOUSE NAME SPOUSE SOCIAL SECURITY NO. SPOUSE DATE OF BIRTH NAME (AS IT SHOULD APPEAR ON INDEMNITY AGREEMENT) POSITION OR TITLE % OF OWNERSHIP

RESIDENCE ADDRESS OWN OR RENT HOME PHONE
SOCIAL SECURITY NO. DATE OF BIRTH HOW LONG IN INDUSTRY HOW LONG WITH FIRM

PERSONAL BANK BANK ADDRESS ACCOUNT NUMBERS
SPOUSE NAME SPOUSE SOCIAL SECURITY NO. SPOUSE DATE OF BIRTH NAME (AS IT SHOULD APPEAR ON INDEMNITY AGREEMENT) POSITION OR TITLE % OF OWNERSHIP

RESIDENCE ADDRESS OWN OR RENT HOME PHONE
SOCIAL SECURITY NO. DATE OF BIRTH HOW LONG IN INDUSTRY HOW LONG WITH FIRM

PERSONAL BANK BANK ADDRESS ACCOUNT NUMBERS
SPOUSE NAME SPOUSE SOCIAL SECURITY NO. SPOUSE DATE OF BIRTH NAME (AS IT SHOULD APPEAR ON INDEMNITY AGREEMENT) POSITION OR TITLE % OF OWNERSHIP

RESIDENCE ADDRESS OWN OR RENT HOME PHONE
SOCIAL SECURITY NO. DATE OF BIRTH HOW LONG IN INDUSTRY HOW LONG WITH FIRM

PERSONAL BANK BANK ADDRESS ACCOUNT NUMBERS
SPOUSE NAME SPOUSE SOCIAL SECURITY NO. SPOUSE DATE OF BIRTH **IF ADDITIONAL SPACE IS NEEDED, COPY THIS PAGE**
360

BUSINESS BANKING

NAME OF BANK PHONE FAX

ADDRESS YEARS WITH THIS BANK

CONTACT NAME ACCOUNT NUMBERS

LINE OF CREDIT AMOUNT HOW SECURED AMOUNT IN USE

ACCOUNTING

NAME OF ACCOUNTING FIRM PHONE FAX

ADDRESS YEARS WITH THIS FIRM

CONTACT NAME FISCAL YEAR END
COMPILED, REVIEWED OR AUDITED FINANCIAL STATEMENT? HOW OFTEN ARE FINANCIAL STATEMENTS PREPARED DOES THIS FIRM ALSO PREPARE THE BUSINESS AND PERSONAL TAX RETURNS? IF NOT, EXPLAIN

DATE OF LAST IRS AUDIT RESULTS

BONDING

NAME OF PRIOR BONDING COMPANY PHONE FAX

NAME OF UNDERWRITER YEARS WITH THIS COMPANY

AMOUNT OF LARGEST SINGLE CONTRACT BONDED DATE COMPLETED

LARGEST WORK ON HAND AMOUNT AT ANY ONE TIME
$ YEAR? CONSISTING OF HOW MANY CONTRACTS?

BOND LINE DESIRED
SINGLE CONTRACT $ TOTAL WORK PROGRAM AT ONE TIME $
HAS ANY BONDING COMPANY EVER DECLINED TO FURNISH YOUR COMPANY WITH A BOND? IF YES, WHY? HAVE YOU PROVIDED COLLATERAL TO THE BONDING COMPANY? IF YES, DESCRIBE TYPE AND AMOUNT

REASON FOR CHANGING BONDING COMPANIES

INSURANCE

NAME OF INSURANCE AGENT/BROKER PHONE FAX
**PLEASE PROVIDE A COPY OF A RECENT INSURANCE CERTIFICATE** 361

REFERENCES
LIST THE 5 LARGEST CONTRACTS COMPLETED IN THE LAST 6 YEARS:

OWNER/OBLIGEE PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS
JOB DESCRIPTION/LOCATION CONTRACT PRICE $GROSS PROFIT (LOSS)

BONDING COMPANY YEAR COMPLETED

OWNER/OBLIGEE PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS
JOB DESCRIPTION/LOCATION CONTRACT PRICE $GROSS PROFIT (LOSS)

BONDING COMPANY YEAR COMPLETED

OWNER/OBLIGEE PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS
JOB DESCRIPTION/LOCATION CONTRACT PRICE $GROSS PROFIT (LOSS)

BONDING COMPANY YEAR COMPLETED

OWNER/OBLIGEE PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS
JOB DESCRIPTION/LOCATION CONTRACT PRICE $GROSS PROFIT (LOSS)

BONDING COMPANY YEAR COMPLETED

OWNER/OBLIGEE PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS
JOB DESCRIPTION/LOCATION CONTRACT PRICE $GROSS PROFIT (LOSS)

BONDING COMPANY YEAR COMPLETED
362
LIST 5 PRINCIPAL MATERIAL SUPPLIERS/SUBCONTRACTORS:

COMPANY NAME PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS

COMPANY NAME PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS

COMPANY NAME PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS

COMPANY NAME PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS

COMPANY NAME PHONE FAX

ADDRESS CONTACT NAME E-MAIL ADDRESS

ADDITIONAL INFORMATION

CREDIT AUTHORIZATION
THE UNDERSIGNED AFFIRMS TO EPIC. THAT THE FOREGOING STATEMENTS ARE TRUE AND CORRECT AND MADE FOR THE PURPOSE OF SECURING BONDS. THE UNDERSIGNED FURTHER AFFIRMS AND UNDERSTANDS THAT SURETYSHIP IS CREDIT, AND AUTHORIZES EPIC, OR IT’S DESIGNATED SURETY COMPANIES, TO CONFIRM

AND GATHER INFORMATION SUCH AS BUSINESS AND PERSONAL CREDIT REPORTS AND OTHER SUCH INFORMATION IT CONSIDERS NECESSARY FOR EVALUATING WHETHER OR NOT CREDIT SHOULD BE GRANTED.

COMPANY NAME CONTACT NAME

SIGNATURE DATE
Website: www.epicbrokers.com
EPIC
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 CA LICENSE NUMBER: 0B29370
Email:
363

PERSONAL FINANCIAL STATEMENT

NAME PHONE

ADDRESS SOCIAL SECURITY NUMBER
SPOUSE’S NAME SPOUSE’S SOCIAL SECURITY NUMBER
PERSONAL FINANCIAL STATEMENT DATED:

ASSETS LIABILITIES

CASH ON HAND PERSONAL NOTES PAYABLE TO BANKS
CASH IN BANKS (SCHEDULE 1)
STOCKS, BONDS, SECURITIES (SCHEDULE 2)
NOTES PAYABLE REAL ESTATE (SCHEDULE 4)

PERSONAL ACCOUNTS, NOTES, LOANS RECEIVABLE
(SCHEDULE 3)

NOTES PAYABLE TO RELATIVES
REAL ESTATE IMPROVED (SCHEDULE 4) PERSONAL ACCOUNTS AND NOTES PAYABLE TO OTHERS

RENTS AND INTEREST DUE
REAL ESTATE UNIMPROVED (SCHEDULE 4) TAXES DUE ON REAL ESTATE LIENS ON REAL ESTATE (SCHEDULE 4)
AUTOMOBILES (SCHEDULE 5)

OTHER LIABILITIES (ITEMIZE)
OTHER PERSONAL PROPERTY (SCHEDULE 5)
CASH VALUE LIFE INSURANCE (SCHEDULE 6)

OTHER ASSETS

TOTAL LIABILITIES

NET WORTH

TOTAL ASSETS TOTAL LIABILITIES AND NET WORTH

ANNUAL INCOME ANNUAL EXPENSES

SALARY OR WAGES PROPERTY TAXES

DIVIDENDS/INTEREST FEDERAL AND STATE INCOME TAX

RENTAL INCOME OTHER EXPENSES

OTHER INCOME

TOTAL ANNUAL INCOME TOTAL ANNUAL EXPENSE
364
SCHEDULE 1 – CASH IN BANKS

NAME OF BANK AND LOCATION TYPE OF ACCOUNT CURRENT CASH BALANCE SCHEDULE 2 – STOCKS, BONDS, SECURITIES
NAME/DESCRIPTION OF SECURITY NO. OF
SHARES

MARKET VALUE DIVIDENDS/INCOME
PAID LAST 2 YEARS

IF PLEDGED, TO WHOM AND FOR

WHAT PURPOSE
SCHEDULE 3 – PERSONAL ACCOUNTS, NOTES, LOANS RECEIVABLE

NAME OF PERSON/DEBTOR AMOUNT OWED TO
YOU

PURPOSE OF LOAN OR NATURE OF
DEBT

DESCRIPTION OF

SECURITY HELD

DATE PAYMENT

EXPECTED
SCHEDULE 4 – REAL ESTATE

DESCRIPTION OF PROPERTY TITLE IN THE

NAME OF
MARKET
VALUE

COST WHEN

PURCHASED

MORTGAGES OR LIENS MONTHLY

PAYMENTS

MONTHLY
INCOME
SCHEDULE 5 – PERSONAL PROPERTY/EQUIPMENT/AUTOMOBILES

DESCRIPTION OF ITEM AGE OF ITEM MARKET VALUE COST AMOUNT OWED ON ITEM

MONTHLY

PAYMENT
SCHEDULE 6 – CASH VALUE OF LIFE INSURANCE

INSURANCE COMPANY NAME OF INSURED BENEFICIARY FACE VALUE CASH VALUE AMOUNT BORROWED

THE MAKER OF THE FOREGOING OR ACCOMPANYING STATEMENT HEREBY AUTHORIZES EPIC, OR ITS REPRESENTATIVES, TO CONFIRM THE BANK BALANCES CLAIMED AND ALL OTHER ITEMS COMPRISING SAID STATEMENT. THE UNDERSIGNED CERTIFIES THAT THE INFORMATION INSERTED ABOVE IS TRUE AND CORRECT.

DATED:

SIGNATURE:

EPIC
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 CA LICENSE NUMBER: 0B29370
365

WORK IN PROGRESS SCHEDULE

NAME OF CONTRACTOR DATE OF SCHEDULE
Uncompleted Contracts – Job Description and Location Contract Price with Approved Change Orders
Contractor’s Total
Cost
Billed To Date – Include Retention Costs to Date Estimated Cost to Complete Estimated Completion Date
% Complete

1.2.3.4.5.6.7.8.9.10. CONTRACTS COMPLETED SINCE LAST FISCAL YEAR END STATEMENT OR LAST STATUS REPORT

CONTRACT DESCRIPTION AND LOCATION FINAL CONTRACT PRICE TOTAL COST GROSS PROFIT/LOSS

1.2. 3. 4. 5. 6. COMMENTS: SIGNATURE AND TITLE OF PERSON COMPLETING FORM: DATE:

EPIC
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 CA LICENSE NUMBER: 0B29370
366

DEPOSITOR PLEASE COMPLETE THIS TOP PORTION
NAME AND ADDRESS OF BANK: BUSINESS NAME AND ADDRESS:

ATTENTION: ACCOUNT NUMBERS
FAX NUMBER:

THE UNDERSIGNED HEREBY AUTHORIZES THE FOLLOWING INFORMATION TO BE RELASED TO EPIC.

PERSONAL NAME AND ADDRESS

SIGNATURE ACCOUNT NUMBERS
DATE

BANK COMPLETE THIS BOTTOM PORTION
We have been asked to write bonds or are currently writing bonds for the above applicant, and your bank has been given as a reference. Please complete the following:

THE CONFIDENTIALITY OF THIS INFORMATION WILL BE PRESERVED EXCEPT WHERE DISCLOSURE OF THIS INFORMAITON IS REQUIRED BY APPLICABLE LAW.

WE WILL NOT HOLD YOU OR ANY STAFF MEMBER RESPONSIBLE FOR THE ACCURACY OF THIS REPORT.

DEPOSITORY ACCOUNTS:

THE CUSTOMER HAS BEEN WITH OUR BANK SINCE:

ACCOUNT NUMBER TYPE OF ACCOUNT AVERAGE BALANCE CURRENT BALANCE OVERDRAFT FLOATS/ RETURNED CHECKS?
CREDIT ACCOUNTS:

WE HAVE GRANTED THEM CREDIT SINCE:

CURRENT LINE OF CREDIT EXTENDED:

IS THE LINE SECURED? IF YES, WHAT TYPE OF SECURITY?
CURRENT BALANCE ON LINE OF CREDIT:

RENEWAL DATE OF THE LINE OF CREDIT: HAS THE LINE BEEN HANDLED AS AGREED? OTHER LOANS EXTENDED: CURRENT BALANCE: MONTHLY PAYMENTS:

HAVE THESE LOANS BEEN HANDLED AS AGREED?
WHAT IS YOUR EXPERIENCE AND OPINION OF THIS APPLICANT’S FINANCIAL RESPONSIBILITY AND BUSINESS REPUTATION? THANK YOU FOR YOUR COOPERATION. PLEASE FAX THIS DOCUMENT TO US AT 925-609-5363.

EPIC BANK OFFICER
NAME:

PHONE NUMBER:

SIGNATURE X
DATE:
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 CA LICENSE NUMBER: 0B29370

BANK INQUIRY FORM
367
RESUME

PERSONAL INFORMATION

NAME SOCIAL SECURITY NUMBER

HOME ADDRESS HOME PHONE NUMBER
DATE OF BIRTH DRIVERS LICENSE # E-MAIL ADDRESS
SPOUSE’S NAME SPOUSE’S SOCIAL SECURITY NUMBER

EDUCATION

HIGH SCHOOL YEAR GRADUATED

NAME OF COLLEGE OR TRADE SCHOOL YEARS ATTENDED

DEGREES/CERTIFICATES OBTAINED MAJOR/COURSES STUDIED

ADDITIONAL EDUCATION

EMPLOYMENT HISTORY

CURRENT EMPLOYER DATE STARTED WITH CURRENT EMPLOYER

POSITION

RESPONSIBILITIES

PAST EMPLOYER DATES EMPLOYED

POSITION

RESPONSIBILITIES

PAST EMPLOYER DATES EMPLOYED

POSITION

RESPONSIBILITIES

FEEL FREE TO SUBSTITUTE YOUR PREPARED RESUME FOR THIS FORM EPIC
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 368
Bid Bond Request Form
General Information
Bid Date _________________________________________ Time of Bid ______________________________________ Contractor’s Name _________________________________________________________________________________ Owner/Obligee
Address (Obligee)__________________________________________________________________________________ Job/Project Description
Job Details
Contract/Solicitation Number _________________________________________________________________________ Estimated Contract Amount $ ____________________________________Estimated Start Date____________________ Completion Time_______________ Calendar Days_____________ or Working Days ___________________________ Bid Bond Percentage _______________Liquidated Damages $ ______________ Warranty Period__________________ Hazardous Waste Remediation (Y or N)____________Details_______________________________________________ Cost Breakdown (Rough Estimate…Include a 10% Cushion for Increases):
$ Contractor’s Labor Cost
$ Contractor’s Material/Equipment Costs
$ Major Sub-contractor Costs (HVAC, Electrical, Roofing, Etc.) $ 1.
$ 2.
$ 3.
$ 4.
$ Miscellaneous Sub-contractor Costs (Provide Additional Pages If Needed) $ Gross Profits
$ Totals
Bid Bond Forms (Please indicate)
Obligee Forms (Please Attach)_________ Generic ________AIA Forms_________ Federal Form24_________________ Current Work on Hand (Cost to Complete)$ _____________________________________________________________ Delivery Via
Hold for Pick Up_______________ Date ____________ Time
Regular Mail (Address) ______________________________________________________________________________ FedEx Priority (Account #)_______________________________or Ontrac (Account#)___________________________ MEMO
Email: Website: www.epicbrokers.com
EPIC
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 CA LICENSE NUMBER: 0B29370
369
Performance and Payment Bond Request Form
General Information
Contractor’s Name _________________________________________________________________________________ Owner/Obligee
Address (Obligee)__________________________________________________________________________________ Job/Project Description
Contract Details
Contract/Solicitation Number _________________________________________________________________________ Contract Amount $ ____________________________________Estimated Start Date____________________________ Completion Time_______________ Calendar Days_____________ or Working Days ___________________________ Performance Bond % _______________Payment Bond %_______________ Maintenance Bond %_________________ Liquidated Damages $ ____________________ Warranty Period__________________ Hazardous Waste Remediation (Y or N)____________Details_______________________________________________ Cost Breakdown (Rough Estimate…Include a 10% Cushion for Increases):
$ Contractor’s Labor Cost
$ Contractor’s Material/Equipment Costs
$ Major Sub-contractor Costs (HVAC, Electrical, Roofing, Etc.) $ 1.
$ 2.
$ 3.
$ 4.
$ Miscellaneous Sub-contractor Costs (Provide Additional Pages If Needed) $ Gross Profits
$ Totals
Bond Forms (Please indicate)
Obligee Bond Forms (Please Attach)_________ Generic ________AIA Forms_________ Federal Form25____________ Current Work on Hand (Cost to Complete)$ _____________________________________________________________ ****WE MUST ALSO HAVE THE FOLLOWING ITEMS TO PROCESS YOUR FINAL BOND REQUEST****:

BID RESULTS, AWARD LETTER AND A COMPLETE COPY OF THE CONTRACT/AGREEMENT Delivery Via
Hold for Pick Up_______________ Date ____________ Time
Regular Mail (Address) ______________________________________________________________________________ FedEx Priority (Account #)_______________________________or Ontrac (Account#)___________________________ MEMO
Email: Website: www.epicbrokers.com
EPIC
1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 CA LICENSE NUMBER: 0B29370
370

PERSONAL CREDIT AUTHORIZATION FORM

AUTHORIZATION IS HEREBY GIVEN TO EPIC TO OBTAIN PERSONAL CREDIT REPORTS FOR ALL OWNERS/STOCKHOLDERS, THEIR SPOUSES AND ANY OTHER PROSPECTIVE INDEMNITORS. SUCH INFORMATION WILL ONLY BE SHARED WITH SELECT SURETY COMPANIES FOR THE PURPOSE OF EVALUATING WHETHER OR NOT SURETY CREDIT SHOULD BE GRANTED.

COMPANY NAME DATE

PLEASE OBTAIN SIGNATURES FOR ALL OWNERS/STOCKHOLDERS AND SPOUSES

SIGNATURE SIGNATURE

TYPED OR PRINTED NAME TYPED OR PRINTED NAME

DATE OF BIRTH DATE OF BIRTH

SOCIAL SECURITY NUMBER SOCIAL SECURITY NUMBER

DRIVERS LICENSE NUMBER DRIVERS LICENSE NUMBER

HOME ADDRESS HOME ADDRESS

SIGNATURE SIGNATURE

TYPED OR PRINTED NAME TYPED OR PRINTED NAME

DATE OF BIRTH DATE OF BIRTH

SOCIAL SECURITY NUMBER SOCIAL SECURITY NUMBER

DRIVERS LICENSE NUMBER DRIVERS LICENSE NUMBER

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PLEASE COPY THIS PAGE AS NEEDED TO INCLUDE ADDITIONAL SIGNATURES 1390 Willow Pass Rd, #800, Concord, CA 94520 – PHONE: 800-234-6363 CA LICENSE NUMBER: 0B29370
371
Project Zoning Summary
Parcel #: 007-251-22
Location: 401 San Anselmo Ave, CA 94960
Zoning C2
Total Lot Area (SF) 4,543 0.104 Acres
Re: Survey 1of1
Development Standards: Permitted Proposed
Per Table 4A
Max. Density (Units/ Acre) 20
No. Dwelling Units 2.086 4
Max. Lot Coverage 100% 96%
Setbacks:

Min. Front Setback 0 0
Min. Rear Setback 0 0
Min. Side Setback 0 0
Proposed Floor Area: 1st: 4215
2nd: 4356
Roof: 279
Total: 8850
FAR 2 1.95
Stories 2 3 *
Building Height 30 37' - 1/2" *
Parking: Req. per unit # units Req. Parking
Studio (ADU - requires no parking) 0.0 1 0.0
2 Bed 0.0 1 0.0
3 Bed 0.0 2 0.0
Parking Spaces Required 0.0
Parking Provided: 0
401 SAN ANSELMO AVE

VICINITY MAP DRAWING INDEX

PROJECT TEAM

PROJECT DATA SUMMARY PROJECT ZONING SUMMARY
401 San Anselmo Ave
San Anselmo Ave
Rhino One, LLC
401 San Anselmo Ave.

San Anselmo, CA 94960
Laura Allen
Phone: (415) 640-3503
Email: [email protected]
Michael Day
Phone: (415) 699-2835
Email: [email protected]
GEOTECHNICAL: ARCHITECT: EID Architects, LLC
Environmental Innovations in Design
51 Coleman Drive
San Rafael, CA 94901
Phone:

Mobile: (650) 793-2856
Email: [email protected]
CIVIL Eng. / Surveyor: OWNER:

Rockridge Geotechnical, Inc.
1350 Ocean Avenue,
Emeryville, CA 94608
Phone: (510) 420-5738
Mobile:

Email:

Lea & Braze
2495 Industrial Pkwy West
Hayward, CA 94545
Phone: (510) 887-4086
Mobile:

Email: [email protected]
UTILITIES/JOINT TRENCH:

Millennium Design & Consulting Inc.

PO Box 737
Alamo, CA 94507
Phone: (925) 783-4300
Mobile:

Email: [email protected]
COMMERCIAL - ZONING C-2
OCCUPANCY - B, M, R-2, U2

TYPE V-B CONSTRUCTION
PLANNING PERMIT # PRO2024-0048
BUILDING PERMIT NUMBER: TBD
APN# 007 - 251 - 22
LOT AREA: 4,543 SF GROSS
Jurisdiction - Town of __San Anselmo______
This project site is in the “AE” FEMA Flood Zone.

NFPA 13R AUTOMATIC FIRE SPRINKLERS AND INTERIOR SMOKE ALARMS PROVIDED AT DWELLING PER FIRE PROTECTION DISTRICT.

ALL CONSTRUCTION SHALL COMPLY WITH 2022 CRC, CBC, CPC, CMC, CEC and 2022 California Energy Code, CITY MUNICIPAL CODE, ALL LOCAL AMENDMENTS / ORDINANCES, and ALL LOCAL SUB-TRADE CODES. CONTRACTOR SHALL COMPLY WITH 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE, REFER TO GB SHEETS.

GEOTECHNICAL NOTE:
♦ The Geotechnical aspects of the construction including demolition and rough site grading, at-grade foundation excavations, subgrade preparation and the installation of surface drainage control systems, should be performed in accordance with the recommendations presented in the geotechnical report prepared by Engineers. Engineers should be provided at least 48 hours advance notification of any geotechnical aspects of the construction and should be present to observe and test, as necessary, the earthwork, foundation, and drainage installation phases of the project.

THE SCOPE OF WORK FOR THIS DOWNTOWN DISTRICT INFILL PROJECT INCLUDES THE ADAPTIVE RE-USE AND BUILDING

CODE UPDATING OF THE EXISTING TWO STORY BUILDING TO INCLUDE GROUND FLOOR COMMERCIAL & RESIDENTIAL USES, NEW SECOND FLOOR RESIDENCES, AND ROOFTOP TERRACE, SOLAR PV ARRAY, & MECHANICAL EQUIPMENT.

SCOPE OF WORK:

FIRE DEPT. REQUIREMENTS:
• WILDLAND-URBAN INTERFACE: THIS PROJECT IS LOCATED WITHIN THE DESIGNATED WILDLAND-URBAN INTERFACE FIRE AREA. THE BUILDING CONSTRUCTION SHALL COMPLY WITH THE PROVISIONS OF SECTION R337 OF THE CALIFORNIA RESIDENTIAL CODE OR THE CALIFORNIA BUILDING CODE (CBC) CHAPTER 7A., AS APPLICABLE. NOTE THAT VEGETATION CLEARANCE SHALL BE IN COMPLIANCE WITH CBC SECTION 701A.5 PRIOR TO PROJECT FINAL APPROVAL. • FIRE SPRINKLERS REQUIRED: PER CRC R313.2 . AN AUTOMATIC SPRINKLER SYSTEM SHALL BE INSTALLED IN ALL NEW ONE- AND TWOFAMILY DWELLINGS AND EXISTING ONE- AND TWO- FAMILY DWELLINGS WHEN ADDITIONS ARE MADE THAT INCREASE THE FIRE AREA TO MORE THAN 3,600 SQUARE FEET.
• EXCEPTIONS: 1. DETACHED ACCESSORY DWELLING UNITS (ADUS), PROVIDED THAT ALL OF THE FOLLOWING ARE MET: A) THE UNIT MEETS THE DEFINITION OF AN ACCESSORY DWELLING UNIT AS DEFINED IN THE GOVERNMENT CODE SECTION 65852.2. B) THE EXISTING PRIMARY RESIDENCE DOES NOT HAVE AUTOMATIC FIRE SPRINKLERS. C) THE DETACHED ADU DOES NOT EXCEED 1,200 SQUARE FEET IN SIZE. D) THE UNIT IS ON THE SAME LOT AS THE PRIMARY RESIDENCE. E) THE UNIT MEETS ALL ACCESS AND WATER SUPPLY REQUIREMENTS OF CHAPTER 5 AND APPENDIX B AND C OF THE 2022 CALIFORNIA FIRE CODE, AS AMENDED.

2. WHEN ADDITIONS ARE MADE TO EXISTING STRUCTURES, CAUSING THE FIRE AREA TO EXCEED 3,600 SQUARE FEET AND ALL OF THE FOLLOWING ARE MET: A) BUILDING ADDITIONS DOES NOT EXCEED 500 SQUARE FEET. B) THE RESULTANT STRUCTURE MEETS ALL WATER SUPPLY REQUIREMENTS OF CHAPTER 5 AND APPENDIX B OF THE 2022 CALIFORNIA FIRE CODE, AS AMENDED. • WATER SUPPLY REQUIREMENTS: POTABLE WATER SUPPLIES SHALL BE PROTECTED FROM CONTAMINATION CAUSED BY FIRE PROTECTION WATER SUPPLIES. IT IS THE RESPONSIBILITY OF THE APPLICANT AND ANY CONTRACTORS AND SUBCONTRACTORS TO

CONTACT THE WATER PURVEYOR SUPPLYING THE SITE OF SUCH PROJECT, AND TO COMPLY WITH THE REQUIREMENTS OF THAT PURVEYOR. SUCH REQUIREMENTS SHALL BE INCORPORATED INTO THE DESIGN OF ANY WATER-BASED FIRE PROTECTION SYSTEMS, AND/

OR FIRE SUPPRESSION WATER SUPPLY SYSTEMS OR STORAGE CONTAINERS THAT MAY BE PHYSICALLY CONNECTED IN ANY MANNER TO AN APPLIANCE CAPABLE OF CAUSING CONTAMINATION OF THE POTABLE WATER SUPPLY OF THE PURVEYOR OF RECORD. FINAL

APPROVAL OF THE SYSTEM(S) UNDER CONSIDERATION WILL NOT BE GRANTED BY THIS OFFICE UNTIL COMPLIANCE WITH THE

REQUIREMENTS OF THE WATER PURVEYOR OF RECORD ARE DOCUMENTED BY THAT PURVEYOR AS HAVING BEEN MET BY THE APPLICANT(S). 2022 CFC SEC. 903.3.5 AND HEALTH AND SAFETY CODE 13114.7. • FIRE DEPARTMENT (ENGINE) TURNAROUND REQUIRED: DEAD-END FIRE APPARATUS ACCESS ROADS IN EXCESS OF 150 FEET IN LENGTH SHALL BE PROVIDED WITH AN APPROVED AREA FOR TURNING AROUND FIRE APPARATUS. PROVIDE AN APPROVED FIRE DEPARTMENT ENGINE DRIVEWAY TURNAROUND WITH A MINIMUM RADIUS OF 36 FEET OUTSIDE AND 23 FEET INSIDE. MAXIMUM GRADE IN ANY DIRECTION SHALL BE 5%. INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATIONS D-1. [CFC SECTION 503.2.5].
• FIRE APPARATUS (ENGINE) ACCESS DRIVEWAY: PROVIDE AN ACCESS DRIVEWAY WITH A PAVED ALL WEATHER SURFACE CAPABLE OF SUPPORTING APPARATUS WEIGHING AT LEAST 75K POUNDS, A MINIMUM UNOBSTRUCTED WIDTH OF 12 FEET, VERTICAL CLEARANCE OF 13 FEET 6 INCHES, MINIMUM CIRCULATING TURNING RADIUS OF 40 FEET OUTSIDE AND 20 FEET INSIDE, AND A MAXIMUM SLOPE OF 15%. INSTALLATIONS SHALL CONFORM TO FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATIONS SHEET D-1. CFC SEC. 503.
• EMERGENCY GATE/ACCESS GATE REQUIREMENTS: GATE INSTALLATIONS SHALL CONFORM WITH FIRE DEPARTMENT STANDARD DETAILS AND SPECIFICATION G-1 AND WHEN OPEN SHALL NOT OBSTRUCT ANY PORTION OF THE REQUIRED WIDTH FOR EMERGENCY ACCESS ROADWAYS OR DRIVEWAYS. LOCKS, IF PROVIDED, SHALL BE FIRE DEPARTMENT APPROVED BEFORE INSTALLATION. GATES ACROSS THE EMERGENCY ACCESS ROADWAYS SHALL BE EQUIPPED WITH AN APPROVED ACCESS DEVICES. IF THE GATES ARE OPERATED ELECTRICALLY. AN APPROVED KNOX KEY SWITCH SHALL BE INSTALLED; IF THEY ARE OPERATED MANUALLY, THEN AN APPROVED KNOX PADLOCK SHALL BE INSTALLED. GATES PROVIDING ACCESS FROM A ROAD TO A DRIVEWAY OR OTHER ROADWAY SHALL BE AT LEAST 30 FEET FROM THE ROAD BEING EXITED. CFC SEC. 503 AND 506. • ADDRESS IDENTIFICATION: NEW AND EXISTING BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR

APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, ADDRESS NUMBERS SHALL BE PROVIDED IN ADDITIONAL APPROVED LOCATIONS TO FACILITATE EMERGENCY RESPONSE.

ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE A MINIMUM OF 4 INCHES (101.6 MM) HIGH WITH A MINIMUM STROKE WIDTH OF 0.5 INCHES (12.7 MM). WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE

BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. ADDRESS NUMBERS SHALL BE MAINTAINED. CFC SEC. 505.1. • CONSTRUCTION SITE FIRE SAFETY: ALL CONSTRUCTION SITES MUST COMPLY WITH APPLICABLE PROVISIONS OF THE CFC CHAPTER 33 AND OUR STANDARD DETAIL AND SPECIFICATION SI-7. PROVIDE APPROPRIATE NOTATIONS ON SUBSEQUENT PLAN SUBMITTALS, AS APPROPRIATE TO THE PROJECT. CFC CHAPTER 33.

COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:39 PM
COVER SHEET A 0.0 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

Sheet No Sheet Name
Architectural
A 0.0 COVER SHEET
A 0.1 SYMBOLS & ABBREVIATIONS
A 0.2 CONDITIONS OF APPROVAL
A 0.4a AREA PLANS - EXISTING
A 0.4b AREA PLANS - PROPOSED
A 0.4c STORY POLE LAYOUT PLAN
A 0.5a STREET VIEW
A 0.5b STREET VIEW
A 0.5c STREET VIEW
A 0.5d STREET VIEW
A 0.5e STREET VIEW
A 0.5f INTERIOR VIEW
A 0.5g INTERIOR VIEW
A 0.5h INTERIOR VIEW
A 0.5i INTERIOR VIEW
A 0.5j INTERIOR VIEW
A 0.5k INTERIOR VIEWS
A 0.9a FEMA BFE & SPOT ELEVATIONS
A 0.9b FEMA BFE & SPOT ELEVATIONS
A 0.9c FEMA BFE & SPOT ELEVATIONS
A 1.1 SITE PLAN - CONTEXTURAL
A 1.1b SITE PLAN - EXISTING
A 1.1c SITE PLAN - PROPOSED
A 1.1d LIGHTING PLAN -EXISTING, PROPOSED
A 1.2 SITE CONSTRUCTION OPERATION PLAN
Sheet No Sheet Name
A 1.3 DRAINAGE / STORMWATER

MANAGEMENT PLAN
A 3.0 EXISTING FLOOR PLAN
A 3.1 GROUND FLOOR PLAN
A 3.2 SECOND FLOOR PLAN
A 3.3 ROOF PLAN
A 5.1 ELEVATIONS - SOUTH
A 5.2 ELEVATIONS - EAST/ WEST
A 5.3 ELEVATIONS - NORTH
A 5.6 COMMERCIAL SIGNAGE
A 6.0 SECTIONS
A 6.1 SECTIONS
A 9.1 HOUSING ELEMENT DENSITY
A 9.2 HOUSING ELEMENT PARKING & TRANSIT
A 9.3 SUSTAINABILITY & DOWNTOWN VITALITY
A 9.4 LIGHTING SPECIFICATIONS
A 9.5 PRODUCT SPECS - ROOF TOP EQUIPMENT
A 9.6 PRODUCT SPECS - GREEN SCREEN WALL,

SOUNDPROOFING
A 9.8 PEDESTRIAN SAFETY FEATURES
A 9.9 PRODUCT SPECIFICATIONS - PEDISTAL

PAVER SYSTEM
GB 1 CAL GREEN 1
GB 2 CAL GREEN 2
BMP-1 STORM WATER & EROSION CONTROL
BMP-2 STORM WATER & EROSION CONTROL
SU1 SURVEY
Total Sheets: 49
372
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:39 PM
SYMBOLS & ABBREVIATIONS A 0.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
# POUND OR NUMBER
(E) EXISTING
(N) NEW
< ANGLE
@ AT
A
A.B. ANCHOR BOLTS
A.C.P. ASPHALT CONCRETE PAVING
A.C.T. ACOUSTIC CEILING TILE
A.D.A. AMERICANS WITH DISABILITIES
ACT
A.F.F. ABOVE FINISH FLOOR
A.P. ACCESS PANEL
A.S.T.M. AMERICAN SOCIETY FOR

TESTING AND MATERIALS

A/C AIR CONDITIONER

ABV ABOVE

ACOUST ACOUSTICAL
AD. ADJUSTABLE

ADH ADHESIVE

ADJ ADJACENT

AHU AIR HANDLING UNIT

AL ALUMINUM

ALT ALTERNATE

ALUM ALUMINUM

ANOD ANODIZED

APPROX APPROXIMATE

ARCH ARCHITECTURAL

ASPH ASPHALT

ATTN ATTENUATION

AUTO AUTOMATIC

AUX AUXILIARY

AV AUDIO VISUAL

AVG AVERAGE
B
B.I.B. BLOWN IN BLANKET
B.U.R. BUILT UP ROOFING

BD BOARD

BLDG BUILDING

BLK(G) BLOCK(ING)

BM BEAM

BO BOTTOM OF

BOL BOLLARD

BOS BOTTOM OF SLAB

BRKT BRACKET

BS BOTH SIDES

BSMT BASEMENT

BTW BETWEEN

BVL BEVELED

BW BOTH WAYS
C

C CARPET
C.A.R.B. CALIFORNIA AIR RESOURCES
BOARD
C.B. CATCH BASIN
C.B.C. CALIFORNIA BUILDING CODE
C.E.C. CALIFORNIA ELECTRICAL CODE
C.F.C.I. CONTRACTOR-FURNISHED,

CONTRACTOR-INSTALLED
C.F.O.I. CONTRACTOR-FURNISHED,

OWNER-INSTALLED
C.M.C. CALIFORNIA MECHANICAL
CODE
C.P.C. CALIFORNIA PLUMBING CODE
C.R.C. CALIFORNIA RESIDENTIAL CODE

CAB CABINET

CC CENTER TO CENTER

CEM CEMENT

CER CERAMIC

CJ CONSTRUCTION JOINT

CL CENTER LINE

CLG CEILING

CLO CLOSET

CLR CLEAR

CLS CLOSURE

CM CENTIMETER

CMU CONCRETE MASONRY UNIT

COL COLUMN

COMP COMPOSITE

COMP COMPUTER

CONC CONCRETE

CONT CONTINUOUS

CPT CARPET

CRSE COURSE

CS CASEMENT

CT CERAMIC TILE

CTR CENTER

CU CUBIC
D
D.C. DOOR CLOSER
D.P. DAMP PROOFING
D.S. DOWN SPOUT
D.V. DRYER VENT

DBL DOUBLE

DEG DEGREES

DEP DEPOSIT

DEPT DEPARTMENT

DET DETAIL

DF DOUGLAS FIR

DH DOUBLE HUNG

DIA DIAMETER

DIAG DIAGRAM

DIFF DIFFUSER

DIM DIMENSION

DIV DIVISION

DN DOWN

DO DITTO

DR DOOR

DWG DRAWING

DWR DRAWER
E
E EAST
E.F. EACH FACE
E.J. EXPANSION JOINT
E.JT. EXPANSION JOINT

EA EACH

EIFS EXPANDED INSULATION FINISH
SYSTEM

ELEC ELECTRICAL

ELEV ELEVATION

ELEVR ELEVATOR

EMERG EMERGENCY

ENCL ENCLOSURE

ENG ENGINEER

ENT ENTRANCE

EPS EXPANDED POLYSTYRENE

EQ EQUAL

EQUIP EQUIPMENT

EST ESTIMATE

EW EACH WAY

EXEC EXECUTIVE

EXH EXHAUST

EXIST EXISTING

EXP EXPANSION

EXT EXTERIOR
F

F FIXED

F TO F FACE TO FACE
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.H. FIRE HYDRANT
F.O.B. FACE OF BUILDING
F.O.C. FACE OF CONCRETE
F.O.F. FACE OF FINISH
F.O.S. FACE OF STUD

FAB FABRICATE

FAU FORCED AIR UNIT

FD FLOOR DRAIN

FDN FOUNDATION

FF FINISH FLOOR

FFE FINISH FLOOR ELEVATION

FGL FIBERGLASS

FIN FINISH

FIXT FIXTURE

FLR FLOOR

FP FIREPROOF

FSC FOREST STEWARDSHIP COUNCIL

FT FOOT/FEET

FURN FURNITURE

FW FIRE WALL
G

GA GAUGE

GALV GALVANIZED

GC GENERAL CONTRACTOR

GDR GUARD RAIL

GEN GENERAL

GENR GENERATOR

GFCI GROUND FAULT CIRCUIT

INTERRUPTOR

GFI GROUND FAULT INTERRUPTER

GL GLASS

GR GRADE

GRTG GRATING

GSM GALVANIZED SHEET METAL

GYP GYPSUM
GYP.

BD.

GYPSUM BOARD
H
H HIGH
H.B. HOSE BIB
H.W. HOT WATER

HC HANDICAPPED

HD HEAVY DUTY

HDPE HIGH DENSITY POLYETHYLENE

HDW HARDWARE

HELV HELVETICA (TEXT STYLE)

HEX HEXAGONAL

HGR HANGER

HM HOLLOW METAL

HO HOPPER

HOC HOLLOW CORE

HORIZ HORIZONTAL

HPT HIGH POINT

HQ HEADQUARTERS

HR HOUR

HS HEADED STUDS

HT HEIGHT

HVAC HEATING, VENTING & AIR

CONDITION
I
I.D. INSIDE DIAMETER
I.E. THAT IS TO SAY/ IN OTHER
WORDS

INCL INCLUDE

INCR INCREMENT

INFO INFORMATION

INST INSTRUMENT

INSTL INSTALL

INSTL'N INSTALLATION

INSUL INSULATION

INT INTERIOR

INV INVERT
J

JC JOINT COVER

JCT JUNCTION

JST JOIST

JT JOINT
K

KG KILOGRAM

KIT KITCHEN

KO KNOCKOUT

KP KICK PLATE
L
L.G.S. LIGHT GAUGE STEEL
L.P. LOW POINT
LAM. LAMINATE
LAV. LAVATORY

LB POUND

LBL LABEL

LGT LENGTH

LNDRY LAUNDRY

LNG LONG

LOC LOCATION

LVR LOUVER
M

M METER
M.BATH MASTER BATHROOM
M.BED MASTER BEDROOM
M.E.P. MECHANICAL/ ELECTRICAL/

PLUMBING
M.O. MASONRY OPENING

MACH MACHINE

MAINT MAINTENANCE

MANUF MANUFACTURER

MAS MASONRY

MATL MATERIAL

MAX MAXIMUM

MECH MECHANICAL

MED MEDIUM

MEMB MEMBRANE

MFR MANUFACTURER

MIN MINIMUM

MIN MINUTES (USED ONLY ON DOOR

SCHEDULE)

MISC MISCELLANEOUS

ML MATCH LINE

MLD MOLDING

MM MILLIMETER

MOD MODULAR

MONOX CARBON MONOXIDE

MOS MOSAIC

MOV MOVABLE

MST MASTER

MTD MOUNTED

MTG MOUNTING

MTL METAL

MUL MULLION
N

N NORTH
N.E.C. NATIONAL ELECTRIC CODE
N.F.P.A. NATIONAL FIRE PREVENTION

ASSOCIATION
N.F.R.C. NATIONAL FENESTRATION

RATING COUNCIL
N.I.C. NOT IN CONTRACT
N.R.C.A. NATIONAL ROOFING

CONTRACTORS ASSOCIATION
N.T.S. NOT TO SCALE

NA NOT APPLICABLE

NAT NATIONAL

NO NUMBER

NOM NOMINAL

NPRN NEOPRENE

NR NOISE REDUCTION

NRC NR COEFFICIENT

NTL NATURAL
O
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
O.F. OUTSIDE FACE
O.F.C.I. OWNER-FURNISHED,

CONTRACTOR-INSTALLED
O.F.O.I. OWNER-FURNISHED,

OWNER-INSTALLED
O.F.S. OUTSIDE FACE OF STUD
O.H. OPPOSITE HAND
O.S.B. ORIENTED STRAND BOARD

O/ OVER

OA OVERALL
OF.D. OVERFLOW DRAIN
OFF. OFFICE

OH OVERHEAD
OP.H. OPPOSITE HAND

OPNG OPENING

OPP OPPOSITE

OPT OPTIONAL
P
P.BD. PARTICAL BOARD
P.LAM. PLASTIC LAMINATE
P.T. PRESSURE TREATED (PAINTED)

PANT PANTRY

PART PARTITION

PCS PIECES

PD POWDER ROOM

PERF PERFORATED

PFN PRE FINISHED

PL PLATE

PLAS PLASTER

PLYWD PLYWOOD

PNL PANEL

PR PAIR

PRCST PRE CAST

PREP PREPARATION

PREV PREVIOUS

PRMLD PRE MOLDED

PS PAINTED STEEL

PTDF PRESSURE TREATED DOUGLAS FIR

PV PHOTOVOLTAIC

PVC POLYVINYL CHLORIDE

PVMT PAVEMENT

PW PASS WINDOW
Q

QM QUIRK MITER

QT QUARRY TILE
QTY. QUANTITY
R

R RADIUS

R RISER
R.C. REINFORCED CONCRETE
R.D. ROOF DRAIN
R.O. ROUGH OPENING

RAD RADIUS

RCP REFLECTED CEILING PLAN

RCVG RECEIVING

RE REFER

REF REFERENCE

REFL REFLECTED

REFRIG REFRIGERATOR

REINF REINFORCE

REM REMAIN

REQ'D REQUIRED

REQ'T REQUIREMENT

RESL RESILIENT

REV REVISION

RM ROOM

RND ROUND

RVS REVERSE

RWL RAIN WATER LEADER
S

S SOUTH
S.C. SOLID CORE
S.S.D. SEE STRUCTURAL DRAWINGS
S.T.C. SOUND TRANSMISSION

COEFFICIENT

SCHD SCHEDULE

SD SOUND RATED DOOR

SECT SECTION

SERV SERVICE

SH SINGLE-HUNG
SHT. SHEET

SHWR SHOWER
SIM. SIMILAR

SL SLIDER

SPECS SPECIFICATIONS

SPL SPECIAL
SQ. SQUARE

SS STAINLESS STEEL

ST STREET
STD. STANDARD

STL STEEL

STO STORAGE
STRUCT. STRUCTURAL

SYST SYSTEM
T
T TILE

T&B TOP AND BOTTOM

T&G TONGUE AND GROOVE
T.B.D. TO BE DETERMINED
T.O. TOP OF
T.O.C. TOP OF CURB
T.O.F.F. TOP OF FINISH FLOOR
T.O.P. TOP OF PLATE
T.O.S. TOP OF SLAB
T.O.S.F. TOP OF SUB FLOOR
T.O.ST. TOP OF STEEL (SLAB)
T.O.W. TOP OF WALL
T.P.D. TOILET PAPER DISPENSER

TB TILE BASE
TEMP. TEMPERED

THK THICK(NESS)

THR THRESHOLD

TKBD TACKBOARD

TOIL TOILET

TOSS TOP OF STRUCTURAL SLAB

TR TREAD

TRD TREAD
TYP. TYPICAL

TZ TERRAZZO
U
U.B.C. UNIFORM BUILDING CODE
U.F.A.S. UNIFORM FEDERAL

ACCESSIBILITY STANDARDS
U.F.C. UNIFORM FIRE CODE
U.L. UNDERWRITER'S LAB
U.M.C. UNIFORM MECHANICAL CODE
U.N.O. UNLESS NOTED OTHERWISE
U.P.C. UNIFORM PLUMBING CODE
U.P.S. UNINTERRUPTED POWER SYSTEM

UTIL UTILITY
V
V.I.F. VERIFY IN FIELD

VAR VARIES

VB VINYL BASE

VCB VINYL COVER BASE

VCT VINYL COMPOSITION TILE

VERT VERTICAL
VIN. VINYL

VP VAPOR/ MOISTURE RESISTANT
W
W WEST

W WIDTH
W.C. WATER CLOSET
W.GL WIRE GLASS
W.H. WATER HEATER
W.P. WEATHER PROOF
W.R. WEATHER RESISTANT
W.U.I. WILDLAND-URBAN INTERFACE

W/ WITH

W/O WITHOUT
WD. WOOD
WDW. WINDOW

WHPV WATER HEATER POWER VENT
ABBREVIATIONS OF TEXT 1

SYMBOLS LEGEND
C
3 1st FLOOR
ELEV. = 0'-0"
1/A1.11/A1.1
1/A1.1
1 A1.1
1 A1.1

KITCHEN
8'-0" CLG/TILE
1/A1.1
1 A
1/4"/FT.

SLOPE
A
A4.3A
B
HB
SK
SK
SK
5 4
V. C.

ROOM/SPACE NAME

CEILING HEIGHT/FLOOR MATERIAL

DENOTES COLUMN

LINE DESIGNATIONS

PARTITION TYPE

ELEVATION FLOOR LEVEL

FLOOR PLAN NOTES (SCHEDULE)

DOOR NUMBER (SCHEDULE)

WINDOW NUMBER (SCHEDULE)

FLOOR DRAIN

FLOOR FINISH TRANSITION

VINYL / CARPET

HOSE BIBB

TUB SUPPLY

SHOWER SUPPLY

TUB/SHOWER SUPPLY

GAS SUPPLY

GAS KEY

FLOOR LEVEL
CHANGE

DOWNSPOUT
"LOW PROFILE"

ROOF VENTS

ARROW INDICATES OPERABLE

SASH OF WINDOW/DOOR

SKYLIGHT SUN TUBE W/ INTEGRAL LIGHT
PACK.

SKYLIGHT SUN TUBE W/ 2'-0"X2'-0" CLG.

COFFER AND INTEGRAL LIGHT PACK.
3'-0"X3'-0" SKYLIGHT, VELUX, OR EQUAL.

REFERENCE NUMBER

REFERENCE NUMBER

SHEET NUMBER
INTERIOR ELEVATION SYMBOL:

SHEET NUMBER

REFERENCE NUMBER
DETAIL SECTION SYMBOL:

REFERENCE NUMBER / SHEET NUMBER
WALL SECTION SYMBOL:

REFERENCE NUMBER / SHEET NUMBER
INTERIOR ELEVATION SYMBOL:

REFERENCE NUMBER / SHEET NUMBER

ENLARGED DRAWING AREA WITH

DRAWING AND SHEET REFERENCE
WOOD
STEEL

BATT INSULATION

REINFORCED CONCRETE

POLYSTERENE INSULATION BOARD / EIFS
S.I.P. WALL
FURR DOWN 12" U.N.O.
2X6 WALL
2X8 WALL
3 COAT STUCCO

PLANT LEDGE

MASONRY VENEER
SYMBOLS LEGEND 2

ANNOTATION SYMBOLS MATERIAL SYMBOLS
BUILDING SECTION SYMBOL:

BUILDING ELEVATION SYMBOL:

SPOT ELEVATION

SHEET NUMBER
373
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:40 PM
CONDITIONS OF APPROVAL A 0.2 03/12/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
12" = 1'-0"
1 CONDITIONS OF APPROVAL - FIRE
374
4349 SF
Commercial Bank
Building Area Legend
Commercial Bank
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT
WMNS

MNS SRVR
FILE
BRK
VAULT
606 SF
Mezzanine
Building Area Legend
Mezzanine
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT

OPEN BELOW
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:40 PM
3/24/2025 SAN ANSELMO, CA 94960
AREA PLANS - EXISTING A 0.4a
401 SAN ANSELMO AVE.
1/8" = 1'-0"
1 TOS Level 1
Area Schedule - Existing
Name Area Level
Commercial Bank 4,349 SF TOS Level 1
Mezzanine 606 SF TOSF LEVEL2
Total Area 4,955 SF
1/8" = 1'-0"
2 TOSF LEVEL2
375
DN
UP
DN UP
DN
Area Legend
COMMON
SUITE 01
SUITE 02
SUITE 03

UTILITIES
391 SF
COMMON
774 SF
SUITE 02
1376 SF
SUITE 03
502 SF

UTILITIES
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT
POTENTIAL OCCUPANCIES: A, B, OR M PER

DEFERED OCCUPANCY PERMIT
R2 OCCUPANCY
1173 SF
SUITE 01
66 SF
COMMON
3 SF
COMMON
3 SF
COMMON
3 SF
COMMON
6 SF
COMMON
11 SF
COMMON
11 SF
COMMON
5 SF
COMMON
22 SF
COMMON
7 SF
COMMON
15 SF
COMMON
11 SF
COMMON
1404 SF
UNIT 03
Area Legend
COMMON
UNIT 01
UNIT 02
UNIT 03
1099 SF
1177 SF UNIT 02
UNIT 01
676 SF
COMMON R2 OCCUPANCY
R2 OCCUPANCY
R2 OCCUPANCY
R2 OCCUPANCY
279 SF
COMMON
Area Legend
COMMON

OPEN BELOW
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:42 PM
3/24/2025 SAN ANSELMO, CA 94960
AREA PLANS - PROPOSED A 0.4b
401 SAN ANSELMO AVE.
1/8" = 1'-0"
1 FIRST FLOOR AREA
1/8" = 1'-0"
2 SECOND FLOOR AREA
TOS Level 1
COMMON 66 SF
COMMON 3 SF
COMMON 3 SF
COMMON 3 SF
COMMON 6 SF
COMMON 11 SF
COMMON 11 SF
COMMON 5 SF
COMMON 22 SF
COMMON 7 SF
COMMON 15 SF
COMMON 11 SF
Coverage 162 SF
SUITE 01 1173 SF
SUITE 02 774 SF
SUITE 03 1376 SF
UTILITIES 502 SF
COMMON 391 SF
FAR 4215 SF
4377 SF
TOSF LEVEL2
COMMON 676 SF
UNIT 01 1177 SF
UNIT 02 1099 SF
UNIT 03 1404 SF
4356 SF
1/8" = 1'-0" 3

THIRD FLOOR AREA
ROOF
COMMON 279 SF
279 SF
12" = 1'-0" 4
Cut & Fill Calculations
12" = 1'-0" 5

CUT & FILL DIAGRAM
376
PL2
PL1 PL1
PL4
PL4
PL3
PL3
1/2" / 12"
1/2" / 12"
1/2" / 12" 1/2" / 12"
1/2" / 12" 1/2" / 12" 1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"
1/2" / 12"

STAIR TOWER /
MECH RM. ROOF
2 2
#13 - T.O. ROOF 83.56 ' #12 - T.O. ROOF 83.56 ' RIDGE

RIDGERIDGERIDGE
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
#6 - TW 83.77 '
#10 - T.O. ROOF 83.75 '
#1 - TW 79.16 '
#8 - TW 82.52 '
(E) GRADE = 47.00'
(E) GRADE = 46.81'
(E) GRADE = 46.72'
(E) GRADE = 46.72' #7 - TW 83.77 '
#11 - T.O. ROOF 83.75 '
TOS LEVEL 1 (47.02')
#9 - TW 82.52 '
#14 - T.O. RIDGE 75.02 ' #15 - T.O. RIDGE 75.02 ' #16 - T.O. RIDGE 75.02 ' #17 - T.O. RIDGE 75.02 '

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot
2 A6.1
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:44 PM
3/24/2025 SAN ANSELMO, CA 94960
STORY POLE LAYOUT PLAN A 0.4c
401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

ROOF STORY POLE LAYOUT
377
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:44 PM
3/24/2025 SAN ANSELMO, CA 94960
STREET VIEW A 0.5a
401 SAN ANSELMO AVE.
378
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:45 PM
3/24/2025 SAN ANSELMO, CA 94960
STREET VIEW A 0.5b
401 SAN ANSELMO AVE.
379
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:44 PM
3/24/2025 SAN ANSELMO, CA 94960
STREET VIEW A 0.5c
401 SAN ANSELMO AVE.
380
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:44 PM
3/24/2025 SAN ANSELMO, CA 94960
STREET VIEW A 0.5d
401 SAN ANSELMO AVE.
381
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:44 PM
3/24/2025 SAN ANSELMO, CA 94960
STREET VIEW A 0.5e
401 SAN ANSELMO AVE.
382
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:46 PM
A 0.5f 3/24/2025 SAN ANSELMO, CA 94960

INTERIOR VIEW
401 SAN ANSELMO AVE.
383
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:47 PM
3/24/2025 SAN ANSELMO, CA 94960
INTERIOR VIEW A 0.5g
401 SAN ANSELMO AVE.
384
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:47 PM
3/24/2025 SAN ANSELMO, CA 94960
INTERIOR VIEW A 0.5h
401 SAN ANSELMO AVE.
385
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:47 PM
A 0.5i 3/24/2025 SAN ANSELMO, CA 94960

INTERIOR VIEW
401 SAN ANSELMO AVE.
386
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:47 PM
A 0.5j 3/24/2025 SAN ANSELMO, CA 94960

INTERIOR VIEW
401 SAN ANSELMO AVE.
387
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:53 PM
INTERIOR VIEWS A 0.5k 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

1. 2.

3. 4.

5. 6.

7. 8.

9. 388
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:54 PM
3/24/2025 SAN ANSELMO, CA 94960
FEMA BFE & SPOT ELEVATIONS A 0.9a
401 SAN ANSELMO AVE.
389
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:55 PM
3/24/2025 SAN ANSELMO, CA 94960
FEMA BFE & SPOT ELEVATIONS A 0.9b
401 SAN ANSELMO AVE.
12" = 1'-0"
1 FEMA MAPS 1
390
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:55 PM
3/24/2025 SAN ANSELMO, CA 94960
FEMA BFE & SPOT ELEVATIONS A 0.9c
401 SAN ANSELMO AVE.
12" = 1'-0"
1 FEMA MAPS 2
391
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W

44.00 50.00
87 4
° 05' 00"

0.00'
N
E
2° 55' 00"
166.94'
N
W
2° 55' 00"

47.34'
S
E

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
401 SAN ANSELMO AVE
SUITE 01
SUITE 03
SUITE 02

PUBLIC PARKING
PF
C-2
C-2
C-2
C-2
C-2 C-2
C-2
P P C-2
C-2
407 SAN ANSELMO AVE
C-2
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:57 PM
SITE PLAN - CONTEXTURAL A 1.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/16" = 1'-0" 1
Site
392
RIM=
INV=
WV
WV WV
GV
GV
WV
WM
GM
SSCO
SSCO
WM
WM
WM
WM
H Y D
WV
STOP
STOP
N21°00'00"W 45.00'
N69°00'00"E 108.29'
S02°55'00"E

47.34'
S69°00'00"W 93.60'
12"CAMP
9"CAMP
SSMH

47.04 36.24
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W

44.00 50.00
2° 55' 00"

47.34'
S
E

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
401 SAN ANSELMO AVE
DRIVE
407 SAN ANSELMO AVE

WELLS FARGO BANK

PARKING
421 SAN ANSELMO AVE
AWNING
ROOF

PROJECTION
AWNING

PARKING PARKING
AWNING
AWNING

PARKING

PARKING

PARKING
MECH

71.70'

73.70'

60.88'

75.03'
401 San Anselmo Ave
San Anselmo Ave

VICINITY MAP
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:57 PM
3/24/2025 SAN ANSELMO, CA 94960
SITE PLAN - EXISTING A 1.1b
401 SAN ANSELMO AVE.
1/8" = 1'-0" 1
Site - Existing
393
RIM=
INV=
WV
WV WV
GV
GV
WV

WM SSCO
SSCO
WM
WM
WM
WM
H Y D
WV
STOP
STOP
N21°00'00"W 45.00'
12"CAMP
9"CAMP
SSMH

47.04 36.24
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W

44.00 50.00
2° 55' 00"

47.34'
S
E

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
401 SAN ANSELMO AVE
DRIVE
407 SAN ANSELMO AVE

WELLS FARGO BANK

PARKING

PARKING

BAY WINDOW
421 SAN ANSELMO AVE

AWNING BAY WINDOW AWNING AWNING AWNING
AWNING
AWNING
AWNING
ROOF

PROJECTION
AWNING

PARKING PARKING SLOPE TO DRAIN

SLOPE TO DRAIN MECH
SOLAR
SOLAR

74.78'

75.26'

83.56'
0 0
0 0
SOLAR
TUBE
401 San Anselmo Ave
San Anselmo Ave

VICINITY MAP
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:25:58 PM
3/24/2025 SAN ANSELMO, CA 94960
SITE PLAN - PROPOSED A 1.1c
401 SAN ANSELMO AVE.
1/8" = 1'-0" 1
Site - Proposed
394
GV
GV
WV

WM SSCO
WM
WM
H Y D
WV
STOP
N21°00'00"W 45.00'
N69°00'00"E 108.29'
S02°55'00"E

47.34'
12"CAMP
9"CAMP
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')
GV
GV
WV
WM
GM
SSCO
WM
WM
H Y D
WV
STOP
N21°00'00"W 45.00'
N69°00'00"E 108.29'
S02°55'00"E

47.34'
S69°00'00"W 93.60'
12"CAMP
9"CAMP
PINE STREET (44')
SAN

ANSELMO
AVENUE
(50')

WALL LIGHT
(FULLY SHIELDED)

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)
LED, 2,215 LM
23W

WALL SCONCE
(FULLY SHIELDED)
A
B
C

RECESSED

CEILING
LED, 4,400 LM
30W

QUANTITY
2 LIGHTING LEGEND

ADDRESS

D NUMBER

ZERO - CITY
LED,
12W

VISUAL COMFORT -
KW 2779BZ

RAB LIGHTING -
VAN17-30
2 2
1,400 LM 6

DOWN LIGHT

AT WALL

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)

A LED ----

QUANTITY
5 LIGHTING LEGEND
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W
401 SAN ANSELMO AVE
DRIVE

PARKING

PARKING

BAY WINDOW

AWNING AWNING BAY WINDOW AWNING AWNING
AWNING
AWNING

PARKING PARKING
69° 00' 00"
108.29'
N E
2° 55' 00"

47.34'
S
E
69° 00' 00"

93.60'
N E
21° 00' 00"

45.00'
N
W
401 SAN ANSELMO AVE
DRIVE

PARKING

PARKING

PARKING PARKING
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:00 PM
A 1.1d

LIGHTING PLAN -EXISTING,

PROPOSED
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

Legend - Lighting Proposed
Legend - Lighting Existing
1/8" = 1'-0" 1
Site - Proposed Copy 1
1/8" = 1'-0" 2
Site - Existing Lighting
395
SAN

ANSELMO
AVE.

PINE ST.

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
Entry
Vestibule
Res Entry

MATERIAL

STORAGE
UP
PG&E
ACCESS

PLANTER

PLANTER

PLANTER

PUBLIC WALKWAY
PUBLIC

WALKWAY

PORTABLE SANITARY

FACILITIES

PROVIDE RUMBLE STRIP

AT CONSTRUCTION

ENTRANCE

DEBRIS BOX

PARKING AREA FOR

CONSTRUCTION PERSONNEL
NOTE:

THE POLE MOUNTED PG&E SERVICE WILL REMAIN AND

THE OVERHEAD CONNECTION FROM THE POLE TO THE

BUILDING WILL BE REPLACED WITH AN UNDERGROUND

TRENCH ACROSS PINE STREET

CLEANUP AREA/

CONCRETE WASH

TEMP POWER POLE

PLANTER
CONSTRUCTION FENCE LINE CONSTRUCTION FENCE LINE 4' - 0"

CONSTRUCTION FENCE LINE
4'-0" .

CONSTRUCTION
FENCE
LINE
3 1. CONSTRUCTION TRAILER & DEBRIS BOX - DUE TO THE LIMITED AVAILABLE

SPACE ON SITE FOR THE STORAGE OF MATERIALS, PARKING, DEBRIS BOX AND

JOBSITE TRAILER, THE CONTRACTOR WILL IDENTIFY AN OFF-SITE LOCATION FOR

THE STAGING OF MATERIALS TO BE TRANSFERRED TO THE SITE AS NEEDED, AND

WILL ARRANGE FOR TRANSPORTATION OF WORK CREWS TO AND FROM THE

REMOTE FACILITY TO ALLEVIATE THE NEED FOR SUB CONTRACTOR/ LABOR PARKING WITHIN THE NEIGHBORHOOD. THE DEBRIS BOX WILL BE LOCATED ON

SITE, TO BE ACCESSIBLE FROM A PAVED OR ROCKED ACCESS ROAD AND MUST NOT BE IN THE PUBLIC RIGHT-OF-WAY.

2. PARKING AREA FOR CONSTRUCTION PERSONNEL - TWO CONSTRUCTION PARKING SPACES SHALL BE LOCATED ONSITE. A MAXIMUM OF THREE

PARKING SPACES MAY BE RESERVED AT PINE STREET PUBLIC LOT, TO BE PERMITTED BY THE PUBLIC WORKS DEPARTMENT. ALL OTHER PARKING WILL BE

LOCATED OFF-SITE AND ON PRIVATE PROPERTY SO AS TO NOT ADVERSELY AFFECT ANY EXISTING ON-STREET PARKING.

3. ENCROACHMENT PERMITS - SHALL BE OBTAINED AS DEFERRED SUBMITTAL ITEMS PER CONSTRUCTION SCHEDULE AS NEEDED. SIGNS, DELINEATORS, AND

FLAG PERSONS SHALL BE AVAILABLE ON-SITE TO MANAGE BRIEF INTERRUPTIONS OF VEHICLE AND PEDESTRIAN TRAFFIC. THE CONSTRUCTION ACCESS SHALL BE LIMITED TO A SINGLE DRIVEWAY. THE REMAINING

FRONTAGE IS PROVIDED WITH TEMPORARY CONSTRUCTION FENCING TO RESTRICT ADDITIONAL ACCESS POINTS. FOUR FOOT WIDE CLEAR PUBLIC WALKWAY SHALL BE MAINTAINED ALONG STREET FRONTAGE.

4. SANITARY FACILITIES - THE TEMPORARY SANITARY FACILITIES SHALL BE PLACED OUT OF VIEWS OF ADJACENT NEIGHBORING PROPERTIES. THE FACILITIES

SHALL BE ABLE TO BE ACCESSED FROM A PAVED OR ROCKED ROAD OR DRIVEWAY. THE SANITARY FACILITIES MAY NOT BE LOCATED IN THE PUBLIC RIGHT OF WAY. TOWN PREFERS FACILITIES TO BE GREEN OR BROWN IN COLOR.

5. CLEAN-UP AREA - SPECIFIED ON-SITE CLEANING OF EQUIPMENT IS SHOWN ON

SITE FOR CEMENT FORMS AND TRUCKS, PAINT BRUSHES, PLASTERING TOOLS, AND SAID CLEAN-UP AREA MUST BE SPECIFIED AND POSTED WITH A SIGN. THIS

AREA MUST NOT BE LOCATED BENEATH ANY TREE'S CANOPY OR IN ANY PROPOSED PLANTING AREA. RUN OFF FROM THE CLEAN-UP AREA CAN BE

CONTAINED BY PROVIDING A TEMPORARY BASE OF WOOD CHIPS OR OTHER NATURAL ABSORBENT MATERIAL TO BE DISPOSED OF OFF SITE.

6. CONSTRUCTION MATERIALS STORAGE - AN AREA SHALL BE DESIGNATED ONSITE FOR THE STORAGE OF A LIMITED AMOUNT OF CONSTRUCTION MATERIALS TO BE MANAGED BY THE JOB-SITE MANAGER. THE MAJORITY OF MATERIALS

WILL BE STAGED OFF-SITE TO ALLOW FOR AS-NEEDED DELIVERY TO THE SITE, TO BE TIMED TO NOT COINCIDE WITH HIGH-TRAFFIC DEMAND PERIODS.

7. TOWN OF SAN ANSELMO ALLOWABLE CONSTRUCTION HOURS:

MONDAY THROUGH FRIDAY: 7:00 AM TO 7:00 PM
SATURDAYS: 9:00 AM TO 5:00 PM
SUNDAYS: 12:00 PM TO 5:00 PM
QUIET HOURS: 7:00 AM TO 8:00 AM
HOLIDAYS: NO CONSTRUCTION ALLOWED ON HOLIDAYS OBSERVED BY THE TOWN.

CONSTRUCTION PARKING AREA,
1" RECYCLED CRUSHED ROCK

CONSTRUCTION MATERIAL STORAGE

DEBRIS BOX

PORTABLE SANITARY FACILITIES

CONSTRUCTION ENTRANCE

CONSTRUCTION TRAILER
LEGEND
CLEAN UP AREA/ CONC. WASHOUT
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/24/2025 9:17:40 AM
A 1.2

SITE CONSTRUCTION OPERATION
PLAN
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/8" = 1'-0" 1

CONSTRUCTION MANAGEMENT PLAN
1/16" = 1'-0"
2 CONSTRUCTION NOTES
1/8" = 1'-0" 5
Truck Route
3 396
A 5.3
2 ROOFTOP MECHANICAL

OPTIONAL PV
4' - 1" 17' - 10" 14' - 8"

OPEN TO
BELOW
RES.

STAIR #2
DN
MAINT.

PROPOSED AREA OF

RAISED PATIO PAVERS

30.15 2.92

3.10 3.10 3.10 3.10 3.10 3.10 3.10 3.10

3.89 2.80
2 A6.1
2 A 6.0
SAN

ANSELMO
AVE.

PINE ST.

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
Entry
Vestibule
Res Entry
SUITE 01
HALL 1

STORAGE
REF.

UP
SUITE 02
SUITE 03
PG&E
ACCESS
RES. STAIR

PLANTER

PLANTER
FDC

PLANTER
D.S.

OF.D.

D.S.

OF.D.

PLANTER
D.S.

OF.D.

D.S. D.S.

OF.D.

SLOPE1/4"/FT.SLOPE1/4"/FT.

SIDEWALK

SIDEWALK
D.S.

OF.D.

PLANTER
2 A6.1

STRAINER

CLAMPING RING

LEAD FLASHING

BASE PLY OR PLIES

BASE FLASHING STRIP

ROOF MEMBRANE
TAPER INSULATION 24"
(600mm) TO DRAIN

DECK CLAMP
NOTE:

1. MINIMUM 30" (750mm) SQUARE, 4 LB. LEAD FLASHING SET IN APPEX FLASH OR APPEX GRIP.

FLANGE MUST BE PRIMED WITH APPEX PRIME PRIOR TO STRIPPING.

2. MEMBRANE PLIES, METAL FLASHING, AND FLASH IN PLIES EXTEND UNDER CLAMPING RING.

STRIPPING MEMBRANE EXTENDS 4" (100mm) BEYOND EDGE OF FLASHING SHEET, BUT NOT BEYOND EDGE OF SUMP.

3. INSTALL OVERFLOW DRAIN PER CODE.

DECK FRAMING, RE:

STRUCT. DWG'S.

STUCCO SYSTEM &

WATER PROOFING,
RE: WALL DETAILS

ROOF DRAIN

PAINTED TO

MATCH WALL

DRAIN OVERFLOW

PIPES PER CODE

PAINTED WOVEN

WIRE MESH WELDED

TO FLANGE
PAINTED GALV.

MTL. FLANGE
SHTG.

ROOF OVERFLOW

DRAIN PAINTED BLUE
12" MAX.
1 1/2"
ROOFING, RE: TYP
ROOF SYSTEM, RE:

STRUCT'L. EQUIPMENT PLATFORM, 3/4"
PT LYWD. SHEATHING O/
4x6 PT SLEEPERS LAYED FLAT

UNIT BASE
NOTE:

PLATFORMS AND SLEEPERS

SHALL SPAN OVER FOAM

PORTION OF SIP AND
SUPPORTED @ SPLINES, TYP.
22 GA. CURB CAP. EXTEND

OVER EDGE OF CURB TO ACT

AS COUNTER FLASHING

EARTHQUAKE RESTRAIN
SPRING ISOLATION, 2" STATIC
DEFLECTION (4 TYP.)
PROVIDE 3" CANT
STRIP MIN.
3/8 " DIA. x 4" LONG

LAG SCREWS
ROOF FRAMING, RE:

STRUCT'L.

R-30 MIN. AIR-IMPERMEABLE
SPRAY FOAM INSUL., TYP.,

ICYNENE OR EQUAL
NOTE:

PLATFORMS AND SLEEPERS

SHALL SPAN OVER FOAM

PORTION OF SIP AND
SUPPORTED @ SPLINES,
TYP.

EQUIPMENT PLATFORM, 3/4"
PT PLYWD. SHEATHING O/
4x6 PT SLEEPERS LAYED FLAT
22 GA. CURB CAP. EXTEND

OVER EDGE OF CURB TO ACT

AS COUNTER FLASHING

SEISMIC SPRING ISOLATOR MASON

OR EQUAL SET IN MASTICAND LAG
SCREWED TO SLEEPER W/ (2) 3/8"
LAG SCREWS - 3" MIN. EMBED

ROOF FRAMING,
RE: STRUCT'L.

PROVIDE 3" CANT
STRIP MIN.

HEAT PUMP/CONDENSING UNIT
CLIP 4 MINI 1/4" MACHINE

BOLTW/ WASHER
16 GAUGE
GALV. FIELD

FABRICATED
CLIP

ROOF DECK VARIES
2 1/2"
GALV. UNISTRUT RAIL EQUIP.

MOUNTING FRAME
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:04 PM
A 1.3

DRAINAGE / STORMWATER

MANAGEMENT PLAN
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/8" = 1'-0"
1 ROOF DRAINAGE PLAN
Key
Value Keynote Text

30.15 ROOF DRAIN AND OVERFLOW DRAIN PER CODE.

DAYLIGHT ABOVE GRADE, MAX. 12" ABOVE GRADE. RE:

DETAILS.
1/8" = 1'-0"
2 FIRST FLOOR DRAINAGE PLAN
1 1/2" = 1'-0" 4

BALCONY FLOOR DRAIN
3" = 1'-0" 3

ROOF OVERFLOW DRAIN
1 1/2" = 1'-0" 5

ROOF EQUIPMENT SUPPORT
1 1/2" = 1'-0" 6

HEAT PUMP EQUIPMENT RAIL SUPPORT
397
PL2 PL2
PL1 PL1
PL4
PL4
Bb
Bb
C
C
D
D
E
E
Ba
Ba
PL3
PL3
2 2
A
A
C
C
B
B
16'-0" 16'-0" 16'-0"
18' 14'-6" -5"
14'-6" 10'-11"
49'-9" 6'-11" 6'-5"
12'-1"
12'-8"
11'-5"
5'-0"
21'-5"
10'-10"
7'-1"
12'-1"
17'-6"
9'-0" 8'-1"
12'-0"
6'-1" 7'-9"
10'-11"
12'-8" 7'-10"
4'-4"
11'-6"
3'-10" 4'-3"
26'-10"
3'-6"
4'-9"
3'-3"
43'-2"
10'-10"
10'-0"
7'-7"
69'-11"
PL2
PL1
C
2 B
B

MEZZANINE
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:05 PM
EXISTING FLOOR PLAN A 3.0 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/4" = 1'-0" 1

FIRST FLOOR PLAN
1/4" = 1'-0" 2
TOSF LEVEL2 - Existing
398
DN
UP
W
PL2
PL1 PL1
PL4
PL4
SAN

ANSELMO
AVE.

PINE ST.

SUNRISE
29° South East
7:20 12/21
31° North East
4:49 6/21
EAST
SUNSET
29° South West
19:31 6/21
31° North West
16:52 12/21
WEST

29.5°

75.5°
Magnetic North
2 A 6.0
A 5.1
1 A 5.2 4
1 A 6.0
Bb
Bb
C
C
D
D
E
E
Ba
Ba
Entry
Vestibule
Res Entry
A 5.6
1 45' - 0"
SUITE 01
1 A 6.1
RAMP UP 8.3%

EXIT PASSAGEWAY
UP

2.08 DN 4R
3' - 6"
5' - 5 1/2"
SUITE 02
SUITE 03
9' - 8 13/64" 11' - 4" 8' - 6 59/64" 5' - 5 5/64" 13' - 8 51/64" 58' - 8 1/2" PG&E
ACCESS
ELEC. METER &

SWITCH GEAR
NOTE:

THE POLE MOUNTED PG&E

SERVICE WILL REMAIN AND THE

OVERHEAD CONNECTION FROM

THE POLE TO THE BUILDING WILL

BE REPLACED WITH AN

UNDERGROUND TRENCH

ACROSS PINE STREET

PLANTER

PLANTER
FDC

PLANTER
D.S.

OF.D.

D.S.

OF.D.

PLANTER
D.S.

OF.D.

D.S. D.S.

D.S.

OF.D.
2' - 6"
OF.D.
2' - 6"
PL3
PL3
PROP. LINE
RE: SURVEY

SIDEWALK
RE: SURVEY
(E) TREE
WELL
SIDEWALK RE: SURVEY

PLANTER
COATS/

STORAGE

RESTROOM
3' - 0"
108' - 3 1/2"

49.60'
ENTRY
COURT
10"
2 2

PLANTER

TRASH /

RECYCLING
4' - 0"
3' - 0"
6' - 3 3/4" 27' - 0 7/8" 10' - 4 1/4"

47.79'
2 A 6.1
2' - 10" 10' - 4" 5' - 0" 11' - 0" 5' - 0" 10' - 4"
10" 14' - 6 5/8" 12' - 9" 20' - 3" 7' - 9 7/8" 2' - 7 1/4" 8' - 6 3/8" 2' - 7 1/4" 11' - 10 1/4" 2' - 7 1/4" 5' - 10 3/4" 2' - 7"
6 3/8" 5' - 7" 28' - 1" 10' - 8 1/8" 1 1/2"
EQ
EQ
2' - 7 1/4" 4' - 6 1/2" 4' - 6 1/4" 2' - 10 5/8" 8' - 1" 4' - 8" 2' - 3 1/2" 5' - 0" 12' - 11 1/2" 7' - 9 7/8" 1 1/2" 5' - 0" 5 1/2" 12' - 6"

LIVING WALL
7' - 10 243/256"

LINE OF BAY

WINDOWABOVE

LINE OF BAY

WINDOWABOVE

47.02'

47.02'
1' - 6" 8' - 2"
?
1 A6.2
3' - 0"
2' - 3"
TRASH
CHUTE

49.60'

LAUNDRY

HENRYBUILT CABINET/BED WALL SYSTEM
BED 1 / ACTIVITY

GREAT ROOM
TV

USPS FIRE
RISER

UTILITIES / BIKE

LOCKERS
4' - 4 1/8"
5' - 0 129/256"
8' - 9 7/128"
5" 9' - 6" 5" 5" 9' - 6" 5"
3 COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
PHONE: 650-793-2856 WWW.EIDARCHITECTS.COM

DATE SHEET TITLE SHEET NUMBER
3/24/2025 9:11:10 AM
GROUND FLOOR PLAN A 3.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/4" = 1'-0" 1

FIRST FLOOR PLAN
3 399
A 5.3
2 PL2
PL1
PL4
2 A 6.0
A 5.1
1 A 5.2
3 A 5.2 4
1 A 6.0
Ba Bb C D E
6 3/8" 9' - 2 5/8" 3' - 0" 10' - 7 3/4" 12' - 4 1/4" 9' - 1 1/2" 1 1/2" 1 A 6.1
BED 1
BED 2

BALCONY
BED 1
BED 2
BED 3/

ACTIVITY/
OFFICE

GREAT ROOM
BED 3 /

ACTIVITY /
OFFICE
BATH 1
CL
CL 2
CL 3
BATH 2
BATH 1
BATH 2
26' - 7" 5' - 6" 6' - 7" 6' - 7" 6' - 1 45/64" 5' - 1 1/2" 4' - 6 1/2" 5' - 2" 4' - 5" 15' - 2" 6' - 2" 15' - 5 51/64" BATH 1
shelves
RES. STAIR
DN
45' - 0"
5' - 6"
4' - 5" 5' - 8 1/2" 1' - 2 3/4"
3' - 10 1/4"
2' - 0"
HALL 2
BED 1
BED 2/ ACTIVITY/
OFFICE

GREAT ROOM

LIVING ROOM

KITCHEN
STORAGE 2
BATH 2
LAUND.

CL 1

BALCONY
HALL
PL3
PL3
2' - 0"
JULIET

BALCONY
CL L.

CL 1
CL 3
CL 1
L.

CL 2
EQ EQ
UNIT 03
UNIT 02 UNIT 01
2 2 5' - 4 1/8"
STORAGE 4
1' - 1"
4' - 0 3/4" 4' - 0"
10"
108' - 3 1/2"
10"
2 A 6.1
7' - 1 1/2" 5' - 11 29/64" 1' - 10 1/2" 7' - 4" 2' - 8" 10' - 8 1/4" 8' - 9 1/2" 6' - 2" 5' - 8 3/4" 1' - 9 1/2" 8' - 2" 2' - 0" 6' - 5" 6' - 11" 2' - 0" 2' - 8 1/2" 12' - 8 1/2" 3' - 9 1/2" 9' - 1" 3' - 10" 5' - 2" 4' - 10" 4' - 11 1/8" 5' - 0" 4' - 0" 9' - 2 1/2" 23' - 5
53/256"
WH WH
WH

UTILITY
SHAFT
2 A6.1
1 A6.1
1 A6.2
2 A6.2
SOLAR
TUBE
TRASH
CHUTE
STORAGE 3
7' - 9 1/2"
6"
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:07 PM
SECOND FLOOR PLAN A 3.2 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
1/4" = 1'-0" 1
TOSF LEVEL2
400
A 5.3
2 PL2
PL1
PL4
2 A 6.0
A 5.1
1 A 5.2
3 A 5.2 4
1 A 6.0
Ba Bb C D E
1 A 6.1

ROOFTOP

PV & MECHANICAL
4' - 1" 17' - 10" 14' - 8"

OPEN TO
BELOW
RES.

STAIR
DN
MAINT.

VALLEY

30.15 30.15
PL3
PL3

2.92 15' - 5 49/64" 15' - 9 57/128" 15' - 9 57/128" 15' - 9 57/128" 15' - 9 57/128" 15' - 9 57/128"

3.10 3.10 3.10 3.10

3.10 3.10

3.10 3.10
VALLEY
VALLEY
VALLEY

30.15 30.15

30.15 RIDGERIDGERIDGE
RIDGE
2 2
5' - 0" 36' - 7" 17' - 9"

2.80 2.86
2 A 6.1

3.89 2.94
6' - 0"
8' - 11 3/4"

ACOUSTIC SOUND

ABSORBING BARRIER

LIVING GREEN WALL
HP-1 HP-2 HP-3
HP-6HP-5HP-4
NOTE:

SEE HEAT PUMP SOUND DECIBEL

FORMULA FOR SOUND DROP

DISTANCE TO PROPERTY LINE ON
SHEET A9.5 & A9.6 PRODUCT SPECS
2 A6.1
1 A6.1
1 A6.2
2 A6.2
1 1/2"9' - 1 1/2"32' - 4 1/2"
24"X24" TILE PAVERS O/

PEDESTAL SYSTEM,
TILETECH OR EQ.

ROOF DECK
SOLAR
TUBE

LINE OF ROOF ABOVE
MAINT. & RES. STAIRS

PLANTERS
55' - 10"

PLANTERS
9 1/2" / 12"
9 1/2" / 12"
9 1/2" / 12"

GENERAL NOTES - ROOF PLAN

1. ALL EXTERIOR WALLS ARE MEASURED FROM FACE OF STUD & FACE OF CONCRETE AT FOUNDATION. INTERIOR FRAMED WALLS ARE MEASURED TO FACE OF FRAMING, UNLESS NOTED OTHERWISE.

2. ALL ANGLES ARE 45 DEGREE UNLESS NOTED OTHERWISE.

3. PROVIDE FIREBLOCKING AT THE INTERSECTION OF VERTICAL AND HORIZONTAL SPACE MEMBRANE PENETRATIONS, CONCEALED SPACES BETWEEN ATTICS AND CHASES IN COMPLIANCE WITH CBC.

4. SEE BUILDING ELEVATION SHEETS FOR GUTTER AND DOWNSPOUT LOCATIONS.

5. ALL DOWNSPOUT LEADERS & AREA DRAINS SHALL CONNECT TO APPROVED SITE DRAINAGE IMPROVEMENTS (RE: CIVIL/ LANDSCAPE DRAWINGS).

6. ALL OPENINGS IN TOP PLATE FOR WIRE AND CABLE SHALL BE TIGHTLY SEALED TO PREVENT THE PASSAGE OF AIR.

7. WHERE THE ROOF PROFILE ALLOWS A SPACE BETWEEN THE ROOF COVERING AND ROOF DECK, THE SPACE SHALL BE CONSTRUCTED

TO PREVENT THE INTRUSION OF FLAMES AND EMBERS, BE FIRE STOPPED WITH APPROVED MATERIALS, OR HAVE ONE LAYER OF MINIMUM 72 POUND MINERAL-SURFACED NON PERFORATED CAP SHEET INSTALLED OVER THE COMBUSTIBLE DECKING.

8. INSTALL ROOFING MATERIALS PER THE MOST CURRENT EDITION OF 2016 CRC (CHAPTER R902) & MANUFACTURER'S RECOMMENDATIONS. RE: DETAILS & VERIFY EXACT ROOF COVERING MANUFACTURER & PRODUCT TYPE AND COLOR W/ DEVELOPER & ARCHITECT PRIOR TO INSTALLATION.

9. INSTALL FLASHING AT ALL TRANSITIONS OF ROOF PLANE SURFACES.

10. ALL MECHANICAL / PLUMBING VENTS SHALL PENETRATE THE ROOF AT REAR-FACING SLOPES WHERE POSSIBLE, OR SIDE-FACING SLOPES AS AN ALTERNATE. ALL ROOF MOUNTED METAL VENTS OR COMPONENTS SHALL BE PAINTED TO MATCH ROOF COLOR.

MAINTAIN A MINIMUM OF 10' FROM ALL VENT AND OPERABLE SKYLIGHTS, OR EXTEND THE VENTS A MINIMUM OF 3'-0" ABOVE THE OPERABLE SKYIGHTS PER 906.2 CPC.

11. UNVENTED ATTIC ASSEMBLIES: PER CRC R806.4, NO INTERIOR VAPOR RETARDERS SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY, WHERE WOOD SHINGLES OR SHAKES ARE USED, A MINIMUM 1/4" VENTED AIR SPACE SEPARATES THE SHINGLE OR SHAKES AND THE ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHEATHING.

12. ROOF COVERING CLASSIFICATION SHALL BE "CLASS A" ASSEMBLY MINIMUM PER WUI REQUIREMENTS R337.5 AND SHALL COMPLY WITH CRC SECTION 705A.

13. ROOF VALLEYS: WHERE VALLEY FLASHING IS INSTALLED, THE FLASHING SHALL NOT BE LESS THAN 26 GAGE GSM INSTALLED OVER (1) LAYER 72 POUND MINERAL- SURFACED NONPERFORATED CAP SHEET COMPLYING WITH ASTM D 3909, 36" WIDE RUNNING THE FULL LENGTH OF THE VALLEY, PER CRC 337.5.3

14. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER PER CRC 337.5.3

15. VENTS INSTALLED ON THE UNDERSIDE OF EAVES AND CORNICE MUST BE WUI COMPLIANT, PER CRC 337.6.3.

16. EAVE PROTECTION FOR WUI COMPLIANCE PROVIDED PER CRC 335.7.4 AND CRC 337.7.5.

COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:09 PM
ROOF PLAN A 3.3 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/4" = 1'-0" 1
ROOF
Key
Value Keynote Text

30.15 ROOF DRAIN AND OVERFLOW DRAIN PER CODE.

DAYLIGHT ABOVE GRADE, MAX. 12" ABOVE GRADE. RE:

DETAILS.
401
TOS Level 1 TOS Level 1
PL4
TOSF LEVEL2 TOSF LEVEL2

ROOF ROOF
TOP Level 1
TOP Level 1
TOP Level 2
TOP Level 2
Ba Bb C D E
1' - 5 13/256"1' - 9"10' - 6"1' - 2 3/4"14' - 1"
27' - 6 3/4"
5' - 8 1/2" 3' - 6" 1' - 9" 10' - 6" 1' - 3" 11' - 6" 2' - 7" TOS SUITE 01
4 2 4 3 1 6 5
BFE

DWELLING
AT BFE +12"
9' - 6"

49.60'

48.60'

47.02'

47.02'

74.58'
3' - 2" 8' - 8" 3' - 0" 8' - 2" 3' - 2" 8' - 4" 12' - 0" 9' - 0 1/2" 3' - 0" 8' - 1 1/2" 3' - 0" 11' - 5 5/8" 3' - 0" 5' - 6"

83.77'

79.16'

82.52'
(E) GRADE 46.72'
(E) GRADE 46.81'
37' - 0 1/2"
7 7 11' - 11" 13' - 1"

78.08'
2 8 8 2
9 10 2 9 10

WALL LIGHT
(FULLY SHIELDED)

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)
2,215 LMLED,
23W

WALL SCONCE
(FULLY SHIELDED)
A
B
C

RECESSED

CEILING
4,400 LMLED,
30W

QUANTITY
2 LIGHTING LEGEND

ADDRESS D NUMBER

ZERO - CITY
LED,
12W

VISUAL COMFORT -
KW 2779BZ

RAB LIGHTING -
VAN17-30 2
2 61,400 LM

DOWN LIGHT

AT WALL

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)

A ----LED

QUANTITY
5 LIGHTING LEGEND
8' - 8" 1' - 0"
9' - 8" 8' - 9"
14' - 9"
28' - 2 1/2" 9 1/2"
27' - 11"
+47.3' FF +46.62' SIDEWALK +46.81' SIDEWALK
+75.6' PARAPET
+46.72' SIDEWALK
BREAK METAL - BRUSHED ALUM.

COLOR - BLACK

STUCCO - SMOOTH TROWELED
COLOR - KM-5828-2 BIG BAND

STUCCO - SMOOTH TROWELED
COLOR - KMW57-1 CLOUD WHITE

TERRA COTTA BARREL ROOF TILES,

REDLAND CLAY TILE, OLD SEDONA
OR EQ.

METAL TRELLIS WITH VINES AWNING CANVAS MATERIAL
COLOR - KM4635-3 TANGLEWOOD
1 2 3 4 5 6 7
BRICK VENEER - McNEAR OR EQ.

COLOR - NORFOLK BLACK
8 CAST STONE TRIM - TRAVERTINE OR EQ.

COLOR - LIGHT CREAM
9 BAY WINDOW ROOF AND FASCIA

COLOR - NATURAL COPPER
10 CORNICE TRIM

COLOR - BEHR - LIMOUSINE LEATHER
MQ5-05
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:17 PM
ELEVATIONS - SOUTH A 5.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

SOUTH ELEVATION
3/16" = 1'-0" 2

EXISTING ELEVATION - SOUTH
402
28' - 11"

UTILITY FCE

UTILITY FCE

MENS/SERVER FCE

MENS/SERVER FCE
8' - 9"
9' - 8" 10' - 7"

46.72'

DOWN LIGHT

AT WALL

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)

A ----LED

QUANTITY
5 LIGHTING LEGEND

WALL LIGHT
(FULLY SHIELDED)

SYM TYPE MODEL LAMP LUMENS (PER FIXTURE)
2,215 LMLED,
23W

WALL SCONCE
(FULLY SHIELDED)
A
B
C

RECESSED

CEILING
4,400 LMLED,
30W

QUANTITY
2 LIGHTING LEGEND

ADDRESS D NUMBER

ZERO - CITY
LED,
12W

VISUAL COMFORT -
KW 2779BZ

RAB LIGHTING -
VAN17-30 2
2 61,400 LM
27' - 11"
28' - 7"
25' - 1"
+47.3' FF
+46.81' SIDEWALK +46.9' SIDEWALK +47.0' SIDEWALK
BREAK METAL - BRUSHED ALUM.

COLOR - BLACK

STUCCO - SMOOTH TROWELED
COLOR - KM-5828-2 BIG BAND

STUCCO - SMOOTH TROWELED
COLOR - KMW57-1 CLOUD WHITE

TERRA COTTA BARREL ROOF TILES,

REDLAND CLAY TILE, OLD SEDONA
OR EQ.

METAL TRELLIS WITH VINES AWNING CANVAS MATERIAL
COLOR - KM4635-3 TANGLEWOOD
1 2 3 4 5 6 7
BRICK VENEER - McNEAR OR EQ.

COLOR - NORFOLK BLACK
8 CAST STONE TRIM - TRAVERTINE OR EQ.

COLOR - LIGHT CREAM
9 BAY WINDOW ROOF AND FASCIA

COLOR - NATURAL COPPER
10 CORNICE TRIM

COLOR - BEHR - LIMOUSINE LEATHER
MQ5-05
TOS Level 1
TOSF LEVEL2
ROOF
TOP Level 1
TOP Level 2
3' - 6"
1' - 9"
10' - 6"
1' - 2 3/4"
14' - 1"
TOS SUITE 01
4 2 1 4 3 4 6

PROPERTY LINE

49.60'

48.60'

PARAPET

47.02'
BFE

46.81' 47.00'
(E) GRADE 7 (E) GRADE

78.08'
8 10

82.52'

85.02'
TOS Level 1 TOS Level 1
PL1 PL2
TOSF LEVEL2
ROOF
TOS SUITE 01 TOS SUITE 01
5 1 4 2 3 6
BFE +48.6'

DWELLING
AT BFE +12"
+ 49.6'
3' - 3 1/2" 12' - 3" 12' - 9" 2' - 7"
2 47.02' 46.72'
(E) GRADE

47.02' 46.72'
37' - 0 1/2"
32' - 5 5/16"

83.77'
8 9
8 10
3/16" = 1'-0"
3 EAST ELEVATION
3/16" = 1'-0" 4

WEST ELEVATION
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:23 PM
ELEVATIONS - EAST/ WEST A 5.2 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

EXISTING ELEVATION - WEST
3/16" = 1'-0"
2 EXISTING ELEVATION - EAST
403
13' - 9"
9' - 6" 28' - 7"
16' - 6"

TELLER FFE

TELLER FFE
+47.3' FF
+47.0' SIDEWALK
TOS Level 1 TOS Level 1
PL4
TOSF LEVEL2 TOSF LEVEL2
ROOF ROOF 14' - 1" 1' - 2 3/4" 10' - 6" 1' - 9" 4' - 7" TOP Level 1
TOP Level 1
TOP Level 2
TOP Level 2
E D C Bb Ba
TOS SUITE 01 TOS SUITE 01

79.16'

83.77'

47.02'

62.33'

74.58'

82.52'

49.60'

48.60'
BFE

47.00'

46.72' 47.02'
(E) GRADE
32' - 5 5/16"
37' - 0 9/16"
28' - 7" 9' - 5 3/16"
37' - 0 1/2"
EXISTING 407 SAN ANSELMO AVE.

BUILDING OUTLINE
EXISTING 401 SAN ANSELMO AVE.

BUILDING OUTLINE
PROPOSED 401 SAN ANSELMO AVE.

BUILDING OUTLINE

85.02'

75.58'
PROPOSED 401 SAN ANSELMO AVE.

BUILDING OUTLINE
38' - 0"
2' - 6"

78.08' 2' - 6"
2' - 0"

84.52'
13' - 5 89/128"
BREAK METAL - BRUSHED ALUM.

COLOR - BLACK

STUCCO - SMOOTH TROWELED
COLOR - KM-5828-2 BIG BAND

STUCCO - SMOOTH TROWELED
COLOR - KMW57-1 CLOUD WHITE

TERRA COTTA BARREL ROOF TILES,

REDLAND CLAY TILE, OLD SEDONA
OR EQ.

METAL TRELLIS WITH VINES AWNING CANVAS MATERIAL
COLOR - KM4635-3 TANGLEWOOD
1 2 3 4 5 6 7
BRICK VENEER - McNEAR OR EQ.

COLOR - NORFOLK BLACK
8 CAST STONE TRIM - TRAVERTINE OR EQ.

COLOR - LIGHT CREAM
9 BAY WINDOW ROOF AND FASCIA

COLOR - NATURAL COPPER
10 CORNICE TRIM

COLOR - BEHR - LIMOUSINE LEATHER
MQ5-05
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:29 PM
ELEVATIONS - NORTH A 5.3 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1

EXISTING ELEVATION - NORTH
3/16" = 1'-0" 2

NORTH ELEVATION
404
TOS Level 1
TOSF LEVEL2
ROOF
TOP Level 1
TOP Level 2
1' - 5 13/256"
1' - 9"
10' - 6"15' - 3 3/4"
10' - 6 1/2"
13' - 1"
11' - 3"
8"
TOS SUITE 01
2' - 7"
28' - 11 205/256" BUILDING HEIGHT
TOS Level 1
TOSF LEVEL2 TOSF LEVEL2
ROOF
Per Signage ordinace, Chapter 9, Article 7:

Primary Commercial Building Face = 56 Lineal ft. x 1.5 sqft. per 1Lineal Ft. = Allowable Signage area = 84 sqft max. .

Proposed Signage Area = 19.82 sqft.

TOS SUITE 01
2' - 7"
12' - 3"15' - 3 3/4"
1' - 0"
2 COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:33 PM
COMMERCIAL SIGNAGE A 5.6 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0"
1 East Storefront Glazing
3/16" = 1'-0" 2
South Storefront Glazing
3/16" = 1'-0" 3
West Storefront Glazing
Article 7. (Excerpts) - Permanent Signs on Nonresidential Uses 10-9.701 - Nonresidential uses.

Legal nonresidential uses and establishments may erect, maintain and display permanent and principal signs as described in this chapter. Unless otherwise provided, all signs described in this chapter are subject to a sign permit. Rules for temporary signs are stated in Article 8 of this chapter. However, in the case of a newly opened, newly re-opened or "coming soon" establishment, temporary versions of the signs authorized by this article may be displayed without permit for a period not to exceed thirty (30) calendar days.
(Ord. 1053, eff. January 12, 2007)
10-9.707 - Other nonresidential establishments—Ground floor.

All ground-floor nonresidential establishments for which specific rules are not provided by other sections of this article may display signs, subject to:
(a)Ground floor uses. Not more than two (2) signs per use, to be located on the primary building face, the total area of such signs not to exceed one (1) square foot for each lineal foot of the primary building face devoted to that use, up to a maximum total sign area of 100 square feet, except that:(1)If a single use extends from one (1) street, through a building, to another street opposite and generally parallel to the first, or if a use is conducted on a corner, each of the building faces fronting a street shall be considered a primary building face for the purposes of determining the area and location of the signs permitted by such use, but the total area of permitted signs shall nevertheless not exceed 100 square feet per use;(2)A use shall be permitted two (2) signs, located on the primary building face, and having a total area not exceeding one and onehalf (1½) square feet for each lineal foot of primary building face devoted to that use, up to a maximum of 150 square feet per use, if that use fronts on a street (or on two (2) or more adjacent parallel streets) having a total of four (4) or more lanes of traffic; and(3)Where the primary building face does not front on a public street, two (2) signs per use may be erected and maintained on the building face, if there is any, which does front on a public street, but the total square footage of each use's signs shall be no greater than would be permitted if the frontage devoted to that use were the primary building face.

Article 8. - Temporary, Moveable and Informational Signs, Nonresidential 10-9.807 - Informational signs.

Signs displaying consumer information, such as hours of operation, help wanted, credit cards honored, association affiliations, vacancy, restrooms, danger warnings, hours of operation, open/closed, etc., may be displayed on nonresidential uses, subject to: maximum total display area of all such signs: four (4) square feet; location: flush on the building face or on a door or window. Such signs do not count towards the total amount of display area otherwise allowed. Permits are not required for such signs.
(Ord. 1053, eff. January 12, 2007)
10-9.805 - Address numbers.

In addition to the signs otherwise allowed, all nonresidential uses may display address numbers not greater than eighteen (18″) inches in height.
(Ord. 1053, eff. January 12, 2007)
10-9.814 - Projecting sign.

Each nonresidential establishment located in a commercial or professional zone may erect, maintain and display one (1) projecting sign, subject to: sidewalk clearance - at least seven (7′) feet six (6″) inches; maximum size: not taller than six (6″) inches; total area per side: not exceeding three (3) square feet; illumination: not allowed; maximum projection over public right-of-way: forty-two (42″) inches, and then only if allowed by Chapter 10 and authorized by an encroachment permit. (Ord. 1053, eff. January 12, 2007)
0' 2.67 ' 5.33 ' 10.67 ' 21.33 '
Graphic Scale: 3 /16 inch = 1 foot
NOTE:

PER CBC MAX. FENESTRATION PER FLOOR AT WEST FACADE = 112.5 SQFT. 405
TOS Level 1
PL4
TOSF LEVEL2 TOSF LEVEL2

ROOF ROOF
TOP Level 1
TOP Level 2
Ba Bb C D E
TOS SUITE 01
RES. STAIR
STORAGE 3STORAGE 2
1' - 9" 10' - 6" 1' - 2 3/4" 11' - 6" 2' - 7"
1' - 9"10' - 6"1' - 2 3/4"14' - 1"

RES STAIRS
PROP. LINE
PROP. LINE
SUITES 02 & 03TRASH /

RECYCLING /

UTILITIES
ROOF MAINT. ACCESS

GREEN SCREEN WALL
UNIT 02 UNIT 03

49.60'

83.77'

46.75'

AVERAGE GRADE

47.02'
37' - 0 1/2"

62.33'
STORAGE 4
27' - 6 3/4"
SUITE 01 BATH
TOS Level 1
PL4
TOSF LEVEL2

ROOF ROOF
TOP Level 1
TOP Level 2
Ba Bb C D E
TOS SUITE 01
1' - 9" 10' - 6" 1' - 3" 14' - 1"
1' - 9" 10' - 6" 1' - 3" 11' - 6" 2' - 7"

UTILITIES
BFE

DWELLING AT
BFE +12"
SUITE 01 HALL 1 SUITES 02 & 03
UNIT 01 UNIT 02 UNIT 03

49.60'

48.60'
11' - 6"2' - 7"

47.02'

62.33'

74.58'
A7.1
1 A7.1
2 RAISED DECK PAVERS

OVER PEDESTALS
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:34 PM
SECTIONS A 6.0 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/4" = 1'-0" 1
Section 5
1/4" = 1'-0" 2
Section 4
406
TOS Level 1
PL1
TOSF LEVEL2
ROOF
TOP Level 1
TOP Level 2
BFE
TOS SUITE 01

DWELLING AT
BFE +12"
RES. STAIR

EXIT PASSAGE
PROP. LINEPROP. LINE
1' - 9"10' - 6"1' - 2 3/4"11' - 6"2' - 10 1/4"
UNIT 01
ROOF
MAINT.

ACCESS
RES. ENTRY

49.60'

48.60'
1' - 0"
34' - 4 103/256" 9' - 10 217/256"

46.75'

AVERAGE GRADE

83.77'

47.79'

47.00'

83.58'

71.72'409 -411 SAN ANSELMO AVE
7' - 6"
37' - 0 1/2"
1 /
2 "
/
1 2
"
2"

RAISED DECK PAVERS

OVER PEDESTALS
10' - 1"
TOS Level 1
PL2 PL1
TOSF LEVEL2
ROOF
TOP Level 1
PROP. LINE
12' - 3"1' - 2 3/4"14' - 1"
UNIT 01
ROOF
MAINT.

ACCESS
10' - 6"
44' - 3 1/4"

46.75'

AVERAGE GRADE

83.77' 84.50' 409-411 SAN ANSELMO AVE 7' - 11 1/4"

82.52'

83.56'
6' - 0"
37' - 0 1/2"

46.73'
SUITES 02 & 03
1' - 4 3/4"
2' - 6"
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:36 PM
SECTIONS A 6.1 3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
1/4" = 1'-0"
1 Section 11
1/4" = 1'-0"
2 Section 11 Copy 1

GREEN SCREEN WALL OVER

PARAPET WALL

HVAC FAN COILS

SOLAR PLANES
407
Underutilization. San Anselmo's housing opportunity sites are currently underutilized, primarily commercial properties. Since San Anselmo is a built-out community with very few vacant sites remaining for development, underutilized, nonvacant properties are the focus for housing opportunity sites as the redevelopment of underutilized nonvacant sites is more realistic during the RHNA Cycle 6. To encourage higher density redevelopment of utilized properties, the Town will allow missing middle housing types in all residential districts, adopt objective design standards for missing middle housing, and adopt pre-approved plans for missing middle housing (Program 3.1).

Participants were given the opportunity to select multiple responses for this question. Medium density multifamily housing (5-15 units/site) received the most votes, with 16 percent of HEAC members choosing this housing type.

As the Town seeks to meet the state mandate to plan for 1,000 new housing units at all levels of affordability, which housing types do you feel are most appropriate for San Anselmo? In contrast to the past, the Town’s current vision is one that values and promotes residential development as a key component of a vibrant community. While preparing the Housing Element Update, and in response to recent state legislation, the community has had an opportunity to rethink its future and patterns of development. While community character and natural amenities are still a top priority for the Town, the Town is dedicated to unlocking the untapped potential within the community by increasing housing. The Town is committed to encouraging and facilitating housing by the redevelopment of underutilized properties and vacant sites. With a focus on sustainable and thoughtful urban planning, the Town envisions a future where underutilized and vacant spaces transform into vibrant, welcoming neighborhoods and celebrate inclusivity, economic vitality, and a more dynamic, diverse, and thriving community.

How can San Anselmo address housing affordability within Town limits? The allowance for an increase in density received the most votes with 64 percent of participants choosing this option. Streamlining the residential approval process (ADRB) received the second most votes with 50 percent of participants choosing this option.

ADDRESSING HOUSING IN SAN ANSELMO,
EXCERPTS FROM HOUSING ELEMENTS REVISION 6
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:36 PM
HOUSING ELEMENT DENSITY A 9.1 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.

DOWNTOWN SAN ANSELMO

STREET FAIR

NATURAL BEAUTY AROUND SAN ANSELMO
ADDRESSING HOUSING IN SAN ANSELMO, FROM DRAFT HOUSING ELEMENTS REVISION 6 408
Proximity to Transit. If the opportunity
site is located within a quarter mile
of a transit stop, it was deemed
suitable for redevelopment. Per
Government Code Section 65583.2,
subdivisions (h) and (i) the Town
cannot require parking for
development within a quarter mile of
a transit stop. This significantly
increases the potential yield of
redevelopment, making it more
financially feasible to undertake.

To better accommodate the densities
needed to accommodate affordable
housing development, the Housing
Element include Action 5.3a that will
establish an affordable housing
overlay district to allow greater
building height, density, and floor area
ratio for multifamily and mixed-use
developments that provide a specified
percent of units as affordable to lowand very-low-income households. This overlay zone will be applied in
addition to the rezonings proposed for
the housing opportunity sites as
stipulated under Action 5.7a, and it is
not necessary to meet the Regional
Housing Needs Allocation. Rather, the
Affordable Housing Overlay Zone will
serve as an additional tool to enhance
the development of affordable housing
in San Anselmo. The Affordable
Housing Overlay Zone will apply to
properties zoned SPD, C-3, and R-3. In
addition, property owners will be able
to request a zoning amendment to fall
within the Affordable Housing Overlay
Zone, and the Town will waive rezoning
fees.

To improve the flexibility of the
Town’s parking standards the Zoning
Code, the Housing Element includes
Action 5.2c to amend the Zoning
Code to eliminate minimum parking
requirements for new development
and redevelopment within a halfmile of public transit in accordance with Assembly Bill (AB) 2097 and
Action 5.2d which will amend the
Zoning Code to include flexible
parking requirements and
reductions in areas outside of a
half-mile of public transit under
certain circumstances.

ADDRESSING HOUSING IN SAN ANSELMO,

EXCERPTS FROM HOUSING ELEMENTS
REVISION 6, cont.

COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:36 PM
A 9.2

HOUSING ELEMENT PARKING &

TRANSIT
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

PUBLIC TRANSIT

DISTANCE TO HUB
409
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:37 PM
A 9.3

SUSTAINABILITY & DOWNTOWN

VITALITY
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

These new homes will be built to exceed current energy
efficiency requirements, while fostering the overall goal of creating an architecturally pleasing aesthetic and progressively sustainable design. Green programming features will include:
· ♦ Net-zero energy consumption
· ♦ Recycled, Re-used materials at walls, roofs, floors. · ♦ Recycling of 85% of Construction Waste
· ♦ High Efficiency Heating and Cooling Systems
· ♦ Passive & Mechanical Ventilation for Indoor Air Quality · ♦ Plentiful, well oriented Daylighting
· ♦ Tankless or High Efficiency Water Heaters
· ♦ On-Demand Hot Water Recirculation Pumps
· ♦ Photovoltaic and/or Hot Water Panels on Roofs
· ♦ Southerly Oriented Roofs for Solar Efficiency
· ♦ Advanced framing techniques and assemblies
· ♦ Use of Fly Ash and Recycled Rebar in Concrete
· ♦ Heat dissipating technologies at exterior walls
· ♦ Low-E, thermally insulated Windows
· ♦ Drought Tolerant, Water Efficient Landscaping
· ♦ Electrical Vehicle charging stations
· ♦ Improved Energy Performance above
· ♦ Title-24 Energy Compliance Requirements

GREEN BUILDING ELEMENTS
EXISTING 1 PROPOSED 1
PROPOSED 2EXISTING 2
PROPOSED 3EXISTING 3
410
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:41 PM
LIGHTING SPECIFICATIONS A 9.4 3/24/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
12" = 1'-0"
1 EXTERIOR DOWN LIGHT - WALL WASH
12" = 1'-0"
2 EXTERIOR BACK LITE ADDRESS

NUMBERS
12" = 1'-0"
3 EXTERIOR DOWN LIGHT - GARAGE
411
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:42 PM
A 9.5

PRODUCT SPECS - ROOF TOP

EQUIPMENT
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.

PROPOSED ROOF-TOP HVAC UNITS - HP-1 THRU HP-8

SOUNDS EMITTED FROM ROOF MOUNTED EQUIPMENT MAY NOT EXCEED FIFTY

DECIBELS FROM THE UNIT AT THE PROPERTY LINE
412
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
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DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:44 PM
A 9.6

PRODUCT SPECS - GREEN SCREEN

WALL, SOUNDPROOFING
3/24/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
413
RIM=
INV=
WV
WV WV
GV
GV
WV
WM
GM
SSCO
WM
WM
H Y D
WV
STOP
N21°00'00"W 45.00'
S02°55'00
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47.34'
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47.04 36.24
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401 SAN ANSELMO AVE
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PARKING

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PARKING PARKING

BLUELIGHT SYSTEM AND PANIC BUTTONS

AT ENTRY STAIRCASE AND ENTRY

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24/7 SIVE STREAMING PATROL CAMERAS AWNING
COPYRIGHT © 2024 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:45 PM
PEDESTRIAN SAFETY FEATURES A 9.8 03/12/2025 SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.
3/16" = 1'-0" 1
Site - Proposed - Safety Features
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CT E I A
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ICL AT S TE SED
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3-31-2025
C-26427
STUART M.

WELTE, AIA

RENEWAL
DATE
COPYRIGHT © 2025 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED.

REVISIONS ON THIS SHEET:

SHEET ISSUE DATE:

SHEET TITLE:

SHEET NO.

NO. DATE
PERMIT ISSUE DATE:

S:\User's Documents\Ray\401 San Anselmo Central [email protected]/23/2025 10:26:47 PM A 9.9 PRODUCT SPECIFICATIONS - PEDISTAL PAVER SYSTEM SAN ANSELMO, CA 94960 401 SAN ANSELMO AVE.

APN: 007-251-22
03/12/2025
TBD
12" = 1'-0" PEDISTAL PAVER SYSTEM
1 12" = 1'-0" SELF WATERING PLANTER
2 415
COPYRIGHT © 2024 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:47 PM
BMP-1

STORM WATER & EROSION

CONTROL
03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
416
COPYRIGHT © 2024 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DR. SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:48 PM
BMP-2

STORM WATER & EROSION

CONTROL
03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
417
COPYRIGHT © 2024 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DRIVE, SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:50 PM
CAL GREEN 1 GB 1 03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
418
COPYRIGHT © 2024 ENVIRONMENTAL INNOVATIONS IN DESIGN. ALL RIGHTS RESERVED. ENVIRONMENTAL INNOVATIONS IN DESIGN 51 COLEMAN DRIVE, SAN RAFAEL, CA 94901
WWW.EIDARCHITECTS.COMPHONE: 650-793-2856

DATE SHEET TITLE SHEET NUMBER
3/23/2025 10:26:52 PM
CAL GREEN 2 GB 2 03/12/2025 SAN ANSELMO, CA 94960
401 SAN ANSELMO AVE.
419
STOP
STOP
420
April 14, 2025
San Anselmo Planning Commission and San Anselmo Planning Department 525 San Anselmo Avenue, Second Floor
San Anselmo, CA 94960
Re: Redevelopment of 401 San Anselmo Ave, San Anselmo CA 94960 Dear Chair Strauss, Members of the Planning Commission, and Planning Department Staff, Thank you for considering our proposed residential project to redevelop the 0.104-acre Property located at 401 San Anselmo Avenue (APN 007-251-22) (the "Property") with a four-unit mixeduse three-story residential project (the "Project"). We have spent roughly 18 months trying to design a project that will provide greatly needed housing in Downtown San Anselmo.

Unfortunately, trying to meet all the Town of San Anselmo's Code and Town policies have resulted in reductions in the size of the Project by 67% from what we initially envisioned for the Property.

Each reduction in size of the Project impacts the Project's financial feasibility. For example, the initial larger project proposal would have included units at a range of price points affordable to the Town's working families.

We are at a crossroads. While we appreciate the Commission's comments at your April 7, 2025 meeting, the Town's additional proposed restrictions on the Project reduce the Project's viability.

Prior to our meeting next week, I wanted to take this opportunity to respond to some of your comments and explain why several of the conditions the commission is considering imposing on our Project simply will not work.

The Project qualifies for a height variance to accommodate the rooftop access stairway and mechanical equipment.

The extremely physically constrained Property not only limits the number of residential units, but it also limits where we can locate amenities for our future residents. As reflected in the staff report and Project application, we are requesting a variance from the Town's development standards to allow the Project to exceed the two-story height limit simply to accommodate the HVAC/mechanical equipment and a stairway.

The variance requires the Town to find that: (1) special circumstances exist with respect to a project site that, if the zoning ordinance were strictly applied, would deprive the applicant of privileges enjoyed by other properties in the area; and (2) granting the variance will not materially affect the health or safety of persons residing or working in the neighborhood.

As stated in our Project application, at 0.104 acres, the Property is unusually small and, with a width of only 45 feet, the Project site is severely limited in where we can locate units and amenities.

While we are proposing to locate the commercial and residential units on the first two floors, we require a variance to extend the staircase, maintenance equipment, utilities, and resident amenities onto the rooftop. This "third floor" is limited to no more than 364 square feet in the northwestern corner of the building and will merely house the rooftop access and maintenance equipment. This will not exceed the height of the building next door. If the Town strictly applied its zoning 421
ordinance to the Project, we would be forced to locate this mechanical and maintenance equipment on the second floor, further reducing the overall number of units. As it is, we’ve gone from 10 units that would’ve been offered at a variety of price levels to 4 luxury apartments in order to make the Project pencil. Thus, the variance is necessary to accommodate our Project on this uniquely constrained site. Adding a minor rooftop utility room/stairway cover poses no threat to the health or safety of the surrounding community and complies with the findings for approval of a variance based on the Town's prior approval of variances for other properties in the Downtown.

The Town's unprecedented request that we post a bond is not only unlawful but will further decrease the affordability of the units by increasing the costs for the developer.

The Town's request that we provide a construction bond of 125% (or any amount) is not required by the Town Code or other Town policies. Moreover, the Town acknowledged at our last Planning Commission hearing that no rule requiring this performance security exists. I understand that a city or town cannot fashion policies on a project-by-project basis and that the applicable jurisdiction must adhere to adopted policies. My land use attorney has advised me that the decision in Carpinteria Valley Farms v. County of Santa Barbara (2003) (344 F.3d 822) is authoritative on this issue.

Moreover, these additional requirements further increase the per-unit cost of our Project. The financial impact is threefold: first, the reduced project size (from 10 units to 4) has already significantly diminished our economies of scale; second, we continue to incur ongoing ownership costs throughout this extended approval and design process; and third, these additional financial impositions further erode the project's viability. It is estimated that a construction bond of this nature would be somewhere in the $100,000 per year range, effectively increasing the per unit pricing by $25,000 which will translate into a higher rent for tenants. The only means of profitably complying with these measures is to develop a project that is no longer affordable to working families in the community, but to households at higher income levels. At some point, however, these costs are no longer able to be passed on to the tenants, which directly impacts our bottom line. We assure you, this project's financial margins are already constrained, and they continue to diminish with every debt service payment, insurance premium, redesign fee, and carrying cost.

Project advocates have repeatedly shown good faith in proposing a design to complement and revitalize the downtown urban context and character while providing much needed housing of the type and scale so often requested by folks wanting to become and/or remain part of San Anselmo's unique and wonderful community.

We have stretched the project proforma to accommodate several extra design considerations requested by the Town's review process. Following are examples of such additional costs: Addition of green screen beautification of West Façade and the portion of the neighbor's wall that rises several feet above our rooftop and is currently, and would otherwise continue to be, visible from The Avenue as a stark, unfinished, concrete block wall. Requiring our project to excavate a trench across Pine St. to underground the existing overhead electrical service even though we carefully designed the project to incorporate a Utility Room in the proposed plans to be at the same location as the existing service connection. Disallowing the exterior finish materials to extend past the property line along both street frontages thus requiring the structural framing to be pulled inward several inches, thereby reducing the rentable commercial and residential square footage. As 422
evidenced by all our design iterations throughout the process—from informal Town Planning proposals to formal Planning Commission hearings to formal Planning Application submittals— we have consistently received positive feedback on our design alternatives from plan examiners.

However, the inconsistent nature of formal town guidance and lack of timely resolutions regarding allowable design parameters has caused extraordinary project carrying costs for us as applicants We have offered to implement noise attenuation measures to be a good neighbor, but the Town cannot impose additional conditions when our project does not have significant impacts.

While we empathize with our neighbor's concerns regarding construction noise, we have offered to mitigate this by being flexible with construction hours and utilizing noise attenuating blankets to further reduce any construction noise. We appreciate that the Planning Commission appears to agree that a structural engineer is not necessary during construction. Unfortunately, the neighbor's unusual request that we provide such an engineer, and to name them as an additional insured on their insurance policy, adds unnecessary cost to the Project when there is no evidence that standard construction warrants this request. As explained above, the Town cannot impose conditions on the Project that are not based on adopted policies.

Furthermore, I understand that the Town cannot impose additional conditions unless those conditions address some threat to public health and safety. Routine yet temporary construction noise poses no threat to public safety. Moreover, our proposed measures will provide more than enough mitigation for any perceived noise impacts. Imposing these additional requirements would add additional layers of cost to the Project, further reducing its feasibility. My land use counsel has advised me that imposing conditions that render a project infeasible violates numerous state housing laws, including the Housing Accountability Act (Government Code section 65589.5).

It's important to note that real estate development, especially for small projects like ours, inherently carries significant risk, which we are willing to assume. Small developments do not benefit from the economies of scale that larger projects enjoy, making each additional requirement and delay particularly impactful on the project's overall feasibility. While we remain fully committed and financially prepared to complete this project, the accumulation of hurdles and the extended timeline of this process create powerful disincentives for developers to undertake precisely the kind of small-scale, contextually appropriate housing that San Anselmo needs. Our goal is to create a successful project that enhances the community while establishing a positive precedent for future development in the area.

We appreciate your continued attention to our Project and hope that the Town will recognize the importance of providing these greatly needed residential units to Downtown San Anselmo.

Please do not hesitate to reach out if you have any questions.

Best,
Laura Allen
415.640.3503
[email protected]
423
March 24 2025
1 EID 401 San Anselmo Avenue Mixed-Use
Architects LLC [email protected] off 650.226.8770 mob 650.793.2856 401 San Anselmo Av Mixed-Use PROJECT NARRATIVE
for Resubmittal 03-24-2025
Rhino One, LLC (“Rhino One”) is proposing to develop a four-unit mixed-use residential and commercial project (the “Project”) on a 0.104-acre parcel located at 401 San Anselmo Avenue (APN 007-251-22) (the “Property”) in Downtown San Anselmo (the “Town”). The Project consists of three residences on the second floor, one ADU on the ground floor and 3,322 square feet of commercial and support facilities. The Project would be consistent with the density allowable under the applicable General Plan and zoning designations on the Property and State Housing Laws. The Town of San Anselmo’s inclusionary housing ordinance requires the project to either provide affordable housing for lower-income households on site at a ratio of 20% of proposed units on site or pay an in-lieu fee to supplement this provision off-site. This project proposes to pay the in-lieu fee based on the required proportion of the median housing cost which at this time would require an in-lieu fee of $243,600. As detailed below, the Project is exempt from providing any parking. The Project will require the approval of a sign permit, as well as demolition and building permits.

Application History
On August 28, 2024, Rhino One submitted its development project application (Planning Application No.

PRO2024-0048) requesting Design Review and Project approval. On September 25, 2024, the City responded, determining that the Project application was incomplete and requesting additional information.

The Project
The Project includes four rental apartment units, comprised of one one-bedroom ADU unit, one twobedroom unit, and two three-bedroom units occupying the proposed apartment building. The four apartments will be constructed in a two-story building approximately 37 feet in height. The ground floor consists of 2,150 square feet of commercial space, a 1,173 square foot live-work ADU, a utility room, bike lockers and trash/recycling. The three remaining apartments, and their associated storage rooms and common areas would occupy the second floor.

The Project will be entirely privately funded.

San Anselmo General Plan and Zoning
The General Plan Land Use Map designates the property Central Commercial (CC). The Central Commercial designation allows commercial, multi-family residential and mixed-use residential uses. (General Plan pages 22-23.) Under the CC designation, commercial and commercial-related uses are intended to occupy the ground floor of every building. (General Plan, p. 23.) Residential uses are permitted at a density of 13 to 20 units per gross acre. (General Plan, p. 22.) Multifamily housing is allowed in the central commercial area. Residential uses can be provided in a single structure, or may be mixed with commercial activity in a single structure; the ground floor of every building should be utilized for commercial or commercial-related uses.

The San Anselmo Zoning Ordinance zones the Property C-2 (Downtown Commercial) consistent with the General Plan Central Commercial land use designation. The purpose of the C-2 zone is to identify those areas which form the Town's central business district. (San Anselmo Municipal Code (“S.A.M.C.”), § 10-3.201(i).) The C-2 zone allows mixed uses with commercial, office, and residential uses. (S.A.M.C., § 10-3.201(i).) Residential uses in the C-2 district consisting of two to four units are permitted on upper floors. (S.A.M.C., Table 3A.) 424
March 24 2025
2 EID 401 San Anselmo Avenue Mixed-Use
Architects LLC [email protected] off 650.226.8770 mob 650.793.2856 At the maximum density of 20 units per acre permissible on the Property, Rhino One may develop up to three units1 as part of the Project. Pursuant to Section 10-6.202(e) of the S.A.M.C., an ADU does not count towards a project’s overall density. Thus, the Project is consistent with the General Plan and zoning by providing three units and an ADU. Consistent with the S.A.M.C.’s requirement that the ADU have a separate entrance independent of the primary structure, the ADU would be on the ground floor. (S.A.M.C., § 10-6.301(g).) Affordable Housing Requirement
We understand that the Town requires all new rental residential development projects of multiple dwellings to provide on-site affordable housing or provide payment of an in-lieu fee, in accordance with one of two options. (Affordable Housing Regulations, § B.1.i.) Any fractional units resulting from calculating a percentage affordable units may either be rounded up, or payment of an in-lieu fee equal to that fractional unit. (Affordable Housing Regulations, § B.1.i.) The Affordable Housing Regulations require that rental housing projects providing between two to 10 units to set aside at least either: (a) 10% of the total units for very low income households; or (b) 15% of total units for low-income households. (Affordable Housing Regulations, Tables A and B.) The Project will pay the in-lieu fee to be applied toward lower income households offsite. This equates to 25% of the total units providing lower-income housing assistance, which satisfies the Town’s Affordable Housing Requirement.

Demolition and Historic Resource Evaluation
The existing structure on the Property is not marketable to a modern commercial tenant. The lack of windows, natural light, and views from the street are not conducive to retail or restaurant uses. Consequently, the Project reenvisions the corner by activating the site, providing up to two ground floor retail spaces that look out onto the street and invite customers inside. Upon completion, the building will serve as a gateway to Downtown San Anselmo.

In accordance with S.A.M.C. Section 10-3.2103(d), the Project application includes a historic resource evaluation prepared for the Project’s proposed alterations to the existing building on the Property.

Demolition of the existing structure would begin by installing a construction fence along both street frontages as well as the western property line, allowing for a pedestrian walkway and vehicular traffic to be unimpeded. Removal of the western one-story portion and interiors would be the next step, thus allowing equipment to be moved onsite.

Demolition of the roof and north property line wall would occur incrementally and in coordination with bracing of the exterior street facades to ensure that they will be finally removed in and inward fashion so as to not impact the public r.o.w.. Grading requirements listed on Cover Sheet illustrate that the off-haul will be minimal and the truck route to Marin Sanitary, illustrated on the COP sheet, is direct and short.

Parking
The Town’s 6th Cycle Housing Element (the “Housing Element”) Action 5.2c requires the Town to “[a]dopt Zoning Code amendments to eliminate minimum parking requirements for new development and redevelopment within a half-mile of public transit.” (Housing Element, p. 280.) This change is required by Assembly Bill (“AB”) 2097 (2022). Specifically, AB 2097 prohibits a city from enforcing a minimum parking requirement for projects within one-half mile of public transit. (Gov. Code, § 65863.2(a).) “Public transit” is defined to include the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.” (Gov. Code, § 65863.2(e)(5); Pub. Res. Code, §§ 21155(b), 21064.3(c).) AB 2553, which Governor Newsom signed into law in September 2024, makes significant changes to the definition of a “major transit stop,” including lowering the service interval frequency to 20 minutes or less. This law becomes effective on January 1, 2025.

The Property is approximately 500 feet from multiple Marin Transit bus stops. Many of these stops provide bus service frequencies of 20 minutes or less during morning and evening commutes. Accordingly, consistent with state law and the Town’s updated Housing Element policy, the Project need not provide off-street parking. 1 20 units per acre multiplied by 0.104 acres = 2.08 units, rounded up to three. 425
March 24 2025
3 EID 401 San Anselmo Avenue Mixed-Use
Architects LLC [email protected] off 650.226.8770 mob 650.793.2856 Development Standard Exceptions
The S.A.M.C. allows for the Town to approve minor deviations from development standards set forth in Table 4A of the S.A.M.C. (S.A.M.C., § 10-3.14.501.) The applicant requests exceptions from the following applicable development standards:
• Height limit (stair to roof) – Re: also please see attached variance supplemental questionnaire for stories and height. Exception to the height limit is required to allow for the stairway to extend to a rooftop area, solar pv array, mechanical equipment, terrace as well as to house a mechanical room.

The maximum height in the C2 zone is 30 feet. (S.A.M.C., Table 4A.) Rhino One requests an exception to this development standard to allow a height of 37.1 feet for the purpose of accommodating the stairway necessary to access the roof (please also re: Plan Check Response #4b) This qualifies as a “minor intrusion” which the Planning Director may permit as an exception to the height standard. (A.H.M.C., § 10-3.406.)
• Bay Windows – Re: also please see attached variance supplemental questionnaire for two small bay window projections into the Pine street R.O.W. The Project requires a minor exception to development standards for a minor intrusion into the setback area to accommodate the proposed bay windows. The S.A.M.C. allows for bay windows to extend no more than three feet into the setback area as long as the bay windows are not closer than ten feet from any dwelling on a contiguous property. (S.A.M.C., Table 4B.) The Project meets this exception requirement because it proposes only a 2-foot 6-inch intrusion into the setback area and no dwellings are located within ten feet of the bay windows. This exception does not require any discretionary action by the Planning Director or Planning Commission and may be approved ministerially. (S.A.M.C., § 10-3.405.) Bay windows will significantly enhance the architectural appeal of the Project by adding depth, dimension, and a sense of openness to both the interior and exterior spaces while also activating the commercial window promenade with interesting shadow lines which in turn help to reduce heat island effects along this south facing façade. This design feature reflects the unique architectural style of historic Bay Area structures, (specific examples along San Anselmo Av identified in the more detailed variance supplemental questionnaire attached) which are known for their elegant, extended window bays that offer expansive views and abundant natural light.
• Commercial Parking Requirement – generally, the Town requires one off-street parking space for every 500 square feet of commercial space. (S.A.M.C., Table 5A.) However, the S.A.M.C. provides that whenever a commercial use that is not in compliance with the Town’s parking requirements is “intensified/or enlarged,” additional parking must be provided as required, though uses in the C-2 zone are exempt. (S.A.M.C., § 10-3.520.)
New commercial parking is not required of this Project for two reasons. First, the Project is not enlarging the commercial use but actually reducing the scope of commercial uses. The existing commercial building provides 4,955 square feet of commercial space (4,349 sqft Ground Floor including misc closets, chases, etc + 606 sqft Mezzanine). The Project proposes to reduce commercial space to 2,150 square feet. The Town Code does not require the provision of additional parking when a project results in a reduction in square footage compared to the existing commercial use that does not comply with existing parking requirements. Second, the Property is zoned C-2, which exempts additional parking for enlarged commercial uses (assuming for the sake of argument that the Project intensifies the commercial use, which it does not). 426
March 24 2025
4 EID 401 San Anselmo Avenue Mixed-Use
Architects LLC [email protected] off 650.226.8770 mob 650.793.2856 Streetscape & Rooftop Terrace Landscaping
The Project includes extensive landscaping along the street frontage consisting of existing street trees in an existing tree well on San Anselmo Av near Pine St., and tree lined sidewalk along Pine St. across our entire Pine St. frontage. The proposed design allows for the Ground Floor to push into the site along most of its street frontage by a minimum of 26” and as much as 72” (at the Front Porch of the ADU), as Landscape Planters have been integrated into the base of the Façade along the entire streetscape. (please also re: Plan Check Response #5d).

Additionally, the west parking lot-facing wall and rooftop will include a metal trellis with vines, providing some natural greenery along portions of the building facades and sustainably minded, self-watering planters for a cooling, energy efficient enhancement at the roof. The roof terrace is intended for ease of access for maintenance while it will allow building residents an option for respite and relaxation. Located in front of the ground floor windows will be permanent planter boxes which contain flowers and other vegetation. Ultimately, the landscaping will markedly beautify this block of Downtown, where the current structure provides only a barren brick and concrete wall.

Utilities and Services
The Project will connect to existing utilities that serve the Property.

Team Joint Trench engineer has consulted with PGE and analyzed existing site and surrounding site installations and has the following recommended directions for the proposed project. PGE and FDC shown in Garage and integrated into Pine St façade design to allow Fire Dept and Utility Co. direct exterior identification and access while not disturbing the contextual neo-historical architectural detailing. Roof/ balcony drainage will be accomplished via drainpipes within exterior facades and down to planters at the ground level for natural filtration prior to being metered out to town storm drain system.

Existing underground splice boxes exist in the Pine St sidewalk for PGE as well as AT&T, Xfinity, etc.; and, the Town and PGE prefer to install upgraded pole mounted overhead transformer services in similar manner to existing; then, underground in a new trench from this existing pole on the south side of Pine St., under the street and up into the proposed building. There are three aerial transformers on the PGE pole across Pine St. from the 401 site with what appears to be single phase service to the project site. The service appears to be a 3-wire, 120/240V, single-phase service. The meter and main switch are located in the middle of the building and will need to be removed to allow for the new building’s construction. A new main switchgear cabinet will be installed in Garage with direct access to Pine St. via man-door as well as garage door. Service connection from the existing overhead pole will then be installed in and underground trench across Pine St. and up into the new Utility Room.

Joint Trench and PGE believe that the proposed project will be eligible to receive a 3-phase service from the existing, or upgraded transformers mounted on the existing pole across Pine St. Both AT&T and Xfinity are feeding the existing building from the existing underground splice boxes in the sidewalk without an external connection to the side of the building; and, the proposed service would continue in this manner. The proposed project will have minimal gas service requirements and will require only one gas meter which is existing-to-remain, per PGE. Sewer and Water service connections are indicated in Pine St as well as San Anselmo Av R.O.W. and final lateral configuration and connections will be coordinated with Town Public Works Department.

Green Building Features
The Project apartments will exceed adopted energy efficiency requirements while fostering the goal of creating an architecturally pleasing aesthetic and progressively sustainable design. Green programming and energy efficiency measures are described on Sheet A.9.3 of the plan set. These elements also play a critical role in advancing the Town's climate goals. By utilizing sustainable design practices, including energy-efficient systems, renewable energy sources, and eco-friendly materials, the project will significantly reduce its carbon footprint and energy consumption. Building Materials will be sourced locally whenever possible, for example, the proposed brick veneer 427
March 24 2025
5 EID 401 San Anselmo Avenue Mixed-Use
Architects LLC [email protected] off 650.226.8770 mob 650.793.2856 is specified on A5.1, A52, A5.3 to be manufactured by McNear Brick & Block located in San Rafael. These efforts will support the Town’s commitment to reducing greenhouse gas emissions, improving air quality, and fostering a more sustainable future, all while setting a strong example for future development in the community. EID architects have a long history of completing net-zero energy, award winning buildings throughout California, and many of the assemblies refined and utilized throughout this portfolio will be implemented for the 401 San Anselmo mixed-use design to once again achieve these very high levels of indoor environmental quality, energy efficiency, and wise water management.

Construction scheduling and Staging:

Demolition will require approximately one month. Work will begin with hazardous material identification and abatement. This will be followed by the demolition of interior finishes, plumbing, mechanical and electrical components. Demolition of the structure will then begin with the removal of the roof structure, floors and all interior partition walls. Once the interior and roof have been removed, work will shift to the exterior walls. Extra precautions will be necessary for the demolition of the walls along San Anselmo Ave and Pine Street. This may require a temporary limitation of pedestrian and vehicle traffic for the short duration as needed to pull these walls down. Final demolition of the building’s foundation will be followed by a limited amount of site grading to prepare the site for the commencement of new construction. Off-haul will be very minimal as outlined on 5/A0.4b. Due to the limited available space on site for the storage of materials, parking, debris box and jobsite trailer, the contractor will locate and secure the use of an off-site location for the staging of materials to be transferred to the site as needed. The contractor will arrange for transportation of work crews to and from the remote facility to alleviate the need for sub-contractor/ labor parking within the neighborhood. To the extent possible as construction permits, two parking spaces will be located on site, A maximum of three parking spaces will be reserved at Pine Street Public to be permitted by the Public Works Department. The debris box will be located on-site. After Demolition, nine months will be required to complete construction of the foundation, the structural framework and exterior finishes of the building. An additional 5 months will follow to complete interior improvements. The complete project schedule will take a total of 16 Months starting with existing buildings demolition.

Encroachment Permits:

Encroachment permits will be needed for undergrounding the electrical line across the street to the building, and for other utility connections and/or upgrades if necessary. Temporary encroachment permits will be needed for the assembly and maintenance of scaffolding, constructed to maintain pedestrian sidewalk access. During demolition, more restrictive encroachments may be needed for the protection of life and property specifically during the demolition of the exterior walls of the structure. Brief sidewalk closures will be needed for truck access to the site.

Such closures will of short deration and will be managed by an on-site job site safety manager.

Conclusion
This Project provides the Town with an unprecedented opportunity to re-envision one of Downtown’s prime corners. The existing building’s layout and design does not meet the needs of modern retail tenants. Rather, this Project proposes the changes to attract new commercial uses and new residents to the Downtown core.

Further, these four units and the additional inclusionary housing in-lieu fee, will contribute to the Town meeting its housing requirements and will foster a dynamic, walkable environment that supports local businesses. The Project will enliven the corner, which has remained vacant and unused since Bank of America ended operations in 2021.

We look forward to working with the Town to realize the future of a vibrant residential community in Downtown San Anselmo.
428

HISTORIC RESOURCE

EVALUATION
401 San Anselmo Avenue
San Anselmo, California
April 30, 2024
Prepared by
429
Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024

TABLE OF CONTENTS
I. Executive Summary........................................................................................................... 1 II. Methods .............................................................................................................................. 2 III. Regulatory Framework ................................................................................................... 2 IV. Property Description .................................................................................... ….….….......3 V. Historical Contexts .............................................................................….….…….............12 VI. Determination of Eligibility........................................................................…….…..…...26 VII. Conclusion......................................................................................................................28 VIII. Bibliography..................................................................................................................29 IX. Appendix .........................................................................................................................31 A. 1987 Historic Resources Inventory Forms for 401 San Anselmo Avenue 430
Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
1 I. Executive Summary
VerPlanck Historic Preservation Consulting prepared this Historic Resource Evaluation (HRE) for the San Anselmo Planning Department on behalf of Rhino One LLC, owner of a vacant commercial property at 401 San Anselmo Avenue (Figure 1). The .098-acre property in downtown San Anselmo contains a one-story, reinforced-concrete bank building constructed in 1926 by the Mercantile Trust Company. However, Mercantile built a larger bank across the street and sold 401 San Anselmo Avenue to Home Savings and Commercial Bank in June 1926. Within a year, a subsidiary of A.P. Giannini’s Bank of Italy acquired the property, making it a Bank of Italy branch in 1927. In 1930, Bank of Italy changed its name to Bank of America as part of its expansion into communities without large Italian immigrant populations. In 1946, Bank of America more than doubled the size of the building by constructing a pair of additions, including a fullheight concrete addition on the north side of the building and a smaller wood-frame addition at the rear.

Bank of America operated this facility at 401 San Anselmo Avenue until 2021, when it closed this branch.

Based on the analysis in this report, 401 San Anselmo Avenue does not appear eligible for the California Register of Historical Resource under any of the eligibility criteria, in part due to extensive alterations that have taken place since the bank was originally constructed.

Figure 1. Aerial photograph showing 401 San Anselmo Avenue.

Source: Google Maps
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2 II. Methods
This HRE provides a description, history, and evaluation of 401 San Anselmo Avenue for California Register eligibility. Christopher VerPlanck, the author of this report, visited San Anselmo on March 13, 2024 to photograph and survey the building and its surrounding context. Over the next few weeks, VerPlanck researched the property at local government offices and archives, including the Marin County Clerk-Recorder’s Office, the San Anselmo Planning Department, the San Anselmo Building Department, the San Anselmo Historical Museum, and the Anne T. Kent Room at the Marin County Public Library. For general historical context on San Anselmo, VerPlanck relied on Barry Spitz’s San Anselmo: A Pictorial History (2003) and Judy Coy and the San Anselmo Historical Museum’s Images of America: San Anselmo (2013). VerPlanck also consulted several on-line resources, including Sanborn Fire Insurance Maps available through the San Francisco Public Library; the California Newspaper Project; UC Berkeley Earth Sciences Library’s Map Collection; and the David Rumsey Map Collection. Unless otherwise noted, Christopher VerPlanck took all of the photographs in this report.

III. Regulatory Framework
A. National Register of Historic Places and the California Register of Historical Resources VerPlanck searched federal, state, and local records to determine if 401 San Anselmo Avenue had been identified in any cultural resource surveys or if it is listed in any officially adopted historical resource inventories. He started by consulting the National Park Service’s National Register Information System (NRIS) and the California Office of Historic Preservation’s Built Environment Resource Directory (BERD) listings for Marin County. 401 San Anselmo Avenue is not listed in the National Register of Historic Places (National Register).
1 Nor is it listed in the California Register of Historical Resources (California Register).

Furthermore, it is neither a California State Historical Landmark nor a California Point of Historical Interest.2 B. San Anselmo Survey
Similar to many communities across the nation, San Anselmo’sresidents and elected officials began taking an interest in their town’s heritage during the bicentennial commemorations of 1976. On June 22, 1976, the San Anselmo Town Council passed Ordinance 1657, establishing the San Anselmo Historical Commission. The San Anselmo Historical Commission is composed of 11 members (originally 15) whose mission it is “to preserve the history of San Anselmo and to make the Town’s historical heritage known to presentday residents.” 3 The commission’s duties include recording oral histories, collecting artifacts, and researching properties of interest to commission members and/or the general public. The San Anselmo Historical Commission acts in an advisory role to the San Anselmo Town Council and the San Anselmo 1 National Park Service, National Register of Historic Places Digital Archive: https://npgallery.nps.gov/NRHP/AssetDetail/cc74a7bd-c56c-4dcb-8dff-1687d613d9e6, accessed April 8, 2024. 2 California Built Environment Resource Directory (BERD): https://ohp.parks.ca.gov/?page_id=30338, accessed April 8, 2024. 3 Town of San Anselmo: https://www.townofsananselmo.org/DocumentCenter/View/7192/Reso-1657?bidId=, accessed April 8, 2024.
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3 Planning Commission. The San Anselmo Historical Commission does not have the authority to designate properties or prevent them from being demolished.

In the mid-1980s, the San Anselmo Historical Commission embarked on a survey of potentially historic properties, including 401 San Anselmo Avenue. The surveyor, Richard McLaren, prepared a state inventory form, on which he opined that the property was important to local history as a representative of a prominent banking institution, as well as for its architecture.4 No other details were provided. It is likely due to this preliminary evaluation that the property has a California Register Status Code of 5S2 in the BERD, meaning that it is an “Individual property that is eligible for local listing or designation.”5 However, the Town of San Anselmo does not maintain a list of local landmarks or historic districts, meaning that 401 San Anselmo Avenue likely has no formal historical status at the local, state, or national level.

IV. Property Description
A. Context
401 San Anselmo Avenue occupies the northwest corner of San Anselmo Avenue and Pine Street
in downtown San Anselmo.

Downtown San Anselmo is a linear commercial district extending along San Anselmo Avenue and
Sir Francis Drake Boulevard from
the town’s southern boundary
with Ross at Bolinas Avenue to
Center Boulevard/Red Hill Avenue. For much of its length, San Anselmo Avenue loosely follows
the course of San Anselmo Creek,
resulting in its unusual meandering alignment. The commercial district is between one-and-a-half to two blocks wide, including the east side of Sir Francis Drake Boulevard. In terms of its architectural fabric, downtown San Anselmo is dominated by one-and two-story, wood-frame and masonry commercial buildings constructed during the first three decades of the twentieth century. Although several architectural styles are present, the heart of San Anselmo’s downtown is dominated by Classical Revival and Mediterranean-style buildings, including a handful of very high-quality commercial and civic buildings (Figure 2). 4 State of California, Department of Parks and Recreation, Office of Historic Preservation: “Historic Resources Inventory – Bank of America, 401 San Anselmo Avenue, San Anselmo, California,” (San Anselmo Historical Commission: June 1987). 5 State of California, Department of Parks and Recreation, Office of Historic Preservation: “California Register Status Codes,”:
https://ohp.parks.ca.gov/pages/1069/files/chrstatus%20codes.pdf, accessed April 8, 2024.

Figure 2. Downtown San Anselmo, looking north from Pine Street. 433
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4 The 400 block of San Anselmo Avenue encompasses all of the properties between Pine Street and Tunstead Avenue. Located at the heart of San Anselmo’s business district, this block includes five properties on the west side of the street and two on the east side. Tunstead Avenue, the primary access point to downtown from Sir Francis Drake Boulevard, forms a “dog leg” intersection with San Anselmo Avenue, so the east side of the block is substantially shorter than the west side. San Anselmo’s civic center is located at the northwest corner of San Anselmo and Tunstead avenues (Figure 3). The Mission Revival-style Town Hall and Library complex is bounded on two sides by parkland, making the civic center the focal point and principal gathering spot in downtown San Anselmo.
401 San Anselmo Avenue is the southernmost property on the west side of the 400 block, occupying the northwest corner of San Anselmo Avenue and Pine Street. Adjoining the subject property to the north is 405-11 San Anselmo Avenue, a two-story, reinforced-concrete, Mediterranean-style commercial building constructed in 1925 (Figure 4). This building was originally built for Gabriel Franchini and Leon Galatoire’s Home Market, which remained at this location until 1974. The next property, 417-25 San Anselmo Avenue, is a two-story, wood-frame, mixed-use building (Figure 5). Constructed in 1908 and evidently remodeled in the 1970s, this building contains three commercial units at the first-floor level and two residential units on the second floor. It is designed in the 1970s-era “Environmental Modern” style. Its neighbor to the north, 427-29 San Anselmo Avenue, is a two-story, brick, mixed-use building constructed Ca. 1910 (Figure 6). Designed in the American Commercial style, this building contains one commercial unit on the ground floor and a residential unit on the upper floor. The last building on the block is 431 San Anselmo Avenue, a two-story, wood-frame, mixed-use building containing a commercial unit on the first-floor level and a residential unit on the upper floor (Figure 7). Built Ca. 1910, this building was originally designed in the Classical Revival style with late Queen Anne features. It has been remodeled in a compatible historical vocabulary in recent years.

Figure 3. San Anselmo Town Hall (right) and San Anselmo Library and Historical Museum (left). 434
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5 As mentioned, the east side of the 400 block of San Anselmo Avenue has only two properties – one on either side of Tunstead Avenue. The southernmost of the pair is the Wells Fargo branch bank at 400-04 San Anselmo Avenue/3 Tunstead Avenue (Figures 8-9). Built in 1925 by the Mercantile Trust Co., this onestory-and-mezzanine, brick bank building is designed in the Classical Revival style. Its counterpart on the north side of Tunstead is the Cheda Building at 500-08 San Anselmo Avenue. It is a two-story, brick, mixeduse building with five ground-floor commercial units and offices upstairs (Figure 10). Designed in the Classical Revival style, the Cheda Building is arguably downtown San Anselmo’s finest commercial building.

Figure 4. 405-11 San Anselmo Avenue – built 1925. Figure 5. 417-25 San Anselmo Avenue – built 1908.

Figure 6. 427-29 San Anselmo Avenue – built Ca. 1910. Figure 7. 431 San Anselmo Avenue – built Ca. 1910. 435
Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
6 Figure 8. 400-04 San Anselmo Avenue/3 Tunstead Avenue – built 1925.

Figure 9. 400-04 San Anselmo Avenue/3 Tunstead Avenue – built 1925. 436
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7 B. Site
401 San Anselmo Avenue occupies most of its level, irregularly shaped lot, which has a little over 47 feet of frontage along San Anselmo Avenue and almost 94 feet on Pine Street. The only portion of the lot that is not occupied by the building is a narrow band of asphalt containing several parking spaces at the rear of the lot. Apart from a lone street tree located in a tree well in front of the building, there is no landscaping associated with the property.

C. Exterior Description
401 San Anselmo Avenue is a one-story-and-mezzanine, steel-frame, reinforced-concrete commercial building. Originally designed by architect Samuel S. Heiman in a mixture of the Classical Revival and Mediterranean styles, the building is presently finished in scored stucco with glazed terra cotta ornament, steel industrial windows, and a red clay tile-clad pent roof. The building more than doubled in size in 1946 as the result of a full-height addition on the north side, as well as a smaller one-story, wood-frame addition on the west (rear) elevation. As part of this work, the windows on the primary façade were replaced and the two street façades substantially remodeled to tie the original building and the two additionstogether.

In addition to replacing the ornament at the water table level with a band of plain terra cotta tile, the two original terra cotta panels on the primary façade were replaced with roundels bearing the historical logo of the Bank of America. The interior was also substantially remodeled and modernized. In the 1960s, the original full-height, arched windows on the south (Pine Street) façade were removed and the openings inexpertly infilled with wood framing and scored stucco to match the adjoining walls. Additional minor changes that took place between the 1970s and the 2000s cumulatively eroded the building’s remaining Figure 10. 500-05 San Anselmo Avenue – built 1911.
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8 historical character. 401 San Anselmo Avenue appears to be in fair condition, with a substantial amount of deferred maintenance visible both inside and out.

East (Primary) Façade
The primary façade of 401 San Anselmo Avenue faces San Anselmo Avenue to the east (Figure 11). It is five bays wide. Originally laid out in a symmetrical manner, the primary façade is now asymmetrical due to the presence of the 1946 addition on the north (right) side. The primary entrance, which was originally at the center, is now located off-center, in the second bay in from the left. This recessed entrance contains an anodized aluminum door installed in 2018. The entrance vestibule, which is sheltered beneath a contemporary fabric awning, has a tiled bulkhead and stucco wall cladding matching the rest of the exterior.

Above the awning is an arched, divided-lite steel window. Although similar to the original window in this location, the existing window was installed in the 1946 remodel. The arched portal is defined by a terra cotta molding incorporating a vegetal motif with small acanthus leaf corbels. Flanking the entrance are two divided-lite steel windows, also dating to the 1946 remodel. These two windows are sheltered by contemporary fabric awnings. Above the windows are terra cotta roundels depicting the U.S.S. Portsmouth, an early logo of the Bank of America.6 These roundels were added in 1946. There is a third, matching, roundel above the ATM kiosk in the fourth and fifth bays. The ATM kiosk was added in the 1980s, itself replacing a pair of walk-up teller windowsinstalled in the early 1970s. The primary façade terminates 6 The U.S.S. Portsmouth was the sloop-of-war commanded by John B. Montgomery when he seized Yerba Buena (San Francisco) for the United States during the Mexican-American War.

Figure 11. Primary façade.
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9 with a narrow frieze embellished by a pair of rectangular panels that mark the original corners of the building. The frieze is defined by an ovolo molding at the bottom and a dentil molding at the top. Surmounting the frieze is a narrow entablature and a pent roof clad in red clay tiles. A single oversized bracket marks the right side of the frieze/cornice.

South (Secondary) Façade
The secondary façade of 401 San Anselmo Avenue faces
south toward Pine
Street (Figures 12-
13). Originally defined by three large
arched windows,
these features were
all removed and the
voids infilled in the
1960s. The outline of
the windows can be
seen in the inexpertly
patched stucco. Today the south façade is a blank expanse of scored stucco with a tiled water table below. It terminates with Figure 12. South façade, looking northwest from San Anselmo Avenue.

Figure 13. South façade, looking east from Pine Street. 439
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10 the same frieze, entablature, and pent roof previously described for the primary façade. The outer corners of the frieze feature terra cotta panels that are identical to those on the primary façade. An oversized bracket marks the left corner of the frieze/cornice. At the far-left side of the south façade is a one-story, wood-frame addition constructed in 1946. It is finished the same as the rest of the south façade, but instead of being blank it contains a pair of divided-lite steel windows.

West (Rear) Façade
The west façade of 401 San Anselmo Avenue faces the rear parking lot and the adjoining property at 112 Pine Street (Figure 14). It is composed of two parts: the west wall of the 1946 addition in the foreground, and behind it, the west walls of the original bank – at right – and the 1946 addition –at left. The windowless west façade is finished in smooth stucco and devoid of any ornament or other notable features.

North Façade
The north façade of 401 San Anselmo Avenue abuts the adjoining building at 405-11 San Anselmo Avenue, and it is therefore not visible. Made of board-formed concrete, the north façade is windowless.

Interior
401 San Anselmo Avenue contains a banking hall at the front of the building (Figures 15-16). The tellers’ counters were formerly located on the north side, the lobby at the center, and desks and seating areas on the south side. At the southwest corner is the vault and above it is the mezzanine. The mezzanine was enclosed in 1946 and converted into storage. The rear addition contains toilet rooms and offices. The interior, which has been remodeled many times, has resilient tile flooring and gypsum board walls and ceilings without any ornament. The interior is illuminated by suspended fluorescent strip fixtures.

Figure 14. West façade.
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11 Figure 15. Banking hall, looking northeast.

Figure 16. Banking hall, looking southeast.
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12 V. Historical Contexts
This section contains a concise history of San Anselmo, a detailed construction and ownership chronology of 401 San Anselmo Avenue from 1925 until the present day, and a biography of the architect, Samuel S.

Heiman.

A. Historical Background of San Anselmo
The Coast Miwok people inhabited what is now Marin County for millennia. They lived by hunting, fishing, and foraging along the creeks and shorelines in relative peace until the arrival of Spanish explorers and missionaries in the last quarter of the eighteenth century. The Spanish converted many of the Coast Miwok people to Christianity and enticed them to relocate to Misión San Francisco de Asís (Mission Dolores) in what is now San Francisco. There, the conversos were compelled to work on behalf of the mission, herding cattle and sheep, cultivating crops, and manufacturing clothing, furniture, and various handicrafts. Although the Spanish envisioned the missions as a way to subjugate and convert the indigenous Californians into loyal citizens, the system was a disaster for the Coast Miwok, all but destroying their culture and way of life. Thousands also perished from imported diseases, overwork, and malnutrition. Most of the surviving Coast Miwok at Mission Dolores were relocated to what is now Marin County in 1817 following the establishment of Misión San Rafael de Arcangel in a more temperate location, but by this point the damage had been done.7
México won its independence from Spain in
1822 and Alta California became a Mexican
territory that same year. In 1833, the Mexican
government began secularizing the Franciscan missions of California, stripping them of their accumulated wealth and landholdings,
which were then redistributed to favored individuals, including many veterans of the Mexican War of Independence. In 1840, Governor Juan Bautista Alvarado granted the 8,877-acre Rancho Punta de Quentin Cañada
San Anselmo, which had been part of Mission
San Rafael’s lands, to Juan (John) B.R. Cooper
(Figure 17). This rancho encompassed the
Ross Valley and the San Quentin Peninsula,
including parts of the modern-day communities of San Rafael, San Anselmo, Ross, Kentfield, Corte Madera, and Larkspur. Cooper, a native of Boston, was a sea captain and businessman, who 7 Barry Spitz, San Anselmo: A Pictorial History (San Anselmo, CA: Potrero Meadow Publishing Co., 2003), 10.

Figure 17. Map showing the ranchos of Marin County.

Source: Anne T. Kent California Room, Marin County Free Library 442
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13 became a naturalized Mexican citizen in the 1830s. He exploited the rancho for redwood lumber, which he cut and sold locally, as well as exporting to the Sandwich Islands (Hawaii).8 The American conquest of California in 1846-47, as well as the ensuing Gold Rush of 1848-50, spelled the end of the Mexican rancho era in Northern California. Marin County, which was established in 1850 as one of California’s original 27 counties, experienced a sudden influx of Americans, including many who simply squatted on rancho land that they wanted. Although the Treaty of Guadalupe-Hidalgo had guaranteed the land tenure of former Mexican citizens under the new American regime, local rancheros faced not only squatters but also onerous regulations that required them to produce valid Spanish or Mexican title to their land and then present it in front of the U.S. Land Commission, which conducted its business exclusively in English. Confronted with an American legal system that was both unfamiliar and sometimes hostile, the rancheros were compelled to hire American lawyers to represent them. Because they were usually land-rich and cash-poor, the rancheros typically paid for legal services through selling land, which ultimately led to the breakup of most of the original Spanish and Mexican ranchos. 9 In 1857, James Ross, a native of Scotland by way of Australia, bought a substantial portion of Rancho Punta de Quentin Cañada San Anselmo for $50,000 from Benjamin Buckelew, who had acquired the land from John Cooper in 1852. Ross, a Forty-Niner, had grown wealthy from the wholesale liquor trade in San Francisco. After buying much of Cooper’s rancho, he established a trading post called Ross Landing, which was located on Corte Madera Creek in what is now Kentfield. He then moved into the old Buckelew homestead on the site of the present-day Marin Art and Garden Center in Ross, setting himself up as a country squire.

Ross’s primary business ventures included cutting and selling redwood lumber and operating a packet schooner that regularly plied the waters of San Francisco Bay between Ross Landing and San Francisco.10 James Ross died in 1862 at the age of 50, having lived in the Ross Valley for just five years. His widow, Annie Ross, divided the land among her children, reserving 297 acres for herself at the heart of what is now Ross. Her son, James Jr., and his wife Mary (née Miller) Ross, built a house on 26 acres in what is now downtown San Anselmo in 1871. Their estate, which they called “Linda Vista,” was located on the block presently bounded by Magnolia Avenue, San Anselmo Avenue, Pine Street, and Cedar Street.11 James and Annie’s daughter, Annie, and her husband George Worn, owned a much larger estate called “Sunnyside” just south of Linda Vista. Over time, various members of the Ross family sold off parts of their landholdings in the Ross Valley to prominent San Francisco businessmen. These figures were attracted to the valley in part due to its dramatic scenery and mild, fog-free climate, and several of them built estates in what are now the towns of Ross and San Anselmo.
12 8
José Moya del Piño Library – Ross Historical Society, Ross, California: The People, The Places, The History (Ross Historical Society: 2008). 9 Spitz, 11.
10 Spitz, 23.
11 Spitz, 24.
12 Spitz, 24.
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14 The Ross Valley became much
more accessible following the
arrival of mass transportation
after the Civil War. In 1873,
the North Pacific Coast (NPC)
Railroad acquired a right-ofway through the Ross Valley for its proposed north coast
railroad. In 1874, the line
opened between Sausalito
and Point Reyes Station. A
year later, in 1875, the NPC acquired Marin County’s first railroad, the San Rafael & San
Quentin, and extended this
line west to meet the Ross Valley line. The point where these two lines met, which was just
north of James and Mary
Ross’s Linda Vista estate, was
called “The Junction.” Its distinctive “wye” appears on early maps of Marin County (Figure 18)13 The arrival of the North Pacific Coast Railroad in the Ross Valley touched off a minor land boom. In response, in 1881, George and Annie Worn subdivided their 500+-acre Sunnyside Ranch into 100 house lots and several larger “villa” lots. The Sunnyside Tract encompassed the southern half of present-day downtown San Anselmo, the area that was to become the San Francisco Theological Seminary, the southeast slope of Bald Hill, as well as the northernmost part of Ross. However, Sunnyside was not a successful business venture and the Rosses defaulted on their mortgage. Several other real estate firms tried to market the land for residential purposes, but the Sunnyside Tract did not attract much interest until the San Francisco Theological Seminary announced that it would purchase part of the tract for its campus in 1888. This Presbyterian theological college took possession of 14 acres at the center of the Sunnyside tract and over the next decade, built a notable campus consisting of several Richardsonian Romanesquestyle academic buildings and dormitories designed by the San Francisco architectural firm of Wright & Sanders.
14 Not long after the San Francisco Theological Seminary opened in 1892, what is now San Anselmo got its first post office to serve the several hundred students, faculty members, and administrators who moved to the Ross Valley.
13 Spitz, 39.
14 Judy Coy and the San Anselmo Historical Society, Images of America: San Anselmo (Charleston, SC: Arcadia Publishing, 2013), 43-47.

Figure 18. 1873 Map of Marin County.

Source: David Rumsey Map Collection
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15 The transit hub known as The Junction was renamed “San Anselmo” in 1883. The origins of this name are somewhat mysterious, perhaps referring to a Coast Miwok boy who was buried in the area or an overseer employed at nearby Mission San Rafael.15 It does seem that the name had been used earlier in the century to refer to the Mexican land grant of Rancho Cañada de Herrera. However, its application to the railroad junction occurred after the local station agent got tired of having his station confused with other places on the line colloquially known as “The Junction.” After the station was renamed, the name San Anselmo began being used to refer to the handful of hotels and estates that had grown in the vicinity of the station. 16 The arrival of the railroad ushered in a tourist boom to this part of Marin County. In addition to wealthy weekenders, the NPC made it easy for middle-class San Franciscans to make the trip, with San Anselmo lying only an hour north of the city. Passengers bought tickets consisting of two legs: a ferry trip from San Francisco to Sausalito, and then a train from Sausalito to San Anselmo. Dozens of campgrounds, resorts, and hotels opened in San Anselmo, Fairfax, and San Geronimo to cater to this trade. In 1902, the growing demand for service to the area led the North Shore Railroad, the successor to the NPC, to double-track and electrify the line.
17 During this time, several new infill stations were added to the line within what is now San Anselmo, including Bolinas Avenue, Landsdale, and Yolanda.

San Anselmo remained a tiny crossroads until the first decade of the twentieth century. The event that changed all of this was the 1906 Earthquake. Although the temblor damaged and destroyed buildings in communitiesin a broad corridor from Salinas to Eureka, San Francisco wasthe hardest hit, with over 3,000 people killed and 80 percent of the city destroyed. In the aftermath, thousands of San Franciscans sought shelter all around the region’s periphery. Marin County was no exception, with many wealthy San Franciscans moving permanently to their weekend estates in the Ross Valley. With its population growing and the demand for services increasing, San Anselmo’s residents voted to incorporate in 1907. Ross followed suit shortly thereafter in 1908.
18 Another reason that San Anselmo and Ross both incorporated was to avoid being annexed by nearby San Rafael, the largest city and the county seat of Marin County.

San Anselmo’s newly elected Board of Trustees quickly established the town government and put forth a number of ordinances, including one that banned the sale or manufacture of liquor within the town’s boundaries.
19 This law was strongly supported by faculty and administrators at the San Francisco Theological Seminary, many of whom lived in town and whose presence imparted a socially conservative flavor to San Anselmo for decades. In 1910, longtime resident James Tunstead donated several lots in his Linda Vista Tract to the Board of Trustees for a town hall. The board hired local architect W. Garden Mitchell to design the new $5,000 building, which opened for business in June 1911.20 The Mission Revival Town Hall was soon joined by a matching $10,000 Carnegie library, also designed by Mitchell.21 15 Spitz, 9.
16 Spitz, 10.
17 Spitz, 41-42.
18 Spitz, 155.
19 Spitz, 155.
20 Coy et al, 54.
21 57.
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16 The construction of San Anselmo Town Hall and Library at Tunstead and San Anselmo avenues shifted the center of gravity northward from Ross Avenue, touching off a building boom in this part of San Anselmo. 22 Downtown San Anselmo witnessed the construction of several notable masonry commercial blocks during this decade, such as the Cheda Building. Built in 1911, this building anchors the northeast corner of Tunstead and San Anselmo avenues – the gateway to downtown (Figure 19). 23 Over time, the downtown
spread northward to the railroad depot at Center Boulevard and Sir Francis Drake, with an additional strip of auto-oriented development extending along the east side of Sir Francis Drake. During the mid-1920s, several older wood-frame buildings were replaced with modern concrete commercial buildings, some with commercial space on the ground floor and apartments above.

Between 1906 and 1910, San Anselmo’s population grew from only a few hundred to 1,531. Over the next
ten years this figure surged to almost
2,500 in 1920.
24 New residential tracts
radiated outward from downtown toward the west and north, leading to further population gains. By 1930, San
Anselmo’s population had almost
doubled, reaching 4,650.25 Throughout this time the Board of Trustees established a fire department, a police department, a school system, and a
public park network. During the 1920s
and 1930s, many Italian immigrants moved up from San Francisco’s North Beach neighborhood to live in San Anselmo. Not only did the climate and landscape remind them of their home country, but there were many business opportunities in the fast-growing town.

The opening of the Golden Gate Bridge in 1937 unleashed another wave of growth in Marin County. Previously, access to the county from the south had been by ferry from San Francisco, with passengers transferring to train or bus in Sausalito. The opening of the bridge bypassed Sausalito, meaning that people could easily drive to pretty much anywhere in Marin County without having to worry about ferry or train schedules. In addition to putting the ferries and the passenger trains out of business in 1941, the subsequent expansion of highways and arterial boulevards opened most of the eastern third of the county to suburban development.26 In 1940, within just a few years of the opening of the Golden Gate Bridge, San Anselmo’s population had reached almost six thousand people. 27 22 Spitz, 156-55.
23 Coy et al, 85.
24 U.S. Census data for San Anselmo, California.
25 U.S. Census data for San Anselmo, California.
26 Spitz, 53.
27 U.S. Census data for San Anselmo, California.

Figure 19. Cheda Building, Ca. 1935.

Source: San Anselmo Historical Museum
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17 During World War II, the U.S. Army built an ammunition dump on Butterfield Road in the rural community of Sleepy Hollow, as well as a pair of antiaircraft batteries nearby on Stuyvesant Drive and Oak Springs Hill.28 Although these batteries never fired a shot in anger, San Anselmo was the site of a terrible plane crash, in which a pair of Curtiss P-40 fighters collided with Bald Hill on November 2, 1941.

The postwar period saw continued population growth in Marin County as developers constructed thousands of single-family tract houses, apartment buildings, and shopping centers catering to San Franciscans leaving the city as well as migrants from other parts of the U.S. In 1950, San Anselmo’s population had reached 9,188.29 In 1963, San Anselmo’s old central train station was demolished and Sir Francis Drake Boulevard was widened from two to four lanes, repurposing the NPC trackbed for the two southbound lanes.30 In the 1960s, developers began constructing large “dingbat”-type apartment complexes in several parts of San Anselmo, in particular along Ross Avenue. San Anselmo also got a large, modern bank building at the northwest corner of Ross and San Anselmo avenues.

Marin County continued to grow at a rapid clip until the early 1970s, when countywide growth controls went into effect. These largely limited new growth to the already largely built-out eastern third of the county along the Highway 101 corridor. At this stage, San Anselmo was also largely built-out. In 1970, the town’s population reached its high-water mark of 13,031.31 After 1970, San Anselmo’s population began to decline for the first time, with every subsequent decennial census recording lower population figures, until 2010, when the town began to grow again. Today, San Anselmo’s population has stabilized at 12,775 – just shy of its 1970 peak. Similar to many other communities in Marin County, San Anselmo is an affluent suburb with a population that is mostly white. With its scenic downtown, open space preserves, and nearperfect climate, San Anselmo appeals to the Bay Area elite.

B. History of 401 San Anselmo Avenue: 1924 to 2024
The 1924 Sanborn Maps indicate that the subject property was part of a larger vacant parcel corresponding to present-day 401 and 405-11 San Anselmo Avenue (Figure 20). This parcel was originally designated as Lot 20 of the Linda Vista Tract, which had been subdivided by James Tunstead in 1907.32 Prior to that, the property had been part of James Jr. and Mary Ross’s Linda Vista estate. According to the 1924 Sanborn Maps, the northern half of the 400 block of San Anselmo Avenue had already been developed, including what are now 417-25, 427-29, and 431 San Anselmo Avenue. Located half a block north of the subject property, San Anselmo Town Hall and Library are both visible, as well as the no-longer-extant San Anselmo Fire Station. Located across the street from the subject property – on the site of the existing Wells Fargo branch bank – was a two-story, wood-frame commercial building containing a drug store. To the west of the subject property was a second-hand furniture store/junk storage lot and an unidentified seasonal tributary to San Anselmo Creek.
28 “The History of Sleepy Hollow,” Sleepy Hollow Homes Association: https://www.shha.org/page-18131, accessed April 10, 2024.
29 U.S. Census data for San Anselmo, California.
30 Spitz, 199.
31 U.S. Census data for San Anselmo, California.
32 Marin County Office of the Assessor-Recorder, Sales records on file for 401 San Anselmo Avenue. 447
Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
18 Original Design and Construction: 1925-26
In April 1925, the Mercantile Trust Co., a San Francisco-based commercial bank, purchased Lot 20 from Mrs. George Hund. An announcement in the April 11, 1925 edition of Building & Engineering Record announced that the Mercantile Trust Co. planned to build “a modern business structure to house banking quarters on a greater portion of the ground floor.”33 Five months later, the same journal announced that San Francisco-based architect, and Ross resident, Samuel S. Heiman would develop plans for the onestory, reinforced-concrete bank and store building. 34 Two months after this announcement, in October
1925, construction bids had been accepted from a dozen local construction firms and suppliers, including Mission Concrete Co.; Reed & Reed, bricklayers; Schrader Iron Works; L.A. Hinson, carpenter; Crowe Glass Works; and Hermann Safe Co.35 One month later, Building & Engineering News announced that construction of the bank would begin shortly. However, a few weeks later, the Mercantile Trust Co. sold the property and the plans to the Home Savings and Commercial Bank and commissioned a much larger building across the street at 400-04 San Anselmo Avenue. Home Savings and Commercial Bank was a local San Anselmo-based bank whose focus was real estate development and business financing in the Ross Valley. 33 Building & Engineering (April 11, 1925).
34 Building & Engineering (August 15, 1925).
35 Building & Engineering (October 24, 1925).

Figure 20. 1924 Sanborn Map; subject property indicated by blue arrow.

Source: San Francisco Public Library
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Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
19 Its board of directors included Dr. O.W. Jones and Charles Paganini of Ross; and Henry S. Foote, Charles F.

Reindollar, and H.P. Bostwick of San Anselmo.36
There is no original building permit on file for 401 San Anselmo Avenue at the Town of San Anselmo Building Department. However, the San Anselmo Herald reported on the $42,500 project in its January 1, 1926 edition. According to the article, construction was to begin later that month, with completion anticipated in ninety days or so, depending on the weather. The one-story, reinforced-concrete building was to measure 35 feet wide by 70 feet deep with a 15’ x 18’ vault and a mezzanine above it at the rear. The article mentioned that a 15’-wide gap would remain between the building and the north lot line, which was reserved for future construction.
37 Four months later, an article in the same newspaper announced that the new Home Savings and Commercial Bank would open its doors in June 1926, several months later than originally anticipated (it was a wet winter). The article also described two distinctive features of the new bank, including a large fireplace in the lobby that was built “for the benefit of customers who may have been out in the rain.” The article also mentioned that the bank’s vault was equipped with fresh air circulation for the benefit of anyone accidently locked inside. 38 Home Savings and Commercial Bank: 1926 to 1927
The Home Savings and Commercial Bank opened its doors in the summer of 1926. However, the bank operated under this name for only about eight months. In February 1927, Liberty Bank of America, a subsidiary of A.P. Giannini’s Bank of Italy, announced its acquisition of the Home Savings and Commercial Bank, including the little bank at the corner of Pine Street and San Anselmo Avenue in downtown San Anselmo.
39 Bank of Italy/Bank of America: 1927 to 2021
The Bank of Italy was founded in 1904 by San Francisco businessman Amadeo Pietro (A.P.) Giannini. Giannini, the son of Italian immigrants, founded the bank to serve the overwhelmingly Italian residents of San Francisco’s North Beach neighborhood. Unlike many other San Francisco banks, Giannini was able to rescue his bank’s assets from the vaults immediately following the 1906 Earthquake, and transporting them out of the city before massive fires swept the area. Giannini was therefore able to reopen right after the disaster, loaning money to depositors from a table that he set up in North Beach. In 1909, three years after the disaster, North Beach had been almost entirely rebuilt – largely with Bank of Italy loans. Giannini marked his bank’s prosperity by building an impressive new flagship bank/headquarters at 552 Montgomery Street in San Francisco’s Financial District. Later that year, Giannini opened a branch in downtown San José – his first outside San Francisco. By 1918, the Bank of Italy had 24 branches across the state of California, making it the state’s first statewide bank. In 1928, the Bank of Italy merged with the much smaller Bank of America of Los Angeles, and in 1930 Giannini rebranded his banking empire the Bank of America. 40 36 Building & Engineering (November 21, 1925).
37 “New Bank Building under Construction,” San Anselmo Herald (January 1, 1926). 38 “Two New Features of the Home Bank Attract Attention,” San Anselmo Herald (April 7, 1926). 39 “Home Bank Takes Name of Liberty Bank,” San Anselmo Herald (February 18, 1927). 40 Ralph J. Christian, National Register of Historic Places Inventory-Nomination: Bank of Italy Building (San Francisco, CA: June 1977).
449
Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
20 The Bank of Italy’s acquisition of the Home
Savings and Commercial
Bank in 1927 was likely
motivated by the
marked growth of San
Anselmo’s Italian community in the two decades following the 1906 Earthquake. A couple of
years earlier, Giannini
had opened a branch in
nearby Fairfax, as well
as one in downtown San
Rafael. Giannini did not
change the administration of the San Anselmo
branch bank that much
after acquiring it, retaining most of the original directors, including H.S. Foote, C.F. Reindollar, and H.P.

Bostick. Meanwhile, A.J. Uhrich was hired to serve as the branch manager, until Foote took over toward the end of the decade.
41 Bank of Italy made several minor changes to 401 San Anselmo Avenue after acquiring it in 1927 – mostly related to signage. A Ca. 1928 photograph shows what the bank looked like with the new Bank of Italy signage on the windows(Figure 21). This rare photograph is principally valuable because it illustrates what the bank looked like before it was doubled in size in 1946. The Ca. 1928 photo indicates that the gap between the bank and the Home Market wasstill a vacant lot concealed behind a wood fence with a Bank of Italy advertisement painted on it. This lot was later developed with a small, one-story commercial building that was later torn down in 1946. This photograph also shows the original double-leaf wood doors in the main entrance, the original square windows flanking the main entrance, and the original molded water table. Finally, the image indicates that the terra cotta panels above the windows were originally rectangular in shape and that they depicted a vegetal motif.42 Bank of America was one of at least three banks operating in San Anselmo during the early twentieth century. Two other banks located in the downtown area included the First Bank of San Anselmo, which opened in 1911 at the southeast corner of Bank Street and Sir Francis Drake Boulevard; and the Mercantile Trust Co. at 400-04 San Anselmo Avenue (now Wells Fargo), which opened in 1926 across the street from the subject property (see Figures 8-9).
41 Advertisement, San Anselmo Herald (January 31, 1930). 42 These panels were later changed to roundels depicting the U.S.S. Portsmouth – an early Bank of America insignia.

Figure 21. Primary façade of 401 San Anselmo Avenue, Ca. 1928.

Source: San Anselmo Historical Society
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21 H.S. Foote continued to run the San Anselmo Bank of America until 1932, when he took over the downtown San Rafael branch. In his place, the bank hired Frank P. Theron. 43 By 1941, there were at least seven
Bank of America branches operating in Marin County, including in Fairfax, Mill Valley, Point Reyes Station, San Rafael, Tomales, San Anselmo, and Sausalito.44 These banks, as well as the many other local and regional banks operating across the county, served Marin County’s citizens and business owners, helping to finance construction, make personal and business loans, and safeguard depositors’ savings.

In February 1946, an article in the San Anselmo Herald announced that the Bank of America planned to expand and remodel its San Anselmo branch. The $40,000 project entailed annexing the adjoining 15’- wide strip of land to the north, which contained an insurance office operated by Harry N. Christensen, and knocking it down to make way for a substantial horizontal addition. Another addition was to be built at the rear to accommodate offices and toilet rooms. In addition, both the exterior and the interior were to be remodeled to give the newly enlarged building a unified and contemporary appearance. The remodel more than doubled the interior square footage, allowing Bank of America to increase the number of teller windows from five to 15, as well as accommodating a larger vault.45 The fireplace was evidently removed at this time and the mezzanine enclosed for storage and mechanical equipment. There is no surviving building permit on file for this project, but a Ca. 1950 photograph indicates that the expansion did take place as described in the newspaper article (Figure 22). This image also shows the new larger windows on 43 “Bank Statements Show Fine Condition,” San Anselmo Herald (January 11, 1940). 44 Frank P. Theron, “Civic Forum: Community Banking, Bank of America,” San Anselmo Herald (April 3, 1941). 45 “Bank of America is Expanding, Taking in Christensen’s Office,” San Anselmo Herald (February 1946).

Figure 22. 401 San Anselmo Avenue, Ca. 1950.

Source: San Anselmo Historical Society
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22 the primary façade, the new roundels above the windows, the new tiled bulkhead, and the new rear addition.

The 1950 Sanborn Maps, an update of the 1924 series, shows the San Anselmo branch of the Bank of America at 401 San Anselmo Avenue (Figure 23). The building is depicted as a one-story-and-mezzanine, reinforced-concrete commercial building with a pair of one-story additions at the side and the rear. The 1950 Sanborn Maps show few vacant lots remaining in downtown San Anselmo, which was approximately 85 percent developed. The block partially bounded by Tunstead Avenue, San Anselmo Avenue, and Pine Street lay at the heart of downtown San Anselmo, with a market, a bakery, a furniture store, a laundry, a restaurant, and a half-dozen small stores.

The San Anselmo branch of Bank of America continued to operate for 95 years. After the 1946 remodel, the bank underwent several more changes. Ca. 1965, the three large arched windows on the Pine Street façade were removed and their openings infilled – allegedly due to leaks. In 1972, the two windows on the north side of the San Anselmo Avenue façade were removed and replaced with walk-up teller windows.46 In the early 1980s, these teller windows were replaced with a blank vestibule containing a pair of Versateller (ATM) machines.47 In 2018, the front doors were replaced with an inexpensive anodized aluminum counterpart. Not long afterward new awnings were installed above the main entrance and the two remaining windows on the primary façade. The interior has been remodeled many times since 1946 and the signage has changed along with Bank of America’s evolving brand identity. 46 Town of San Anselmo Building Department, Plans and permit applications on file for 401 San Anselmo Avenue. 47 Unknown author, “Bank of America” (undated manuscript at the San Anselmo Historical Museum).

Figure 23. 1950 Sanborn Map; subject property indicated by blue arrow.

Source: San Francisco Public Library
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Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
23 San Anselmo’s Bank of America branch closed during the worldwide Covid 19 epidemic of 2020-21, remaining vacant for a couple of years. On December 1, 2023, Bank of America’s corporate real estate division sold 401 San Anselmo Avenue to the current owner, Rhino One LLC.48 Table 1 provides a list of all previous owners of 401 San Anselmo Avenue from 1925 until the present day.

Table 1. Chain of Title for 401 San Anselmo Avenue
Document Reference Date Grantor Grantee
Building & Engineering April 1925 Mrs. George Hund Mercantile Trust Co.

Building & Engineering November 1925 Mercantile Trust Co.

Home Savings and Commercial
Bank
San Anselmo Herald February 1927
Home Savings and Commercial
Bank
Liberty Bank of America/Bank of
Italy
Marin County Office of
the Clerk-Recorder
Grant Deed
December 1,
2023
Bank of America
Bank of America National Trust &
Savings Association Rhino One LLC
C. Alterations
As mentioned, 401 San Anselmo Avenue has undergone many alterations since it was constructed 98 years ago. It appears that the building underwent relatively few changes in its first two decades of operation apart from minor changes to signage. The building underwent the most substantial changes in 1946 when Bank of America decided to enlarge its San Anselmo branch by building a pair of additions, including a concrete addition on the north side of the property to house more teller stations and a wood-frame addition at the rear to accommodate new offices and toilet rooms. The exterior and interior were both remodeled at the same time to unify and modernize the building’s appearance. As part of this work, the window openings on the primary façade were enlarged and the window sashes replaced. In addition, some of the ornament was either removed or concealed, including the molded water table, which was replaced by a smooth wainscoting of terra cotta tile. In the mid-1960s, the three arched windows on the Pine Street façade were removed and the openings infilled with framing and stucco. In 1972, the two northernmost windows on the primary façade were removed and replaced with walk-up teller windows.

A decade later these were replaced with a windowless vestibule containing a pair of ATMs. More recent changes include the replacement of the front doors with an ADA-compliant anodized-aluminum door in 2018 and the addition of awnings above the main entrance and the windows on the primary façade sometime afterward.

Table 2 documents all known alterations to 401 San Anselmo Avenue since it was completed in 1926. Very few of these alterations are documented permits, so alternate sources of information are cited wherever possible.
48 Marin County Office of the Assessor-Recorder, Sales records on file for 401 San Anselmo Avenue. 453
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24 Table 2: Building Permit Applications on File for 401 San Anselmo Avenue Source/Date Applicant Scope/Cost/Builder
Building & Engineering
(August 15, 1925) Mercantile Trust Co.

New construction: build one-story, reinforced-concrete bank building costing $42,500.

Contractor: D. Paganini
San Anselmo Herald
(February 14, 1946) Bank of America
Expand size of existing bank from 2,100 to 4,500 sf with two additions, remodel exterior, and remodel interior costing $40,000.

N/A
Ca. 1965 Bank of America Remove and infill windows on Pine Street façade.

San Anselmo Building
Department
June 1972 Bank of America
Remove two windows from primary façade and replace with two walk-up teller windows.

N/A
Ca. 1982 Bank of America
Replace two walk-up teller windows with a vestibule containing a pair of ATMs.

San Anselmo Building
Department
September 2018 Bank of America
Replace front doors with ADA-compliant door and vestibule floor.

Architect: Little Diversified Architectural Consulting
Contractor: Unknown
N/A Ca. 2018 Bank of America
Install awnings above the main entrance and windows on the primary façade.

D. Samuel S. Heiman
Architect Samuel S. Heiman designed 401 San Anselmo Avenue (Figure 24). Samuel Heiman was born June 3, 1885 in San Francisco to German-Jewish parents: Jonas and Celia Heiman (originally spelled Hyman). 49 His father immigrated to the U.S. in 1871 and worked as a driver at a brewery. His wife Celia immigrated in 1877. Samuel grew up at 834 Page Street in the Western Addition. He had an older sister named Mariam (born 1882) and a younger brother named Abraham (born 1887). According to the 1900 Census, Samuel, who was only 15 at the time, was working as an apprentice draftsman at Union Iron Works.50 In the early 1910s, Heiman began practicing architecture even though he was not licensed. He initially collaborated with a man named Mel I. Schwartz, designing small commercial buildings and residences in San Francisco.51 He lived at 1370 La Playa in the city’s Oceanside neighborhood. Samuel Heiman served in the U.S. Army during World War I. After the war, he returned to San Francisco and resumed practicing architecture. 49 U.S. World War I Draft Registration Cards, 1917-1918, for Samuel Heiman. 50 1900 U.S. Census for San Francisco, California, Enumeration District 160, Sheet 6. 51 San Anselmo Historical Museum, “Samuel Heiman – A Busy San Anselmo Architect”: https://sananselmohistory.org/articles/samuel-heiman/, accessed April 12, 2024.

Figure 24. Samuel S. Heiman.

Source: San Anselmo Historical
Museum
454
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25 In April 1920, Heiman was arrested for
practicing architecture without a license.52 After obtaining a license, he began working independently from an
office in the Mechanics’ Institute in
downtown San Francisco. Heiman
prospered during the 1920s-era building boom.
53 One of his first major projects was a five-story factory for Alcone Knitting Mills at Mission and Plum streets.
54 Heiman moved to Ross
in the early 1920s, although he kept
his office in San Francisco. After the
move, Heiman began working widely
in the Ross Valley and elsewhere in
Marin County. His early San Anselmo projects include a Mission Revival commercial building for the real estate firm of Kent & Minto at 208 Sir Francis Drake (1923), the Tamalpais Theater at 324-32 Sir Francis Drake (1923), a commercial block for Joseph C. Raas and Milton Esberg at 526-36 San Anselmo Avenue (1924), the Durham Garage at 610 Sir Francis Drake (1924), Home Savings and Commercial Bank at 401 San Anselmo Avenue (1925), and the Red Hill School (1930).55 Heiman remained involved in San Francisco and on the Peninsula during the 1920s, designing a series of houses in San Francisco’s affluent St. Francis Wood, Sea Cliff, and Forest Hill neighborhoods, as well as Baywood in San Mateo.56 In 1928, Heiman designed an addition for Galileo High School in San Francisco.57 Heiman’s most prominent commission, however, was the $900,000 San Francisco Department of Public Health, a four-story office building and clinic located at Polk and Grove streets opposite San Francisco City Hall (Figure 25).

Samuel Heiman lived at 155 Lagunitas Avenue in Ross with his wife Dorothy and their two sons: Warren and Lawrence.58 In World War II, he enlisted in the U.S. Army, serving in the U.S. Army Corps of Engineers.

After returning to civilian life, Heiman began teaching architectural drafting to inmates at San Quentin Prison.
59 He died April 6, 1947 at the age of 61.60
52 Architects’ License Test Case is Begun,” San Francisco Chronicle (April 16, 1920), 2. 53 San Anselmo Historical Museum, “Samuel Heiman – A Busy San Anselmo Architect”: https://sananselmohistory.org/articles/samuel-heiman/, accessed April 12, 2024. 54 “For New Knitting Mills,” San Francisco Chronicle (October 4, 1924), 10. 55 San Anselmo Historical Museum, “Samuel Heiman – A Busy San Anselmo Architect”: https://sananselmohistory.org/articles/samuel-heiman/, accessed April 12, 2024. 56 “Master Home Ground Breaking Ceremony Saturday: Work to Begin on Ideal Residences on Baywood Site,” San Francisco Chronicle (September 21, 1927), 17.
57 “Site to be Cleared for War Memorial,” San Francisco Chronicle (August 14, 1928), 8. 58 1930 U.S. Census for Ross, California, Enumeration District 21-10, Sheet 6B. 59 San Anselmo Historical Museum, “Samuel Heiman – A Busy San Anselmo Architect”: https://sananselmohistory.org/articles/samuel-heiman/, accessed April 12, 2024. 60 U.S. Find a Grave Index, 1600s-Current, for Samuel Heiman.

Figure 25. San Francisco Department of Public Health.
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26 VI. Determination of Eligibility
A. California Register of Historical Resources
The California Register is an authoritative guide to significant architectural, archaeological, and historical resources in the State of California. Resources are listed in the California Register through a number of methods. State Historical Landmarks and National Register-eligible properties (both listed and formal determinations of eligibility) are automatically listed. The California Register also includes properties identified in historical resource surveys with California Historic Resource Status Codes of 1 to 5 and resources designated as local landmarks by municipal or county ordinances. Properties may also be nominated to the California Register by local governments, non-profit organizations, or private citizens. The eligibility criteria used by the California Register are closely based on those developed by the National Park Service for the National Register of Historic Places (National Register). In order to be eligible for listing in the California Register a property must be demonstrated to be significant under one or more of the following criteria:

Criterion 1 (Event): Resources that are associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States.

Criterion 2 (Person): Resources that are associated with the lives of persons important to local, California, or national history.

Criterion 3 (Design/Construction): Resources that embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values.

Criterion 4 (Information Potential): Resources or sites that have yielded or have the potential to yield information important to the prehistory or history of the local area, California or the nation.

As mentioned previously, according to the BERD, 401 San Anselmo Avenue has a California Register Status Code of 5S2, meaning that it appears eligible for local landmark designation. However, San Anselmo does not have a local landmarks inventory or any means for designating notable properties. In the sections below, we evaluate the property for California Register eligibility under each of the four criteria.

Criterion 1
401 San Anselmo Avenue does not appear eligible for the California Register under Criterion 1 (Events).

Constructed in 1926 by the Home Savings and Commercial Bank, 401 San Anselmo Avenue is broadly reflective of the commercial development that remade downtown San Anselmo during the 1920s-era building boom. However, many properties in downtown San Anselmo share this association. Furthermore, 401 San Anselmo Avenue is not associated with any individual “events that have made a significant 456
Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
27 contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States.”
Criterion 2
401 San Anselmo Avenue does not appear eligible for the California Register under Criterion 2 (Persons).

To be eligible under this criterion, the property should be closely associated with the “productive life” of an individual who has made important contributions. For most people, this means their workplace. In addition, the events in question must have occurred more than 50 years ago unless they are of “exceptional importance.” The most important person associated with the subject property is A.P. Giannini, the founder of Bank of Italy. Although his bank purchased the subject property in 1927, it is not known if Giannini ever visited the property. However, it is known that he never physically occupied any part of the property because his main offices were in San Francisco. Furthermore, none of the bank’s board of directories, managers, or employees are widely known today and none have been known to have made any lasting or significant contributions to local, California, or national history.

Criterion 3
401 San Anselmo Avenue does not appear eligible for the California Register under Criterion 3 (Design/Construction). The building’s most distinctive characteristic is that it is an older small-town branch bank once owned by one of the nation’s largest and most important banking corporations. It is also an example of a traditional “banking temple,” by virtue of its prominent siting on a corner lot, its one-story massing, and its quasi-monumental design that originally had arched divided-lite windows and an elaborate banking hall. However, in order to qualify under Criterion 3, a property must continue to “embody the distinctive characteristics of a type, period, region, or method of construction.” Designed in a blend of the Mediterranean and Classical Revival styles, the original design was not a particularly distinctive one in that it was a hybrid and not a pure embodiment of any particular style. More important, it has undergone multiple alterations that have greatly changed its character and diminished its integrity to the point where it would no longer qualify for listing under this criterion.

Originally constructed in 1926, 401 San Anselmo Avenue was purchased by the Bank of Italy in 1927, which made minor changes to signage. In 1946, the Bank of America doubled the size of the building, constructing two additions. To make these additions blend in and give the bank a contemporary appearance, the exterior and interior of the original building were stripped of most of their ornament. Furthermore, the addition of the two extra bays on the primary façade destroyed the building’s original symmetry. Additional changes, including the infilling of the windows on Pine Street in the mid-1960s and the removal of the windows on the north side of the primary façade have only further eroded the original design. The building that exists today is largely a product of the 1946 remodel, with later iterative changes dating to the 1960s, 1970s, 1980s, and the present century. Finally, 401 San Anselmo Avenue does not embody high artistic values and it is not the work of a master architect.

Criterion 4
Analysis of 401 San Anselmo Avenue for eligibility under Criterion 4 (Information Potential), which deals mainly with archaeological resources, is beyond the scope of this report. 457
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28 VII. Conclusion
Designed by architect Samuel S. Heiman in 1925 for the Mercantile Trust Company, 401 San Anselmo Avenue was built in 1926 by the Home Savings and Commercial Bank, which had purchased the property and the plans in late 1925. The bank opened in June 1926 under this name, but a year later it was absorbed by the Bank of Italy. In 1930, A.P. Giannini changed the bank’s name to the Bank of America. In 1946, the Bank of America significantly enlarged the building with two horizontal additions, including one on the north side and another on the west side. The exterior and the interior were both remodeled at the same time to unify and modernize the building’s appearance. Additional alterations occurred in the 1960s, when the arched windows on the south façade were removed. In the 1970s, two of the windows on the primary façade were replaced with walk-up teller windows, and in the 1980s these teller windows were replaced with ATMs. Most recently, in 2018, the front door was replaced and new awnings installed above the main entrance and the remaining two windows on the primary façade. The property operated as Bank of America’s downtown San Anselmo branch for nearly a century, closing its doors in 2021. In 2023, the current owner, One Rhino LLC, purchased the property. Based on the analysis in this report, 401 San Anselmo Avenue does not appear eligible for individual listing in the California Register of Historical Resources, in large part due to the alterations that it has undergone. 458
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29 VIII. Bibliography
A. Published and Unpublished Books, Articles, and Reports Architects’ License Test Case is Begun.” San Francisco Chronicle (April 16, 1920), 2.

Bancroft, Hubert H. History of California, Volume VI. San Francisco: The History Company, 1886- 1890.
“Bank of America is Expanding, Taking in Christensen’s Office.” San Anselmo Herald (February 1946).
“Bank Statements Show Fine Condition.” San Anselmo Herald (January 11, 1940).

California Office of Historic Preservation. California Historical Resource Status Codes. Sacramento: 2003.

Christian, Ralph J. National Register of Historic Places Inventory-Nomination: Bank of Italy Building. San Francisco, CA: June 1977.

Coy, Judy and the San Anselmo Historical Society. Images of America: San Anselmo. Charleston, SC: Arcadia Publishing, 2013. “For New Knitting Mills.” San Francisco Chronicle (October 4, 1924), 10.

Gebhard, David, Robert Winter, et al. The Guide to Architecture in San Francisco and Northern California.

Salt Lake City: Peregrine-Smith Books, 1985 Ed.
“Home Bank Takes Name of Liberty Bank.” San Anselmo Herald (February 18, 1927).

José Moya del Piño Library – Ross Historical Society. Ross, California: The People, The Places, The History.

Ross, CA: Ross Historical Society, 2008.

Kirker, Harold. California Architecture in Perspective. Niwot, CO: Roberts Rinehart Publishers, 1991. “Master Home Ground Breaking Ceremony Saturday: Work to Begin on Ideal Residences on Baywood Site.” San Francisco Chronicle (September 21, 1927), 17. “New Bank Building under Construction.” San Anselmo Herald (January 1, 1926).

San Rafael City Directories: 1923-1978.

Posner, Russell M. “The Bank of Italy and the 1926 Campaign in California.” California Historical Society Quarterly, Vol. 37, No. 3 (September 1958), 353.

Sanborn Fire Insurance Company: Sanborn Maps for Ross: 1925 and 1950.

Scott, Mel. The San Francisco Bay Area: A Metropolis in Perspective. Berkeley: University of California Press, 1959.
“Site to be Cleared for War Memorial.” San Francisco Chronicle (August 14, 1928), 8.

Spitz, Barry. San Anselmo: A Pictorial History. San Anselmo, CA: Potrero Meadow Publishing Co., 2003. 459
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30 State of California, Department of Parks and Recreation, Office of Historic Preservation. “Historic Resources Inventory – Bank of America, 401 San Anselmo Avenue, San Anselmo, California.” San Anselmo Historical Commission: June 1987.

Theron, Frank P. “Civic Forum: Community Banking, Bank of America.” San Anselmo Herald (April 3, 1941). “Two New Features of the Home Bank Attract Attention.” San Anselmo Herald (April 7, 1926).

Unknown author. “Bank of America” (undated manuscript at the San Anselmo Historical Museum).

U.S. Department of the Interior, National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: rev. ed. 1998.

U.S. Department of the Interior, National Park Service. National Register Bulletin 16: “How to Apply the National Register Criteria for Evaluation. Washington, D.C.: rev. ed. 1998.

U.S. Department of the Interior, National Park Service. Secretary of the Interior’s Standards for Rehabilitation & Illustrated Guidelines for Rehabilitating Historic Buildings. Washington, D.C.:
1997.

Woodbridge, Sally and John. Buildings of the Bay Area. New York: Grove Press, 1960.

B. Public Records
California Death Index: 1940-1997.

California Marriage Index, 1960-1985.

California Passenger and Crew Lists, 1882-1957.

California State Library, Biographical Files.

CEQA Guidelines subsection 15064.5(b).

San Anselmo Department of Planning and Building Department. Building and alteration permits on file for 401 San Anselmo Avenue.

Marin County Clerk-Recorder’s Office. Property records for 401 San Anselmo Avenue.

U.S. Bureau of the Census. Census Schedules for San Francisco and San Anselmo, California: 1980- 1950.

C. Websites
Sleepy Hollow Homes Association. “The History of Sleepy Hollow”: https://www.shha.org/page18131, accessed April 10, 2024.

San Anselmo Historical Museum. “Samuel Heiman – A Busy San Anselmo Architect”: https://sananselmohistory.org/articles/samuel-heiman/, accessed April 12, 2024. 460
Historic Resource Evaluation 401 San Anselmo Avenue, San Anselmo, CA April 30, 2024
31 IX. Appendix
A. 1987 Historic Resources Inventory Forms for 401 San Anselmo Avenue 461
462
463
Prepared for Embarcadero Advisors
1350 Ocean Avenue • Emeryville, CA 94608 • (510) 420-5738 www.rockridgegeo.com

GEOTECHNICAL INVESTIGATION

PROPOSED RENOVATION AND ADDITION
401 SAN ANSELMO AVENUE

SAN ANSELMO, CALIFORNIA

UNAUTHORIZED USE OR COPYING OF THIS DOCUMENT IS STRICTLY

PROHIBITED BY ANYONE OTHER THAN THE CLIENT FOR THE SPECIFIC

PROJECT
November 6, 2023
Project No. 23-2488
DRAFT
464
1350 Ocean Avenue • Emeryville, CA 94608 • (510) 420-5738 www.rockridgegeo.com
November 6, 2023
Project No. 23-2488
Mr. Michael Day
Embarcadero Advisors
407 San Anselmo Avenue, Suite 201
San Anselmo, California 94960
Subject: Geotechnical Investigation
Proposed Renovation and Addition
401 San Anselmo Avenue
San Anselmo, California
Dear Mr. Day:

We are pleased to present the results of our geotechnical investigation for the proposed renovation and addition to the existing building at 401 San Anselmo Avenue in San Anselmo, California. Our investigation was performed in accordance with our proposal dated September 11, 2023.

The site is on the northwestern corner of the intersection of San Anselmo Avenue and Pine Street. The subject property is bordered by a parking lot to the west, a commercial building to the north, San Anselmo Avenue to the east, and Pine Street to the south. The site is trapezoidal shaped with maximum plan dimensions of about 40 feet by 75 feet. Currently, the site is entirely occupied by a one- and two-story building previously used as a bank. The southern half of the building was constructed in 1925 and the northern half was constructed later as part of an expansion for the bank. The eastern two-thirds of the building is two stories with a partial mezzanine and the western third of the building is one story.

Plans are to convert the existing building into a mixed-use property, including the addition of a third story. Plans include commercial use on the ground floor and residential units on the second and third floors.

Based on the results of our geotechnical investigation, we conclude there are no major geotechnical issues that would preclude development of the site as proposed. The primary geotechnical issues at the site are: 1) the potential for up to about 1-1/2 inches of liquefactioninduced differential settlement across a horizontal distance of 30 feet, and 2) providing adequate vertical and lateral support for the proposed improvements. We conclude the proposed addition and improvements can be supported on interconnected spread footings.

The recommendations contained in our report are based on limited subsurface exploration.

Consequently, variations between expected and actual subsurface conditions may be found in localized areas during construction. Therefore, we should be engaged to observe site preparation DRAFT
465
Mr. Michael Day
Embarcadero Advisors
November 6, 2023