Tuesday, September 23, 2025 7:00 PM
In the Council Chambers and via Zoom at 525 San Anselmo Avenue, San Anselmo, CA 94960 Town Council
Agenda
Meeting held In-Person and via Zoom:
https://us02web.zoom.us/j/86552008832
Or Telephone: +1 669 900 6833 | Webinar ID: 865 5200 8832 How to Submit Comments Before the Meeting: Members of the public are encouraged to submit email correspondence to [email protected] or eComments on the Agendas and Meeting page before the meeting begins.
How to Participate During the Meeting: Members of the public will have the option to speak during the meeting through the Zoom application by using their phone or an electronic device.
For PC, Mac, or smart phone, Use Raise hand function when public comment for an item is requested. It is a button that is located at the top or bottom of your screen, based on your electronic device.
For landline phones, raise hand to be recognized with *9 Please be advised that those participating in the meeting remotely via Zoom do so at their own risk.
The Town Council regular meeting will not be cancelled if any technical problems occur during the meeting.
Call to Order. Optional Pledge of Allegiance: The Mayor or a designated Council member will recite the Pledge of Allegiance for members of the Council and the public who wish to join in the recitation.
Open time for public expression.
The public is welcome to address the Council at this time on matters not on the agenda that are within the jurisdiction of the Council. Please be advised that pursuant to Government Code Section 54954.2, Council is not permitted to discuss or take action on any matter not on the agenda unless it determines that an emergency exists, or that there is a need to take immediate action which arose Town Council Agenda September 23, 2025
1 1. Consent Agenda:
1.1 Approval of the Draft Minutes of the Regular Meeting of September 9, 2025
1.2 Receive and File the Financial Report on Recreation Fund ending Augusts 31, 2025
1.3 Receive and File Revenue and Expenditure Reports, August 2025
1.4 Adopt a Proclamation Declaring National Friends of Libraries Week in San Anselmo, October 19-25, 2025
1.5 Approve Notice of Completion for Isabel Cook Community Center Reroof
1.6 Amending the Master Fee Schedule for the Town of San Anselmo
2. Council Business Items:
following posting of the agenda. Comments may be no longer than three minutes and should be respectful to the community.
Council requests for future agenda items.
Council committee liaison reports, questions and comments to staff; staff miscellaneous items.
Special Presentation.
Proclamation Honoring Juan Olsen Sanchez for His 36 Years of Service to the San Anselmo Community The opportunity for public comment on consent agenda items will occur prior to Council discussion of the consent agenda. The Council may approve the entire consent agenda with one action. In the alternative, items on the consent agenda may be removed by any Council or staff member, for separate discussion and vote.
Staff Report (DOC)
Attachment 1- Draft Minutes of the Regular Town Council Meeting of September 9, 2025 (PDF)
Staff Report (PDF)
Attachment 1 - August 2025 Budget Report (PDF)
Attachment 2 - August 2025 Recreation Capital Outlay (PDF) Staff Report (DOCX)
Attachment 1 Budget Comparison Report by Subcategory, August 2025 (PDF) Attachment 2 Budget Comparison Report by Department, August 2025 (PDF) Attachment 3 Budget Comparison Report by Subcategory Measure J, August 2025 (PDF) Attachment 4 Budget Comparison Report by Department Measure J, August 2025 (PDF) Staff Report (DOC)
Attachment 1- Proclamation (DOC)
Staff Report (PDF)
Attachment 1 - ICC Site Images (PDF)
Attachment 2 - Notice to Complete Template (PDF)
Staff Report (DOCX)
Attachment 1 -Resolution Amending Photovoltaic Permit Application Fee (PDF) Town Council Agenda September 23, 2025
2 2.1 Review and Approve the Age & Disability Friendly Steering Committee Operational Guidelines. The proposed is exempt from the California Environmental Quality Act (CEQA), under the “common sense” exemption, because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. (Cal. Code Regs. tit. 14, § 15061).
2.2 Consultant Contract for the Brookside Elementary School Sidewalk Gap Closure Project Phases 2 and 3. This project design is exempt from the California Environmental Quality Act (CEQA) under a Class 6 categorical exemption, because the scope of work consists of data gathering, analysis and preparation of plans and specifications for a project. No construction or alteration will be undertaken. (14 Cal. Code Regs. § 15306). When the plans and specifications are finalized and ready for bidding and construction, a CEQA analysis will be undertaken at that time.
2.3 Review the Draft Land Use Map for the General Plan Update. This item is not a “project” under the California Environmental Quality Act (CEQA) because it does not involve an activity that has the potential to cause a direct or reasonably foreseeable physical change in the environment. (Cal. Pub. Res. Code Section 21065).
3. Public Hearing:
3.1 Public Hearing to Adopt an Ordinance Amending Title 10 (Planning and Zoning) to Update Conditional Use Permit Regulations and Replace Nonconforming Uses and Improvements Regulations with New Article on Nonconforming Uses, Structures, and Lots; CEQA Exemption Findings. The proposed Ordinance is exempt from review under the California Environmental Quality Act (CEQA) pursuant to the CEQA Guidelines Section 15061(b)(3), Section 15301, and Section 15303.
In general, the following procedural order applies to items of business:
•Presentation
•Town Council questions
•PUBLIC COMMENT – limited to 3 minutes/person
•Town Council discussion/action
Staff Report (PDF)
Attachment 1 - Operational Guidelines (PDF)
Staff Report (DOC)
Attachment 1- CSW Scope and Cost Proposal (PDF)
Staff Report (PDF)
Attachment 1 - Draft Land Use Map (PDF)
Attachment 2 - Draft Land Use Categories (PDF)
Attachment 3 - Draft Reserve Areas Policy (PDF)
Attachment 4 - Community Engagement Summary (PDF)
In general, the following procedural order applies to public hearing items:
•Staff Presentation
•Town Council Questions
•PUBLIC COMMENT – limited to 3 minutes/person
•Town Council discussion/action
Town Council Agenda September 23, 2025
3 Staff Report (DOC)
Attachment 1-Draft Ordinance (DOC)
Attachment 2-Draft Ordinance- Redline Version (DOC)
Attachment 3- Planning Commission Resolution No. 2025-17 (PDF) Attachment 4- August 18, 2025, Planning Commission Staff Report with Attachments (DOC) Adjourn
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact Town Staff at email [email protected]. Notification at least 48 hours prior to the meeting will enable the Town to make reasonable accommodations to help ensure accessibility to this meeting.
Any writings or documents provided to a majority of the Town Council regarding any item on this agenda after the distribution of the original packet will be made available for public inspection at the public counter at Town Hall located at 525 San Anselmo Avenue.
Notice is hereby given that Council may discuss and/or take action on any or all of the items listed on this agenda.
If any of these matters above are challenged in court, you may be limited to raising only those issues you or someone else raised at any public hearing described on this agenda, or in written correspondence delivered at, or prior to, this Council meeting. Judicial review of an administrative decision of the Town Council must be filed with the Court not later than the 90th day following the date of the Council’s decision (Code of Civil Procedure Section 1094.6) Any item not under discussion before 10:00 p.m. may be continued to the next regular meeting. Next regular meeting is October 14, 2025.
Administration Department
Town Hall
525 San Anselmo Avenue
San Anselmo, CA 94960
(415) 258-4691
Town Council
Tarrell Kullaway, Mayor
Steve Burdo, Vice Mayor
Eileen Burke, Councilmember
Chantel Walker, Councilmember
Yoav Schlesinger, Councilmember
Staff
David Donery, Town Manager
Linda Kenton, Assistant Town Manager / Town Librarian
Jeff Zuba, Finance and Admin Services Director
Megan Holt Acevedo, Town Attorney
Serge Avila, Town Clerk
Heidi Scoble, Community Development Director
Sean Condry, Public Works Director
Mattie O'Grady, Community Services Director
Mike Norton, Chief of Police
Dan Mahoney, Fire Chief
DECLARATION OF POSTING
This Notice is posted in accordance with Government Code §54954.2(a) or §54956. Members of the public can Town Council Agenda September 23, 2025
4 view electronic agendas and staff reports by accessing the Town of San Anselmo website. Under penalty of perjury, this Agenda was posted to the public at least 72 hours prior to the meeting.
Town Council Agenda September 23, 2025
5 Item #: 1.1
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 1.1
MEETING DATE: September 23, 2025
AGENDA TITLE: Approval of the Draft Minutes of the Regular Town Council Meeting of the September 9, 2025
FROM: Serge Avila, Town Clerk
RECOMMENDATION: For Council to consider the approval of the Draft Minutes of the Regular Town Council meeting of September 9, 2025.
ATTACHMENT:
Attachment 1- Septiembre 9, 2025 Draft Minutes
6 1
San Anselmo Draft Council Minutes
Regular Meeting
Town Council Chambers and via Zoom
Tuesday, September 9, 2025
Interviews for the Planning Commission- 6:24 p.m.
The Council interviewed Tara Ticknor, Jacob “Jake” Shemano, Elizabeth Thomas, Paul Corning, Jennifer Asselstine, Tim Heiman
Call to Order: Optional Pledge of Allegiance- 7:15 p.m.
COUNCILMEMBERS PRESENT: Eileen Burke (Acting Mayor)
Yoav Schlesinger
Chantel Walker
COUNCILMEMBER ABSENT: Steve Burdo (Vice Mayor)
Tarrell Kullaway (Mayor)
STAFF MEMBERS PRESENT: Dave Donery, Town Manager
Megan Acevedo, Town Attorney
Serge Avila, Town Clerk
Heidi Scoble, Community Development Director
Eric Robb, Building Official
Linda Kenton, Town Librarian
Brigit Wipfler, Climate Action Coordinator
Jeff Zuba, Finance and Admin Srvs. Director
Open Time for Public Expression
Ms. Tiffany McGilroy, member of the Racial Equity Committee, asked for support for a community event scheduled on Thursday, November 20th from 6:00 p.m. to 8:00 p.m. at Archie William High School. A 1968 BBC documentary called “Root of America” will be shown Mr. Benedetto Chico, representing the Chamber of Commerce, reiterated the position and request to eliminate the paid parking program.
A graduate of San Dominico asked for the installation of a crosswalk at the intersection of Cedar and Ross.
Frank asked for a contribution to help the Racial Equity Committee event. He thanked Town Manager Donery for his display of leadership this morning at the meeting with the EDC.
Mr. Andrew Dargas was concerned about the AT&T antennae at the Spotless Cleaners.
Mr. Ross Asselstine discussed Flood Zone 9 budget issues, the BB2 project, and the paid parking program.
Ms. Kim Pipkin stated she submitted a letter several weeks ago about merchants feeling unwelcome, a disturbing incident that happened to her in a restaurant, and kids throwing eggs. 7 2
Ms. Kelly Murphy thanked the Council for making the permitting process much easier.
Council requests for future agenda items; Committee liaison reports; questions and comments to staff; miscellaneous items
Councilmember Schlesinger reported it was National Weinerschnizel Day; he attended Ember Stomp; this morning’s EDC meeting regarding the parking issue.
Councilmember Walker reported she attended Ember Stomp; meetings at the Cal Poly Maritime Academy; supported the idea of a contribution to the documentary; asked if “daylighting” would help with visibility at the crosswalk at Cedar and Ross.
Acting Mayor Burke reported she attended the Memorial Park Renovation Committee meeting.
Town Manager Donery announced there will be a Special Town Council Meeting on Thursday evening at 7:00 p.m. regarding the paid parking program.
Special Presentation
There are no Special Presentations.
1. Consent Agenda
1.1 Approve the Draft Minutes of the Regular Town Council Meeting of August 26, 2025
1.2 Accept Resignation of Greg Alsterlind from the Bicycle & Pedestrian Advisory Committee
1.3 Adopt a Proclamation Recognizing and Ratifying Youth Commissioners for 2025/ 26
1.4 Receive and File a Report of Checks Issued, August 2025
1.5 Accept the Pedestrian Hybrid Beacon Project at Sir Francis Drake Boulevard and Saunders Avenue and Authorize Staff to File a Notice of Completion Councilmember Schlesinger wanted to pull item #1.3
M/s, Burke/Walker, Motion to approve Consent Calendar items #1.1, #1.2, #1.4 through #1.5.
AYES: Schlesinger, Walker, Acting Mayor Burke
ABSENT: Burdo, Mayor Kullaway
1.3 Adopt a Proclamation Recognizing and Ratifying Youth Commissioners for 2025/26 Councilmember Schlesinger stated the Youth Commissioners were amazing. The program is a great way to connect with the younger generation.
M/s, Schlesinger/Walker, Motion to approve Consent Calendar item #1.3.
AYES: Schlesinger, Walker, Acting Mayor Burke
ABSENT: Burdo, Mayor Kullaway
Public Hearing
2.1 Public Hearing, Discussion, and Potential Adoption of an Ordinance Amending Title 9, 8 3
Chapter 1 (Construction Codes) and Chapter 19 (Green Building Requirements) to Implement the 2025 Tier 1 CALGreen Building Code
Community Development Director Scoble presented the staff report and a PowerPoint presentation that included the following: 1) What are Building Codes? 2) AB 130 Context; 3) What are Green Building Codes? 4) CalGreen Compliance Options; 5) Current Green Building Code; 6) 2025 Green Building Code; 7) 2025 Comparison; 8) Policy Options; 9) Marin Comparison. Staff answered questions from the Council regarding maintaining the 750 square feet level; Section 11.2 “Definitions”, additions or alterations with respect to 500 square feet vs. 750 square feet; if staff has a projection for the number of ADU’s that will be built in the next six years; if the last slide was talking about new construction or renovations; if the codes will be updated in 2028; projections of the cost increases; “cradle to grave” analysis vs. GHG reduction; how to address possible carve outs in the ordinance; line items that have a large price tag.
Acting Mayor Burke opened the meeting to public comments.
Ms. Sue Saunders discussed home electrification and stated she is an electric vehicle advocate.
She is concerned about the upfront costs related to the CALGreen EV charging requirement.
A 24-year resident of San Anselmo advocated for adopting the Tier 1 requirements. The Town could adopt the requirements and chose not to use certain ones.
Mr. Eric Matser stated developers will look to other communities that have fewer requirements.
It is about the bottom line.
Acting Mayor Burke closed the meeting to public comments.
Acting Mayor Burke was concerned about the increase in costs for multi-family housing using Tier 1. The CAL Green mandatory requirements are stringent. She discussed the modifications she would support.
Councilmember Schlesinger stated he was not convinced that they would want to keep every Tier 1 provision.
Councilmember Walker stated she would like to see this move forward and she was in favor of the exemptions for ADUs.
M/s, Schlesinger/Walker, Motion to Introduce and Waive Further readings an Ordinance Amending Title 9, Chapter 1 (Construction Codes) and Chapter 19 (Green Building Requirements) to Implement the 2025 Tier 1 CAL Green Building Code and finding that the Council action is not a “project” under CEQA (Section 21065).
AYES: Schlesinger, Walker
NOES: Acting Mayor Burke
ABSENT: Burdo, Mayor Kullaway
Town Attorney Acevedo stated the motion did not pass since it needed three votes to pass.
Council Business Items
3.1 Consider Making Appointments to the Planning Commission Town Clerk Avila presented the staff report. There were no questions from the Council.
The Council selected their top choices.
9 4
Acting Mayor Burke opened the meeting to public comments.
There were no comments.
Acting Mayor Burke closed the meeting to public comments.
M/s, Schlesinger/Walker, Motion to appoint Jake Shemano, Elizabeth Thomas, Jennifer Asselstine, and Tim Heiman to the Planning Commission.
AYES: Schlesinger, Walker, Acting Mayor Burke
ABSENT: Burdo, Mayor Kullaway
Closed Session
Acting Mayor Burke announced that item 4.1 will be discussed in Closed Session
4.1 Conference with Legal Counsel pursuant to Government Code Section 54956.9- Existing Litigation (National Opioid Settlement with Purdue (and certain of its affiliates) and the Sackler family)
Conference with Legal Counsel pursuant to Government Code Section 94956.9- Existing Litigation (Secondary Manufacturers Settlements with Alvogen, Amneal, Apotex, Hikma, Indivior, Mylan, Sun, and Zydus)
Public Comment on Closed Session Items
There were no comments.
The Council adjourned to closed session.
The Council reconvened in the Council Chambers at 8:52 p.m.
Acting Mayor Burke stated there was nothing to report from the Closed Session.
M/s, Burke/Walker, Motion to adjourn the meeting at 8:53 p.m.
AYES: Schlesinger, Walker, Acting Mayor Burke
ABSENT: Burdo, Mayor Kullaway
Respectfully submitted,
Toni DeFrancis,
Recording Secretary
10 Item: 1.2
STAFF REPORT
TOWN OF SAN ANSELMO Item: 1.2
MEETING DATE: 9/23/25
AGENDA TITLE: Financial Report on Recreation Fund
FROM: Mattie O’Grady – Director of Community Services
RECOMMENDATION: That the Town Council review the Recreation Fund revenue and expenditure report for the period ending August 31, 2025.
BACKGROUND
The Recreation Department offers a wide variety of fee-based programs throughout the fiscal year including sports programs and leagues, youth and adult classes, and childcare and camps. Additional revenue is generated through facility rentals and administrative fees.
DISCUSSION/ANALYSIS
As of August 31, 2025, 17% of the fiscal year has elapsed and the Recreation Fund is listed at 24% of projected revenues and 19% of projected expenditures.
Attached are the department’s capital outlay budget and the Recreation Fund revenue and expenditure report. For this fiscal year, the Recreation Department has allocated funds to support special events and older adult programming that are not expected to be cost-recoverable.
For future historical comparison purposes, staff has developed the following table:
Attachment 1 - Revenue & Expenditure Report FY 2025-26: Recreation Fund as of 8/31/2025
Attachment 2 – Capital Outlay Report FY 2025-26 as of 8/31/2025 FY Revenue Expenditures Rev Over/(Under) Exp
Budget Actual % Budget Actual % $$ %
2025-26 2,362,320 567,678 24% 2,362,320 455,469 19% 112,208 5% 2024-25 2,210,355 403,892 18% 2,210,355 381,775 17% 22,116 1% 11 9/10/2025 8:40:45 AM Page 1 of 2
Budget Report
Town of San Anselmo Group Summary
For Fiscal: 2025-2026 Period Ending: 08/31/2025
Fiscal
AcƟvity
Variance
Favorable
(Unfavorable)
Period
SubCategory AcƟvity
Current
Total Budget
Original
Total Budget
Percent
Remaining
Department: 00 - UNDESIGNATED
670 - TRANSFERS OUT 38,815.00 38,815.00 38,815.00 100.00% 0.00 0.00 Department: 00 - UNDESIGNATED Total: 38,815.00 38,815.00 38,815.00 0.00 0.00 100.00% Department: 61 - SPORTS
480 - FEES FOR SERVICES 669,000.00 669,000.00 -453,978.99 67.86% 19,163.00 215,021.01 600 - SALARIES AND WAGES 30,120.00 30,120.00 30,120.00 100.00% 0.00 0.00 602 - EMPLOYEE BENEFITS 2,304.00 2,304.00 2,304.00 100.00% 0.00 0.00 611 - OUTSIDE SERVICES 305,000.00 305,000.00 302,017.47 99.02% 232.53 2,982.53 629 - MISCELLANEOUS 44,990.00 44,990.00 44,286.32 98.44% 0.00 703.68 Department: 61 - SPORTS Surplus (Deficit): 286,586.00 286,586.00 -75,251.20 18,930.47 211,334.80 26.26% Department: 62 - CULTURE
480 - FEES FOR SERVICES 181,000.00 181,000.00 -180,072.00 99.49% 470.00 928.00 611 - OUTSIDE SERVICES 110,800.00 110,800.00 110,295.00 99.54% 361.00 505.00 629 - MISCELLANEOUS 1,500.00 1,500.00 1,021.49 68.10% 0.00 478.51 Department: 62 - CULTURE Surplus (Deficit): 68,700.00 68,700.00 -68,755.51 109.00 -55.51 100.08% Department: 63 - CHILD CARE
480 - FEES FOR SERVICES 1,461,000.00 1,461,000.00 -1,120,844.81 76.72% 152,232.90 340,155.19 600 - SALARIES AND WAGES 615,904.00 615,904.00 436,528.47 70.88% 96,934.89 179,375.53 601 - RETIREMENT 33,755.00 33,755.00 28,162.20 83.43% 2,810.20 5,592.80 602 - EMPLOYEE BENEFITS 127,125.00 127,125.00 101,446.89 79.80% 13,393.50 25,678.11 611 - OUTSIDE SERVICES 336,200.00 336,200.00 207,601.93 61.75% 64,600.43 128,598.07 622 - DEPARTMENT SUPPLIES 7,000.00 7,000.00 5,298.25 75.69% 380.02 1,701.75 629 - MISCELLANEOUS 42,600.00 42,600.00 36,218.78 85.02% 1,734.03 6,381.22 Department: 63 - CHILD CARE Surplus (Deficit): 298,416.00 298,416.00 -305,588.29 -27,620.17 -7,172.29 102.40% Department: 64 - EVENTS AND OTHER
480 - FEES FOR SERVICES 31,020.00 31,020.00 -22,238.50 71.69% 3,988.50 8,781.50 611 - OUTSIDE SERVICES 20,000.00 20,000.00 20,000.00 100.00% 0.00 0.00 Department: 64 - EVENTS AND OTHER Surplus (Deficit): 11,020.00 11,020.00 -2,238.50 3,988.50 8,781.50 20.31% Department: 65 - PROGRAM ADMINISTRATION
480 - FEES FOR SERVICES 20,300.00 20,300.00 -17,507.00 86.24% 2,019.00 2,793.00 600 - SALARIES AND WAGES 313,039.00 313,039.00 251,787.08 80.43% 35,425.96 61,251.92 601 - RETIREMENT 29,741.00 29,741.00 24,743.44 83.20% 2,498.78 4,997.56 602 - EMPLOYEE BENEFITS 104,879.00 104,879.00 86,648.15 82.62% 9,480.12 18,230.85 610 - TRAINING 7,500.00 7,500.00 7,500.00 100.00% 0.00 0.00 611 - OUTSIDE SERVICES 114,748.00 114,748.00 107,591.68 93.76% 37.00 7,156.32 613 - PUBLICATION / DUES 1,000.00 1,000.00 977.67 97.77% 0.00 22.33 614 - MAINTENANCE 850.00 850.00 850.00 100.00% 0.00 0.00 615 - BUILDING MAINTENANCE 11,000.00 11,000.00 10,446.00 94.96% 277.00 554.00 617 - UTILITIES 14,450.00 14,450.00 14,450.00 100.00% 0.00 0.00 618 - HIRING 4,000.00 4,000.00 4,000.00 100.00% 0.00 0.00 620 - OFFICE SUPPLIES 33,500.00 33,500.00 23,617.90 70.50% 29.20 9,882.10 622 - DEPARTMENT SUPPLIES 11,500.00 11,500.00 10,122.48 88.02% 1,176.24 1,377.52 Department: 65 - PROGRAM ADMINISTRATION Surplus (Deficit): -625,907.00 -625,907.00 525,227.40 -46,905.30 -100,679.60 83.91% Report Surplus (Deficit): -51,497.50 112,208.90 0.00 0.00 112,208.90 0.00% 12 Budget Report For Fiscal: 2025-2026 Period Ending: 08/31/2025 9/10/2025 8:40:45 AM Page 2 of 2
Fund Summary
Fiscal
AcƟvity
Variance
Favorable
Fund (Unfavorable)
Period
AcƟvity
Current
Total Budget
Original
Total Budget
21 - RECREATION 0.00 0.00 112,208.90 -51,497.50 112,208.90 Report Surplus (Deficit): -51,497.50 112,208.90 0.00 0.00 112,208.90 13 9/10/2025 8:41:07 AM Page 1 of 3
Budget Report
Town of San Anselmo Account Summary
For Fiscal: 2025-2026 Period Ending: 08/31/2025
Fiscal
AcƟvity
Variance
Favorable
(Unfavorable)
Percent
Remaining
Current
Total Budget
Period
AcƟvity
Original
Total Budget
Fund: 21 - RECREATION
Expense
SubCategory: 619 - MISCELLANEOUS
21.64.61185 SPECIAL EVENT EXPENSE 10,000.00 678.13 9,321.87 93.22 % 10,000.00 549.20
21.64.61200 OLDER ADUILT PROGRAMMING 15,000.00 0.00 15,000.00 100.00 % 15,000.00 0.00 SubCategory: 619 - MISCELLANEOUS Total: 678.13 25,000.00 25,000.00 24,321.87 97.29% 549.20 SubCategory: 631 - CAPITAL OUTLAY - CONSTRUCTION
21.65.63100 CAPITAL OUTLAY - CONSTRUCTION 300,000.00 1,714.53 298,285.47 99.43 % 300,000.00 350.00 SubCategory: 631 - CAPITAL OUTLAY - CONSTRUCTION Total: 1,714.53 300,000.00 300,000.00 298,285.47 99.43% 350.00 Expense Total: 2,392.66 325,000.00 325,000.00 322,607.34 99.26% 899.20 Fund: 21 - RECREATION Total: 2,392.66 325,000.00 325,000.00 322,607.34 99.26% 899.20 Report Total: 899.20 2,392.66 325,000.00 325,000.00 322,607.34 99.26% 14 Budget Report For Fiscal: 2025-2026 Period Ending: 08/31/2025 9/10/2025 8:41:07 AM Page 2 of 3
Group Summary
Fiscal
AcƟvity
Variance
Favorable
(Unfavorable)
Period
SubCategory AcƟvity
Current
Total Budget
Original
Total Budget
Percent
Remaining
Fund: 21 - RECREATION
Expense
619 - MISCELLANEOUS 25,000.00 25,000.00 24,321.87 97.29% 549.20 678.13 631 - CAPITAL OUTLAY - CONSTRUCTION 300,000.00 300,000.00 298,285.47 99.43% 350.00 1,714.53 Expense Total: 325,000.00 325,000.00 322,607.34 899.20 2,392.66 99.26% Fund: 21 - RECREATION Total: 325,000.00 325,000.00 322,607.34 899.20 2,392.66 99.26% Report Total: 899.20 2,392.66 325,000.00 325,000.00 322,607.34 99.26% 15 Budget Report For Fiscal: 2025-2026 Period Ending: 08/31/2025 9/10/2025 8:41:07 AM Page 3 of 3
Fund Summary
Fiscal
AcƟvity
Variance
Favorable
Fund (Unfavorable)
Period
AcƟvity
Current
Total Budget
Original
Total Budget
Percent
Remaining
21 - RECREATION 325,000.00 325,000.00 322,607.34 99.26% 899.20 2,392.66 Report Total: 899.20 2,392.66 325,000.00 325,000.00 322,607.34 99.26% 16 Item #: 1.3
STAFF REPORT
TOWN OF SAN ANSELMO Item #:1.3
MEETING DATE: September 23, 2025
AGENDA TITLE: Revenue and Expenditure Reports, August 2025 FROM: Jeff Zuba, Finance & Admin Services Director
RECOMMENDATION: That Town Council consider approving the monthly year-todate Revenue and Expenditure Reports and corresponding activity for the period ending through August 31, 2025.
SUMMARY
Every reporting period end, the Town of San Anselmo presents to the Town Council its operations as shown on the Revenue and Expenditure reports for discussion and approval.
BACKGROUND
The Revenue and Expenditure reports are year-to-date summaries of revenues and expenditures from the Town’s financial system (Tyler Incode’) for both the current as well as the prior corresponding fiscal year. These reports include the General Fund’s operations given that most of the Town-level operational activities are processed through the General Fund either directly or indirectly. This approval is to be obtained once a month within the fiscal year.
DISCUSSION/ANALYSIS
The revenue and expenditure data through August 31, 2025, is a compilation of all operating activity that is year-to-date for the current and prior fiscal year. These reports are sourced directly from the Town’s financial system, of which a corresponding analysis has been performed identifying the key trends the Town Council should take note of.
17 Item #: 1.3
Revenues
Overall, through the August 2025 reporting period, the town’s general fund revenue decreased its base relative to the prior year by $0.060M. A majority of the Town’s revenue is collected at specific times.
As shown above, the Town’s overall revenue base decreased by $0.060M as its The Town receives property tax disbursements from the County of Marin in December, April, and June.
The Town receives disbursements monthly from the State for Sales Tax. The collections for the fiscal year 2025-26 will begin in September. Revenue from Licenses & Permits decreased by $0.046M compared to the previous period, due to a reduction in construction activity in the Town.
As far as the other revenue streams, these changes either decreased or remained flat year-over-year resulting in an immaterial change.
Expenditures
Overall, through the August 2025 reporting period end, the Town’s General Fund expenditures have increased by $0.307M compared to the prior year. This is primarily from increases in compensation, retirement, outside services, and debt service. All other activity is either flat year-over-year or nets correspondingly to an immaterial change, all of which are within management’s expectations.
Category AUG YTD FY26 AUG YTD FY25 $ Change % Change
Property Tax 12,232.41 426.50 11,805.91 2768.09%
Sales Tax - - - -
Property Transfer Tax - - - -
Franchise Taxes 40,664.36 40,913.40 (249.04) -0.61%
Licenses & Permits 193,327.36 251,832.82 (58,505.46) -23.23% Fines 9,203.61 657.53 8,546.08 1299.72%
Cash & Investment Interest - 18,359.81 (18,359.81) -100.00% Intergovernmental 5,000.00 2,361.70 2,638.30 111.71%
Other Fees 73,838.83 79,465.28 (5,626.45) -7.08%
Transfers In - - - -
Total 334,266.57 394,017.04 (59,750.47) -15.16%
Category AUG YTD FY26 AUG YTD FY25 $ Change % Change
Compensation 944,403.49 729,697.73 214,705.76 29.42%
Retirement 261,823.99 146,325.50 115,498.49 78.93%
Training 4,379.50 993.13 3,386.37 340.98%
Outside Services 391,144.42 525,126.49 (133,982.07) -25.51% Outside Services - Public Safety 2,459,728.93 2,284,789.83 174,939.10 7.66% Maintenance 12,873.66 21,817.02 (8,943.36) -40.99%
Utilities 3,679.44 2,973.34 706.10 23.75%
Supplies 14,865.38 24,538.15 (9,672.77) -39.42%
Debt Service - Pension Bond 596,120.07 552,599.61 43,520.46 7.88% Other Expenditure 21,010.88 50,536.66 (29,525.78) -58.42% Internal Service Charge 801,182.32 864,635.30 (63,452.98) -7.34% Transfers Out - - - 0.00%
Total 5,511,212.08 5,204,032.76 307,179.32 5.90%
18 Item #: 1.3
As shown above, the Town’s expenditures base overall increased by $0.307M, which is driven by compensation, retirement, outside services – public safety, and debt service:
Compensation (Salaries & Wages and Benefits) increased by $0.214M compared to the prior fiscal year, primarily due to the 6.0% cost of living adjustment effective July 1, 2025, step adjustments, one-time payment, and health insurance premiums.
Retirement increased by $0.115M compared to the prior period due to the Town’s CalPERS unfunded liability payment, cost of living, step adjustments, and fully staffed positions.
Outside Services decreased by $0.113M compared to the previous period due to lower allocated costs for Animal Control Services with the County and Library Marinet Membership, and fewer plan check fees for the month of July. Outside Services – Public Safety increased by $0.174M compared to the previous fiscal year due to payments for Public Safety JPA’s, Central Marin Police Authority, and Ross Valley Fire Department.
Debt Service increased by $0.043M compared to the previous fiscal year due to the repayment of the 2021 Pension Obligation Bonds. The bond payments are due in August and February.
Internal Service Fund Charge decreased by $0.063M compared to the previous period due to decreased payment to the Internal Service Funds for Insurance and vehicle replacement, offset by increases for Building Maintenance and Information Technology.
As far as the other expenditure streams, these changes either slightly changed or remained flat year-over-year, resulting in an immaterial change. All other changes are taken together overall and are immaterial for further discussion and are expected given the Town’s operations.
MEASURE J
Revenues
Overall, through the August 2025 reporting period, the town’s Measure J fund does not have any revenue recorded.
The Town receives disbursements monthly from the State for Sales Tax. The collections for the fiscal year 2025-26 will begin in September.
Category AUG YTD FY26 AUG YTD FY25 $ Change % Change
Sales Tax - - - -
Cash & Investment Interest - - - -
Reimbursement - - - -
Total - - - -
19 Item #: 1.3
Expenditures
Overall, through the August 2025 reporting period end, the Town’s Measure J expenditures have increased by $0.597M compared to the prior year. This is primarily from increases in compensation, retirement, outside services, and construction. All other activity is either flat year-over-year or nets correspondingly to an immaterial change, all of which are within management’s expectations Outside Services increased by $0.008M compared to the prior period; the increase is primarily due to higher costs associated with the three-person engine company charge for the Ross Valley Fire Department. The Firefighter/Paramedic classification received a 3% cost-of-living adjustment and a 3% equity adjustment, which also increased the associated benefit costs. In addition, employees in this group continue to advance through the Department’s salary step schedule.
Construction increased by $0.579M compared to the previous period due to the Fire Station 20 Project and Isabel Cook Community Center Roof Project. In the prior period through August, the Town had completed some bridge design work, repairs on concrete roads, and minor work at Memorial Park.
FISCAL IMPACT
None
GENERAL PLAN CONSISTENCY
Not applicable
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The Council’s discussion and approval of this report is not a “project” under the California Environmental Quality Act, because it does not involve an activity which has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Cal. Pub. Res. Code § 21065).
ATTACHMENTS
Attachment #1: Budget Comparison Report by Subcategory, August 2025 Attachment #2: Budget Comparison Report by Department, August 2025 Attachment #3: Budget Comparison Report by Subcategory Measure J, August 2025 Attachment #4: Budget Comparison Report by Department Measure J, August 2025 Category AUG YTD FY26 AUG YTD FY25 $ Change % Change
Compensation 43,719.94 34,391.18 9,328.76 27.13%
Retirement 3,100.85 2,690.79 410.06 15.24%
Training - - - -
Outside Services 47,108.84 38,846.84 8,262.00 21.27%
Construction 739,636.70 160,361.33 579,275.37 361.23%
Transfers Out - - - -
Total 833,566.33 236,290.14 597,276.19 252.77%
20 Town of San Anselmo
2025-2026 Rev & Exp Report
as of 08/31/2025
2024-2025
Revised
Budget
2024-2025
Audited
Actuals
2024-2025
YTD Actuals
% of
Audited
Actuals
2025-2026
Adopted
Budget
2025-2026
Revised
Budget
2025-2026
YTD Actuals
% of
Actual /
Budget
Fund: 01 - GENERAL FUND
Revenue
400 - PROPERTY TAX GENERAL 10,030,351.00 10,050,213.98 848.32 0.01% 10,487,401.00 10,487,401.00 1,203.40 0.01% 401 - PENSION 3,020,000.00 3,171,137.39 -343.82 -0.01% 3,097,000.00 3,097,000.00 2,237.27 0.07% 402 - PROPERTY TAX OTHER 3,998,058.00 3,894,688.01 -78.00 0.00% 4,109,847.00 4,109,847.00 8,791.74 0.21% 410 - OTHER TAXES 1,530,000.00 1,328,203.03 0.00 0.00% 1,471,120.00 1,471,120.00 0.00 0.00% 411 - FRANCHISE TAXES 936,500.00 894,707.05 40,913.40 4.57% 976,000.00 976,000.00 40,664.36 4.17% 420 - BUSINESS LICENSE 290,000.00 325,689.18 12,900.10 3.96% 298,000.00 298,000.00 11,118.79 3.73% 421 - PARKING 0.00 192.54 0.00 0.00% 0.00 0.00 2,608.60 - 422 - CONSTRUCTION 1,091,000.00 1,167,221.10 238,932.72 20.47% 1,105,000.00 1,105,000.00 179,599.97 16.25% 430 - VEHICLE CODE 15,000.00 13,101.62 531.23 4.05% 0.00 0.00 0.00 #DIV/0! 431 - LIBRARY 1,500.00 2,351.93 126.30 5.37% 2,500.00 2,500.00 362.90 14.52% 432 - PARKING 117,990.00 73,609.06 0.00 0.00% 10,000.00 10,000.00 8,840.71 88.41% 440 - USE OF MONEY AND PROPERTY 100,000.00 205,811.21 18,359.81 8.92% 135,000.00 135,000.00 0.00 0.00% 450 - STATE REVENUE 235,500.00 251,356.88 2,361.70 0.94% 171,000.00 171,000.00 5,000.00 2.92% 460 - FEDERAL REVENUE 0.00 0.00 0.00 0.00% 0.00 0.00 0.00 - 470 - LOCAL AGENCY REVENUE 0.00 0.00 0.00 0.00% 0.00 0.00 0.00 - 480 - FEES FOR SERVICES 198,500.00 216,149.53 50,297.44 23.27% 215,500.00 215,500.00 33,353.45 15.48% 490 - MISCELLANEOUS REVENUE 115,555.00 279,866.05 29,167.84 10.42% 157,500.00 157,500.00 40,485.38 25.71% 519 - TRANSFERS IN 403,318.00 398,984.58 0.00 0.00% 413,185.00 413,185.00 0.00 - 520 - SOURCE OF PROCEEDS 0.00 0.00 0.00 0.00% 0.00 0.00 0.00 - Total Revenue: 22,083,272.00 22,273,283.14 394,017.04 1.77% 22,649,053.00 22,649,053.00 334,266.57 3.13% Expense
600 - SALARIES AND WAGES 3,552,174.00 3,493,701.89 579,495.74 16.59% 3,922,641.00 3,922,641.00 762,678.27 19.44% 601 - RETIREMENT 428,706.00 407,334.57 146,325.50 35.92% 568,476.00 568,476.00 261,823.99 46.06% 602 - EMPLOYEE BENEFITS 872,566.00 832,705.82 135,839.56 16.31% 953,970.00 953,970.00 167,698.40 17.58% 604 - RETIREE BENEFITS 180,796.00 180,796.00 14,362.43 7.94% 190,028.00 190,028.00 14,026.82 7.38% 610 - TRAINING 68,750.00 51,805.43 993.13 1.92% 69,750.00 69,750.00 4,379.50 6.28% 611 - OUTSIDE SERVICES 2,734,465.00 2,529,940.96 525,126.49 20.76% 2,112,045.00 2,112,045.00 391,144.42 18.52% 612 - OUTSIDE SERVICES - POLICE (CMPA) & FIRE (RVFD) 10,974,172.00 10,971,504.08 2,284,789.83 20.82% 11,732,115.00 11,732,115.00 2,459,728.93 20.97% 613 - PUBLICATION / DUES 27,522.00 19,719.73 1,895.33 9.61% 28,645.00 28,645.00 3,404.91 11.89% 614 - MAINTENANCE 123,485.00 79,340.09 11,535.47 14.54% 105,750.00 105,750.00 8,553.75 8.09% 615 - BUILDING MAINTENANCE 60,000.00 48,951.16 8,386.22 17.13% 42,500.00 42,500.00 915.00 2.15% 616 - VEHICLE MAINTENANCE 16,050.00 19,072.48 2,973.34 15.59% 16,050.00 16,050.00 3,679.44 22.92% 617 - UTILITIES 0.00 119,494.51 15,192.15 12.71% 0.00 0.00 852.35 0.00% 618 - HIRING 1,000.00 13,318.46 11,715.09 87.96% 1,000.00 1,000.00 0.00 0.00% 619 - MISCELLANEOUS 25,000.00 4,562.64 3,225.00 70.68% 15,500.00 15,500.00 0.00 0.00% 620 - OFFICE SUPPLIES 32,754.00 33,760.59 8,007.64 23.72% 800.00 800.00 1,872.02 234.00% 622 - DEPARTMENT SUPPLIES 133,197.00 191,923.69 13,305.51 6.93% 132,950.00 132,950.00 12,993.36 9.77% 623 - BOOKS / MAGAZINES / VIDEOS 29,000.00 32,201.33 10,652.90 33.08% 30,750.00 30,750.00 1,506.81 4.90% 628 - Internal Service Charge 1,437,812.00 1,437,811.80 864,635.30 60.14% 1,307,094.00 1,307,094.00 801,182.32 61.29% 629 - MISCELLANEOUS 105,500.00 66,020.92 12,976.52 19.66% 183,800.00 183,800.00 18,651.72 10.15% 630 - EQUIPMENT 500.00 12,740.74 0.00 0.00% 0.00 0.00 0.00 0.00% 631 - CAPITAL OUTLAY - CONSTRUCTION 0.00 0.00 0.00 0.00% 0.00 0.00 0.00 0.00% 640 - PRINCIPAL 465,000.00 465,000.00 465,000.00 100.00% 510,000.00 510,000.00 510,000.00 100.00% 641 - INTEREST 173,929.00 173,811.71 87,599.61 50.40% 170,189.00 170,189.00 86,120.07 50.60% 670 - TRANSFERS OUT 640,000.00 640,000.00 0.00 0.00% 555,000.00 555,000.00 0.00 0.00% Total Expense: 22,082,378.00 21,825,518.60 5,204,032.76 23.84% 22,649,053.00 22,649,053.00 5,511,212.08 24.33% Total Fund: 01 - GENERAL FUND: 894.00 447,764.54 -4,810,015.72 0.00 0.00 -5,176,945.51 Report Total: 894.00 447,764.54 -4,810,015.72 0.00 0.00 -5,176,945.51 ITEM 1.3 - ATTACHMENT 1 ITEM 1.3 - ATTACHMENT 1
21 Town of San Anselmo
2025-2026 Rev & Exp Report
as of 08/31/2025
2024-2025
Revised
Budget
2024-2025
Audited
Actuals
2024-2025
YTD Actuals
% of
Audited
Actuals
2025-2026
Adopted
Budget
2025-2026
Revised
Budget
2025-2026
YTD Actuals
% of
Actual /
Budget
Fund: 01 - GENERAL FUND
Expense
00 - UNDESIGNATED 640,000.00 640,000.00 0.00 0.00% 555,000.00 555,000.00 0.00 0.00% 11 - TOWN COUNCIL 71,446.00 72,327.28 5,018.89 6.94% 64,260.00 64,260.00 4,752.46 7.40% 12 - ADMINISTRATION 1,669,529.00 1,671,128.59 251,880.99 15.07% 1,712,209.00 1,712,209.00 305,568.48 17.85% 16 - LEGAL SERVICES 330,000.00 220,398.50 16,570.50 7.52% 280,000.00 280,000.00 8,492.00 3.03% 18 - PLANNING 1,169,800.00 1,050,424.51 152,193.18 14.49% 916,720.00 916,720.00 149,577.44 16.32% 19 - Building & Inspections 0.00 0.00 0.00 0.00% 1,134,173.00 1,134,173.00 175,869.62 15.51% 21 - NON-DEPARTMENTAL 1,488,431.00 1,481,812.98 1,042,891.15 70.38% 1,494,217.00 1,494,217.00 1,091,396.59 73.04% 30 - POLICE 5,474,469.00 5,476,919.00 1,368,617.25 24.99% 5,814,695.00 5,814,695.00 1,476,559.75 25.39% 32 - ROSS VALLEY FIRE SERVICE 5,559,703.00 5,531,890.03 924,168.91 16.71% 5,959,920.00 5,959,920.00 983,169.18 16.50% 40 - DEBT SERVICE 640,429.00 640,111.71 552,599.61 86.33% 681,689.00 681,689.00 596,120.07 87.45% 41 - ENGINEERING AND INSPECTION 1,774,695.00 1,750,543.89 290,007.14 16.57% 669,661.00 669,661.00 103,744.71 15.49% 42 - STREETS 1,278,642.00 1,255,768.46 194,825.37 15.51% 1,302,235.00 1,302,235.00 186,905.98 14.35% 71 - LIBRARY 899,716.00 958,206.51 231,121.36 24.12% 952,892.00 952,892.00 257,610.75 27.03% 81 - PARKS 768,688.00 760,782.40 116,855.96 15.36% 752,314.00 752,314.00 112,451.40 14.95% 82 - RECREATION/GENERAL FUND 316,830.00 315,204.74 57,282.45 18.17% 359,068.00 359,068.00 58,993.65 16.43% Total Expense: 22,082,378.00 21,825,518.60 5,204,032.76 23.84% 22,649,053.00 22,649,053.00 5,511,212.08 24.33% Total Fund: 01 - GENERAL FUND: 22,082,378.00 21,825,518.60 5,204,032.76 23.84% 22,649,053.00 22,649,053.00 5,511,212.08 24.33% Report Total: 22,082,378.00 21,825,518.60 5,204,032.76 23.84% 22,649,053.00 22,649,053.00 5,511,212.08 24.33% ITEM 1.3 - ATTACHMENT 2 ITEM 1.3 - ATTACHMENT 2
22 Town of San Anselmo
2025-2026 Rev & Exp Report
as of 08/31/2025
2024-2025
Revised
Budget
2024-2025
Audited
Actuals
2024-2025
YTD Actuals
% of
Audited
Actuals
2025-2026
Adopted
Budget
2025-2026
Revised
Budget
2025-2026
YTD Actuals
% of
Actual /
Budget
Fund: 15 - SALES TAX - MEASURE J
Revenue
410 - OTHER TAXES 2,539,700.00 2,275,389.90 0.00 0.00% 2,493,023.00 2,493,023.00 0.00 0.00% 440 - USE OF MONEY AND PROPERTY 0.00 0.00 0.00 0.00% 20,000.00 20,000.00 0.00 0.00% 490 - MISCELLANEOUS REVENUE 0.00 0.00 0.00 0.00% 363,005.00 363,005.00 0.00 0.00% Total Revenue: 2,539,700.00 2,275,389.90 0.00 0.00% 2,876,028.00 2,876,028.00 0.00 0.00% Expense
600 - SALARIES AND WAGES 184,552.82 178,688.70 28,586.57 16.00% 194,877.00 194,877.00 36,601.58 18.78% 601 - RETIREMENT 17,403.96 16,871.90 2,690.79 15.95% 18,606.00 18,606.00 3,100.85 16.67% 602 - EMPLOYEE BENEFITS 43,971.10 37,283.51 5,804.61 15.57% 41,874.00 41,874.00 7,118.36 17.00% 611 - OUTSIDE SERVICES 261,716.00 268,757.71 43,619.34 16.23% 332,653.00 332,653.00 47,108.84 14.16% 631 - CAPITAL OUTLAY - CONSTRUCTION 2,807,857.00 1,772,179.17 160,361.33 9.05% 2,245,912.00 2,245,912.00 739,636.70 32.93% 632 - SLURRY 200,000.00 377,748.70 -4,772.50 -1.26% 0.00 0.00 0.00 0.00% 670 - TRANSFERS OUT 0.00 0.00 0.00 0.00% 124,651.00 124,651.00 0.00 0.00% Total Expense: 3,515,500.88 2,651,529.69 236,290.14 8.91% 2,958,573.00 2,958,573.00 833,566.33 28.17% Total Fund: 15 - SALES TAX - MEASURE J: -975,800.88 -376,139.79 -236,290.14 -82,545.00 -82,545.00 -629,137.30 Report Total: -975,800.88 -376,139.79 -236,290.14 -82,545.00 -82,545.00 -629,137.30 ITEM 1.3 - ATTACHMENT 3 ITEM 1.3 - ATTACHMENT 3
23 Town of San Anselmo
2025-2026 Rev & Exp Report
as of 08/31/2025
2024-2025
Revised
Budget
2024-2025
Audited
Actuals
2024-2025
YTD Actuals
% of
Audited
Actuals
2025-2026
Adopted
Budget
2025-2026
Revised
Budget
2025-2026
YTD Actuals
% of
Actual /
Budget
Fund: 15 - SALES TAX - MEASURE J
Expense
00 - UNDESIGNATED 0.00 0.00 0.00 0.00% 124,651.00 124,651.00 0.00 0.00% 32 - ROSS VALLEY FIRE SERVICE 261,716.00 509,134.15 43,619.34 8.57% 1,282,653.00 1,282,653.00 555,816.21 43.33% 41 - ENGINEERING AND INSPECTION 2,725,427.88 1,517,902.37 166,810.99 10.99% 1,020,269.00 1,020,269.00 172,599.44 16.92% 71 - LIBRARY 0.00 0.00 0.00 0.00% 100,000.00 100,000.00 0.00 0.00% 81 - PARKS 175,000.00 66,735.47 19,859.81 29.76% 375,000.00 375,000.00 180.26 0.05% 90 - Climate Action 353,357.00 557,757.70 6,000.00 1.08% 56,000.00 56,000.00 104,970.42 187.45% Total Expense: 3,515,500.88 2,651,529.69 236,290.14 8.91% 2,958,573.00 2,958,573.00 833,566.33 28.17% Total Fund: 15 - SALES TAX - MEASURE J: 3,515,500.88 2,651,529.69 236,290.14 8.91% 2,958,573.00 2,958,573.00 833,566.33 28.17% Report Total: 3,515,500.88 2,651,529.69 236,290.14 8.91% 2,958,573.00 2,958,573.00 833,566.33 28.17% ITEM 1.3 - ATTACHMENT 4 ITEM 1.3 - ATTACHMENT 4
24 Item #: 1.4
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 1.4
MEETING DATE: September 23, 2025
AGENDA TITLE: Proclaim National Friends of Libraries Week in San Anselmo, October 19-25, 2025
FROM: Linda M. Kenton
RECOMMENDATION: That Town Council proclaim National Friends of Libraries Week in San Anselmo, October 19-25, 2025
BACKGROUND
National Friends of Libraries Week has been celebrated since 2005 to show appreciation for existing library friends and supporters while also deepening community relationships. Friends of Libraries week celebrates the contributions of friends groups across the nation. Their dedication to their local libraries leaves a lasting and positive impact on their libraries and their communities. In fact, some libraries were established through the efforts of friends groups.
DISCUSSION/ANALYSIS
Each year the San Anselmo Town Council shows support for the library by proclaiming National Friends of Libraries Week. This year’s Proclamation is found in Attachment 1 and follows here:
National Friends of Libraries Week
Proclamation
October 19-25, 2025
Whereas, Friends of the San Anselmo Public Library raise money that enables our library to move from good to great -- providing the resources for additional programming, much needed equipment, support for children’s summer reading, and special events throughout the year;
25 Item #: 1.4
Whereas, the Friends financially support facility improvements that enrich the children’s library area and uphold the preservation and protection of the historic Carnegie Library; Whereas, the work of the Friends highlights, on an on-going basis, the fact that our library is the cornerstone of the community, providing opportunities for all to engage in the joy of life-long learning and connect with the thoughts and ideas of others from ages past to present;
Whereas, the Friends understand the critical importance of well-funded libraries and advocate to ensure that our library gets the resources it needs to provide a wide variety of services to all ages including access to print and electronic materials, along with expert assistance in research, readers’ advisory, and children’s services; Whereas, the Friends’ gift of their time and commitment to the library sets an example for all in how volunteerism leads to positive civic engagement and the betterment of our community;
Whereas, through Town Books, the Friends have established a vibrant community hub in downtown San Anselmo—offering popular and antiquarian books and media for all ages both in-store and online, showcasing local visual art through their gallery, and fostering connection by bringing people together to volunteer, shop, and engage; Now, therefore, be it resolved that I, Tarrell Kullaway, Mayor of San Anselmo, proclaim October 19-25, 2025, as Friends of Libraries week in San Anselmo California and urge everyone to join the Friends of the Library and thank them for all they do to make our library and community so much better.
CONCLUSION
To proclaim National Friends of Libraries Week unites the San Anselmo Town Council with jurisdictions across the nation to show support not only for the San Anselmo Public Library but for the Friends of the San Anselmo Library and the work they do.
FISCAL IMPACT
There would be no direct fiscal impact to the Town to approve this item.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The adoption of the attached Proclamation declaring April 6-12, 2025 as National Library Week is not a “project” pursuant to Section 15378 of the California Environmental Quality Act (CEQA) Guidelines and is therefore not subject to review pursuant to Section 15060(c)(3) of the CEQA Guidelines. The activity will not result in a direct or reasonably foreseeable indirect physical change in the environment.
ATTACHMENT
Attachment 1 – Proclamation
26 National Friends of Libraries Week
Proclamation
October 19-25, 2025
Whereas, Friends of the San Anselmo Public Library raise money that enables our library to move from good to great -- providing the resources for additional programming, much needed equipment, support for children’s summer reading, and special events throughout the year;
Whereas, the Friends financially support facility improvements that enrich the children’s library area and uphold the preservation and protection of the historic Carnegie Library; Whereas, the work of the Friends highlights, on an on-going basis, the fact that our library is the cornerstone of the community, providing opportunities for all to engage in the joy of life-long learning and connect with the thoughts and ideas of others from ages past to present;
Whereas, the Friends understand the critical importance of well-funded libraries and advocate to ensure that our library gets the resources it needs to provide a wide variety of services to all ages including access to print and electronic materials, along with expert assistance in research, readers’ advisory, and children’s services; Whereas, the Friends’ gift of their time and commitment to the library sets an example for all in how volunteerism leads to positive civic engagement and the betterment of our community;
Whereas, through Town Books, the Friends have established a vibrant community hub in downtown San Anselmo—offering popular and antiquarian books and media for all ages both in-store and online, showcasing local visual art through their gallery, and fostering connection by bringing people together to volunteer, shop, and engage; Now, therefore, be it resolved that I, Tarrell Kullaway, Mayor of San Anselmo, proclaim October 19-25, 2025, as Friends of Libraries week in San Anselmo California and urge everyone to join the Friends of the Library and thank them for all they do to make our library and community so much better.
27 Item #: 1.5
STAFF REPORT
TOWN OF SAN ANSELMO Item #:1.5
MEETING DATE: September 23, 2025
AGENDA TITLE: Approval of Notice of Completion for Isabel Cook Community Center Reroof
FROM: Marc Matundan, Department of Public Works
RECOMMENDATION: Staff recommends the following actions to Town Council:
1. Approve the Isabel Cook Community Center (“ICC”) Reroof (“Project”) as complete
2. Authorize the Public Works Department to approve the Notice of Completion for the Project
3. Authorize Public Works to release the remainder of funds for the Project.
BACKGROUND
The ICC is utilized by multiple Town programs, and it houses the Town’s Recreation Department. The facility’s age and consistent use have led to the need for maintenance.
This Project provided a portion of the required maintenance and was necessary for the Town’s long-term repair efforts, including future repainting projects and facility upkeep at the ICC. The roof has been solidly sheathed with plywood, the shingles were updated to charcoal black, the lower skylight has been replaced, the drop outlets have been replaced, and the boiler pipes have been updated. The Project is now finished.
DISCUSSION/ANALYSIS
The remaining retained payment that needs to be released by the Public Works Department to the Contractor is $9,822.50. The total cost of the project is $200,950.
FISCAL IMPACT
The combined engineers’ estimate, with contingency, was initially $183,700. Funds from Measure J were used for the roof project, and separate ICC maintenance funds were used for boiler piping work. The ICC reroof exceeded the allocated budget by $950 due to unforeseen change orders.
The project was performed at the beginning of the school year and lasted three weeks to minimize impact on the ICC’s summer programs usage.
28 Item #: 1.5
GENERAL PLAN CONSISTENCY
This item is consistent with the San Anselmo Safety Element Policy Framework S-1.5, which mandates the maintenance of public buildings to ensure their resilience in the event of natural disasters.
CEQA CONSISTENCY
The Town finds this project to be categorically exempt from the requirement to prepare environmental documents under the CEQA pursuant to CEQA Guidelines Section 15301, Class 1, as it involves the maintenance and minor alteration of an existing facility with negligible or no expansion of use.
ATTACHMENT
Attachment 1 – ICC Site Images
Attachment 2 – Notice of Completion Template
29 ICC Roof Project
30 ICC Roof Project
31 ICC Roof Project
32 33
34 35
36 Item #: 1.6
STAFF REPORT
TOWN OF SAN ANSELMO Item #:1.6
MEETING DATE: September 23, 2025
AGENDA TITLE: Amending the Photovoltaic Permit Application Fee and Incorporating the New Fee into the Town’s
Master Fee Schedule
FROM: Jeff Zuba, Finance & Admin Services Director
RECOMMENDATION: That the Town Council consider adopting a resolution approving the amended photovoltaic permit application fee; find the adoption of the resolution exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080(b)(8) and CEQA Guidelines section 15273.
BACKGROUND
On July 22, 2025, the Town Council adopted the Fiscal Year 2025–2026 Fee Schedule, which included an updated fee for photovoltaic permit applications. The fee was set at $940 based on the Town’s 2025 Cost Allocation and Fee Study, which determined the full cost of providing this service.
For comparison, the photovoltaic permit fee in Fiscal Year 2024–25 was $205. The newly adopted $940 fee represented a significant increase to achieve full cost recovery.
Subsequent review of California Government Code Section 66015(c) clarified that fees for residential photovoltaic systems are subject to statutory limitations. Specifically, permit fees may not exceed $450 (plus $15 per kilowatt for each kilowatt above 15kW for larger systems) unless the Town adopts written findings justifying a higher amount.
While the Town could prepare the necessary findings, doing so would require additional staff resources. Moreover, maintaining the $940 fee may discourage solar adoption, particularly given the expiration of certain federal solar incentives.
DISCUSSION/ANALYSIS
Although the adopted $940 fee is consistent with the Town’s cost recovery principles, staff recommends reducing the photovoltaic permit fee to $450 in compliance with state law and to encourage continued investment in renewable energy within the community.
Aligning the Town’s fee with the statutory maximum will:
Ensure compliance with Government Code requirements.
37 Item #: 1.6
Reduce the administrative burden associated with preparing formal written findings.
Support the Town’s sustainability and green building goals by keeping solar adoption affordable.
Given the elimination of federal financial incentives for residential solar, the Town’s reduction in permit fees provides some relief to owners.
This change represents an increase from the FY 2024–25 fee of $205, but is still approximately 50% below the full cost of service. The difference will be subsidized by the General Fund.
The attached proposed resolution amends the photovoltaic permit fee and incorporates the new fee into the Town’s Master Fee Schedule.
FISCAL IMPACT
The reduction from $940 to $450 will result in decreased cost recovery for photovoltaic permit processing. Based on recent volumes, staff estimates an annual revenue reduction of approximately $31,500 (using the 70 permits issued in FY2024-25) compared to full cost recovery. However, the number of permit applications may fall due to changes in federal policy. This amount will be absorbed as a subsidy from the General Fund.
GENERAL PLAN CONSISTENCY
Not applicable
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
Adoption of the attached Resolution is statutorily and categorically exempt from the California Environmental Quality Act (CEQA) under Public Resources Code section 21080(b)(8) and CEQA Guidelines section 15273, because it involves approval of charges by the Town which the Town finds are for the purpose of meeting operating expenses, as demonstrated by the Fee Study completed in July 2025.
ATTACHMENTS
Attachment #1: Resolution Amending Photovoltaic Permit Application Fee 38 ITEM 1.6 – ATTACHMENT 1
ITEM 1.6 – ATTACHMENT 1
RESOLUTION NO. XXXX
A RESOLUTION OF THE SAN ANSELMO TOWN COUNCIL AMENDING THE TOWN’S PHOTOVOLTAIC PERMIT APPLICATION FEES
WHEREAS, state law permits the Town to impose service fees for certain Town services, as long as those fees do not exceed the estimated reasonable costs of providing the service for which the fee is intended; and
WHEREAS, on December 11, 2018, the Town Council adopted Resolution No. 4258 to approve the Town of San Anselmo User Fee Study Report by Willdan Financial Services, dated October 2018 (“Fee Study”) and to adopt the Town of San Anselmo User Fee Schedule; and WHEREAS, Resolution No. 4258 directed the Town Manager or designee to conduct an annual internal review of the Master Fee Schedule to permit the automatic adjustment of various fees based on the annual change in the Consumer Price Index for All Urban Consumers San Francisco-Oakland-Hayward, California (“CPI”); and
WHEREAS, the Town retained Willdan Financial Services to conduct a comprehensive update of the 2018 study, and the 2025 User Fee Study, dated July 15, 2025, reflects current service costs, including fully burdened labor rates, departmental overhead, and Town-wide indirect costs, as supported by the Town’s cost allocation plan; and
WHEREAS, the 2025 User Fee Study recommends adjustments to user fees across all Town departments, including increases, decreases, and new fees, in accordance with applicable laws, including Propositions 13, 218, and 2; and
WHEREAS, the Town Council reviewed the 2025 User Fee Study and the proposed Master Fee Schedule and found that the updated fees do not exceed the reasonable estimated cost of providing the service; and
WHEREAS, the Town provided all required public notice and conducted a duly noticed public hearing on July 22, 2025, in accordance with California Government Code Section 66018 and other applicable laws; and
WHEREAS, on July 22, 2025, the Town Council adopted the Fiscal Year 2025–2026 Master Fee Schedule, which included a photovoltaic permit fee of $940, based on the Town’s 2025 User Fee Study; and
WHEREAS, in Fiscal Year 2024–25, the Town charged a photovoltaic permit fee of $205; and
WHEREAS, California Government Code Section 66015(c) limits permit fees for residential photovoltaic systems to $450, plus $15 per kilowatt above 15kW, unless the Town adopts written findings to justify a higher amount; and WHEREAS, while the Town could prepare such findings, the Town Council finds that 39 ITEM 1.6 – ATTACHMENT 1
ITEM 1.6 – ATTACHMENT 1
doing so would not be the best use of staff resources and may discourage solar adoption; and WHEREAS, the Town Council further finds that setting the fee at $450 results in the General Fund subsidizing approximately 50% of the true cost of service, but that such a subsidy is consistent with the Town’s sustainability goals and policy priorities.
NOW, THEREFORE, THE TOWN COUNCIL HEREBY RESOLVES:
Section 1. Environment Review
The charges authorized by this resolution are exempt from the California Environmental Quality Act, Public Resources Code section 21000 et seq. (“CEQA”), because it can be seen with certainty that there is no possibility that the activity authorized herein may have a significant effect on the environment. (CEQA Guidelines §15061(b)(3)).
More specifically, adopting the resolution is statutorily and categorically exempt from CEQA under Public Resources Code section 21080(b)(8) and CEQA Guidelines section 15273, because it involves approval of charges by the Town which the Town Council finds are for the purpose of meeting operating expenses, as demonstrated by the Fee Study.
Section 2. Adoption of Amended Master Fee Schedule
The Town Council hereby adopts the amended photovoltaic permit application fee of $450 and incorporates the amended fee into the Town of San Anselmo Schedule of User Fees attached hereto as Exhibit A and incorporated herein by reference (“Amended Master Fee Schedule”). Unless otherwise specified in the Amended Master Fee Schedule, all user fees shall be paid to the Town prior to the Town’s performance of requested services. Pursuant to Resolution No. 4197, fees may be paid by credit card, debit card, or electronic fund transfer.
Section 3. Effective Date of Fees
The amended photovoltaic fees listed on the Amended Master Fee Schedule at Exhibit A will take effect on September 23, 2025. Pursuant to Resolution No. 2025-4594, all other fees are already in effect and shall remain in effect.
Section 4. Severability
The Town Council hereby declares that every section, paragraph, sentence, clause and phrase of this Resolution is severable. If any section, paragraph, sentence, clause or phrase of this Resolution is for any reason found to be invalid or unconstitutional, such invalidity, or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses or phrases.
RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Town Council on the 23rd day of September, 2025, by the following vote:
40 ITEM 1.6 – ATTACHMENT 1
ITEM 1.6 – ATTACHMENT 1
AYES: Councilmember:
NOES: Councilmember:
ABSENT: Councilmember:
ABSTAIN: Councilmember:
____________________________
TARREL KULLAWAY
MAYOR
ATTEST:
________________________
SERGE AVILA
TOWN CLERK
EXHIBITS
A. AMENDED SAN ANSELMO SCHEDULE OF USER FEES FY25-26
41 Amended Schedule of User Fees
Effective September 23, 2025
Item 1.6 - Exhibit A
42 Table of Contents
1. Finance & Administrative Fees 3 - 5
2. Public Works Fees 6 - 9
3. Library Fees 10
4. Building Fees 11 - 15
5. Planning Fees 16 - 19
6. Recreation Fees 20 - 21
7. Police Fees 22 - 23
8. Fully Burdened Hourly Rate 24
43 Finance & Administration
# Description Current Fee/Charge
Proposed
Fee/Charge Unit Type Notes
1 Photocopies $0.20 $0.20 Per page Fee Document with State requirements are charged per State Mandate 2 Returned check charge $25.00 $25.00 Per incident Regulated3 Certification $21.00 $25.00 Per certification Fee 4 Appeals - Planning Applicant $2,933.00 $3,749.00 Per appeal Fee Town Attorney costs will be passed on directly to applicant as incurred and the Town may request a deposit to cover the cost of anticipated town attorney time 5 Appeals - Non-Applicant $940.00 $1,000.00 Per appeal Fee Town Attorney costs will be passed on directly to applicant as incurred and the Town may request a deposit to cover the cost of anticipated town attorney time 6 Appeals - General $940.00 $1,000.00 Per Appeal Fee
Town Attorney costs will be passed on directly to applicant as incurred and the Town may request a deposit to cover the cost of anticipated town attorney time 7 Proof of Residency/Living Certification $16.00 $20.00 Per request Fee 8 Notary Fee $15.00 Per Signature Fee
Business License Fees:
9 Transfer Fee $20.00 $10.00 Per transfer Fee
10 Business License Penalty 10% 10% Per month Penalty Max. 50% Gross receipts:
11 $0 - $7,500 $15.00 $15.00 Tax
12 $7,501 - $15,000 $30.00 $30.00 Tax
13 $15,001 - $25,000 $45.00 $45.00 Tax
14 $25,001 - $50,000 $60.00 $60.00 Tax
15 $50,001 - $100,000 $100.00 $100.00 Tax16 $100,001 - $250,000 $150.00 $150.00 Tax17 $250,001 - $500,000 $300.00 $300.00 Tax 44 Finance & Administration
# Description Current Fee/Charge
Proposed
Fee/Charge Unit Type Notes
18 $500,001 - $750,000 $450.00 $450.00 Tax19 $750,001 - $1,000,000 $600.00 $600.00 Tax20 $1,000,001 - $2,000,000 $800.00 $800.00 Tax21 $2,000,001 - $3,000,000 $1,200.00 $1,200.00 Tax22 $3,000,001 - $4,000,000 $1,500.00 $1,500.00 Tax23 $4,000,001 - $5,000,000 $2,100.00 $2,100.00 Tax24 $5,000,001 - $10,000,000 $3,000.00 $3,000.00 Tax25 $10,000,001 - $25,000,000 $4,500.00 $4,500.00 Tax26 $25,000,000 - and over $4500 + .01% $4500 + .01% Tax27 Hotels/Motels/Inns $17.00 $17.00 Per unit Tax28 Rental of one or more dwelling units or guest rooms within a rooming house, boarding house, single family dwelling, apartment, condominium, houseboat, or other residential structure containing guest rooms or dwelling units $17.00 $17.00 Per unit Tax
29 General contractors and subcontractors $30.00 $30.00 Per quarter Tax30 General contractors and subcontractors $100.00 $100.00 Per year Tax31 Auctioneers $50.00 $50.00 Per day Tax32 Peddlers, solicitors $25.00 $25.00 Per day Tax33 Peddlers, solicitors $150.00 $150.00 Per quarter Tax34 Peddlers, solicitors $500.00 $500.00 Per year Tax35 Circuses or carnivals $400.00 $400.00 First day Tax36 Circuses or carnivals $300.00 $300.00 Per additional day Tax37 Commercial & still film permits (public property) : 1-3 persons
$100.00 $100.00 Per day Tax
38 Commercial & still film permits (public property) : 4-6 persons
$200.00 $200.00 Per day Tax
39 Commercial & still film permits (public property) : 7-9 persons
$300.00 $300.00 Per day Tax
40 Commercial & still film permits (public property) : 10 + persons
$400.00 $400.00 Per day Tax
41 Commercial & still film permits (private property): 1-3 persons
$50.00 $50.00 Per day Tax
42 Commercial & still film permits (private property): 4-6 persons
$100.00 $100.00 Per day Tax
43 Commercial & still film permits (private property): 7-9 persons
$150.00 $150.00 Per day Tax
44 Commercial & still film permits (private property): 10+ persons
$200.00 $200.00 Per day Tax
45 Finance & Administration
# Description Current Fee/Charge
Proposed
Fee/Charge Unit Type Notes
45 Taxicabs $60.00 $60.00 Per vehicle Tax46 Trucks/vans/delivery vehicles - less than 1/2 ton capacity $22.50 $22.50 Per vehicle Tax47 Trucks/vans/delivery vehicles - not exceeding 1 ton capacity $37.50 $37.50 Per vehicle Tax48 Trucks/vans/delivery vehicles - not exceeding 1-1/2 ton capacity $75.00 $75.00 Per vehicle Tax
49 Trucks/vans/delivery vehicles - not exceeding 2 ton capacity $112.50 $112.50 Per vehicle Tax50 Trucks/vans/delivery vehicles - not exceeding 3 ton capacity $150.00 $150.00 Per vehicle Tax51 Trucks/vans/delivery vehicles - over 3 ton capacity $225.00 $225.00 Per vehicle Tax52 Christmas tree lots $45.00 $45.00 Per year Tax53 Commercial leased property $0.02 $0.02 Per sq ft. Tax $50 minimum, $220 Maximum54 Business located out of San Anselmo but use San Anselmo P.O. Box for business $50.00 $50.00 Per year Tax 55 Real estate broker in San Anselmo $100.00 $100.00 Per year Tax Plus $10 per desk 56 Real estate broker in San Anselmo $10.00 $10.00 Per desk Tax57 Real estate broker out of San Anselmo $150.00 $150.00 Per year Tax58 Omnibus (all other categories) $50.00 $50.00 Per year Tax59 Business License List $1.00 $1.00 Per page Tax60 Tobacco Retailer License $50.00 $50.00 Per year Fee 46 Public Works
Miscellaneous Items
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 1 Road Impact Fee 1.5% value of project 1.5% value of project Percentage Fee Tree Removal Fees:
2 Heritage Tree &/or Undeveloped Parcel Tree $275 for 1st hour Hourly rate thereafter $325 for 1st hour Hourly rate thereafter Per permit Fee For dead, dying or dangerous trees fee may be waived. Replacement trees may required for each tree removed. 3 Street Tree $140.00 $190.00 Per permit Fee This is the cost for both removal and planting of street trees4 After the fact - Tree or Heritage Tree Removal Fine $2,301.00 $2,301.00 Per tree Penalty $2,050 Maximum as determined by the Public Works Director Encroachment Permit Fees:
5 Minor work $174.00 $250.00 Per project Fee
7-1.03 - Permit for curb cut for driveway entranceor approach (Street Superintendent)7-1.08 – Adjustment and variance from driveway standards (City Engineer)7-3.02 – Street cut or excavation permits (Public Works)7-4.02 - Temporary street obstruction permits7-5.09 - Permits to construct sidewalk, walkway, and/or driveway from curb to property line (Public Works) 6 Major work (over $2,500)
4% value of project or as Determined by Public Works Director per Town Code 4% value of project or as Determined by Public Works Director per Town Code Percentage Fee
7-1.03 - Permit for curb cut for driveway entranceor approach 7-1.08 – Adjustment and variance from driveway standards 7-3.02 – Street cut or excavation permits 7-4.02 - Temporary street obstruction permits7-5.09 - Permits to construct sidewalk, walkway, and/or driveway from curb to property line Major Work Fees vary depending on time to review and inspect during the course of the project 7 Sidewalks/Driveways - new & repair; debris or storage box $121.00 $200.00 Per project Fee8 Revocable Encroachment Permit for structures in town right-of-way $355.00 $425.00 Per project Fee9 Revocable Encroachment Permit for temporary use of town right-of-way (restaurant outdoor seating) $150.00 $195.00 Per project Fee 7-5.11-permit for mailbox inright of way 10 Plan Check-when applicable Hourly Staff Rate Hourly Staff Rate Per hour Fee Rate depends on actual Staff rate11 Private Parklet Application $950.00 $950.00 Per Application Fee12 Private Parklet $2,520.00 $2,520.00 Per space Fee 47 Public Works
Miscellaneous Items
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes Fence Permit Fees:
13 Fences within setbacks abutting street $113.00 $195.00 Per project Fee14 Stop Work Fee for working without a permit Up to 3 times value of Public Works Permit Fee Up to 3 times value of Public Works Permit Fee Per project Penalty Determined by the Public Works Director. 0-3 times based on stop work circumstances. If unpermitted work is identified by the Town and the owner addresses issues promptly, fee may be waived or 1 times the permit fee. However, if unpermitted work is not addressed and owner is uncooperative, fee may be up to 3 times the permit fee. 15 Plan Check-when applicable $160.00 $225.00 Per hour Fee Grading Permit Fees: UBC Appendix Chapter 33 Table A-33B 16 100cy or less $134.00 $200.00 100 cy or less Fee17 101cy to 1,000cy $134.00 $200.00 First 100 cy Fee Plus $17.85 for each add'l 100 cy18 1,001cy to 10,000cy $411.00 $600.00 First 1,000 cy Fee Plus $14.80 for each add'l 1,000cy19 10,001cy to 100,000cy $411.00 $875.00 First 10,000 cy Fee Plus $67.50 for each add'l 10,000cy20 100,001 and above $1,368.00 $2,068.11 First 100,000 cy Fee Plus $37.00 for each add'l 100,000cy Grading Plan Review Fees: UBC Appendix Chapter 33 Table A-33A 21 100cy or less $134.00 $195.00 100 cy or less Fee22 101cy to 1,000cy $266.00 $325.00 First 100 cy Fee23 1,001cy to 10,000cy $355.00 $415.00 First 1,000 cy Fee24 10,001cy or more $355.00 $415.00 First 10,000 cy Fee $25.00 each add'l 10,000cy25 Grading permit fee for work without a permit 3 times value of Public Works Permit Fee 3 times value of Public Works Permit Fee Per project Penalty $500 minimum- determined by PW Director 26 Water Wells - potable and landscape wells $203.00 $265.00 Per well Fee 27 Grading Permit Extension Fee $179.00 $240.00 Per permit Fee 48 Public Works
Miscellaneous Items
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes Sidewalk Maintenance Program - Administration Fees
28 First $200 $54.00 $65.00 Fee29 $201 - $500 $50 plus 15% of amount over $200 ($100 Max) $50 plus 15% of amount over $200 ($100 Max) Fee $100 Max 30 $501 - $1,500 $85 plus 10% of amount over $500 ($200 Max) $85 plus 10% of amount over $500 ($200 Max) Fee $200 Max 31 Over $1,500 $197 plus 5% of amount over $1,500 $197 plus 5% of amount over $1,500 Fee No Max 32 Arborist Site Visit and Arborist Report $244.00 $250.00 Per hour Fee33 Street Cut Inspection $236.00 $280.00 Per hour Fee34 Street Crew Cost (Red Curb Painting) Fees Waived Fees Waived Per project Fee35 Temporary Trailer Fee Fees Waived Fees Waived Per Trailer Fee Permit for temporary trailers for habitation during construction and after disasters 36 Abandonment $1,000 min + # hours of consultant
time
$1,000 min + # hours of consultant time Per hour Fee $1,000 minimum to be billed hourly 37 Penalty fee for After The Fact permits
3x permit cost or $500 min. Determined by building official or DPW director 3x permit cost or $500 min. Determined by building official or DPW director Per project Penalty
38 DPW- RED TAG FEE
3x permit cost or $500 min. Determined by building official or DPW director 3x permit cost or $500 min. Determined by building official or DPW director Per project Penalty
39 Encroachment permit extension fee $91.00 $125.00 Per project Fee40 Charging Interest on Abatements 1% Monthly 1% Monthly Per project Fee41 Oversize Vehicle Permit - Single $20.00 $25.00 Per trip Fee $92 - Annual 42 Street Light Shield $296.00 $250.00 Per shield Fee43 Stormwater Violation Fees $100 - 1ST VIOLATION $200 - 2ND VIOLATION $500 - 3RD VIOLATION, ETC $100 - 1ST VIOLATION $200 - 2ND VIOLATION $500 - 3RD VIOLATION, ETC Per occurrence Fee
44 Block Party Fee Fees Waived Fees Waived Per occurrence Fee 49 Public Works
Miscellaneous Items
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 45 Extension Fee- For Permits Excluding Encroachment $91.00 $125.00 Per project Fee 46 Reactivation Fee $121.00 $150.00 Per project Fee
47 Flatwork Permit - Small/Medium less than 1000 sq ft $121.00 $150.00 Per project Fee48 Flatwork Permit - Large Over 1000 sq ft $355.00 $405.00 Per project Fee 49 Floodplain Development Permit $100 deposit + hourly $100 deposit + hourly Per hour Fee 7-11.403 Special flood hazard area development permit 7-11.402 – Review of required certifications for floodplain Development permits:(1) Certification required by Section 7-11.501(c)(1) and Section 7-11.504 (lowest floorelevations); (2) Certification required by Section 7-11.501(c)(2) (elevation or floodproofing ofnonresidential structures); (3) Certification required by Section 7-11.501(c)(3) (wet floodproofing standard);(4) Certification of elevation required by Section7-11.503(a)(3) (subdivisions and other proposed development standards); (5) Certification required by Section 7-11.506(b)(floodway encroachments); (6) "NON-CONVERSION AGREEMENT FOR CONSTRUCTION WITHIN FLOOD HAZARD AREAS" recorded deed restriction, review by town attorney 50 Permit to place newsrack on public property $100 deposit + hourly $100 deposit + hourly Per rack Fee51 Frontage Improvement Fees At Cost of Requirement At Cost of Requirement Per project Fee or work in lieu of Public Works reviews frontage improvement requirements based on the code requirements in the right of way related to ADA, drainage, emergency vehicle access etc. 52 Watercourse Permit $236.00 $325.00 Per project Fee Fee may be waived for emergency projects at the discretion of Public Works Director 53 Floodplain Development Permit $121.00 $200.00 Per project Fee54 Lot line (Propety Line Adjustment) $1,000.00 $900.00 Deposit Fee55 Well Permit $266.00 $325.00 Per project Fee 56 Maintenance Supervisor $157.00 $200.00 Per hour Fee57 Maintenance Worker I $98.00 $140.00 Per hour Fee58 Senior Maintenance Worker $135.00 $170.00 Per hour Fee 50 Library
Miscellaneous Items
# Description Current Fee/Charge
Proposed
Fee/Charge Unit Type Notes
Print Materials
1 Books lost or damaged beyond use Actual Cost Actual Cost Fee2 Processing Fee $5.00 $5.00 Per incident Fee Audio Visual Materials
3 A-V materials lost or damaged beyond use Actual Cost Actual Cost Per Item Fee Inter-Library Loan Fees:
4 Link + $0.00 $0.00 Per day Fee $115 Replacement5 ILL - Other $5.00 $5.00 Per request Fee Postage may apply Other Fees
6 Photocopies/Computer Printing Black and White $0.20 $0.20 Per page Fee7 Photocopies/Computer Printing Color $0.75 $0.75 Per page Fee8 Take & Make Kits, Memory Kits, lost or damaged beyond use Actual Cost Actual Cost Per Item Fee $50 Fee if item is returned to other library 9 Museum Passes $0.00 $0.00 Per day Fee
51 Building
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 1 PreApplication Meeting - Non-commercial uses (Building) $226.00 $226.00 Flat fee Fee Plus applicant pays $100 to Ross Valley Fire Department 2 PreApplication Meeting - Commercial Uses (Building) $0.00 $0.00 Flat fee Fee3 Fee for Building Permit Plan-Check 65% of permit feeBuilding Valuation table will increase 2.5% for all base rates 65% of permit feeBuilding Valuation table will increase 2.5% for all base rates Percentage Fee Plan check beyond 2 submittals @ staff hr rate 4 Building Permit Plan Review - 3rd Party Consultant Consultant cost + 25% Consultant cost + 25% Per hour Fee Plan check or review as required by outside consultant 5 Building Third Party Plan Check Fee (not including 3rd Party Fee) 50% of permit fee on top of third- party costs 50% of permit fee on top of third- party costs Percentage Fee This fee is in addition to the 3rd Party fee and covers internal plan check costs including assignment to 3rd party, review of 3rd party plan check, response to applicant, architect and engineering questions, etc. 6 Stop Work Fee for working without a permit; retroactive permit penalty fee Up to 5 times value of Permit Fee (Minimum $500) Up to 5 times value of Permit Fee (Minimum $500) Per project Penalty Determined by the Department Director or Building Official. 0-5 times based on stop work circumstances. If work stops immediatley and the owner addresses issues promptly, the fee may be waived or 1-3 times the permit fee. However, if work continues and owner is uncooperative, fee may be up to 5 times the permit fee. 7 Energy Fees - projects affecting heated space 15% of Bldg Permit Fee 15% of Bldg Permit Fee Percentage Fee 8 Code Compliance Fee $339.00 $2,210.00 Per hour Fee9 Plumbing Permit 15% of Bldg Permit fee or $168 if not associated w/other work 15% of Bldg Permit fee or $168 if not associated w/other work Percentage Fee Fee waived for graywater projects 10 Electrical Permit 15% of Bldg Permit fee or $168 if not associated w/other work 15% of Bldg Permit fee or $168 if not associated w/other work Percentage Fee Fee waived for local EV charging, roof top solar, and tankless water heater 52 Building
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 11 Mechanical Permit 15% of Bldg Permit fee or $168 if not associated w/other work 15% of Bldg Permit fee or $168 if not associated w/other work Percentage Fee 12 Demolition Permit $266.00 $630.00 Per project Fee
13 Swimming Pool Permit $703.00 $1,060.00 Per project Fee 14 Spa/Hot Tub Permit $353.00 $530.00 Per project Fee
15 Photo-voltaic System Permit and EV charging $940.00 $450.00 Per project Fee 16 Water Heater Replacement Permit $153.00 $250.00 Per project Fee No longer Fee waived for Tankless Water Heater 17 Furnace Replacement Permit $152.00 $250.00 Per project Fee18 Re-Roof Permit Residential $179.00 $310.00 Per project Fee Fee waived for Cool Roof Initiatives19 Re-Roof Permit Commercial Bldg Permit Fee Bldg Permit Fee Per project Fee Fee waived for Cool Roof Initiatives20 Technology Fee 8.8% of Bldg Permit fees 3% of Bldg Permit fees Percentage Fee21 Training Fee 3% of Bldg Permit fee 3% of Bldg Permit fee Percentage Fee22 Permit Administrative Fee (change of owner, contractor, arch/engr.) $44.00 $150.00 Per project Fee 23 Window replacement (not associated with other work) $266.00 $470.00 Per project Fee24 Minor Bathroom Remodel Permit Fee $706.00 $1,140.00 Per project Fee OTC $15,000 max. value of project25 Minor Kitchen Remodel Permit Fee $946.00 $1,410.00 Per project Fee OTC $25,000 max. value of project Plan Checks:
26 Plumbing Plan Check 15% of Bldg Permit Fee or 65% of Plumbing Permit Fee 15% of Bldg Permit Fee or 65% of Plumbing Permit Fee Percentage Fee If work not associated with Bldg Permit ($25 min). Fee waived for graywater projects 27 Electrical Plan Check 15% of Bldg Permit Fee or 25% of Electrical Permit Fee 15% of Bldg Permit Fee or 25% of Electrical Permit Fee Percentage Fee If work not associated with Bldg Permit ($25 min) 53 Building
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 28 Mechanical Plan Check 10% of Bldg Permit Fee or 65% of Mechanical Permit Fee 10% of Bldg Permit Fee or 65% of Mechanical Permit Fee Percentage Fee If work not associated with Bldg Permit ($25 min)29 Pool Plan Check $500.00 $750.00 Per project Fee30 Spa/Hot Tub Plan Check $230.00 $750.00 Per project Fee31 Plan Checks after 2 Plan Checks Consultant Fee Consultant Fee Per hour Fee Consultant Fee32 Plan Check for revisions after permit issued $217.00 $320.00 Per hour Fee Time charged at hourly Building Official rate and an additional hour for each submittal. Minimum one hour per submittal.
Staff Hourly Rate:
33 Building Official $217.00 $320.00 Per hour Fee34 Building Inspector $157.00 $230.00 Per hour Fee35 Street Bond Determined by Public Works Director
Determined by Public Works Director Per project Bond Reimbursable if no damage to street/public right of way 36 Gross Receipts Tax on all projects done by a contractor $0.50 $0.50 Per $1,000 valuation Fee37 Seismic Fee - State fee on all residential and commercial work $0.10 $0.10 Per $1,000 valuation Fee 38 Green Building Fee $1.00 $1.00 Per $25,000 valuation Fee Residential Resale Reports:
39 Single Family Residence $355.00 $1,010.00 Per report Fee40 Multi-Family Residences $346.00 $1,240.00 Per report Fee41 Multi-Family Residences - additional unit $59.00 $130.0042 Failure To Obtain Report 1X Report Fee 2X Report Fee Per report Fee43 Reinstatement of Building Permit Fee 50% of bulding permit fee 50% of bulding permit fee Per project Fee44 Extension of Building Permit Fee $121.00 $190.00 Per project Fee45 Penalty fee for After The Facts permits Up to 5 times value of Permit Fee; (Minimum $500) Up to 5 times value of Permit Fee; (Minimum $500) Per project Fee Determined by the Department Director or Building Offical. 0-5 times based on stop work circumstances. If unpermitted work is identified by the Town and the owner addresses issues promptly, the fee may be waived or 1-3 times the permit fee. However, if unpermitted work is not addressed and the owner is uncooperative, fee may be up to 5 times the permit fee. 46 Flood Gate Buidling Permits Fees Waived Fees Waived Per project Fee47 Admin./Permit Services Technician $99.00 $150.00 Per hour Fee48 Public Works Director $275.00 $410.00 Per hour Fee 54 Building
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 49 Assistant Public Works Director $217.00 $320.00 Per hour Fee50 Assistant Engineer $137.00 $210.00 Per hour Fee51 Construction Inspector Consultant Fee + 25% Consultant Fee + 25% Per hour Fee52 Hourly Fee Community Development Director $196.00 $210.00 Per hour Fee This used to be the Planning Director and the position has been changed to Community Development Director 53 Plan Storage $2.00 Per hour Fee54 In-house Plan Review $217.00 Per Hour Fee CEQA- Notice of Exemption Building permit fee waived for an ADU subject to a recorded affordability restriction of 55 years to rent as an Affordable Unit reserved for occupancy by a Low Income Household at an Affordable Rent. “Affordable Rent” is the maximum allowable Rent for an Affordable Unit that does not exceed one-twelfth (1/12) of thirty percent (30%) of eighty percent (80%) of Area Median Income as adjusted for Assumed Household Size.“Area Median Income” means median yearly income in Marin County as published pursuant to California Code of Regulations, Title 25, Section 6932, or successor provision.“Low Income Household” means a household whose Household Income does not exceed the lower income limits applicable to Marin County, adjusted for household size, as published annually by the California Department of Housing and Community Development; generally a household with a Household Income between fifty percent (50%) and eighty percent (80%) of Area Median Income, adjusted for actual household size. 55 Minimum Value Maximum Value Base Rate Plus $$
For every
$1,000 and
fraction
thereof
0.00 0.00 0.00 0.00 0.001.00 3,999.00 149.11 0.00 0.00
4,000.00 24,999.00 149.11 19.46 1,000.00
25,000.00 49,999.00 557.88 11.83 1,000.0050,000.00 99,999.00 853.82 8.95 1,000.00 100,000.00 499,999.00 1,301.14 7.27 1,000.00500,000.00 999,999.00 4,211.78 6.29 1,000.00 1,000,000.00 and above 7,355.05 4.96 1,000.00
Minimum Value Maximum Value Base Rate Plus $$
For every
$1,000 and
fraction
thereof
0.00 0.00 0.00 0.00 0.001.00 3,999.00 199.81 0.00 0.00
4,000.00 24,999.00 199.81 26.06 1,000.00
25,000.00 49,999.00 746.87 15.84 1,000.0050,000.00 99,999.00 1,143.06 11.98 1,000.00 100,000.00 499,999.00 1,741.92 9.74 1,000.00500,000.00 999,999.00 5,638.57 8.42 1,000.00 1,000,000.00 and above 9,846.60 6.63 1,000.00
Building Valuation Table
Proposed (All New Construction)
Building Valuation Table
Current (All New Construction)
56 Planning
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 1 Planning Commission Action Applications: Annexation $11,727.00 $11,727.00 Per application Deposit Plus 25% overhead on consultant costs2 Planning Commission Action Applications: General Plan Amendment $5,000.00 $5,100.00 Per hour Deposit Plus 25% overhead on consultant costs3 Planning Commission Action Applications: Rezoning $5,000.00 $5,100.00 Per hour Deposit Plus 25% overhead on consultant costs4 Planning Commission First Application/Hearing (For
applications with a Planning Commission hearing such as Conditional Use Permit, Variance, Subdividision, Parcel Map, Lot Line Adjustment, Exceptions, Illuminated Sign, FAR Exception, Demolition Permit, Grading Permits, Sign Program, move building). Includes review of one plan revision. $3,500.00 $3,500.00 Per hour Deposit
5 Minor Exception - Administrative $500.00 $280.00 Per hour Deposit6 Lot Merger - Administrative $500.00 $390.00 Per hour Deposit7 Residential Design Review - Planning Director $1,200.00 $1,350.00 Per hour Deposit8 Commercial Design Review - Planning Director $1,200.00 $1,350.00 Per hour Deposit9 Administrative Sign Review, conforming $58.00 $60.00 Flat fee Fee 10 Mural Review $58.00 $90.00 Flat fee Fee11 Certificates of Compliance $2,728.00 $2,728.00 Per certification Deposit Plus 25% overhead on consultant costs 12 Initial Study & Negative Declarations Consultant cost + 25% Consultant cost + 25% N/A Deposit13 Environmental Impact Reports Consultant cost + 25% Consultant cost + 25% N/A Deposit14 Peer Reviews Consultant cost + 25% Consultant cost + 25% N/A Deposit 57 Planning
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 15 Hourly Fee Planner $140.00 $120.00 Per hour Fee16 Hourly Fee Senior Planner $156.00 $140.00 Per hour Fee17 Hourly Fee Principle Planner $0.00 $160.00 Per hour Fee18 Hourly Fee Director $196.00 $210.00 Per hour Fee19 General Plan maintenance 10% of Building Permit and Planning fees 10% of Building Permit and Planning fees Percentage Fee 20 Training fee 5% of application fees 5% of application fees Percentage Fee21 Technoloy Fee 5% of application fees 3% of application fees Percentage Fee22 Photocopies, per page (State requirement documents are charged per State Mandate) $0.20 $0.20 Per copy Fee23 Planning Director requests for reasonable accommodation SAMC Sec. 10-10.03 $539.00 $610.00 Flat fee Fee
24 Zoning ordinance amendment SAMC Sec. 10-3.803 $10,500.00 $10,500.00 Per hour Deposit plus 25% overhead on any consultant costs 25 Preliminary or Specific Planned Development District SAMC Sec. 10-3.904 $5,000.00 $5,740.00 Per hour Deposit26 Final Map (if dedications are involved) SAMC Sec. 10-2.603 $5,000.00 $5,000.00 Per hour Deposit plus 25% overhead for consultant costs 58 Planning
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 27 Tentative parcel and tract map and final parcel and tract maps – Planning Director SAMC Sec. 10-3.1201 $1,200.00 $620.00 Per hour Deposit Plus $2,000 deposit to cover consultant and 25% overhead 28 Conditional Use Permit Planning Director SAMC Sec. 10-
3.1303 $1,200.00 $1,350.00 Per hour Deposit
29 Notice of public hearing - SAMC Sec. 10-3.1602 and 10-
3.1603 $196.00 $215.00 Flat fee Fee Plus cost of publication if required 30 Renewal of a discretionary action SAMC Sec. 10-3.1608 $1,200.00 $160.00 Per hour Deposit31 Applications and determinations of unmergers (Public Works or Council) SAMC Sec. 10-3.273 $3,500.00 $3,500.00 Per hour Deposit32 Application for expanded telecommunication facilities Administrative $1,200.00 $1,970.00 Per hour Deposit plus $10,000 deposit to cover consultant cost plus 25% 33 Application for design review/use permit for telecommunication facilities (Planning Commission) $3,500.00 $4,140.00 Per facility Deposit plus $10,000 deposit to cover consultant cost plus 25% 34 Application for density bonus SAMC Sec. 10-11.050 Administrative $1,200.00 $1,150.00 Per hour Deposit35 Remove deed restriction - Administrative $1,200.00 $430.00 Per hour Deposit Plus any notary and recording costs36 Residential chicken-keeping permit SAMC Sec. 5-1.05 $0.00 $0.00 N/A N/A37 PreApplication Meeting - Non-commercial uses (Planning) $108.00 $1,090.00 Flat fee Fee Plus applicant pays $100 to Ross Valley Fire Department 38 Review of Home Occupation Application $0.00 $0.00 N/A N/A39 Review of Use Proposal or Business License Application $0.00 $0.00 N/A N/A 59 Planning
# Description Current Fee/Charge Proposed Fee/Charge Unit Type Notes 40 Penalty for work without a permit 3x Application Fee 3x Application Fee Per application Penalty41 Remove deed restriction to allow a second unit $0.00 $0.00 N/A N/A Plus any notary and recording costs42 PreApplication Meeting - Commercial Uses $0.00 $0.00 N/A N/A43 Lot Line Adjustment - Planning Director $1,200.00 $1,200.00 Per hour Deposit44 Streamlined Review under Ca.Govt. Code Sec. 65913.4 (SB 35) $5,000.00 $5,000.00 Per hour Deposit45 Change of Address (property owner request) $308.00 $308.00 Flat fee Fee46 Inclusionary Housing and Commercial Linkage Fee $406,051.00 $406,051.00 Flat fee Fee Commercial/Non-Residential Development Projects
47 Commercial linkage fee - Office $10.00 $10.00 Fee per Sq Ft of Net New Gross Floor Area48 Commercial linkage fee - Retail $8 up to 2500 sq ft $10 for over 2500 sq ft $8 up to 2500 sq ft $10 for over 2500 sq ft Fee per Sq Ft of Net New Gross Floor Area Fee 49 Commercial linkage fee - Restaurant $5.00 $5.00 Fee per Sq Ft of Net New Gross Floor Area Fee 50 Commercial linkage fee - Other Fee calculated using Excel-Based Fee Calculator Fee calculated using Excel-Based Fee Calculator Fee per Sq Ft of Net New Gross Floor Area Fee 51 Penalty fee for After The Fact permits
3x permit cost or $500 min. Determined by Community Development Director or Designee Per Project Fee
52 SB 9 Urban Lot Split- Title 10, Chapter 4- GOVERNMENT CODE SECTION 65852.21 $1,200.00 Per hour Deposit Plus $5000 deposit to cover consultant cost plus 25% 53 SB 9 Development Project-Title 10, Chapter 4-
GOVERNMENT CODE SECTION 65852.21 $1,200.00 Per hour Deposit 54 ODDS- Ministerial Review Per Title 10, Chapter 20 $5,000.00 Per hour Deposit55 Plan Storage $2.00 Per Page Fee56 Mural-Private $210.00 Flat fee Fee57 CEQA- Notice of Exemption $520.00 Flat fee Fee DEPOSITS will be charged at the fully burdened hourly rate calculation for each staff position.
ENVIRONMENTAL REVIEWS: Fees charged by outside agencies for review/process of environmental documents will be charged to the applicant in addition to the fees herein.ALL PLANNING APPLICATIONS: Town Attorney costs will be passed on directly to applicant as incurred and the Town may request a deposit to cover the cost of anticipated town attorney time. 60 Recreation
# Description
Current
Fee/Charge
Proposed
Fee/Charge Unit Type Notes
Administrative Rates
1 Administrative Registration Fee $10.00 $10.00 Per class Fee2 Older Adult Fee $1.00 $1.00 Per Transaction Fee $1/transaction to subsidize older adult 3 Cancelation Fee $25.00 $25.00 Per class Fee4 Event Application Fee $95.00 $95.00 Per application Fee Fee for speical event applications to cover staff time5 Security Deposit - Picnic Rentals $85.00 $100.00 Per occurrence Deposit6 Security deposit - Facility Rentals $350.00 $350.00 Per occurrence Deposit Tennis Key Fees:
7 Resident (R): Full Year $43.00 $0.00 Per year Fee8 Resident (R): Jul-Dec $32.00 $0.00 Every six months Fee9 Non-Resident (NR): Full Year $101.00 $101.00 Per year Fee 10 Non-Resident (NR): Jul-Dec $66.00 $66.00 Every six months Fee Sign Fees
11 Hub Sign $126.00 $126.00 Per week Fee12 Sir Francis Drake Street Banner $383.00 $390.00 Per week Fee Facility Rental Fees - Picnic & Park Areas 3 Hour Minimum Rental 13 Memorial Park - Small Picnic Area - R $40.00 $40.00 Per hour Fee14 Memorial Park - Small Picnic Area -NR $43.00 $44.00 Per hour Fee15 Memorial Park - Large Picnic Area - R $51.00 $51.00 Per hour Fee16 Memorial Park - Large Picnic Area - NR $56.00 $58.00 Per hour Fee17 Memorial Park - Large Picnic Area - Inflatable Jumper Fee $66.00 $70.00 Per hour Fee18 Robson Park - Upper Picnic Area - R $35.00 $35.00 Per hour Fee19 Robson Park - Upper Picnic Area - NR $43.00 $43.00 Per hour Fee20 Robson Park - Lower Picnic Area - R $41.00 $41.00 Per hour Fee21 Robson Park - Lower Picnic Area - NR $54.00 $54.00 Per hour Fee 61 Recreation
# Description
Current
Fee/Charge
Proposed
Fee/Charge Unit Type Notes
Athletic Field Rental Fees - 2 Hour Minimum RentalMemorial Park - Single Baseball Field 22 Group A $55.00 $55.00 Per hour Fee
Non-Profit organizations, school related groups, community organizations that charge a nominal fee to cover their expenses (Scouts, Homeowners Assoc., Youth Sports Groups, religious organizations, etc.) 23 Group B $78.00 $78.00 Per hour Fee Private individuals, non-profit fundraising activities24 Group C $97.00 $97.00 Per hour Fee Commercial, for profit groups Indoor Facilities
25 ICC Kitchen, Lower Classrooms (2 hr min.) Resident $34.00 $34.00 Per hour Fee26 ICC Kitchen, Lower Classrooms (2 hr min.) Non-Resident $46.00 $46.00 Per hour Fee27 ICC Vista Room, (2 hr min.) Resident $39.00 $39.00 Per hour Fee28 ICC Vista Room, (2 hr min.) Non- Resident $57.00 $57.00 Per hour Fee Robson Harrington Weekend Rental - First Floor (4 hr min.) 29 Group A $91.00 $91.00 Per hour Fee
Non-Profit organizations, school related groups, community organizations (Scouts, Homeowners Assoc., Youth Sports Groups, religious organizations, etc.) 30 Group B $96.00 $96.00 Per hour Fee Private individuals, non-profit fundraising activities31 Group C $113.00 $113.00 Per hour Fee Commercial, for profit groups Community Gardens
32 Dues $154.00 $154.00 Per plot Fee33 Street Closure Fee $0.00 $325.00 Per Event Fee 62 Police
# Description Current Fee/Charge
Proposed
Fee/Charge Unit Type Notes
1 Merchant Parking Permits $25.00 $25.00 Per year Fee2 Overnight Parking Permits $50.00 $50.00 Per year Fee3 Vehicle Impound Release $100.00 $100.00 Per incident Fee4 Clearance/Citizen Letter $20.00 $20.00 Per request Fee5 Report Copy fee $10.00 $10.00 Per report Fee6 Fingerprinting "rolling" fee $20.00 $20.00 Per event Fee Violations:
7 Sign Retrieval $26.00 $26.00 Per violation Penalty8 Parked without permit $47.00 $47.00 Per violation Penalty9 Parked contrary to signs & markings $47.00 $47.00 Per violation Penalty 10 Improperly parked in marked space $47.00 $47.00 Per violation Penalty 11 No Parking/Stopping Red Zone $67.00 $67.00 Per violation Penalty12 No Parking Yellow/Green/White $54.00 $54.00 Per violation Penalty13 Failure to Curb Wheels on 3% Grade $47.00 $47.00 Per violation Penalty14 Parked in Excess of 72 Hours $167.00 $167.00 Per violation Penalty15 Parked in Excess of 2 Hours $47.00 $47.00 Per violation Penalty16 Restricted Parking Only $47.00 $47.00 Per violation Penalty17 Night Parking - 30 minute Limit 2AM-6AM $26.00 $26.00 Per violation Penalty18 Posted No Parking $47.00 $47.00 Per violation Penalty19 Parked without 12' clearance $59.00 $59.00 Per violation Penalty20 No Parking on Private Property without consent $47.00 $47.00 Per violation Penalty 21 Expired Meter $47.00 $47.00 Per violation Penalty22 No Parking on Crosswalk $47.00 $47.00 Per violation Penalty23 No Parking Blocking Driveway $47.00 $47.00 Per violation Penalty24 No Parking on Sidewalk $47.00 $47.00 Per violation Penalty25 No Parking Wheelchair Ramp Access $312.00 $312.00 Per violation Penalty 26 No Parking/Stopping in Fire Lane/Road $47.00 $47.00 Per violation Penalty27 Parked in excess of 18" from curb $47.00 $47.00 Per violation Penalty 28 Blue Zone - Handicapped Only $312.00 $312.00 Per violation Penalty29 No Parking within 15' of Fire Hydrant $47.00 $47.00 Per violation Penalty30 Parked on school grounds for sale $35.00 $35.00 Per violation Penalty31 Parked in intersection, crosswalk, sidewalk, in front of a driveway, more than 18" from the curb or facing the wrong way $47.00 $47.00 Per violation Penalty
32 Double parked $47.00 $47.00 Per violation Penalty33
Overtime parking, illegally parked on school grounds, vehicle parked for sale on street, illegally parked, posted vehicle for sale and loading zone $47.00 $47.00 Per violation Penalty
34 Tow Away Zone $52.00 $52.00 Per violation Penalty
63 Police
# Description Current Fee/Charge
Proposed
Fee/Charge Unit Type Notes
35 Expired tabs $93.00 $93.00 Per violation Penalty36 Vehicle for sale on street $120.00 $120.00 Per violation Penalty37 Parked on parkway $120.00 $120.00 Per violation Penalty38 Abandoned vehicle $299.00 $299.00 Per violation Penalty39 Parked in area for handicapped $312.00 $312.00 Per violation Penalty40 Blocking handicapped access ramp $312.00 $312.00 Per violation Penalty41 Handicapped parking $312.00 $312.00 Per violation Penalty42 Disabled crosshatch markings $312.00 $312.00 Per violation Penalty43 Parked in restricted EV charging spaces and Town's on- and off-street parking facilites $47.00 $47.00 Per violation Penalty 44 Daylighting Parking $47.00 $47.00 Per violation Penalty OVERSIZED VEHICLE FEES:
45 Single trip permit $16.00 $16.00 Per trip Regulated46 Repetitive trip permit $16.00 $16.00 Per trip Regulated max $90 for 6 mo period 47 Annual trip permit $16.00 $16.00 Per trip Regulated max of $90 for 1 yr period48 Oversized Vehicle Escort Fee $22.00 $22.00 Per trip Fee 64 Town of San Anselmo - User Fee
Fully Burdened Hourly Rate
Position
Fully Burdened
Hourly Rate
Position Rates Proposed
Administrative Serv Asst II 68.42Admin/Permit Serv Technician 77.86Administrative Serv Asst 62.85Assistant Civil Engineer 94.39Assistant Planner 88.09Assistant Public Works Director 138.46Associate Planner 96.92Building Inspector 100.83Building Official 138.46Child Care Instructor 47.67Code Enforcement Officer 81.08Community Development Director 174.16Community Engagement Coordinator 94.39Community Services Director 138.46Fin & Admin Services Director 165.82Groundskeeper Trainee 29.61Lead Library Assistant 63.37Librarian I 75.75Librarian II 84.79Library Assistant 58.92Library Technician 67.18Maintenance Supervisor 90.18Maintenance Worker I 63.28Maintenance Worker II 69.64Management Analyst 77.86Planning Director 158.18Planning Technician 79.93Principal Planner 117.29Project Coordinator 88.09Public Works Director 178.75Public Works Manager 119.71Recreation Coordinator I 62.85Recreation Coordinator II 68.42Recreation Coordinator III 75.30Recreation Manager 98.61Recreation Program Leader 52.43Recreation Senior Supervisor 90.39 65 Item: 2.1
STAFF REPORT
TOWN OF SAN ANSELMO Item: 2.1
MEETING DATE: 9/23/25
AGENDA TITLE: Review and Approve the Age & Disability Friendly Steering Committee Operational Guidelines
FROM: Vincent Lin – Recreation Supervisor
Mattie O’Grady – Director of Community Services
RECOMMENDATION: That Town Council review and approve the creation of an Age and Disability Friendly Steering Committee and the associated Operational Guidelines.
BACKGROUND
In 2023, MADI (Marin Aging and Disability Institute) received a California Department of Aging (CDA) grant to complete the process and develop a local Age & Disability Friendly Plan in partnership with the Town of San Anselmo. A new assessment process and survey were developed to include older adults, people with disabilities, and caregivers. Over 495 surveys were collected. The primary goal of the survey process was to learn about San Anselmo’s “age and disability friendly” strengths as well as identify areas of improvement.
Between January and May 2025, the Age & Disability Friendly Action Plan was developed using data from the Assessment Report, input from the Age and Disability Friendly Advisory Committee, resident interviews, and feedback gathered during three community forums. This three-year action plan aligns identified community needs with specific goals and actionable strategies across seven key focus areas:
1. Remaining in Community
2. Health, Wellness and Caregiving
3. Transportation and Safe Mobility
4. Climate Change and Safety
5. Connected to and Included in Community
6. Having Voice in Community
7. Communication and Information
This report is one of several background documents contributing to the existing conditions analysis for the General Plan Update (GPU). Together with GPU-specific 66 Item: 2.1
community engagement, the existing conditions analysis provides the foundation for shaping the vision of the updated General Plan.
DISCUSSION/ANALYSIS
Staff recommends establishing a formal committee structure to support ongoing community involvement in Age and Disability Friendly initiatives. The committee would serve as the principal advisory body to the Parks and Recreation Commission on matters related to fostering a community where residents of all ages and abilities can thrive. It would rely on the Action Plan and General Plan as guiding documents, and would also play a key role in engaging local leaders, community partners, and residents in advancing these efforts.
On August 18, 2025, the Parks and Recreation Commission recommended that the Town Council approve the guidelines and establish an Age and Disability Friendly Steering Committee.
FISCAL IMPACT
Approval of this item will not result in an immediate fiscal impact to the Town; however, implementation of related actions may result in future costs.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
The proposed project is exempt from the California Environmental Quality Act (CEQA), under the “common sense” exemption, because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. (Cal. Code Regs. tit. 14, § 15061).
ATTACHMENTS
Attachment 1 – Age & Disability Friendly Steering Committee Guidelines 67 1
SAN ANSELMO
AGE & DISABILITY FRIENDLY COMMUNITY
STEERING COMMITTEE
OPERATIONAL GUIDELINES
Approved by the Parks and Recreation Commission on ____________ Approved by the San Anselmo Town Council on ______________ ARTICLE I: NAME
A. The name of this group shall be the San Anselmo Age & Disability Friendly Steering Committee (hereinafter referred to as "Committee").
ARTICLE II: HISTORY
A. The San Anselmo Recreation Department applied to the WHO/AARP Network of Age-Friendly States and Communities in 2019 to become Age Friendly, the town committed to a five-year process of assessment, action plan development and implementation.
ARTICLE III: PURPOSE
A. The purpose of the Committee is to provide ongoing input to the Town of San Anselmo regarding the ongoing development of building a community where all ages and abilities thrive and remain active engaging local leaders, community partners and residents.
ARTICLE IV: CHARGE
A. The Committee’s main objectives are to:
1. Advise on Program Development and Implementation
Serve as the lead advisory body to the Parks & Recreation Commission on the planning, implementation, and evaluation of initiatives that promote an age and disability friendly community in San Anselmo.
2. Guide Townwide Age & Disability-Friendly Strategies
Provide expert input and community-based recommendations to Town staff and the Parks and Recreation Commission on policies, programs, and practices that promote inclusion, accessibility, equity, and quality of life for older adults and people with disabilities.
3. Facilitate Public Engagement and Input
Conduct open, inclusive public meetings to encourage community feedback, identify needs and priorities, and present recommendations to the Community Services Director and Parks & Recreation Commission.
68 2
4. Undertake Additional Assignments
Undertake additional tasks, initiatives, or responsibilities related to age and disability friendliness as requested by the Parks & Recreation Commission or Recreation Department.
ARTICLE V: MEMBERSHIPS
A. The Age & Disability Friendly San Anselmo Steering Committee shall consist of five (5) community representatives, with the option to appoint up to two (2) additional members as needed to support the Committee’s mission and workload.
Members shall meet the following criteria and must meet the following qualifications:
Eligibility
Members must:
• A majority of the committee must be residents of the Town of San Anselmo or demonstrate a strong connection to the
community (e.g., employment, service, or volunteer work within Town limits).
• Demonstrate an interest in or lived experience with issues affecting older adults and/or individuals with disabilities. • Commit to actively participating in Committee work, including regular meetings and community engagement activities.
• Disclose any potential conflicts of interest and adhere to the Town’s conflict of interest policies.
Desired Qualifications
The Committee will seek to include members who collectively bring:
• Diverse perspectives representing different ages, abilities, and backgrounds.
• Professional expertise or volunteer experience in fields such as aging services, disability advocacy, accessibility, public health, urban planning, recreation, or social services.
• Community engagement skills including public outreach, facilitation, and collaboration.
Expectations of Service
Members are expected to:
• Attend and actively participate in all scheduled Committee meetings.
• Engage with community members to solicit feedback and share Committee initiatives.
• Work collaboratively with other Committee members, Town 69 3
staff, and partners.
B. The Committee will serve in an advisory capacity to the Parks & Recreation Commission.
C. Persons meeting the qualifications and interested in serving on the Committee shall complete the appropriate application form. An application-filing period will be announced publicly in order to solicit applications when vacancies exist on the Committee.
D. All five (5) seats shall be appointed by the Parks & Recreation Commission or its designee.
E. Members will serve a two-year term on the Committee. Upon establishment of this Committee, two (2) seats will serve for one year with the remaining three (3) seats serving the full two-year term. Incumbents wishing to reapply will be reinterviewed by the Parks & Recreation Commission and re-appointed by the Commission or its designee. Terms will commence on a date to be determined.
F. Members wishing to resign from the Committee must provide a written resignation addressed to the Town Clerk. Once the Town Clerk receives the resignation, the Town Clerk then follows the application process for filling the vacancy.
ARTICLE VI: COMMITTEE ORGANIZATION
A. Meetings will be held (Quarterly) four times a year on the 2nd Wednesday of the month at 3:00pm. Additional meetings may be scheduled as deemed necessary by Department staff.
B. Quorum: A majority of voting membersin good standing shall constitute a quorum for the purpose of action on any issue or agenda item.
C. Membersshall notify the Chair and staff in the event of an anticipated absence from a regularly scheduled meeting. Each member of theCommittee who has knowledge of the fact that they will not be able to attend a regularly scheduled meeting of the Committee will notify the Chair and staff at the earliest possible opportunity and, in any event, prior to 5 p.m. on the date of the meeting. The Chair or staff shall notify the members of the Committee in the event that the projected absence will result in a lack of quorum. Two absences in any twelve-month period shall constitute a review of the committee member’s continued appointment by the Parks & Recreation Commission. If the Parks & Recreation Commission recommends the resignation of a committee member due to absence, the resigned position will be announced publicly and filled under the appointment process. Former members may re-apply. The committee will maintain attendance records.
D. Adjournment: No new matter will commence after 5:00 p.m. and meetings will be adjourned by 5:00 p.m. unless the Committee votes to extend the meetings for 30- minute increments. A motion for adjournment shall always be in order and upon 70 4
a second shall be voted upon without debate.
E. Meetingsshall follow the Brown Act Lawsfor Open Public Meetings, Government Code Section 54950.5, and public input during a public forum shall be established and supported. Standard rules of parliamentary procedure will govern meetings.
1. Agendas: A written agenda shall be developed by the Chair and the staff and shall be delivered to all Committee members at least 72 hours in advance of the Committee meeting.
2. Minutes: Written summary minutes shall be recorded by the Committee Secretary, typed and issued to all Committee members for their approval.
3. Written Correspondence/Verbal Communication: All written official correspondence and verbal communication on behalf of the Committee or any Committee member that is directed to any outside agency, organization or person shall have the consent of the Committee.
4. Rules of Order: Robert’s Rules of Order will apply in all instances, which are not otherwise provided for in these rules.
F. Officers:
The Committee shall elect a Chair, a Vice Chair, and a Secretary from among its members following the annual appointment. Term of office is one year.
Elections also shall be held to fill vacancies in these positions as they occur, or as soon thereafter as practical.
a. Chair: Shall preside at all meetings of the Steering Committee; decide on all points of order; appoint sub-committee membership; follow up on work of sub-committees; represent the Steering Committee to Parks & Recreation Commission; coordinate agenda preparation with staff; encourage active participation of members.
b. Vice-Chair: Shall preside at all meetings in the absence of the Chair. c. Should the Chairperson and Vice Chairperson be absent or unable to act, the members present shall select a Chair Pro tem and have an order so stating entered into the record.
d. The Secretary: shall be responsible for recording, typing and distributing minutes from all Committee meetings.
G. Staff:
a. Staff shall provide organizational support to the steering committee in the form of maintaining files of Committee activities and shall act as liaison to the Parks & Recreation Commission.
ARTICLE VII: POWERS OF COMMITTEE:
A. Age and Disability Friendly Community Steering Committee members may recommend, and the Steering Committee may establish sub-committees as deemed necessary. Appointment of sub-committee members will be made by the Chair.
Sub-committees will be appointed either for single task force assignments or as an 71 5
ongoing standing sub-committee. Sub-committees are for the sole purpose of researching, reviewing, or providing overall policy direction on age and disabilityrelated items prior to being presented to the full Committee.
B. Steering Committee will submit recommendations to the Parks & Recreation Commission in writing, as approved by a majority of the Steering Committee.
C. Age and Disability Friendly Community Steering Committee shall establish annual goals, and action plans consistent with Town Council policies, direction, and the General Plan Update.
ARTICLE VIII: AMENDMENTS
A. Any proposed amendment to these guidelines must be approved by a majority vote of the Committee and ratified by the Parks & Recreation Commission. 72 Item #: 2.2
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 2.2
MEETING DATE: September 23, 2025
AGENDA TITLE: Consultant Contract for the Brookside Elementary School Sidewalk Gap Closure Project Phases 2 and 3
FROM: Scott Schneider, Asst. Public Works Director
RECOMMENDATION: That the Town Council authorize the Town Manager to execute a Professional Services Agreement with CSW/Stuber-Stroeh Engineering Group (CSW) for the design of the Brookside Elementary School Sidewalk Gap Closure Project, Phases 2 and 3 in an amount not to exceed $124,358.
BACKGROUND
Phase 1 of the Brookside Elementary School Gap Closure Project was constructed in 2021/2022 using a grant from the Transportation Authority of Marin (TAM). CSW located in Novato, CA was selected to design the project after a Request for Proposal process. After surveying and preliminary design, the initial engineer’s cost estimate determined that the available funding would only cover about one third of the original scope.
In December 2024, staff submitted grant applications for Phases 2 and 3 of the project to complete the original scope (Phase 2) and further extend the sidewalk to Carlson Avenue (Phase 3). The maximum grant amount for each project was limited to $450,000, however, TAM funded both projects, and has agreed to have Phases 2 and 3 be completed as one project with funding of $900,000.
The Town requested that CSW provide a proposal to utilize the preliminary design product from the Phase 1 effort, and to re-scope the project to include Phase 3 project limits.
DISCUSSION/ANALYSIS
The proposal from CSW includes utilizing the preliminary design for the sidewalk along Butterfield Road from Sir Francis Drake Boulevard to Rosemont Avenue, and well as a new survey from Rosemont Avenue to Carlson Avenue to create construction drawings for the complete project.
73 Item #: 2.2
The design work is expected to take six to eight months, and includes a public meeting as well as individual meetings with affected property owners. The completed design will be brought back to the Town Council for their approval in spring 2026 for summer 2026 construction.
FISCAL IMPACT
The professional services agreement will be drafted for a not-to-exceed cost of $124,358. Funding is available from the Grant Fund using $900,000 from the Transportation Authority of Marin, and is included in the 2025-2026 Town Budget.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
This project design is exempt from the California Environmental Quality Act (CEQA) under a Class 6 categorical exemption, because the scope of work consists of data gathering, analysis and preparation of plans and specifications for a project. No construction or alteration will be undertaken. (14 Cal. Code Regs. § 15306). When the plans and specifications are finalized and ready for bidding and construction, a CEQA analysis will be undertaken at that time.
The project design will propose sidewalk improvements that will address San Anselmo’s Climate Action Plan 2030, specifically CAP Measure T-3 (walking).
ATTACHMENTS
Attachment 1- CSW Scope and Cost Proposal
74 504 Redwood Blvd Ste
310
Novato, CA 94947
www.cswst2.com
415.883.9850
Fax: 415.883.9835
Novato
Petaluma
Richmond
Pleasanton
Project Number: 2400035
September 15, 2025
Scott Schneider, Assistant Director of Public Works
Town of San Anselmo, Public Works Department
525 San Anselmo Ave. via email only:
San Anselmo, CA 94960
[email protected]
Subject: Brookside Sidewalk Gap Closure Project
Dear Mr. Schneider,
Thank you for the opportunity to support the Town in advancing the sidewalk gap closure project, specifically Phase 2: Butterfield Road (Sir Francis Drake Blvd to Rosemont Ave) and Phase 3: Butterfield Road (Rosemont Ave to Carlson Ave), which will enhance pedestrian access to Brookside Elementary School. As you are aware, CSWST2 previously completed field surveys and prepared conceptual-level plans for Phase 2 in November 2019. Under this scope, we will provide civil design services for Phase 2. For Phase 3, we will perform both the field survey and civil design services. The design documents will be prepared as a single project encompassing both Phases 2 and 3, and will be developed in compliance with the latest requirements of the Municipal Regional Stormwater Permit (MRP 3.0). In addition, we will support Town staff during the public outreach process, including the preparation of visual aids for community meetings. Upon receiving Town approval, we will prepare and deliver the complete bid documents.
Phase 2 – Butterfield Rd – Sir Francis Drake Blvd to Rosemont Ave 75 2
Phase 3 – Butterfield Rd –Rosemont Ave to Carlson Ave
The following outlines our proposed scope of work to support the design effort.
TASK 1: TOPOGRAPHIC SURVEY SERVICES
CSWST2 will survey approximately 1,000 LF of the westerly walkway and driveway approaches with the public right-of-way along Butterfield Road from Rosemont to Carlson Ave. Vertical and horizontal datum shall be assumed.
1.1 Field Survey. We anticipate up to 40 hours for field surveying. The topographic survey will include 5’ from the face of curb to 15’ ± behind the face of curb where access is reasonable. For driveway approaches, the survey will extend approximately 25’ from face of curb. The Topographic survey and map will depict and 76 3
include gradebreaks, trees greater than 6” in diameter, curb and gutter, concrete and AC pathways and walks, retaining walls, fencing, and observable surface utilities at grade (boxes, valves, etc.).
1.2 Topographic Map. Using the field survey information, we will update the existing topographic base map.
Contours intervals shall be 1 or 2 foot, as approved by the Town. Please note no boundary or easement information shall be provided. Any boundary resolution shall be performed as an additional service.
TASK 2: CONSTRUCTION DOCUMENTS (CD)
Using the conceptual design plans as the basis of design shown above, we will refine the plans, specification, and estimate to a 30% and 100% CD level for one (1) round of review and comments by staff.
2.1 Construction Documents. CSWST2 will prepare the following phased construction documents at the 30% and 100% level.
• Construction Plans. Cover Sheet, General Notes and Abbreviations, Typical Sidewalk Cross Sections, Demolition Plans, Layout Plan, Sidewalk Site Plan, Curb Ramp Plans, Signing & Striping Plans, Typical Detail Sheet, Erosion Control Plan, Stormwater Control Plan
• Project Specification. CSWST2 will prepare technical specifications for inclusion within the Town’s general specification.
• Cost Estimate. CSWST2 will provide an updated line item cost estimate.
2.2 Public Outreach. We will assist Town staff for one (1) public outreach meeting. As necessary, we will prepare visual aids and documents for the meeting. We will provide meeting notes and coordinate with staff on refining the design plans.
2.3 Meetings and Coordination. We allocated time for up to two (2) site meetings with Town staff to review plan check comments. As directed by the staff, we will coordinate with the utility agencies for relocation and/or adjustment of their facilities.
TASK 3: FINAL PLANS
Using comments from Town staff, we will provide the plans, specifications, and estimate for bidding.
3.1 Bid Documents. The team will refine the design documents based on staff comments into the follow bid documents.
• Construction Plans, Project Specification, Cost Estimate.
Deliverables
We will provide the following documents in PDF.
• 30% and 100% plans, specifications, and estimate
• Response to plan check comments
• As applicable, visual aids and notes for public outreach Deliverables
We will provide the topographic base map in AutoCAD dwg format, if requested 77 4
ADDITIONAL SERVICE ITEMS
Boundary Survey. If requested by Staff, CSW will follow boundary survey and file the appropriate documentation per 8762 of the Professional Land Surveyors Act. We will provide a separate fee proposal for staff review and approval prior to commencing work.
SCHEDULE
We anticipate completing the work in accordance with the following schedule.
Notice to Proceed Fall 2025
Topographic Survey Fall 2025
Complete 30% Construction Documents Fall 2025
Public Outreach Fall/Winter 2025
Complete 100% Construction Documents Winter 2025
Complete Bid Documents Winter 2025
Bidding Winter 2025
COMPENSATION
CSWST2 agrees to provide the services described above on a time and expense basis as indicated in the attached fee schedule and in accordance with our current Hourly Rates and Billing Policy, copies of which are enclosed. Invoices for services rendered will be issued on a monthly basis. Payment terms are net 30 days.
ASSUMPTIONS
We have made several assumptions in our proposal that in some cases exclude services. At your request, we can provide these services for an additional fee. A summary of our assumptions includes:
1. This project is exempt under CEQA.
2. County staff will provide one (1) round of review and comments to the 30% and 100% CDs.
SERVICES AND STANDARD OF CARE
CSW|ST2’s services shall be limited to those expressly set forth above. We shall have no other obligations or responsibilities for the project except as agreed to in writing, or as provided in this agreement. Our services shall be provided consistent with, and limited to, the standard of care applicable to such services.
Thank you for the opportunity to present this proposal. Please call me at 415.999.6882 or email [email protected] if you have any questions regarding our proposal.
Sincerely,
Richard Souza, PE
Deliverables
We will provide the following documents in PDF.
• Final/Bid Set plans, specifications, estimate, and bid schedule. • Response to plan check comments
78 Billable Rate
Task 1 Topographic Survey
1.1 Topographic Survey 40 $14,0001.2 Meetings and Coordination 42 $6,9261.3 Reimbursable Expense $200 82 $21,126
Task 2 Construction Documents
2.1 Construction Documents
A. 30% PS&E 124 $22,108
B. 100% PS&E 248 $44,216
2.2 Public Outreach 32 $7,1522.3 Meetings and Coordination 32 $6,3602.4 Reimbursable Expense $200 436 $80,036
Task 3 Bid Documents
3.1 Bid Documents 128 $23,0963.2 Reimbursable Expense $100 128 $23,196
Total Base Labor Expenses: 646
Total Design Fee $124,358
8 16 8
16 16
8 80 80 80
Task 2 Construction Documents Subtotal: 36 152 120 128
4 40 40 40
Task 3 Bid Documents Subtotal: 8 40 40 40
40 192 40
Richard Souza
Project Manager
Jed Diaz
Engineer 3
247
SUMMARY OF PRIME CONSULTANT LABOR EFFORT
Misc
Engineer 1
148200 180
Brookside Elementary Sidewalk Gap
Closure Proposal
CSW|ST2
Project Manager and Engineer
Total Hours
2 350
Misc
Engineer 2
Josh Woebling
Surveyor
Two Person
Survey Crew
247
2 44 192 176
Total Base Fee
2 40
8 40 40
Task 1 Topographic Survey Subtotal: 0 0 16 24 40
16 24
79 CSWST2.com
Adaptive Solutions. Resilient Designs. Engineering ∙ Urban Planning ∙ Land Surveying ∙ Landscape Architecture CSWST2 BILLING RATE SCHEDULE
Effective January 1, 2025 – December 31, 2025
ENGINEERING SERVICES HOURLY RATES
SURVEYING SERVICES HOURLY RATES
OTHER PROFESSIONAL SERVICES HOURLY RATES
Principal $ 277.00
Associate Principal $ 252.00
Senior Project Manager $ 247.00
Project Manager $ 233.00
Sr. Landscape Architect $ 177.00
Landscape Architect $ 161.00
Construction Manager $ 242.00
Resident Engineer $ 233.00
Field Engineer $ 200.00
Technical Writer $ 142.00
Graphic Illustrator $ 135.00
Project Assistant $ 104.00
All expenses for transportation (mileage, bridge fare, etc.) will be charged at the Internal Revenue Service rate plus 10%.
Filing fees, checking fees, prints, and other outside costs (such as agency submittal/permit fees etc.) will be charged at cost, plus service charges at the rate of 10%.
Billing will be monthly net 30 days.
Senior Engineer $ 207.00
Engineer I, II, III $ 148.00 - $ 180.00 - $ 200.00
Engineer Technician $ 135.00
Engineer Assistant $ 104.00
Senior Surveyor $ 207.00
Surveyor I, II, III $ 148.00 - $ 180.00 - $ 200.00
Survey Technician $ 135.00
Survey Assistant $ 104.00
Two-Person Survey Party $ 350.00
Survey Party Chief $ 227.00
Survey Chainman $ 124.00
Survey Apprentice $ 115.00
Aerial Drone Surveyor $ 224.00
80 Item #: 2.3
STAFF REPORT
TOWN OF SAN ANSELMO Item #: 2.3
MEETING DATE: September 23, 2025
AGENDA TITLE: General Plan Update: Draft Land Use Map
FROM: Heidi Scoble, Community Development Director
Lindsey Klein, Principal Planner
O’Rourke and Associates
RECOMMENDATION: Review and provide feedback on the Draft Land Use Map for the General Plan Update (GPU) project (see Attachment 1).
SUMMARY
On November 14, 2023, the Town Council initiated the General Plan Update (GPU). The project team (Town staff and consultants) prepared the Draft Land Use Map based on community priorities and policy direction collected through an extensive public engagement process from June 2024 through August 2025. The Draft Land Use Map would serve as a foundational tool to guide land use decisions and ensure orderly growth.
Staff recommend the Town Council review and provide feedback on the Draft Land Use Map (see Attachment 1).
BACKGROUND
Existing General Plan and Update Process
The General Plan is the Town’s long-range policy document for growth, land use, sustainability, and resource and open space conservation. The Town’s current General Plan was last comprehensively updated in 1975 and underwent substantial modifications in 1988.
The GPU process is divided into four major phases. Each phase involves background research and community engagement before culminating in a work product for public review. The GPU project is currently in the third phase, and one of the major work products is the Draft Land Use Map.
Draft Land Use Map
For most parts of San Anselmo, the current General Plan land use designations and Land Use Map are appropriate and not proposed to change. The Draft Law Use Map reflects 81 Item #: 2.3
community priorities and policy direction received throughout an extensive public engagement process conducted as part of the GPU. Targeted land use changes to the Draft Land Use Map are proposed to ensure consistency with current development and zoning, remove spot-zoning issues, accommodate future housing needs, preserve open space, and recognize existing public uses. The key changes to the Draft Land Use Map include:
• Residential Hillside Clean-Up: Small parcels (under 1 acre) in hillside residential areas changed from low-density residential land use designations to Single Family Residential (SF) for consistency with current zoning, with a concurrent hillside development ordinance in development.
• Open Space Designations: Undeveloped Town-owned parcels redesignated as Open Space to reinforce environmental preservation commitments. • School Sites: Public school properties corrected from residential land use designations to the Public Facilities (PF) designation to reflect actual use.
In addition, the description of the Central Commercial (CC) land use designation would be updated to align with the adopted 2023-2031 Housing Element, which states that the maximum density in the CC land use designation is 30 du/ac. The Draft Land Use Categories are provided in Attachment 2.
A complementary policy and map in the General Plan would identify Reserve Areas (shown on the map in Attachment 3). These Reserve Areas identified along major transportation corridors would potentially accommodate future housing needs and meet future Regional Housing Needs Allocation (RHNA) obligations in the next Housing Element cycle (i.e., 2031-2039).
Community Engagement
The Draft Land Use Map has been shaped by a review of existing plans, an in-depth survey of current on-the-ground land uses, and extensive community engagement gathered through the GPU process, beginning in 2024.
To date, the Town has attended 53 events and conducted five online surveys as part of this project. Outreach activities are summarized in Attachment 3. This broad engagement effort has helped shape the draft map to reflect community values, identify opportunities for growth and preservation, and ensure regulatory consistency across Town plans and policies.
Most recently, the project team presented the Draft Land Use Map to the GPAC and solicited the GPAC’s feedback on July 10, 2025. On August 18, 2025, the Planning Commission reviewed the Draft Land Use Map, posed several questions, and ultimately concluded that it was acceptable as presented.
DISCUSSION
The purpose of this item is to gather Town Council feedback on the Draft Land Use Map.
The feedback received from the Town Council would be incorporated into a final draft 82 Item #: 2.3
map. The final draft map would guide future GPU discussions and inform the environmental analysis, scheduled to begin in the next project phase.
Following the Town Council meeting, the final draft map would be incorporated into the Public Review Draft General Plan, to be released following completion of the Draft Program EIR in 2026. Final adoption of the Land Use Map would occur concurrently with adoption of the full General Plan and certification of the EIR.
FISCAL IMPACT
On April 23, 2024, the Town Council authorized a Professional Services Agreement with O’Rourke and Associates to prepare the GPU and related environmental review pursuant to CEQA for a total not-to-exceed contract amount of $1,022,805. The scope of work for the GPU includes the preparation of a draft land use map.
The Town’s 2024-2025 and 2025-2026 Adopted Budgets allocate $775,000 total from the General Fund to support the GPU. An additional $241,000 from the General Plan Maintenance Fee fund is reserved to fund the GPU. The remaining costs are anticipated to be budgeted in Fiscal Year 2026-2027.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
Receipt of a presentation about the GPU and the ensuing discussion about the Draft Land Use Map for the GPU is not a “project” under CEQA, because it does not involve an activity which has the potential to cause a direct or reasonably foreseeable indirect physical change in the environment. (Cal. Pub. Res. Code § 21065). The Land Use Map will be evaluated in the Program Environmental Impact Report prepared for the General Plan Update prior to final adoption.
The current Climate Action Plan (CAP) for the Town of San Anselmo does not specifically address the GPU. The Draft Land Use Map provides an opportunity to align future policies with the Town’s climate goals.
ATTACHMENTS
Attachment 1 - Draft Land Use Map
Attachment 2 - Draft Land Use Categories
Attachment 3 - Draft Reserve Areas Policy
Attachment 4 - Community Engagement Summary
83 Ross Creek
San AnselmoCreek
San Anselmo Creek
San Anselmo Creek
Sleepy Hollow Creek
Devon Dr
Mo r ningside Dr
Cam ino deHe rre ra
Scenic
Ave
Oak Knoll Ave
SequoiaDr
Barber Ave
L ive Oak Av e
Wellington Ave
Jordan Ave
Tamarack Dr
Brookside Dr
Lincoln
Park
Valley
Rd
Spri n g Grove Av e
Los Angeles Blvd
Laurel Ave
Calume
Ave t
Santa MargaritaDr
Fawn Dr
UpperRd
W
Lansdale Ave
Melville Ave
Mariposa Ave
Redwood Rd
BrooksideDr
Canyon Rd
R i dge R d
Elm Ave
Fernhill Ave
Deer HollowRd
AllynAve
Crescent Rd
Ol vi eAve
AlderAve
TomahawkDr
The Alameda
RidgewayAve
Hillside Ave
S pring Ln
B aywood Ave
Crest
Rd
S OakAve
OaklandAv e
Sunny Hills Dr
Oak Ave
5th Ave
Hawthorne
Ave
Sir Francis Drake Blvd
Sir Francis Drake
Blvd
Sequoia Dr
Nova Albion Way
F orrest Ave
San Anselmo Ave
Ross Ave
San Francisco Blvd
Saunders Ave
5th Ave
Cedar St
A ngela
Ave
Woodside Dr
Butterfield Rd
5th Ave
Center Blvd
Center Blvd
Oak Av e
The Ala
meda
Suffield Ave
Rutherford Ave
San Anselmo Ave
Scenic Ave
Willow Ave
Forbes
Ave
Broadmoor Ave
Red Hill Ave
T O W N O F
F A I R F A X
T O W N O F R O S S
C I T Y O F
S A N R A F A E L
Sources: Town of San Anselmo (Proposed GP v4);
Marin County GIS; Marin County LAFCo; USGS NHD.
Prepared for
The Town of San Anselmo
by De Novo Planning Group
September 9, 2025
PROPOSED GENERAL PLAN LAND USE DESIGNATIONS
X-X. 0 500 1,000
Feet
SOI
M A P P E D E X T E N T
Legend
Town Boundary
Planning Area Boundary
Sphere of Influence (SOI)
Very Low Density
Residential
Single Family Residential
Single FamilyConservation
Medium Density
Residential
High Density Residential
Downtown Mixed
Residential
Central Commercial
General Commercial
Limited Commercial
Neighborhood
Commercial
Professional
Open Space
Park
Public Facility
SOI (undesignated)
Draft Land Use Map Attachment 1
84 Attachment 2
Draft Land Use Categories
LU Category Associated Zoning Density/FAR* Proposed Description Very Low Density
Residential
Very Low Density
Residential (R-1-H)
1 du/acre The Very Low-Density Residential land use
designation is applied to those hillside lands,
located at or above the 150-foot mean sea level
elevation, suitable for low density, detached
single-family homes, accessory residential uses,
residential care, day care, and utility facilities on
larger lots which will maintain the natural features
of the land and associated landscape and have
minimal visual impacts on the community. Other
residential uses are also allowed, as consistent
with State law.
Single-Family
ResidentialConservation
Single-Family
Residential-Conservation
(R-1-C)
1 du/acre The Single-Family Residential-Conservation land use designation is applied to hillside areas,
located at or above the 150-foot mean sea level
elevation, appropriate for development of singlefamily homes, accessory residential uses, residential care, day care, and utility facilities on
larger lots which will have minimal visual impacts
on the community. Other residential uses are also
allowed, as consistent with State law.
Single-Family
Residential
Single-Family Residential
(R-1)
1-6 units/acre The Single-Family Residential land use
designation is applied to areas suitable for
detached single-family homes and accessory
residential uses on smaller lots. Duplex, triplex,
and multi-family homes may also be compatible.
Additionally, education, day care, residential care,
religious, institutional, and utility facilities may be allowed.
Medium Density
Residential
Medium Density
Residential (R-2)
6-12 units/acre The Medium Density Residential land use designation is applied to areas appropriate for a
mix of housing types including single-family,
duplex, triplex, and multi-family homes and
accessory residential uses at moderate densities.
Additionally, education, day care, residential care,
religious, institutional, and utility facilities may be allowed.
High Density
Residential
High Density Residential
(R-3)
13-30 units/acre** The High Density Residential land use designation is applied to areas appropriate for single-family,
duplex, triplex, and multi-family homes and
accessory residential uses at higher densities.
Additionally, education, day care, residential care,
religious, lodging, institutional, and utility
facilities may be allowed.
Downtown Mixed
Residential
Single-Family Residential
(R-1),
Medium Density
Residential (R-2),
High Density Residential
(R-3),
Downtown Commercial
(C-2),
Commercial (C-3)
6-30 units/acre;
2.0 FAR**
The Downtown Mixed Residential land use
designation is applied to areas suitable for a
mixture of single-family, duplex, triplex, and
multi-family housing and accessory residential
uses. Additionally, commercial, education, day
care, residential care, religious, lodging,
institutional, and utility facilities may be allowed.
Central
Commercial
Downtown Commercial
(C-2)
13-30 units/acre;
2.0 FAR
The Central Commercial land use designation is
applied to the downtown area providing for a wide
range of resident- and visitor-serving commercial
and institutional uses that create a vibrant
downtown environment. Mixed commercial and
residential uses are allowed.
General
Commercial
Commercial (C-3) 13-30 units/acre**;
2.0 FAR
The General Commercial land use designation is
applied to areas appropriate for a broad range of
retail, restaurant, entertainment, lodging, office,
medical, service, automotive, institutional, and
utility facilities. Mixed commercial and residential
uses are allowed.
Limited
Commercial
Limited Commercial (CL)13-30 units/acre;
2.0 FAR
The Limited Commercial land use designation is
applied to areas appropriate for a broad range of
commercial uses that have lower traffic
85 Attachment 2
LU Category Associated Zoning Density/FAR* Proposed Description generation including limited retail, restaurant,
office, medical, service, automotive, religious,
institutional, and utility facilities. Mixed
commercial and residential uses are allowed.
Neighborhood
Commercial
Neighborhood
Commercial (C-1)
13-20 units/acre;
1.0 FAR; 1.25 for
mixed use projects
with 8-10 units)
The Neighborhood Commercial land use
designation is applied to neighborhood-serving
commercial uses within residential areas
appropriate for a mix of retail, restaurant, office,
medical, personal service, recreation, religious,
lodging, institutional, and utility facilities. Mixed
commercial and residential uses are allowed.
Parks Public Facilities (PF) (No FAR provided
for in the Zoning
Code)
The Parks land use designation is applied to areas
suitable for parks, playgrounds, and other
recreational uses.
Open Space Open Space (OS) (No FAR provided
for in the Zoning
Code)
The Open Space land use designation is applied
to publicly-owned and privately-owned land
devoted to the preservation of natural and scenic
resources and for limited passive recreation on
designated trails.
Public Facilities Public Facilities (PF) 40 units/acre
proposed (see
Action LU-B.4.a)
(No FAR provided
for in the Zoning
Code)
The Public Facilities land use designation is
applied to public land uses including public
educational facilities and governmental buildings
and facilities. Residential uses may also be
permitted.
* Residential densities are in units per gross acre. The term 'gross acre' as used in the General Plan refers to all the land within the property lines of a given parcel or all the land within the boundary line of a given development proposed. The only land to be excluded in the calculation of gross acreage is any land within an established public right-of-way or adopted plan line.
** Residential densities up to 40 units per acre may be allowed for properties subject to the Affordable Housing Overlay District in the Zoning Map.
86 Ross Creek
San AnselmoCreek
San Anselmo Creek
San Anselmo Creek
Sleepy Hollow Creek
Devon Dr
Mo r ningside Dr
Cam ino deHe rre ra
Scenic
Ave
Oak Knoll Ave
SequoiaDr
Barber Ave
L ive Oak Av e
Wellington Ave
Jordan Ave
Tamarack Dr
Brookside Dr
Lincoln
Park
Valley
Rd
Spri n g Grove Av e
Los Angeles Blvd
Laurel Ave
Calume
Ave t
Santa MargaritaDr
Fawn Dr
UpperRd
W
Lansdale Ave
Melville Ave
Mariposa Ave
Redwood Rd
BrooksideDr
Canyon Rd
R i dge R d
Elm Ave
Fernhill Ave
Deer HollowRd
AllynAve
Crescent Rd
Ol vi eAve
AlderAve
TomahawkDr
The Alameda
RidgewayAve
Hillside Ave
S pring Ln
B aywood Ave
Crest
Rd
S OakAve
OaklandAv e
Sunny Hills Dr
Oak Ave
5th Ave
Hawthorne
Ave
Sir Francis Drake Blvd
Sir Francis Drake
Blvd
Sequoia Dr
Nova Albion Way
F orrest Ave
San Anselmo Ave
Ross Ave
San Francisco Blvd
Saunders Ave
5th Ave
Cedar St
A ngela
Ave
Woodside Dr
Butterfield Rd
5th Ave
Center Blvd
Center Blvd
Oak Av e
The Ala
meda
Suffield Ave
Rutherford Ave
San Anselmo Ave
Scenic Ave
Willow Ave
Forbes
Ave
Broadmoor Ave
Red Hill Ave
T O W N O F
F A I R F A X
T O W N O F R O S S
C I T Y O F
S A N R A F A E L
Sources: Town of San Anselmo (Proposed GP v4);
Marin County GIS; Marin County LAFCo; USGS NHD.
Prepared for
The Town of San Anselmo
by De Novo Planning Group
September 9, 2025
RESERVE AREAS
X-X. 0 500 1,000
Feet
SOI
M A P P E D E X T E N T
Legend
Town Boundary
Planning Area Boundary
Sphere of Influence (SOI)
Reserve Areas
Attachment 3 Draft Reserve Area Policy
87 Attachment 4
Community Engagement Summary
The following provides a summary of the community engagement efforts conducted as part of the General Plan Update project from June 2024 through August 2025. The input generated from these events informed existing conditions analysis and established the community’s vision for the future. The draft land use map and policy framework are directly informed by the feedback received at these events.
• General Plan Advisory Committee (GPAC) Meetings: Met nine times from August 2024 through July 2025 to discuss various topics including visioning, climate change, hillside land uses, circulation, and more. The GPAC is scheduled to meet five more times during the General Plan Update process. Meeting minutes can be found online here. • Planning Commission Meetings: Attended two meetings in Spring and Summer 2025 to discuss draft land use and community design concepts and present the Draft Land Use Map.
• Stakeholder Meetings: Held with families, churches, private schools, and special districts (including school districts) in June 2024. Meeting summaries are available online. • Economic Development Stakeholder Meetings: Conducted 10 one-on-one interviews with economic development stakeholders in the community. Stakeholders included local business owners, commercial property owners, Chamber of Commerce representatives, and more. The 2024 Economic Development Analysis summarizes these meetings. • Pop-Up Events: Hosted pop-up tables to collect feedback on key town issues at local community events, including:
o Live on the Avenue events (Summer and Fall 2024)
o Imagination Park (December 11, 2024)
o Softball Opening Day (March 8, 2025)
o Earth Day Fair (April 19, 2025)
These events focused on long-range planning topics such as open space, recreation, economic development, and climate resilience.
• Board, Committee, and Commission Meetings: Attended over 16 meetings from June 2024 to July 2025 with various boards, committees, and commissions to collect targeted input on climate change, equity, transportation, open space, and economic development. • Workshops: Hosted three public workshops from October 2024 to February 2025, focusing on climate change, economic development, and circulation and noise. Workshop summaries are posted online here.
• Open House: Held an open house on April 2, 2025 to discuss and solicit input on community programming, parks, and open spaces. A summary of the open house is posted online here.
• Online Surveys: Conducted four online surveys, summarized online, on the topics of:
o Long-term community vision (Summer 2024)
o Climate change (Fall 2024)
o Economic development (Winter 2024-2025)
o Circulation and noise (Winter 2025)
o Community Programming, Parks, Open Space, and Conservation (Spring 2025) 88 Item #: 3.1
STAFF REPORT
TOWN OF SAN ANSELMO Item #:3.1
MEETING DATE: September 23, 2025
AGENDA TITLE: Public Hearing to Adopt an Ordinance Amending Title 10 (Planning and Zoning) to Update Conditional Use
Permit Regulations and Replace Nonconforming
Uses and Improvements Regulations with New Article
on Nonconforming Uses, Structures, and Lots; CEQA
Exemption Findings. The proposed Ordinance is
exempt from review under the California
Environmental Quality Act (CEQA) pursuant to the
CEQA Guidelines Section 15061(b)(3), Section
15301, and Section 15303.
FROM: Heidi Scoble, Community Development Director
RECOMMENDATION:
1. That the Town Council hold a public hearing and consider the attached Zoning Ordinance Amendments to Title 10 (Planning and Zoning), Chapter 3 (Zoning), to update Conditional Use Permit regulations and replace the Nonconforming Uses and Improvement regulations with a stand-alone new article titled, “Nonconforming Uses, Structures, and Lots”, and ensure compliance with State law and make the associated CEQA exemption findings (see Attachment 1).
2. Motion to read the attached Ordinance by title only. The Town Manager will read the full title of the Ordinance.
3. Motion to approve the first reading of the Ordinance Amendments and waive future readings in their entirety.
BACKGROUND
The Town has regulated nonconforming uses, nonconforming improvements, and conditional uses of land since the adoption of Ordinance No. 485 on December 11, 1962. These regulations have served as the framework for how the Town addresses land uses and buildings that were legal when established but no longer conform to subsequent zoning standards.
The following is a summary of the Town’s current regulations:
89 Item #: 3.1
Nonconforming Uses and Improvements (Current Code-Title 10, Chapter 3, Article 6, Section 10-3.607)
Nonconforming uses may continue if lawfully established before zoning changes, but they may not be expanded or intensified.
If a nonconforming use is abandoned for six months or more, the right to continue that use is lost.
Nonconforming structures can be maintained and repaired but must be brought into compliance with current regulations if 50% or more of their exterior walls are removed or if the structure is substantially destroyed.
Conditional Use Permits (Current Code-Title 10, Chapter 3, Article 13) CUPs are required for specific land uses identified in the Zoning Ordinance and are intended to ensure compatibility with surrounding uses. CUPs currently “run with the land” in perpetuity under California law unless explicitly conditioned with expiration or review dates. The Planning Director may approve minor CUPs, while the Planning Commission reviews most applications. Findings for approval must demonstrate that the use will not negatively affect public health, safety, or welfare.
In 2023, the Town Council adopted Ordinance No. 1179, updating zoning regulations in the C-2 (General Commercial) District to align with the Housing Element and Economic Development Committee (EDC) recommendations. Following implementation, the EDC requested additional refinements, specifically regarding nonconforming uses and conditional use permit (CUP) findings related to office uses in the C-2 District.
On April 9 (refer to agenda item no. 2.A) and June 10, 2025 (refer to agenda item no.
4.A), the Economic Development Committee (EDC) reviewed the proposed zoning ordinance amendments at publicly noticed meetings, providing feedback to strengthen the vitality of the Town’s commercial areas, particularly the C-2 (General Commercial) District. The Committee emphasized the importance of reducing vacancies, simplifying CUP requirements, and ensuring amendments advance the Town’s economic development goals while preserving flexibility. Public input also highlighted support for coworking spaces balanced with maintaining the unique character of downtown as a retail, dining, and destination-based hub.
On August 18, 2025, the Planning Commission held a public hearing to consider amendments addressing these topics. Following deliberation, the Commission adopted Resolution No. 2025-17, recommending Town Council approval of the proposed ordinance (see Attachment 2 and Attachment 3).
DISCUSSION/ANALYSIS
The proposed amendments are intended to clarify and modernize zoning regulations while furthering the Town’s long-term goals of fostering a vibrant, economically resilient, and pedestrian-oriented downtown. Input from the Economic Development Committee, community stakeholders, and the Planning Commission emphasized the importance of discouraging prolonged vacancies, providing flexibility for property owners, and 90 Item #: 3.1
ensuring that nonconforming uses and CUP processes are consistent with the Town’s economic development objectives. The Planning Commission reviewed the amendments at a public hearing and expressed support for forwarding them to the Town Council for consideration.
The following is a summary of the proposed amendments:
Nonconforming Uses and Structures (Amended Title 10, Chapter 3, Article 29) Standalone Article: Establishes a new article dedicated to nonconforming uses and structures, providing clarity, emphasis, and improved organization. Abandonment Period: Reduces the period from six months to 90 days to encourage timely reuse of commercial spaces.
Rebuild Threshold: Increases the threshold triggering conformity requirements from 50% to 75% of exterior wall removal, supporting reinvestment while maintaining a path toward eventual compliance.
Termination Procedures: Clarifies decision-making authority and establishes due process for terminating nonconforming uses.
Purpose and Intent: Updates language to articulate objectives and provide stronger guidance for interpretation and application.
Conditional Use Permits (New- Title 10, Chapter 3, Article 13) Updated Findings: Streamlines and modernizes CUP findings to align with the General Plan, zoning district purposes, and specific requirements for ground-floor office uses in the C-2 District.
Expiration Authority: Grants the Community Development Director or Planning Commission discretion to set CUP expiration dates, with applicants able to reapply after expiration. This tool ensures CUPs remain consistent with the Town’s longterm land use and economic goals.
Collectively, these amendments strengthen the Town’s ability to address underutilized or outdated land uses, support reinvestment in existing structures, and balance flexibility for property owners with the broader community interest in a thriving downtown core.
FISCAL IMPACT
No direct fiscal impacts are anticipated from the adoption of these ordinance amendments.
GENERAL PLAN CONSISTENCY
The proposed zoning ordinance amendments are consistent with the goals, policies, and implementation programs of the San Anselmo General Plan, including those related to land use, economic vitality, community character, and sustainability. 91 Item #: 3.1
Specifically, the amendments support the following General Plan objectives:
Land Use Element Goal LU-1: Maintain and enhance San Anselmo’s small-town character and distinct commercial districts. The proposed updates reinforce the purpose of the C-2 Zoning District by promoting a balanced mix of uses that support a walkable, vibrant downtown.
Land Use Element Policy LU-3.2: Encourage a mix of retail, service, office, and residential uses in commercial areas that contribute to the economic vitality and character of the Town. By clarifying regulations for office uses and conditional use permits (CUPs), the amendments help ensure that future uses are compatible with community goals and contribute to a lively, economically sustainable downtown core.
Economic Development Element Goal ED-1: Support a thriving and diverse business community. The amendments reflect input from the EDC and are intended to preserve flexibility while reducing long-term commercial vacancies and encouraging business occupancy in the downtown area.
Implementation Program LU-4.A: Periodically review and update the Zoning Ordinance to ensure consistency with the General Plan. This effort directly implements this program by updating zoning regulations to reflect current economic and land use priorities while maintaining alignment with the General Plan framework.
The proposed ordinance amendments further the Town’s commitment to thoughtful planning and economic resilience and are consistent with the overarching vision and policies of the San Anselmo General Plan.
CEQA AND CLIMATE ACTION PLAN CONSISTENCY
California Environmental Quality Act (CEQA)
The proposed zoning ordinance amendments are exempt from environmental review under CEQA pursuant to the following exemptions:
CEQA Guidelines Section 15061(b)(3). Common Sense Exemption: It can be seen with certainty that the ordinance amendments will not have a significant effect on the environment, as they do not authorize physical development or changes in land use that would result in environmental impacts.
CEQA Guidelines Section 15301. Existing Facilities: The amendments involve minor alterations to the regulation of existing commercial uses, with negligible or no expansion of use beyond that already in existence.
CEQA Guidelines Section 15303. New Construction or Conversion of Small Structures: The ordinance amendments allow for limited flexibility in commercial uses and are not expected to increase development intensity or change the rate at which development occurs. Therefore, it can be seen with certainty that the amendments will not result in significant environmental effects. 92 Item #: 3.1
Climate Action Plan Conformance
The proposed amendments are consistent with the Town of San Anselmo’s adopted Climate Action Plan. The updates support infill development and reuse of existing commercial spaces, reduce long-term vacancies, and promote a walkable, mixed-use downtown. These actions align with the Town’s climate goals by minimizing vehicle trips, supporting local economic resilience, and encouraging efficient land use patterns.
ATTACHMENTS
Attachment 1 – Draft Ordinance
Attachment 2 – Draft Ordinance- Redline
Attachment 3 – Planning Commission Resolution No. 2025-17 Attachment 4 – August 18, 2025, Planning Commission Staff Report with Attachments 93
AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO AMENDING TITLE 10 “PLANNING AND ZONING”, CHAPTER 3 “ZONING’, ARTICLE 13 “CONDITIONAL USE PERMIT”; REMOVING TITLE 10, CHAPTER 3, ARTICLE 6, SECTION 10-3.607 “NONCONFORMING USES AND IMPROVEMENTS” AND REPLACING WITH NEW ARTICLE 29 “NONCONFORMING USES, STRUCTURES, AND LOTS”; AND MAKING ASSOCIATED CEQA EXEMPTION FINDINGS WHEREAS, a conditional use permit (CUP) allows a use of property that is not in strict in compliance with the zoning code with the imposition of certain conditions, which remains in effect so long as the conditions in the permit are satisfied, there is no expiration date in the permit that has expired, and the use is not a public nuisance; and
WHEREAS, the Town desires to ensure compliance with CUPs and provide processes to review CUP compliance in order to promote the stability and consistency of land uses within the Town; and WHEREAS, the Town desires to update the CUP Ordinance to: allow the inclusion of a CUP expiration date; provide a revocation hearing process for CUPs that are out of compliance with the conditions in the permit either by violation or by a period of nonuse; and make other clarification and update changes (“CUP Ordinance Amendments”); and
WHEREAS, a legal nonconforming use, structure, or lot (or a “grandfathered” use, structure, or lot) is one that was lawful on the effective date of a new zoning restriction which made it unlawful, and has continued since that time; and
WHEREAS, to ensure the cohesive and predictable development of the Town that is consistent with Town goals, it is desirable that nonconforming uses, structures, and lots be replaced by conforming uses, structures, and lots over time; and
WHEREAS, the Town’s nonconforming use ordinance, Municipal Code section 10-3.607, is outdated and the Town desires to adopt an updated nonconforming use code to provide more predictability, clarity, and the ability for the Town Council to consider revocation of a nonconforming use; and WHEREAS, the Town desires to update the Town’s nonconforming use ordinance, Municipal Code section 10-3.607 (“Nonconforming Use Ordinance Amendments”, collectively with the “CUP Ordinance Amendments” referred to as the “Ordinance Amendments”); and WHEREAS, pursuant to Article XI, Section 7 of the California Constitution, the Town may adopt and enforce ordinances and regulations not in conflict with general laws to protect and promote the public health, safety, and welfare of its citizens; and WHEREAS, the Ordinance Amendments are in the public interest because they will help ensure that land uses remain consistent with their surroundings and provide processes for the Town to revoke noncompliant and nonconforming uses; and
WHEREAS, the Ordinance Amendments are exempt from review under the California 94
Environmental Quality Act (CEQA) pursuant to the “common sense” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance Amendments will have a significant effect on the environment; pursuant to CEQA Guideline section 15301 involving the minor alteration of existing residences involving negligible or no expansion of use beyond that already in existence; and Section 15303 New Construction or Conversion of Small Structures, because it can be seen with certainty that there is no possibility the Amendments would not have a significant effect on the environment and they make no or minimal changes to land uses, development intensities, or the rate at which development is expected to occur; and
WHEREAS, the ordinance amendments are consistent with the goals and policies of the San Anselmo General Plan, including maintaining the viability of the Town’s commercial core and preserving its small-town character; and by encouraging the monitoring and review of conditional use permits and nonconforming uses, the amendments promote the appropriate use of property, discourage long-term vacancy or disuse, and support the overall health and vitality of the Town’s commercial areas; and
WHEREAS, the Ordinance Amendments do not impact the Town’s Climate Action Plan; and WHEREAS, the Planning Commission is responsible for providing recommendations to the Town Council for proposed amendments to the Town’s Zoning Code pursuant to Government Code section 65853 et seq.; and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 18, 2025 to consider the Ordinance Amendments and recommended Town Council adoption of the Amendments; and
WHEREAS, the Town Clerk caused notice of a Town Council public hearing regarding the Town Council’s adoption of the Ordinance Amendments in the Marin Independent Journal newspaper on as required by Government Code section 36933 and published the text of the Ordinance Amendments as required by State law; and
WHEREAS, on [DATE] the Town Council held a duly noticed public hearing to consider introduction of the Ordinance Amendments.
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The above recitals are true and correct and incorporated as findings herein.
SECTION 2. Environmental Review. The Ordinance Amendments are exempt from review under the California Environmental Quality Act (CEQA) pursuant to the “common sense” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance Amendments will have a significant effect on the environment; pursuant to CEQA Guideline section 15301 involving the minor alteration of existing residences involving negligible or no expansion of use beyond that already in existence; 95
and Section 15303 New Construction or Conversion of Small Structures, because it can be seen with certainty that there is no possibility the Amendments would not have a significant effect on the environment and they make no or minimal changes to land uses, development intensities, or the rate at which development is expected to occur.
SECTION 3. General Plan Consistency Finding. The ordinance amendments are consistent with the goals and policies of the San Anselmo General Plan, including maintaining the viability of the Town’s commercial core and preserving its small-town character; and by encouraging the monitoring and review of conditional use permits and nonconforming uses, the amendments promote the appropriate use of property, discourage long-term vacancy or disuse, and support the overall health and vitality of the Town’s commercial areas; SECTION 4: Ordinance Amendment 1. The following are changes and amendments to the Town of San Anselmo Municipal Code Title 10 “Planning and Zoning”, Chapter 3 “Zoning”, Article 13 “Conditional Use Permit”. New language in underline, deleted language in strikeout.
Amendments shall be renumbered as appropriate.
Article 3. – Conditional Use Permit
10-3.1301 – Purpose and intent.
The purpose of this Article is to allow for uses within a zoning district that may be made compatible with the primary uses of the district with the imposition of conditions if the findings are satisfied.
10-3.1302 – Initiation of a conditional use permit.
A conditional use permit may be initiated by any of the following:
(a) The owner or owners of record of a lot or lots for which a conditional use permit is sought; or
(b) The Town Council, when such conditional use permit is required for activities taken on behalf of the Town. The initiation of a conditional use permit by the Town Council may be either upon the Council's initiation, or by recommendation of the Community Development Director or the Planning Commission. 10-3.1303 – Application requirements.
An application for a conditional use permit shall be submitted with content specified by the Community Development Director together with such other information as may be required by the hearing body and/or Community Development Director or designee, and the required fees shall be paid. The schedule of fees shall be determined by resolution of the Town Council.
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10-3.1304 – Review of conditional use permit.
A conditional use permit may be acted upon either by: (1) the Community Development Director or designee; or (2) the Planning Commission after it conducts one (1) or more public hearings on the conditional use permit. In approving a conditional use permit, the Community Development Director and/or Planning Commission may impose any condition that is reasonably necessary to achieve the objectives of this Title; however, no condition may require the dedication of land for any purpose not reasonably related to the use of the property for which the permit is being requested, nor the posting of a bond to guarantee installation of public improvements not reasonably related to the use of the property for which the permit is requested.
The following identifies which conditional use permit applications may be acted upon by the Community Development Director and which use permit applications shall be acted upon by the Planning Commission:
(a) Community Development Director.
(1) Accessory use, when such a use is very low in scale, will not cause a significant increase in intensity of use of the property, and will not alter the primary use of the facility.
(2) Outdoor storage and display of merchandise, plants, and street furniture based upon one (1) of the following:
(a) Within the "C" Districts, the outdoor display and sale of merchandise for a limited time period; and
(b) Within all Districts, the outdoor placement of plants and street furniture on public or private property in limited quantity which, in the opinion of the Planning District will not hinder the free use of the public sidewalk. Such plants and street furniture shall not bear signs, price tags, or other indications that the plants or street furniture is for sale or rent.
(3) Temporary uses.
(a) Temporary uses. Any use may be authorized on a temporary basis in any commercial zoning district for up to and no more than one (1) year provided the use conforms with the Town's Building and Fire Codes. The Community Development Director may allow a single extension of the original time limits and not to exceed the length of the time originally allowed.
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The Community Development Director may refer any of the above to the Planning Commission if, in the opinion of the Community Development Director review by the commission is desirable.
(b) Planning Commission.
All other conditional use permit applications not identified in subsection (a) of this section. Should a property require more than one (1) planning application and should any of those applications require Planning Commission review, then all planning applications associated with the property shall require Planning Commission review. 10-3.1305 – Required findings for conditional use permit.
The Community Development Director or Planning Commission, as applicable, may grant an application for a conditional permit if all of the following findings can be made:
(a) The proposed location of the conditional use is consistent with the objectives of this Title and the purpose of the zoning district;
(b) The proposed location of the conditional use and the conditions under which the use would be operated or maintained will not be detrimental to the public health, safety, or welfare; and
(c) The proposed conditional use will comply with the general plan and each applicable provision of this Title.
In addition to the foregoing finding, special findings shall be made for certain districts or uses, as follows:
(d) Gasoline Stations—All Districts:
(1) Full Serve and Self-Service Gasoline Stations—ALL DISTRICTS: All operations including storage, excepting service with gasoline, oil, air, and water shall be conducted within a closed building.
(2) Self-Service Gasoline Stations—ALL DISTRICTS: The granting of the conditional use permit will not adversely affect the public health, safety, or welfare by either diminishing the availability of minor emergency health and safety services, including rest rooms and minor automobile repair.
(e) Limited Commercial (C-L) District—All Uses Requiring a Conditional Use Permit:
The granting of the conditional use permit will not allow a use which generates traffic at a rate greater than:
(1) Fifty (50) vehicle trip ends for each one thousand (1,000) gross square 98
feet of gross leasable building area; or
(2) The existing number of trips during the a.m. and p.m. peak hours generated by the existing use as of July 22, 1997 (the determination for vacant buildings will be the most recent use between February 26, 1991 and July 22, 1997) on Sir Francis Drake Boulevard. Those numbers of traffic trips typically generated for existing and proposed uses shall be obtained from the current edition of Trip Generation, Institute of Transportation Engineers.
(f) Ground Floor Office Uses—Downtown Commercial (C-2) District:
(1) The proposed office use supports the Town’s economic development goals by contributing to a vibrant Downtown Commercial District. (g) The granting or denying of a conditional use permit for the on-sale and off-sale of beer and wine in conjunction with the sale of motor fuel shall be subject to the following:
(1) The findings shall be based on substantial evidence in view of the whole record to justify the ultimate decision; and
(2) In addition to the standards listed in the state Business and Professions Code Licensing Restrictions, the Town has the authority to further condition the conditional use permit.
(h) The granting of a conditional use permit will not allow a use that diminishes the existing affordable housing stock, including multifamily units and mixed-use units (e.g., residential units above commercial uses).
(i) Animal Boarding: All exterior walls shall be soundproofed to eliminate potential animal noise to the exterior of the building.
(j) Light Manufacturing: The use shall not cause odors, noise, and other factors which make the environment less desirable.
(k) All Commercial Uses: The size and operating characteristics of the proposed development would provide a balanced mix of uses that would be compatible with the existing and future land uses in the vicinity. (l) Planned Development — All Districts: Refer to the findings in Article 9 of this chapter of the San Anselmo Municipal Code.
10-3.1306 – Revocation of conditional use permit.
(a) A conditional use permit may be revoked or modified for noncompliance with any of the conditions specified in the permit or violation of law. The Planning Commission shall hold a public hearing to consider the proposed revocation, which 99
hearing shall be noticed in accordance with California Government Code section 65091. The Planning Commission’s decision may be appealed to the Town Council pursuant to Town Municipal Code section 1-4.01 et seq. Failure to appear at a hearing pursuant to this Section shall constitute a waiver of a the right to object to the revocation of a conditional use permit under this Section. (b) For the purposes of this Section, noncompliance with the conditional use permit shall include the violation of any condition in the conditional use permit and/or any abandonment of the approved use, which includes, without limitation, the replacement of the conditional use with another use and the absence of the use on the site that is the previously approved conditional use. (c) The Town’s right to revocation as provided in this Section shall be cumulative to any other remedy allowed by law.
10-3.1307 – Lapse.
A conditional use permit approval shall lapse and become null and void one (1) year following the date on which the permit becomes effective unless: prior to the expiration of the one (1) year a building permit is issued and is active on the site that was the subject of the permit application; a certificate of occupancy is issued for the site or structure that was the subject of the conditional use permit application; or if an alternative period is specified in the conditional use permit. Where a conditional use permit authorizes construction of a new structure or an addition to an existing structure, the failure to secure a building permit and commence construction within the one (1) year period shall be deemed nonuse.
A conditional use permit approval may be renewed for an additional period of one (1) year provided that prior to the expiration of the year from the date when the permit originally became effective, an application for renewal is filed with the Community Development Department. The Community Development Director may grant an application for renewal where there is no change from the original application or condition or refer the matter to the Planning Commission. An application for renewal involving any change from the original application or condition shall be treated as a new application. 10-3.1308 – Expiration and effective date.
(a) The Community Development Director or Planning Commission, as applicable, may set an expiration date for a conditional use permit, or may allow it without a specified expiration date. In the case of a conditional use permit with an expiration date, the applicant may apply for a new conditional use permit upon expiration.
(b) The conditional use permit shall become effective upon the expiration of ten (10) days following the date on which the permit was granted unless an appeal has been made to the Town Council.
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SECTION 5: Ordinance Amendment 2. Title 10, Chapter 3, Article 6, Section 607 “Nonconforming uses and improvements” is hereby repealed and replaced with Title 10, Chapter 3, Article 29 “Nonconforming uses, structures, and lots” as set forth below.
Article 29. – Nonconforming Uses, Structures, and Lots
10-3.2900 – Purpose and intent.
The purpose of this Article is to establish uniform provisions for the regulation of nonconforming land uses, structures, and lots.
(a) Within the zoning districts established by the Town’s Zoning Ordinance, there exist land uses, structures, and lots that were lawful before the adoption or amendment of the Zoning Ordinance, but which would be prohibited, regulated, or restricted differently under the terms of the current Zoning Ordinance or future amendments. (b) It is the intent of the Zoning Ordinance to discourage the long-term continuance of nonconformities, but to permit them to list under limited conditions. (c) This Article does not apply to land uses, structures, or lots that were illegally established, constructed, or divided.
10-3.2901 – Nonconforming uses of land.
(a) Prohibited activities. A nonconforming use of land, or a nonconforming use within a structure, may be continued, transferred, or sold only as followed:
1. Owners or tenants of nonconforming uses shall not:
(i) Enlarge or increase the nonconforming use;
(ii) Extend the nonconforming use to occupy a greater area of land than that occupied by the use at the time it became nonconforming; or (iii) Move the nonconforming use, in whole or in part, to any other location on the subject parcel.
(b) No change in use. A nonconforming use shall not be changed or expanded, except to reduce the extent of the nonconformity or to remove it from the site. (c) Loss of legal nonconforming status. A nonconforming use shall not retain the benefits under this Article (unless exempt pursuant to this Article) if:
(i) The nonconforming use has been abandoned or discontinued for a continuous period of ninety (90) days, or if a structure is not occupied by the nonconforming use for a continuous period of ninety (90) days. 101
(ii) The structure in which the nonconforming use is conducted or maintained is destroyed. For the meaning of this Section, “destroyed” means destruction by any means of 75% or more than the assessed value of the structure excluding the land value, which determination shall be made by the Community Development Director.
(d) Replacement uses. The use of the site after the discontinuance or removal of a nonconforming use shall comply with all applicable requirements of the Zoning Ordinance and the zoning district.
10-3.2902 – Nonconforming structures.
(a) Additions or alterations. A nonconforming structure may be altered only as follows:
(i) A nonconforming structure may undergo additions or alterations, normal maintenance and repairs including painting, interior and exterior wall surface repair, window and roof repair, and fixture replacement provided that:
(1) The additions, alterations, and/or repairs comply with all applicable provisions of the Zoning Code; and
(2) Demolition shall be considered to occur when seventy-five (75%) or more of the existing exterior walls of a structure, measured above the foundation, are removed; and
(3) The structure shall not be enlarged or altered in a manner that increases its nonconformity; however the structure or any portion thereof may be altered to decrease its nonconformity.
(b) Replacement after destruction. A nonconforming structure that is destroyed by any means, or declared unsafe by the Building Inspector, of 75% or more than the assessed value of the structure excluding the land value, which determination shall be made by the Community Development Director, shall be reconstructed or replaced only in compliance with all applicable provisions of the Zoning Ordinance. (c) Seismic retrofitting and building code compliance. Repairs or alterations otherwise required by law shall be allowed in the following circumstances:
(i) Reconstruction required to reinforce unreinforced masonry structures shall be allowed without the cost limitations in this Article provided that it is limited exclusively to compliance with earthquake safety standards. (ii) Reconstruction required to comply with the Town Building Code shall be allowed without the cost limitations in this Article provided that the reconstruction is limited exclusively to the applicable provisions in the Town Building Code. 102
(d) Exemptions.
(i) Dwellings. Nonconforming single- and multi-family dwellings that have been involuntarily damaged or destroyed may be reconstructed or replaced with a new structure using the same development standards applied to the damage or destroyed structure at the time of construction. If no specific development standards are applicable to the original structure, then it may be reconstructed or replaced as found prior to destruction.
(ii) Public structures and utilities. Nothing in this Article shall be construed to require the discontinuance, removal, or termination, or to prohibit the alteration, expansion, maintenance, rebuilding, reconstruction, repair or replacement of a publicly owned structure or utility.
All new construction under this Section shall comply with all applicable current Building and Fire Codes.
10-3.2903 – Termination of nonconforming uses.
A nonconforming use may be terminated subject to the following provisions:
(a) The Town Council may initiate a public hearing to consider termination of a nonconforming use under this Section on its own or upon the recommendation of the Planning Commission.
(b) The property owner shall be given notice of the hearing in accordance with California Government Code section 65091.
(c) Failure to appear a hearing pursuant to this Section shall constitute a waiver of a the right to object to the termination of a nonconforming use status. (d) The Town Council shall make the final determination whether to terminate a nonconforming use and shall issue a decision in writing. If the proposed termination is approved by the Council, the use may be continued for a period of two (2) years from the date of the decision, after which time the nonconforming use shall cease.
SECTION 6: Severability. The Town Council hereby declares every section, paragraph, sentence, clause, and phrase is severable. If any section, paragraph, sentence, clause or phrase of these Ordinance Amendments for any reason is found to be invalid or unconstitutional, such invalidity, or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses or phrases.
SECTION 7: Effective Date. These Ordinance Amendments shall go into effect thirty (30) days from its adoption. Prior to the expiration of fifteen (15) days of adoption, these Ordinance Amendments or a summary thereof pursuant to Government Code section 36933, shall be published at least once in a newspaper of general circulation, along with the names of the 103
members of the Town Council voting for and against its adoption.
INTRODUCED AND ADOPTED AT A PUBLIC HEARING at a regular meeting of the San Anselmo Town Council on __________________________ by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
RECUSED:
APPROVED:___________________________
Tarrell Kullaway, Mayor
ATTEST:_______________________________
Serge Avila, Town Clerk
.
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AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO AMENDING TITLE 10 “PLANNING AND ZONING”, CHAPTER 3 “ZONING’, ARTICLE 3 “CONDITIONAL USE PERMIT”; REMOVING TITLE 10, CHAPTER 3, ARTICLE 6, SECTION 10-3.607 “NONCONFORMING USES AND IMPROVEMENTS” AND REPLACING WITH NEW ARTICLE 29 “NONCONFORMING USES, STRUCTURES, AND LOTS”; AND MAKING ASSOCIATED CEQA EXEMPTION FINDINGS WHEREAS, a conditional use permit (CUP) allows a use of property that is not in strict in compliance with the zoning code with the imposition of certain conditions, which remains in effect so long as the conditions in the permit are satisfied, there is no expiration date in the permit that has expired, and the use is not a public nuisance; and
WHEREAS, the Town desires to ensure compliance with CUPs and provide processes to review CUP compliance in order to promote the stability and consistency of land uses within the Town; and WHEREAS, the Town desires to update the CUP Ordinance to: allow the inclusion of a CUP expiration date; provide a revocation hearing process for CUPs that are out of compliance with the conditions in the permit either by violation or by a period of nonuse; and make other clarification and update changes (“CUP Ordinance Amendments”); and
WHEREAS, a legal nonconforming use, structure, or lot (or a “grandfathered” use, structure, or lot) is one that was lawful on the effective date of a new zoning restriction which made it unlawful, and has continued since that time; and
WHEREAS, to ensure the cohesive and predictable development of the Town that is consistent with Town goals, it is desirable that nonconforming uses, structures, and lots be replaced by conforming uses, structures, and lots over time; and
WHEREAS, the Town’s nonconforming use ordinance, Municipal Code section 10-3.607, is outdated and the Town desires to adopt an updated nonconforming use code to provide more predictability, clarity, and the ability for the Town Council to consider revocation of a nonconforming use; and WHEREAS, the Town desires to update the Town’s nonconforming use ordinance, Municipal Code section 10-3.607 (“Nonconforming Use Ordinance Amendments”, collectively with the “CUP Ordinance Amendments” referred to as the “Ordinance Amendments”); and WHEREAS, pursuant to Article XI, Section 7 of the California Constitution, the Town may adopt and enforce ordinances and regulations not in conflict with general laws to protect and promote the public health, safety, and welfare of its citizens; and WHEREAS, the Ordinance Amendments are in the public interest because they will help ensure that land uses remain consistent with their surroundings and provide processes for the Town to revoke noncompliant and nonconforming uses; and
WHEREAS, the Ordinance Amendments are exempt from review under the California 105
Environmental Quality Act (CEQA) pursuant to the “common sense” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance Amendments will have a significant effect on the environment; pursuant to CEQA Guideline section 15301 involving the minor alteration of existing residences involving negligible or no expansion of use beyond that already in existence; and Section 15303 New Construction or Conversion of Small Structures, because it can be seen with certainty that there is no possibility the Amendments would not have a significant effect on the environment and they make no or minimal changes to land uses, development intensities, or the rate at which development is expected to occur; and
WHEREAS, the ordinance amendments are consistent with the goals and policies of the San Anselmo General Plan, including maintaining the viability of the Town’s commercial core and preserving its small-town character; and by encouraging the monitoring and review of conditional use permits and nonconforming uses, the amendments promote the appropriate use of property, discourage long-term vacancy or disuse, and support the overall health and vitality of the Town’s commercial areas; and
WHEREAS, the Ordinance Amendments do not impact the Town’s Climate Action Plan; and WHEREAS, the Planning Commission is responsible for providing recommendations to the Town Council for proposed amendments to the Town’s Zoning Code pursuant to Government Code section 65853 et seq.; and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 18, 2025 to consider the Ordinance Amendments and recommended Town Council adoption of the Amendments; and
WHEREAS, the Town Clerk caused notice of a Town Council public hearing regarding the Town Council’s adoption of the Ordinance Amendments in the Marin Independent Journal newspaper on as required by Government Code section 36933 and published the text of the Ordinance Amendments as required by State law; and
WHEREAS, on [DATE] the Town Council held a duly noticed public hearing to consider introduction of the Ordinance Amendments.
NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF SAN ANSELMO DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The above recitals are true and correct and incorporated as findings herein.
SECTION 2. Environmental Review. The Ordinance Amendments are exempt from review under the California Environmental Quality Act (CEQA) pursuant to the “common sense” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance Amendments will have a significant effect on the environment; pursuant to CEQA Guideline section 15301 involving the minor alteration of existing residences involving negligible or no expansion of use beyond that already in existence; 106
and Section 15303 New Construction or Conversion of Small Structures, because it can be seen with certainty that there is no possibility the Amendments would not have a significant effect on the environment and they make no or minimal changes to land uses, development intensities, or the rate at which development is expected to occur.
SECTION 3. General Plan Consistency Finding. The ordinance amendments are consistent with the goals and policies of the San Anselmo General Plan, including maintaining the viability of the Town’s commercial core and preserving its small-town character; and by encouraging the monitoring and review of conditional use permits and nonconforming uses, the amendments promote the appropriate use of property, discourage long-term vacancy or disuse, and support the overall health and vitality of the Town’s commercial areas; SECTION 4: Ordinance Amendment 1. The following are changes and amendments to the Town of San Anselmo Municipal Code Title 10 “Planning and Zoning”, Chapter 3 “Zoning”, Article 13 “Conditional Use Permit”. New language in underline, deleted language in strikeout.
Amendments shall be renumbered as appropriate.
Article 3. – Conditional Use Permit
10-3.1301 – Purpose and intent.
The purpose of a conditional use permit is to allow for the review of a specific use or uses to ensure that the use is compatible with surrounding land uses and to allow, if necessary, the imposition of conditions to ensure the use or uses comply with intent of the ordinance codified in this chapter.
The purpose of this Article is to allow for uses within a zoning district that may be made compatible with the primary uses of the district with the imposition of conditions if the findings are satisfied.
10-3.1302 – Initiation of a conditional use permit.
A conditional use permit may be initiated by any of the following:
(a) The owner or owners of record of a lot or lots for which a conditional use permit is sought; or
(b) The Town Council, when such conditional use permit is required for activities taken on behalf of the Town. The initiation of a conditional use permit by the Town Council may be either upon the Council's initiation, or by recommendation of the Planning Director Community Development Director or the Planning Commission.
10-3.1303 – Application requirements.
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An application for a conditional use permit shall be submitted with content specified by the Community Development Director together with such other information as may be required by the hearing body and/or Community Development Director or designee, and the required fees shall be paid. The schedule of fees shall be determined by resolution of the Town Council. include, at a minimum, the following:
(a) A completed application form of a content specified by the Planning Director Community Development Director;
(b) A completed environmental information work sheet of a content and form specified by the Planning Director Community Development Director; and (c) Payment of fees for the review and processing of a conditional use permit, in a fashion and manner as may be prescribed by the Town Council. 10-3.1304 – Review of conditional use permit.
A conditional use permit may be acted upon either by: (1) the Planning Director Community Development Director or designee; or (2) the Planning Commission after it the Planning Commission conducts one (1) or more public hearings on the conditional use permit.
In approving a conditional use permit, the Community Development Director and/or Planning Commission may impose any condition that is reasonably necessary to achieve the objectives of this Title; however, no condition may require the dedication of land for any purpose not reasonably related to the use of the property for which the permit is being requested, nor the posting of a bond to guarantee installation of public improvements not reasonably related to the use of the property for which the permit is requested.
The following identifies which conditional use permit applications may be acted upon by the Planning Director Community Development Director and which use permit applications shall be acted upon by the Planning Commission:
(a) Planning Director Community Development Director.
(1) Accessory use, when such a use is very low in scale, will not cause a significant increase in intensity of use of the property, and will not alter the primary use of the facility.
(2) Outdoor storage and display of merchandise, plants, and street furniture based upon one (1) of the following:
(a) Within the "C" Districts, the outdoor display and sale of merchandise for a limited time period; and
(b) Within all Districts, the outdoor placement of plants and street furniture on public or private property in limited quantity which, in the opinion of the Planning District will not hinder the free use 108
of the public sidewalk. Such plants and street furniture shall not bear signs, price tags, or other indications that the plants or street furniture is for sale or rent.
(3) Temporary uses.
(a) Temporary uses. Any use may be authorized on a temporary basis in any commercial zoning district for up to and no more than one (1) year provided the use conforms with the Town's Building and Fire Codes. The Community Development Director may allow a single extension of the original time limits and not to exceed the length of the time originally allowed.
The Planning Director Community Development Director may refer any of the above to the Planning Commission if, in the opinion of the Community Development Director review by the commission is desirable.
(b) Planning Commission.
All other conditional use permit applications not identified in subsection (a) of this section. Should a property require more than one (1) planning application and should any of those applications require Planning Commission review, then all planning applications associated with the property shall require Planning Commission review. 10-3.1305 – Required findings for conditional use permit.
Approval of a conditional use permit, which may include the imposition of conditions, shall be made only after the making of the following findings:
The Community Development Director or Planning Commission, as applicable, may grant an application for a conditional permit if all of the following findings can be made:
(a) The proposed location of the conditional use is consistent with the objectives of this Title and the purpose of the zoning district;
(b) The proposed location of the conditional use and the conditions under which the use would be operated or maintained will not be detrimental to the public health, safety, or welfare; and
(c) The proposed conditional use will comply with the general plan and each applicable provision of this Title.
(d) 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 109
neighborhood of the proposed use or be detrimental or injurious to property or improvements in the neighborhood or to the general welfare of the Town.
In addition to the foregoing finding, special findings shall be made for certain districts or uses, as follows:
(e) Gasoline Stations—All Districts:
(1) Full Serve and Self-Service Gasoline Stations—ALL DISTRICTS: All operations including storage, excepting service with gasoline, oil, air, and water shall be conducted within a closed building.
(2) Self-Service Gasoline Stations—ALL DISTRICTS: The granting of the conditional use permit will not adversely affect the public health, safety, or welfare by either diminishing the availability of minor emergency health and safety services, including rest rooms and minor automobile repair.
(f) Limited Commercial (C-L) District—All Uses Requiring a Conditional Use Permit:
The granting of the conditional use permit will not allow a use which generates traffic at a rate greater than:
(1) Fifty (50) vehicle trip ends for each one thousand (1,000) gross square feet of gross leasable building area; or
(2) The existing number of trips during the a.m. and p.m. peak hours generated by the existing use as of July 22, 1997 (the determination for vacant buildings will be the most recent use between February 26, 1991 and July 22, 1997) on Sir Francis Drake Boulevard. Those numbers of traffic trips typically generated for existing and proposed uses shall be obtained from the current edition of Trip Generation, Institute of Transportation Engineers.
(g) Ground Floor Office Uses—Downtown Commercial (C-2) District:
(1) The proposed office use supports the Town’s economic development goals by contributing to a vibrant Downtown Commercial District. (h) The granting or denying of a conditional use permit for the on-sale and off-sale of beer and wine in conjunction with the sale of motor fuel shall be subject to the following:
(1) The findings shall be based on substantial evidence in view of the whole record to justify the ultimate decision; and
(2) In addition to the standards listed in the state Business and Professions 110
Code Licensing Restrictions, the Town has the authority to further condition the conditional use permit.
(i) Conversion of a residential use to another use for buildings constructed on or before May 22, 1997: The granting of a conditional use permit will not allow a use that diminishes the existing affordable housing stock, including multifamily units and mixed-use units (e.g., residential units above commercial uses). unless there is a clear public benefit or equivalent housing can be provided. (j) Animal Boarding: All exterior walls shall be soundproofed to eliminate potential animal noise to the exterior of the building.
(k) Light Manufacturing: The use shall not cause odors, noise, and other factors which make the environment less desirable.
(l) All Commercial Uses: The size and operating characteristics of the proposed development would provide a balanced mix of uses that would be compatible with the existing and future land uses in the vicinity. (m) Planned Development — All Districts: Refer to the findings in Article 9 of this chapter of the San Anselmo Municipal Code.
10-3.1306 – Revocation of conditional use permit.
(a) A conditional use permit may be revoked or modified for noncompliance with any of the conditions specified in the permit or violation of law. The Planning Commission shall hold a public hearing to consider the proposed revocation, which hearing shall be noticed in accordance with California Government Code section 65091. The Planning Commission’s decision may be appealed to the Town Council pursuant to Town Municipal Code section 1-4.01 et seq. Failure to appear at a hearing pursuant to this Section shall constitute a waiver of a the right to object to the revocation of a conditional use permit under this Section. (b) For the purposes of this Section, noncompliance with the conditional use permit shall include the violation of any condition in the conditional use permit and/or any abandonment of the approved use, which includes, without limitation, the replacement of the conditional use with another use and the absence of the use on the site that is the previously approved conditional use. (c) The Town’s right to revocation as provided in this Section shall be cumulative to any other remedy allowed by law.
10-3.1307 – Lapse.
A conditional use permit approval shall lapse and become null and void one (1) year following the date on which the permit becomes effective unless: prior to the expiration of the one (1) year a building permit is issued and is active on the site that was the subject of the 111
permit application; a certificate of occupancy is issued for the site or structure that was the subject of the conditional use permit application; or if an alternative period is specified in the conditional use permit. Where a conditional use permit authorizes construction of a new structure or an addition to an existing structure, the failure to secure a building permit and commence construction within the one (1) year period shall be deemed nonuse.
A conditional use permit approval may be renewed for an additional period of one (1) year provided that prior to the expiration of the year from the date when the permit originally became effective, an application for renewal is filed with the Community Development Department. The Community Development Director may grant an application for renewal where there is no change from the original application or condition or refer the matter to the Planning Commission. An application for renewal involving any change from the original application or condition shall be treated as a new application. 10-3.1308 – Expiration and effective date.
(a) The Community Development Director or Planning Commission, as applicable, may set an expiration date for a conditional use permit, or may allow it without a specified expiration date. In the case of a conditional use permit with an expiration date, the applicant may apply for a new conditional use permit upon expiration.
(b) The conditional use permit shall become effective upon the expiration of ten (10) days following the date on which the permit was granted unless an appeal has been made to the Town Council.
SECTION 5: Ordinance Amendment 2. Title 10, Chapter 3, Article 6, Section 607 “Nonconforming uses and improvements” is hereby repealed and replaced with Title 10, Chapter 3, Article 29 “Nonconforming uses, structures, and lots” as set forth below.
Article 29. – Nonconforming Uses, Structures, and Lots
10-3.2900 – Purpose and intent.
The purpose of this Article is to establish uniform provisions for the regulation of nonconforming land uses, structures, and lots.
(a) Within the zoning districts established by the Town’s Zoning Ordinance, there exist land uses, structures, and lots that were lawful before the adoption or amendment of the Zoning Ordinance, but which would be prohibited, regulated, or restricted differently under the terms of the current Zoning Ordinance or future amendments. (b) It is the intent of the Zoning Ordinance to discourage the long-term continuance of nonconformities, but to permit them to list under limited conditions. (c) This Article does not apply to land uses, structures, or lots that were illegally 112
established, constructed, or divided.
10-3.2901 – Nonconforming uses of land.
(a) Prohibited activities. A nonconforming use of land, or a nonconforming use within a structure, may be continued, transferred, or sold only as followed:
1. Owners or tenants of nonconforming uses shall not:
(i) Enlarge or increase the nonconforming use;
(ii) Extend the nonconforming use to occupy a greater area of land than that occupied by the use at the time it became nonconforming; or (iii) Move the nonconforming use, in whole or in part, to any other location on the subject parcel.
(b) No change in use. A nonconforming use shall not be changed or expanded, except to reduce the extent of the nonconformity or to remove it from the site. (c) Loss of legal nonconforming status. A nonconforming use shall not retain the benefits under this Article (unless exempt pursuant to this Article) if:
(i) The nonconforming use has been abandoned or discontinued for a continuous period of ninety (90) days, or if a structure is not occupied by the nonconforming use for a continuous period of ninety (90) days. (ii) The structure in which the nonconforming use is conducted or maintained is destroyed. For the meaning of this Section, “destroyed” means destruction by any means of 75% or more than the assessed value of the structure excluding the land value, which determination shall be made by the Community Development Director.
(d) Replacement uses. The use of the site after the discontinuance or removal of a nonconforming use shall comply with all applicable requirements of the Zoning Ordinance and the zoning district.
10-3.2902 – Nonconforming structures.
(a) Additions or alterations. A nonconforming structure may be altered only as follows:
(i) A nonconforming structure may undergo additions or alterations, normal maintenance and repairs including painting, interior and exterior wall surface repair, window and roof repair, and fixture replacement provided that:
(1) The additions, alterations, and/or repairs comply with all applicable provisions of the Zoning Code; and
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(2) Demolition shall be considered to occur when seventy-five (75%) or more of the existing exterior walls of a structure, measured above the foundation, are removed; and
(3) The structure shall not be enlarged or altered in a manner that increases its nonconformity; however the structure or any portion thereof may be altered to decrease its nonconformity.
(b) Replacement after destruction. A nonconforming structure that is destroyed by any means, or declared unsafe by the Building Inspector, of 75% or more than the assessed value of the structure excluding the land value, which determination shall be made by the Community Development Director, shall be reconstructed or replaced only in compliance with all applicable provisions of the Zoning Ordinance. (c) Seismic retrofitting and building code compliance. Repairs or alterations otherwise required by law shall be allowed in the following circumstances:
(i) Reconstruction required to reinforce unreinforced masonry structures shall be allowed without the cost limitations in this Article provided that it is limited exclusively to compliance with earthquake safety standards. (ii) Reconstruction required to comply with the Town Building Code shall be allowed without the cost limitations in this Article provided that the reconstruction is limited exclusively to the applicable provisions in the Town Building Code. (d) Exemptions.
(i) Dwellings. Nonconforming single- and multi-family dwellings that have been involuntarily damaged or destroyed may be reconstructed or replaced with a new structure using the same development standards applied to the damage or destroyed structure at the time of construction. If no specific development standards are applicable to the original structure, then it may be reconstructed or replaced as found prior to destruction.
(ii) Public structures and utilities. Nothing in this Article shall be construed to require the discontinuance, removal, or termination, or to prohibit the alteration, expansion, maintenance, rebuilding, reconstruction, repair or replacement of a publicly owned structure or utility.
All new construction under this Section shall comply with all applicable current Building and Fire Codes.
10-3.2903 – Termination of nonconforming uses.
A nonconforming use may be terminated subject to the following provisions:
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(a) The Town Council may initiate a public hearing to consider termination of a nonconforming use under this Section on its own or upon the recommendation of the Planning Commission.
(b) The property owner shall be given notice of the hearing in accordance with California Government Code section 65091.
(c) Failure to appear a hearing pursuant to this Section shall constitute a waiver of a the right to object to the termination of a nonconforming use status. (d) The Town Council shall make the final determination whether to terminate a nonconforming use and shall issue a decision in writing. If the proposed termination is approved by the Council, the use may be continued for a period of two (2) years from the date of the decision, after which time the nonconforming use shall cease.
SECTION 6: Severability. The Town Council hereby declares every section, paragraph, sentence, clause, and phrase is severable. If any section, paragraph, sentence, clause or phrase of these Ordinance Amendments for any reason is found to be invalid or unconstitutional, such invalidity, or unconstitutionality shall not affect the validity or constitutionality of the remaining sections, paragraphs, sentences, clauses or phrases.
SECTION 7: Effective Date. These Ordinance Amendments shall go into effect thirty (30) days from its adoption. Prior to the expiration of fifteen (15) days of adoption, these Ordinance Amendments or a summary thereof pursuant to Government Code section 36933, shall be published at least once in a newspaper of general circulation, along with the names of the members of the Town Council voting for and against its adoption.
INTRODUCED AND ADOPTED AT A PUBLIC HEARING at a regular meeting of the San Anselmo Town Council on __________________________ by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
RECUSED:
APPROVED:___________________________
Tarrell Kullaway, Mayor
ATTEST:_______________________________
Serge Avila, Town Clerk
.
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SAN ANSELMO PLANNING COMMISSION
RESOLUTION NO. 2025-17
RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF SAN ANSELMO RECOMMENDING TOWN COUNCIL ADOPTION OF ORDINANCE AMENDMENTS TO TITLE 10 “PLANNING AND ZONING”, CHAPTER 3 “ZONING’, ARTICLE 3 “CONDITIONAL USE PERMIT”; REMOVING TITLE 10, CHAPTER 3, ARTICLE 6, SECTION 10-3.607 “NONCONFORMING USES AND IMPROVEMENTS” AND REPLACING WITH NEW ARTICLE 29 “NONCONFORMING USES, STRUCTURES, AND LOTS”; AND MAKING ASSOCIATED CEQA EXEMPTION FINDINGS WHEREAS, a conditional use permit (CUP) allows a use of property that is not in strict in compliance with the zoning code with the imposition of certain conditions, which remains in effect so long as the conditions in the permit are satisfied, there is no expiration date in the permit that has expired, and the use is not a public nuisance; and
WHEREAS, the Town desires to ensure compliance with CUPs and provide processes to review CUP compliance in order to promote the stability and consistency of land uses within the Town; and WHEREAS, the Town desires to update the CUP Ordinance to: allow the inclusion of a CUP expiration date; provide a revocation hearing process for CUPs that are out of compliance with the conditions in the permit either by violation or by a period of nonuse; and make other clarification and update changes (“CUP Ordinance Amendments”); and
WHEREAS, a legal nonconforming use, structure, or lot (or a “grandfathered” use, structure, or lot) is one that was lawful on the effective date of a new zoning restriction which made it unlawful, and has continued since that time; and
WHEREAS, to ensure the cohesive and predictable development of the Town that is consistent with Town goals, it is desirable that nonconforming uses, structures, and lots be replaced by conforming uses, structures, and lots over time; and
WHEREAS, the Town’s nonconforming use ordinance, Municipal Code section 10-3.607, is outdated and the Town desires to adopt an updated nonconforming use code to provide more predictability, clarity, and the ability for the Town Council to consider revocation of a nonconforming use; and WHEREAS, the Town desires to update the Town’s nonconforming use ordinance, Municipal Code section 10-3.607 (“Nonconforming Use Ordinance Amendments”, collectively with the “CUP Ordinance Amendments” referred to as the “Ordinance Amendments”); and WHEREAS, pursuant to Article XI, Section 7 of the California Constitution, the Town may adopt and enforce ordinances and regulations not in conflict with general laws to protect and promote the public health, safety, and welfare of its citizens; and WHEREAS, the Ordinance Amendments are in the public interest because they will help ensure that land uses remain consistent with their surroundings and provide processes for the Town to revoke noncompliant and nonconforming uses; and
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WHEREAS, the Ordinance Amendments are exempt from review under the California Environmental Quality Act (CEQA) pursuant to the “common sense” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance Amendments will have a significant effect on the environment; pursuant to CEQA Guideline section 15301 involving the minor alteration of existing residences involving negligible or no expansion of use beyond that already in existence; and Section 15303 New Construction or Conversion of Small Structures, because it can be seen with certainty that there is no possibility the Amendments would not have a significant effect on the environment and they make no or minimal changes to land uses, development intensities, or the rate at which development is expected to occur; and
WHEREAS, the ordinance amendments are consistent with the goals and policies of the San Anselmo General Plan, including maintaining the viability of the Town’s commercial core and preserving its small-town character; and by encouraging the monitoring and review of conditional use permits and nonconforming uses, the amendments promote the appropriate use of property, discourage long-term vacancy or disuse, and support the overall health and vitality of the Town’s commercial areas; and
WHEREAS, the Ordinance Amendments do not impact the Town’s Climate Action Plan; and WHEREAS, the Planning Commission is responsible for providing recommendations to the Town Council for proposed amendments to the Town’s Zoning Code pursuant to Government Code section 65853 et seq.; and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 18, 2025 to consider the Ordinance Amendments and recommended Town Council adoption of the Amendments; and
WHEREAS, the Town Clerk caused notice of a Town Council public hearing regarding the Town Council’s adoption of the Ordinance Amendments in the Marin Independent Journal newspaper on as required by Government Code section 36933 and published the text of the Ordinance Amendments as required by State law.
NOW, THEREFORE, BE IT RESOLVED THAT:
1. Based on substantial evidence in the record, the above recitals are true and correct and incorporated as findings herein.
2. The Planning Commission of the Town of San Anselmo does hereby recommend that the Town Council adopt the Ordinance Amendments as set forth in Exhibits “A” and incorporated herein by reference.
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RESOLUTION PASSED AND ADOPTED, at the regular meeting of the San Anselmo Planning Commission on the 18th day of August 2025 by the following vote:
AYES: Asselstine, Heiman, Pipkin, Smith, Strauss
NOES: None
ABSTAIN: None
ABSENT: None
_____________________________________
Heidi Scoble, Community Development Director
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EXHIBIT “A”
SECTION 1. The above recitals are true and correct and incorporated as findings herein.
SECTION 2. Environmental Review. The Ordinance Amendments are exempt from review under the California Environmental Quality Act (CEQA) pursuant to the “common sense” exemption, CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance Amendments will have a significant effect on the environment; pursuant to CEQA Guideline section 15301 involving the minor alteration of existing residences involving negligible or no expansion of use beyond that already in existence; and Section 15303 New Construction or Conversion of Small Structures, because it can be seen with certainty that there is no possibility the Amendments would not have a significant effect on the environment and they make no or minimal changes to land uses, development intensities, or the rate at which development is expected to occur.
SECTION 3. General Plan Consistency Finding. The ordinance amendments are consistent with the goals and policies of the San Anselmo General Plan, including maintaining the viability of the Town’s commercial core and preserving its small-town character; and by encouraging the monitoring and review of conditional use permits and nonconforming uses, the amendments promote the appropriate use of property, discourage long-term vacancy or disuse, and support the overall health and vitality of the Town’s commercial areas; SECTION 4: Ordinance Amendment 1. The following are changes and amendments to the Town of San Anselmo Municipal Code Title 10 “Planning and Zoning”, Chapter 3 “Zoning”, Article 13 “Conditional Use Permit”. New language in underline, deleted language in strikeout.
Amendments shall be renumbered as appropriate.
Article 3. – Conditional Use Permit
10-3.1301 – Purpose and intent.
The purpose of this Article is to allow for uses within a zoning district that may be made compatible with the primary uses of the district with the imposition of conditions if the findings are satisfied.
10-3.1302 – Initiation of a conditional use permit.
A conditional use permit may be initiated by any of the following:
(a) The owner or owners of record of a lot or lots for which a conditional use permit is sought; or
(b) The Town Council, when such conditional use permit is required for activities taken on behalf of the Town. The initiation of a conditional use permit by the Town Council may be either upon the Council's initiation, or by recommendation of the Community Development Director or the Planning Commission. 119
10-3.1303 – Application requirements.
An application for a conditional use permit shall be submitted with content specified by the Community Development Director together with such other information as may be required by the hearing body and/or Community Development Director or designee, and the required fees shall be paid. The schedule of fees shall be determined by resolution of the Town Council.
10-3.1304 – Review of conditional use permit.
A conditional use permit may be acted upon either by: (1) the Community Development Director or designee; or (2) the Planning Commission after it conducts one (1) or more public hearings on the conditional use permit. In approving a conditional use permit, the Community Development Director and/or Planning Commission may impose any condition that is reasonably necessary to achieve the objectives of this Title; however, no condition may require the dedication of land for any purpose not reasonably related to the use of the property for which the permit is being requested, nor the posting of a bond to guarantee installation of public improvements not reasonably related to the use of the property for which the permit is requested.
The following identifies which conditional use permit applications may be acted upon by the Community Development Director and which use permit applications shall be acted upon by the Planning Commission:
(a) Community Development Director.
(1) Accessory use, when such a use is very low in scale, will not cause a significant increase in intensity of use of the property, and will not alter the primary use of the facility.
(2) Outdoor storage and display of merchandise, plants, and street furniture based upon one (1) of the following:
(a) Within the "C" Districts, the outdoor display and sale of merchandise for a limited time period; and
(b) Within all Districts, the outdoor placement of plants and street furniture on public or private property in limited quantity which, in the opinion of the Planning District will not hinder the free use of the public sidewalk. Such plants and street furniture shall not bear signs, price tags, or other indications that the plants or street furniture is for sale or rent.
(3) Temporary uses.
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(a) Temporary uses. Any use may be authorized on a temporary basis in any commercial zoning district for up to and no more than one (1) year provided the use conforms with the Town's Building and Fire Codes. The Community Development Director may allow a single extension of the original time limits and not to exceed the length of the time originally allowed.
The Community Development Director may refer any of the above to the Planning Commission if, in the opinion of the Community Development Director review by the commission is desirable.
(b) Planning Commission.
All other conditional use permit applications not identified in subsection (a) of this section. Should a property require more than one (1) planning application and should any of those applications require Planning Commission review, then all planning applications associated with the property shall require Planning Commission review. 10-3.1305 – Required findings for conditional use permit.
The Community Development Director or Planning Commission, as applicable, may grant an application for a conditional permit if all of the following findings can be made:
(a) The proposed location of the conditional use is consistent with the objectives of this Title and the purpose of the zoning district;
(b) The proposed location of the conditional use and the conditions under which the use would be operated or maintained will not be detrimental to the public health, safety, or welfare; and
(c) The proposed conditional use will comply with the general plan and each applicable provision of this Title.
In addition to the foregoing finding, special findings shall be made for certain districts or uses, as follows:
(d) Gasoline Stations—All Districts:
(1) Full Serve and Self-Service Gasoline Stations—ALL DISTRICTS: All operations including storage, excepting service with gasoline, oil, air, and water shall be conducted within a closed building.
(2) Self-Service Gasoline Stations—ALL DISTRICTS: The granting of the conditional use permit will not adversely affect the public health, safety, or welfare by either diminishing the availability of minor emergency health and safety services, including rest rooms and minor automobile repair.
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(e) Limited Commercial (C-L) District—All Uses Requiring a Conditional Use Permit:
The granting of the conditional use permit will not allow a use which generates traffic at a rate greater than:
(1) Fifty (50) vehicle trip ends for each one thousand (1,000) gross square feet of gross leasable building area; or
(2) The existing number of trips during the a.m. and p.m. peak hours generated by the existing use as of July 22, 1997 (the determination for vacant buildings will be the most recent use between February 26, 1991 and July 22, 1997) on Sir Francis Drake Boulevard. Those numbers of traffic trips typically generated for existing and proposed uses shall be obtained from the current edition of Trip Generation, Institute of Transportation Engineers.
(f) Ground Floor Office Uses—Downtown Commercial (C-2) District:
(1) The proposed office use supports the Town’s economic development goals by contributing to a vibrant Downtown Commercial District. (g) The granting or denying of a conditional use permit for the on-sale and off-sale of beer and wine in conjunction with the sale of motor fuel shall be subject to the following:
(1) The findings shall be based on substantial evidence in view of the whole record to justify the ultimate decision; and
(2) In addition to the standards listed in the state Business and Professions Code Licensing Restrictions, the Town has the authority to further condition the conditional use permit.
(h) The granting of a conditional use permit will not allow a use that diminishes the existing affordable housing stock, including multifamily units and mixed-use units (e.g., residential units above commercial uses).
(i) Animal Boarding: All exterior walls shall be soundproofed to eliminate potential animal noise to the exterior of the building.
(j) Light Manufacturing: The use shall not cause odors, noise, and other factors which make the environment less desirable.
(k) All Commercial Uses: The size and operating characteristics of the proposed development would provide a balanced mix of uses that would be compatible with the existing and future land uses in the vicinity. (l) Planned Development — All Districts: Refer to the findings in Article 9 of this chapter of the San Anselmo Municipal Code.
10-3.1306 – Revocation of conditional use permit.
(a) A conditional use permit may be revoked or modified for noncompliance with any of the conditions specified in the permit or violation of law. The Planning 122
Commission shall hold a public hearing to consider the proposed revocation, which hearing shall be noticed in accordance with California Government Code section 65091. The Planning Commission’s decision may be appealed to the Town Council pursuant to Town Municipal Code section 1-4.01 et seq. Failure to appear at a hearing pursuant to this Section shall constitute a waiver of a the right to object to the revocation of a conditional use permit under this Section. (b) For the purposes of this Section, noncompliance with the conditional use permit shall include the violation of any condition in the conditional use permit and/or any abandonment of the approved use, which includes, without limitation, the replacement of the conditional use with another use and the absence of the use on the site that is the previously approved conditional use. (c) The Town’s right to revocation as provided in this Section shall be cumulative to any other remedy allowed by law.
10-3.1307 – Lapse.
A conditional use permit approval shall lapse and become null and void one (1) year following the date on which the permit becomes effective unless: prior to the expiration of the one (1) year a building permit is issued and is active on the site that was the subject of the permit application; a certificate of occupancy is issued for the site or structure that was the subject of the conditional use permit application; or if an alternative period is specified in the conditional use permit. Where a conditional use permit authorizes construction of a new structure or an addition to an existing structure, the failure to secure a building permit and commence construction within the one (1) year period shall be deemed nonuse.
A conditional use permit approval may be renewed for an additional period of one (1) year provided that prior to the expiration of the year from the date when the permit originally became effective, an application for renewal is filed with the Community Development Department. The Community Development Director may grant an application for renewal where there is no change from the original application or condition or refer the matter to the Planning Commission. An application for renewal involving any change from the original application or condition shall be treated as a new application. 10-3.1308 – Expiration and effective date.
(a) The Community Development Director or Planning Commission, as applicable, may set an expiration date for a conditional use permit, or may allow it without a specified expiration date. In the case of a conditional use permit with an expiration date, the applicant may apply for a new conditional use permit upon expiration.
(b) The conditional use permit shall become effective upon the expiration of ten (10) days following the date on which the permit was granted unless an appeal has been made to the Town Council.
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SECTION 5: Ordinance Amendment 2. Title 10, Chapter 3, Article 6, Section 607 “Nonconforming uses and improvements” is hereby repealed and replaced with Title 10, Chapter 3, Article 29 “Nonconforming uses, structures, and lots” as set forth below.
Article 29. – Nonconforming Uses, Structures, and Lots
10-3.2900 – Purpose and intent.
The purpose of this Article is to establish uniform provisions for the regulation of nonconforming land uses, structures, and lots.
(a) Within the zoning districts established by the Town’s Zoning Ordinance, there exist land uses, structures, and lots that were lawful before the adoption or amendment of the Zoning Ordinance, but which would be prohibited, regulated, or restricted differently under the terms of the current Zoning Ordinance or future amendments. (b) It is the intent of the Zoning Ordinance to discourage the long-term continuance of nonconformities, but to permit them to list under limited conditions. (c) This Article does not apply to land uses, structures, or lots that were illegally established, constructed, or divided.
10-3.2901 – Nonconforming uses of land.
(a) Prohibited activities. A nonconforming use of land, or a nonconforming use within a structure, may be continued, transferred, or sold only as followed:
1. Owners or tenants of nonconforming uses shall not:
(i) Enlarge or increase the nonconforming use;
(ii) Extend the nonconforming use to occupy a greater area of land than that occupied by the use at the time it became nonconforming; or (iii) Move the nonconforming use, in whole or in part, to any other location on the subject parcel.
(b) No change in use. A nonconforming use shall not be changed or expanded, except to reduce the extent of the nonconformity or to remove it from the site. (c) Loss of legal nonconforming status. A nonconforming use shall not retain the benefits under this Article (unless exempt pursuant to this Article) if:
(i) The nonconforming use has been abandoned or discontinued for a continuous period of ninety (90) days, or if a structure is not occupied by the nonconforming use for a continuous period of ninety (90) days. (ii) The structure in which the nonconforming use is conducted or maintained is destroyed. For the meaning of this Section, “destroyed” means destruction by any means of 75% or more than the assessed value of the structure excluding the land value, which determination shall be made by the Community Development Director.
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(d) Replacement uses. The use of the site after the discontinuance or removal of a nonconforming use shall comply with all applicable requirements of the Zoning Ordinance and the zoning district.
10-3.2902 – Nonconforming structures.
(a) Additions or alterations. A nonconforming structure may be altered only as follows:
(i) A nonconforming structure may undergo additions or alterations, normal maintenance and repairs including painting, interior and exterior wall surface repair, window and roof repair, and fixture replacement provided that:
(1) The additions, alterations, and/or repairs comply with all applicable provisions of the Zoning Code; and
(2) Demolition shall be considered to occur when seventy-five percent (75%) or more of the existing exterior walls of a structure, measured above the foundation, are removed; and
(3) The structure shall not be enlarged or altered in a manner that increases its nonconformity; however, the structure or any portion thereof may be altered to decrease its nonconformity.
(b) Replacement after destruction. A nonconforming structure that is destroyed by any means, or declared unsafe by the Building Inspector, of 75% or more than the assessed value of the structure excluding the land value, which determination shall be made by the Community Development Director, shall be reconstructed or replaced only in compliance with all applicable provisions of the Zoning Ordinance. (c) Seismic retrofitting and building code compliance. Repairs or alterations otherwise required by law shall be allowed in the following circumstances:
(i) Reconstruction required to reinforce unreinforced masonry structures shall be allowed without the cost limitations in this Article provided that it is limited exclusively to compliance with earthquake safety standards. (ii) Reconstruction required to comply with the Town Building Code shall be allowed without the cost limitations in this Article provided that the reconstruction is limited exclusively to the applicable provisions in the Town Building Code. (d) Exemptions.
(i) Dwellings. Nonconforming single- and multi-family dwellings that have been involuntarily damaged or destroyed may be reconstructed or replaced with a new structure using the same development standards applied to the damage or destroyed structure at the time of construction. If no specific development standards are applicable to the original structure, then it may be reconstructed or replaced as found prior to destruction.
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(ii) Public structures and utilities. Nothing in this Article shall be construed to require the discontinuance, removal, or termination, or to prohibit the alteration, expansion, maintenance, rebuilding, reconstruction, repair or replacement of a publicly owned structure or utility.
All new construction under this Section shall comply with all applicable current Building and Fire Codes.
10-3.2903 – Termination of nonconforming uses.
A nonconforming use may be terminated subject to the following provisions:
(a) The Town Council may initiate a public hearing to consider termination of a nonconforming use under this Section on its own or upon the recommendation of the Planning Commission.
(b) The property owner shall be given notice of the hearing in accordance with California Government Code section 65091.
(c) Failure to appear a hearing pursuant to this Section shall constitute a waiver of a the right to object to the termination of a nonconforming use status. (d) The Town Council shall make the final determination whether to terminate a nonconforming use and shall issue a decision in writing. If the proposed termination is approved by the Council, the use may be continued for a period of two (2) years from the date of the decision, after which time the nonconforming use shall cease. 126
TOWN OF SAN ANSELMO
PLANNING COMMISSION STAFF REPORT
For the meeting of August 18, 2025
Agenda Item 5.A
Date: August 18, 2025
To: Chair Strauss and Members of the Planning Commission From: Heidi Scoble, Community Development Director
Subject: Zoning Ordinance Amendments Related to Nonconforming Uses, Structures, and Conditional Use Permits (CUPs). The item is not subject to CEQA pursuant to Section 15060(c)(3) of the CEQA Guidelines because it does not constitute a “project”.
RECOMMENDATION
That the Planning Commission hold a public hearing and adopt a Resolution (see Attachment 1) recommending that the Town Council adopt an Ordinance (see Attachment 2) to amend Title 10 of the San Anselmo Municipal Code. The proposed amendments include the repeal and replacement of Chapter 3, Article 6, Section 10-3.607 (Nonconforming Uses and Improvements) and updates to Chapter 3, Article 13 (Conditional Use Permits).
BACKGROUND:
In 2023, the Town Council adopted Ordinance No. 1179, amending the Planning and Zoning Code to align with the 2023–2031 Housing Element and key Economic Development Committee (EDC) recommendations. The ordinance introduced several updates to the C-2 (General Commercial) Zoning District, including:
Requiring Conditional Use Permits (CUPs) for ground-floor office uses, Allowing pop-up uses in vacant commercial spaces, and Relaxing off-street parking requirements.
In connection with the EDC’s ongoing efforts to maintain a vibrant, economically diverse, and pedestrian-oriented downtown core, the EDC requested that special findings be considered for inclusion regarding office land uses and to address legal nonconforming uses in the C-2 District. 127
These issues remain important to the Town’s long-term goals and were not addressed in the adopted ordinance.
The Town has regulated nonconforming uses, nonconforming improvements, and conditional uses of land since adopting Ordinance No. 485 on December 11, 1962. The following is a summary of the Town’s current policies regarding Nonconforming uses and improvements and CUPS.
Nonconforming uses and improvements
Legal nonconforming uses and improvements refer to land uses and buildings that were legally established under previous zoning regulations but no longer complies due to subsequent code changes. These are currently governed under Title 10, Chapter 3, Article 6, Section 10-3.607 of the San Anselmo Municipal Code. The purpose of the code section is to govern existing uses, buildings, and improvements that no longer meet current zoning or development standards but were legal when established as follows:
Nonconforming Uses:
May continue if lawfully established before zoning changes, except:
Business/industrial uses on open and unimproved land without buildings must cease within 5 years of Jan 10, 1963.
Outdoor display/sales must cease after Feb 15, 1971.
Abandonment or discontinuance for 6+ months ends the right to continue the use. Can not be expanded or intensified.
Rules apply to districts rezoned in the future, with time limits starting from the zoning change.
Nonconforming Buildings/Improvements:
If 50% or more of exterior walls above the foundation are removed, or the building is destroyed/demolished, it must comply with current regulations unless replaced in kind with no design/location changes other than minor setback adjustment for maintenance. Can be maintained, repaired, enlarged, or altered only if the changes meet all current zoning and development standards or qualify for listed exemptions.
If a nonconforming use cannot comply with current regulations, a Zoning Ordinance Amendment may be required when the use is not permitted or conditionally permitted in the applicable zoning district. Similarly, if a nonconforming building or improvement does not meet development standards, a Variance must be requested to seek exceptions to those standards.
Conditional Use Permit
Under California law, CUPs generally “run with the land,” meaning they remain valid through changes in ownership or tenancy unless a permit explicitly includes an expiration or review date.
These are regulated by Title 10, Chapter 3, Article 13 of the San Anselmo Municipal Code. The 128
purpose of the code section is to review specific uses that have been listed in Title 10, Chapter 3, Article 3, Section 10-3.302, Land Use Regulations Table, to ensure compatibility with surrounding land uses and to conditionally allow uses to ensure compliance with the zoning intent. The following is a summary of the Town’s CUP policies and procedures:
Initiation:
CUP applications can be initiated by property owners or the Town Council (including Planning Director/Commission recommendations).
Application Requirements:
Must include a completed application form, environmental worksheet, and payment of applicable fees.
Review Process:
The Planning Director can approve minor CUPs (e.g., small accessory uses, limited outdoor displays, temporary uses up to 1 year).
The Planning Commission reviews all other CUP applications or those referred by the Director.
Multiple related applications requiring Commission review must all be reviewed by the Commission.
Required Findings for Approval:
The use must not harm the health, safety, or welfare of the neighborhood or Town.
Additional findings apply for certain uses and districts, including:
Gas stations must conduct all operations (except fuel dispensing) indoors and must not reduce emergency service availability.
Limited Commercial uses cannot generate traffic above specified thresholds. Sale of beer and wine with motor fuel requires findings based on substantial evidence and may be further conditioned.
Conversion of older residential buildings must not reduce affordable housing unless public benefit or replacement housing is provided.
Animal boarding facilities must be soundproofed.
Light manufacturing must not create nuisances like odor or noise. Commercial uses must be compatible in size and operation with surrounding land uses.
To support policy development and clarify regulatory authority, the Town Attorney prepared a legal summary (see Attachment 3) outlining key distinctions between CUPs and nonconforming uses. Highlights include:
CUPs are vested property rights that, once issued and relied upon, run with the land and cannot be revoked automatically due to changes in tenancy, ownership, or nonuse. 129
Revocation must be based on cause and requires a due process hearing. However, CUPs may include expiration dates, which allow for automatic termination if clearly stated. Future CUPs may be crafted with expiration dates, review periods, or conditions that initiate revocation proceedings if a use changes or ceases. While nonuse may support revocation, it must be evaluated on a case-by-case basis.
Nonconforming uses (those legally established under previous zoning regulations but now inconsistent with current zoning) may be subject to amortization or expiration if abandoned.
The Town’s current code considers nonconforming uses abandoned if discontinued for six months or more.
Economic Development Committee (EDC) Review
In response to direction and input from the EDC during publicly noticed meetings on April 9 and June 10, 2025, the Planning Department prepared targeted amendments to the Town’s Zoning Ordinance. These amendments aim to strengthen the economic vitality of the Town’s commercial areas, especially the C-2 (General Commercial) Zoning District. The Committee’s feedback emphasized preserving flexibility while advancing the Town’s economic development goals. Key discussion points included:
Storefront Occupancy: Emphasized the importance of maintaining occupied spaces over prolonged vacancies and supported a flexible, common-sense approach to CUP review. Office Use Limits: While a cap on office uses (e.g., 20%) was discussed, the majority of EDC members did not support establishing a formal limit.
Nonconforming Use Timelines: Expressed strong support for shortening the current abandonment period from six months to 90 days.
Vacancy Thresholds: Considered a proposal to allow ground-floor office uses only after 60 days of vacancy, but the majority did not support moving forward with this standard. CUP Findings: Recommended simplifying and clarifying required findings to ensure alignment with the Town’s economic development goals.
Real Estate Offices: Discussed a potential prohibition on real estate offices in the C-2 District; however, most members did not support this restriction. CUP Expirations: Suggested that CUPs should terminate when a use ends or a tenant vacates, rather than relying on fixed expiration dates. Overarching Policy Goal: Emphasized that all ordinance amendments should contribute to a more vibrant, economically resilient downtown.
Public input emphasized the importance of supporting coworking office space while preserving the Town’s unique downtown character, with a focus on retail, dining, and destination-based uses.
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DISCUSSION:
This item presents targeted amendments to the Town’s Zoning Ordinance concerning Nonconforming Uses and Improvements and CUPs.
In response to direction and input from the EDC, the Planning Department has prepared these amendments to strengthen the economic vitality of the Town’s commercial areas, with a focus on the C-2 (General Commercial) Zoning District. The proposed changes clarify and modernize regulations related to CUPs and nonconforming uses and structures, addressing ongoing concerns about prolonged vacancies and the presence of office uses in areas intended to foster commercial vibrancy and economic growth.
Guided by the EDC’s feedback and aligned with its initiatives for commercial vitality, the key proposed amendments are summarized below (see Attachment 2):
Nonconforming Uses and Improvements
Updated Purpose and Intent: Clarifies the goals of the regulations and provides guidance on how the regulations should be applied.
Reduced Abandonment Period: Amend regulations to reduce the abandonment period from six months to 90 days. This change discourages prolonged vacancy and encourages timely reuse of commercial spaces.
Increased Rebuild Threshold: Raise the rebuilding threshold for nonconforming structures from 50% to 75% of the structure’s walls to be demolished prior to having to require the building to come into conformity. This provides property owners with greater flexibility to reinvest in existing buildings while ensuring eventual conformity. Termination of nonconforming uses provisions: Explains who has the authority to make decisions and outlines the due process procedures for ending a nonconforming use.
CUPS
Updated Findings: Revised CUP findings to ensure alignment with the zoning district’s purpose, consistency with the General Plan, and inclusion of specific findings for ground-floor office uses in the C-2 District. These changes aim to promote active, pedestrian-oriented uses while allowing appropriate flexibility.
CUP Expiration Authority: Empower the Community Development Director or Planning Commission to establish expiration dates for CUPs, with applicants allowed to reapply after expiration. This tool helps manage land use transitions and prevent indefinite underuse of spaces.
These updates are intended to provide clearer regulatory pathways, support a vibrant and adaptable downtown, and improve the Town’s ability to manage underutilized or outdated land 131
uses. By aligning CUP procedures and nonconforming use regulations with the Town’s economic development goals and zoning objectives, the amendments balance preserving neighborhood character with encouraging reinvestment in commercial areas.
Finally, the Town Attorney’s legal guidance supports the development of zoning amendments that are legally defensible and clearly distinguish between CUPs and nonconforming uses, particularly regarding abandonment, transferability, and termination procedures.
GENERAL PLAN CONSISTENCY
The proposed zoning ordinance amendments are consistent with the goals, policies, and implementation programs of the San Anselmo General Plan, including those related to land use, economic vitality, community character, and sustainability.
Specifically, the amendments support the following General Plan objectives:
Land Use Element Goal LU-1: Maintain and enhance San Anselmo’s small-town character and distinct commercial districts. The proposed updates reinforce the purpose of the C-2 Zoning District by promoting a balanced mix of uses that support a walkable, vibrant downtown. Land Use Element Policy LU-3.2: Encourage a mix of retail, service, office, and residential uses in commercial areas that contribute to the economic vitality and character of the Town.
By clarifying regulations for office uses and conditional use permits (CUPs), the amendments help ensure that future uses are compatible with community goals and contribute to a lively, economically sustainable downtown core.
Economic Development Element Goal ED-1: Support a thriving and diverse business community. The amendments reflect input from the EDC and are intended to preserve flexibility while reducing long-term commercial vacancies and encouraging business occupancy in the downtown area.
Implementation Program LU-4.A: Periodically review and update the Zoning Ordinance to ensure consistency with the General Plan. This effort directly implements this program by updating zoning regulations to reflect current economic and land use priorities while maintaining alignment with the General Plan framework.
The proposed ordinance amendments further the Town’s commitment to thoughtful planning and economic resilience and are consistent with the overarching vision and policies of the San Anselmo General Plan.
CEQA AND CLIMATE ACTION PLAN CONFORMANCE
California Environmental Quality Act (CEQA)
The proposed zoning ordinance amendments are exempt from environmental review under CEQA pursuant to the following exemptions:
CEQA Guidelines Section 15061(b)(3). Common Sense Exemption: It can be seen with certainty that the ordinance amendments will not have a significant effect on the 132
environment, as they do not authorize physical development or changes in land use that would result in environmental impacts.
CEQA Guidelines Section 15301. Existing Facilities: The amendments involve minor alterations to the regulation of existing commercial uses, with negligible or no expansion of use beyond that already in existence.
CEQA Guidelines Section 15303. New Construction or Conversion of Small Structures: The ordinance amendments allow for limited flexibility in commercial uses and are not expected to increase development intensity or change the rate at which development occurs.
Therefore, it can be seen with certainty that the amendments will not result in significant environmental effects.
Climate Action Plan Conformance
The proposed amendments are consistent with the Town of San Anselmo’s adopted Climate Action Plan. The updates support infill development and reuse of existing commercial spaces, reduce long-term vacancies, and promote a walkable, mixed-use downtown. These actions align with the Town’s climate goals by minimizing vehicle trips, supporting local economic resilience, and encouraging efficient land use patterns.
Attachments
Attachment 1 – Resolution
Attachment 2 – Draft Ordinance- Redline Version
Attachment 3 – Conditional Use Permit and Nonconforming Use Legal Summary Memo prepared by Assistant Town Attorney Emily Longfellow, dated March 24, 2025. 133