The purpose of the Precise Development Plan is to establish the precise location of all buildings, structures, roadways, pedestrian ways, and other improvements to the land and the precise boundaries and alignments of pedestrian, equestrian, and open space easements. The approval of a Precise Development Plan shall precede the approval of a tentative tract map, if required, and design review for all uses of the land within the R-1-H Zoning District. The Precise Development Plan shall be in substantial conformance with the approved Preliminary Development Plan.

(§ 1, Ord. 917, eff. February 26, 1991)

Prior to submission of a Precise Development Plan application, the applicant shall meet with the Open Space Committee at a scheduled public meeting to discuss subject property.

(§ 1, Ord. 917, eff. February 26, 1991)

A Precise Development Plan shall be initiated by the following:

(a)

The owner or owners of record of a lot or lots for which a Precise Development Plan is sought, when such a Precise Development Plan will benefit a single lot or a limited group of lots.

(§ 1, Ord. 917, eff. February 26, 1991)

An application for a Precise Development Plan shall include, at a minimum, the following:

(a)

A completed application form of a content specified by the Planning Director;

(b)

A completed environmental information work sheet of a content and form specified by the Planning Director;

(c)

Payment of fees for the review and processing of an R-1-H Precise Development District, in a fashion, manner and rate as may be prescribed by the Town Council;

(d)

A report prepared by the Open Space Committee summarizing the discussion with the applicant regarding subject property;

(e)

A topographic map entitled "Proposed Precise Development Plan," prepared by a licensed civil engineer or licensed land surveyor, and including the project site and all lands lying within 100 horizontal feet of the boundaries of the project site, whether under the ownership of the applicant or not, delineating existing conditions and attributes of the project site, delineating the following information:

(1)

The boundaries of the project site as defined by the outermost property lines of the project site and including all existing property lines interior to the outermost property lines of the project site;

(2)

The existing property lines of all lots located within 100 horizontal feet of the project site;

(3)

The proposed interior property lines, if any;

(4)

Construction level detail of the design and location of all functional use areas such as roadways, landscaped areas, open space areas, building envelopes, bicycle and pedestrian circulation;

(5)

Existing topographic contour lines based on Mean Sea Level Datum and delineated at elevation intervals of five (5′) feet;

(6)

The boundaries of all geotechnical constraints of the project site as may be described in the soils report as required by subsection (f) of this section;

(7)

All existing trees having a trunk circumference, measured two (2′) feet above the lowest existing ground level at the base of the tree, of twenty-four (24″) inches or greater, and indicating the botanical and common name of the tree(s);

(8)

All tree and vegetation canopies;

(9)

All existing buildings, structures, and other improvements to the land, including roadways, driveways, pedestrian ways, and above grade and below grade utility lines, and including for each building, structure, or other improvement to the land, the owner's name and building site address;

(10)

All existing recorded and prescriptive easements and all proposed easements, including, but not limited to, access, utility, and open space easements, on which development or other improvement of the land, is restricted or unrestricted;

(11)

All proposed parks;

(12)

All primary and secondary ridgelines;

(13)

The boundaries of all primary and secondary ridge zones;

(14)

Estimated traffic generation as it affects streets within and in the vicinity of the proposed development;

(15)

The metes and bounds description of the outermost property lines of the project site;

(16)

Proposed topographic contour lines based on Mean Sea Level Datum and delineated at elevation intervals of five (5′) feet;

(17)

The proposed building envelope(s) for all proposed buildings, structures, and other improvements to the land;

(18)

The proposed vehicular circulation system for the project site, including both public and private roadways, driveways, and pedestrian ways; and

(19)

Roadway improvements with spot centerline elevations at least every 100 horizontal feet;

(f)

An updated, detailed, construction level, soils report, prepared by a licensed soils engineer. The report shall certify that the proposed building sites, roads and other improvements indicated on the Precise Development Plan can be reasonably and safely developed as shown. All unstable areas shall be identified with appropriate recommendations for stabilization addressed in the report. Before an application for approval of a Precise Development Plan is accepted as complete, the Planning Director and Public Works Director shall review and accept the report;

(g)

Construction plan showing detailed grading, including the volume of all proposed cuts and fills, drainage, sewer, water and other utilities. The construction plan shall set forth the types, sizes, weight, and number of pieces of construction equipment and vehicles intended to be used in improving the property, specifying the route to be used to deliver equipment to the site, number of workers, and parking provisions for worker's vehicles, how and where equipment vehicles will be stored on site, and the anticipated length of time needed to complete improvements;

(h)

Plans for the location, grades, widths and types of improvements proposed for all on and off-site streets, driveways, parking areas, pedestrian ways, bicycle paths and utilities;

(i)

A detailed landscaping plan for subdivision improvements and grading. The landscape plan shall show the following:

(1)

Location, number and name of all existing and proposed trees, shrubs and ground cover;

(2)

Adequacy of the landscaping to screen all proposed buildings, structures, and other improvements to the land, from off-site views; and

(3)

An irrigation plan to preserve, whenever possible, existing vegetation. With the irrigation plan, the applicant shall provide estimates of the size of the plants after five (5) years of growth and at maturity, and information on the ideal environment and maintenance requirements for the plants;

(j)

A detailed statement, indicating the phases of construction proposed for the entire development, including the duration and the timing of each phase on plans submitted;

(k)

Statement of provisions for ultimate ownership, CC and R's and maintenance of all parts of the development, including suitable deed covenants providing for continuing use of property for local open space purposes, streets, roadways, and structures;

(l)

For any hillside or ridge parcel, which is served by an existing roadway, the Town will prepare, and the applicant will pay for, a study of the existing road conditions. The study will include recommendations for improvements which are consistent with Policies 10.1 through 10.3 of the Circulation Element of the San Anselmo General Plan;

(m)

Photographs of the site including: (1) close-up; (2) mid-range; and (3) distant views; and

(n)

Any additional drawings or information which are required by the Planning Director to determine compliance with the San Anselmo General Plan and Municipal Code.

The Planning Director may waive any of the preceding application requirements, if, in the Director's opinion, the information is unnecessary or unreasonable for a specific application. Such items and the reason why they were waived shall be explained in the staff report to the Planning Commission.

(§ 1, Ord. 917, eff. February 26, 1991)

The Planning Commission shall review and act upon the Precise Development Plan after one or more public hearings on the Precise Development Plan by the Planning Commission.

(§ 1, Ord. 917, eff. February 26, 1991)

Approval, which may include the imposition of conditions, of a Precise Development Plan shall be made only after the making of all of the following findings:

(a)

That the Precise Development Plan protects and preserves the natural and existing land forms and vegetation of the hillside and ridges, watercourses, and any unique habitats located on the property;

(b)

That the precise grading plan is designed to retain the natural and existing features of the land, that cuts and fills are minimized and that all graded areas are rounded and contoured to blend with the existing topography;

(c)

That both on-site and off-site roadways are structurally suitable and adequate to carry projected traffic, and that the proposed development will not generate traffic which cannot be adequately accommodated by the roadway network outside the project area;

(d)

That the intensity of development will not have the potential to make a residential street traffic dominated;

(e)

That building site locations and the access to said building sites are selected to minimize visibility of the development from the remainder of the community, and are geologically stable;

(f)

That development is located so as to be screened by portions of the site where existing topography provides screening or by existing woodlands. Development within existing woodlands may be allowed if tree removal is minimal;

(g)

That landscaping is provided to screen, maintain or improve the overall visual quality of the project as it relates to the community; that said landscaping stabilizes erodible soil; and that said landscaping camouflages the visually harsh aspects of improvements such as cuts, fills, and retaining walls. That the type and character of plant materials employed in said landscaping are reasonably related to plants in the surrounding areas. That said landscape plans demonstrate a recognizable pattern or theme for the overall development by choice and location of plant varieties;

(h)

That pedestrian easements are provided where pedestrian facilities are not contained within streets. That continued use of established local trails and trails associated with the accepted County wide Trails Plan is preserved;

(i)

That where developable land exists beyond the development being considered, that road easements and dedications are provided to the appropriate bodies. That such easements are to the same standards as other public roads within the development;

(j)

That where developments include dedication of public open space, or that where developments abut existing public open space, that access to said public open space is provided for the public, including public emergency, and public open space management vehicles and equipment;

(k)

That construction, if any, within ridge zone meets the following findings:

(1)

That any construction within the ridge zone is permitted only when the applicant has demonstrated to the satisfaction of the Planning Director and the Planning Commission that construction outside of the ridge zone would be detrimental with respect to soil and geologic conditions, vegetation removal, drainage and such other factors as are determined to be pertinent; and

(2)

That construction allowed within the ridge zone, under this article, is kept to a low visual profile, the acceptance of which shall be determined in the design review process;

(l)

That the Precise Development Plan does not adversely affect the health or safety of persons in or adjacent to the area or endanger property located in the surrounding area;

(m)

That the Precise Development Plan is in conformance with the San Anselmo General Plan, with specific reference to the applicable sections of the General Plan; and

(n)

That each individual phase of development, as well as the total development, can exist as an independent unit.

(§ 1, Ord. 917, eff. February 26, 1991)