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San Anselmo City Zoning Code

ARTICLE 4

- Development Standards.

10-3.401 - Purpose and intent.

This article establishes the development standards deemed the minimum necessary to promote and protect the public health, safety, and general welfare of the Town.

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

(Ord. No. 1069, 3-24-2009)

10-3.402 - Development Standards Table.

The Development Standards Table, referred to as Table 4A, lists the development standards for each Zoning District. Deviations from development standards set forth in the Development Standards Table, referred to as Table 4A, may only be permitted by (1) an exception; (2) a minor exception; or (3) a design review, each of which are listed on the Minor Intrusions into Required Development Standards For Residential Properties Table, referred to as Table 4B; or (4) a variance by the Planning Commission as set forth in Section 10.3.1404(b) of this chapter of the San Anselmo Municipal Code; or (5) pursuant to specific exceptions for certain two-unit developments and subdivisions set forth in Chapter 4, Housing Developments Under Government Code Section 65852.21, and Chapter 6, Accessory Dwelling Units.

The Residential Housing Opportunities (R-HO), Public Facilities (PF), Open Space (OS), Preliminary Planned Development (PPD), and Specific Planned Development (SPD) Districts are not included on Table 4A. The R-HO District is an overlay district and utilizes development standards for the underlying District. The PPD and SPD Districts are overlay districts and allow for the establishment of development standards suitable to a specific use or project site. The PF and OS Districts do not include any development standards but allow for the use of development standards appropriate to the specific use or project site as determined by the Planning Commission or the Town Council.

(§ 1, Ord. 917, eff. February 26, 1991, as amended by Exh. A, Ord. 1012, eff. April 13, 2000, and § 3, Ord. 1044 (part), eff. July 28, 2005)

(Ord. No. 1069, 3-24-2009; Ord. No. 1115, § 4, 2-28-2017; Ord. No. 1128, § 1, 11-13-2018; Ord. No. 1138, § , 9-24-2019; Ord. No. 1159, § 7, 12-14-2021; Ord. No. 1160, § 7, 12-14-2021)

DEVELOPMENT STANDARDS TABLE
TABLE 4A
DEVELOPMENT STANDARD DISTRICT R-1-H R-1-C R-1 R-2 R-3 P C-1 C-2 C-L C-3
Lot Area, Minimum (Sq. Ft.) 43,560 43,560 7,500 7,500 7,500 5,000 - - - -
Density, Minimum (Units/Acre) - - - 6 20 20 13 13 20 20
Density, Maximum (Units/Acre) 1 1 6 12 30 30 20 20 30 30
Lot Width, Minimum Average 60' 60' 60' 60' 75' 45' - - - -
Lot Width, Minimum Street Frontage 40' 40' 40' 40' 50' 45' - - - -
Lot Coverage, Maximum - - 35% (1) 35% (3) 50% (3) 50% (3) - - - -
Setback, Minimum Front (2) 20' 20' 20' 20' 20' 20' 0' 0' 0' 0'
Setback, Minimum Rear (2) 20' 20' 20' 20' 20' - - - - -
Minimum Adjacent to "R" Districts 20' 12' 12' 12' 12'
Minimum Adjacent to "P" Districts 12' 0' 0' 0' 0'
Minimum Adjacent to "C" Districts 0' 0' 0' 0' 0'
Setback, Side (2)
Minimum Interior Side 8' 8' 8' 8' 8' 0' 0' 0' 0' 0'
Minimum Street Side 12' 12' 12' 12' 12' 0' 0' 0' 0' 0'
Minimum Adjacent to "R" Districts 5' 8' 0' 0' 0'
Minimum Adjacent to "P" Districts 5' 0' 0' 0' 0'
Minimum Adjacent to "C" Districts 0' 0' 0' 0' 0'
Floor Area Ratio, Maximum (1) (1) (1) - - - 1.0/1. 25 (3) 2.0 2.0 2.0
Maximum Stories:
On lot with building footprint having an average slope of less than 25% 2 2 2 2 2 2 2 2 3 3
On lots with building footprint average slope at or greater than 25% 3 3 3 3 3 2 2 2 3 3
Maximum Building Height Outside Primary and Secondary Ridgezone: Above Average Grade:
On lot with building footprint having an average slope of less than 25% 30' 30' 30' 30' 30' 30' 30' 30' 35' 35'
On lots with building footprint average slope at or greater than 25% 35' 35' 35' 35' 35' 30' 30' 30' 35' 35'
Maximum Building Height Within Primary and Secondary Ridgezone: Maximum Feet Above Average Grade 30' 30' 30' - - - - - - -
Maximum Building Height Within Primary and Secondary Ridgezone: Maximium Feet Above Ridgeline 18' 18' 18' - - - - - - -
Maximum Fence Height (2)
NOTES:
(1) Reference Table 4E or 4F of this Chapter and Title 10 Chapter 4.
(2) Reference Table 4B of this Chapter for residential projects.
(3) The Town shall not impose a lot coverage requirement that would physically preclude a housing development project with eight to ten units (4) from achieving a Floor Area Ratio of 1.25. However, the 1.25 FAR allowed for housing development projects between 8 to 10 units in this Table 4A shall not apply to a site within a historic district or property included on the State Historic Resources Inventory, as defined in California Public Resources Code Section 5020.1, or within a site that is designated or listed as a Town landmark or historic property or district pursuant to a Town ordinance.
(4) "Unit" means a unit of housing, but shall not include an accessory dwelling unit or a junior accessory dwelling unit.

 

(Ord. No. 1069, 3-24-2009; Ord. No. 1128, § 2, 11-13-2018; Ord. No. 1179, § 4(Exh. A), 8-22-2023; Ord. No. 1184, § 3, 1-9-2024)

10-3.403 - Setback measurement.

All setback measurements shall be made as follows:

(a)

The setback measurement shall be taken from the nearest point of any building, architectural feature, or improvement to the nearest point of any property line; or

(b)

If a future right-of-way line or a future width line has been established for a street by provisions of any applicable ordinance, the measurement shall be taken from the nearest point of any building, architectural feature, or improvement to the nearest point of the future right-of-way line or nearest point of the future width line.

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

10-3.404 - Height measurement.

All height measurements shall be made as follows:

The height of a building, structure, or improvement shall be that vertical distance measured from the average level of the highest and lowest point of that portion of the lot ground surface covered by the building, structure, or improvement, to the highest point on the roof, ridge, or parapet wall. Height limitations shall not apply to public utility transmission and distribution lines.

(a)

A chimney up to twelve (12) square feet may exceed the maximum building height by four (4) feet.

(b)

For R-1 H, R-1 C and R-1 properties no development, including structures, roads, and public facilities shall be allowed on visible ridges and hillsides unless it has been demonstrated to the satisfaction of the Town Engineer and Planning Commission that development outside of the ridge zone is not feasible for geologic, soils, or hydrologic reasons, or development would impact a unique natural habitat, and if development is allowed on visible ridges and hillsides, the maximum height shall be no more than eighteen (18) feet above the ridgeline.

(c)

The ground surface for determining building height shall be either the predevelopment ground elevations at the appropriate points or the finished grade elevations at the appropriate points. The finished grade elevations may be used only if they are approved by specific action of the Planning Commission.

In approving the finished grade elevation as the governing ground surface, the Planning Commission shall make all of the following findings:

(a)

That use of the finished grade elevation in lieu of the predevelopment ground surface will produce results consistent with the intention to minimize visual impact on the ridge zone;

(b)

That use of the finished grade will benefit the public welfare and other properties in the area;

(c)

That use of the finished grade will not result in any substantial obstruction of visible ridgeline or view from other properties in the Town.

These requirements assume evenly graded surfaces. When local irregularities in the ground surface produce results which are in conflict with the intent of these requirements, the Planning Commission shall determine reasonable, average ground surface conditions in the vicinity of the governing points and instruct the Public Works Director to make structure height calculations based on these reasonable average conditions.

The intention of the height limits is to produce structures which minimize visual impact on the ridge zone. If, during the design review process associated with a particular structure, a design emerges which is in compliance with these limits, but in conflict with the intent of the ordinance codified in this article, the Planning Commission shall have the authority to amend these limits in order to achieve the original intention of these limits.

Prior to any amendment of these height limits, the Planning Commission shall make all of the following findings:

(a)

That such amendment will better achieve the purpose of the ordinance codified in this article.

(b)

The amendment in height limits will benefit the public welfare and other properties in the area.

(c)

The amendment will not result in the substantial obstruction of a visible ridgeline or the obstruction of views from other properties in the Town.

Building site locations shall be selected to reduce visibility providing such locations can be served with reasonable access and are geologically stable. The preliminary and precise development plans shall be based on a grading plan designed to retain the natural features of the land. Cuts and fills shall be kept to a minimum, and rounded and contoured to blend with existing topography.

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

(Ord. No. 1069, 3-24-2009)

10-3.405 - Minor Intrusions into Required Development Standards for Residential Properties Table.

The Minor Intrusions Into Required Development Standards for Residential Properties Table, referred to as Table 4B, lists: (a) exceptions, which require no discretionary action by the Planning Director nor Planning Commission; (b) minor exceptions, which require discretionary action by the Planning Director; and (c) minor intrusions that require planning commission design review.

(§ 1, Ord. 917, eff. February 26, 1991, as amended by § 3, Ord. 1044 (part), eff. July 28, 2005)

(Ord. No. 1115, § 5, 2-28-2017)

MINOR INTRUSIONS INTO REQUIRED RESIDENTIAL DEVELOPMENT STANDARDS
Table 4B(1)(2)(3)

Feature Front Rear Interior
Side 		Street
Side 		Review
Required
Accessory Structure - Detached or Attached
A. For properties with a rear property frontage on Center Boulevard or Red Hill Avenue (one of the following):
1. One, similar in type to gazebo, tool shed, or play structure, less than 200 square feet in area up to 10′ in height (4) above the ground surface subject to screen landscaping between the accessory structure and the right of way, as approved by the Planning and Building Director. It is encouraged that the roof pitch design of accessory buildings be similar to that of the main dwelling; or 20′ 4′ 8′ 8′ E
2. One, similar in type to gazebo, tool shed, or play structure, less than 200 square feet in area exceeding 10′ in height (4) , but no higher than 12′ in height above the ground surface subject to screen landscaping between the accessory structure and the right of way, as approved by the Planning and Building Director. It is encouraged that the roof pitch design of accessory buildings be similar to that of the main dwelling; or 20′ 6′ 8′ 8′ E
3. One, similar in type to gazebo, tool shed, or play structure, less than 200 square feet in area up to 10′ in height (4) above the ground surface subject to screen landscaping between the accessory structure and the right of way, as approved by the Planning and Building Director. It is encouraged that the roof pitch design of accessory buildings be similar to that of the main dwelling; or 20′ 4′ 0′ 0′ DR
4. One, similar in type to gazebo, tool shed, or play structure, less than 200 square feet in area exceeding 10′ in height (4) , but no higher than 12′ in height above the ground surface subject to screen landscaping between the accessory structure and the right of way, as approved by the Planning and Building Director. It is encouraged that the roof pitch design of accessory buildings be similar to that of the main dwelling. 20′ 6′ 0′ 0′ DR
B. For all other properties:
One, similar in type to gazebo, tool shed, or play structure less than 120 square feet in area (measured to exterior walls or surfaces) and 8′ or less in height above the ground surface (4) 20′ 0′ 0′ 0′ E
Arbor and Trellis:
1. Freestanding, 60 square feet or less in area and 8′ or less in height (4) above the ground surface. A distance of 10′ shall be maintained from dwellings located on contiguous properties. 0′ 0′ 3′ 3′ E
2. Freestanding, exceeding 60 square feet in area and exceeding 8′ in height above the ground surface (4) . 0′ 0′ 0′ 0′ ME
3. Attached, extending 3′ from building wall 3′ 3′ 3′ 3′ E
Awning, Chimney, Cornice, Eave, Fireplace
1. All extending not more than 3′ from the building wall. A distance of 10′ shall be maintained from dwellings located on contiguous properties. 3′ 3′ 3′ 3′ E
2. All extending beyond 3′ from the building wall. 3′ 3′ 3′ 3′ ME
Built In Outdoor Barbecue and Counter
1. Counter and built in barbecue less than 36″ above grade (4) . 0′ 0′ 0′ 0′ E
2. Counter between 36″ and 48″ above grade (4) and built in barbecue with cover up to 60″ above grade. A distance of 10′ shall be maintained from dwellings on contiguous properties. 0′ 0′ 0′ 0′ ME
Carport, Garage
One, new detached, one car, single story carport and garage with a maximum gable height of 12′ (required on-site parking spaces shall be located as described in Section 10-3.504). 20′ 5′ 5′ 5′ DR
Chicken Coops and Runs with a permit issued pursuant to Title 5, Chapter 1, Section 5-1.04
One structure up to 50 square feet in area and 8 feet or less in height above the ground surface used for the specific purpose of housing hens 0' 0' 0' 0' ME
One transparent enclosure/run up to 120 square feet in area and 8 feet or less in height above the ground surface to allow hens to walk around 0' 0' 0' 0' ME
Deck, Landing, Stairway - All Uncovered
1. Less than 3′ in height above the ground surface. 0′ 0′ 0′ 0′ E
2. 3′ or greater in height above the ground surface. 14′ 14′ 6′ 10′ E
3. Exceeding 3′ in height above the ground surface, but not exceeding 5′ in height above the ground surface. 0′ 0′ 0′ 0′ ME
Dormer
A maximum of one on each wall, the length of each to be no greater than 8′ in length as measured parallel to the roof ridge. A distance of 10′ shall be maintained from dwellings located on contiguous properties. 3′ 3′ 3′ 3′ E
Enclosure of an Area Directly Below an Existing Deck
To create additional living area. 0′ 0′ 0′ 0′ DR
Fence, privacy wall, solid opaque screen planting, including supporting structures(3)
A. For properties with rear frontages on Center Blvd and Red Hill Avenue:
1. Up to 6′ in height above the ground surface on either side of the fence at any point (3). 0′ 0′ 0′ 0′ E
2. 6′ in height with a 2′ lattice top above the ground surface (for a total height of 8′) with screen landscaping subject to approval by the Planning and Building Director 20′ 2′ 8′ 8′ E
3. Between 6′ and 10′ in height with a 2′ lattice top above the ground surface with screen landscaping subject to approval by the Planning and Building Director. 20′ 4′ Encroachment not permitted Encroachment not permitted E
Fence, privacy wall, solid opaque screen planting, including supporting structures(3)
(continued)
B. For all other properties;
1. Up to 6′ in height with a 2′ lattice top (for a total height of 8′) above the ground surface. 0′ 0′ 0′ 0′ E
2. For properties in Bald Hill: also refer to Bald Hill Area Plan: Fence Design
Filtered (non-opaque) Screening
There shall be no maximum height for filtered screen vegetation unless deemed necessary in a particular instance by the Public Works Director due to safety factors necessary to maintain good vehicular and pedestrian visibility of intersections of streets, sidewalks, and driveways, after consideration of the terrain and topography of the lot involved, and the volume of vehicular and pedestrian traffic. 0′ 0′ 0′ 0′ E
First Story Rear and Side Horizontal Dwelling Infill Extensions
1. Incorporating no additional height increase and within the boundaries created by either connecting two points of the rear wall or two points on the same side wall of a building (notch filler). 20′ 0′ 0′ 0′ E
2. Incorporating no additional height increase and within the boundaries created by connecting one point of a side wall and one point of a rear wall of a building (notch filler). 20′ 0′ 0′ 0′ ME
Additions to existing dwellings and accessory structures originally and legally built less than eight (8′) feet but not less than five (5′) feet from the interior side property line
Existing dwellings may be expanded vertically or horizontally and existing accessory structures may be expanded horizontally along the existing building plane subject to Design Review. Should an existing building located within five (5′) feet to eight (8′) feet of the interior side property line originally and legally built be removed and rebuilt with no dimension changes from that which previously existing, the 5′ to 8′ setback is considered grandfathered and expansion can occur along the former building plane subject to Design Review. This provision does not apply to:

(a) Additions to existing structures which are less than eight (8′) feet from the interior side property line by virtue of a previously granted variance;

(b) Any construction less than five (5′) feet from the interior side property line; or

(c) Second story additions to accessory structures. 		20′ 20′ 5′ to 8′ 12′ DR
Foundation Repair and Replacement
1. Properties with legal nonconforming setbacks and located within a Special Flood Hazard Area as designated by the Federal Emergency Management Agency (FEMA) are permitted to repair or replace the foundation of a residential structure as necessary to meet current Building and/or Fire Codes. The property may be raised, and the overall height may be increased to the extent necessary to comply with Title 7, Chapter 11, Protection of Flood Hazard Areas of the San Anselmo Municipal Code and FEMA regulations, as amended from time to time. No Change to Existing Setback No Change to Existing Setback No Change to Existing Setback No Change to Existing Setback E
2. Properties with legal nonconforming setbacks are permitted to repair or replace the foundation of a residential structure as necessary to meet current Building and/or Fire Codes. The property may be raised, and the overall height may be increased to the extent necessary to accommodate the repaired or new foundation. No Change to Existing Setback No Change to Existing Setback No Change to Existing Setback No Change to Existing Setback E
Hot Tub
1. Above the ground surface. 20′ 5′ 5′ 5′ E
2. Above the ground surface. 8′ 5′ 5′ 5′ ME
3. Below the ground surface. 8′ 5′ 5′ 5′ E
Mechanical Equipment
Air conditioning unit, hot tub and swimming pool equipment (not contained in hot tub or swimming pool), all at or under 3′ above the ground surface. 5′ 5′ 5′ 5′ E
Parking Deck, Driveway, Supporting Structure: (Uncovered)
On both downslope and upslope lots having minimum average lot slope of 25%. 0′ 0′ 0′ 0′ ME
Parking Spaces on Uphill Lots
With retaining walls greater than 6′ in height above the ground surface(5), but less than 10′ in height above the ground surface. 0′ 0′ 0′ 0′ ME
Porch
1. Enclosure of existing roofed porch limited to two sides of an existing dwelling, not to exceed 100 square feet. 0′ 0′ 0′ 0′ E
2. Covered porches (not enclosed): provided the finished porch floor does not exceed 5′ in height above the elevation of any adjacent right of way. 14′ 20′ 8′ 12′ E
Raising of Structures (originally constructed without setback requirement and not having been granted an exception, minor exception or setback variance) a total of 2′ above the existing building height (including the roof, walls, and foundation), not to exceed the height limitation of the applicable zoning district. Includes: Dwelling, Carport, Garage, and Accessory Building.
If requested to elevate a finished floor in a Flood Hazard Area, to replace a foundation, or for other hazard mitigation. 0′ 0′ 0′ 0′ E
If requested for aesthetic or other non-hazard purposes. 0′ 0′ 0′ 0′ ME
Replacement in Kind
All existing structures legally erected (either before applicable ordinances or with applicable Building permit and Planning approval). Includes relocating structure from an existing 0′ property line setback to a 2′ maximum setback for maintenance purposes. Does not include other dimension changes. 0′ 0′ 0′ 0′ E
Retaining Wall
Up to 4′ in height above the ground surface. 0′ 0′ 0′ 0′ E
Swimming Pool
1. Above the ground surface measured at the outside edge. 20′ 5′ 5′ 5′ E
2. Above the ground surface measured at the outside edge. 8′ 5′ 5′ 5′ ME
3. Below the ground surface measured at the outside edge. 8′ 5′ 5′ 5′ E
Window: Bay, Greenhouse, Box
1. All extending not more than 3′ from the building wall and no greater than 8′ in length. A distance of 10′ shall be maintained from dwellings located on contiguous properties. 3′ 3′ 3′ 3′ E
2. All extending more than 3′ from the building wall and greater than 8′ in length. 3′ 3′ 3′ 3′ ME
Notes:
(1) All other structures that intrude into the minimum required setback areas shall require Planning Commission variance review unless a determination is made by the Planning Director that a particular structure is similar in kind to one of the above listed structures which are considered either an exception, minor exception or subject to administrative variance review.


(2) For R-1 H, R-1 C, and R-1 properties located at or above 150 mean sea level elevation, design review shall take precedence over the above listed exceptions.


(3) Fences, privacy walls, and solid opaque screen plantings located within twenty (20′) feet of a front property line or within twelve (12′) feet of a street side yard property line fronting a street are subject to a separate permit review by the Public Works Director. The Public Works Director's decision shall be based upon safety factors necessary to maintain good vehicular and pedestrian visibility at intersections of streets, sidewalks, and driveways, after consideration of the terrain and topography involved, and the volume of vehicular and pedestrian traffic. Fences, privacy walls, hedges and solid screen plantings exceeding eight (8′) feet in height above grade, or those exceeding lesser heights as specified by the Public Works Director.


(4) Ground surface: ground level at the time of construction, unless otherwise determined per Section 10-3.404(c).

 

(Ord. No. 1069, 3-24-2009)

(Ord. No. 1108, § 2, 7-26-2016; Ord. No. 1115, § 7, 2-28-2017; Ord. No. 1176, § 5, 4-25-2023)

10-3.406 - Setback and height exceptions.

The purpose and intent of allowing exceptions to the development standards is to permit minor intrusions into required setback areas. If, in the judgment of the Planning Director, the structure is not a minor intrusion due to its size, location, or potential use, the Planning Director shall require that the structure either adhere to the standards listed in the Development Standards Table, referred to as Table 4A, or obtain a variance from the Planning Commission, as set forth in Section 10-3.1404(b) of the San Anselmo Municipal Code.

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

(Ord. No. 1115, § 6, 2-28-2017)

10-3.407 - Lots.

(a)

There may be only one building site on any lot. Each lot may be permitted to have constructed accessory buildings as may be regulated by provisions of the San Anselmo Municipal Code. Lots having sufficient area for more than one building site may be divided in conformance with the Subdivision Ordinance, the Development Standards Table, referred to as Table 4A, and subject to the following:

(1)

Whenever a division would create a lot without full street frontage, the lot shall have an area no less than the minimum lot area required within the District as set forth in the Development Standards Table, referred to as Table 4A; and

(2)

Each lot not having full street frontage shall have a permanent access way not less than twenty (20′) feet in width at any point extending to a street; and

(3)

The area of the lot shall not include that area devoted to a permanent access way.

(b)

Each lot shall have direct access to a public street and shall not obtain access by easement or fee title across an adjacent lot except by the approval of a variance in accordance with Section 10-3.1404(b) of the San Anselmo Municipal Code.

(c)

Except as provided in California Government Code Section 66411.7, no lot shall be divided into two (2) or more parcels in any manner, so as to produce a remaining lot having an area less than the minimum lot area required within the District as set forth in the Development Standards Table, referred to as Table 4A.

(§ 1, Ord. 917, eff. February 26, 1991, as amended by § 2 (Exh. A), Ord. 984, eff. July 10, 1997)

(Ord. No. 1159, § 8, 12-14-2021; Ord. No. 1160, § 8, 12-14-2021)

10-3.408 - Building site areas.

Except as provided in California Government Code Section 66411.7, each primary building and all accessory buildings erected shall be located on a building site or lot in one (1) ownership having an area and width no less than the minimum required for the respective District, excepting:

That any lot or building site having less than the required minimum area and/or width may be used for the construction or erection of a primary building and accessory buildings as may be permitted or conditionally permitted by the District, if:

(a)

All other requirements of this chapter are complied with; and

(b)

The lot was under one (1) ownership at the time of adoption of Ordinance No. 190; and either

(i)

The lot was legally subdivided after the adoption of the Town's first Zoning Ordinance (Ordinance No. 190, effective June 7, 1926), but prior to the adoption of an applicable subdivision ordinance in accordance with the area, width, and frontage requirements of the zoning ordinance in effect at the time of the subdivision; or

(ii)

The lot was subdivided pursuant to the Town's first Subdivision Ordinance (Ordinance No. 248, effective September 9, 1937) or pursuant to a subsequent subdivision ordinance.

(§ 1, Ord. 917, eff. February 26, 1991; Ord. No. 1150 § 2(Exh. 1), 9-22-2020)

(Ord. No. 1159, § 9, 12-14-2021; Ord. No. 1160, § 9, 12-14-2021)

10-3.409 - Slope Density/Lot Area Table.

The Slope Density/Lot Area Table, referred to as Table 4C, lists the minimum lot size for the R-1 District for lots which have average slopes of fifteen (15%) percent or greater. All calculation of minimum lot areas for lots subject to Table 4A shall not benefit from arithmetic rounding-up.

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

SLOPE DENSITY/LOT AREA
FOR RESIDENTIAL PROPERTIES
TABLE 4C
Natural
Ground
(% of Slope) 		Minimum
Lot Area
(Square Feet) 		Minimum
Average
Lot Width
(Feet)
15% 7,500 60′
16% 8,000 72′
17% 8,500 74′
18% 9,000 76′
19% 9,500 78′
20% 10,000 80′
21% 10,500 82′
22% 11,000 84′
23% 11,500 86′
24% 12,000 88′
25% 12,500 90′
26% 13,000 92′
27% 13,500 94′
28% 14,000 96′
29% 14,500 98′
30% 15,000 100′
31% 15,500 100′
32% 16,000 100′
33% 16,500 100′
34% 17,000 100′
35% 17,500 100′
36% 18,000 100′
37% 18,500 100′
38% 19,000 100′
39% 19,500 100′
40% 20,000 100′
41% 20,500 100′
42% 21,000 100′
43% 21,500 100′
44% 22,000 100′
45% 22,500 100′
46% 23,000 100′
47% 23,500 100′
48% 24,000 100′
49% 24,500 100′
50% 25,000 100′
51% 25,500 100′
52% 26,000 100′
53% 26,500 100′
54% 27,000 100′
55% 27,500 100′
56% 28,000 100′
57% 28,500 100′
58% 29,000 100′
59% 29,500 100′
60% 30,000 100′
61% 30,500 100′
62% 31,000 100′
63% 31,500 100′
64% 32,000 100′
65% 32,500 100′
66% 33,000 100′
67% 33,500 100′
68% 34,000 100′
69% 34,500 100′
70% 35,000 100′
71% 35,500 100′
72% 36,000 100′
73% 36,500 100′
74% 37,000 100′
75% 37,500 100′
76% 38,000 100′
77% 38,500 100′
78% 39,000 100′
79% 39,500 100′
80% 40,000 100′
81% 40,500 100′
82% 41,000 100′
83% 41,500 100′
84% 42,000 100′
85% 42,500 100′
86% 43,000 100′
87% 43,500 100′

 

10-3.410 - Table of R-1 H (Hillside Density District) Parcels.

The Table of R-1 H (Hillside Density District) Parcels, referred to as Table 4D, lists the maximum allowable number of dwelling units for the corresponding parcels of land for properties with an R-1 H zoning designation. Additional units shall be permitted in conformance with State law pursuant to Chapter 4 (Housing Developments Under Government Code Section 65852.21) and Chapter 6 (Accessory Dwelling Units).

(§ 1, Ord. 917, eff. February 26, 1991, as amended by § 3, Ord. 1044 (part), eff. July 28, 2005; Ord. No. 1159, § 10, 12-14-2021; Ord. No. 1160, § 10, 12-14-2021)

TABLE OF R-1-H (HILLSIDE DENSITY DISTRICT) PARCELS for 06/28/05
TABLE 4D
1. MAXIMUM ALLOWABLE NUMBER OF UNITS FOR THE CORRESPONDING PARCELS
Assessor's
Parcel
Number 		Number
of
Units 		Assessor's
Parcel
Number 		Number
of
Units 		Assessor's
Parcel
Number 		Number
of
Units
5-011-60 5 7-097-06 1 7-191-06* 1
7-201-09* 1
5-011-66 1 7-360-01 1
5-011-67 1 7-360-02 1 7-192-07 1
7-360-03 1
5-031-36 1 7-360-04 1 7-201-02 1
7-360-05 1
5-320-01 1 7-360-06 1 7-201-06 1
5-320-02/05/06 1 7-360-07 1
5-320-03 1 7-201-13 1
5-320-04 1 7-121-40 1 7-201-14 1
5-062-73 2 7-131-58/59 1 7-201-15 2
5-300-15 8 7-340-01 1 7-241-73 1
7-340-02 1 7-241-74 1
5-300-29 1 7-340-03 1
5-300-30 1 7-340-04 1 7-241-75/76 1
7-340-05 1
6-013-41 2 7-241-68 1
7-154-02 1
6-091-05 1 7-241-66 1
7-154-03 1
6-091-56 1 7-241-67 1
7-370-01/02 1
6-172-10 1 177-171-07
1 7-182-07 1 177-250-67 1**
6-172-13
6-172-14 1 7-097-02* 177-190-05 5
7-097-07* 2
6-181-42 2 7-141-04* 177-220-66 1
177-220-67 1
7-031-28 1 7-191-03 1 177-220-68 1
177-250-57 1
7-191-07 1 177-250-58 1
177-250-59 1
7-191-10 2 177-250-60 1
177-250-61 1
177-250-62 1
177-250-64 1
177-250-65 1
177-250-66/68 1
177-250-31 1
* Multiple parcels under one ownership.
**The number of units established for these parcels is based on the assumption of their combined development.
2. DENSITIES FOR THE FOLLOWING PARCELS SHALL BE RECOMMENDED BY THE PLANNING COMMISSION AFTER A SPECIAL PUBLIC HEARING AND AFTER ACCEPTABLE ACCESS HAS BEEN DEMONSTRATED IN JOINT COOPERATION WITH THE TOWN OF FAIRFAX:
Assessor's Parcel Number
7-071-02
7-071-01

 

(Ord. No. 1159, § 10, 12-14-2021; Ord. No. 1160, § 10, 12-14-2021)

10-3.411 - Table of Maximum Adjusted Floor Area for Residential Properties Located Above 150 Mean Sea Level Elevation.

The Table of Maximum Adjusted Floor Area for Properties Located Above 150 Mean Sea Level Elevation, referred to as Table 4E, lists the maximum adjusted floor area allowed on residential properties located above 150 mean sea level elevation.

(§ 1, Ord. 917, eff. February 26, 1991, as amended by § 2, Ord. 976, eff. July 10, 1996, § 2, Ord. 1033, eff. July 24, 2003, and § 3, Ord. 1044 (part), eff. July 28, 2005; Ord. No. 1159, § 11, 12-14-2021; Ord. No. 1160, § 11, 12-14-2021)

TABLE OF MAXIMUM SIZES OF DWELLINGS ON
RESIDENTIAL PROPERTIES LOCATED
ABOVE 150 MEAN SEA LEVEL ELEVATION
TABLE 4E
Formula Lot Size
(Square Feet) 		(Acres) Maximum
Adjusted
Floor
Area (1)(2)(3)
(Square Feet) 		Maximum
Adjusted
Floor
Area
Ratio
35% of Lot Size 8,000 or less
10% of 8,500 0.20 2,850 .33
Lot Size 9,000 0.21 2,900 .32
+ 2,000 sq. ft. 9,500 0.22 2,950 .31
10,000 0.23 3,000 .30
11,000 0.25 3,100 .28
12,000 0.28 3,200 .26
13,000 0.30 3,300 .25
14,000 0.32 3,400 .24
15,000 0.34 3,500 .23
17,500 0.40 3,750 .21
5% of 20,000 0.46 4,000 .20
Lot Size 25,000 0.57 4,250 .17
+ 3,000 sq. ft. 30,000 0.69 4,500 .15
35,000 0.80 4,750 .14
5,000 sq. ft. 40,000 0.92 5,000 .13
Maximum 45,000 1.03 5,000 .11
50,000 1.15 5,000 .10
55,000 1.26 5,000 .09
60,000 1.38 5,000 .08
65,000 1.49 5,000 .08
70,000 1.61 5,000 .07
75,000 1.72 5,000 .07
80,000 1.84 5,000 .06
87,120 2.00 5,000 .06
108,900 2.50 5,000 .05
130,630 3.00 5,000 .04
174,240 4.00 5,000 .03
217,800 5.00 5,000 .02
Notes on Following Page

 

TABLE OF MAXIMUM SIZES OF DWELLINGS ON
RESIDENTIAL PROPERTIES LOCATED
ABOVE 150 MEAN SEA LEVEL ELEVATION

TABLE 4E
Notes:
(1) Adjusted Floor Area is defined as the gross exterior floor area (as measured from the exterior framing of the outside wall) in the main dwelling PLUS:

(a) Any garage space after the first 500 square feet;

(b) Any enclosed accessory buildings; and

(c) Any potential living space with minimum dimensions of 8 feet by 10 feet and 7.5 feet head room; and

(d) Any accessory dwelling unit.
(2) Except as provided in Chapter 4, the maximum size of R-1-H, R-1-C, and R-1 structures located above 150 mean sea level shall be as described above. The maximum house size shall be further limited by the requirement to meet all applicable design review findings. Should there be no other option but to allow development on a visible hillside or ridge, the Town may further limit the size of development, i.e., square footage allowed within any structure, should it be determined that such a limitation would reduce the visual impact of a development.
(3) Existing Enclosed Structures — Exemption:

Existing enclosed structures that do not conform to the standards of Table 4E may be altered or reconstructed, provided that:
(a) The alterations or reconstruction shall not alter the exterior building dimensions of the structure to an amount greater than was contained in the original structure; and
(b) Said work otherwise meets the provisions of the San Anselmo Municipal Code.
(4) Dwellings built, enlarged, or expanded before February 26, 1991, which do not exceed the Maximum Adjusted Floor Area, may exceed this number by not more than 10% subject to Design Review approval under Article 15 of this chapter. Additional floor area is not allowed for any lots or structures associated with an application under Chapter 4 or California Government Code Sections 65852.21 and 66411.7.
Dwellings built, enlarged, or expanded before February 26, 1991, which exceed the Maximum Adjusted Floor Area, may exceed this number by not more than 500 square feet subject to Design Review approval under Article 15 of this chapter. Additional floor area is not allowed for any lots or structures associated with an application under Chapter 4 or California Government Code Sections 65852.21 and 66411.7.

 

(Ord. No. 1115, § 8, 2-28-2017; Ord. No. 1133, § 2, 3-12-2019; Ord. No. 1144, § 2, 4-14-2020; Ord. No. 1159, § 11, 12-14-2021; Ord. No. 1160, § 11, 12-14-2021)

10-3.412 - Maximum Floor Area and Maximum Lot Coverage for Dwellings and Improvements on Single-Family Residential Properties Located Below 150 Mean Sea Level Elevation.

a.

Introduction. The "small town" feel and character of San Anselmo's neighborhoods are unique and important qualities to the Town. The existing scale of architecture, the open and tree-covered hills, winding creeks, and landscaped streets and yards contribute to this ambience and to the beauty of a community in which the man-made and natural environments co-exist in harmony.

b.

Intent. This Section is intended to accomplish the following:

1.

Preserve the quality of life and small town character in the neighborhoods of San Anselmo by limiting the size of new or renovated dwellings and improvements. This size limitation shall be accomplished by establishing a ratio between floor area and lot size and a ratio between lot coverage and lot size. Additionally, this limitation will be accomplished through the establishment of an overall maximum limit on floor area of 5,000 square feet for any residential structure.

2.

Provide an additional tool to ensure that homes too big for the lot are neither approved nor built. To manifest such intent, projects should be designed, evaluated and approved based on their compatibility with the neighborhood in which such projects propose to be constructed by being appropriately sized, massed and scaled.

3.

Provide a standard that serves to protect property values through the preservation of neighborhood character.

c.

Definitions. For the purpose of this Section, the following definitions apply:

1.

"Floor area ratio (FAR)" means the ratio between the total floor area of a building or buildings located on a lot and the area of that lot in gross square feet.

2.

"Total floor area" means the sum of the gross horizontal areas of all floors of a building measured from the exterior framing of the outside walls.

3.

"Adjusted Floor Area" is the total floor area (as measured from the exterior framing of the outside wall), of any dwellings or improvements on a lot, including Basements, Attics with floors, Accessory Dwelling Units and Accessory Buildings. The floor area of interior spaces with ceilings of more than fifteen (15) feet in height from floor to ceiling shall be double-counted in the calculation of Adjusted Floor Area. Adjusted Floor Area excludes the following:

a.

Unenclosed Horizontal Surfaces

b.

Unenclosed Balconies

c.

Unenclosed Decks

d.

Unenclosed Porches

e.

Crawl Spaces with Dirt Floors

f.

Attics with no Floor

g.

The first 400 square feet of Garage Floor Area

4.

"Adjusted Lot Coverage" is the land area covered by all buildings and improvements on a lot with a finished height above grade of three (3) feet or more, including all projections. Adjusted Lot Coverage excludes the following:

a.

Roof eaves which project less than two (2) feet from the face of a building; and

b.

Structures and improvements less than three (3) feet above grade.

5.

"Attic" means an open space at the top of a dwelling situated wholly or partly within the roof.

6.

"Basement" means an enclosed space, finished or unfinished, partly or wholly below natural grade, having more than one-half (1/2) its height, as measured from its floor, whether finished or unfinished, to its ceiling, whether finished or unfinished, below the adjoining natural grade.

7.

"Crawl Space" means a shallow, unfinished space, located below the living quarters of a basement-less house and enclosed by the foundation walls, where it is not possible for an adult to stand.

8.

"Unenclosed" means a space with or without a permanent roof that is not enclosed by walls, windows or doors on at least two sides. Insect screening would not constitute enclosure.

d.

Maximum Adjusted Floor Area and Maximum Adjusted Lot Coverage. Table 4F provides the maximum Adjusted Floor Area and maximum Adjusted Lot Coverage of structures and improvements on lots in the R-1 zoning district located below one hundred fifty (150) feet Mean Sea Level (flatland).

e.

Maximum Adjusted Floor Area Exception. The maximum Adjusted Floor Area may be exceeded on a lot by up to 325 square feet subject to Design Review approval pursuant to Article 15 of this chapter. Additional floor area is not allowed for any lots or structures associated with an application under Title 10, Chapter 4 or California Government Code Sections 65852.21 and 66411.7, unless required to accommodate two (2) eight hundred (800) square foot units. (Ord. No. 1133, § 3, 3-12-2019)

(Ord. No. 1158, § 3, 11-9-2021; Ord. No. 1159, § 12, 12-14-2021; Ord. No. 1160, § 12, 12-14-2021)

Table of Maximum Sizes of Dwellings on Single Family Residential Properties Located Below 150 Mean Sea Level Elevation
Table 4F

Lot Size
(Sq Ft) 		Sliding Scale:
45% to 35% 		Adjusted
Floor Area 		325 sf Additional
Floor Area for
Dwellings that Exist
Prior to Ordinance
Adoption (1)(2) 		Maximum Lot
Coverage Ratio 		Adjusted
Lot Coverage
<2250 0.45 325 + 0.35
2250 0.45 1013 1338 0.35 788
2500 0.45 1125 1450 0.35 875
2750 0.45 1238 1563 0.35 963
3000 0.45 1350 1675 0.35 1050
3250 0.45 1463 1788 0.35 1138
3500 0.45 1575 1900 0.35 1225
3750 0.45 1688 2013 0.35 1313
4000 0.45 1800 2125 0.35 1400
4250 0.42 1800 2125 0.35 1488
4500 0.40 1800 2125 0.35 1575
4750 0.40 1900 2225 0.35 1663
5000 0.40 2000 2325 0.35 1750
5250 0.40 2100 2425 0.35 1838
5500 0.40 2200 2525 0.35 1925
5750 0.40 2300 2625 0.35 2013
6000 0.40 2400 2725 0.35 2100
6250 0.40 2500 2825 0.35 2188
6500 0.40 2600 2925 0.35 2275
6750 0.40 2700 3025 0.35 2363
7000 0.40 2800 3125 0.35 2450
7250 0.39 2828 3153 0.35 2538
7500 0.38 2850 3175 0.35 2625
7750 0.37 2868 3193 0.35 2713
8000 0.36 2880 3205 0.35 2800
8250 0.35 2888 3213 0.35 2888
8500 0.35 2975 3300 0.35 2975
8750 0.35 3063 3388 0.35 3063
9000 0.35 3150 3475 0.35 3150
9250 0.35 3238 3563 0.35 3238
9500 0.35 3325 3650 0.35 3325
9750 0.35 3413 3738 0.35 3413
10000 0.35 3500 3825 0.35 3500
10250 0.35 3588 3913 0.35 3588
10500 0.35 3675 4000 0.35 3675
10750 0.35 3763 4088 0.35 3763
11000 0.35 3850 4175 0.35 3850
11250 0.35 3938 4263 0.35 3938
11500 0.35 4025 4350 0.35 4025
11750 0.35 4113 4438 0.35 4113
12000 0.35 4200 4525 0.35 4200
12250 0.35 4288 4613 0.35 4288
12500 0.35 4375 4700 0.35 4375
12750 0.35 4463 4788 0.35 4463
13000 0.35 4550 4875 0.35 4550
13250 0.35 4638 4963 0.35 4638
13500 0.35 4725 Maximum: 5000 sq ft 0.35 4725
13750 0.35 4813 5000 0.35 4813
14000 0.35 4900 5000 0.35 4900
14250 0.35 4988 5000 0.35 4988
14500 Maximum: 5000 sf 5000 5000 0.35 5075
14750 5000 5000 0.35 5163
15000 5000 5000 0.35 5250
15250 5000 5000 0.35 5238
15500 5000 5000 0.35 5425
15750 5000 5000 0.35 5513
16000 5000 5000 0.35 5600
16250 5000 5000 0.35 5688
16500 5000 5000 0.35 5775
16750 5000 5000 0.35 5863
17000 5000 5000 0.35 5950
17250 5000 5000 0.35 6038
17500 5000 5000 0.35 6125
18000 5000 5000 0.35 6300
18250 5000 5000 0.35 6388
18500 5000 5000 0.35 6475
18750 5000 5000 0.35 6563
19000 5000 5000 0.35 6650
19001+ 5000 5000 0.35

 

Note:

(1) Subject to Findings per Sec. 10-3.412(e)

(2) Additional floor area is not allowed for any lots or structures associated with an application under Title 10 Chapter 4 or California Government Code Sections 65852.21 and 66411.7.

(Ord. No. 10-66, 11-9-2009)

(Ord. No. 1115, § 9, 2-28-2017; Ord. No. 1159, § 13, 12-14-2021; Ord. No. 1160, § 13, 12-14-2021)