San Anselmo updates planning requirements for building projects

The San Anselmo Planning Commission has approved new requirements for story poles and shadow studies on certain building projects.

The commission unanimously approved the resolution at its meeting on Monday, expanding the kinds of developments that require studies showing the potential impacts of construction.

Story poles help observers visualize the prospective building’s height, massing, effects on the neighborhood and potential obstructions. A story pole plan shows the location and elevation of heights of various parts of a building, often using bright tape. The poles must be installed for 15 days.

A shadow study evaluates the effects of shadows and sunlight on surrounding properties to ensure no adverse effects. A shadow study typically shows the shade created during seasons at 9 a.m., noon, 3 p.m. and 6 p.m. to assist in determining the amount of natural light for neighboring properties.

The types of projects that require shadow studies include new structures, building additions that exceed 14 feet in height and specific projects as determined by a project planner. The planning office has a requirement that a story pole plan and shadow study are required for projects that trigger design review by the Planning Commission.

Heidi Scoble, the town’s planning director, said the resolution will guide the analysis of projects that involve new second-story additions or new construction. The policy will be used exclusively by the Planning Commission, she said.

“The need for this policy arose when the Planning Commission identified inconsistencies and varying quality in the story pole plans and shadows studies being submitted,” Scoble said. “Both story pole plans and shadow studies are important tools that provide valuable insights, helping to ensure that new developments/additions do not negatively affect neighboring properties.”

Lindsey Klein, a town planner, said certain developments have by-right approval and the new requirements provide additional regulatory accountability for developers.

“These are those projects in San Anselmo that are on sites identified in our housing element as lower-income opportunity sites for development,” she said. “This would essentially provide an opportunity for staff to physically see them. It’s kind of an informal noticing to people that this project is happening.”

Story poles will be required for projects submitted under the town’s objective design and development standards, known as ODDS, Scoble said. The standards, adopted during the housing element process, apply to housing opportunity sites, or potential locations for new dwellings, identified in the document.

The commission said shadow studies should include a different image for each time and season, with spring and fall covered by the same image. The commission also chose to note a case-by-case evaluation for trees at construction sites and whether they will be included in shadow studies.

“It changes quite a bit,” said Jennifer Asselstine, chair of the commission. “A tree that does not have its leaves on it will not be as impactful.”