Local zoning · Corte Madera

Corte Madera — Historic Preservation

Q: Do I need design review if my property is inside the H‑P overlay in Corte Madera?

Yes. The zoning ordinance prescribes design review where applicable and the review scope explicitly includes the preservation of significant landmarks, trees and site features; designers and applicants should expect design review to apply when the overlay affects site character — § 18.30.020; § 18.30.030.

Q: Is the Two‑Unit ministerial approval available on a parcel that is a local landmark or in a historic district?

No. The Two‑Unit Development ministerial pathway (for parcels in R‑1 , R‑1‑A , R‑1‑B , R‑1‑C ) expressly excludes parcels located within a historic district or that are designated/listed as a Town landmark or on the State Historic Resources Inventory — § 18.31A.050(b)(6).

Q: Can I do an Urban Lot Split on a property in the H‑P overlay?

No — the Urban Lot Split rules require that the parcel is not located within a historic district or on a Town landmark list; if the parcel is in an H‑P overlay the ministerial Urban Lot Split approval cannot be used — § 18.31A.040(b)(6).

Q: Where are H‑P overlay boundaries defined and how do I check if my parcel is inside one?

Overlay boundaries are mapped on the Town’s Official Zoning Map which is on file with the Planning Department; the zoning district list names H‑P as an overlay type and the Official Zoning Map shows where it applies — § 18.06.010; § 18.02.040. Verify with Planning.

Q: If my house is potentially historic but not designated, will ADU or Two‑Unit ministerial routes still apply?

Corte Madera’s Two‑Unit and Urban Lot Split chapters exclude parcels that are already in a historic district or designated as a Town landmark; the code does not clearly state how “potentially eligible” resources are treated, so you should verify whether an eligibility survey would convert the parcel to a designation that blocks the ministerial route — § 18.31A.050(b)(6).

Q: What does design review for a property in a historic area typically require in Corte Madera?

Design review must evaluate the structure’s siting, bulk, exterior materials/colors, landscaping, and effects on surrounding views and significant landmarks/trees; applicants should provide visual analysis, site plans showing trees and grading minimization, materials/finish samples, and landscape plans — § 18.30.020; § 18.30.030; § 18.30.040 (application requirements).

Q: If I want to demolish a structure in a possible historic district, what does the code say?

The retrieved zoning text does not include a complete demolition‑review or demolition‑delay procedure for H‑P resources. The code’s treatment of historic resources is referenced through overlay and design review, but the specific demolition controls and procedures were Not found in the retrieved materials — verify with Planning for any demolition review rules or a separate historic preservation ordinance.

Q: Where in the code do I find setback and height rules that will be applied if my property is in a historic overlay?

Base zone development standards (setbacks, height, lot coverage) remain those of the underlying district such as R‑1 or R‑1‑A ; design review and overlays modify how those standards are interpreted in the context of preservation but do not replace the base standards — see § 18.08.220 (R‑1 standards) and § 18.08.320 (R‑1‑A standards) plus design review chapters (§ 18.30).

Q: Does state ADU law allow ADUs on historic properties in Corte Madera?

State ADU guidance indicates ADUs can be allowed in historic districts but local jurisdictions can adopt objective standards to prevent adverse impacts on historic resources; the Corte Madera ADU chapter is local and must be read alongside state law — check the local ADU chapter and ask Planning how they implement objective standards for historic resources. (State guidance excerpt in uploaded ADU handbook.)

Q: Who do I contact in Corte Madera to confirm whether my parcel is in the H‑P overlay?

Contact the Planning Department and request a zoning verification on your parcel (Official Zoning Map on file). The ordinance requires the zoning map to be on file in Planning — § 18.02.040. ---

Historic Preservation under the Corte Madera local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page summarizes what Corte Madera’s zoning ordinance (Title 18) says about historic preservation, the town’s H‑P overlay designation, how historic status affects ministerial housing programs (Two‑Unit developments and Urban Lot Splits), and how design review interacts with preservation priorities. The analysis is limited to provisions found in the uploaded Corte Madera Zoning Code and related local chapters; where the code text is not present in the retrieved materials I note that explicitly and recommend verification with the Planning Department. See the code citations embedded below for the controlling local sections (§) and the file preview citations for the original ordinance text.

What the ordinance actually says (big picture)

The town’s zoning districts include a Historic preservation overlay (H‑P) listed among the district types that can appear on the Official Zoning Map (the H‑P overlay is named on the district list) — § 18.06.010.
Projects in Corte Madera are subject to Design Review when required; design review explicitly calls for consideration of site features and significant landmarks and preservation of trees/landform, which is the primary mechanism the zoning ordinance uses to protect historic character in development reviews — § 18.30.020 and § 18.30.030.
Two ministerially processed housing programs — Two‑Unit Developments and Urban Lot Splits — are expressly limited so that the local ministerial approvals do not apply if the parcel is inside a historic district or is a locally designated Town landmark or listed on the State Historic Resources Inventory; those local exclusions are mandatory in the Two‑Unit and Urban Lot Split chapters — § 18.31A.050(b)(6) and § 18.31A.040(b)(6).
The ordinance refers applicants and reviewers to the Special Purpose Overlay Districts chapter where overlay‑specific standards would live; the design review guidelines reference Chapter 18.18, Special Purpose Overlay Districts as the place to look for overlay-specific visual analysis and recommendations — § 18.30.030.

(Quick links you will see used below: Corte Madera Design Review, Overlay Districts, ADUs, Development Standards, Parking, and the California Building Standards Code.)

District-by-district breakdown (what matters for historic preservation)

Note: the ordinance treats preservation primarily via (1) overlay designation on the Official Zoning Map and (2) design review and discretionary approvals. Specific H‑P text is not present in the retrieved files; check the Planning Department / zoning map for the overlay boundaries and any separate H‑P standards. Verify with the jurisdiction.

H‑P — Historic preservation overlay district

Purpose / where shown: The H‑P overlay is one of the districts listed in the zoning districts table and thus exists as an overlay the Town can map over base zones; its existence is codified in the district list — § 18.06.010.
Typical effect (from ordinance structure): Overlays modify base‑zone regulations; design review and special purpose overlay chapters are cross‑referenced for standards and analyses (see § 18.30.030 referencing Chapter 18.18). However, the actual H‑P overlay regulations and process language (designation criteria, landmark procedures, demolition delay, Certificates of Appropriateness, etc.) were Not found in the retrieved materials. Verify with the Town’s official zoning map and Chapter 18.18 text.
Where to verify: Official Zoning Map on file at Planning and the Special Purpose Overlay Districts chapter — § 18.02.040 and Chapter 18.18 (not present in retrieved text).

R‑1 (Medium‑Density Residential), R‑1‑A (Low‑Density Residential), R‑1‑B, R‑1‑C (Open Residential)

How historic overlay and preservation interact with these residential districts:

Design review applies to residential development where prescribed; the ordinance explicitly prescribes design review for residential districts (see design review chapters and district development rules that reference Chapter 18.30) — § 18.08.050 and § 18.30.020.
Key dimensional standards you are likely to need when preservation/design review is involved:
- R‑1 front yard: 20 ft (if site ≥ 7,500 sq ft), 15 ft (if < 7,500 sq ft) — § 18.08.220(a).
- R‑1 side yards: 6 ft (≥7,500 sf) or 5 ft (<7,500 sf) with exceptions for corner lots — § 18.08.220(b).
- R‑1‑A front yard: 25 ft — § 18.08.320(a).
Practical effect: if a structure is within an H‑P overlay or is designated, renovations, additions, or demolitions that would otherwise be permitted by the R‑1 development standards are often reviewed through the design review process which explicitly requires assessment of impacts on "significant landmarks and trees" and the town’s visual character — § 18.30.020 / § 18.30.030.

Other base zones (commercial C‑2/C‑3, public, POS, etc.)

Design review is triggered in many districts and district chapters explicitly cross‑refer to Chapter 18.30; the preservation overlay may be mapped over commercial or public sites, but no H‑P‑specific commercial rules were located in the retrieved materials. See the district sections for the base dimensional standards and then apply design review / overlay checks — examples: C‑2 district uses and design review references — § 18.12.200 and § 18.12.150.

Decision‑relevant quick table

Topic / rule	What an applicant needs to know	Code reference (local)
Existence of H‑P overlay	H‑P is a named overlay district on the town’s zoning district list; overlay boundaries are on the Official Zoning Map — check Planning for map.	§ 18.06.010; § 18.02.040
Design review scope	Design review must consider site siting, trees, size/bulk, exterior materials, and preservation of significant landmarks/trees.	§ 18.30.020; § 18.30.030
Two‑Unit developments (ministerial)	Two‑Unit approval is ministerial in R‑1, R‑1‑A, R‑1‑B, R‑1‑C but is NOT available if parcel is in a historic district or is a Town landmark / on the State Historic Resources Inventory.	§ 18.31A.050(b)(1), (6)
Urban Lot Split (ministerial parcel split)	Urban Lot Split is ministerial in R‑1 series but is NOT permitted on parcels within a historic district or locally designated landmark.	§ 18.31A.040(b)(1), (6)
R‑1 dimensional standards (typical)	Front yard: 20 ft (≥7,500 sf) / 15 ft (<7,500 sf); Side yard: 6 ft or 5 ft (varies) — these remain the base standards for permitted work subject to overlay/design review.	§ 18.08.220(a), (b)
ADUs and historic resources	State guidance allows ADUs in historic districts, but local objective standards to prevent adverse impacts may apply; Corte Madera’s ADU chapter is ministerial — confirm local implementation and any H‑P overlay exception/requirements.	Local ADU chapter (Title 18) + state ADU guidance (see ADU handbook) — § 18.31 et seq.; state guidance Not fully reflected in local materials.

Practical guidance / synthesis (plain‑English)

If your property is inside the H‑P overlay or is a Town‑designated landmark, expect an extra layer of review: design review will explicitly call out preservation of significant landmarks, trees, and the natural landform as review criteria (§ 18.30.020/030).
For ministerial programs that skip hearings — Two‑Unit Developments and Urban Lot Splits — the ordinance disallows ministerial approval if the site is in a historic district or a locally designated historic property; in that situation you should expect discretionary review or denial under the ministerial pathway — § 18.31A.050(b)(6) and § 18.31A.040(b)(6).
Use the design review submittal checklist (plans, visual analysis, tree information, materials/colors) because the planning staff and commission are instructed to weigh compatibility with neighboring historic character and preservation of significant trees and landforms — § 18.30.020 and § 18.30.030.
The ordinance structure implies the detailed H‑P procedures (designation criteria, demolition review, certificates) would be found in the Special Purpose Overlay Districts (Chapter 18.18) or in a separate historic preservation chapter; those specific H‑P rules were Not found in the retrieved materials. Verify with the Planning Department and the Official Zoning Map.

Useful internal pages to read at the outset: Corte Madera Zoning, Development Standards, Design Review, Overlay Districts, ADUs, and Parking.

Checklist (what an applicant must satisfy / check before filing)

Confirm whether the parcel is inside the H‑P overlay or is listed as a Town landmark — check the Official Zoning Map and ask Planning (the H‑P entry appears on the district list) — § 18.06.010; § 18.02.040.
If proposing a Two‑Unit Development or Urban Lot Split, confirm eligibility; if parcel is in a historic district or is a Town landmark, ministerial approval is not available — § 18.31A.050(b)(6); § 18.31A.040(b)(6).
Prepare a visual analysis and materials/landscape/tree inventory for design review because reviewers are guided by preservation and landscape criteria — § 18.30.030.
Confirm base‑zone development standards (setbacks, height, lot coverage) for R‑1/R‑1‑A etc. and show compliance or clearly describe proposed deviations — § 18.08.220; § 18.08.320.
If the project involves demolition of an existing unit, be prepared for additional documentation and possible discretionary review if the resource is potentially historic — local demolition rules for designated historic properties were Not found in the retrieved materials; verify.
File the design review application with the materials listed by the Planning Department and pay applicable fees; design review application contents and fees are prescribed in the design review and the administration chapters — § 18.30.040; § 18.02.100.

Risks & Ambiguities

Issue	Why it matters	What to verify
Exact H‑P overlay text and procedural rules	The district list names H‑P, but no H‑P chapter text was found in the retrieved files; without it you cannot know the local designation, demolition, or rehabilitation rules.	Check Chapter 18.18 (Special Purpose Overlays), the Official Zoning Map, and Planning counter for the H‑P chapter and any separate landmark ordinance. § 18.06.010; § 18.30.030.
Whether ministerial ADU rules change for designated historic properties	State ADU guidance allows ADUs in historic districts but allows local objective standards to prevent adverse impacts; the local Corte Madera ADU chapter’s interplay with H‑P was not explicit in retrieved materials.	Verify local ADU implementation, any H‑P overlay standards, and whether objective standards apply. See local ADU chapter and state ADU guidance. § 18.31; state guidance (ADU handbook).
Boundary location of H‑P overlay on a specific parcel	Overlay listing alone doesn’t say which parcels are affected — this controls whether ministerial programs apply.	Request a zoning verification/parcel zoning map from the Planning Department (Official Zoning Map on file) — § 18.02.040.
Demolition review / delay provisions	Many cities adopt explicit demolition delay or historic‑resource review; that language was not present in retrieved materials.	Ask Planning for the town’s historic preservation procedure (landmark designation, demolition review, appeal path). Not found in retrieved materials.
Which approvals are discretionary vs. ministerial when resource is "potentially eligible" but not yet designated	Two‑Unit and Urban Lot Split rules forbid ministerial use on parcels already designated, but do not state how "potentially eligible" resources are handled.	Verify with Planning whether the town treats "eligible" resources as designated for ministerial exclusions or whether a survey/eligibility determination will be required. § 18.31A.050(b)(6).

Plain‑English Summary

Corte Madera’s zoning code names a Historic preservation overlay (H‑P) and protects historic character primarily through design review and overlay rules; importantly, the ministerial Two‑Unit and Urban Lot Split programs are not available on parcels that are in a historic district or are Town landmarks — if your parcel is in the H‑P overlay expect design review, potential discretionary review for demolition or major alterations, and to coordinate closely with Planning to confirm overlay boundaries and required materials. § 18.06.010; § 18.30.020–030; § 18.31A.040–050.

Source References

Corte Madera Municipal Code, Zoning Ordinance (Title 18) — district list including H‑P — § 18.06.010.
Corte Madera Municipal Code, Design Review — scope and guidelines — § 18.30.020 and § 18.30.030.
Corte Madera Municipal Code, Two‑Unit Developments and Urban Lot Splits — § 18.31A.050 (Two‑Unit eligibility) and § 18.31A.040 (Urban Lot Split), including exclusions for parcels in historic districts or Town landmarks.
Corte Madera Municipal Code, R‑1 development standards (front/side yards) — § 18.08.220 and R‑1‑A standards § 18.08.320.
Corte Madera Municipal Code, Official Zoning Map reference — § 18.02.040 (map on file; overlays are applied via map).
California ADU guidance excerpt (uploaded handbook) — explanation that ADUs may be allowed in historic districts and that local objective standards to prevent adverse impacts can apply (useful state context to compare with local ADU chapter). Not a Corte Madera ordinance; use for state rule context.

Sources

Retrieved passages

Corte Madera Zoning Code (§ 3) High relevance
Corte Madera Zoning Code (§ 3) Medium relevance
Corte Madera Zoning Code (Chapter 18.02) Medium relevance
Corte Madera Zoning Code (§ 3) Medium relevance
CBC § 5020.1 (Section 5020.1) Medium relevance
Corte Madera Zoning Code (§ 10) Medium relevance
Corte Madera Zoning Code (section shall) Medium relevance
Corte Madera Zoning Code (§ 3) Medium relevance
Corte Madera Zoning Code (§ 13) Medium relevance
Corte Madera Zoning Code (§ 3) Medium relevance
Corte Madera Zoning Code (Section 18.24.080) Medium relevance
Corte Madera Zoning Code (Section 18.19.030) Medium relevance
Corte Madera Zoning Code (§ 3) Medium relevance
Corte Madera Zoning Code (Section 65913.4) Medium relevance
Corte Madera Zoning Code (§ 5) Medium relevance

Cited sections

Official Corte Madera code library

Frequently asked questions

Do I need design review if my property is inside the H‑P overlay in Corte Madera?

Yes. The zoning ordinance prescribes design review where applicable and the review scope explicitly includes the preservation of significant landmarks, trees and site features; designers and applicants should expect design review to apply when the overlay affects site character — § 18.30.020; § 18.30.030.

Is the Two‑Unit ministerial approval available on a parcel that is a local landmark or in a historic district?

No. The Two‑Unit Development ministerial pathway (for parcels in R‑1, R‑1‑A, R‑1‑B, R‑1‑C) expressly excludes parcels located within a historic district or that are designated/listed as a Town landmark or on the State Historic Resources Inventory — § 18.31A.050(b)(6).

Can I do an Urban Lot Split on a property in the H‑P overlay?

No — the Urban Lot Split rules require that the parcel is not located within a historic district or on a Town landmark list; if the parcel is in an H‑P overlay the ministerial Urban Lot Split approval cannot be used — § 18.31A.040(b)(6).

Where are H‑P overlay boundaries defined and how do I check if my parcel is inside one?

Overlay boundaries are mapped on the Town’s Official Zoning Map which is on file with the Planning Department; the zoning district list names H‑P as an overlay type and the Official Zoning Map shows where it applies — § 18.06.010; § 18.02.040. Verify with Planning.

If my house is potentially historic but not designated, will ADU or Two‑Unit ministerial routes still apply?

Corte Madera’s Two‑Unit and Urban Lot Split chapters exclude parcels that are already in a historic district or designated as a Town landmark; the code does not clearly state how “potentially eligible” resources are treated, so you should verify whether an eligibility survey would convert the parcel to a designation that blocks the ministerial route — § 18.31A.050(b)(6).

What does design review for a property in a historic area typically require in Corte Madera?

Design review must evaluate the structure’s siting, bulk, exterior materials/colors, landscaping, and effects on surrounding views and significant landmarks/trees; applicants should provide visual analysis, site plans showing trees and grading minimization, materials/finish samples, and landscape plans — § 18.30.020; § 18.30.030; § 18.30.040 (application requirements).

If I want to demolish a structure in a possible historic district, what does the code say?

The retrieved zoning text does not include a complete demolition‑review or demolition‑delay procedure for H‑P resources. The code’s treatment of historic resources is referenced through overlay and design review, but the specific demolition controls and procedures were Not found in the retrieved materials — verify with Planning for any demolition review rules or a separate historic preservation ordinance.

Where in the code do I find setback and height rules that will be applied if my property is in a historic overlay?

Base zone development standards (setbacks, height, lot coverage) remain those of the underlying district such as R‑1 or R‑1‑A; design review and overlays modify how those standards are interpreted in the context of preservation but do not replace the base standards — see § 18.08.220 (R‑1 standards) and § 18.08.320 (R‑1‑A standards) plus design review chapters (§ 18.30).

Does state ADU law allow ADUs on historic properties in Corte Madera?