Corte Madera — Overlay Districts

Last reviewed: July 1, 2026

Overview

Overlay districts in Corte Madera are special zoning layers that sit on top of base zones (R‑1, C‑2, etc.) and add, modify, or restrict uses and development standards for parcels inside their boundaries. The ordinance identifies specific overlays (for example HLC, BRNH, CTH, H‑P, P‑D and several affordable‑housing overlays) and locates their boundaries on the town’s official zoning map. The legal list of overlays is in § 18.06.010 and the Official Zoning Map is incorporated by reference in § 18.02.040.

Because overlay rules are codified in Chapter 18.18 (“Special Purpose Overlay Districts”), many overlay‑specific standards and exceptions live in that chapter or are cross‑referenced from other chapters; where Chapter 18.18 text was not retrieved in the materials available here, this page states that explicitly and points you to the governing citations you should check with the Planning Department. Not every overlay’s detailed text appears in the retrieved excerpts — verify parcel‑specific rules with the town.

Link references used in this page (useful to applicants): the town’s Corte Madera zoning & planning overview, the Corte Madera Zoning menu, Corte Madera Development Standards for setbacks/coverage, Corte Madera Parking rules, Corte Madera Design Review, Corte Madera Historic Preservation, Corte Madera ADUs, and the California Building Standards Code.

How the code treats overlays (basic legal points)

• Overlays are explicitly listed as districts in the zoning ordinance. See § 18.06.010 (districts designated) for the official overlay names such as HLC, BRNH, CTH, P‑D, H‑P, AHE‑A, AHE‑B, AHMU, and AHO.
• Overlay boundaries are shown on the Official Zoning Map and are incorporated into Title 18 by reference; the map is on file with the Planning Department. See § 18.02.040.
• Chapter 18.18 contains (or governs) overlay‑specific provisions and is the controlling chapter for “Special Purpose Overlay Districts” (multiple references to Chapter 18.18 appear throughout Title 18). Where Chapter 18.18 provisions authorize exceptions, those exceptions can modify the base zone standards. See cross‑references in § 18.24.020, § 18.28.020, and administrative provisions citing preliminary development plans in Chapter 18.36.

Overlay districts — district-by-district (what the retrieved ordinance text shows)

Below are Corte Madera overlay districts named in § 18.06.010. For each I list what the ordinance excerpts retrieved here actually state (purpose / uses / dimensional rules where present). If the text for the overlay’s implementing sections in Chapter 18.18 was not in the retrieved files, I mark those items "Not found in retrieved materials" and cite the controlling listing or cross‑reference.

Note: Always confirm whether a parcel is inside an overlay by checking the Official Zoning Map on file with the Planning Department (governed by § 18.02.040).

HLC — Hillside Land Capacity Overlay District

• Purpose (from the ordinance list): listed as HLC in the district table; the overlay exists to control hillside development capacity. Legal reference: § 18.06.010.
• Typical permitted uses: Not found in retrieved materials — the implementing rules should be in Chapter 18.18 (see the overlay chapter reference). Verify with the Planning Department.
• Key dimensional / application rules: Not found in retrieved materials. Verify with the Town and Chapter 18.18 text.

BRNH — Baylands Risk Zone and Natural Habitat Overlay District

• Purpose: Listed as BRNH in § 18.06.010; name indicates baylands risk and habitat protection.
• Typical permitted uses / buffers: The parks/open‑space chapter requires wetland buffers and limits construction near habitat areas (see § 18.16.215 for wetland buffers). However, specific BRNH standards and permitted uses are Not found in the retrieved overlay text — check Chapter 18.18 and the Official Zoning Map.

P‑D — Planned Development Overlay District

• Purpose: Recognized in the district list § 18.06.010 as P‑D; planned development overlays typically set project‑level standards by preliminary development plans.
• Where referenced administratively: Preliminary development plans and P‑D actions are specifically called out for town council and planning commission review in administrative chapters; for example preliminary development plan authority is referenced in Chapter 18.36 and as a matter handled under Chapter 18.18. See the administrative cross‑reference to preliminary development plans in Chapter 18.36.
• Specific dimensional standards / permitted uses for any P‑D are set in the P‑D's implementing text (Chapter 18.18) or in the recorded development plan. Not found in retrieved materials; consult Chapter 18.18 and the recorded P‑D plan for a parcel.

CTH — Christmas Tree Hill Overlay District

• Purpose: The CTH overlay is listed in § 18.06.010. The ordinance establishes special rules because of the neighborhood’s evacuation/ fire‑safety constraints.
• ADU/JADU capacity limit: Corte Madera specifically caps accessory dwelling units within parts of Christmas Tree Hill. Sections 18.18.400—18.18.425 implement a capacity limit; Corte Madera’s ADU chapter records that the combined number of ADUs and JADUs in the CTH ADU capacity zones is limited to 10% of the total number of primary residential units, and cross‑references Sections 18.18.405(3)(J) and 18.18.410 as the controlling limits. See § 18.31.120 (ADU chapter summary of CTH limits) and the implementing cross‑references to 18.18.400—18.18.425.
• Other CTH specifics (setbacks, special exceptions) — not found in retrieved materials here; check 18.18.400—18.18.425 in Chapter 18.18 for the full set of CTH rules.

H‑P — Historic Preservation Overlay District

• Purpose and existence: Listed as H‑P in § 18.06.010. The town also has historic preservation provisions elsewhere (design review and ADU exemptions reference historic districts).
• Typical permitted uses / controls: Not found in retrieved materials for the H‑P implementing section; design review and special treatment of historic properties is handled under the Town’s preservation and design review chapters. For ADU parking exemptions in historic districts see § 18.31.110(b)(2).

Affordable Housing Overlays — AHE‑A, AHE‑B, AHMU, AHO

• These overlay district names are listed in § 18.06.010. The ordinance indicates some residential development exemptions (e.g., affordable housing projects may be exempt from certain requirements in § 18.24.120). Specific implementing regulations for these overlays (permitted uses, required affordability levels, or dimensional exemptions) are in Chapter 18.18 or in the Town’s affordable housing guidelines; the detailed implementing text was Not found in the retrieved excerpts for each overlay. See § 18.06.010 and § 18.24.120 for cross‑references.

Quick reference table — most decision‑relevant overlay rules (what we can cite from retrieved files)

Practical guidance (plain‑English synthesis for applicants)

• First confirm whether your parcel is inside an overlay by checking the town's Official Zoning Map on file with the Planning Department; overlays only apply where the map shows them. Legal reference: § 18.02.040.
• If your parcel is in an overlay, consult Chapter 18.18 (Special Purpose Overlay Districts) for the overlay’s implementing rules. Many overlay specifics (for example, Christmas Tree Hill ADU capacity) are implemented in Chapter 18.18 and cross‑referenced elsewhere (ADU rules appear in Chapter 18.31). Where the retrieved files did not include the full Chapter 18.18 text, the ordinance repeatedly points readers back to Chapter 18.18 as the controlling location for overlay exceptions.
• Expect overlay rules to affect: allowable uses, maximum ADU counts (CTH), buffer and habitat protections (BRNH), and design or preliminary development plan requirements (P‑D). Where an overlay authorizes deviations from base zone standards, those deviations are established in Chapter 18.18; if an overlay grants such deviations, a variance under Chapter 18.28 is unnecessary because Chapter 18.28 specifically exempts overlay‑authorized variations. Legal references: § 18.18, § 18.28.020.

Checklist — applicant steps when an overlay may affect a project

• Confirm overlay coverage for the parcel on the Official Zoning Map (check § 18.02.040).
• Pull the relevant Chapter 18.18 section for that overlay (CTH = 18.18.400—425, others have their own sections). If Chapter 18.18 text is not in your packet, request it from Planning.
• Determine whether the overlay changes permitted uses or requires a special permit/use permit (consult Chapter 18.18 and cross‑references in Chapters 18.24 and 18.26).
• Check design review triggers (see Corte Madera Design Review and § 18.08.050) and prepare required materials.
• If the overlay is environmentally sensitive (BRNH), confirm wetland buffers and habitat restrictions (§ 18.16.215) and obtain necessary resource agency approvals.
• For ADUs: check the ADU chapter and any overlay caps (e.g., CTH cap described in § 18.31.120) — see Corte Madera ADUs.
• If the overlay contemplates special development plans (P‑D), obtain the recorded plan or preparatory preliminary development plan as required by Chapter 18.18 and Chapter 18.36.

Risks & Ambiguities

Plain‑English Summary

Corte Madera’s overlays (named in § 18.06.010) are extra, location‑specific zoning rules that sit on top of your base zone; they can add restrictions (for example, Christmas Tree Hill limits ADUs), create habitat buffers, or allow project‑level planned development standards. The overlay boundaries are on the Official Zoning Map (see § 18.02.040). To know what applies to a parcel, pull the overlay’s implementing section in Chapter 18.18 (many practical rules and exceptions are there); if Chapter 18.18 text isn’t in the materials you have, request it from the Planning Department.

Source References

• § 18.06.010 — Districts designated (overlay names HLC, BRNH, P‑D, CTH, H‑P, AHE‑A, AHE‑B, AHMU, AHO).
• § 18.02.040 — Contents / Official Zoning Map incorporated by reference (overlay boundaries on the map).
• § 18.31.120 — ADUs and JADUs in the Christmas Tree Hill Overlay District; cross‑references 18.18.400—18.18.425 and limits (10%).
• § 18.24.020 — Conformity with district regulations and that exceptions may be granted under Chapter 18.18.
• § 18.28.020 — Variance exemption for variations of site development standards approved pursuant to Chapter 18.18.
• § 18.16.215 — Wetland buffers (100 ft) in parks/open space district — relevant to baylands/BRNH overlay decisions.
• § 18.08.050 and Chapter 18.30 — Design review triggers for residential districts (overlay projects commonly require design review).
• Cross‑references to the role of Chapter 18.18 (Special Purpose Overlay Districts) appear throughout the code (see examples above). Not all of Chapter 18.18 implementing text was present in the retrieved materials; obtain full Chapter 18.18 for parcel‑level rules.

Retrieved passages

• Corte Madera Zoning Code (§ 3) High relevance show source text
• CGBSC § 5 (section is) Medium relevance show source text
• Corte Madera Zoning Code (Chapter 18.18) Medium relevance show source text
• Corte Madera Zoning Code (Chapter 18.26) Medium relevance show source text
• Corte Madera Zoning Code (§ 2) Medium relevance show source text
• Corte Madera Zoning Code (§ 10) Medium relevance show source text
• CFC § 5 (§ 5) Medium relevance show source text
• Corte Madera Zoning Code (§ 3) Medium relevance show source text
• Corte Madera Zoning Code (§ 24) High relevance show source text
• Corte Madera Zoning Code (§ 5) High relevance show source text
• Corte Madera Zoning Code (Section 66333) Medium relevance show source text
• Corte Madera Zoning Code (§ 3) Medium relevance show source text
• CFC § 4 (§ 4) Medium relevance show source text
• California Building Code (Chapter 18.28) Medium relevance show source text
• California Building Code (title to) Medium relevance show source text
• Corte Madera Zoning Code (Section 18.19.030) Medium relevance show source text

Cited sections

• **§ 18.06.010** — Districts designated (overlay names HLC, BRNH, P‑D, CTH, H‑P, AHE‑A, AHE‑B, AHMU, AHO). (§ 18.06.010)
• **§ 18.02.040** — Contents / Official Zoning Map incorporated by reference (overlay boundaries on the map). (§ 18.02.040)
• **§ 18.31.120** — ADUs and JADUs in the Christmas Tree Hill Overlay District; cross‑references **18.18.400—18.18.425** and limits (10%). (§ 18.31.120)
• **§ 18.24.020** — Conformity with district regulations and that exceptions may be granted under Chapter **18.18**. (§ 18.24.020)
• **§ 18.28.020** — Variance exemption for variations of site development standards approved pursuant to Chapter **18.18**. (§ 18.28.020)
• **§ 18.16.215** — Wetland buffers (100 ft) in parks/open space district — relevant to baylands/BRNH overlay decisions. (§ 18.16.215)
• **§ 18.08.050** and Chapter **18.30** — Design review triggers for residential districts (overlay projects commonly require design review). (§ 18.08.050)
• Cross‑references to the role of Chapter **18.18** (Special Purpose Overlay Districts) appear throughout the code (see examples above). Not all of Chapter **18.18** implementing text was present in the retrieved materials; obtain full Chapter **18.18** for parcel‑level rules.
• CorteMadera_ZoningCode.md

• Official Corte Madera code library