Local zoning · Corte Madera

Corte Madera — Zoning

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

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Last reviewed: July 1, 2026

Overview

Corte Madera's zoning code is codified as the town "Zoning Ordinance" (Title 18) and is implemented through an Official Zoning Map that the Planning Department maintains. The ordinance divides the town into specific districts (residential, commercial, industrial, public/open space, and overlays) and sets district‑level allowed uses, development standards (setbacks, height, coverage, FAR), and rules for conditional uses, design review, variances, and map interpretation. The ordinance language and district list are anchored in § 18.02.040 and § 18.06.010 .

If you need the map or to confirm a parcel's zone, consult the town's planning department: the zoning map is explicitly made a part of the ordinance and kept on file (§ 18.02.040) . For how zoning fits into Corte Madera planning more broadly see the Corte Madera zoning & planning overview.

Note on linked resources: this page links to the town pages you will commonly need: Land Use, Development Standards, Parking, Design Review, Overlay Districts, ADUs, and the California Building Standards Code. Use those pages for the town's procedural and technical references.

How the ordinance organizes zoning (key controlling text)

  • The ordinance is officially titled the "Zoning Ordinance of the town of Corte Madera" (§ 18.02.010) .
  • The zoning map is part of the ordinance (date on file: August 1994) and the map in the planning department controls district boundaries (§ 18.02.040 and § 18.06.020) .
  • Where map ambiguity exists, the code provides rules to interpret boundaries and empowers the Zoning Administrator to resolve disputes (§ 18.06.020) .
  • The ordinance lists the town's zoning districts by name (e.g., R-1, R-2, C-2, FC, overlays like HLC and H-P) in § 18.06.010 .

District-by-district breakdown (purpose, typical permitted uses, key dimensional standards, where it applies)

Note: each subsection below identifies the district in bold and summarizes the ordinance text. Always verify the specific parcel on the Official Zoning Map on file with the Planning Department (§ 18.02.040) .

R-1 — Medium-Density Residential District

  • Purpose / typical uses: Single‑family homes and other residential uses consistent with neighborhood character. See residential development rules in the R-1 section (§ 18.08.200 et seq.) .
  • Key standards: minimum lot area 7,500 sq ft for new lots (§ 18.08.210) ; front yard 20 ft for sites ≥7,500 sq ft (otherwise 15 ft) (§ 18.08.220(a)) ; side yard 6 ft (5 ft on smaller lots), street side corner lot 15 ft (§ 18.08.220(b)) ; height limit 30 ft (§ 18.08.220 and general height rules) .
  • Where it applies: parcels mapped as R‑1 on the Official Zoning Map (§ 18.08.200) .

R-1-A — Low-Density Residential District

  • Purpose / typical uses: Lower density residential; specific FAR/floor area rules and lot standards apply for new development (see subpart regulations). The ordinance contains special provisions and FAR references for R‑1‑A (§ 18.08.300s and § 18.08.330) .
  • Key standards: See the R‑1‑A-specific standards in the code (floor area provisions are specially called out) (§ 18.08.330) .
  • Where it applies: parcels shown R‑1‑A on the map (§ 18.06.010) .

R-1-B — Very-Low-Density Residential District

  • Purpose / typical uses: Very low density single‑family neighborhoods and large‑lot residential uses (§ 18.08.400) .
  • Key standards: minimum net site area 1 acre, front yard 30 ft, side yard 20 ft (30 ft for conditional uses), rear yard 50 ft (75 ft for conditional uses), coverage max 15%, height max 30 ft (§ 18.08.410) .
  • Where it applies: mapped R‑1‑B parcels as shown on the Official Zoning Map (§ 18.08.400) .

R-1-C — Open Residential District

  • Purpose / typical uses: Very open/reserved residential lands; see § 18.08.500 et seq. for lot creation and development standards (§ 18.08.500) .
  • Key standards: See the R‑1‑C section for lot and setback rules (§ 18.08.510 et seq.) .

R-2 — Low-Density Multiple-Dwelling District

  • Purpose / typical uses: Multi‑unit residential development at low density (§ 18.08.100) .
  • Key standards: minimum site area 8,000 sq ft for lot creation (§ 18.08.110) ; site area per dwelling unit 4,000 sq ft (density rules and senior housing exceptions) (§ 18.08.120) ; usable open space and other development standards in § 18.08.120(b) .

R-3 — High-Density Multiple-Dwelling District

  • Purpose / typical uses: Higher density residential apartments and multi‑family (subject to design review and density controls) (§ 18.08.600 et seq.) .
  • Key standards: site area per dwelling unit 2,460 sq ft, minimum lot area 8,000 sq ft for new lots, usable open space minimums, and other development standards (§ 18.08.620 and § 18.08.600) .

O — Professional and Administrative Office District

  • Purpose / typical uses: Offices and professional services; site development and yard standards reference adjoining residential district requirements (§ 18.16.030–.060) .
  • Key standards: height 30 ft, yards equivalent to adjoining residential or professional districts, design review required (§ 18.16.040–.055) .

C-1 / C-2 / C-3 / C-4 — Commercial Districts

  • Purpose / typical uses: Varying scales of commercial activity: C-1 local shopping; C-2 regional shopping and mixed retail (Village, Town Center, Market Place are C‑2 examples) (§ 18.12.200) ; C-3 highway commercial; C-4 commercial service.
  • Key standards: District-specific yard, FAR, and height standards found in Chapter 18.12 (see § 18.12.050–.200 and special hotel FAR/height bonus rules in § 18.12.050) . Hotels and larger commercial projects have additional FAR and height bonus provisions and public review requirements (§ 18.12.050) .

M — Light Industrial District

  • Purpose / typical uses: Light industrial and service uses; standards are in the Chapter that covers the M district (see Chapter 18.12) .

FC — Flood Control and Drainage Facilities District

  • Purpose / typical uses: Public facilities for flood control and drainage; conditional uses listed include drainageways, pump stations, and ancillary facilities (§ 18.16.100–.105) .
  • Key standards: Height and yard equivalency to adjoining districts and design review requirements; see § 18.16.040–.060 .

POS — Parks, Open Space, and Natural Habitat District

  • Purpose / typical uses: Public parks, habitat conservation and natural open space; mapped POS parcels are regulated according to that district designation (§ 18.06.010) .

P/SP — Public and Semi-Public Facilities District

  • Purpose / typical uses: Schools, public utilities, and community facilities; regulated under Chapter 18.16 with yard/height equivalency to adjacent residential districts (§ 18.16.030–.060) .

W — Waterbodies/Waterways

  • Purpose / typical uses: Water areas and waterways; mapped as W on the Official Zoning Map (§ 18.06.010) .

Overlay districts (applied on top of base zones)

  • The ordinance lists overlay and special-purpose districts including HLC (Hillside Land Capacity Overlay), BRNH (Baylands Risk Zone & Natural Habitat Overlay), P‑D (Planned Development), CTH (Christmas Tree Hill), H‑P (Historic Preservation), and affordable housing overlays AHE‑A, AHE‑B, AHMU, AHO (§ 18.06.010) . For overlay details see the town's Overlay Districts page and the code sections that create those overlays.

Mixed‑Use / Special Districts (example: MX-1)

  • The MX‑1 (Mixed Use) district contains tailored standards for FAR, height, upper story setbacks, and neighborhood vs highway zone distinctions (e.g., .34 FAR for non‑residential uses, .4 FAR for mixed residential with density caps, height 25 ft in Neighborhood Zone, 35 ft in Highway Zone) (§ 18.13.145; § 18.13.165) . Design review and planning commission findings are required for certain reductions or bonuses (§ 18.13.140) .

Quick Reference Table — Selected decision-relevant standards

District Key numeric standards (typical) Code Reference
R-1 Min lot 7,500 sq ft; Front setback 20 ft (≥7,500) / 15 ft (smaller); side 6 ft (small lots 5 ft); Height 30 ft § 18.08.210; § 18.08.220
R-1‑B Min lot 1 acre; Front 30 ft; side 20 ft; rear 50 ft; Coverage 15%; Height 30 ft § 18.08.400–.410
R-2 Min lot 8,000 sq ft; Site area per unit 4,000 sq ft; usable open space 300 sq ft/unit § 18.08.110–.120
R-3 Min lot 8,000 sq ft; Site area per unit 2,460 sq ft; open space standards differ from R‑2 § 18.08.600–.620
C-2 Shopping/retail node; district rules for FAR, parking, design review; Village & Town Center designated C‑2 § 18.12.200
MX-1 (Mixed Use) Non-residential .34 FAR; mixed residential .4 FAR (limited); Height 25 ft (Neighborhood) / 35 ft (Highway) with possible 5 ft bonus § 18.13.145; § 18.13.165
FC Public flood control facilities; conditional uses include drainageways, pump stations; height 30 ft; yards follow adjacent districts § 18.16.100–.105; § 18.16.040

Practical guidance & interpretation tips

  • Confirm the parcel's base zone and any overlays on the town's Official Zoning Map on file with the Planning Department before assuming permitted uses or standards (§ 18.02.040; § 18.06.020) .
  • If a proposed project adjoins multiple zones, the most restrictive yard/landscaping/height requirement applies unless a specific code exception exists (§ 18.16.035; § 18.16.045) .
  • Many projects trigger design review (see the town's Design Review rules and Chapter 18.30) — residential districts and several commercial/overlay actions explicitly require design review (§ 18.08.050; § 18.16.055) .
  • Off‑street parking requirements are handled in Chapter 18.20 and block‑specific parking rates (for multi‑family in MX‑1, see § 18.13.185); consult the town's Parking page and § 18.20 for rates and design standards (§ 18.13.185; Chapter 18.20) .
  • Accessory Dwelling Units are addressed elsewhere in the code (Chapter 18.31) and are referenced by the zoning title; see the town's ADUs page and Chapter 18.31 for specific ADU standards (§ 18.36.030 cross-refers; Chapter 18.31 referenced in § 18.36.030) .
  • State rules (e.g., Title 24 / building standards and state ADU or density bonus laws) may supersede or modify local procedure; consult the California Building Standards Code and California ADU law where relevant. The local code explicitly ties to State Planning and Zoning Law and density bonus law (§ 18.02.020; § 18.24.125) .

Checklist — what an applicant must satisfy (minimum, by ordinance)

  • Confirm base zone and any overlay(s) on the Official Zoning Map (zoning map on file) (§ 18.02.040; § 18.06.020) .
  • Verify that the proposed use is a permitted or conditionally permitted use in that district (the code presumes unlisted uses are not allowed) (§ 18.02.050) .
  • Meet district dimensional standards: lot area, frontage, setbacks, coverage, height, FAR as applicable (see the district sections cited above — e.g., R‑1 § 18.08.210–.220; MX‑1 § 18.13.145–.170) .
  • Provide required off‑street parking and loading per Chapter 18.20 and district parking tables (e.g., MX‑1 parking table § 18.13.185) .
  • Prepare design review materials if the district or project type requires it (Chapter 18.30; many districts state design review is prescribed) (§ 18.08.050; § 18.16.055) .
  • Where conditional uses, variances, or reduced setbacks are requested, provide findings and justification consistent with Chapters 18.26 and 18.28 (§ 18.26.*; § 18.28.010) .
  • Check overlay‑specific requirements (e.g., H‑P historic, HLC hillside, BRNH baylands) and any affordable housing overlays referenced in § 18.06.010 .
  • Confirm compliance with state laws that affect zoning outcomes (Density Bonus, ADU law, Building Code) — see § 18.24.125 for density bonus cross‑reference and Chapter references to ADUs (§ 18.24.125; Chapter 18.31) .

Risks & Ambiguities

Issue Why it matters What to verify
Boundary ambiguity between zones Map lines may not coincide with property lines; different rules apply depending on which zone governs Confirm official map file and, if ambiguous, request boundary determination from the Zoning Administrator as allowed in § 18.06.020
Overlay district rules (e.g., HLC, BRNH, H‑P) Overlay provisions may add restrictions or additional findings (e.g., hillside capacity or historic preservation) Locate overlay designation for parcel and read overlay section(s); overlays are listed in § 18.06.010 but details are in separate overlay chapters — Verify with the Planning Dept.
Design review triggers and standards Design review is required for many residential and commercial actions; design findings affect approvals and allowed deviations Check Chapter 18.30 requirements and district text that explicitly requires design review (e.g., § 18.08.050; § 18.16.055)
Project‑level exceptions and bonuses (height, FAR) Certain projects (hotels, MX‑1, etc.) have discretionary bonuses with public hearings and findings If seeking bonus or reduction, follow the extra application/notice/community meeting rules in the relevant section (e.g., § 18.12.050 for hotel bonuses; § 18.13.* for MX‑1)
Parcel-specific historic or environmental constraints Historic overlay or baylands risk may impose mitigation or alternative design measures Check H‑P and BRNH overlay provisions and applicable environmental constraints; verify with Planning and environmental staff (Not found in retrieved materials: full overlay text)

Plain-English Summary

Corte Madera's Title 18 divides the town into named zones (R‑1, R‑2, R‑3, C‑2, M, FC, POS, etc.) and overlays, and each district has specific lot size, setback, height, coverage, FAR, and permitted‑use rules you must meet or qualify to change through conditional permits, design review, or variances. Always confirm the parcel's zone and any overlay on the Official Zoning Map kept by the Planning Department and follow the district sections cited below for the controlling numeric standards (§ 18.02.040; § 18.06.010) .

Information Gaps

  • The uploaded materials reference overlay districts (HLC, BRNH, H‑P, etc.) but the detailed overlay chapter texts (full restrictions, maps, or figures) are not present in the retrieved snippets. Verify overlay rules in their respective code sections (Not found in retrieved materials).
  • The full Official Zoning Map images, parcel‑specific zoning assignments, and precise map figures (e.g., MX‑1 Neighborhood vs Highway Zone boundary figures) are not included in the uploaded text — those are on file at the Planning Department (§ 18.02.040) .
  • Complete permitted‑use tables for every district are not fully available in the excerpts; for a parcel‑level determination you must consult the complete chapter text for that district and the Official Zoning Map (Not found in retrieved materials).

Source References

  • Zoning Ordinance title, contents, map on file: § 18.02.040 .
  • Authority, objectives, and general purpose of Title 18: § 18.02.010–.030 .
  • Districts designated and overlay list: § 18.06.010 and district boundary interpretation § 18.06.020 .
  • R‑1 standards (lot area, setbacks, side yards): § 18.08.200–.220 .
  • R‑2 standards (site area per unit, open space): § 18.08.100–.120 .
  • R‑3 standards (density and open space): § 18.08.600–.620 .
  • R‑1‑B standards (1 acre min lot, setbacks, coverage): § 18.08.400–.410 .
  • C‑2 district purpose and limits: § 18.12.200 .
  • Mixed‑Use MX‑1 FAR and height rules: § 18.13.145; § 18.13.165; § 18.13.170 .
  • Flood Control (FC) district uses and standards: § 18.16.100–.105; § 18.16.040–.060 .
  • Design review requirement references and administration: § 18.08.050; § 18.16.055; Chapter 18.30 .
  • Parking rates (MX‑1 example) and off‑street parking chapter reference: § 18.13.185; Chapter 18.20 .
  • Use permits and conditional uses: Chapter 18.26 (use permits) and revocation rules § 18.26.070 .
  • Variances: Chapter 18.28 (variances) and purpose § 18.28.010 .
  • Affordable housing / density bonus cross-references: § 18.24.125 and related affordable housing rules (§ 18.24.*) .
  • Note: many ordinance excerpts are taken from the uploaded Corte Madera zoning code material (collection: CorteMadera_ZoningCode.md). Full chapter texts and the Official Zoning Map are on file with the Town.

Sources

Retrieved passages

  • Corte Madera Zoning Code (§ 3) High relevance
  • Corte Madera Zoning Code (§ 3) High relevance
  • Corte Madera Zoning Code (Section 18.30.070) High relevance
  • Corte Madera Zoning Code (Chapter 18.02) High relevance
  • Corte Madera Zoning Code (§ 3) High relevance
  • Corte Madera Zoning Code (§ 2) High relevance
  • Corte Madera Zoning Code (Section 18.19.030) High relevance
  • Corte Madera Zoning Code (Section 18.24.080) High relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Corte Madera?

You may build residential uses permitted in the R-1 (medium‑density residential) district subject to the R‑1 development standards: minimum net lot area 7,500 sq ft for new lots, front yard 20 ft (or 15 ft on smaller lots), side yards 6 ft (5 ft on smaller lots), and height limited to 30 ft — see § 18.08.210–.220 . If your proposed use isn’t listed as permitted, it is not allowed unless authorized through a conditional use permit (§ 18.02.050) .

What are Corte Madera setback requirements for single‑family homes?

Setbacks depend on your zoning district. For R‑1 the minimum front setback is 20 ft for lots ≥7,500 sq ft (otherwise 15 ft), and side yards 6 ft (5 ft on small lots) — consult § 18.08.220 for the full table and exceptions including corner‑lot side yard rules .

Do I need design review in Corte Madera?

Many projects require design review. The code prescribes design review for residential districts and specific district actions (see § 18.08.050 and § 18.16.055), and Chapter 18.30 contains the process and findings. Always confirm whether your specific project triggers design review with Planning staff .

Where do I find the Official Zoning Map and how are boundaries interpreted?

The Official Zoning Map is made part of the ordinance and is kept on file in the Planning Department — the ordinance requires that the map be used to determine district locations (§ 18.02.040) and provides tie‑breaking rules for boundary interpretation (e.g., when lines follow streets or lot lines) in § 18.06.020 .

Are overlays like hillside or historic zones applied in Corte Madera?

Yes. The ordinance lists overlays including HLC (Hillside Land Capacity), BRNH (Baylands Risk & Natural Habitat), H‑P (Historic Preservation), and affordable housing overlays in § 18.06.010. Overlay specifics and additional standards are in their respective chapters; you must check whether your parcel is within any overlay on the Official Zoning Map and then review the overlay chapter text .

How does Corte Madera handle mixed‑use (MX‑1) FAR and height?

The MX‑1 district caps non‑residential gross floor area at .34 FAR, allows residential development up to .4 FAR (with minimum non‑residential floor area in Neighborhood Zone), and differentiates height by zone: 25 ft (Neighborhood Zone) and 35 ft (Highway Zone) with limited discretionary increases — see § 18.13.145 and § 18.13.165 for details and required Planning Commission findings .

Is commercial cannabis allowed in Corte Madera zoning districts?

No. The ordinance states commercial cannabis activity is prohibited in every zoning district within the town (§ 18.02.120) .

What parking counts do I need for a multi‑family project in MX‑1?

Parking for residential units in MX‑1 follows a unit‑based schedule (e.g., Studio 1 space/unit; 1‑bed 1.5; 2‑bed 2; guest parking 1 per 10 units) in § 18.13.185, and Chapter 18.20 contains commercial and other parking standards — verify the project's specific zone and program for exact application .

Can I get a variance from setback or height requirements?

Yes, the ordinance authorizes variances to relieve practical difficulties inconsistent with strict enforcement (Chapter 18.28, purpose at § 18.28.010), but a variance cannot permit a use that the base district does not allow; the Planning Commission or Zoning Administrator has authority and findings must be met .

Where do ADU rules live and how do they interact with zoning?

Accessory Dwelling Units are addressed in Chapter 18.31; the zoning title references ADU approvals and provides that ADUs permitted under that chapter are allowed (see cross‑references in Chapter 18.36). Consult the town's ADU page and Chapter 18.31 for size, setbacks, and other ADU requirements and how they integrate with the baseline zone rules (§ 18.36.030 referencing Chapter 18.31) .

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