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Council introduces ordinance easing deck and lot‑coverage rules for elevated homes along Golden Hind Passage
Summary
The town council voted unanimously to introduce an ordinance that would let homeowners who raise homes above base flood elevation increase lot coverage for uncovered decks and treat 3–5‑foot rear decks like lower decks along Golden Hind Passage; staff and the applicant said the change responds to frequent tidal flooding.
The Corte Madera Town Council on June 3 introduced an ordinance to ease zoning limits on rear‑yard decks for homeowners who raise homes above base flood elevation, and to increase lot‑coverage allowances for elevated homes in the flood zone.
Planning staff said the amendment responds to recurring tidal flooding on Golden Hind Passage and other low‑lying bayfront lots. Tracy (planning staff) told the council that raising a finished floor often forces homeowners to build decks or stairs more than 3 feet above grade, which currently counts toward lot coverage and triggers stricter setback limits. "Raising a home above base flood elevation often elevates the home somewhere between 2 and 5 feet, and new stairs and decks are often more than 3 feet in height," Tracy said.
Under the draft ordinance, the town would increase the additional lot‑coverage allowance for elevated homes from 2% to 4% for uncovered decks, landings and stairs needed to access the new finished floor. For bayfront properties along Golden Hind Passage that face regular flooding, the proposal would allow attached rear decks up to 5 feet in height to follow the same setback rules as decks 3 feet or less, and — when specifically meeting listed criteria — would not count those 3–5‑foot decks toward lot coverage.
Staff said the change would apply to all elevated homes in the R‑1 Medium Density zone for the 2%–4% lot‑coverage increase; the special deck‑setback and measurement rules would be limited to the 93 bayfront parcels on the odd side of Golden Hind Passage that share a waterline and that have been or will be raised above base flood elevation. The planning commission unanimously recommended approval, staff said.
Eric Bizzo, the applicant and owner of 299 Golden Hind Passage, described repeated daylight tidal flooding at his backyard and said a higher deck is effectively the only usable yard space for many homes on that side of the street. "Because of the substantial seawater incursion, [decks] provide the only usable space in our backyard," Bizzo said.
Council members questioned whether the change should be expanded to other areas if FEMA changes the flood map in future. Tracy said staff reviewed other flood‑zone neighborhoods and concluded that Golden Hind Passage is at a uniquely low elevation and experiences regular tidal intrusion; other areas currently retain sufficient options for ground‑level landscaping or different deck solutions.
The council voted to introduce the ordinance. A council member moved to introduce the ordinance; another council member seconded the motion. Roll‑call votes recorded "yes" from Council Members Andrews, Beckman, Cuciza, Vice Mayor Thomas and the Mayor; the motion carried unanimously. No final ordinance adoption vote was taken; introduction sends the draft ordinance forward for final adoption at a future meeting.
What happens next: The ordinance, if adopted at a subsequent meeting, would be incorporated into Title 18 (Zoning) and Title 16 references to special flood hazard area; staff said they will continue outreach to affected homeowners and monitor related permits and design‑review exemptions for FEMA‑related lift projects.
