Planning Commission approves second‑story addition, garage conversion at 13 Pacific Queen Passage

The Corte Madera Planning Commission on July 8 approved a design review application (PL25‑0017) for a 592‑square‑foot second‑story addition and conversion of an existing garage into living space at 13 Pacific Queen Passage, with a condition that the architect add material callouts to all elevations (Resolution 25‑027).

The project site is a 6,000‑square‑foot lot in the Mariner Cove neighborhood zoned R‑1. The existing single‑story house was built in 1958 and measures about 1,381 square feet. The proposal includes a 592‑sq‑ft second floor, conversion of a 499‑sq‑ft garage to living area, a new 348‑sq‑ft attached two‑car garage at the front of the lot, and 424 sq ft of first‑floor additions, bringing the total home area to 2,896 sq ft (a net increase of about 1,016 sq ft).

Staff planner Tracy presented the application, telling the commission that the proposal meets the town’s R‑1 development standards for setbacks, lot coverage, floor area, height and parking and that the parcel is outside the FEMA special flood hazard area, so floodplain‑related improvement requirements did not apply. "Staff is recommending approval of this application. An analysis of all the design review findings are included in the resolution," Tracy said.

Commissioners questioned technical details and neighborhood impacts. Commissioner Valerie raised a graphical discrepancy on the site plan and asked whether Corte Madera’s Climate Action Plan or sea‑level rise considerations led to additional floodproofing requirements for properties that are currently outside FEMA zones. Tracy replied that local regulations apply only when a property is mapped in the FEMA special flood hazard area and that FEMA remapping could change that in the future, but no new requirements could be imposed while the lot remains outside the flood zone.

Commissioner Daniel asked about the lot size: many parcels in Mariner Cove are 60‑by‑100 feet (6,000 sq ft) even though current R‑1 minimum lot size is 7,500 sq ft. Staff said those lots date to the 1950s and that projects on those lots are commonly able to comply with the town’s current standards without variances.

Applicant Kyle described a family need for more space: "we are excited to hopefully have this approved because we have a family that is currently 3 kids," he said, explaining the addition is intended to create a primary suite and an office. Project architect Maureen Jochim explained design choices, including moving the garage forward to create a logical stair location and changing roof pitches so the new ridge would not produce an unduly tall roof plane. She said adjustments were also made to accommodate existing solar panels and that story poles had been placed at the site since June 20.

Two neighbors spoke during public comment. Aiden, a resident at 14 Prince Royal Passage, said they had not been contacted by the applicant before story poles were installed and raised concerns about view impacts and temporary construction noise and dust. Another neighbor, Chet (22 Prince Royal Passage), said he supported the project and saw it as consistent with neighborhood patterns.

Commission discussion addressed finish materials, the location and visibility of story poles, compliance with reach code and building permit energy requirements (to be reviewed at permitting), landscaping suggestions to break up a long side elevation and a staff recommendation that the applicant clarify materials on all elevations prior to plan stamping. The applicant confirmed the existing heat pump would continue to serve the home and that solar panels would be reinstalled after construction.

A motion to approve Resolution 25‑027 passed on a roll‑call vote; the commission added a condition requiring that sheet A4 be revised to indicate materials on the other three elevations. The resolution carries standard appeal rights to the town council within 10 calendar days; staff read the appeal procedure and the new $1,500 filing fee that became effective July 1.

The commission’s approval does not change any floodplain requirements; staff noted that if FEMA remaps the area into a special flood hazard zone in a future update, different requirements could apply at that time.