Planning commission approves demolition and new 3,827-sq-ft house, ADU, tree removals and variances at 109 Elm

The Larkspur Planning Commission voted 3–0 Dec. 9 to approve PLN25-034, clearing the way for demolition of the existing residence at 109 Elm Avenue and construction of a new two-story single-family residence and attached accessory dwelling unit.

Staff summarized the proposal: a new 3,827-square-foot, two-story residence with a 572-square-foot two-car garage, a 553-square-foot attached ADU and accessory structures for a total developed area of 5,266 square feet. The project requires design review, a slope use permit (total grading 882 cubic yards, 158 cu yd to be hauled off-site), a setback variance for a 6-foot trash enclosure proposed 6 inches from the eastern property line (code requires a 5-foot setback), a heritage tree removal permit to remove eight heritage-size trees (25 trees removed in total), and fence-height exceptions to allow a 6-foot front-yard fence where 42 inches is normally permitted and a 6-foot fence with 2 feet of lattice on the west side yard.

Staff recommended approval subject to findings, conditions and a Class 2 CEQA exemption and noted recent changes to the plan set: seven podocarpus trees are now proposed along the shared driveway with 111 Elm for screening, and the applicant indicated a potential siding material change from cement-board to stained shingles (staff said shingles would be an upgrade and could be approved as a minor modification at the building-permit stage).

Applicant representative Jared Polsky said the project remains below the allowed floor-area ratio and lot-coverage limits: "We're allowed a 28 FAR, and we're proposing a 25% FAR," he told the commission. Polsky added the site will remain under the 30-foot height limit and that the steepness of the lot constrains alternative locations for the trash enclosure. Josh Turner, one of the property owners, described neighborhood outreach and support: "We've been living in Corte Madera... We've had several other good conversations with lots of other neighbors, and they're all in support," he said.

Neighbor Raymond Lynch of 115 Elm spoke during public comment, describing concerns about loss of greenery and privacy. Lynch said he and his wife met with the applicants and urged the planting of taller screening trees: "We would very much urge that they be 12 foot trees along there because it does make a substantial change to our property," he said. Landscape architect Brad (Prince Landscape Architecture) told the commission the team can source 10–12 foot podocarpus specimens and will maintain them in a columnar form to preserve screening down to grade.

Commissioners discussed the heritage-tree removals, noting staff’s analysis that several trees are fire-prone or in poor condition, and debated the fence-height and setback variance. Commissioners accepted staff’s position that any future increase in height or a roof on the trash enclosure would trigger further building- or planning-level review; several commissioners said they could make the required findings for design review, the slope-use permit, heritage tree removal and fence-height exceptions. Commissioner Campbell moved to approve PLN25-034 with removal of condition of approval number 10; Commissioner Hall seconded and the commission voted 3–0 in favor. Staff said the approval is subject to a 10-day appeal period.

Next steps include the 10-day appeal window and subsequent building-permit review, during which the fire department and building inspectors will review materials and construction details.