Larkspur planning commission weighs replacing FAR with lot-coverage rules

Larkspur City planning commissioners discussed on a regular meeting whether to revise or remove the city's floor-area-ratio (FAR) rules after staff analysis showed a large share of residential lots are technically noncompliant under the existing formula.

Staff planner Alex presented an analysis showing county parcel data indicate only about 35% of residential lots currently comply with Larkspur's FAR requirements, while roughly 86% would comply under a Corte Madera-style formula. Alex told commissioners that staff —recommend[s] that you hold a public hearing, discuss, and provide feedback to staff so that we can move forward.—

The discussion centered on two paths: adopt a tiered FAR formula similar to Corte Madera92s, which uses lot-size bands and does not adjust for slope, or remove FAR from the municipal code and regulate bulk by lot coverage, maximum height and setbacks. Alex said the Corte Madera model simplified the exception process because it produces objective maximums tied to lot size. Andy Mogensen, the city's new community development director, urged keeping code language simple and testing any change in practice: —When we write codes, the best way to do it is to keep it as simple as you can and as effective as you can,— he said.

Commissioner Campbell described the practical problem the commission faces when most neighbors' properties exceed the formal limit: —Most of your neighbors comply with this. This is the character we feel like this is the character of the neighborhood. . . . we're gonna stick to that rule,— he said, arguing the commission should set a standard that brings roughly 80—85% of lots into compliance so decisions are more consistent and less subjective.

Several commissioners raised safety and engineering concerns tied to sloped lots, asking whether slope-based limits remain necessary given modern building codes and structural engineering. Staff and other participants said building codes and construction techniques have improved since the FAR and slope rules were adopted, and that the city's current exception process often lets large additions or ADUs proceed without earlier design review. Commissioners pointed to examples where attached ADUs and added under-house square footage increased bulk without going before the commission.

The commission discussed practical details of Corte Madera92s tiers (presenters described ranges such as 0.6 for many mid-size lots and higher ratios for very small lots) and whether small downtown or market lots should have carve-outs. Commissioners and staff agreed that any adopted approach should preserve design-review authority for projects where architectural character matters.

No formal ordinance was adopted. Commissioners directed staff to: prepare example ordinance language (including Corte Madera-style tables and a lot-coverage/height/setback alternative), run the proposals against local parcel data and project examples, and return with draft code language the commission could recommend to the city council. Alex and Mogensen noted the item ties into an upcoming council zoning-code discussion; staff said they would bring concrete examples to the commission before any formal recommendation.

Votes at a glance - Approval of the Dec. 9, 2025 planning commission minutes: motion passed on roll call (three yes, two abstentions; two commissioners said they had been absent for that meeting and abstained). - Motion to adjourn: passed by voice vote.

The commission closed the meeting after brief planning reports, including a construction update on the library site and a mention of local nonprofit Refugio Marin92s landscaping work; staff will return with ordinance examples and a recommendation timeline for the council.