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Planning commission approves second‑story addition at 2 Yolo Street
Summary
The Corte Madera Planning Commission unanimously approved design review PL25‑0081 on March 10, 2026, permitting a 707.9 sq ft second‑story addition and a 58.87 sq ft first‑floor addition at 2 Yolo Street; staff and commissioners discussed FEMA elevation rules and cost‑overrun risks.
The Corte Madera Town Planning Commission on March 10 voted unanimously to approve design review application PL25‑0081, allowing a 707.9‑square‑foot second‑story addition and a 58.87‑square‑foot first‑floor remodel at 2 Yolo Street in the Marina Village neighborhood.
Staff planner Claire Smith described the project, noting the 6,390‑square‑foot parcel and existing 1,633.8‑square‑foot single‑story house with an attached one‑car garage that is a legal nonconforming structure in the rear setback. The proposed second story raises the home’s maximum height from 14 ft 10 in to 21 ft 8 in (below the 30‑ft limit) and the addition conforms to required setbacks. Staff reported that no public comments were received during noticing and recommended approval; public works and building departments review construction valuation and FEMA substantial‑improvement thresholds during permitting.
Applicants Grant and Lisa Thomas said the project will add a primary suite, bathroom, office alcove and allow the family to remain in the neighborhood. Commissioners queried FEMA valuation and enforcement of elevation requirements if cumulative work exceeds the five‑year look‑back substantial improvement threshold. Staff said building permits and public works enforce FEMA rules and a cumulative five‑year look‑back is applied; if future resubmittals cross the threshold, modifications could trigger additional review and potential elevation requirements through the building permit process.
Commissioners expressed sympathy for the applicants’ budget constraints but said the risk of a post‑construction elevation requirement was real; staff noted applicants provided a construction cost estimate ($486,000) reviewed by public works and building staff. Commissioners recommended the applicants make the house solar‑ready but emphasized that the commission could not require elevation where FEMA valuation thresholds were a building‑permit enforcement matter. The commission made a motion and approved the resolution by roll call: Commissioner Rogers: yes; Valerie Bashoyer: yes; Vice Chair Kenny: yes; Chair Peter Chase: yes. Commissioner Margaret Bandel was absent.
The decision is subject to the town’s standard appeal procedures; appeal forms and a filing fee information were read at the close of the item.
