Planning commission approves two homes, 1,200‑sq‑ft ADU and small variance on Meadow Suite Drive after fire‑access changes

The Corte Madera Planning Commission approved design‑review applications for two new single‑family residences on Meadow Suite Drive and associated approvals for a 1,200‑square‑foot detached accessory dwelling unit (ADU) and a small variance for portions of a parking/entry deck on lot 2.

Planning staff explained both lots are steep (about a 37 percent average slope), within the wildland‑urban interface, and required extensive design refinements. The lot‑2 project would be a three‑level, 3,558‑square‑foot residence with a 1,200‑square‑foot detached ADU (two bedrooms); lot 3 would be a three‑level, roughly 3,054‑square‑foot residence. Staff noted the team reduced grading by about 1,644 cubic yards overall and lowered building heights and floor areas to address massing and view concerns.

The applicants requested a variance for roughly 36 square feet of the parking and entry deck at lot 2 to exceed the 3‑foot maximum height allowed in the front yard setback. Architect Albert told the commission the variance is driven by topography, the site’s overlapping public right‑of‑way that creates an unusually deep front setback, and the commission’s prior direction to move and rotate the building to reduce perceived massing. "Lowering the driveway to eliminate the variance would yield an 18% slope; as proposed the slope is about 9%," Albert said, arguing a steeper driveway would be unsafe and could cause vehicles to bottom out.

Civil engineer Michael Tarnoff estimated the project is not grade‑balanced and said off haul would be on the order of 870 cubic yards, which he illustrated as roughly 43–87 truck trips depending on truck size. Tarnoff and the team said construction staging, drainage and final surfacing will be addressed at building permit and through a required construction management plan.

Commissioners pressed the team on ADU sizing and code options. Tracy explained that because the applicants applied under the town's ADU rules, a 1,200‑square‑foot ADU requires design review; the town recently revised its ordinance to allow ADUs up to 1,200 square feet with review, and SB9 ministerial pathways could be used on a separate application but are not the current proposal. "If they were to apply under SB9 today, they would likely be treated under objective standards, but the applicants chose to proceed with an ADU application at this stage," Tracy said.

Neighbors raised concerns about road widening, emergency access, staging and aesthetic details. Joe, a resident at 1100 Meadow Suite Drive, thanked the team for outreach but asked whether the widened area would include a sidewalk and expressed concern about on‑street parking and tight turns. An online commenter, Ference Deon, urged careful attention to road widths and fire access given existing parking constraints.

Staff and the civil engineer said the fire department required a limited widening of the road in front of the two new driveways to provide sufficient hose length and safe truck access; the widening is confined to the driveway approaches and does not extend along the entire street. The applicants proposed pervious asphalt for the widened portions to distinguish the surface while meeting fire‑department load and access requirements.

After deliberation—during which commissioners complimented the applicant for scaling back height and massing, and noted construction management and staging will be required at permit—motions to approve the two design‑review applications and the lot‑2 variance passed. The lot‑2 motion passed with one recorded dissent; the lot‑3 design review passed unanimously. Staff reminded the public that commission decisions may be appealed to Town Council within 10 calendar days for a $1,500 filing fee.

Next steps include the building‑permit submittal, construction‑management plan, and review by public works and the fire department before ground‑disturbing work begins.