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1. How can I found out what planning applications have been approved?

The Planning Department currently provides a map to illustrate approved Planning Entitlements (Design Review, Variance, etc.) within the Town of Corte Madera from 2015 to present. To view the map, visit https://www.townofcortemadera.org/657/Approved-Projects and click on the interactive map. Once you are on the map, you can click on any icon for information about the application. If you have any questions about this map, please contact Tracy Hegarty at thegarty@tcmmail.org

2. When is the design review process required?

Planning and Building Staff will determine if the project is considered a major or minor design review based on the following:

• A Major Design Review is required for new residential or commercial structures, new second stories, additions that are more than 50% of gross floor area, some signs, or a project that involves a significant policy question or substantial public controversy. To view the Major Design Review checklist, please click here. 
• A Minor Design Review is required for minor additions to a main structure equal to or greater than 250 square feet and equal to or greater than 15 feet in height, most construction within Christmas Tree Hill, pools within 10 feet of property lines, exterior changes to commercial properties, some fences, and some new accessory structures. To view the Minor Design Review checklist, please click here
• Planning Department staff is available to review your project early in your design development to help you understand if Design Review or Variance approval is required.

3. Where can I put my fence and what is the maximum height?

• Please contact a Planning Department staff member to have specific questions answered.

CMMC 18.08.040

Fences in side and rear setbacks:

Fences, walls used as a fence and hedges used as a fence not exceeding (6) six feet in height may be located in a required side or rear yard, with the exception that heights exceeding (6) six feet, but not exceeding (8) eight feet, may be allowed if written approval from all owners of property contiguous with the property line nearest the fence, wall, or hedge is submitted to the planning director or if design review approval is granted pursuant to Chapter 18.30, Design Review of this title, except that, within 50 feet of a street intersection, no such structure or hedge shall exceed (4) four feet in height.

Fences in the front yard setback:

Fences, walls used as a fence and hedges used as a fence not exceeding (4) four feet in height may be located in a required front yard. Fences greater than (4) four feet in height but not greater than (6) six feet in height may be located in a required front yard if design review approval is granted pursuant to Chapter 18.30, Design Review, and if the applicant can demonstrate, to the satisfaction of the town engineer, that the proposed fence is not within the public right-of-way; is not within fifty feet of a street intersection; and will not adversely affect sight distance from any public or private road or from any driveway. The planning commission has adopted by Resolution No. 95-03 design guidelines for fences and walls.

Entry Gates in the Required Front Yard Setback. Entry gates, such arches, arbors, trellises or similar structures may be located in the required front yard setback and may not exceed the following dimensions: 8 feet 6 inches in width, 8 feet in height, and 4 feet in depth.                                

Fences in the public right of way:

CMMC 12.04.050(7) - Prohibited encroachments: Construction, maintenance or repair of any fence in excess of (3.5) three and one-half feet in height within a public right-of-way

How to measure the height of a fence

CMMC 18.24.060 - As an exception to the normal procedure for measuring height, the height of a fence or wall shall be measured vertically from the natural or finished grade, whichever is higher, at the base of the fence or wall to the top of the fence or wall above that grade. (See Figure 18 and the definitions of "height" and "grade" in Chapter 18.04, Definitions, of this title).

4. How can I remove a tree from my property?

Any person desiring to remove, destroy or alter one or more trees on his or her property in the town, except those trees exempted from permit requirements (below), shall apply for tree permit to do so. 

• Please contact a Planning Department staff member to have specific questions answered.

15.50.050 - Exemptions to permit requirements.

1. Trees Below Permit Size. On private property, the removal, destruction or alteration of trees with a single trunk circumference less than fifty inches (or multistemmed trees having an aggregate circumference of less than one hundred twenty inches), measured four and one-half feet above grade;       
2. Maintenance Pruning. Maintenance pruning, as defined in Section 15.50.020, of a tree by the tree owner;
3. Topping of Special Tree(s). Topping of trees specifically planted and maintained as a hedge, espalier, bonsai or in pollard form;
4. Trees in the Public Right-of-way. Trees in the public right-of-way do not require a tree permit for maintenance pruning by the town or the owner of the property (i) immediately adjacent to the public right-of-way or (ii) on which the public right-of-way is located;
5. Undesirable Species. Undesirable species of any size may be altered, removed or destroyed without a tree permit. However, inspection of the tree and its confirmation as being an undesirable species by the town arborist are required prior to the removal, destruction or alteration of any undesirable species with a trunk circumference of fifty inches or more (or multistemmed tree having an aggregate circumference of one hundred twenty inches or more), measured four and one-half feet above grade. This procedure is for species identification only and does not require a permit;
6. Public Utilities. Public utility companies subject to the jurisdiction of the California Public Utilities Commission may perform such pruning as is necessary to comply with the safety regulations of said commission and to maintain a safe operation of their facilities without a permit. However, they should notify the planning department at least three working days (except in emergencies) prior to taking any action. The planning director shall cause such pruning work to be inspected, when appropriate, to ensure that good pruning practices previously referenced are followed. The planning director shall have the authority to stop any tree pruning performed by a utility company if such practices are not being followed;
7. Emergencies. In case of emergency, a tree located on private property or on property in which the town has a fee, easement or any other interest, may be removed without the necessity of a permit application as required by this chapter upon a determination by the town manager, or his/her designee, that removal of the tree is necessary for the immediate protection of life or property;
8. View and Sunlight Claim. Any removal or alteration of a tree permitted or required under any order, award or agreement issued or entered into, respectively, pursuant to Article III of this chapter by which the right to a view and/or sunlight is established.
9. Fire-Prone Trees. A fire-prone tree, as defined in section 15.50.020, may be altered, removed, or destroyed without a tree permit upon confirmation by the town that it meets the definition of "Fire-Prone Tree"; and upon investigation and verification by the fire code official that the fire-prone tree is deemed to be a fire hazard. This procedure is for verification purposes only and does not require a permit.

5. Where can I get information about Accessory Dwelling Units (ADUs)?

• Please review Chapter 18.31 of the Corte Madera Municipal Code for regulations related to Accessory Dwelling Units and Junior Accessory Dwelling Units.
• In partnership with 10 local cities and towns in Marin, adumarin.org provides information about building ADUs. The local cities and towns are collaborating on an ADU workbook that will provide helpful information regarding budget concerns, design questions, working with your local jurisdiction, and more. 
• Housing and Community Development (HCD) has created a helpful technical advisory memo on ADUs
• The Town’s project webpage for ADUs provides information on adoption ADU regulations.
• Please contact a Planning Department staff member to have specific questions answered.

6. How do I know what zoning district my property is in?

Members of the public can check address or parcel number on Marin Map.  Search by address, and review zoning district and other property information in the search results.  Users can toggle other layers on and off for additional parcel information.

• Please contact a Planning Department staff member to have specific questions answered.

7. What is the planning application review process?

The Planning Department is responsible for land use planning, implementation and maintenance of the Zoning Ordinance and General Plan, and facilitating the land use application review process, including staffing for the Planning Commission. Planning staff is available to advise members of the public and the development community regarding zoning codes, application requirements, and land use processes. Below are flowcharts that provide an overview of the Planning and Building Department processes:

• Planning & Building Process Overview
•  Planning Application Review Process

8. I want to display a sign. Do I need permission from the Town?

• Please contact a Planning Department staff member to have specific questions answered.

Design review and a permit are required by the Town per CMMC 18.22.020. The code states the following: 

(a) No sign shall be approved for a shopping center, for any site with more than one building, or for any building with more than one tenant until a master sign program has received design review approval as described in Chapter 18.30, Design Review. A master sign program, and sign guidelines in any applicable specific plan, shall comply with all other provisions of this chapter. At the discretion of the planning commission, a master sign program may specify some or all of the following: size, material, location, design, color, lighting and construction of each sign.

(b) All signs, except those listed in Section 18.22.030, require sign permit design review approval as prescribed in Chapter 18.30, Design Review, except that, if the zoning administrator finds that the application is for a sign which conforms to an approved master sign program, approval may be given without notice or hearing; but if the application is for a freestanding sign, authorization shall be given as described in Section 18.22.060.

(c) For every site on which a master sign program has been adopted, the provisions contained in the master sign program shall take precedence over the signage requirements of the applicable zoning district, unless the zoning district’s signage requirements are more stringent, or govern requirements not contained in the master sign program. 

Design Review approval is not required for the following signs:

1. One real estate sign not more than six square feet in area and no more than eight feet above grade, advertising the sale or lease of property. The sign shall be located on the same site as the property being advertised for sale or lease, except that, on Saturdays and Sundays, between ten a.m. and seven p.m., up to three directional signs no larger than four square feet each may be located on other private property, with the permission of the property owner. 
2. Names of buildings and dates of erection cut into a masonry surface or constructed of bronze or other incombustible material, not more than four square feet in area.
3. Traffic or other municipal signs, railroad crossing, construction, "danger" and other such emergency or warning signs, including wording or symbols painted on public streets under town authority. 
4. Signs directing and guiding traffic on private property and parking directional markings painted on the pavement when installed in accord with an approved parking lot plan; provided, that no individual sign exceeds four square feet in area and that not more than twenty-five percent of the area of each such sign face is used for the business or proposed name or trademark or other identification of the use of the premises upon which such sign is located. 
5. Signs showing the location of public restrooms, telephones and underground utilities, provided that no individual sign exceeds two square feet in area. 
6. Signs indicating business hours, emergency telephone numbers, credit cards honored, trading stamps or association memberships; provided, that no individual sign exceeds one and one-half square feet in area, and; provided, that the total area of all such signs at any establishment does not exceed four square feet. 
7. Any sign, posting, notice or other indication placed or required by a public entity in carrying out its responsibility to protect the general health, safety and welfare of the community or as required by law. 
8. Street signs and address numbers less than one square foot in area. Where address numbers exceed one square foot in area, they shall be treated as any other permanent building sign requiring a permit, and shall be included in a calculation of total sign area permitted under the provisions of this chapter. 
9. Holiday lights and displays not advertising any product or sale; provided, that they are erected no sooner than forty-five days before the holiday and are not visible no later than fourteen days after the holiday. 
10. Exterior temporary signs and other advertising devices, except floodlights, placed on an occupant’s property for a maximum of thirty days to announce the opening of a new business; provided, that the total area of such temporary advertising devices does not exceed the area of permanent signing permitted under the provisions of this chapter; provided, that no such devices are located in a manner not permitted for permanent signs, and; provided, that such temporary advertising devices pose no hazard to the safe movement of traffic and do not block permanent identification signs on adjoining properties. 
11. Temporary on-window signs advertising: benefit activities sponsored by local nonprofit organizations, products, prices, special sales and special service offers, for a maximum of thirty days per year; provided, that the total area of all such signing at any given time shall not exceed the area of permanent signing permitted under the provisions of this chapter, or twenty-five percent of the window area, whichever is more, provided that said signs are not externally or internally illuminated. 
12. Individual gasoline price signs, the numbers and letters of which are not to exceed the minimum sizes required by California Business and Professions Code Section 13532, and the total sign area which is not to exceed thirty square feet; provided, that the total area of gasoline price signs does not exceed the area of permanent signing permitted by this chapter, and; provided, that such signs are located only in a manner permitted for permanent signs. All gasoline price signs shall be located on the site being advertised and shall not be located less than five feet from any property line. 
13. Political and social issue signs conforming with the provisions in Section 18.22.040. 
14. Signs advertising town-sponsored or town-endorsed events and located on public property. 
15. Signs located on public property which comply with all the provisions of Section 18.22.050(j)(2).