Commission takes apart the commercial code: 300-plus land use categories, a 1-per-250 parking ratio, and worry about the town's gateways

The commission spent its July 14 study session on the Commercial Code Modernization Project, a top-to-bottom rewrite of the zoning rules for the four commercial districts (C1–C4) and the MX-1 mixed-use district. Staff and consultant Miller Planning Associates propose consolidating more than 300 outdated land use categories, writing definitions for all of them, moving a number of uses from conditional-use permits to permitted by right, and adding new standards for outdoor dining, outdoor display and sales, and outdoor fitness.

“We have automobile vehicle sales, leasing, and rental in our mixed-use zone where we're trying to encourage housing.”— Commissioner Dan, on the draft land use tables

The permitted-by-right shift drew the sharpest commissioner pushback. Commissioner Dan argued the districts aren't interchangeable across town — you don't want a car wash in C1 on Tamalpais across from Town Center, he said — and flagged that automobile sales and rental remain listed in the mixed-use zone the town is trying to fill with housing. Commissioner Valerie agreed, saying the gateways into Corte Madera shouldn't end up shaped by repair shops or construction storage yards. Commissioner Michael said he isn't much bothered by outdoor dining spilling into parking and pedestrian paths, but wondered how that squares with businesses like Burma Town that have no dedicated parking of their own.

Parking got its own round. The draft would exempt additions under 500 square feet, skip added parking for changes of use below a 30% increase threshold, standardize most non-residential uses at one space per 250 square feet, and let motorcycle spaces substitute for up to 10% of required parking. Dan wanted the motorcycle figure cut to 3%, matching Marin's registered ownership rate; Andrew suggested 5%; Chair Chase noted it's a ceiling, not a requirement. Michael called the single 250-square-foot ratio unusually broad for comparing a nursery to a restaurant. Valerie asked for carpool and ride-share priority, EV-capable conduit on commercial redevelopment, bike parking and shade canopy. Commissioner Andrew took the other tack on outdoor fitness, saying businesses are figuring out their own tradeoffs and the town shouldn't overly prescribe how they split private space between workouts and customer parking.

Public speakers pressed on specifics. Scott Hawkstraer, representing a marketplace owner, asked how the town would police the 30% threshold if a property owner can change use by right with no discussion, and called it punitive to charge the full requirement rather than just the overage. Joel Jacovix of Fitness SF said members often prefer to train outside even when indoor space is open. A speaker named Becca said a private school is looking at 50 Tamal Vista in an MX district and wouldn't be permitted under the draft even with a conditional use permit. Staff will return August 11 with a draft ordinance for a commission recommendation.

How many food trucks fit in Menke Park? Commissioners say more than one

Two years of pilot experience with a burger truck would become permanent code under the draft, which sets caps of one vendor at Menke Park/Old Corte Madera Square, four at Town Park, and possibly one at the Cove School park, with standards for hours, signage, noise and the parking spaces trucks take up.

Commissioners wanted the Menke number raised. Michael argued for two vendors there, saying they'd draw customers for each other and the square needs activity to go with its new improvements. Andrew said he leans toward more vendors than fewer, since consumers want options and food sellers can be symbiotic. Valerie asked for a 12-month report back on vendor performance, noise complaints and impacts on nearby businesses rather than issuing a two-year permit with no evaluation.

Chair Chase raised the practical catch: when people showed up at Menke for the burger truck, they took parking spots and circled looking for more — trash, he said, was not a problem. Staff member Amy noted the market sorts itself out anyway: Humble Burger likes Town Park and doesn't want to return to Menke, while an interested coffee truck only wants Menke. Monty Stevens of the Village said half a million square feet of retail supports only three or four food operators and backed a truck there.

Town Counsel told the commission that under recent state law there cannot be an outright ban on mobile food vending; the town can regulate time, place and manner, and has more room to restrict vendors in parks if it holds an exclusive contract. The park and right-of-way rules ride along with the same draft ordinance due back August 11.