12700 Sir Francis Drake Blvd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.08654, -122.83902
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.33 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,790,000 ($1,575,000–$2,005,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSP-0.33 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$145,620 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 9, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 2% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! Alquist-Priolo Earthquake Fault Zone (all of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! Delayed or open permit activity on this parcel
Electrical / panel (167806): Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Parcel & Assessor
- Lot size:
- 132,553 sq ft (3.04 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12700 SIR FRANCIS DRAKE BLVD
Zoning & Land Use
C-RSP-0.33 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.33 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-0.33, a single-family residential zone. Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required. FEMA Special Flood Hazard Area (Zone AE) covers about 19% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-0.33, a single-family residential zone. The lot is 132,553 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required. FEMA Special Flood Hazard Area (Zone AE) covers about 19% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 2% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 19% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 7% of the lot); Zone X: minimal flood hazard (about 73% of the lot) · FIRM panel 06041C0229E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,575,000 – $2,005,000 · Status: Off market
HUD Small Area FMR (ZIP 94956) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- Electrical / panel (167806) (Issued)On this parcel
Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Accessory dwelling unit at 11 Redwood Ave (Applied)0.11 mi SW
In "Applied" for 4.6 yr (since Apr 25, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 12732 Sir Francis Drake Blvd (Applied)0.27 mi NW
In "Applied" for 2.5 yr (since Apr 26, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home at 12719 Sir Francis Drake Blvd (Issued)0.15 mi W
Active in "Issued" for 10.2 yr (first record Sep 1, 2016) with no new permit activity recorded in 9.9 yr.
Entity-resolved builders & contractors in ½ mile: Fidelity Roof (2 on parcel, 4 in ½ mi · Demolition); Lino James Construction (1 on parcel, 1 in ½ mi · Electrical / panel); James George Lino Const (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jg Lino Construction (1 on parcel, 1 in ½ mi · New garage / accessory structure); Kelly Domer Partners Dba Pacific Constr (1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 172314 | New garage / accessory structure | Issued | Iss. Sep 9, 2022 | $7,500 | New Roof Canopy |
| B28506 | Roof replacement | Issued | Iss. Feb 9, 2022 | $15,000 | Remove existing roof from garage / replace with Owens Corning comp shingles. 1,500 sf GREY — ReRoofing |
| 167806 | Electrical / panel | Issued | Iss. Apr 27, 2021 | $100,000 | Repl & Expand Decks; New Stairs; Repl Hot Tub |
| B23991 | Roof replacement | Issued | Iss. Oct 27, 2020 | $150,000 | Remove existing roof assemblies and plywood crickets and install new tapered insulation and roofing materials as follows… |
| 162337 | Remodel / interior alteration | Issued |