12620 Sir Francis Drake Blvd
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.08304, -122.83567
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 $1,644,000 ($1,447,000–$1,841,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Sep 28, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 15% 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
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 11 Redwood Ave (0.3 mi NW, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Parcel & Assessor
- Lot size:
- 392,084 sq ft (9.00 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12620 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 40% 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 392,084 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 40% 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 15% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 26% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 40% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 2% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 4% of the lot); Zone X: minimal flood hazard (about 13% of the lot) · FIRM panel 06041C0229E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,447,000 – $1,841,000 · 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
- Accessory dwelling unit at 11 Redwood Ave (Applied)0.3 mi NW
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).
- New home at 12719 Sir Francis Drake Blvd (Issued)0.43 mi NW
Active in "Issued" for 10.2 yr (first record Sep 1, 2016) with no new permit activity recorded in 9.9 yr.
- New home at 29 Drakes View Dr (Issued)0.45 mi S
Active in "Issued" for 9.1 yr (first record Sep 19, 2017) with no new permit activity recorded in 8.9 yr.
Entity-resolved builders & contractors in ½ mile: William Paul Majoue (1 on parcel, 1 in ½ mi · Electrical / panel); Jg Lino Construction (2 in ½ mi · Addition (adds square footage)); North Cal Restoration And Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44083 | Electrical / panel | Issued | Iss. Sep 28, 2025 | $3,000 | replace electrical service panel due to electrical drop getting snagged by propane delivery truck. service will be upgra… |