3225 Vineyard Rd
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10152, -122.63323
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,290,000 ($1,135,000–$1,445,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$45,814 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 7, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 17 Woodside Ct (aka 15) (220 ft E, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$15,285/yr at $1,290,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,274/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 40,946 sq ft (0.94 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 3225 VINEYARD RD
Zoning & Land Use
RMP-0.1 — Residential Multiple Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.1 (multifamily residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.1 (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.1 (multifamily residential), not a single-family residential zone. The parcel point also falls in Undesignated.
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 X: minimal flood hazard (all of the lot) · FIRM panel 06041C0257D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,135,000 – $1,445,000 · Status: Off market
HUD Small Area FMR (ZIP 94947) · FY 2026
Studio $2,250 · 1BR $2,690 · 2BR $3,260 · 3BR $4,160 · 4BR $4,320
Developments Deserving Closer Investigation & Active Area Builders
- New home at 17 Woodside Ct (aka 15) (Issued)220 ft E
Active in "Issued" for 5.1 yr (first record Oct 4, 2021) with no new permit activity recorded in 3.4 yr.
- Accessory dwelling unit at 1 Rebelo Ln (Issued)0.23 mi E
Active in "Issued" for 2.8 yr (first record Jan 24, 2024) with no new permit activity recorded in 2.8 yr.
- Accessory dwelling unit at 90 Verissimo Dr (adu 90a) (Issued)0.26 mi E
Active in "Issued" for 3 yr (first record Oct 27, 2023) with no new permit activity recorded in 2.1 yr.
- New home at 17 Rebelo Ln (Finaled / completed)0.19 mi E
High-impact scale (1 housing unit, $1,153,603 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Rjdj (1 on parcel, 2 in ½ mi · Pool / spa); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Rapidflo (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (5 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (5 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31314 | Solar / battery storage | Issued | Iss. Oct 7, 2022 | $21,200 | Install roof mount solar panels at 9.6 kW and 1 battery |
| B30805 | HVAC / heat pump | Issued | Iss. Aug 22, 2022 | $15,000 | Replace existing gas furnace with an electric heat pump/mini split — Mechanical Appliance |
| 171982 | Pool / spa | Issued | Iss. Jul 26, 2022 | $125,000 | Pool And Spa W/Auto Cover |