15 Woodside Ct
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10159, -122.63259
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 $1,284,000 ($1,130,000–$1,438,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$39,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 7, 2023).
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)
- ! Delayed or open permit activity on this parcel
New home at 17 Woodside Ct (aka 15): Active in "Issued" for 5.1 yr (first record Oct 4, 2021) with no new permit activity recorded in 3.4 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 1 Rebelo Ln (0.2 mi 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)
Parcel & Assessor
- Lot size:
- 44,083 sq ft (1.01 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 WOODSIDE CT; 17 WOODSIDE CT
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: $1,130,000 – $1,438,000 · 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)On this parcel
Active in "Issued" for 5.1 yr (first record Oct 4, 2021) with no new permit activity recorded in 3.4 yr.
- General repair (174296) (Issued)On this parcel
Issued after 17 mo (6.3× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New garage / accessory structure (174295) (Issued)On this parcel
Issued after 18 mo (3.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Accessory dwelling unit at 1 Rebelo Ln (Issued)0.2 mi E
Active in "Issued" for 2.8 yr (first record Jan 24, 2024) with no new permit activity recorded in 2.8 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 6 in ½ mi · Accessory dwelling unit (new or conversion)); Earl Adams Tile Coping And Plastering Adams Pool Solutions (1 on parcel, 1 in ½ mi · Pool / spa); Sunnyside Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner (5 in ½ mi · New garage / accessory structure); Rjdj (2 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 175578 | Pool / spa | Issued | Iss. Dec 7, 2023 | $136,392 | Expand (E) Pool To Add Spa & Rmdl: Drains, Gunnite, Lights, Tile, Coping |
| 174296 | General repair | Issued | Iss. Jun 15, 2023 | $20,000 | Retaining Wall To Be Completed - Related To 89347 |
| 174295 | New garage / accessory structure | Issued | Iss. Jun 15, 2023 | $480,000 | Addition; Trellis & Awning; Retaining Wall To Be Completed; Convert Liv Sp To A D U |
| B27487 | Roof replacement | Issued | Iss. Oct 26, 2021 | $30,775 |