35 Woodside Ct
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10146, -122.63165
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 $1,244,000 ($1,095,000–$1,393,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 17, 2023, 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
- ! 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) (240 ft W, 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 (~$14,756/yr at $1,244,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,230/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:
- 76,535 sq ft (1.76 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 35 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: $1,095,000 – $1,393,000 · 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)240 ft W
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)0.14 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)0.18 mi NE
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)0.11 mi E
High-impact scale (1 housing unit, $1,153,603 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Richard Osorio Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Reggies Reliable Plumbing Service (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (5 in ½ mi · Addition (adds square footage)); 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 |
|---|---|---|---|---|---|
| B33485 | Windows / doors / siding | Issued | Iss. Apr 17, 2023 | $9,024 | Remove & replace 2 retrofit windows. — Non-structural Door/Window Replacement |
| B27698 | HVAC / heat pump | Issued | Iss. Nov 10, 2021 | $11,261 | Replace furnace and a/c in existing location. — Replace Mechanical Appliance |
| B14407 | Plumbing / water heater / sewer | Issued | Iss. Feb 28, 2018 | $2,000 | Install new 50 gal water heater replacing old. — Replace Plumbing Fixtures(s) |