35 Mae Ct
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.11089, -122.62631
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.33 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,193,000 ($1,050,000–$1,336,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.33 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 12,327 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$11,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 13, 2024).
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: Accessory dwelling unit at 138 Trish Dr (0.28 mi E, 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)
- ! Year 1 Prop 13 tax reset (~$14,170/yr at $1,193,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,181/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:
- 12,327 sq ft (0.28 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 35 MAE CT
Zoning & Land Use
RSP-0.33 — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.33 (single-family residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-0.33, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.33, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 12,327 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $1,050,000 – $1,336,000 · 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
- Accessory dwelling unit at 138 Trish Dr (Applied)0.28 mi E
In "Applied" for 2.1 yr (since Sep 19, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 138 Trish Dr (adu 138 A) (Issued)0.28 mi E
Active in "Issued" for 2.1 yr (first record Sep 20, 2024) with no new permit activity recorded in 17 mo.
- New home at 37 Oak Valley Dr (adu 37a) (Issued)0.44 mi SE
Active in "Issued" for 3.1 yr (first record Sep 22, 2023) with no new permit activity recorded in 2.2 yr.
Entity-resolved builders & contractors in ½ mile: Tesla Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Contreras Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Zaragoza Plumbing Team (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (6 in ½ mi · Addition (adds square footage)); Marco Design Group (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36999 | Plumbing / water heater / sewer | Issued | Iss. Feb 13, 2024 | $2,000 | Run a new water line from the meter to the existing PRV in the front of the property. — Replace Plumbing Fixtures(s) |
| 162544 | Solar / battery storage | Issued | Iss. Sep 5, 2019 | $7,000 | Battery - Express |
| 162542 | Solar / battery storage | Issued | Iss. Sep 5, 2019 | $6,060 | Rooftop Solar 4.095 K W - Express |
| B13641 | Roof replacement | Issued | Iss. Oct 31, 2017 | $11,820 | Tear-off & re-roof — ReRoofing |