2349 Novato Blvd
Novato 94947 · Novato · Coordinates: 38.11579, -122.60829
Executive Verdict · Public-Records Synthesis
Zoned R1-40 in Novato with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,013,000 ($861,000–$1,165,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-40 allows residential use qualifying for ministerial ADU review under state law.
Source: Novato zoning · CA Gov. Code 66314
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 56% 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 Moderate Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
Sheedy Land Division: Active in "Entitled" for 18 mo (first record May 2, 2025) with no new permit activity recorded in 18 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Jr Accessory Dwelling (0.39 mi S, 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:
- 201,509 sq ft (4.63 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 2349 NOVATO BLVD
Zoning & Land Use
R1-40 — Low Density Residential (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-40 (single-family residential): state law allows ADUs where homes are allowed. We read R1-40 from the zoning code's name; we haven't checked it against Novato's code text.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-40, a single-family residential zone. We read R1-40 from the zoning code's name; we haven't checked it against Novato's code text. FEMA Special Flood Hazard Area (Zone AE) covers about 56% 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 R1-40, a single-family residential zone. We read R1-40 from the zoning code's name; we haven't checked it against Novato's code text. The lot is 201,509 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 56% 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 56% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 9% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 11% of the lot); Zone X: minimal flood hazard (about 24% of the lot) · FIRM panel 06041C0276D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $861,000 – $1,165,000 · 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
Nearby Activity (½ mile radius, since —)
2 active or recent development projects (4 housing units across completed, permitted, and pipeline stages) and 0 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- Sheedy Land Division (Entitled)On this parcel
Active in "Entitled" for 18 mo (first record May 2, 2025) with no new permit activity recorded in 18 mo.
- Jr Accessory Dwelling (Issued)0.39 mi S
Active in "Issued" for 4.4 yr (first record Jul 6, 2022) with no new permit activity recorded in 4.4 yr.
- New home (Entitled)0.4 mi SE
Active in "Entitled" for 2.2 yr (first record Aug 23, 2024) with no new permit activity recorded in 2.2 yr.
- New home (Entitled)0.4 mi SE
Active in "Entitled" for 3.3 yr (first record Jul 26, 2023) with no new permit activity recorded in 3.3 yr.
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).