2382 Vineyard Rd
Novato 94947 · Novato · Coordinates: 38.10433, -122.61443
Executive Verdict · Public-Records Synthesis
Zoned R1-10 in Novato with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,083,000 ($921,000–$1,245,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-10 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 14,288 sq ft lot.
Source: Novato zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Feb 24, 2015, 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 Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 99% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 27 Stirrup Ln A K A (0.18 mi W, 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)
- ! Bulk building permits not published for Novato
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Novato)
Parcel & Assessor
- Lot size:
- 14,288 sq ft (0.33 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2382 VINEYARD RD
Zoning & Land Use
R1-10 — Low Density Residential (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-10 (single-family residential): state law allows ADUs where homes are allowed. We read R1-10 from the zoning code's name; we haven't checked it against Novato's code text.
- SB 9: two homes on the lotLikely eligible
Zoned R1-10, a single-family residential zone. We read R1-10 from the zoning code's name; we haven't checked it against Novato's code text.
- SB 9: split into two lotsLikely eligible
Zoned R1-10, a single-family residential zone. We read R1-10 from the zoning code's name; we haven't checked it against Novato's code text. The lot is 14,288 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 99% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0276D, 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: $921,000 – $1,245,000 · 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 November 2024)
1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 47 total building permits recorded within ½ mile.
- New construction3 permits (1 units)
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)0.18 mi W
Active in "Applied" for 8.8 yr (first record Feb 8, 2018) with no new permit activity recorded in 8.8 yr.
- Accessory dwelling unit at 2450 Vineyard Rd (Issued)0.23 mi W
Active in "Issued" for 3.5 yr (first record May 3, 2023) with no new permit activity recorded in 3.5 yr.
- New home at 37 Oak Valley Dr (adu 37a) (Issued)0.36 mi W
Active in "Issued" for 3.1 yr (first record Sep 22, 2023) with no new permit activity recorded in 2.2 yr.
- New home (Issued)0.4 mi SE
Active in "Issued" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 3.4 yr.
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 145998 | Roof replacement | Issued | Iss. Feb 24, 2015 | $15,000 | Reroof |