11 Bay Tree Hollow
Novato 94945 · North Novato · Unincorporated Marin · Coordinates: 38.11631, -122.55962
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.85 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,308,000 ($1,151,000–$1,465,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.85 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 25,613 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$24,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Dec 4, 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 Moderate 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
Addition (adds square footage) (160112): Issued after 2.8 yr (6.4× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2 Equestrian Ct (470 ft 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)
Parcel & Assessor
- Lot size:
- 25,613 sq ft (0.59 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 BAY TREE HOLLOW
Zoning & Land Use
RSP-0.85 — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.85 (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-0.85, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.85, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 25,613 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 (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 06041C0281E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,151,000 – $1,465,000 · Status: Off market
HUD Small Area FMR (ZIP 94945) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,770 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- Addition (adds square footage) (160112) (Issued)On this parcel
Issued after 2.8 yr (6.4× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- New garage / accessory structure (160111) (Issued)On this parcel
Issued after 2.8 yr (6.2× 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 2 Equestrian Ct (Applied)470 ft E
In "Applied" for 5.6 yr (since Mar 23, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.33 mi S
In "Entitled" for 6 yr (since Oct 26, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 5 in ½ mi · Addition (adds square footage)); La Solar Group (2 on parcel, 2 in ½ mi · Electrical / panel); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ed Electric Group (1 on parcel, 1 in ½ mi · EV charger); Anello Painting And Construction (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40423 | EV charger | Issued | Iss. Dec 4, 2024 | $2,704 | Install load center in garage 100 Amps,240 Volts, Surface mounting. Use EMt on garage walls. Transfer 4 existing circuit… |
| B35300 | Electrical / panel | Issued | Iss. Sep 6, 2023 | $1 | Main panel upgrade 200AMP — Service Upgrade |
| B33264 | Solar / battery storage | Issued | Iss. Apr 3, 2023 | $14,850 | Roof-mounted solar installation, modules 22, DC Size 9.9 KW,6 Micro-inverter, AC Disconnect, PV Sub Panel,200A Main Serv… |
| B28544 | HVAC / heat pump | Issued | Iss. Jan 31, 2022 | $3,700 | Split Unit Furnace Replacement AFUE 80% BTU output 120k — Replace Mechanical Appliance |
| 160112 | Addition (adds square footage) |