15 Sutton Ln
Novato 94945 · Green Point · Unincorporated Marin · Coordinates: 38.11518, -122.52431
Executive Verdict · Public-Records Synthesis
Zoned ARP-2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,269,000 ($1,117,000–$1,421,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$69,750 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 22, 2021).
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
New home: In "Entitled" for 5.1 yr (since Sep 23, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 50 Lockton Ln (0.49 mi SE, 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:
- 536,224 sq ft (12.31 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 15 SUTTON LN; 19 SUTTON LN
Zoning & Land Use
ARP-2 — Agriculture Residential Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-2 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotUnlikely
Zoned ARP-2 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned ARP-2 (agricultural), 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
- 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 06041C0282E, 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: $1,117,000 – $1,421,000 · 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
- New home (Entitled)On this parcel
In "Entitled" for 5.1 yr (since Sep 23, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- General repair (89217) (Applied)On this parcel
Pending in review for 5 yr (21.9× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New garage / accessory structure (89067) (Applied)On this parcel
Pending in review for 5.1 yr (11.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- New home at 50 Lockton Ln (Issued)0.49 mi SE
Active in "Issued" for 8.7 yr (first record Feb 21, 2018) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, $1,090,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Kodikay Dba Oxbow Pool And Landscape Contractors (1 on parcel, 1 in ½ mi · Pool / spa); Charles Melin Gen Contr (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Quattro Solar (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (7 in ½ mi · Remodel / interior alteration); Owner (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 89217 | General repair | Applied | App. Nov 22, 2021 | — | Ret Wall |
| 89067 | New garage / accessory structure | Applied | App. Oct 13, 2021 | $200,000 | Poolhouse; Pool Equipment, Storage; Trellis |
| 168500 | Pool / spa | Issued | Iss. Jun 15, 2021 | $230,000 | New Pool, Spa And Equipment T.D. 2-10-21 |
| 166229 | Plumbing / water heater / sewer | Issued | Iss. Nov 10, 2020 | $17,700 | Generator T.D. 10-23-20 |
| 151599 |