15 Oak Shade Ln
Novato 94945 · North Novato · Unincorporated Marin · Coordinates: 38.11768, -122.55750
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.23 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 $1,283,000 ($1,129,000–$1,437,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.23 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 40,990 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 7, 2026, 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 (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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2 Equestrian Ct (370 ft SW, 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 (~$15,205/yr at $1,283,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,267/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:
- 40,990 sq ft (0.94 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 OAK SHADE LN
Zoning & Land Use
RSP-0.23 — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.23 (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-0.23, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.23, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 40,990 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: $1,129,000 – $1,437,000 · 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
- Accessory dwelling unit at 2 Equestrian Ct (Applied)370 ft SW
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)0.45 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).
- Accessory dwelling unit at 162 Churchill Ln (aka 160) (Issued)0.22 mi E
Active in "Issued" for 4.8 yr (first record Jan 12, 2022) with no new permit activity recorded in 4.5 yr.
- Accessory dwelling unit at 98 Kristin Marie Ct A K A (Issued)0.41 mi E
Active in "Issued" for 8.7 yr (first record Mar 20, 2018) with no new permit activity recorded in 8.1 yr.
Entity-resolved builders & contractors in ½ mile: Northern Pacific Power (1 on parcel, 1 in ½ mi · Other); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (8 in ½ mi · New garage / accessory structure); Rjdj (4 in ½ mi · Pool / spa); Anello Painting And Construction (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94557 | New garage / accessory structure | Applied | App. Oct 7, 2026 | $22,250 | Louvered/Roof Panel Pergola Mounted To Dwelling Wall |
| B46988 | Other | Issued | Iss. Jun 2, 2026 | $54,375 | — |
| B30309 | HVAC / heat pump | Issued | Iss. Jul 7, 2022 | $13,000 | C/O FURNACE 5 TON 80% AFUE ; C/O AC condensor for 16 SEER; 40 GAL WH SWAPOUT — Replace Plumbing Fixtures(s); Replace Mec… |