2478 Vineyard Rd
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10349, -122.62049
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.65 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,299,000 ($1,143,000–$1,455,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.65 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 65,471 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$54,989 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 30, 2026).
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 High 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 2500 Vineyard Rd (470 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 (~$15,389/yr at $1,299,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,282/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:
- 65,471 sq ft (1.50 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2478 VINEYARD RD
Zoning & Land Use
RSP-0.65 — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.65 (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-0.65, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.65, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 65,471 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
- High 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 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: $1,143,000 – $1,455,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- New home at 2500 Vineyard Rd (Applied)470 ft SW
In "Applied" for 3.3 yr (since Jul 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 20 Verissimo Dr (Applied)500 ft W
In "Applied" for 4.2 yr (since Aug 23, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)0.17 mi NE
In "Applied" for 8.8 yr (since Feb 8, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 2450 Vineyard Rd (Issued)0.11 mi E
Active in "Issued" for 3.5 yr (first record May 3, 2023) with no new permit activity recorded in 3.5 yr.
Entity-resolved builders & contractors in ½ mile: Restoration Construction Abatement (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Ba Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (13 in ½ mi · New garage / accessory structure); Owner Builder (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182262 | Remodel / interior alteration | Issued | Iss. Jul 30, 2026 | $80,000 | Interior Fire Damage To Walls, Ceilng, And Select Fixtures, No Structural. Upgrade Entire Electrical System. |
| B38083 | Electrical / panel | Issued | Iss. May 17, 2024 | $5,000 | Remove 200amp Zinsco meter main panel from well house and install an Eaton 200Amp solar ready meter main overhead fed su… |
| 167527 | Solar / battery storage | Issued | Iss. Mar 24, 2021 | $30,524 | 8.88 Kw Rooftop Photovolataic-Express |