715 Sutro Ave
Novato 94947 · Novato · Coordinates: 38.10466, -122.61615
Executive Verdict · Public-Records Synthesis
Zoned R1-10 in Novato with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,128,000 ($959,000–$1,297,000).
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 89,342 sq ft lot.
Source: Novato zoning · CA Gov. Code 66314 & 65852.21
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 (Local Responsibility Area) (about 94% 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 (460 ft 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:
- 89,342 sq ft (2.05 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 715 SUTRO AVE
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 89,342 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 (Local Responsibility Area) (about 94% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 6% 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: $959,000 – $1,297,000 · 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)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 63 total building permits recorded within ½ mile.
- New construction4 permits (1 units)
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 27 Stirrup Ln A K A (Applied)460 ft 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)0.16 mi SW
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)0.27 mi NW
Active in "Issued" for 3.1 yr (first record Sep 22, 2023) with no new permit activity recorded in 2.2 yr.
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.34 mi W
Active in "Applied" for 4.2 yr (first record Aug 23, 2022) with no new permit activity recorded in 4.2 yr.
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 2 entries (report years 2020, 2021).