2169 Vineyard Rd
Novato 94947 · Novato · Coordinates: 38.10579, -122.60468
Executive Verdict · Public-Records Synthesis
Zoned R1-10 in Novato with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,096,000 ($932,000–$1,260,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-10 allows residential use qualifying for ministerial ADU review under state law.
Source: Novato zoning · CA Gov. Code 66314
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 25% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory Dwelling (0.14 mi NE, 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)
- ! 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)
- ! Year 1 Prop 13 tax reset (~$13,054/yr at $1,096,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,088/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:
- 16,771 sq ft (0.39 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2169 VINEYARD RD
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 lotPossible, with conditions
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. FEMA Special Flood Hazard Area (Zone AE) covers about 25% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
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 16,771 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 25% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 25% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 29% of the lot); Zone X: minimal flood hazard (about 47% 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: $932,000 – $1,260,000 · 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)
4 active or recent development projects (4 housing units across completed, permitted, and pipeline stages) and 8 total building permits recorded within ½ mile.
- Additions & renovations2 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory Dwelling (Issued)0.14 mi NE
Active in "Issued" for 5.8 yr (first record Jan 20, 2021) with no new permit activity recorded in 5.8 yr.
- Newman ADU (Issued)0.16 mi N
Active in "Issued" for 15 mo (first record Aug 25, 2025) with no new permit activity recorded in 15 mo.
- Accessory Dwelling (Issued)0.16 mi E
Active in "Issued" for 5.5 yr (first record May 13, 2021) with no new permit activity recorded in 5.5 yr.
- NSFD 2606 sq. ft. with attached garage (Issued)0.27 mi N
Active in "Issued" for 7.9 yr (first record Dec 15, 2018) with no new permit activity recorded in 7.9 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: 1 entry (report years 2025).