651 Canyon Rd
Novato 94947 · Novato · Coordinates: 38.09696, -122.58243
Executive Verdict · Public-Records Synthesis
Zoned RVL-40 in Novato with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,128,000 ($959,000–$1,297,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RVL-40 allows residential use qualifying for ministerial ADU review under state law.
Source: Novato zoning · CA Gov. Code 66314
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 (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
Johnk Urban Lot Split: Active in "Entitled" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 16 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Ma Urban Lot Split (0.18 mi N, entitled). 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:
- 57,064 sq ft (1.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 651 CANYON RD
Zoning & Land Use
RVL-40 — Very Low Density Residential (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RVL-40 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RVL-40 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Very low density and rural residential: large-lot; confirm SB 9 with the city.
- SB 9: split into two lotsCan't tell
Zoned RVL-40 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Very low density and rural residential: large-lot; confirm SB 9 with the city.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0277E, 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: $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)
4 active or recent development projects (4 housing units across completed, permitted, and pipeline stages) and 5 total building permits recorded within ½ mile.
- New construction1 permit
- Building systems3 permits
- Other1 permit
Developments Deserving Closer Investigation & Active Area Builders
- Johnk Urban Lot Split (Entitled)On this parcel
Active in "Entitled" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 16 mo.
- Ma Urban Lot Split (Entitled)0.18 mi N
Active in "Entitled" for 17 mo (first record Jun 27, 2025) with no new permit activity recorded in 17 mo.
- Detached ADU (Entitled)0.18 mi N
Active in "Entitled" for 5.7 yr (first record Mar 3, 2021) with no new permit activity recorded in 5.7 yr.
- New home (Issued)0.36 mi NE
Active in "Issued" for 2 yr (first record Nov 4, 2024) with no new permit activity recorded in 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: 1 entry (report years 2025).