305 Wilson Ave
Novato 94947 · Indian Valley · Unincorporated Marin · Coordinates: 38.09171, -122.60985
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.5 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 $1,139,000 ($1,002,000–$1,276,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.5 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 162,305 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jul 9, 2024, 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 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)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (92369): Pending in review for 2.3 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 443 Wilson Ave (aka 441) (0.15 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)
Parcel & Assessor
- Lot size:
- 162,305 sq ft (3.73 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 305 WILSON AVE; 309 WILSON AVE
Zoning & Land Use
RSP-0.5 — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.5 (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-0.5, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.5, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 162,305 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 06041C0278D, 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: $1,002,000 – $1,276,000 · 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
- Plumbing / water heater / sewer (92369) (Applied)On this parcel
Pending in review for 2.3 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Accessory dwelling unit at 443 Wilson Ave (aka 441) (Issued)0.15 mi NE
Active in "Issued" for 5.4 yr (first record Jun 25, 2021) with no new permit activity recorded in 4.8 yr.
- Accessory dwelling unit at 441 Wilson Ave (Issued)0.16 mi NE
Active in "Issued" for 5.7 yr (first record Feb 25, 2021) with no new permit activity recorded in 5.7 yr.
- New home at 10 Tanglewood Ln (Issued)0.29 mi SE
Active in "Issued" for 8.5 yr (first record May 24, 2018) with no new permit activity recorded in 7.2 yr.
Entity-resolved builders & contractors in ½ mile: Owner (3 in ½ mi · Accessory dwelling unit (new or conversion)); Owner Builder (2 in ½ mi · Remodel / interior alteration); Design Build Specialists (2 in ½ mi · New garage / accessory structure); Michael J Arruda Construction (1 in ½ mi · Accessory dwelling unit (new or conversion)); Sausalito Construction (1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 92369 | Plumbing / water heater / sewer | Applied | App. Jul 9, 2024 | $35,000 | Drainage Improvments: V Ditch, Slope (E) Graded Pad To Drain, Install Di, Install 12 Culvert |