482 Calle De La Mesa
Novato 94949 · Loma Verde · Unincorporated Marin · Coordinates: 38.06818, -122.55028
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,249,000 ($1,099,000–$1,399,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,756 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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 16, 2021, 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 Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 50% 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
Plumbing / water heater / sewer (167588): Issued after 2 mo — 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 424 Corte Escuela (0.28 mi S, 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)
Parcel & Assessor
- Lot size:
- 8,756 sq ft (0.20 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 482 CALLE DE LA MESA
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (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 R1, a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 8,756 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 50% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0283E, 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: $1,099,000 – $1,399,000 · Status: Off market
HUD Small Area FMR (ZIP 94949) · FY 2026
Studio $2,360 · 1BR $2,830 · 2BR $3,430 · 3BR $4,380 · 4BR $4,540
Developments Deserving Closer Investigation & Active Area Builders
- Plumbing / water heater / sewer (167588) (Issued)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Accessory dwelling unit at 424 Corte Escuela (Applied)0.28 mi S
In "Applied" for 2.8 yr (since Jan 17, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 477 Alameda De La Loma (aka 477a) (Issued)0.16 mi S
Active in "Issued" for 2.5 yr (first record May 6, 2024) with no new permit activity recorded in 2 yr.
- Accessory dwelling unit at 422 Corte Escuela (a D U 422 A) (Issued)0.31 mi S
Active in "Issued" for 3.9 yr (first record Dec 28, 2022) with no new permit activity recorded in 12 mo.
Entity-resolved builders & contractors in ½ mile: Earl Adams Tile Coping And Plastering Adams Pool Solutions (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Huts And Castles Dba Hci Gen Engineering (1 on parcel, 1 in ½ mi · New garage / accessory structure); I Cannan Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (13 in ½ mi · Remodel / interior alteration); Owner (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 169354 | New garage / accessory structure | Issued | Iss. Sep 16, 2021 | $10,000 | Replace Carport With Porch; Relocate Front Door & Windows J#Asb121795 |
| 167588 | Plumbing / water heater / sewer | Issued | Iss. Mar 29, 2021 | $15,250 | Remove/Replace Existing Pool Surface, Install Channel Drain |
| B25174 | Electrical / panel | Issued | Iss. Mar 16, 2021 | $500 | Repair portion of electrical that caused a small fire. This is an emergency repair to get approval for PG&E to restore p… |
| 142413 | Electrical / panel | Issued | Iss. Apr 29, 2014 | $4,500 | Repl Main Panel And 1 Wndw, Same Width But Longer ***Expired |