33 Pikes Peak Dr
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03094, -122.57441
Executive Verdict · Public-Records Synthesis
Zoned R1-B-LV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,426,000 ($1,255,000–$1,597,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B-LV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,454 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 14, 2025).
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 (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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.44 mi SE, 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)
- ! Year 1 Prop 13 tax reset (~$16,849/yr at $1,426,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,404/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:
- 10,454 sq ft (0.24 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 33 PIKES PEAK DR
Zoning & Land Use
R1-B-LV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B-LV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B-LV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B-LV, a single-family residential zone. The lot is 10,454 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) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0289D, 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: $1,255,000 – $1,597,000 · Status: Off market
HUD Small Area FMR (ZIP 94903) · FY 2026
Studio $2,880 · 1BR $3,450 · 2BR $4,180 · 3BR $5,340 · 4BR $5,530
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)0.44 mi SE
In "Entitled" for 2.9 yr (since Dec 7, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.44 mi SE
In "Entitled" for 3.3 yr (since Jul 10, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.44 mi SE
In "Entitled" for 3.8 yr (since Jan 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.44 mi SE
In "Entitled" for 5.1 yr (since Sep 23, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Juan Calmell (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (21 in ½ mi · Remodel / interior alteration); Tim Lawlor Construction (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43098 | Solar / battery storage | Issued | Iss. Jul 14, 2025 | $44,504 | RESIDENTIAL PV SOLAR & ESS INSTALLATION, FLUSH ROOF MOUNT, GRID TIED, BATTERYBACKUP, WHOLE HOME BACKUP. |
| 143613 | Remodel / interior alteration | Issued | Iss. Aug 6, 2014 | $12,000 | Master Bath Remodel - Express |
| 141713 | Remodel / interior alteration | Issued | Iss. Feb 27, 2014 | $2,000 | Interior Kitchen And Bath Remocel - Express |