32 Bridgegate Dr
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03466, -122.58453
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.345 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,477,000 ($1,300,000–$1,654,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.345 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$15,397 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 12, 2022).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 1 Golden Lily Pl (0.15 mi W, 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)
- ! Year 1 Prop 13 tax reset (~$17,436/yr at $1,477,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,453/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:
- 17,076 sq ft (0.39 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 32 BRIDGEGATE DR
Zoning & Land Use
RMP-0.345 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.345 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.345 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.345 (multifamily residential), not a single-family residential zone.
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 06041C0287D, 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: $1,300,000 – $1,654,000 · 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
- Accessory dwelling unit at 1 Golden Lily Pl (Applied)0.15 mi W
In "Applied" for 4.8 yr (since Jan 20, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 42 Oak Mountain Ct (Applied)0.16 mi SE
In "Applied" for 5.5 yr (since Apr 30, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 2000 Lucas Valley Rd (Applied)0.17 mi S
In "Applied" for 4.4 yr (since Jun 7, 2022), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 11 Mt Burney Ct (adu 11a) (Issued)220 ft E
Active in "Issued" for 3.3 yr (first record Jul 19, 2023) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: All Phase Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Eclipse Energy And Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (21 in ½ mi · Remodel / interior alteration); Owner (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 |
|---|---|---|---|---|---|
| B28329 | Solar / battery storage | Issued | Iss. Jan 12, 2022 | $12,300 | Install 12.00kW of roof mount solar, Install 13kwh sunvault energy storage system, Main panel upgrade 200A to 200A like … |
| 165187 | Solar / battery storage | Issued | Iss. Jul 22, 2020 | $25,370 | 7.68 Kw Rooftop Solar & Energy Storage *Design Change To Pv 8.16kw * |
| B14229 | Roof replacement | Issued | Iss. Feb 1, 2018 | $35,000 | Remove one layer of composition shingles on roof and gutters. Replace with class A composition shingles and new seamless… |