72 Bridgegate Dr
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03765, -122.58346
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 $1,538,000 ($1,353,000–$1,723,000).
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 (+$34,935 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 15, 2026).
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 42 Oak Mountain Ct (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)
- ! Year 1 Prop 13 tax reset (~$18,137/yr at $1,538,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,511/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:
- 27,225 sq ft (0.63 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 72 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: $1,353,000 – $1,723,000 · 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 42 Oak Mountain Ct (Applied)0.28 mi S
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).
- Accessory dwelling unit at 1 Golden Lily Pl (Applied)0.31 mi SW
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).
- Demolition at 2000 Lucas Valley Rd (Applied)0.38 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)0.22 mi S
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: Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Mt Tam Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46813 | HVAC / heat pump | Issued | Iss. May 15, 2026 | $20,000 | Replace Ductwork, Mechanical Appliance, Replace Mechanical Appliance |
| B46686 | Plumbing / water heater / sewer | Issued | Iss. May 6, 2026 | $1,460 | Replace Plumbing Fixtures(s) |
| B28608 | Solar / battery storage | Issued | Iss. Feb 3, 2022 | $14,700 | Install roof mount solar panels at 5.2 kW and battery |
| B26426 | HVAC / heat pump | Issued | Iss. Jul 28, 2021 | $7,250 | 80% FAU CHANGE OUT IN GARAGE, 4 TON 14 SEER AC ADD ON IN BACK YARD WITH 4 TON COIL — Mechanical Appliance, Replace Mecha… |
| 165879 | Remodel / interior alteration | Issued |