3 Verbena Ct
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03708, -122.59626
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 $1,496,000 ($1,316,000–$1,676,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.345 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Aug 3, 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)
about 99% 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 71 Creekside Dr (320 ft N, 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 (~$17,654/yr at $1,496,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,471/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:
- 23,392 sq ft (0.54 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 3 VERBENA CT
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 (about 99% of the lot) · FIRM panel 06041C0286D, 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: $1,316,000 – $1,676,000 · 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 71 Creekside Dr (Applied)320 ft N
In "Applied" for 5.3 yr (since Aug 12, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 7 Silver Pine Ter (Issued)0.38 mi E
Active in "Issued" for 10.6 yr (first record Apr 5, 2016) with no new permit activity recorded in 10.6 yr.
- Accessory dwelling unit at 12 Red Cedar Ct (Issued)0.38 mi E
Active in "Issued" for 2.6 yr (first record Mar 25, 2024) with no new permit activity recorded in 2.6 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Alexey Bychkov (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (9 in ½ mi · Remodel / interior alteration); Hadley (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B26477 | HVAC / heat pump | Issued | Iss. Aug 3, 2021 | $14,300 | Split system change out AFUE 95 SEER 17 — Replace Mechanical Appliance |
| B16231 | Electrical / panel | Issued | Iss. Oct 18, 2018 | $855 | 1. AT THE DRIVEWAY - Install electrical plastic cut-in box extend power from existing garage outlet. Install customers p… |
| B15230 | Other | Issued | Iss. Jun 18, 2018 | $4,500 | Replace pump and heater for pool — Replace Mechanical Appliance |