11 Verbena Ct
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03661, -122.59414
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 $1,510,000 ($1,329,000–$1,691,000).
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
- ✓ Documented permitted upgrades (+$26,359 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 19, 2020).
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)
- ! Delayed or open permit activity on this parcel
Other (86927): Pending in review for 6 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 71 Creekside Dr (0.14 mi NW, 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:
- 20,952 sq ft (0.48 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 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 (all 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: $1,329,000 – $1,691,000 · 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
- Other (86927) (Applied)On this parcel
Pending in review for 6 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Accessory dwelling unit at 71 Creekside Dr (Applied)0.14 mi NW
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).
- Accessory dwelling unit at 1 Golden Lily Pl (Applied)0.41 mi SE
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 7 Silver Pine Ter (Issued)0.26 mi E
Active in "Issued" for 10.6 yr (first record Apr 5, 2016) with no new permit activity recorded in 10.6 yr.
Entity-resolved builders & contractors in ½ mile: Bellows Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Urban Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Ekr Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (11 in ½ mi · Remodel / interior alteration); Rempe Steve General Contr (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 166327 | Solar / battery storage | Issued | Iss. Nov 19, 2020 | $43,776 | Photovoltaic 11.52kw Rooftop |
| 166304 | Solar / battery storage | Issued | Iss. Nov 18, 2020 | $37,072 | Energy Storing System |
| 86927 | Other | Applied | App. Nov 12, 2020 | — | — |
| B23930 | Electrical / panel | Issued | Iss. Oct 22, 2020 | $3,000 | Upgrade existing 200A main service panel with new 200A Solar ready panel — Service Upgrade |
| B23512 | Plumbing / water heater / sewer | Issued | Iss. Oct 20, 2020 | $3,500 |