19 Westgate Dr
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03979, -122.59828
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 $1,598,000 ($1,406,000–$1,790,000).
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 (+$95,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 31, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 71 Creekside Dr (0.18 mi SE, 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 (~$18,827/yr at $1,598,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,569/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:
- 30,318 sq ft (0.70 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 19 WESTGATE 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 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: $1,406,000 – $1,790,000 · 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)0.18 mi SE
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).
Entity-resolved builders & contractors in ½ mile: Hadley (2 on parcel, 2 in ½ mi · New garage / accessory structure); Sun First (2 on parcel, 2 in ½ mi · Solar / battery storage); Hadley General Contractors (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Allen Heating And Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B30911 | Solar / battery storage | Issued | Iss. Aug 31, 2022 | $73,340 | Install (27) roof mounted PV solar modules with (27) microinverters, (1) Sunvault 26 ESS (Two enclosures) and (1) Sunvau… |
| 169869 | Remodel / interior alteration | Issued | Iss. Nov 9, 2021 | $25,000 | Bath Remodel; Repair Sprinkler Line; Wiring From Solar Panels To Main Panel. Related To #168555 Marinwood Fire |
| 168555 | Remodel / interior alteration | Issued | Iss. Jun 21, 2021 | $125,000 | Rmdl Bdrm & Bath; Struct Wndws; Elect In Dressing Rm Related To 167621 |
| 168508 | Solar / battery storage | Issued | Iss. Jun 16, 2021 | $74,494 | 11.34kw Rooftop Photovoltaic & Energy Storage System |
| B25735 | Windows / doors / siding |