12 Westgate Dr
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03904, -122.59746
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 $1,488,000 ($1,309,000–$1,667,000).
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 May 10, 2024, 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)
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 71 Creekside Dr (0.11 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 (~$17,562/yr at $1,488,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,464/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:
- 21,824 sq ft (0.50 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12 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: $1,309,000 – $1,667,000 · 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)0.11 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).
- Accessory dwelling unit at 12 Red Cedar Ct (Issued)0.45 mi E
Active in "Issued" for 2.6 yr (first record Mar 25, 2024) with no new permit activity recorded in 2.6 yr.
- Demolition at 7 Silver Pine Ter (Issued)0.47 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: William Gotelli Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Benjamin Franklin Certified Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Divine Electric (1 on parcel, 1 in ½ mi · EV charger); Owner Builder (6 in ½ mi · New garage / accessory structure); 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 |
|---|---|---|---|---|---|
| B38004 | Plumbing / water heater / sewer | Issued | Iss. May 10, 2024 | $4,000 | Replace 50 gallon natural gas water heater with same in same location — Replace Plumbing Fixtures(s) |
| B27044 | EV charger | Issued | Iss. Sep 17, 2021 | $2,183 | Tesla Wall Charger Install — EV Charging Station |
| 144918 | Plumbing / water heater / sewer | Issued | Iss. Nov 13, 2014 | $2,500 | 50 Gallon Water Heater ***Ext To 11/13/16 |