122 Redwood Dr
Woodacre 94973 · Woodacre · Unincorporated Marin · Coordinates: 38.01145, -122.64606
Executive Verdict · Public-Records Synthesis
Zoned R1-B3-SGV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,170,000 ($1,030,000–$1,310,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 13,591 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$19,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 16, 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 (162569): Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 0 Sylvan Way (330 ft SW, 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:
- 13,591 sq ft (0.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 122 REDWOOD DR
Zoning & Land Use
R1-B3-SGV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B3-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3-SGV, a single-family residential zone. The lot is 13,591 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 06041C0275D, 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: $1,030,000 – $1,310,000 · Status: Off market
HUD Small Area FMR (ZIP 94973) · FY 2026
Studio $2,080 · 1BR $2,510 · 2BR $3,020 · 3BR $3,860 · 4BR $4,000
Developments Deserving Closer Investigation & Active Area Builders
- Other (162569) (Issued)On this parcel
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- Demolition at 0 Sylvan Way (Applied)330 ft SW
In "Applied" for 2.6 yr (since Apr 22, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 209 San Geronimo Valley Dr (Applied)470 ft NW
In "Applied" for 6.3 yr (since Jul 28, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 49 Conifer Way A K A (Issued)0.13 mi SE
Active in "Issued" for 7.3 yr (first record Jul 11, 2019) with no new permit activity recorded in 7.2 yr.
Entity-resolved builders & contractors in ½ mile: Dolan Construction And Remodeling (3 on parcel, 3 in ½ mi · Electrical / panel); Romans Plumbing (2 on parcel, 2 in ½ mi · Other); Silveira Enterprise (1 on parcel, 1 in ½ mi · Electrical / panel); Camello (13 in ½ mi · New single-family home); Owner (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B23477 | Other | Issued | Iss. Sep 16, 2020 | $1,975 | Gas leak repair. Installation of gas shutoff valve in kichen cabinet. — New Gas Service |
| B23146 | Electrical / panel | Issued | Iss. Aug 1, 2020 | $2,500 | Run 3 dedicated circuits from the main panel to the septic control panel — New Circuits / Outlets |
| B22639 | Plumbing / water heater / sewer | Issued | Iss. May 26, 2020 | $1,125 | Replacement of existing 1 seismic shutoff valve. — Replace Plumbing Fixtures(s) |
| 162925 | Remodel / interior alteration | Issued | Iss. Oct 15, 2019 | $50,000 | Tree Damage Repair T.D. 7/30/19 |
| 162570 | Electrical / panel | Issued |