170 Redwood Dr
Woodacre 94973 · Woodacre · Unincorporated Marin · Coordinates: 38.00991, -122.64225
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 $1,173,000 ($1,032,000–$1,314,000).
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 17,598 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Aug 19, 2026, 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)
- ! Delayed or open permit activity on this parcel
New garage / accessory structure (175960): Issued after 2 yr (4.4× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
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 (0.25 mi W, 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:
- 17,598 sq ft (0.40 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 170 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 17,598 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: $1,032,000 – $1,314,000 · 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
- New garage / accessory structure (175960) (Issued)On this parcel
Issued after 2 yr (4.4× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Demolition at 0 Sylvan Way (Applied)0.25 mi W
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)0.31 mi 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 156 Central Ave (Issued)0.1 mi NE
Active in "Issued" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 3.5 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 9 in ½ mi · New garage / accessory structure); Apollo Building And Roofing Group (1 on parcel, 1 in ½ mi · Roof replacement); Green Bay Remodeling (1 on parcel, 1 in ½ mi · Other); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Divine Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94460 | Remodel / interior alteration | Applied | App. Aug 19, 2026 | $23,000 | Bathroom Remodel. Remove Dropped Cieling. Relocate Pocketdoor, Install New Vanity, Toilet, Bathtub/Shower, Lighting And … |
| B46808 | Roof replacement | Issued | Iss. May 14, 2026 | $19,800 | ReRoofing |
| B46101 | Other | Issued | Iss. Mar 5, 2026 | $18,000 | — |
| 175960 | New garage / accessory structure | Issued | Iss. Feb 12, 2024 | $8,500 | Replace Exterior Stairs & Railings In Front & Back Of House, (N) Drainage; 8' Arch Over Gates (Garage/Storage Addn Delet… |
| B36202 | HVAC / heat pump | Issued | Iss. Nov 21, 2023 |