103 Garden Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99691, -122.52601
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,192,000 ($1,049,000–$1,335,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,187 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 17, 2024).
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 Moderate 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.21 mi NE, issued). 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 (~$14,158/yr at $1,192,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,180/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:
- 7,187 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 103 GARDEN AVE
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 7,187 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
- Moderate 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 06041C0457E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,049,000 – $1,335,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 179 total building permits recorded within ½ mile.
- New construction2 permits
- Adds housing (ADU)3 permits (3 units)
- Demolition2 permits
- Additions & renovations15 permits
- Building systems133 permits
- Repairs8 permits
- Other16 permits
Developments Deserving Closer Investigation & Active Area Builders
- New commercial building at 170 N San Pedro Rd (Issued)0.21 mi NE
Active in "Issued" for 4.9 yr (first record Dec 1, 2021) with no new permit activity recorded in 4.4 yr. High-impact scale ($18,000,000 declared valuation across 1 permit).
- Accessory dwelling unit at 59 San Pablo Ave (Applied)0.15 mi SW
In "Applied" for 23 mo (since Nov 27, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 8 Edgehill Wy (Applied)0.15 mi SE
In "Applied" for 10.8 yr (since Feb 4, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 15 Roosevelt Ave (Applied)0.21 mi N
In "Applied" for 4.3 yr (since Jul 13, 2022), 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: Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Kejet (1 on parcel, 1 in ½ mi · HVAC / heat pump); Home Depot The (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39855 | Solar / battery storage | Issued | Iss. Oct 17, 2024 | $15,156 | PV SOLAR 3240W DC, 11500W AC, (8) modules, (1) 13.5kWH ESS, MAIN PANEL REPLACEMENT |
| B25321 | Windows / doors / siding | Issued | Iss. Mar 31, 2021 | $10,953 | Replacing 4 retrofit windows — Non-structural Door/Window Replacement |
| B23183 | HVAC / heat pump | Issued | Iss. Aug 7, 2020 | $9,984 | Furnace Replacement 96% AFUE and Duct Replacement more than 40 total feet — Replace Ductwork, Replace Mechanical Applian… |
| B17239 | Roof replacement | Issued | Iss. Mar 12, 2019 | $19,485 | *** Main House & Detached Garage*** Remove existing 31 sq ft roof down to sheathing. Prepare existing sheathing for new … |
| 144236 | Other | Issued | Iss. Sep 23, 2014 | $1,380 | Repl Liv Rm Wndw Size For Size - Must Meet W U I Requirements |