130 Garden Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99756, -122.52266
Executive Verdict · Public-Records Synthesis
Zoned RMP-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,301,000 ($1,145,000–$1,457,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 1, 2021, 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 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 (0.13 mi N, 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 (~$15,412/yr at $1,301,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,284/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:
- 49,049 sq ft (1.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 130 GARDEN AVE
Zoning & Land Use
RMP-1 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-1 (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-1 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-1 (multifamily residential), not a single-family residential zone.
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: $1,145,000 – $1,457,000 · 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
- New commercial building at 170 N San Pedro Rd (Issued)0.13 mi N
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).
- New home at 8 Edgehill Wy (Applied)0.16 mi SW
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)0.26 mi NW
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).
- Demolition at 13 Edward Ave (Applied)0.28 mi N
In "Applied" for 3.8 yr (since Jan 23, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Rep Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Cherryhill Plumbing And Heating (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (30 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B25337 | HVAC / heat pump | Issued | Iss. Apr 1, 2021 | $20,506 | 96% FAU C/O, 17 SEER AC C/O, AND DUCT REPLACEMENT — Replace Ductwork, Replace Mechanical Appliance |
| B16390 | Windows / doors / siding | Issued | Iss. Nov 6, 2018 | $10,600 | Replacing 2 doors — Non-structural Door/Window Replacement |
| 159861 | Plumbing / water heater / sewer | Issued | Iss. Oct 15, 2018 | $2,200 | Replace Water Heater |
| 149614 | Solar / battery storage | Issued | Iss. Oct 29, 2015 | $40,000 | Rf Mtd P V Sys 6.72 K W - Express |