139 Garden Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99803, -122.52240
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 $1,415,000 ($1,245,000–$1,585,000).
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
- ✓ Documented permitted upgrades (+$113,856 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 7, 2022).
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)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (166246): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.11 mi NW, 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)
Parcel & Assessor
- Lot size:
- 77,493 sq ft (1.78 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 139 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: $1,245,000 – $1,585,000 · 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
- Plumbing / water heater / sewer (166246) (Issued)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Demolition (79706) (Applied)On this parcel
Pending in review for 9.7 yr (64.3× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- New commercial building at 170 N San Pedro Rd (Issued)0.11 mi NW
Active in "Issued" for 5 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)0.2 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).
Entity-resolved builders & contractors in ½ mile: Quattro Solar (3 on parcel, 3 in ½ mi · Solar / battery storage); Mc Cauley And Father Const (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Owner Builder (31 in ½ mi · Remodel / interior alteration); Owner (12 in ½ mi · Remodel / interior alteration); Pagan Construction (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B28276 | Solar / battery storage | Issued | Iss. Jan 7, 2022 | $103,000 | Installation of new ESS and removal of old ESS. |
| 166246 | Plumbing / water heater / sewer | Issued | Iss. Nov 12, 2020 | $32,000 | Generator T.D. 9-23-20 |
| 159414 | Remodel / interior alteration | Issued | Iss. Aug 23, 2018 | $20,000 | Garage Conver. Partial T.D. 7/2/18 |
| 158044 | Solar / battery storage | Issued | Iss. Mar 27, 2018 | $36,000 | Battery Back-Up For Pv***Expired |
| 158043 | Solar / battery storage | Issued | Iss. Mar 27, 2018 | $40,000 |