111 Birch Way
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01094, -122.52095
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,173,000 ($1,032,000–$1,314,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$8,127 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Nov 7, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 16 Crestview Way (0.2 mi SE, 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 (~$13,940/yr at $1,173,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,162/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:
- 5,837 sq ft (0.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 111 BIRCH WAY
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 5,837 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0294E, 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: $1,032,000 – $1,314,000 · 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 home at 16 Crestview Way (Issued)0.2 mi SE
Active in "Issued" for 2.5 yr (first record May 20, 2024) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $770,000 declared valuation across 1 permit).
- Accessory dwelling unit at 120 Mabry Way (Applied)260 ft W
In "Applied" for 3.1 yr (since Sep 21, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 106 Mabry Way (Applied)270 ft S
In "Applied" for 3.1 yr (since Sep 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 321 N San Pedro Rd (Applied)0.26 mi S
In "Applied" for 5.8 yr (since Feb 9, 2021), 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: Solarcraft Services (2 on parcel, 2 in ½ mi · EV charger); Bonney Plumbing Dba Oconnell Plumbing Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Ridgeline Roofing (1 on parcel, 1 in ½ mi · Roof replacement); American Vision Windows (1 on parcel, 1 in ½ mi · Windows / doors / siding); Lassiter Excavating (1 on parcel, 1 in ½ mi · Demolition).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36052 | Windows / doors / siding | Issued | Iss. Nov 7, 2023 | $16,194 | Retrofit 6 windows and 1 sliding patio door. All vinyl, same size and location, and at least 1 pane tempered per WUI. U-… |
| B31157 | EV charger | Issued | Iss. Sep 23, 2022 | $1,200 | (New) 50A CAR CHARGING CIRCUIT — EV Charging Station; With Electronic Inspection |
| B30683 | Solar / battery storage | Issued | Iss. Aug 10, 2022 | $21,500 | (N) FLUSH MOUNTED 5.18 kW PV SYSTEM W/ GRID TIED MICROINVERTERS |
| B30491 | Roof replacement | Issued | Iss. Jul 26, 2022 | $38,852 | Remove (tear off) and replace existing roof with new Class A PVC single ply membrane roofing system. SELF CERT 27sq — Re… |
| 154309 | Demolition |