15 Labrea Way
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01257, -122.51472
Executive Verdict · Public-Records Synthesis
Zoned RMP-29.04 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,375,000 ($1,210,000–$1,540,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-29.04 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 (+$74,171 contributory est.)
Public building records show issued construction/renovation work on this parcel (16 total permits, latest May 20, 2020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 72% 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (161219): Issued after 11 mo (4.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$16,263/yr at $1,375,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,355/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:
- 84,289 sq ft (1.94 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 15 LABREA WAY; 15 LABREA WAY APT 1; 15 LABREA WAY APT 10
Zoning & Land Use
RMP-29.04 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-29.04 (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-29.04 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-29.04 (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 (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 72% of the lot); Zone X: minimal flood hazard (about 2% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 26% 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: $1,210,000 – $1,540,000 · 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
- Remodel / interior alteration (161219) (Issued)On this parcel
Issued after 11 mo (4.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Remodel / interior alteration (161218) (Issued)On this parcel
Issued after 10 mo (3.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Remodel / interior alteration (161217) (Issued)On this parcel
Issued after 17 mo (6.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Remodel / interior alteration (161215) (Issued)On this parcel
Issued after 11 mo (4.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 21 in ½ mi · Remodel / interior alteration); Lsr Maintenancellc (7 on parcel, 7 in ½ mi · Remodel / interior alteration); Gustavo Brooks Construction (5 on parcel, 5 in ½ mi · Remodel / interior alteration); Sanchez And Sons Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Lsr Maintenance (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 164672 | Remodel / interior alteration | Issued | Iss. May 20, 2020 | $90,000 | Rpr/Repl 18 Decks, Sistering Into Apt Floor - B W O P T.D. 2-6-20 Units 7,13,9,11,12,20,22,23,24,25,32,33,34,35,46,47,48 |
| B20732 | HVAC / heat pump | Issued | Iss. Jan 7, 2020 | $2,000 | Install furnace & ducting in 3 bedroom apartment. — Replace Ductwork, Mechanical Appliance |
| 161219 | Remodel / interior alteration | Issued | Iss. Apr 9, 2019 | $1,500 | Deck Repairs Into 3 Apartments |
| 161218 | Remodel / interior alteration | Issued | Iss. Apr 9, 2019 | $18,000 | Deck & Found Rprs, Incl Sistering Into 2 Apartments |
| 161217 | Remodel / interior alteration |