617 Vendola Dr
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01382, -122.51760
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 $1,341,000 ($1,180,000–$1,502,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 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 (+$133,240 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jan 5, 2026).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (83574): Pending in review for 7.5 yr (17.1× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 16 Crestview Way (0.35 mi S, 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 (~$15,872/yr at $1,341,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,323/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:
- 9,235 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 617 VENDOLA DR
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 9,235 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: $1,180,000 – $1,502,000 · 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
- Addition (adds square footage) (83574) (Applied)On this parcel
Pending in review for 7.5 yr (17.1× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- General repair (77756) (Applied)On this parcel
Pending in review for 10.5 yr (46.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New home at 16 Crestview Way (Issued)0.35 mi S
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 798 Hacienda Way (Applied)0.18 mi NE
In "Applied" for 11.1 yr (since Oct 5, 2015), 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: Owner (1 on parcel, 20 in ½ mi · Remodel / interior alteration); Reliable Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Bay Area Underpinning (1 on parcel, 1 in ½ mi · General repair); Baggett Building Enterprise (1 on parcel, 1 in ½ mi · General repair); Jazz Heating And Cooling (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45313 | Plumbing / water heater / sewer | Issued | Iss. Jan 5, 2026 | $13,778 | Replace Tank Water Heater with Tankless Water Heater, same location. — New Plumbing Fixture(s) |
| 169515 | Addition (adds square footage) | Issued | Iss. Oct 4, 2021 | $180,000 | Add Br & Ba; Shear In Other Areas; Deck; Upgr Amin Panel To 200 A. T.D. 8/11/20 ***Extended To 7/27/22 Nh |
| 83574 | Addition (adds square footage) | Applied | App. May 21, 2019 | $40,000 | Ofc/Studio, Det - Withdrawn By Owner 7/16/19 Kp T.D. 6/4/19 |
| 159404 | Solar / battery storage | Issued | Iss. Aug 23, 2018 | $5,891 | Pv Solar 3.150 Kw - Express |
| B12690 | HVAC / heat pump | Issued |