9 Vendola Dr
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00870, -122.52295
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,242,000 ($1,093,000–$1,391,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 27, 2026, 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
- ! 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
Demolition at 9 Vendola Dr: Active in "Issued" for 3.9 yr (first record Dec 9, 2022) with no new permit activity recorded in 3.9 yr.
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 home at 16 Crestview Way (0.24 mi E, 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 (~$14,733/yr at $1,242,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,228/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:
- 13,329 sq ft (0.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 9 VENDOLA DR
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1, 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, a single-family residential zone. The lot is 13,329 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: $1,093,000 – $1,391,000 · 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
- Demolition at 9 Vendola Dr (Issued)On this parcel
Active in "Issued" for 3.9 yr (first record Dec 9, 2022) with no new permit activity recorded in 3.9 yr.
- Windows / doors / siding (180990) (Issued)On this parcel
Issued after 8 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,477).
- New home at 16 Crestview Way (Issued)0.24 mi E
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 106 Mabry Way (Applied)0.16 mi NE
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).
Entity-resolved builders & contractors in ½ mile: J Castillo Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); James Cullen Construction (1 on parcel, 1 in ½ mi · General repair); Owner Builder (41 in ½ mi · Remodel / interior alteration); Owner (18 in ½ mi · Remodel / interior alteration); Pagan Construction (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180990 | Windows / doors / siding | Issued | Iss. Jan 27, 2026 | $80,000 | Siding; Replace Windows; New Front Porch & Stairs Within Previous Footprint T.D. 8-7-25 |
| 178108 | General repair | Issued | Iss. Nov 14, 2024 | $45,000 | Foundation Repair T.D. 10/24/24 |
| 173093 | Demolition | Issued | Iss. Dec 29, 2022 | $1,000 | Demo Brick Porch, Stairs, Concrete Foundation Extension & Adjoining Slabs |