34 Woodoaks Dr
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00204, -122.52067
Executive Verdict · Public-Records Synthesis
Zoned RMP-9.49 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,065,000 ($937,000–$1,193,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-9.49 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Mar 6, 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
- ! 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.24 mi SW, 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 (~$12,698/yr at $1,065,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,058/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:
- 1,786 sq ft (0.04 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 34 WOODOAKS DR
Zoning & Land Use
RMP-9.49 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-9.49 (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-9.49 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-9.49 (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 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: $937,000 – $1,193,000 · 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 commercial building at 170 N San Pedro Rd (Issued)0.24 mi SW
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 16 Crestview Way (Issued)0.48 mi N
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).
- Demolition at 13 Edward Ave (Applied)0.13 mi W
In "Applied" for 3.8 yr (since Jan 23, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 15 Roosevelt Ave (Applied)0.34 mi SW
In "Applied" for 4.3 yr (since Jul 13, 2022), 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: One Hour Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); American Window (1 on parcel, 1 in ½ mi · Windows / doors / siding); Bigham Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Water Heaters Only (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (34 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46126 | Plumbing / water heater / sewer | Issued | Iss. Mar 6, 2026 | $3,265 | New Gas Service, Replace Plumbing Fixtures(s) |
| B22142 | HVAC / heat pump | Issued | Iss. Feb 24, 2020 | $9,600 | add A/C — Mechanical Appliance |
| 149357 | Windows / doors / siding | Issued | Iss. Oct 12, 2015 | $14,150 | Replace 7 Windows, 3 Patio Doors Must Meet Fenestration Must Meet Wui |
| 148475 | HVAC / heat pump | Issued | Iss. Aug 18, 2015 | $18,966 | Replace Furnace & Ductwork |