40 Bayhills Dr
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00944, -122.50875
Executive Verdict · Public-Records Synthesis
Zoned RE-B3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,318,000 ($1,160,000–$1,476,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RE-B3 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 (+$17,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Dec 22, 2023).
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 home at 35 Pt Gallinas Rd (0.37 mi N, 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 (~$15,607/yr at $1,318,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,301/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:
- 43,516 sq ft (1.00 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 40 BAYHILLS DR
Zoning & Land Use
RE-B3 — Residential Estate (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RE-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RE-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RE-B3 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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: $1,160,000 – $1,476,000 · 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 35 Pt Gallinas Rd (Issued)0.37 mi N
Active in "Issued" for 9.5 yr (first record May 24, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $2,367,450 declared valuation across 1 permit).
- Accessory dwelling unit at 27 Sunny Oaks Dr (aka 29) (Applied)220 ft N
In "Applied" for 3.5 yr (since May 2, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 1145 Adrian Way (Applied)0.32 mi N
In "Applied" for 4.9 yr (since Dec 2, 2021), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Demolition at 161 Granlee Rd (Issued)0.22 mi SW
Active in "Issued" for 7.5 yr (first record May 16, 2019) with no new permit activity recorded in 7.4 yr.
Entity-resolved builders & contractors in ½ mile: Tesla Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Meier And Sons Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Rapidflo (1 on parcel, 1 in ½ mi · HVAC / heat pump); Bayside Builders Group (1 on parcel, 1 in ½ mi · Remodel / interior alteration); William Gotelli Plumbing (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 |
|---|---|---|---|---|---|
| B36512 | Plumbing / water heater / sewer | Issued | Iss. Dec 22, 2023 | $5,608 | Replace existing water heater with a 50 gallon water heater in existing location. — Replace Plumbing Fixtures(s) |
| B32513 | Roof replacement | Issued | Iss. Feb 7, 2023 | $24,000 | Tear off existing composition shingle roof system and replace with new felt, flashings and composition shingles. — ReRoo… |
| 173311 | Remodel / interior alteration | Issued | Iss. Feb 6, 2023 | $10,000 | Nonstructural Bathroom Remodel - Express |
| B32288 | Windows / doors / siding | Issued | Iss. Jan 16, 2023 | $3,308 | Replace 1 retrofit window — Non-structural Door/Window Replacement |
| 169267 | Solar / battery storage |