36 Adrian Ter
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01147, -122.51668
Executive Verdict · Public-Records Synthesis
Zoned RMP-13.7 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 $1,125,000 ($990,000–$1,260,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-13.7 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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 13, 2025, 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, about 2% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 16 Crestview Way (0.21 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 (~$13,388/yr at $1,125,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,116/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:
- 3,790 sq ft (0.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 36 ADRIAN TER
Zoning & Land Use
RMP-13.7 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-13.7 (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-13.7 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-13.7 (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 2% of the lot); Zone X: minimal flood hazard (about 98% 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: $990,000 – $1,260,000 · 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 16 Crestview Way (Issued)0.21 mi SW
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)0.24 mi W
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).
- Accessory dwelling unit at 120 Mabry Way (Applied)0.28 mi W
In "Applied" for 3.1 yr (since Sep 21, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 798 Hacienda Way (Applied)0.32 mi N
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: Capstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Lory Electric (1 on parcel, 1 in ½ mi · EV charger); Owner Builder (42 in ½ mi · Remodel / interior alteration); Owner (22 in ½ mi · Remodel / interior alteration); Lsr Maintenancellc (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44331 | Roof replacement | Issued | Iss. Oct 13, 2025 | $17,650 | Remove existing roof. Install with new Lifetime Class A composition shingles. — ReRoofing |
| B26035 | EV charger | Issued | Iss. Jun 13, 2021 | $513 | Install one new 40A/240V circuit with NEMA 14-50 receptacle for EV charging and one new 20A/120V circuit with GFCI recep… |