11 Adrian Ter
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01229, -122.51531
Executive Verdict · Public-Records Synthesis
Zoned RMP-13.7 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,092,000 ($961,000–$1,223,000).
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 Jul 2, 2024, 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)
about 77% 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 (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 (0.3 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 (~$13,008/yr at $1,092,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,084/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:
- 2,657 sq ft (0.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 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 X: minimal flood hazard (about 77% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 23% 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: $961,000 – $1,223,000 · 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)0.3 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).
- New home at 35 Pt Gallinas Rd (Issued)0.46 mi E
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).
- Demolition at 1145 Adrian Way (Applied)0.26 mi NE
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).
- Accessory dwelling unit at 798 Hacienda Way (Applied)0.27 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: Downing Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (37 in ½ mi · Remodel / interior alteration); Owner (21 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 |
|---|---|---|---|---|---|
| B38605 | Roof replacement | Issued | Iss. Jul 2, 2024 | $8,765 | REMOVE AND REPLACE CLASS A COMP SHINGLE ROOF. — ReRoofing; With Electronic Inspection |
| B18295 | HVAC / heat pump | Issued | Iss. Jul 16, 2019 | $9,124 | Remove and replace existing furnace, coil & A/C. Bryant furnace model 311JAV36045, 80% AFUE. Bryant A/C model 105ANA030,… |