222 Bayview Dr
San Rafael 94901 · Bayside Acres · Unincorporated Marin · Coordinates: 37.98093, -122.48370
Executive Verdict · Public-Records Synthesis
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,719,000 ($1,513,000–$1,925,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 37,331 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,524 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 22, 2026).
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 (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: 14 new homes (0.47 mi S, entitled). 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 (~$20,219/yr at $1,719,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,685/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:
- 37,331 sq ft (0.86 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 222 BAYVIEW DR
Zoning & Land Use
R1-B4 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B4 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B4, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B4, a single-family residential zone. The lot is 37,331 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 (all of the lot) · FIRM panel 06041C0476E, 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: $1,513,000 – $1,925,000 · Status: Off market
HUD Small Area FMR (ZIP 94901) · FY 2026
Studio $2,150 · 1BR $2,580 · 2BR $3,120 · 3BR $3,990 · 4BR $4,130
Developments Deserving Closer Investigation & Active Area Builders
- 14 new homes (Entitled)0.47 mi S
In "Entitled" for 11 mo (since Dec 9, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (14 housing units, 1 deed-restricted affordable across 0 permits).
- New home (Entitled)0.29 mi SW
In "Entitled" for 8.2 yr (since Aug 28, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.42 mi N
In "Entitled" for 7.8 yr (since Jan 14, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 771 Pt San Pedro Rd (Applied)0.42 mi SE
In "Applied" for 4 yr (since Nov 15, 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: Owner (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Mirandas Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Smart72 (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sun Solar Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48444 | Plumbing / water heater / sewer | Issued | Iss. Sep 22, 2026 | $2,000 | Replace Plumbing Fixtures(s) |
| B32802 | HVAC / heat pump | Issued | Iss. Mar 1, 2023 | $2,968 | CHANGE OUT FURNACE — Replace Mechanical Appliance |
| B24356 | HVAC / heat pump | Issued | Iss. Dec 7, 2020 | $20,104 | Replacing furnace with new R96VA-1002521MSA AFUE 96% Replace AC with new RA1660AH1NA 16 Seer — Replace Mechanical Applia… |
| B23349 | Electrical / panel | Issued | Iss. Aug 25, 2020 | $2,400 | (E)[100A] to (N)[200A] Main service upgrade. — Service Upgrade |
| 163897 | Remodel / interior alteration | Issued | Iss. Jan 13, 2020 |