9 Pigeon Hollow Rd
San Rafael 94901 · Country Club · Unincorporated Marin · Coordinates: 37.97245, -122.50544
Executive Verdict · Public-Records Synthesis
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,744,000 ($1,535,000–$1,953,000).
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 38,725 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,321 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 10, 2025).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (93159): Pending in review for 18 mo (6.8× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.43 mi W, 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 (~$20,506/yr at $1,744,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,709/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:
- 38,725 sq ft (0.89 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 9 PIGEON HOLLOW RD
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 38,725 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
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0457E, 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: $1,535,000 – $1,953,000 · 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
Nearby Activity (½ mile radius, since November 2024)
8 active or recent development projects (8 housing units across completed, permitted, and pipeline stages) and 116 total building permits recorded within ½ mile.
- New construction2 permits
- Adds housing (ADU)6 permits (6 units)
- Demolition1 permit
- Additions & renovations7 permits
- Building systems81 permits
- Repairs3 permits
- Other16 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)0.43 mi W
In "Entitled" for 7 yr (since Nov 26, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- Remodel / interior alteration (93159) (Applied)On this parcel
Pending in review for 18 mo (6.8× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 40 Montecito Rd (aka 40a) (Issued)0.19 mi E
Active in "Issued" for 5.3 yr (first record Jul 16, 2021) with no new permit activity recorded in 3.9 yr. High-impact scale (1 housing unit, $2,515,850 declared valuation across 1 permit).
- New home at 7 Sea View Dr (Issued)0.21 mi SW
Active in "Issued" for 12.5 yr (first record May 19, 2014) with no new permit activity recorded in 12.2 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Green Bay Remodeling (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Sonomarin Solar_inc (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (27 in ½ mi · Remodel / interior alteration); Owner (17 in ½ mi · Remodel / interior alteration); Sausalito Construction (3 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42704 | Plumbing / water heater / sewer | Issued | Iss. Jun 10, 2025 | $15,000 | Bathroom Remodel- Scope of Work: Work includes full demolition of existing finishes and removel of built-in bathtub. Con… |
| B42428 | Plumbing / water heater / sewer | Issued | Iss. May 16, 2025 | $7,000 | Demolish and remove existing shower materials in compliance with California Building Code (CBC) and California Plumbing … |
| 93159 | Remodel / interior alteration | Applied | App. May 1, 2025 | $7,000 | Non Structural Partial Bathroom Remodel **5/16/25 Withdrawn By Applicant Bbw |
| B31994 | Solar / battery storage | Issued | Iss. Dec 8, 2022 | $27,304 | PHOTOVOLTAIC - RESIDENTIAL TILT ROOF MOUNT, GRID TIED. AC COUPLED BATTERY INSTALLATION WITH ENPHASE IQ BATTERY 3 SYSTEM … |