19 Mountain View Ave
Mill Valley 94941 · Mill Valley · Coordinates: 37.90550, -122.54323
Executive Verdict · Public-Records Synthesis
Zoned RS-6 in Mill Valley with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,193,000 ($1,864,000–$2,522,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RS-6 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,403 sq ft lot.
Source: Mill Valley zoning · CA Gov. Code 66314 & 65852.21
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 High Fire Hazard Severity Zone (Local Responsibility Area) (about 75% 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: MFR/Office Overlay (0.19 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)
- ! Bulk building permits not published for Mill Valley
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Mill Valley)
Parcel & Assessor
- Lot size:
- 6,403 sq ft (0.15 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 19 MOUNTAIN VIEW AVE; 19 MOUNTAIN VIEW AVE UNIT A
Zoning & Land Use
RS-6 — Single Fam Res (min 6,000 SF) (Mill Valley)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RS-6 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RS-6, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RS-6, a single-family residential zone. The lot is 6,403 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
- High Fire Hazard Severity Zone (Local Responsibility Area) (about 75% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 25% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0468F, 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: $1,864,000 – $2,522,000 · Status: Off market
HUD Small Area FMR (ZIP 94941) · FY 2026
Studio $2,730 · 1BR $3,270 · 2BR $3,960 · 3BR $5,060 · 4BR $5,240
Nearby Activity (½ mile radius, since November 2024)
16 active or recent development projects (20 housing units across completed, permitted, and pipeline stages) and 28 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- MFR/Office Overlay (Entitled)0.19 mi W
Active in "Entitled" for 13 mo (first record Oct 13, 2025) with no new permit activity recorded in 13 mo. High-impact scale (5 housing units across 0 permits).
- ADU Conversion (Issued)210 ft N
Active in "Issued" for 3.6 yr (first record Apr 13, 2023) with no new permit activity recorded in 3.6 yr.
- ADU Conversion (Entitled)220 ft N
Active in "Entitled" for 4.5 yr (first record Apr 26, 2022) with no new permit activity recorded in 4.5 yr.
- Attached ADU (Issued)300 ft E
Active in "Issued" for 20 mo (first record Mar 13, 2025) with no new permit activity recorded in 20 mo.
Permit & Project History on This Parcel (0 permits, 2 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 2 entries (report years 2021).