106 Lomita Dr
Mill Valley 94941 · Alto · Unincorporated Marin · Coordinates: 37.90620, -122.52505
Executive Verdict · Public-Records Synthesis
Zoned RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,190,000 ($1,927,000–$2,453,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RA-B2 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$27,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 10, 2023).
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 (69983): Pending in review for 12.8 yr (56.1× 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: 25 new homes (0.46 mi SW, 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 (~$25,635/yr at $2,190,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,136/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:
- 10,411 sq ft (0.24 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 106 LOMITA DR; 108 LOMITA DR
Zoning & Land Use
RA-B2 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RA-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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 06041C0469F, 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: $1,927,000 – $2,453,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- 25 new homes (Entitled)0.46 mi SW
In "Entitled" for 3.5 yr (since May 6, 2023), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (25 housing units, 6 deed-restricted affordable across 0 permits).
- Remodel / interior alteration (69983) (Applied)On this parcel
Pending in review for 12.8 yr (56.1× 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 30 Shell Rd (Issued)0.35 mi E
Active in "Issued" for 2.4 yr (first record Jul 5, 2024) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $2,800,000 declared valuation across 1 permit).
- Accessory dwelling unit at 55 Plaza Dr (adu 55a) (Issued)0.41 mi E
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $790,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 16 in ½ mi · Addition (adds square footage)); Leslie Citroen Construction (2 on parcel, 2 in ½ mi · HVAC / heat pump); Solarcity Dba Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); L Columna General Contractor (1 on parcel, 1 in ½ mi · General repair); Owner (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 175162 | General repair | Issued | Iss. Oct 10, 2023 | $4,740 | Seismic Retrofit Per Standard Plan Set A |
| 168210 | Addition (adds square footage) | Issued | Iss. May 20, 2021 | $45,000 | Enlarge Entry & Install 1/2 Bath Ada |
| 151948 | Plumbing / water heater / sewer | Issued | Iss. May 12, 2016 | $3,000 | Water Meter |
| 150794 | HVAC / heat pump | Issued | Iss. Feb 16, 2016 | $1,150 | Plbg & Mech To Legalize 2nd Unit Per Cristy Stanley |
| 69983 | Remodel / interior alteration | Applied | App. Feb 10, 2014 | $23,000 |