36 Meadow Dr
Mill Valley 94941 · Alto · Unincorporated Marin · Coordinates: 37.90548, -122.51947
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AO flood due diligence; benchmark value $2,109,000 ($1,856,000–$2,362,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Dec 4, 2023, 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
- ! FEMA Special Flood Hazard Area (AO, all of the lot of lot)
Zone AO: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 36 Meadow Dr: In "Applied" for 6.7 yr (since Feb 20, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 55 Thomas Dr (0.4 mi E, applied). 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 (~$24,704/yr at $2,109,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,059/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:
- 7,492 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 36 MEADOW DR
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AO) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 7,492 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AO) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AO: 1% annual chance flood (Special Flood Hazard Area) (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: $1,856,000 – $2,362,000 · 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
- Accessory dwelling unit at 36 Meadow Dr (Applied)On this parcel
In "Applied" for 6.7 yr (since Feb 20, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 55 Thomas Dr (Applied)0.4 mi E
In "Applied" for 6.2 yr (since Sep 1, 2020), 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, $1,000,000 declared valuation across 1 permit).
- Accessory dwelling unit (new or conversion) (91742) (Applied)On this parcel
Pending in review for 2.9 yr (5.3× the 204d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 90th pct 549d, n=298).
- Accessory dwelling unit (new or conversion) (88693) (Applied)On this parcel
Pending in review for 5.3 yr (9.5× the 204d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 90th pct 549d, n=298).
Entity-resolved builders & contractors in ½ mile: Tg General Building Construction (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Owner Builder (34 in ½ mi · Remodel / interior alteration); Owner (21 in ½ mi · Remodel / interior alteration); Drosihn Construction (6 in ½ mi · New single-family home); Kurt Jehling Construction (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 91742 | Accessory dwelling unit (new or conversion) | Applied | App. Dec 4, 2023 | $50,000 | Convert (E) Det Accessory Structure To (N) A D U |
| 171933 | Demolition | Issued | Iss. Jul 19, 2022 | $150,000 | Replace (E) Shed With Accessory Structure - Laundry, Storage And Workroom |
| 88693 | Accessory dwelling unit (new or conversion) | Applied | App. Jul 26, 2021 | $175,000 | Detached Adu |
| 85325 | Accessory dwelling unit (new or conversion) | Applied | App. Feb 20, 2020 | — | New Detached Adu |