15 S Knoll Rd
Mill Valley 94941 · Strawberry · Unincorporated Marin · Coordinates: 37.90133, -122.51170
Executive Verdict · Public-Records Synthesis
Zoned RMP-29.04 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,464,000 ($2,168,000–$2,760,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-29.04 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$126,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 6, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Strawberry
43 substantial renovation & housing permits over 24 months (28.4 per 1,000 parcels vs. 16.4 citywide baseline) (#1 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Strawberry)
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) (about 3% 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)
- ! Delayed or open permit activity on this parcel
Other (165306): Issued after 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
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 (0.3 mi N, 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)
Parcel & Assessor
- Lot size:
- 20,778 sq ft (0.48 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 15 S KNOLL RD
Zoning & Land Use
RMP-29.04 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-29.04 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-29.04 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-29.04 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 3% of the lot, map Mar 24, 2025)
- 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: $2,168,000 – $2,760,000 · 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
- New home at 55 Thomas Dr (Applied)0.3 mi N
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).
- Other (165306) (Issued)On this parcel
Issued after 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Other (165305) (Issued)On this parcel
Issued after 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- General repair (82850) (Applied)On this parcel
Pending in review for 8 yr (35.0× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Entity-resolved builders & contractors in ½ mile: Ctech Restoration (2 on parcel, 2 in ½ mi · Other); Blusky Restoration Contractors (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Pedro Femenia And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Andrew Polney (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (66 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41137 | Electrical / panel | Issued | Iss. Feb 6, 2025 | $1,000 | upgrade electrical sub panel in apartment #2 and move out of closet to wall behind door leading to hallway. approximatel… |
| B31392 | Plumbing / water heater / sewer | Issued | Iss. Oct 13, 2022 | $9,800 | Recycle and replace 100 gal hot water heater. — Replace Plumbing Fixtures(s) |
| 170670 | Remodel / interior alteration | Issued | Iss. Feb 16, 2022 | $300,000 | Fire Damage Repairs To 6 Units |
| 165306 | Other | Issued | Iss. Jul 31, 2020 | $44,100 | Repl Decks T.D. 2-14-20 |
| 165305 | Other | Issued | Iss. Jul 31, 2020 |