14 Monte Cimas Ave
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.90029, -122.56255
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,300,000 ($2,024,000–$2,576,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$111,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Jun 15, 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)
about 30% 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 (State Responsibility Area) (about 95% 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 Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (174294): Issued after 11 mo (4.0× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 65 Ridge Ave (0.22 mi SW, 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:
- 13,852 sq ft (0.32 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 14 MONTE CIMAS AVE
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 5% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B2, a single-family residential zone. Very High Fire Hazard Severity Zone (State responsibility area) covers about 5% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B2, a single-family residential zone. The lot is 13,852 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (State responsibility area) covers about 5% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 95% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 5% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (about 30% of the lot); Zone X: minimal flood hazard (about 70% of the lot) · FIRM panel 06041C0465E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,024,000 – $2,576,000 · 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 65 Ridge Ave (Applied)0.22 mi SW
In "Applied" for 4 yr (since Oct 27, 2022), 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, $3,000,000 declared valuation across 1 permit).
- Remodel / interior alteration (174294) (Issued)On this parcel
Issued after 11 mo (4.0× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Addition (adds square footage) (72062) (Applied)On this parcel
Pending in review for 12.1 yr (27.6× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- New home at 526 Panoramic Hwy (Issued)0.33 mi W
Active in "Issued" for 4.6 yr (first record Apr 21, 2022) with no new permit activity recorded in 2 yr. High-impact scale (1 housing unit, $1,329,450 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 36 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 15 in ½ mi · Remodel / interior alteration); Iris Landscaping (3 on parcel, 3 in ½ mi · General repair); Earthwise Energy Solutions (2 on parcel, 2 in ½ mi · Electrical / panel); Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 174294 | Remodel / interior alteration | Issued | Iss. Jun 15, 2023 | $200,000 | Remodel Lower Level: Add Stair; Lower Some Floors; Remove Wall |
| B34075 | Electrical / panel | Issued | Iss. May 26, 2023 | $1 | No value added here. Electric line just needs to be provided to septic upgrade. Increase in value is due to septic upgra… |
| B31821 | HVAC / heat pump | Issued | Iss. Nov 18, 2022 | $27,100 | Replace failed furnace, AC and ducting with new furnace, AC and ducting — Replace Ductwork, Replace Mechanical Appliance |
| 171803 | General repair | Issued | Iss. Jun 30, 2022 | $30,000 | Retaining Wall In Front Of Studio |
| 171802 | General repair | Issued |