471 Panoramic Hwy
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.89961, -122.56624
Executive Verdict · Public-Records Synthesis
Zoned R1-B3 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,415,000 ($2,125,000–$2,705,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$129,413 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 16, 2021).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone D: possible but undetermined flood hazard)
all of the lot of the parcel intersects Zone D: possible but undetermined 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 58% 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
Other (162863): Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
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: New home at 65 Ridge Ave (0.18 mi SE, 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:
- 40,772 sq ft (0.94 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 471 PANORAMIC HWY
Zoning & Land Use
R1-B3 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned R1-B3 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 42% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B3, a single-family residential zone. Very High Fire Hazard Severity Zone (State responsibility area) covers about 42% 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-B3, a single-family residential zone. The lot is 40,772 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 42% 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 58% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 42% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone D: possible but undetermined flood hazard (all 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: $2,125,000 – $2,705,000 · 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)0.18 mi SE
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).
- Other (162863) (Issued)On this parcel
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- New home at 526 Panoramic Hwy (Issued)0.19 mi NW
Active in "Issued" for 4.6 yr (first record Apr 21, 2022) with no new permit activity recorded in 2.1 yr. High-impact scale (1 housing unit, $1,329,450 declared valuation across 2 permits).
- New home at 49 Ridge Ave (Applied)0.11 mi S
In "Applied" for 5.1 yr (since Oct 15, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Tamalpais Construction (2 on parcel, 2 in ½ mi · Other); Oxbow Pool And Landscape Contractors (1 on parcel, 1 in ½ mi · New garage / accessory structure); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (30 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 169349 | Solar / battery storage | Issued | Iss. Sep 16, 2021 | $88,160 | 7.4kw *Ground Mount* Photovoltaic And Energy Storage System |
| 168135 | New garage / accessory structure | Issued | Iss. May 12, 2021 | $2,000,000 | Pool, Spa, Decks, Trellis, Outdoor Kitch, (N) Frnt Gate, Landscaping |
| 165491 | Solar / battery storage | Issued | Iss. Aug 19, 2020 | $38,050 | 11.52 Photovoltaic & Energy Storage System |
| 162863 | Other | Issued | Iss. Oct 8, 2019 | $16,500 | Replace Deck T.D. 6/24/19 |
| 160053 | Remodel / interior alteration | Issued | Iss. Nov 5, 2018 |