284 Panoramic Hwy
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.89732, -122.55949
Executive Verdict · Public-Records Synthesis
Zoned R1-B3 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,346,000 ($2,064,000–$2,628,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 15,899 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$135,300 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 22, 2021).
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)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (all 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 65 Ridge Ave (0.27 mi W, 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 (~$27,429/yr at $2,346,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,286/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:
- 15,899 sq ft (0.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 284 PANORAMIC HWY
Zoning & Land Use
R1-B3 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B3, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3, a single-family residential zone. The lot is 15,899 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0468F, 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: $2,064,000 – $2,628,000 · 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)0.27 mi W
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).
- Demolition at 688 Sequoia Valley Rd (Applied)240 ft NE
In "Applied" for 3.2 yr (since Sep 6, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home at 49 Ridge Ave (Applied)0.37 mi W
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).
- New home at 435 Laverne Ave (Applied)0.44 mi E
In "Applied" for 3.7 yr (since Mar 15, 2023), 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: Soruco Structures (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Custom Copper And Sheet Metal Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Leos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Brandon Duisenberg Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Mc Clay Hill Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B27113 | Roof replacement | Issued | Iss. Sep 22, 2021 | $60,900 | Remove existing roof (comp shingle), install high-temp synthetic felt underlayment, install VersaShield fiberglass fire … |
| 155150 | Remodel / interior alteration | Issued | Iss. Apr 11, 2017 | $150,000 | Remodel 2 Bathrooms, Stairway And 3 Fireplaces; Repl Windows And Doors - Express. 4/5/18, Contr Removed From Job***Expir… |
| 152553 | Roof replacement | Issued | Iss. Jun 28, 2016 | $18,000 | Reroof |
| 152200 | Remodel / interior alteration | Issued | Iss. Jun 6, 2016 | $250,000 | Rmdl Kit & 2 Bas - Express***Expired |
| 151529 | General repair | Issued |