326 Panoramic Hwy
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.89773, -122.56043
Executive Verdict · Public-Records Synthesis
Zoned RMP-1.3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,411,000 ($2,122,000–$2,700,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-1.3 allows residential use qualifying for ministerial ADU review under state law.
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 (9 total permits, latest Mar 17, 2026).
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)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (174383): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
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 (0.22 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)
Parcel & Assessor
- Lot size:
- 50,050 sq ft (1.15 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 326 PANORAMIC HWY
Zoning & Land Use
RMP-1.3 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-1.3 (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-1.3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-1.3 (multifamily residential), not a single-family residential zone.
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: $2,122,000 – $2,700,000 · 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 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).
- Plumbing / water heater / sewer (174383) (Issued)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Demolition at 688 Sequoia Valley Rd (Applied)480 ft E
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)0.32 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).
Entity-resolved builders & contractors in ½ mile: Brothers Home Improvement (2 on parcel, 2 in ½ mi · Windows / doors / siding); Grace Home Remodeling (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sure Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Van Midde And Son Concrete (1 on parcel, 1 in ½ mi · General repair); Palm Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46222 | Windows / doors / siding | Issued | Iss. Mar 17, 2026 | $12,488 | Non-structural Door/Window Replacement |
| 179615 | General repair | Issued | Iss. Jul 11, 2025 | $28,300 | Minor Pool Remodel: Split Main Drain, (N) Waterline Tile, (N) Plaster |
| B42846 | Plumbing / water heater / sewer | Issued | Iss. Jun 23, 2025 | $3,500 | Furnish and install a new Navien PE240A2 tankless water heater, remove and recycle two old water heaters in downstairs a… |
| B38526 | Windows / doors / siding | Issued | Iss. Jun 26, 2024 | $13,282 | Replacement of 4 windows new construction non structural. — Non-structural Door/Window Replacement |
| 174383 | Plumbing / water heater / sewer |