240 Panoramic Hwy
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.89522, -122.55829
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 $2,277,000 ($2,004,000–$2,550,000).
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 21,127 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$19,030 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jan 20, 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)
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 (0.37 mi NW, 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 (~$26,636/yr at $2,277,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,220/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:
- 21,127 sq ft (0.49 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 240 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 21,127 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: $2,004,000 – $2,550,000 · 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)0.37 mi NW
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).
- New home at 420 Laverne Ave (Issued)0.49 mi E
Active in "Issued" for 8.6 yr (first record Apr 23, 2018) with no new permit activity recorded in 3.8 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 1 permit).
- Demolition at 688 Sequoia Valley Rd (Applied)0.17 mi N
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 435 Laverne Ave (Applied)0.4 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: Owner (3 on parcel, 12 in ½ mi · New garage / accessory structure); Sunrise Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Urban Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Ekr Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Divine 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 |
|---|---|---|---|---|---|
| B32334 | Electrical / panel | Issued | Iss. Jan 20, 2023 | $1,010 | Code Corrections: New Grounding and Bonding Package, Removal of Ground Wire from Gas Main, — Replace Circuits / Outlets |
| 167658 | Solar / battery storage | Issued | Iss. Apr 2, 2021 | $27,360 | 7.24 Kw Rooftop Photovoltaic System. |
| 167465 | Solar / battery storage | Issued | Iss. Mar 19, 2021 | $25,500 | Energy Storage System |
| B24965 | Electrical / panel | Issued | Iss. Feb 24, 2021 | $3,500 | Uprade existing 125A main service with new 125A solar ready panel — Service Upgrade |
| 144332 | New garage / accessory structure | Issued | Iss. Oct 1, 2014 |