346 Laverne Ave
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89672, -122.54751
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $2,319,000 ($2,041,000–$2,597,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 18,513 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Oct 11, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Homestead
22 substantial renovation & housing permits over 24 months (20.7 per 1,000 parcels vs. 16.4 citywide baseline) (#2 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Homestead)
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
New home at 346 Laverne Ave: Active in "Issued" for 10.7 yr (first record Mar 7, 2016) with no new permit activity recorded in 10.2 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.26 mi N, entitled). 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:
- 18,513 sq ft (0.42 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 346 LAVERNE AVE
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 18,513 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: $2,041,000 – $2,597,000 · 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 346 Laverne Ave (Issued)On this parcel
Active in "Issued" for 10.7 yr (first record Mar 7, 2016) with no new permit activity recorded in 10.2 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
- New home (Entitled)0.26 mi N
In "Entitled" for 6.3 yr (since Aug 11, 2020), 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, 1 deed-restricted affordable across 0 permits).
- New home (Entitled)0.35 mi NE
In "Entitled" for 6.4 yr (since Jun 23, 2020), 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, 1 deed-restricted affordable across 0 permits).
- New garage / accessory structure (177834) (Issued)On this parcel
Issued after 19 mo (3.6× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Entity-resolved builders & contractors in ½ mile: Owner Builder (3 on parcel, 49 in ½ mi · Remodel / interior alteration); Bracelin (2 on parcel, 3 in ½ mi · New single-family home); Owner (22 in ½ mi · Remodel / interior alteration); Foley Built (4 in ½ mi · Accessory dwelling unit (new or conversion)); Spellbound Construction (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (10 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 177834 | New garage / accessory structure | Issued | Iss. Oct 11, 2024 | $140,650 | ) Pool & Spa; Water Feature; Outdoor Kitchen; Firepit; Sauna; Deck; Fence; Trellis; Stairs (Apps 91016-9 Merged Into Thi… |
| 91019 | Other | Applied | App. Apr 12, 2023 | $3,200 | Exterior Stair |
| 91018 | Plumbing / water heater / sewer | Applied | App. Apr 12, 2023 | $15,000 | Water Feature |
| 91017 | New garage / accessory structure | Applied | App. Apr 12, 2023 | $15,000 | Trellis |