1229 Lattie Ln
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.88850, -122.54474
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 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 $2,121,000 ($1,866,000–$2,376,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,100 sq ft lot. Local precedent is active with 6 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$24,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 12, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Tamalpais
50 substantial renovation & housing permits over 24 months (20.5 per 1,000 parcels vs. 16.3 citywide baseline) (#3 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Tamalpais)
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
Other (3580): Pending in review for 12.2 yr — 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 560 Alta Way (0.31 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:
- 7,100 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1229 LATTIE LN
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B1, a single-family residential zone. The lot is 7,100 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: $1,866,000 – $2,376,000 · 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
Nearby Activity (½ mile radius, since November 2024)
13 active or recent development projects (11 housing units across completed, permitted, and pipeline stages) and 409 total building permits recorded within ½ mile.
- New construction3 permits (1 units)
- Adds housing (ADU)10 permits (10 units)
- Demolition4 permits
- Additions & renovations35 permits
- Building systems274 permits
- Repairs15 permits
- Other68 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 560 Alta Way (Applied)0.31 mi SE
In "Applied" for 3.3 yr (since Aug 10, 2023), 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, $975,000 declared valuation across 1 permit).
- Other (3580) (Applied)On this parcel
Pending in review for 12.2 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- New home at 210 Brabo Ter (Issued)0.38 mi NE
Active in "Issued" for 3.1 yr (first record Oct 12, 2023) with no new permit activity recorded in 2.6 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
- New home at 204 Reed St (Issued)0.41 mi NE
Active in "Issued" for 4.3 yr (first record Aug 5, 2022) with no new permit activity recorded in 3.5 yr. High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Tesla Energy (4 on parcel, 4 in ½ mi · Solar / battery storage); Gvd Renovations (1 on parcel, 1 in ½ mi · Windows / doors / siding); North HVAC Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); B Henrys Quality Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (58 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39090 | HVAC / heat pump | Issued | Iss. Aug 12, 2024 | $18,365 | HVAC Changeout from gas furnace to ducted electric heat pump. — New Ductwork, Mechanical Appliance, Replace Mechanical A… |
| B38506 | Windows / doors / siding | Issued | Iss. Jun 25, 2024 | $60,180 | 1)Install James Hardie siding on full house and car port over existing T1-11 Siding of 3100sqft — Siding Replacement |
| 164808 | Solar / battery storage | Issued | Iss. Jun 5, 2020 | $14,000 | Energy Storage System |
| 161485 | Solar / battery storage | Issued | Iss. May 9, 2019 | $7,000 | Battery Backup - Express |
| 161484 | Solar / battery storage | Issued | Iss. May 9, 2019 | $50,430 | Solar Roof 5.225 K W - Express |
| 161483 | Roof replacement | Issued | Iss. May 9, 2019 | $42,700 | Re-Roof, Svc Panel Upgrade |
| B12162 | Electrical / panel | Issued | Iss. Apr 3, 2017 | $2,000 | UPGRADE MAIN PANEL FROM 100A TO 200A — Service Upgrade |
| 3580 | Other | Applied | App. Aug 15, 2014 | — | Bwop - Fence Over 6 Ft. |