220 Redwood Hwy Frontage Rd
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.87925, -122.51331
Executive Verdict · Public-Records Synthesis
Zoned RCR-BFC in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $2,317,000 ($2,039,000–$2,595,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Feb 28, 2025, 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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (93005): Pending in review for 20 mo (4.2× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.34 mi S, issued). 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 (~$27,096/yr at $2,317,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,258/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:
- 92,129 sq ft (2.11 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 220 REDWOOD HWY FRONTAGE RD; 240 REDWOOD HWY FRONTAGE RD; 242 REDWOOD HWY FRONTAGE RD
Zoning & Land Use
RCR-BFC — Resort and Commercial Recreation (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned RCR-BFC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned RCR-BFC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RCR-BFC (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0469F, 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: $2,039,000 – $2,595,000 · 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
- 74 new homes at 825 Drake Ave (Issued)0.34 mi S
Active in "Issued" for 5.9 yr (first record Nov 30, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (74 housing units, $8,731,920 declared valuation across 1 permit).
- Commercial tenant improvement (93005) (Applied)On this parcel
Pending in review for 20 mo (4.2× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- Addition (adds square footage) (92271) (Applied)On this parcel
Pending in review for 2.4 yr (5.6× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- Commercial tenant improvement (91598) (Applied)On this parcel
Pending in review for 3.1 yr (7.6× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Entity-resolved builders & contractors in ½ mile: Valley Foam (1 on parcel, 1 in ½ mi · Roof replacement); Sjm Partners (1 on parcel, 1 in ½ mi · Windows / doors / siding); Ga Higgins (22 in ½ mi · Remodel / interior alteration); Owner Builder (19 in ½ mi · Remodel / interior alteration); Owner (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93005 | Commercial tenant improvement | Applied | App. Feb 28, 2025 | $1,475,000 | T I - Structural Remodel To Core & Shell For (E) Commercial Building; Decks Includes Work From 90535 |
| 92271 | Addition (adds square footage) | Applied | App. Jun 4, 2024 | $500,000 | T I: Remodel, Addition, & Raise 1st Flr; Decks **Withdrawn By Applicant;Bbw** |
| 91598 | Commercial tenant improvement | Applied | App. Oct 19, 2023 | $185,000 | T I - Reinforce Interior Foundation & Shear Walls Of (E) Structure |
| 90535 | Commercial tenant improvement | Applied | App. Nov 16, 2022 | $160,000 | T I - Nonstructural Remodel (E) 2nd Flr Office |
| B31731 | Windows / doors / siding |