45 Poplar Ave
Ross 94957 · Ross · Coordinates: 37.95948, -122.55455
Executive Verdict · Public-Records Synthesis
Zoned R-1_B-7_5 in Ross with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $4,501,000 ($3,826,000–$5,176,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1_B-7_5 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Ross zoning · CA Gov. Code 66314
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
45 Poplar: Active in "Entitled" for 2.9 yr (first record Dec 14, 2023) with no new permit activity recorded in 2.9 yr.
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: 147 Lagunitas (0.35 mi W, 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)
Parcel & Assessor
- Lot size:
- 9,322 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 45 POPLAR AVE; 45 POPLAR AVE UNIT A
Zoning & Land Use
R-1_B-7_5 — SINGLE FAMILY RESIDENTIAL (Ross)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1_B-7_5 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1_B-7_5, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1_B-7_5, a single-family residential zone. The lot is 9,322 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0458F, 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: $3,826,000 – $5,176,000 · Status: Off market
HUD Small Area FMR (ZIP 94957) · FY 2026
Studio $3,110 · 1BR $3,730 · 2BR $4,510 · 3BR $5,760 · 4BR $5,970
Nearby Activity (½ mile radius, since November 2024)
19 active or recent development projects (17 housing units across completed, permitted, and pipeline stages) and 200 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- 45 Poplar (Entitled)On this parcel
Active in "Entitled" for 2.9 yr (first record Dec 14, 2023) with no new permit activity recorded in 2.9 yr.
- 147 Lagunitas (Issued)0.35 mi W
Active in "Issued" for 3.7 yr (first record Feb 28, 2023) with no new permit activity recorded in 3.7 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- Accessory dwelling unit at 66 Hanken Dr (adu 66a) (Issued)0.38 mi E
Active in "Issued" for 3.1 yr (first record Sep 29, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 75 Rock Rd (Issued)0.4 mi SW
Active in "Issued" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 18 mo. High-impact scale (1 housing unit, $936,400 declared valuation across 1 permit).
Permit & Project History on This Parcel (0 permits, 2 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 3 entries (report years 2023, 2024, 2025).