No situs address on record
· Ross · Coordinates: 37.95682, -122.56098
Executive Verdict · Public-Records Synthesis
Zoned R-1_B-5A in Ross with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence.
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1_B-5A supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 155,509 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Ross zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 7, 2021, 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
- ! 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 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 75 Rock Rd (0.2 mi SE, 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)
- ! Bulk building permits not published for Ross
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Ross)
Parcel & Assessor
- Lot size:
- 155,509 sq ft (3.57 ac)
- Assessor use:
- Single-Resid. - Unimproved
- Addresses on lot:
- 1
Zoning & Land Use
R-1_B-5A — SINGLE FAMILY RESIDENTIAL (Ross)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1_B-5A (single-family residential): state law allows ADUs where homes are allowed. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotLikely eligible
Zoned R-1_B-5A, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1_B-5A, a single-family residential zone. The lot is 155,509 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (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)
HUD Metro FMR (San Francisco, CA HUD Metro FMR Area) · FY 2026
Studio $2,485 · 1BR $2,977 · 2BR $3,604 · 3BR $4,604 · 4BR $4,772
Nearby Activity (½ mile radius, since November 2024)
19 active or recent development projects (18 housing units across completed, permitted, and pipeline stages) and 193 total building permits recorded within ½ mile.
- New construction10 permits (4 units)
- Adds housing (ADU)7 permits (7 units)
- Demolition4 permits
- Additions & renovations20 permits
- Building systems122 permits
- Repairs12 permits
- Other18 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 75 Rock Rd (Issued)0.2 mi SE
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).
- 147 Lagunitas (Issued)0.28 mi N
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 31 N Ridgewood Rd (adu 31a) (Issued)0.39 mi S
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- Accessory dwelling unit at 432 Woodland Rd (Applied)0.45 mi S
Active in "Applied" for 2.6 yr (first record Apr 12, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (1 housing unit, $1,250,000 declared valuation across 1 permit).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 169559 | Accessory dwelling unit (new or conversion) | Issued | Iss. Oct 7, 2021 | $43,000 | A D U |
| 162715 | Other | Issued | Iss. Sep 23, 2019 | $4,990,000 | S F D, Deck & Trellis |
State HCD Housing Element APR records on this parcel: 4 entries (report years 2019, 2021, 2023).