22495 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.18957, -122.91597
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,773,000 ($1,560,000–$1,986,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSP-0.5 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$16,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 2, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 36% 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 (State Responsibility Area) (about 66% 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 22495 State Route: Active in "Issued" for 5.1 yr (first record Sep 23, 2021) with no new permit activity recorded in 3.6 yr. High-impact scale (1 housing unit, $2,853,304 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: Demolition at 22553 State Route (0.1 mi NW, 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:
- 29,795 sq ft (0.68 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22495 STATE ROUTE 1
Zoning & Land Use
C-RSP-0.5 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.5 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-0.5, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 36% 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 C-RSP-0.5, a single-family residential zone. The lot is 29,795 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 about 36% 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 (State Responsibility Area) (about 66% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 36% of the lot); Zone X: minimal flood hazard (about 64% of the lot) · FIRM panel 06041C0085E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,560,000 – $1,986,000 · Status: Off market
HUD Small Area FMR (ZIP 94940) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,870 · 4BR $4,090
Developments Deserving Closer Investigation & Active Area Builders
- New home at 22495 State Route (Issued)On this parcel
Active in "Issued" for 5.1 yr (first record Sep 23, 2021) with no new permit activity recorded in 3.6 yr. High-impact scale (1 housing unit, $2,853,304 declared valuation across 2 permits).
- Demolition (90504) (Applied)On this parcel
Pending in review for 4 yr (26.6× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- Addition (adds square footage) (89476) (Applied)On this parcel
Pending in review for 4.8 yr (10.9× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- New garage / accessory structure (89473) (Applied)On this parcel
Pending in review for 4.8 yr (10.6× 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: Fairweather And Associates (1 on parcel, 2 in ½ mi · Demolition); Summit Technology Group (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (2 in ½ mi · Addition (adds square footage)); Gray Shape (1 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36902 | Solar / battery storage | Issued | Iss. Feb 2, 2024 | $70,000 | Install new 8.8kW PV system on Roof of SFD and install new 30.24kW Energy Storage System (ESS) in detached garage. |
| 173648 | New single-family home | Issued | Iss. Mar 27, 2023 | $2,853,304 | Replace S F D; Decks; Detached Garage; Second Bedroom/Guest Structure; Retaining Wall |
| 90504 | Demolition | Applied | App. Nov 10, 2022 | $29,000 | Demo Of S F D - Assoc W/ (N) S F D Under T#89472 |
| 89476 | Addition (adds square footage) | Applied | App. Feb 2, 2022 | $280,000 |