11250 Highway 1
Point Reyes Station 94956 · Pt. Reyes Station · Unincorporated Marin · Coordinates: 38.06786, -122.80526
Executive Verdict · Public-Records Synthesis
Zoned C-VCR-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,839,000 ($1,618,000–$2,060,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-VCR-B2 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$32,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 19, 2024).
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 (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
Solar / battery storage (176439): Issued after 7 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5 new homes at 11401 State Route (0.12 mi NW, 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:
- 45,215 sq ft (1.04 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 11250 HIGHWAY 1; 11260 STATE ROUTE 1
Zoning & Land Use
C-VCR-B2 — Village Commercial Residential (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-VCR-B2 (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned C-VCR-B2 (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-VCR-B2 (mixed use), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate 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 06041C0233D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,618,000 – $2,060,000 · Status: Off market
HUD Small Area FMR (ZIP 94956) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- 5 new homes at 11401 State Route (Applied)0.12 mi NW
In "Applied" for 2.6 yr (since Apr 10, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (5 housing units, $1,200,000 declared valuation across 1 permit).
- Solar / battery storage (176439) (Issued)On this parcel
Issued after 7 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New garage / accessory structure (83588) (Applied)On this parcel
Pending in review for 7.5 yr (16.7× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- New home at 147 Mesa Rd (Issued)440 ft SE
Active in "Issued" for 9.9 yr (first record Dec 12, 2016) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $795,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Elvin Hernandez (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Sun Light And Power (2 on parcel, 2 in ½ mi · Solar / battery storage); Northern Pacific Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Thompson Builders (16 in ½ mi · New multifamily / condos / mixed-use); Owner Builder (12 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176439 | Solar / battery storage | Issued | Iss. Apr 19, 2024 | $172,962 | Remove/Replace (E) 36kw Rooftop Photovoltaic & Energy Storage System |
| B37509 | Roof replacement | Issued | Iss. Mar 29, 2024 | $76,995 | Tear off half of existing roof from the ridge to the eave on one side (approx. 98 squares) — ReRoofing; With Electronic … |
| B36495 | Solar / battery storage | Issued | Iss. Dec 20, 2023 | $111,834 | TO BE REMOVED: EXISTING PHOTOVOLTAIC SYSTEM IS 36,000 STC WATT W/ (180)MODULES — Service Upgrade, EV Charging Station |
| 172252 | General repair | Issued | Iss. Aug 30, 2022 | $35,000 | Repair/Replace Porch Roof & Replace Deteriorated Wood In Kind |
| 83588 | New garage / accessory structure |