11 Fox Dr
Point Reyes Station 94956 · Inverness · Unincorporated Marin · Coordinates: 38.05633, -122.81337
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,968,000 ($1,732,000–$2,204,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 48,961 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$135,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 29, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone D: possible but undetermined flood hazard)
about 3% of the lot of the parcel intersects Zone D: possible but undetermined 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
Plumbing / water heater / sewer (91957): Pending in review for 2.7 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
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: New home at 70 Fox Dr (0.21 mi SW, 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:
- 48,961 sq ft (1.12 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 FOX DR
Zoning & Land Use
C-RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-1, a single-family residential zone. The lot is 48,961 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 (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone D: possible but undetermined flood hazard (about 3% of the lot); Zone X: minimal flood hazard (about 97% of the lot) · FIRM panel 06041C0237D, 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: $1,732,000 – $2,204,000 · 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
- Plumbing / water heater / sewer (91957) (Applied)On this parcel
Pending in review for 2.7 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New home at 70 Fox Dr (Issued)0.21 mi SW
Active in "Issued" for 5.8 yr (first record Jan 14, 2021) with no new permit activity recorded in 4.3 yr. High-impact scale (1 housing unit, $1,032,000 declared valuation across 1 permit).
- New home at 5 Fox Dr (Issued)0.12 mi S
Active in "Issued" for 2.4 yr (first record Jun 6, 2024) with no new permit activity recorded in 2.2 yr.
Entity-resolved builders & contractors in ½ mile: Louis Ptak Construction (3 on parcel, 3 in ½ mi · New garage / accessory structure); American Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (2 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 91957 | Plumbing / water heater / sewer | Applied | App. Feb 29, 2024 | $5,000 | Retaining Wall And Hot Tub Hookups |
| 175456 | New garage / accessory structure | Issued | Iss. Nov 17, 2023 | $50,000 | Renovate (E) Carport To Convert Into (N) Enclosed Garage |
| B35033 | Plumbing / water heater / sewer | Issued | Iss. Aug 10, 2023 | $25,000 | Minor electrical and plumbing for two new 112sf utility/storage sheds. — New Circuits / Outlets; New Plumbing Fixture(s) |
| B33614 | Solar / battery storage | Issued | Iss. Apr 26, 2023 | $47,000 | Roof-mounted PV array w/ Battery ESS installation |
| 169876 | Remodel / interior alteration | Issued |