20 Morelos Ave
Forest Knolls 94933 · Forest Knolls · Unincorporated Marin · Coordinates: 38.01409, -122.69049
Executive Verdict · Public-Records Synthesis
Zoned R1-B2-SGV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $883,000 ($777,000–$989,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,966 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$9,854 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 3, 2025).
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 High 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
Remodel / interior alteration (152965): Issued after 5.4 yr (23.7× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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: Accessory dwelling unit at 8 Morelos Ave (350 ft 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:
- 4,966 sq ft (0.11 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 20 MORELOS AVE
Zoning & Land Use
R1-B2-SGV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2-SGV, a single-family residential zone. The lot is 4,966 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
- High 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 06041C0275D, 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: $777,000 – $989,000 · Status: Off market
HUD Small Area FMR (ZIP 94933) · FY 2026
Studio $2,870 · 1BR $3,440 · 2BR $4,160 · 3BR $5,310 · 4BR $5,510
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (152965) (Issued)On this parcel
Issued after 5.4 yr (23.7× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Accessory dwelling unit at 8 Morelos Ave (Issued)350 ft W
Active in "Issued" for 6.1 yr (first record Oct 8, 2020) with no new permit activity recorded in 6.1 yr.
- Demolition at 2 Juarez Ave (Issued)0.1 mi E
Active in "Issued" for 9.9 yr (first record Dec 28, 2016) with no new permit activity recorded in 8.9 yr.
- Demolition at 6956 Sir Francis Drake Blvd (Issued)0.11 mi N
Active in "Issued" for 2.8 yr (first record Jan 10, 2024) with no new permit activity recorded in 2.7 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 8 in ½ mi · New single-family home); Sunrun Installation Services (2 on parcel, 2 in ½ mi · Electrical / panel); Sunrun Installation Service (1 on parcel, 1 in ½ mi · Solar / battery storage); Solar Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (11 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 |
|---|---|---|---|---|---|
| B41098 | Roof replacement | Issued | Iss. Feb 3, 2025 | $4,832 | Partial tear off and replace of comp shingle roof. Replacing 376 sqft (4 squares) like for like with GAF Timberline HDZR… |
| B26969 | Electrical / panel | Issued | Iss. Sep 10, 2021 | $2,000 | Install new 100/100A subpanel — Service Upgrade |
| 169112 | Solar / battery storage | Issued | Iss. Aug 16, 2021 | $19,700 | 8.28kw Rooftop Photovoltaic And Energy Storage System |
| B26491 | Electrical / panel | Issued | Iss. Aug 4, 2021 | $1,500 | Replace existing main panel and breaker with new 100A main panel and new 100A main breaker — Service Upgrade |
| 152965 | Remodel / interior alteration | Issued |