500 A Meadow Way
San Geronimo 94963 · San Geronimo Village · Unincorporated Marin · Coordinates: 38.01570, -122.67581
Executive Verdict · Public-Records Synthesis
Zoned R1-B2-SGV in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,571,000 ($1,382,000–$1,760,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B2-SGV allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$190,315 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Nov 19, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 37% of the lot of lot)
Zone A: 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 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
Accessory dwelling unit at 500 Meadow Way (adu 500a): Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
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 Juniper Ave (0.33 mi S, 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:
- 46,043 sq ft (1.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 500A MEADOW WAY; 500 MEADOW WAY
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 lotPossible, with conditions
Zoned R1-B2-SGV, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 37% 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 R1-B2-SGV, a single-family residential zone. The lot is 46,043 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 A) covers about 37% 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
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 37% of the lot); Zone X: minimal flood hazard (about 63% 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: $1,382,000 – $1,760,000 · Status: Off market
HUD Small Area FMR (ZIP 94963) · FY 2026
Studio $2,500 · 1BR $3,000 · 2BR $3,630 · 3BR $4,630 · 4BR $4,800
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 500 Meadow Way (adu 500a) (Issued)On this parcel
Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
- New home at 70 Juniper Ave (Applied)0.33 mi S
In "Applied" for 4 yr (since Nov 18, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $930,000 declared valuation across 1 permit).
- Electrical / panel (93716) (Applied)On this parcel
Pending in review for 12 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- New garage / accessory structure (78375) (Applied)On this parcel
Pending in review for 10.3 yr (22.9× 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: Owner Builder (1 on parcel, 8 in ½ mi · Demolition); Owner (2 on parcel, 4 in ½ mi · Demolition); Camerons Custom Electrical Contracting (1 on parcel, 1 in ½ mi · Electrical / panel); Summit Professional Builders (2 in ½ mi · New garage / accessory structure); Bitzer (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44827 | Electrical / panel | Issued | Iss. Nov 19, 2025 | $17,000 | upgrade 200 amp single service to a 400 amp 3 meter service — Service Upgrade |
| 93716 | Electrical / panel | Applied | App. Nov 19, 2025 | — | Electrical Upgrade, Wrong Kind Of Permit |
| 178685 | Accessory dwelling unit (new or conversion) | Issued | Iss. Feb 19, 2025 | $150,000 | Legalize Cottage & Convert To A D U; Deck - B W O P (Previous Application Never Issued) |
| 155345 | Electrical / panel | Issued | Iss. May 4, 2017 | $500 |