115 Mountain View Ave
Lagunitas 94938 · Lagunitas · Unincorporated Marin · Coordinates: 38.00943, -122.69936
Executive Verdict · Public-Records Synthesis
Zoned R1-B3-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 $1,123,000 ($988,000–$1,258,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 23,217 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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Sep 19, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
HVAC / heat pump (165216): Pending in review for 6.3 yr — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
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: New home at 100 Lagunitas Rd (0.12 mi S, 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:
- 23,217 sq ft (0.53 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 115 MOUNTAIN VIEW AVE
Zoning & Land Use
R1-B3-SGV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B3-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3-SGV, a single-family residential zone. The lot is 23,217 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: $988,000 – $1,258,000 · Status: Off market
HUD Small Area FMR (ZIP 94938) · FY 2026
Studio $2,170 · 1BR $2,610 · 2BR $3,150 · 3BR $4,020 · 4BR $4,200
Developments Deserving Closer Investigation & Active Area Builders
- HVAC / heat pump (165216) (Applied)On this parcel
Pending in review for 6.3 yr — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
- New home at 100 Lagunitas Rd (Issued)0.12 mi S
Active in "Issued" for 10.4 yr (first record Jun 27, 2016) with no new permit activity recorded in 8.3 yr.
- New home at 5 Charles Ln (Issued)0.23 mi NW
Active in "Issued" for 16.9 yr (first record Dec 31, 2009) with no new permit activity recorded in 11.8 yr.
- Demolition at 138 Rodeo Ave (Issued)0.37 mi N
Active in "Issued" for 12.8 yr (first record Feb 10, 2014) with no new permit activity recorded in 12.8 yr.
Entity-resolved builders & contractors in ½ mile: Good Bones Design Build (2 on parcel, 2 in ½ mi · HVAC / heat pump); Owner (8 in ½ mi · Demolition); Owner Builder (5 in ½ mi · Remodel / interior alteration); Gerrit Roze Construction (3 in ½ mi · Addition (adds square footage)); Raddue Construction (1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31107 | Windows / doors / siding | Issued | Iss. Sep 19, 2022 | $10,000 | Replace 3 windows and 1 entry door set. — Non-structural Door/Window Replacement |
| 165216 | HVAC / heat pump | Applied | App. Jul 24, 2020 | $20,000 | Replace Fau With Radiant Floor Heat. |