12 Meadow View Ln
San Geronimo 94963 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.01023, -122.65563
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.05-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 $1,517,000 ($1,335,000–$1,699,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.05-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 49,136 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 (+$177,010 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Dec 31, 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 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 12 Meadow View Ln: Active in "Issued" for 23 mo (first record Dec 19, 2024) with no new permit activity recorded in 23 mo.
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: Demolition at 16 Meadow View Ln (120 ft SW, 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:
- 49,136 sq ft (1.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12 MEADOW VIEW LN
Zoning & Land Use
RSP-0.05-SGV — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.05-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-0.05-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.05-SGV, a single-family residential zone. The lot is 49,136 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: $1,335,000 – $1,699,000 · 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 12 Meadow View Ln (Issued)On this parcel
Active in "Issued" for 23 mo (first record Dec 19, 2024) with no new permit activity recorded in 23 mo.
- Demolition at 16 Meadow View Ln (Applied)120 ft SW
In "Applied" for 8.5 yr (since May 29, 2018), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Demolition at 0 Sylvan Way (Applied)0.49 mi E
In "Applied" for 2.6 yr (since Apr 22, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home at 16 Meadow View Ln (Issued)120 ft SW
Active in "Issued" for 17.9 yr (first record Dec 23, 2008) with no new permit activity recorded in 12.5 yr.
Entity-resolved builders & contractors in ½ mile: Larke Construction (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); John Owens Services (1 on parcel, 1 in ½ mi · Other); North HVAC Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Juan Calmell (3 in ½ mi · New single-family home); Fontana Construction (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40692 | Other | Issued | Iss. Dec 31, 2024 | $13,373 | Replace boiler in mech room - 150k BTU Boiler — Replace Mechanical Appliance |
| B40615 | Accessory dwelling unit (new or conversion) | Issued | Iss. Dec 19, 2024 | $70,000 | Remove and dispose of existing composition roofing on main house and detached ADU. Install Custom Bilt, standing seam me… |
| B29863 | HVAC / heat pump | Issued | Iss. May 26, 2022 | $9,100 | Ductless Heat Pump/Mini Split Installation — Mechanical Appliance |