1171 Butterfield Rd
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.00875, -122.58243
Executive Verdict · Public-Records Synthesis
Zoned R1-BD 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 $2,007,000 ($1,766,000–$2,248,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-BD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 29,011 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,626 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 25, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Sleepy Hollow
32 substantial renovation & housing permits over 24 months (32.7 per 1,000 parcels vs. 16.3 citywide baseline) (#4 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Sleepy Hollow)
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 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
Remodel / interior alteration (172135): Issued after 7 mo (2.6× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, 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: New home at 40 De Burgh Dr (0.16 mi 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:
- 29,011 sq ft (0.67 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1171 BUTTERFIELD RD
Zoning & Land Use
R1-BD — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-BD (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-BD, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-BD, a single-family residential zone. The lot is 29,011 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 X: minimal flood hazard (all of the lot) · FIRM panel 06041C0289D, 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: $1,766,000 – $2,248,000 · Status: Off market
HUD Small Area FMR (ZIP 94960) · FY 2026
Studio $2,510 · 1BR $3,010 · 2BR $3,640 · 3BR $4,650 · 4BR $4,820
Developments Deserving Closer Investigation & Active Area Builders
- New home at 40 De Burgh Dr (Applied)0.16 mi SW
In "Applied" for 9.3 yr (since Jul 31, 2017), 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, $1,800,000 declared valuation across 3 permits).
- New commercial building at 1317 Butterfield Rd (Applied)0.2 mi NW
Active in "Applied" for 10.5 yr (first record May 2, 2016) with no new permit activity recorded in 10.5 yr. High-impact scale ($2,500,000 declared valuation across 2 permits).
- New home at 121 Van Tassel Ct (Issued)0.26 mi N
Active in "Issued" for 8.7 yr (first record Feb 21, 2018) with no new permit activity recorded in 8.4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
- Accessory dwelling unit at 26 Irving Dr (Applied)0.2 mi N
In "Applied" for 3.8 yr (since Jan 17, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Northbay Roofing And Gutters (1 on parcel, 1 in ½ mi · Roof replacement); Charles And Sons Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); William Gotelli Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35513 | HVAC / heat pump | Issued | Iss. Sep 25, 2023 | $17,000 | replace AC, like for like in the same existing location — Replace Mechanical Appliance |
| 172135 | Remodel / interior alteration | Issued | Iss. Aug 15, 2022 | $23,000 | Convert Bathroom & Closet To Two Bathrooms & Closet |
| B29613 | Roof replacement | Issued | Iss. May 3, 2022 | $62,335 | T/O existing roof and install new Class A Composition Shingles, 2100 sq ft — ReRoofing |
| B22452 | Plumbing / water heater / sewer | Issued | Iss. Apr 27, 2020 | $2,650 | Replace 40 Gallon Water Heater — Replace Plumbing Fixtures(s) |
| B17198 | HVAC / heat pump | Issued |