84 Irving Dr
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.01581, -122.58004
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,820,000 ($1,602,000–$2,038,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.2 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$27,533 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 23, 2024).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 121 Van Tassel Ct (0.32 mi SW, 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)
- ! Year 1 Prop 13 tax reset (~$21,380/yr at $1,820,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,782/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 251,907 sq ft (5.78 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 84 IRVING DR
Zoning & Land Use
RMP-0.2 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.2 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.2 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.2 (multifamily residential), not a single-family residential zone.
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: $1,602,000 – $2,038,000 · 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 121 Van Tassel Ct (Issued)0.32 mi SW
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).
- New commercial building at 1500 Butterfield Rd (Issued)0.34 mi W
Active in "Issued" for 4.1 yr (first record Oct 25, 2022) with no new permit activity recorded in 13 mo. High-impact scale ($2,700,000 declared valuation across 2 permits).
- New commercial building at 1500 Butterfield Rd (Applied)0.34 mi W
Active in "Applied" for 7.5 yr (first record May 15, 2019) with no new permit activity recorded in 7.5 yr. High-impact scale ($2,500,000 declared valuation across 2 permits).
- New commercial building at 1317 Butterfield Rd (Applied)0.45 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Solarcraft Services (3 on parcel, 3 in ½ mi · Solar / battery storage); Tom Gawronski Contractor (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (13 in ½ mi · Remodel / interior alteration); Owner (5 in ½ mi · Remodel / interior alteration); Fisher Development (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37113 | Solar / battery storage | Issued | Iss. Feb 23, 2024 | $36,940 | (NEW) 27.0 KWH BATTERY STORAGE ADDED TO EXISTING PV SYSTEM |
| B30735 | Windows / doors / siding | Issued | Iss. Aug 15, 2022 | $115,000 | Remove existing cedar shingle siding and replace with new drainage fabric and new fire resistant Hardie lap siding. Remo… |
| 158395 | Electrical / panel | Issued | Iss. May 3, 2018 | $1,000 | Repl Sub Panel |
| 158393 | Solar / battery storage | Issued | Iss. May 3, 2018 | $40,000 | Roof Solar 9.77 Kw - Express |