2 Triple C Ranch Rd
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.01350, -122.59715
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.56 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 $1,792,000 ($1,577,000–$2,007,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.56 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 318,336 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jul 15, 2021, 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)
- ✓ Above-average reinvestment in Sleepy Hollow
32 substantial renovation & housing permits over 24 months (32.7 per 1,000 parcels vs. 16.4 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
Plumbing / water heater / sewer (85747): Pending in review for 6.4 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 99 Garden Rock Rd (0.26 mi NE, 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:
- 318,336 sq ft (7.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2 TRIPLE C RANCH RD
Zoning & Land Use
RSP-0.56 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.56 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-0.56, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.56, a single-family residential zone. The lot is 318,336 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 06041C0288D, 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: $1,577,000 – $2,007,000 · 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 99 Garden Rock Rd (Applied)0.26 mi NE
In "Applied" for 3.1 yr (since Oct 11, 2023), 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, $1,200,000 declared valuation across 1 permit).
- Plumbing / water heater / sewer (85747) (Applied)On this parcel
Pending in review for 6.4 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New garage / accessory structure (164298) (Issued)On this parcel
Issued after 17 mo (3.2× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Demolition at 240 Van Winkle Dr (Applied)400 ft E
In "Applied" for 12.2 yr (since Aug 28, 2014), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Owner (2 on parcel, 9 in ½ mi · New garage / accessory structure); Cedar House Construction (2 on parcel, 6 in ½ mi · New garage / accessory structure); Capstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (11 in ½ mi · Remodel / interior alteration); Dotto Construction (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B26159 | Roof replacement | Issued | Iss. Jul 15, 2021 | $13,950 | Remove existing roof. Install with new Lifetime Class A composition shingles. — ReRoofing |
| 85747 | Plumbing / water heater / sewer | Applied | App. Jun 4, 2020 | $50,000 | New Generator T.D. 6-19-20 |
| 164298 | New garage / accessory structure | Issued | Iss. Feb 24, 2020 | $7,500 | Legalize Bridge T.D. 1-22-20 ***Expires On 2/24/2021 If Not Final Nh** |
| 162554 | New garage / accessory structure | Issued | Iss. Sep 5, 2019 | $60,000 | New Garage On Existing Foundation T.D. 10/24/18 |
| 158876 | Demolition | Issued | Iss. Jun 25, 2018 |