1 Triple C Ranch Rd
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.01359, -122.59825
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 $1,815,000 ($1,597,000–$2,033,000).
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 114,214 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 (+$23,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 26, 2025).
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
Solar / battery storage (179508): Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
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 99 Garden Rock Rd (0.31 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:
- 114,214 sq ft (2.62 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1 TRIPLE C RANCH RD; 3 TRIPLE C RANCH RD; 5 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 114,214 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: $1,597,000 – $2,033,000 · 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)0.31 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).
- Solar / battery storage (179508) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Demolition at 240 Van Winkle Dr (Applied)0.13 mi 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).
- Accessory dwelling unit at 150 Van Winkle Dr (Applied)0.34 mi E
In "Applied" for 4.6 yr (since Mar 31, 2022), 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: Symmetric Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Greener Excavations (1 on parcel, 1 in ½ mi · General repair); American Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Artistic Lighting And Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Ongaro Ernest And Sons (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 |
|---|---|---|---|---|---|
| 179508 | Solar / battery storage | Issued | Iss. Jun 26, 2025 | $512,474 | Replace Ground Mt System And Upgrade E S S, Replace Existing Ground Mounted Solar Array For 61.2 Kw System And Upgrade E… |
| B23836 | Solar / battery storage | Issued | Iss. Oct 14, 2020 | $14,000 | Install a new 100 amp 120/240 volt 2 pole transfer switch with a temporary connection box for a generator for existing e… |
| 149567 | General repair | Issued | Iss. Oct 26, 2015 | $220,000 | Retaining Wall Stabilization***Extended To 10/26/18 |
| 147362 | Plumbing / water heater / sewer | Issued | Iss. Jun 2, 2015 | $5,006 | Replace & Install 2 Electric Water Heaters ***Refund Processed 7/15/15 |
| 142304 | Solar / battery storage |