7 Triple C Ranch Rd
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.01316, -122.59953
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 $1,775,000 ($1,562,000–$1,988,000).
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 5,314 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Dec 19, 2024, 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. 16.3 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 99 Garden Rock Rd (0.39 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)
- ! Year 1 Prop 13 tax reset (~$20,863/yr at $1,775,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,739/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:
- 5,314 sq ft (0.12 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 7 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 5,314 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: $1,562,000 – $1,988,000 · 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)0.39 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).
- Demolition at 240 Van Winkle Dr (Applied)0.2 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)0.41 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).
- Accessory dwelling unit at 40 Garden Rock Rd (Applied)0.49 mi E
In "Applied" for 5.4 yr (since Jun 8, 2021), 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: American Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Artistic Lighting And Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (8 in ½ mi · Remodel / interior alteration); Cedar House Construction (6 in ½ mi · New garage / accessory structure); Owner (5 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40614 | Electrical / panel | Issued | Iss. Dec 19, 2024 | $17,000 | 200 amp to 400 amp 320 residential service upgrade — Service Upgrade |
| 142549 | Solar / battery storage | Issued | Iss. May 8, 2014 | $23,139 | Rf Mtd P V Sys 13.8 K W - Express ***Extend To 5/8/16 In Will Call Drawer |