316 San Francisco Blvd
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.98763, -122.56332
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $1,917,000 ($1,687,000–$2,147,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,318 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 (+$96,811 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 4, 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. 16.4 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.25 mi SW, entitled). 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 (~$22,496/yr at $1,917,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,875/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:
- 7,318 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 316 SAN FRANCISCO BLVD
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 7,318 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 06041C0452E, effective March 17, 2014
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,687,000 – $2,147,000 · 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 (Entitled)0.25 mi SW
In "Entitled" for 6 yr (since Oct 28, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 183 Sacramento Ave A D U 183 A (Issued)0.2 mi NW
Active in "Issued" for 2.8 yr (first record Jan 9, 2024) with no new permit activity recorded in 9 mo. High-impact scale (1 housing unit, $2,100,000 declared valuation across 1 permit).
- Demolition at 295 Los Angeles Blvd (Issued)210 ft E
Active in "Issued" for 10.4 yr (first record Jun 14, 2016) with no new permit activity recorded in 10.2 yr.
- New home at 302 Los Angeles Blvd (Issued)290 ft E
Active in "Issued" for 12.6 yr (first record Apr 22, 2014) with no new permit activity recorded in 12.2 yr.
Entity-resolved builders & contractors in ½ mile: Flores Builders (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Eclipse Energy And Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Red Mountain Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Maciel Roofing Construction (1 on parcel, 1 in ½ mi · Roof replacement); Paz Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33243 | Solar / battery storage | Issued | Iss. Apr 4, 2023 | $19,200 | Install 8.80KW of roof mount solar. MAIN PANEL UPGRADE TO (n) 225A/200A |
| B32710 | HVAC / heat pump | Issued | Iss. Feb 27, 2023 | $19,000 | Disconnect and remove existing furnace. New installation of Heat Pump and Air Handler. — Mechanical Appliance |
| B32292 | Electrical / panel | Issued | Iss. Jan 17, 2023 | $2,900 | Main Panel Upgrade to 200amp — Service Upgrade |
| B32138 | Plumbing / water heater / sewer | Issued | Iss. Dec 29, 2022 | $3,000 | Replace main water line from street to the house . — Replace Plumbing Fixtures(s) |
| 172082 | Addition (adds square footage) | Issued |