35 Queen Rd
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.89543, -122.70541
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,097,000 ($1,845,000–$2,349,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B2 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 24, 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)
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
Other (88813): Pending in review for 5.2 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 135 Rosewood Rd (0.13 mi NW, 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)
Parcel & Assessor
- Lot size:
- 13,634 sq ft (0.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 35 QUEEN RD
Zoning & Land Use
C-RA-B2 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RA-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned C-RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned C-RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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 06041C0440E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,845,000 – $2,349,000 · Status: Off market
HUD Small Area FMR (ZIP 94924) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- Other (88813) (Applied)On this parcel
Pending in review for 5.2 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New garage / accessory structure (165633) (Issued)On this parcel
Issued after 18 mo (3.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Demolition at 135 Rosewood Rd (Issued)0.13 mi NW
Active in "Issued" for 9.5 yr (first record May 24, 2017) with no new permit activity recorded in 9.5 yr.
- Accessory dwelling unit at 45 Nymph Rd (Issued)0.14 mi E
Active in "Issued" for 3.5 yr (first record May 16, 2023) with no new permit activity recorded in 22 mo.
Entity-resolved builders & contractors in ½ mile: Creative Contractg Of CA Kasten Builders (1 on parcel, 1 in ½ mi · New garage / accessory structure); Owner Builder (10 in ½ mi · New garage / accessory structure); Owner (4 in ½ mi · Addition (adds square footage)); Upscale Construction (3 in ½ mi · Demolition); Vida Building (2 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 |
|---|---|---|---|---|---|
| 88813 | Other | Applied | App. Aug 24, 2021 | $15,000 | New Decks At Front Entry & Rear Yard |
| 165633 | New garage / accessory structure | Issued | Iss. Sep 3, 2020 | $375,000 | Addtn, Rmdl Whole House, Prefab Hot Tub, Deck, Pump Tank, Propane Tank.***Extended To 12/31/20 T.D. 4/30/20 |