15 Terrace Ave
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.90563, -122.68671
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $2,087,000 ($1,837,000–$2,337,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B2 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 16, 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)
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 High 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)
- ! Alquist-Priolo Earthquake Fault Zone (all of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 52 Crescente Ave (0.16 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:
- 12,763 sq ft (0.29 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 TERRACE AVE
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
- High 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 06041C0443E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Alquist-Priolo Earthquake Fault Zone (Bolinas quadrangle) (all of the lot)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,837,000 – $2,337,000 · 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
- New home at 52 Crescente Ave (Applied)0.16 mi NE
In "Applied" for 2.3 yr (since Jul 11, 2024), 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, $2,750,000 declared valuation across 1 permit).
- New commercial building at 72 Wharf Rd (Issued)0.34 mi NE
Active in "Issued" for 5.5 yr (first record May 13, 2021) with no new permit activity recorded in 3.1 yr. High-impact scale ($1,980,000 declared valuation across 2 permits).
- Demolition at 32 Crescente Ave (Applied)0.18 mi NE
In "Applied" for 11.1 yr (since Oct 22, 2015), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home at 31 Wharf Rd Bldg C D (Issued)0.33 mi N
Active in "Issued" for 20 mo (first record Mar 19, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($2,500,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Nemec Construction (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Sunshine Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner (5 in ½ mi · Commercial tenant improvement); Pacific Ridge Construction (4 in ½ mi · Addition (adds square footage)); Owner Builder (4 in ½ mi · Demolition).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37680 | Windows / doors / siding | Issued | Iss. Apr 16, 2024 | $10,000 | Replace rotten shingles with new fireproof, shingles and new fireproof waterproof underlayment — Siding Replacement |
| B34038 | Windows / doors / siding | Issued | Iss. May 24, 2023 | $1 | Replace rotten shingles — Siding Replacement |
| 151215 | Roof replacement | Issued | Iss. Mar 16, 2016 | $5,000 | Reroof***Ext To 3/16/19 |