196 Seadrift Rd
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90582, -122.66223
Executive Verdict · Public-Records Synthesis
Zoned C-RSPS-2.9 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,330,000 ($2,930,000–$3,730,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSPS-2.9 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
- ✓ Documented permitted upgrades (+$42,498 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 13, 2020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 92% of the lot of lot)
Zone VE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 90% 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
New home at 196 Seadrift Rd: Active in "Issued" for 9.4 yr (first record Jun 19, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $1,485,000 declared valuation across 1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 182 Seadrift Rd (430 ft E, 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:
- 26,180 sq ft (0.60 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 196 SEADRIFT RD
Zoning & Land Use
C-RSPS-2.9 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSPS-2.9 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSPS-2.9, a single-family residential zone. FEMA Special Flood Hazard Area (Zone VE) covers about 92% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSPS-2.9, a single-family residential zone. The lot is 26,180 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone VE) covers about 92% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 90% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 92% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 8% of the lot) · FIRM panel 06041C0443E, 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: $2,930,000 – $3,730,000 · Status: Off market
HUD Small Area FMR (ZIP 94970) · FY 2026
Studio $2,090 · 1BR $2,510 · 2BR $3,030 · 3BR $3,870 · 4BR $4,010
Developments Deserving Closer Investigation & Active Area Builders
- New home at 196 Seadrift Rd (Issued)On this parcel
Active in "Issued" for 9.4 yr (first record Jun 19, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $1,485,000 declared valuation across 1 permit).
- New garage / accessory structure (77100) (Applied)On this parcel
Pending in review for 10.7 yr (23.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- New garage / accessory structure (76836) (Applied)On this parcel
Pending in review for 10.7 yr (23.8× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- New home at 182 Seadrift Rd (Issued)430 ft E
Active in "Issued" for 5.9 yr (first record Dec 15, 2020) with no new permit activity recorded in 5.4 yr. High-impact scale (1 housing unit, $2,875,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Peterson Construction And Development (3 on parcel, 11 in ½ mi · New single-family home); Apache Pools (1 on parcel, 3 in ½ mi · Pool / spa); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Gubbins Building (15 in ½ mi · New single-family home); Allen Construction (7 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 164221 | Solar / battery storage | Issued | Iss. Feb 13, 2020 | $34,790 | Rooftop P V 9.6 K W - Express |
| 160998 | New garage / accessory structure | Issued | Iss. Mar 13, 2019 | $5,000 | Add Ext Gas Fireplace (Related To Permit 156081) |
| 160182 | Pool / spa | Issued | Iss. Nov 26, 2018 | $100,000 | Pool & Spa |
| 156082 | New single-family home | Issued | Iss. Jul 26, 2017 | $1,485,000 | S F D; Det Gar - Demo & Rebld |