11 Alameda Patio
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.90108, -122.64781
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-2 in Unincorporated Marin and mapped FEMA VE flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,945,000 ($2,592,000–$3,298,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$13,747 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 25, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 5% 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 Very High Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
New home at 11 Alameda Patio: Active in "Issued" for 6.9 yr (first record Dec 30, 2019) with no new permit activity recorded in 5.6 yr.
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: New home at 7 Jose Patio (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:
- 5,532 sq ft (0.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 ALAMEDA PATIO
Zoning & Land Use
C-RSP-2 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSP-2 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-2, a single-family residential zone. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone VE) covers about 5% 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-RSP-2, a single-family residential zone. The lot is 5,532 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards. FEMA Special Flood Hazard Area (Zone VE) covers about 5% 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
- Very High Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 5% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 95% of the lot) · FIRM panel 06041C0444E, effective August 15, 2017
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,592,000 – $3,298,000 · 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 11 Alameda Patio (Issued)On this parcel
Active in "Issued" for 6.9 yr (first record Dec 30, 2019) with no new permit activity recorded in 5.6 yr.
- Demolition (87073) (Applied)On this parcel
Pending in review for 5.9 yr (39.5× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- New home at 7 Jose Patio (Issued)0.13 mi NW
Active in "Issued" for 3.5 yr (first record May 16, 2023) with no new permit activity recorded in 2.4 yr. High-impact scale (1 housing unit, $1,750,000 declared valuation across 1 permit).
- New home at 4 Sacramento Patio (adu 4a) (Issued)0.25 mi NW
Active in "Issued" for 2.6 yr (first record Apr 24, 2024) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $1,800,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 7 in ½ mi · New garage / accessory structure); Freedom Forever (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (11 in ½ mi · Remodel / interior alteration); Gubbins Building (6 in ½ mi · Remodel / interior alteration); George T Flynn Construction (4 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34057 | Solar / battery storage | Issued | Iss. May 25, 2023 | $34,715 | 24 roof mount solar system pv rating at 9.6KW |
| B29835 | Electrical / panel | Issued | Iss. May 24, 2022 | $250 | Out for shed — New Circuits / Outlets |
| 167656 | New single-family home | Issued | Iss. Apr 2, 2021 | $700,000 | T/D & Rebuild Home T.D. 10/22/20 |
| 87073 | Demolition | Applied | App. Dec 3, 2020 | $2,000 | Demolish (E) Residence ***2/26/21 Prop Owner Withdrew Demo Permit Nh*** |