35 A Laurel Ave
Stinson Beach 94970 · Stinson Beach · Unincorporated Marin · Coordinates: 37.89985, -122.63849
Executive Verdict · Public-Records Synthesis
Zoned C-R1 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $3,274,000 ($2,881,000–$3,667,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$249,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 16, 2025).
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 Very 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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 35 Laurel Ave (adu 35a): Active in "Issued" for 3 yr (first record Nov 15, 2023) with no new permit activity recorded in 14 mo.
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 25 Lincoln Ave (440 ft W, 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:
- 8,233 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 35A LAUREL AVE; 35 LAUREL AVE
Zoning & Land Use
C-R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-R1 (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-R1, a single-family residential zone. Very High Fire Hazard Severity Zone (State responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned C-R1, a single-family residential zone. The lot is 8,233 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 (State responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Very 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 06041C0444E, 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: $2,881,000 – $3,667,000 · 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
- Accessory dwelling unit at 35 Laurel Ave (adu 35a) (Issued)On this parcel
Active in "Issued" for 3 yr (first record Nov 15, 2023) with no new permit activity recorded in 14 mo.
- Accessory dwelling unit (new or conversion) (180099) (Issued)On this parcel
Issued after 22 mo (3.3× the 204d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 90th pct 549d, n=298).
- New home at 25 Lincoln Ave (Issued)440 ft W
Active in "Issued" for 7.3 yr (first record Jul 22, 2019) with no new permit activity recorded in 7.1 yr. High-impact scale (1 housing unit, $969,000 declared valuation across 1 permit).
- Mixed-use development at 3466 State Route 1 & (Issued)480 ft S
Active in "Issued" for 6.1 yr (first record Sep 23, 2020) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Luke Gilligan (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (17 in ½ mi · Commercial tenant improvement); Owner (9 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180099 | Accessory dwelling unit (new or conversion) | Issued | Iss. Sep 16, 2025 | $38,000 | Convert (E) Garage & Storage To A D U |
| B17969 | Windows / doors / siding | Issued | Iss. Jun 11, 2019 | $12,593 | Replace 8 windows with retrofit vinyl windows — Non-structural Door/Window Replacement |
| B12493 | Windows / doors / siding | Issued | Iss. May 26, 2017 | $3,809 | REPLACING 1 SLIDING GLASS DOOR LIKE FOR LIKE — Non-structural Door/Window Replacement |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).