227 Upper Toyon Dr
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.96290, -122.53933
Executive Verdict · Public-Records Synthesis
Zoned RR-B3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,750,000 ($2,420,000–$3,080,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RR-B3 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$281,100 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 24, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Kentfield
104 substantial renovation & housing permits over 24 months (41.3 per 1,000 parcels vs. 16.4 citywide baseline) (#7 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Kentfield)
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 (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 garage / accessory structure (89671): Pending in review for 4.6 yr (10.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
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: 71 new homes (0.42 mi N, entitled). 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:
- 42,950 sq ft (0.99 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 227 UPPER TOYON DR; 229 UPPER TOYON DR
Zoning & Land Use
RR-B3 — Residential Restricted (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RR-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RR-B3 (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 RR-B3 (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 (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0458F, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,420,000 – $3,080,000 · Status: Off market
HUD Small Area FMR (ZIP 94904) · FY 2026
Studio $2,260 · 1BR $2,710 · 2BR $3,280 · 3BR $4,190 · 4BR $4,340
Developments Deserving Closer Investigation & Active Area Builders
- 71 new homes (Entitled)0.42 mi N
In "Entitled" for 11 mo (since Dec 23, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (71 housing units across 0 permits).
- New garage / accessory structure (89671) (Applied)On this parcel
Pending in review for 4.6 yr (10.3× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Pool / spa (89572) (Applied)On this parcel
Pending in review for 4.7 yr (12.6× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
- New home at 138 Cypress Ave (Issued)0.26 mi SE
Active in "Issued" for 8.6 yr (first record Apr 23, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (1 housing unit, $1,020,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 23 in ½ mi · Remodel / interior alteration); Plath And (2 on parcel, 2 in ½ mi · Remodel / interior alteration); William Gotelli Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner (9 in ½ mi · Addition (adds square footage)); Floyd Construction (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41382 | Plumbing / water heater / sewer | Issued | Iss. Feb 24, 2025 | $11,000 | Replace two 50 gallon water heaters with same in same location. — Replace Plumbing Fixtures(s) |
| 174581 | Pool / spa | Issued | Iss. Jul 24, 2023 | $300,000 | Replace (E) Pool And Patio; Replace Separate Spa; (N) Deck, (N) Outdoor Bar; Landscaping |
| 89671 | New garage / accessory structure | Applied | App. Mar 25, 2022 | $165,200 | Demo Pool; Landscaping, Fire Pit; Storage;Outdoor Kitchen Improvs (Pool On Separate Permit) |
| 170771 | Remodel / interior alteration | Issued | Iss. Mar 2, 2022 | $250,000 | Remodel Studio; Expand Deck, Utility Area |
| 89572 | Pool / spa | Applied |