20 La Cuesta Dr
Greenbrae 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94992, -122.52396
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,557,000 ($2,250,000–$2,864,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 14,418 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$185,955 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Apr 19, 2024).
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: 0.2% annual chance flood hazard (shaded X))
about 71% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 1000 Drakes Landing Road (0.43 mi SE, 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)
- ! Year 1 Prop 13 tax reset (~$29,856/yr at $2,557,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,488/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 14,418 sq ft (0.33 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 20 LA CUESTA DR
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 14,418 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: 0.2% annual chance flood hazard (shaded X) (about 71% of the lot); Zone X: minimal flood hazard (about 29% of the lot) · FIRM panel 06041C0459F, 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: $2,250,000 – $2,864,000 · 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
- 1000 Drakes Landing Road (Entitled)0.43 mi SE
In "Entitled" for 2.1 yr (since Oct 8, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (19 housing units, 4 deed-restricted affordable across 0 permits).
- New home at 33 Bretano Way (Issued)0.21 mi W
Active in "Issued" for 19 mo (first record Apr 11, 2025) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- New home at 16 La Cuesta Dr (Applied)110 ft SW
In "Applied" for 12.3 yr (since Aug 12, 2014), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 17 La Cuesta Dr (Applied)180 ft W
In "Applied" for 12.3 yr (since Jul 8, 2014), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 22 in ½ mi · Remodel / interior alteration); Yonts Construction (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Decked Out Homes (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Owner Builder (28 in ½ mi · Remodel / interior alteration); Goltermann Construction (6 in ½ mi · Demolition).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176440 | Addition (adds square footage) | Issued | Iss. Apr 19, 2024 | $269,500 | Second Story Addition, Including: N Primary Bedroom, Bathroom, Closet & Stairway; Replace Garage Door With Smaller |
| 153533 | General repair | Issued | Iss. Oct 18, 2016 | $45,000 | Retaining Wall |
| 148683 | Addition (adds square footage) | Issued | Iss. Sep 2, 2015 | $8,500 | Add To Bedroom (Related To Permit 148191)***Expired |
| 148191 | Addition (adds square footage) | Issued | Iss. Jul 29, 2015 | $275,000 | Add Bedrm, Struct Rmdl To Kit, Liv Rm & Fam Rm; Non Struct Rmdl To Bathrms, Hall***Extended 7/29/2018 |