32 Bretano Way
Greenbrae 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94999, -122.52762
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 $2,233,000 ($1,965,000–$2,501,000).
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 6,273 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$8,899 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 28, 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: 0.2% annual chance flood hazard (shaded X))
all 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: New home at 33 Bretano Way (310 ft S, 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)
- ! Year 1 Prop 13 tax reset (~$26,130/yr at $2,233,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,177/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:
- 6,273 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 32 BRETANO WAY
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 6,273 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) (all 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: $1,965,000 – $2,501,000 · 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
- New home at 33 Bretano Way (Issued)310 ft S
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).
- Accessory dwelling unit at 24 Bretano Way (Applied)250 ft S
In "Applied" for 4.6 yr (since Apr 11, 2022), 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)0.17 mi E
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).
- New home at 16 La Cuesta Dr (Applied)0.18 mi E
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).
Entity-resolved builders & contractors in ½ mile: Platinum Waves Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Aaero Heating And Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (37 in ½ mi · Remodel / interior alteration); Owner (28 in ½ mi · Remodel / interior alteration); Mccarthy Building (9 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44564 | Solar / battery storage | Issued | Iss. Oct 28, 2025 | $20,600 | 4.4Kw roof mount solar and 13.50 ESS. Removal of existing solar panels, replace with new ones. |
| 147966 | HVAC / heat pump | Issued | Iss. Jul 13, 2015 | $6,543 | Repl A/C |