109 Hill Dr
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.96181, -122.54195
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 $2,973,000 ($2,616,000–$3,330,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RR-B3 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$504,570 contributory est.)
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Dec 12, 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: 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 home at 109 Hill Dr (aka 111): Active in "Issued" for 3.6 yr (first record Apr 3, 2023) with no new permit activity recorded in 2.5 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 138 Cypress Ave (0.31 mi SE, 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:
- 32,539 sq ft (0.75 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 109 HILL DR; 111 HILL 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: $2,616,000 – $3,330,000 · 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 109 Hill Dr (aka 111) (Issued)On this parcel
Active in "Issued" for 3.6 yr (first record Apr 3, 2023) with no new permit activity recorded in 2.5 yr.
- Roof replacement (175065) (Issued)On this parcel
Issued after 6 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
- New garage / accessory structure (175063) (Issued)On this parcel
Issued after 17 mo (3.1× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Remodel / interior alteration (81095) (Applied)On this parcel
Pending in review for 9 yr (39.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 24 in ½ mi · Remodel / interior alteration); Dv Rasmussen And Son (7 on parcel, 7 in ½ mi · New garage / accessory structure); Floyd Construction (3 on parcel, 6 in ½ mi · Remodel / interior alteration); Ste Electric (2 on parcel, 2 in ½ mi · Solar / battery storage); Flint Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (16 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40516 | Solar / battery storage | Issued | Iss. Dec 12, 2024 | $64,924 | ESS INSTALLATION WITH (2) POWERWALL 3 ESS UNITS 27KW |
| B39903 | Electrical / panel | Issued | Iss. Oct 22, 2024 | $10,000 | Electrical service upgrade from 200amps to 400amps — Service Upgrade |
| 176742 | Remodel / interior alteration | Issued | Iss. May 29, 2024 | $35,000 | Remodel (E) Shower Rm, Powder Rm & Add Fire Sprinklers To Pool House *Related To Permits #175065-9* |
| B37611 | Solar / battery storage | Issued | Iss. Apr 9, 2024 |