65 Upper Toyon Dr
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.96067, -122.53500
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 $2,469,000 ($2,173,000–$2,765,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Oct 5, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 34 Wolfe Grade (0.4 mi S, applied). 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 (~$28,844/yr at $2,469,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,404/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:
- 52,098 sq ft (1.20 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 65 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: $2,173,000 – $2,765,000 · 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
- Accessory dwelling unit at 34 Wolfe Grade (Applied)0.4 mi S
In "Applied" for 2.8 yr (since Jan 17, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- New home at 138 Cypress Ave (Issued)0.14 mi SW
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).
- New home (Entitled)0.21 mi E
In "Entitled" for 7.1 yr (since Oct 9, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.24 mi N
In "Entitled" for 8.4 yr (since Jun 28, 2018), 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: Henris Supply (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (34 in ½ mi · Remodel / interior alteration); Owner (17 in ½ mi · New garage / accessory structure); Hendrickson Pools (11 in ½ mi · Pool / spa); Floyd Construction (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35673 | Roof replacement | Issued | Iss. Oct 5, 2023 | $100,000 | tear off existing built up roof install 60 ml white TPO over 1/4'' dens deck mechanically attached self cert — ReRoofing… |