238 Hillside Ave
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95483, -122.55607
Executive Verdict · Public-Records Synthesis
Zoned R1-B3 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,456,000 ($2,161,000–$2,751,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 23,261 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 17, 2021, 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 (State 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 Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
New garage / accessory structure (86820): Pending in review for 6 yr (13.4× 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 432 Woodland Rd (0.49 mi SW, 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)
Parcel & Assessor
- Lot size:
- 23,261 sq ft (0.53 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 238 HILLSIDE AVE; 240 HILLSIDE AVE
Zoning & Land Use
R1-B3 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B3, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3, a single-family residential zone. The lot is 23,261 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
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- 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: $2,161,000 – $2,751,000 · 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 432 Woodland Rd (Applied)0.49 mi SW
In "Applied" for 2.6 yr (since Apr 12, 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, $1,250,000 declared valuation across 1 permit).
- New garage / accessory structure (86820) (Applied)On this parcel
Pending in review for 6 yr (13.4× 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 (86414) (Applied)On this parcel
Pending in review for 6.2 yr (27.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Other (162499) (Issued)On this parcel
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 20 in ½ mi · Remodel / interior alteration); Flores Builders (1 on parcel, 1 in ½ mi · Demolition); Owner Builder (38 in ½ mi · Addition (adds square footage)); Swett Construction (9 in ½ mi · New garage / accessory structure); Fairweather And Associates (8 in ½ mi · Demolition).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 168532 | New single-family home | Issued | Iss. Jun 17, 2021 | $85,000 | Convert Garage To Bedroom, Remodel Kitchen And New Adu |
| 86820 | New garage / accessory structure | Applied | App. Oct 29, 2020 | $85,000 | Legalize Carport & Garage Conversion ?? **May Need 2 Permits ?? |
| 86414 | Remodel / interior alteration | Applied | App. Sep 9, 2020 | $85,000 | Rmdl Kit; Legalize Adu In Lwr Fl; Conv Fam Rm To Mstr Suite; Change Wndw/Sldg Dr Openings |
| 162499 | Other | Issued | Iss. Aug 29, 2019 | $25,000 |