9 Hillside Ave
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.95418, -122.55320
Executive Verdict · Public-Records Synthesis
Zoned RMP-30 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,349,000 ($2,067,000–$2,631,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-30 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Sep 19, 2017, 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
103 substantial renovation & housing permits over 24 months (40.9 per 1,000 parcels vs. 16.3 citywide baseline) (#7 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Kentfield)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 7 Cedar Ave (0.16 mi NE, 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 (~$27,464/yr at $2,349,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,289/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:
- 12,720 sq ft (0.29 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 11 HILLSIDE AVE; 11 HILLSIDE AVE A; 11 HILLSIDE AVE B
Zoning & Land Use
RMP-30 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-30 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-30 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-30 (multifamily residential), not a single-family residential zone.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (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: $2,067,000 – $2,631,000 · 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
Nearby Activity (½ mile radius, since November 2024)
22 active or recent development projects (18 housing units across completed, permitted, and pipeline stages) and 339 total building permits recorded within ½ mile.
- New construction14 permits (6 units)
- Adds housing (ADU)9 permits (9 units)
- Demolition8 permits
- Additions & renovations29 permits
- Building systems226 permits
- Repairs22 permits
- Other31 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 7 Cedar Ave (Issued)0.16 mi NE
Active in "Issued" for 7.7 yr (first record Mar 14, 2019) with no new permit activity recorded in 5.5 yr. High-impact scale (1 housing unit, $1,217,500 declared valuation across 2 permits).
- New home at 75 Rock Rd (Issued)0.29 mi W
Active in "Issued" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 18 mo. High-impact scale (1 housing unit, $936,400 declared valuation across 1 permit).
- Accessory dwelling unit at 625 College Ave (a D U 627) (Issued)0.32 mi SE
Active in "Issued" for 3.9 yr (first record Dec 7, 2022) with no new permit activity recorded in 3 yr. High-impact scale (1 housing unit, $4,500,000 declared valuation across 1 permit).
- Accessory dwelling unit at 31 N Ridgewood Rd (adu 31a) (Issued)0.42 mi SW
Active in "Issued" for 20 mo (first record Feb 28, 2025) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 32 in ½ mi · Remodel / interior alteration); David Makovec (4 on parcel, 4 in ½ mi · Roof replacement); Owner Builder (39 in ½ mi · Remodel / interior alteration); 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, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B13321 | Roof replacement | Issued | Iss. Sep 19, 2017 | $6,000 | Install class A composition roofing — ReRoofing |
| B13320 | Roof replacement | Issued | Iss. Sep 19, 2017 | $6,000 | Install class A composition roofing — ReRoofing |
| B13319 | Roof replacement | Issued | Iss. Sep 19, 2017 | $6,000 | Install class A composition roofing — ReRoofing |
| B13318 | Roof replacement | Issued | Iss. Sep 19, 2017 | $6,000 | Install Class A Composition for roofing — ReRoofing |
| B13317 | Roof replacement | Issued | Iss. Sep 19, 2017 | $6,000 | Install Class A composition roofing. Tear-off — ReRoofing |