70 Lancaster Ave
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94972, -122.54282
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,374,000 ($2,089,000–$2,659,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$96,900 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 28, 2026).
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
- ! FEMA Special Flood Hazard Area (AE, about 1% 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (151615): Issued after 10 mo (3.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Magnolia Village (0.29 mi S, entitled). 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 (~$27,751/yr at $2,374,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,313/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:
- 8,451 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 70 LANCASTER AVE
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 1% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 8,451 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 1% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 1% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 48% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 51% 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: $2,089,000 – $2,659,000 · 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
- Magnolia Village (Entitled)0.29 mi S
In "Entitled" for 3.8 yr (since Feb 1, 2023), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (20 housing units, 4 deed-restricted affordable across 0 permits).
- Remodel / interior alteration (151615) (Issued)On this parcel
Issued after 10 mo (3.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New commercial building at 675 Sir Francis Drake Blvd (Issued)0.33 mi E
Active in "Issued" for 12.7 yr (first record Mar 6, 2014) with no new permit activity recorded in 12.5 yr. High-impact scale ($2,400,000 declared valuation across 2 permits).
- New home at 105 Oak Ave (Issued)0.38 mi N
Active in "Issued" for 4.3 yr (first record Jul 15, 2022) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $965,000 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Giesen General Cont (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Better Earth Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Other); Owner Builder (47 in ½ mi · Remodel / interior alteration); Owner (31 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48941 | Other | Issued | Iss. Oct 28, 2026 | $16,000 | — |
| B26700 | Solar / battery storage | Issued | Iss. Aug 19, 2021 | $42,584 | Solar Roof Mount 10.24KW 32 modules |
| 151615 | Remodel / interior alteration | Issued | Iss. Apr 14, 2016 | $250,000 | Add 2nd Story, Remodel Lower Floor, Covered Entry,Structural Cantina Doors |