69 Berens Dr
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94954, -122.54386
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 $2,224,000 ($1,957,000–$2,491,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Dec 1, 2015, 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, about 6% of the lot of lot)
Zone AE: regulatory floodway (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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Magnolia Village (0.28 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 (~$26,026/yr at $2,224,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,169/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:
- 6,273 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 69 BERENS DR
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 regulatory floodway covers about 6% of the lot: SB 9 requires a no-rise certification.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B1, a single-family residential zone. The lot is 6,273 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA regulatory floodway covers about 6% of the lot: SB 9 requires a no-rise certification.
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: regulatory floodway (Special Flood Hazard Area) (about 6% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 7% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 34% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 53% 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: $1,957,000 – $2,491,000 · 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)
14 active or recent development projects (11 housing units across completed, permitted, and pipeline stages) and 273 total building permits recorded within ½ mile.
- New construction5 permits
- Adds housing (ADU)8 permits (8 units)
- Demolition2 permits
- Additions & renovations23 permits
- Building systems189 permits
- Repairs10 permits
- Other36 permits
Developments Deserving Closer Investigation & Active Area Builders
- Magnolia Village (Entitled)0.28 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).
- Accessory dwelling unit at 625 College Ave (a D U 627) (Issued)0.34 mi W
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).
- New home at 617 College Ave (Issued)0.34 mi W
Active in "Issued" for 13 yr (first record Nov 12, 2013) with no new permit activity recorded in 12.7 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New commercial building at 675 Sir Francis Drake Blvd (Issued)0.39 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).
Entity-resolved builders & contractors in ½ mile: Gene Burch Plumbing (2 on parcel, 2 in ½ mi · HVAC / heat pump); Owner Builder (46 in ½ mi · Remodel / interior alteration); Owner (34 in ½ mi · Remodel / interior alteration); Mccarthy Building (9 in ½ mi · New commercial / non-residential building); Hendrickson Pools (8 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 149985 | Plumbing / water heater / sewer | Issued | Iss. Dec 1, 2015 | $2,335 | Replace Water Heater***Ext To 12/1/19, Pd Under 149984 |
| 149984 | HVAC / heat pump | Issued | Iss. Dec 1, 2015 | $5,109 | Remove And Replace Furnace***Ext To 12/1/19 |