211 S Ridgewood Rd
Kentfield 94904 · Kentfield · Unincorporated Marin · Coordinates: 37.94464, -122.55609
Executive Verdict · Public-Records Synthesis
Zoned RSP-1 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 $2,485,000 ($2,187,000–$2,783,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 29,839 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
- ✓ Documented permitted upgrades (+$16,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 12, 2024).
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
- ! 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 100 Black Log Rd (0.38 mi SE, 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 (~$29,028/yr at $2,485,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,419/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:
- 29,839 sq ft (0.69 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 211 S RIDGEWOOD RD
Zoning & Land Use
RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-1, a single-family residential zone. The lot is 29,839 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: $2,187,000 – $2,783,000 · 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
- New home at 100 Black Log Rd (Applied)0.38 mi SE
In "Applied" for 10.7 yr (since Feb 22, 2016), 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, $1,400,000 declared valuation across 1 permit).
- New home at 6 Turnagain Rd (Issued)0.34 mi NW
Active in "Issued" for 9.3 yr (first record Aug 3, 2017) with no new permit activity recorded in 9.1 yr. High-impact scale (1 housing unit, $1,196,000 declared valuation across 1 permit).
- Demolition at 15 Blue Ridge Rd (Issued)0.34 mi S
Active in "Issued" for 3.1 yr (first record Oct 13, 2023) with no new permit activity recorded in 2.9 yr. High-impact scale ($871,339 declared valuation across 1 permit).
- New home at 70 Ridgecrest Rd (Issued)0.37 mi S
Active in "Issued" for 8.4 yr (first record Jun 28, 2018) with no new permit activity recorded in 7.4 yr. High-impact scale (1 housing unit, $2,500,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Luminalt Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Gutierrez Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sonoma Residential Services (1 on parcel, 1 in ½ mi · Other); William Gotelli Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38381 | Other | Issued | Iss. Jun 12, 2024 | $5,000 | Interior remodel, non structural |
| B37541 | Solar / battery storage | Issued | Iss. Apr 2, 2024 | $83,960 | 11.48kW (DC) roof mounted solar PV and energy storage installation, system includes (28) Q Cells Q. Peak 410W modules an… |
| B35427 | Roof replacement | Issued | Iss. Sep 16, 2023 | $43,000 | Re Roof. Remove existing roofing Layers. Install Class A composition shingle roofing. — ReRoofing |
| B23592 | HVAC / heat pump | Issued | Iss. Sep 17, 2020 | $5,000 | Replace failed AC in the attic. SEER 16 — Replace Mechanical Appliance |
| B19681 | Plumbing / water heater / sewer | Issued |