Good evening. I'd like to call tonight's meeting to
order. It's August 25th, 2026. Welcome and thank you for joining us for
tonight's meeting of the Orinda Planning Commission.
In the back of the room, there is a table where you can find copies of
tonight's agenda as well as staff reports for the items
that will be heard tonight. On the same table, you will find request to speak
cards. If you would like to speak to the commission this evening, please fill out
a speaker card and place it in the speaker card tray at the table up front.
If you are an applicant or the applicant's agent, you do not need to
complete a speaker card. Once we begin the public hearing portion
of the meeting, each item will be announced with a brief description of
what is being proposed. After any general questions to the
commission, the staff uh
After any general questions by the commission to the staff, the hearing
will be opened and the applicant will be given 10 minutes to present their
project. If you are the applicant, at the
beginning of your presentation, please let me know how much of your 10
minutes you would like to reserve for any rebuttal.
After the presentation by the applicant, the public hearing will be opened and
anyone wishing to speak to the commission on this item will be invited
to do so. When your name is called, please come to
the speaker podium at the front. Each speaker will have 3 minutes to
speak. Once everyone wishing to speak has made
their comments, the public hearing will then be closed
and we will bring the matter up to the commission for discussion and
decision. If you will be speaking to us this
evening, please be sure to make all of your comments when you come to the
podium. As a courtesy to all comments made from
the audience during testimony or commission deliberation will not be
allowed and will not be included as part of this public record.
At the conclusion of the hearing, the commission's options will be to approve,
continue, or deny a project application. Now, I will proceed with roll call and
confirm certain matters for the record. I would like to note that Commissioners
Armstrong, Doctors Hubner, Marola, Oblinski, and Smith are in attendance.
Item B, the adoption of the agenda. Planning Director, are there any
proposed changes to the agenda? >> I have none.
» Hearing none, I would like to move forward with tonight's agenda. Do I have
a motion? >> So moved.
» Do I have a second? >> Second it.
» We'll give that to Hubner. >> [laughter]
» It's not a race. >> All those in favor say I.
» I. >> I.
» I. The motion passes unanimously and we
have an agenda. Item C is the public forum.
The first item on tonight's meeting agenda is the public forum,
which is an opportunity for you to address the Planning Commission on items
that are not listed on tonight's agenda. Is there anyone who would like to
address the Commission on an item that is not on the agenda?
I see no one in the audience. >> No public comments.
» And no one online. We'll move on to item D, the consent
calendar. The consent calendar is a portion of the agenda that consists of
items that are acted on in one motion unless a commissioner or member of the
public requests that the Commission remove the item from the consent
calendar for discussion. By approval of the consent calendar, the staff
recommendation will be adopted. If the item is removed from the consent
calendar, the Commission will follow the procedures described in the agenda for
new public hearings. May I have a motion to approve the
consent calendar as a pro- as proposed or would someone I'd remove an item.
» Move to approve the consent calendar. >> Second.
» Thank you. We have Hubner and Smith. Uh motion and a second. All in favor,
say aye. >> Aye.
» Aye. >> Aye.
» Aye. The motion passes unanimously.
Item E, policy matters. Uh we don't have a report tonight. Uh item F, continued
public hearings. There are no continued hearings.
And item G, new public hearing. So, G1, 105 Crane Terrace, a design review and
special design review, DRA- 2026-005.
This is a design review for a 1,395
square foot of interior additions to an existing 2,966
square foot home with a 574 square foot garage.
The proposal includes a covered and partially enclosed 570
square foot loggia with 150 square feet of credit for covered porches. The staff
recommendation tonight is that the planning commission adopt the
proposed statement of official action approving design review
DRA-2026- 006.
And yeah, there's a typo here. So, it's DRA- 2026-005
for 105 Crane Terrace for 1,965 square feet of additions to an existing
residence resulting in a 4,975
adjusted square foot two-story residence.
And I'd like to confirm any ex parte communications
or site visits. Um
I visited the site. I did not go all the way up to the gate. I noticed uh some
story poles and I spoke to no one. Uh Commissioner Doctors?
» I visited the site and spoke with no one.
» Commissioner Hubner? >> I also visited [clears throat] the site
and spoke with no one. >> Commissioner Morolla?
» Visited the site and spoke to no one. >> Commissioner Bolinsky?
» I visited the site spoke to no one. >> And Commissioner Smith?
» Visited the site waved to the neighbor but spoke to nobody there. Okay.
» Thank you. And now we will have the staff presentation from planner Darren
Hughes. You may proceed.
» All right. Thank you, Chair. Good evening, Chair, members of the Planning
Commission, members of the applicant team.
Um associate planner Darren Hughes. I will give the presentation tonight for
105 Crane Terrace uh design review 2026-005.
Um so as you stated interior additions um for 1,395 square feet. Um and a 570
square foot loggia to the existing 3,000 it's an adjusted square foot count here
3,160 square foot residence um resulting in a 4,975
adjusted square foot residence in the ridgeline overlay.
All right. So some context for everyone here. You can see this is
located um one of these right here. Okay. So you
can see the project site is located kind of in the crook of the hills here right
above the Sleepy Hollow subdivision. Um very fairly remote
for a lot in Orinda. This is very large lot size at 212,000
sq ft. Um this is in the general plan the land
use category is residential low density single family.
The zoning district for this lot and all of the surrounding lots is RL 40. That's
residential low density 40,000 sq ft. Um the lot is within the ridgeline, not the
footprint of the primary residence. But the lot itself is within the
ridgeline. It's considered a ridgeline lot. Ridgeline and environmental
preservation overlay district. You can see that in green on the screen.
And the local responsibility area is very high fire hazard severity zone.
That again is applicable to pretty much this entire region.
And the existing residence as stated is 3,160 adjusted sq ft.
So, some information about the project itself.
» [snorts] >> This is triggering design review with
the planning commission because there are additions that exceed 1,500 sq ft.
And it's requiring special design review under OMC 17.30.7,
which is special design review for severely sloped development development
footprints, which this is not, and lots within the R overlay zone.
So, as soon as you exceed either of the two thresholds, and this is exceeding
both of these thresholds, you trigger this design review. And
those thresholds are 500 sq ft or more in an addition in additional square
footage. And or 18 ft in height. So, if
and because this is proposing a second story, that is exceeding 18 ft in
height, that would be a trigger here. Um CEQA
status, this is going to be categorically exempt under section
15301, which is for existing facilities.
And we received no public comments to date.
Uh so, proposed site plan, you can barely see anything here. It's because
it's a very large 212,000 sq ft lot. Um but we will zoom in and just look at
the floor areas that are proposed for this. So, we've got additions at the
lower, upper, garage, and loggia areas.
The lower level is here in the rear of the home.
The upper story has two areas of addition, one between the primary
residence and the garage, and one above the addition at the rear of the home.
The garage is extending to the rear of the home.
And the loggia itself is on the north side of the home,
and we are counting this loggia as square footage because it is partially
enclosed. When we look at the section,
it's the loggia credit is in 17.6.3, it's how we calculate floor area.
There's a whole section on what constitutes
floor area if it is a building recess, and we would consider this a building
recess because it is enclosed on one side completely and partially
closed on another side. So, as soon as you add that additional enclosure
by zoning administrator interpretation memo,
this becomes considered as floor area. It does receive a 150 sq ft credit,
and the garage credit is the only other credit that is applicable to this
project. So, we are looking at a
a proposed gross floor area 5,525 ft, Um, with those two credits, we're
looking at 4,975 sq ft. Now, this one portion at the very
front, um, that is uh, an addition of a an 800, I believe,
94 sq ft uh, porch that is not enclosed on, um,
there it is unenclosed on three sides, and therefore it does not count against
the square footage.
All right. Um, so just looking very briefly at existing elevations, and, um,
let's see if I can do this. Yes. Existing elevations and the proposed
elevations. Um, so looking at the, uh, southwest and
southeast elevations here, you can see at the This is the the front of the
house at the top, um, with the with the addition of the loggia to the
uh, left-hand side of the screen. Um, in the center here is the addition of the,
um, front porch, and you can only a little bit see the the garage popping
out towards the the rear. Um, and this portion of the addition at
the top level. Um, here at the southeast elevation,
uh, where we're looking at the garage, you can see this is the extension of the
garage to one side, um, and the front porch over here.
Looking at the existing elevations for the northeast and the northwest,
we can see additions. Um, here's This is looking at the rear of the house at the
top. Um, so the addition of the garage to the back. Um, this is the the total
of the addition on the first and second story in the rear here, with the loggia
over here. And at the the lower elevation,
at the northwest, um, looking at the side of the house, this is the the
loggia here, and the, um,
and the front porch here.
So, looking at the floor area, um we took these numbers uh
the the floor area numbers come generally from
the uh from the county's data on um the parcels.
The the project itself, because it's on a
very, very large parcel, it's the largest in the area um
or among the largest in the area, um
it's got the one of the lowest floor area ratios at .02. Um that's 2% of the
the lot has been um
uh would it would be developed with this project. Um the current floor area ratio
for this project is .01. So, this is effectively uh close to doubling it.
Um but it's not the largest home in the area. Um existing square footage, not
including any garages, goes up to 5,965 in the area. Um
and it is uh far from the the highest floor area ratio, um which is .18. Um
also applicable to that uh largest home.
Uh development re- development review compliance, um this is a table that we
normally look at to say, "Okay, is everything meeting the applicable
standards within the zoning code for setbacks, height, um parking spaces?" Um
again, with this being such a large lot, there were no setback issues since
everything is being proposed relatively close to the footprint of the home.
Um all setbacks being met, the the the increased area on the second story is
not increasing the overarching height of the home, so there's no
um new height to consider here. It's uh coming in below 27 ft at 26 ft 2 in. Um
um there are only two stories, it's not
exceeding the maximum of 2.5 stories. Um and the floor area is staying below
the 7,000 square feet maximum that would be applicable to
uh to this particular lot by by the zoning code.
So, uh a just a brief overview of the design review standards and the special
design review standards in play um for the first one, we think of that as
sighting and context. Um so, we're looking at making sure that what is
being proposed is um
maintaining is relatively unique, is maintaining some variety in uh the
neighborhoods, is maintaining dominance of wooded and open ridges and hillsides.
Um it's blending into any existing landscape. Um the second piece, design
elements, visually harmonious. So, we're looking at does the design um meet the
threshold for design review in Orinda? It is the project going to be
attractive? Is it are the features going to reduce any perception of blocky or
massive features of building surfaces and provide um some articulation to the
project? Um
the third standard under basic design review, we're looking for any impacts to
neighboring residences and other people's quality of life. So, is it
impairing views that people have or um invading privacy or impacting um light
and air? And then finally, landscaping
are um considered and we look at the appropriateness of the landscaping for
what is being proposed on the site. And then for special design review, um
for specifically for lots within the R
overlay zone, um the first one is it's in substantial compliance with the
hillside and ridgeline design guidelines from the 1990s. And the third one is
looking specifically at ridgeline lots, um looking to preserve the natural
appearance of the ridgeline, make sure that we're not impacting
people's views from distant locations, and ensuring that that ridgeline that we
would like to see preserved in Orinda is being preserved by what has been
proposed. The second one is not particularly applicable here because it
is for severely sloped development footprints,
um and because this is located on a fairly
level portion of the lot and has been graded for the existing residence, and
everything is staying fairly close to that residence. We're not seeing
that this would be applicable in any way, shape, or form. So, just a brief
overview of the findings that have been proposed by staff. Generally speaking,
we're looking at a lot that has deep setbacks from the the primary road, um
Van Castle. We are looking at something that is it
is located at a relatively elevated
um portion of the lot,
but tucked back fairly well from the street, and everything that is being
proposed is pretty much hugging up against the structure, and what we are
seeing or what we have proposed with our findings is that this is something that
is approvable, is not impacting anybody's views and light from off site,
is not creating any large bulky mass that can
be seen from other points, other vantage points,
and therefore will have little impact
with what is being proposed. So, staff recommendation is to adopt
both proposed statement of official action
approving design review DRA 2026 005 for 105 Crane Terrace for 1,965
total square feet of additions to an existing residence that would result in
a 4,975 adjusted square foot two-story
residence. And with that, I conclude my report and turn it over to the planning
commission for questions. >> Thank you.
Thank you, Planner Hughes, uh for your presentation.
Commissioners, uh do you have any questions for staff?
Commissioner Hubner. >> Darren, just so I clearly understand the
difference between Sorry. >> There.
» The difference between the loggia and the front porch qualifying as far as
square footage is the fact of the fireplace creating the partial
enclosure. Is that >> Yes. Yes, with that wall um with that
fireplace acting as a wall that >> Yeah.
» creates partial enclosure. We count that as square
» Just make sure I understood the definition. Thank you.
» Are there any other questions from the commissioners?
Okay, hearing none. Um the applicant has an opportunity now
uh to present the application to the
commission. Um you have 10 minutes total. Uh and before
you speak, uh can Do you want some time for a rebuttal?
» [laughter] >> Okay. I think I'll be fine. Okay.
» Unless I need to rebut the commission, but I'm going to do that, you know,
» Okay. I think you're I think you're okay.
Okay. Please state your name and uh proceed.
» Thank you. My name is Steven Kubicek, and I'm the designer of the house. And
I've designed this house for the Clevelands, who are sitting here today.
And part of my 10 minutes it um I'm not going to talk that long, but they want
to speak as well. Um so, when they called me to design
this home for uh Mr. Cleveland, he's from the South.
The house has some southern elements to it, and he wanted to elaborate on that.
One of the things that the house did to me, I you know, I lived in Orinda for 20
years. So, uh I um it it it seemed very large and square
sitting on top of the hill, and I just felt like I wanted to break that up. And
with their program of wanting to add the add porches to it, that created an
opportunity to actually make the house more at at more interest to the facade
as it's viewed as it's viewed from offsite. Um Darren did a very very
complete presentation for the for the project.
And I think that he's kind of said everything and it it play it it meets
all of the requirements of the city design guidelines. So, really I'm just
happy to answer questions for you.
» Commissioners, are there any questions? Okay.
» One one quick one. What's just I'm just I'm curious, is
Isokern a brand or is it a type of fireplace?
» An Isokern is a brand, but it's it's a it's a Rumford type of fireplace, and
it's a a Rumford type of fireplace. And it's a kit that you buy. So, it's one of
the few brands of kits that you can buy that you can burn wood in.
» Okay. >> Because the flue is a very unique design
where it complete it it burns the fuel more completely so that the the
emissions are low. >> I was I was only
» They're very cool because the back of the fireplace is vertical instead of
having an angle to it, and they have a very large opening. So, they're they're
they're really great. >> Okay. Just fireplace. Just a curiosity.
Thank you. >> Yeah.
Anything else? >> No, thank you. And we will invite the
homeowners. You can have time to speak. Thank you.
» Hi. Oh my gosh, thank you all for having us. This is our first time doing this.
Um we've renovated homes in the past, but this is our first one in Orinda. Um
so, I'm Beth Cleveland, and this is my husband, Blake. Um I grew up in Orinda,
and um just sharing a little story with you
all. I actually grew up on Taber Lane um and lived at this house my entire
life and um it's pretty special to be there now.
We've been there for about nine years. Uh gotten to know the property, gotten
to know the house, the neighbors um and we feel like we're trying to do
justice to the house and I'm not just saying that because you all are
evaluating this. It is uh my grandmother used to go to garden club at this house
with Kitty Roche and we found a prom dress in our attic that we mailed to
their family, the daughter. Um so we really care genuinely about tradition,
about um holding onto the heritage. Uh we've already talked about saving a
little piece of the uh wallpaper in the kitchen cuz it's just really special and
you can tell a family was really happy there. So um yeah, thank you for the
review. We're we're trying to just really kind of adapt it to how families
live today, a little bit more shared space, a little bit more
you know, ability to use get to see the beautiful view of Orinda um spend time
with friends and family. So thank you and I'll let my husband say something. I
don't know what he's going to say, but >> Thank you.
Good evening. My name is Blake Cleveland. Um I'm Beth's husband and
when I first moved to Orinda uh being from uh South Georgia uh I looked out
from her parents' home uh onto this house and I said that's a beautiful home
and noticed that the you know, the space around it was uh quite quite open and
distinct separate from you know, a lot of the a lot of the homes in the valley
and it was you know, it was appealing to me when I first saw it just because of
the you know, kind of the federalist look to it uh that it had which is more
East Coast and um had no clue that you know, 20 years later we would be
having a chance to to live in that home and raise our family there and it's been
you know, we've been there for almost seven years now and uh and you know,
living in it for as long as we have um as probably any of you have if you've
done, you know, changes to your home, knowing exactly what probably would be,
you know, not only beneficial to us but also aesthetically pleasing to to the
home and and to all the people that actually probably look at this home
because there's quite a few um that have spoken to us about it and
it's just one of those things that we think very
um very highly of, you know, maintaining the the ridge lines and the beauty that
Orinda have um especially for, you know, historical sites. I would call this a
home, you know, it's definitely not the oldest in Orinda by any means, but um
there's uh just some beauty to it. But it's all It is absolutely old and
um and also, you know, from a standpoint of being in the the fire risk zone that
it's in. The the home needs to have some updates
that would be much more um you know, safe, if you would. And I
know there's a lot of trees around that home, but it's, you know, bringing in um
fire retardant materials, etc. That um will be obviously much, you know, will
will withstand the sun that comes onto that home as well. So, I think that
uh as we sit from sitting on that porch
once it's built, uh it will be uh enjoyable and invite you all up for a
cocktail. >> [laughter]
» Thank you very much. >> Thank you. Appreciate the comments.
And I'll ask the commission are there are there any comments uh or questions
for the homeowners?
» Just thanks to associate planner Hughes for the great presentation and um as a
fellow Orinda boomerang, I grew up here, moved away and came back. Um just
excited to see a a fellow fellow Orinda boomerang taking care of a a house that
needs some updates and just appreciate the thought that um that went into the
home and clearly doing your best to to balance um your needs with considering
the surroundings. So, appreciate it. >> Thank you.
Okay, so hearing no more comments from the commissioners,
we are going to have the public comment portion,
and I will open the floor up to the public. There's no one in the audience.
Are there any >> No public comments.
» Okay. So, there are no public comments, so
I'm going to close the floor and
bring the matter up to the commission for discussion and action.
Are there any comments or >> Well, I thought it was just a totally
off the topic, but it was kind of adorable that the owners of the lot that
I bought when I was building my house were in the audience and everybody
assumed they were there to support us, but the the party ended up throwing
themselves in front of the tractor when we started building our house. So, we
weren't quite as welcomed at the time. Anyway, um I just want to
thank staff for a thorough presentation and thanks for the extra little bit of
table that I was used to seeing and um it does it does seem like a very
appropriate uh addition to the to the house and to the neighborhood.
» Yeah, and I would like to add that uh to thank the staff for the presentation. Um
I would like to say also that you have a wonderful lot. It's amazing. Uh I think
the patio is going to be a really nice addition sitting out front. I'm sure it
gives you a lot of memories from uh back home.
And so, um yeah, and I really appreciate also the
comment about uh using fire retardant materials. That's a really important. I
feel um really uh glad to hear that. So,
thank you.
» Make a motion to proceed as as staff.
» I'll vote no. >> Wait, I thought this was
going to be an action. >> Okay, make a motion to approve the
planning commission >> No, adopt.
Adopt. >> Oh.
» Adopt the proposed statement. >> Adopt proposed statement of official
action proving design review DRA 2026-005
for 105 Crane Terrace for 1965 square feet of additions to an
existing resident resulting in a 4,975 adjusted square foot two-story
residence. >> Thank you. And before I ask for a second
to that motion, we're going to do a different procedure
according to Robert's rules, is there a substitute motion?
Do not hear any substitute motion. Now, is there an amendment to Commissioner
Smith's first motion? Hearing none, do I have a second to the
motion? >> Second.
» Commissioner Doctors seconds that motion and we'll do a roll call vote.
Commissioner Hubner. >> I.
» Commissioner Merola. >> I.
» Commissioner Oblinski. >> I.
» Commissioner Smith. >> I.
» Commissioner Doctors. >> I.
» And Commissioner Armstrong is an I. So, the motion is carried and the motion
is unanimous. >> It's okay.
» Oh, congratulations. Your project is approved.
» [laughter]
» And I have for the record I have to read appeal rights. I will now read the
appeal rights. A decision by the planning commission is final unless a
written notice of appeal specifying the grounds for the appeal is submitted to
the planning department during normal business hours
within 10 calendar days with the appropriate fees.
The appeal will be considered by the city council. If you challenge any
actions on the agenda in court, you may be limited to raising only those issues
you or someone else raised at the public hearing described in this notice
or in written correspondence delivered to the Planning Commission
uh at or prior to the public hearing. The time to file action to challenge the
decision is governed by the Code of Civil Procedure section 1094.6.
Thank you. Okay.
Item H, other commission matters. Are there any other commission matters
tonight?
Hearing none, item I, Planning Commissioner's report. I do not have a
report tonight. Item J, Planning Director's update.
» Commissioner, Director Director >> thank you. Thank you, Chairman
Armstrong. The only update I have for you is on August 18th,
the City Council did approve 42 Charles Hill.
They did acknowledge the comments that were received by the Planning
Commission, in particular the concerns about build now, ask for forgiveness
later. They did acknowledge, but this project had some other
significant issues um
that was pulling us in a certain direction, so
um there was legal
advice on this project, so that was given to City Council.
» I I was going to ask what the other significant issues were, but that
answered my question. >> [laughter]
» Thank you for that update. Okay, we're at item K. Chairman, do I
have a motion to adjourn this meeting? >> So moved.
» Do I have a second?
» Second. >> We'll give that to Commissioner Doctors.
All in favor, say I. >> I. I. I.