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 Arinda 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.
any general questions to the commission the staff 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 three 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 of 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.
I have a motion? So moved. Do I have a second? Second. We'll give that to Hubner. It's not a race.
All those in favor say aye. Aye. Aye. 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
the 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 have a motion to approve the consent calendar as a pro as
proposed or would someone like to remove an item move to approve the consent
calendar second thank you we have hubner and smith motion in a second all in
favor say aye aye aye the motion passes unanimously item e policy matters we
we don't have a report tonight.
Item F, continued public hearings,
there are no continued hearings.
And item G, new public hearings.
So G1, 105 Crane Terrace,
a design review and special design review,
DRA-2026-005.
This is a design review for 1,395 square foot
of interior additions to an existing 2,986 square foot home
with a 574 square foot garage.
The proposal includes a covered
and partially enclosed 570 square foot Légia
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 dash 2026 dash 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.
I visited the site.
I did not go all the way up to the gate.
I'd noticed some story polls and I spoke to no one.
Commissioner Doctors.
I visited the site and spoke with no one.
Commissioner Habner.
I also visited the site and spoke with no one.
Commissioner Morello.
Visited the site, spoke to no one.
Commissioner Blinsky.
I visited the sites, broke to no one.
And Commissioner Schmidt.
Visited the site, waved to the neighbor,
but just broke 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.
Associate Planner Darren Hughes,
We'll give the presentation tonight for 105 Crane Terrace, design review 2026-005.
So, as you stated, interior additions for 1,395 square feet and a 570 square foot logea
to the existing 3,000, it's an adjusted square foot count here, 3,160 square foot residents,
resulting in a 4,975 adjusted square foot residence in the ridge line overlay.
All right, so some context for everyone here.
You can see this is located, one of these right here, okay.
So you can see the project site is located kind of in its crook of the hills here right
above the Sleepy Hollow subdivision, very fairly remote for a lot in Arinda.
This is very large lot size at 212,000 square feet.
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 RL40.
That's residential low density, 40,000 square feet.
The lot is within the ridge line,
not the footprint of the primary residents,
But the lot itself is within the ridge line, it's considered a ridge line lot, ridge line
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 residents as stated is 3,160 adjusted square feet.
Also some information about the project itself.
This is triggering design review with the planning commission because there are additions
that exceed 1,500 square feet.
And it's requiring special design review under OMC 17.30.7, which is special design review
for severely sloped 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 square
feet or more in additional square footage, and or 18 feet in height.
Because this is proposing a second story that is exceeding 18 feet in height, that would
be a trigger here.
status. This is going to be categorically exempt under section 15 301, which is for
existing facilities. And we receive no public comments to date. So proposed site plan, you
can barely see anything here. It's because it's a very large 212,000 square foot lot.
But we will zoom in and just look at the floor areas that are proposed for this. So we've
We've got additions at the lower upper garage and Logia 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 in 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 Logia itself is on the north
side of the home and we are counting this loggia 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-square-foot credit and the garage credit is the only other credit that is
applicable to this project. So we are looking at a proposed gross floor area of 5,525 feet,
but with those two credits we're looking at 4,975 square feet. Now this one portion at the very
front, that is an addition of an 800, I believe 94 square foot porch, that is not enclosed on,
there it is unenclosed on three sides and therefore it does not count against the square footage.
All right, so just looking very briefly at existing elevations
and let's see if I can do this. Yes, existing elevations and the proposed elevations.
So looking at the southwest and southeast elevations here, you can see at the, this is the
front of the house at the top with the addition of the loggia to the left-hand side of the
screen. In the center here is the addition of the front porch and you can only a little
bit see the garage popping out towards the rear and this portion of the addition at the
top level. Here at the southeast elevation where we're looking at the
garage you can see this is the extension of the garage to one side and the front
porch over here. Looking at the existing elevations for the northeast and the
northwest we can see additions. Here's this is looking at the rear of the house
at the top so the addition of the garage to the pack. This is the the total of the
addition on the first and second storey in the rear here with the Logea over
here and at the lower elevation at the northwest looking at the side of the
house this is the the Logea here and the and the front porch here. So looking at
the floor area we took these numbers the floor area numbers come generally from
the county's data on the parcels. The project itself, because it's on a very,
very large parcel, it's the largest in the area, or among the largest in the
area, it's got the one of the lowest floor area ratios at 0.02. That's two
percent of the lot has been, would it would be developed with this project. The current floor area
ratio for this project is .01. So this is effectively close to doubling it. But it's not the largest home in
the area. Existing square footage, not including any garages, goes up to 5,965 in the area. And it is far
from the highest floor area ratio, which is 0.18, also applicable to that largest home.
Development review compliance, 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,
parking spaces. 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, all setbacks
being met, the increased area on the second story is not increasing the overarching height
of the home.
So there's no new height to consider here.
It's coming in below 27 feet at 26 feet two inches.
There are only two stories, so it's not exceeding the maximum of 2.5 stories.
the floor area is staying below the 7000 square feet maximum that would be applicable to this
particular lot by the zoning code. So just a brief overview of the design review
standards and the special design review standards in play. For the first one we think of that as
siting and context. So we're looking at making sure that what is being proposed is maintaining,
is relatively unique is maintaining some variety in the neighborhoods is maintaining dominance
of wooded and open ridges and hillsides. It's blending into any existing landscape.
The second piece design elements visually harmonious so we're looking at does the design
meet the threshold for design review in Arinda? 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
provide some articulation to the project. 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
invading privacy or impacting light and air? And then finally, landscaping
elements are considered and we look at the appropriateness of the landscaping
for what is being proposed on the site.
And then for special design review,
specifically for lots within our overlay zone,
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, 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 ridge line that we would like to see preserved
in Arinda is being preserved by what is being proposed. The second one is not particularly
applicable here because it is for severely sloped development footprints,
and because this is located on a fairly level portion of the lot and has been graded for the
existing residents 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 the findings that have been proposed by staff.
Generally speaking we are looking at a lot that has deep setbacks from the
primary road van tassel. We are looking at something that is it is located at a
relatively elevated 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 a proposed statement of official action, approving design
review DRA 2026005 for 105 crane terrace for 1965 total square feet of additions to
to an existing residence that would result in a 4,975 adjusted square foot two story
residents. And with that, I conclude my report and turn it over to the planning commission
for questions. Thank you, thank you, plan or he was for your presentation. Commissioners.
Do you have any questions for staff? Commissioner Habner, you're just so I clearly understand
The difference between the lozier 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 with that fireplace acting as a wall that creates partial enclosure, we
count that as square footage.
Just to make sure I understood the definition.
Thank you.
Are there any other questions from the commissioners?
Okay.
Hearing none.
applicant has an opportunity now to present the application to the
Commission. You have 10 minutes total and before you speak can you do you want
some time for rebuttal? Okay I think I'll be fine. Okay. Unless I need to
rebut the Commission but I'm gonna do that you know. Okay I think you're I
I think you're okay.
Okay, please state your name and proceed.
Thank you.
My name is Steven Kubicek,
and I'm the designer of the house.
And I've designed this house for the Cleveland University
here today.
And part of my 10 minutes,
I'm not gonna talk that long,
but they wanna speak as well.
So when they called me to design this home
for Mr. Cleveland is 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,
lived in Arundah for 20 years. So 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
porches to it, that created an opportunity to actually make the house more, add more interest
to the facade as it's viewed from offsite. Darren did a very, very complete presentation
for that for the project. And I think that he's kind of said everything and apply 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 for what's just just a case is I so kind of brand or is it a type of fireplace? I'm
I so kind of is a brand but it's it's a it's a rumford type of fireplace and it's 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 because the flu is a very unique design where
it burns the fuel more completely so that the admissions are low. 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 really a great 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. We've renovated homes in the past, but this is our first one in Arinda.
So I'm Beth Cleveland. It's my husband Blake. I grew up in Arinda and just sharing a little story
with you all. I actually grew up on Tauvin Lane and looked at this house my entire life. And
it's pretty special to be there now. We've been there for about nine years,
gotten to know the property, gotten to know the house, the neighbors. 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 my grandmother used to go to a garden club at this house with Kitsy Roche. And we found
a prom dress in our attic that we mailed to their family, the daughter. So we really care
genuinely about tradition, about holding onto the heritage. We've already talked about saving a
little piece of the wallpaper in the kitchen because it's just really special and you can
tell a family was really happy there. So yeah, thank you for the review. 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
ability to get to see the beautiful view of Orinda, and spend time with friends and family.
So thank you. And I will let my husband say something. I don't know what he's going to say.
Thank you. Good evening. My name is Blake Cleveland. I'm Beth's husband. And when I first
moved to Orinda, being from South Georgia, I looked out from her parents' home onto this house,
and I said, that's a beautiful home. And noticed that the space around it was 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 that it had, which is more East Coast and had no clue that, you know, 20
years later, we would be having a chance 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 in, you know, living in it for as
long as we have, as probably any of you have if you've done changes to your home, knowing
exactly what probably would be not only beneficial to us but also aesthetically pleasing to the
home and to all the people that actually probably look at this home because there's quite a
few that have spoken to us about it.
It's just one of those things that we think very highly of maintaining the ridge lines
and the beauty that are in to have, especially for, you know, historical sites, I would call
this a home, you know, it's definitely not the oldest in Arenda by any means, but there's
just some beauty to it, but it's old. It is absolutely old. And, and also, you know, from
a standpoint of being in the fire risk zone that it's in the, the home needs to have some
updates that would be much more, you know, safe, if you would. And I know there's a lot
trees around that home but it's bringing in fire retardant materials etc. That will be obviously
much will withstand the sun that comes onto that home as well. So I think that as we sit from
some of that porch once it's built it will be enjoyable and invite you all up for a cocktail.
Thank you very much. Thank you, appreciate the comment. And I'll ask the commissioners are there
any comments or questions for the homeowners? Just thanks to Associate Planner Hughes for the
great presentation and as a fellow Orinda Boomerang, I grew up here moved away and came back. I'm just
excited to see a fellow, fellow Orinda Boomerang taking care of a house that needs some updates and
just appreciate the thought that went into the home and clearly doing your best to to balance
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 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 I just want to thank staff for a thorough presentation and thanks for the extra
a little bit of table that I was used to seeing,
and it does seem like a very appropriate addition
to the house and to the neighborhood.
Yeah, and I would like to add that I thank the staff
for the presentation.
I would like to say also that you have a wonderful lot.
It's amazing.
I think the patio is gonna be a really nice addition
sitting out front.
I'm sure it gives you a lot of memories from back home.
And so yeah, and I really appreciate also the comment
about using fire retardant materials.
That's really important.
So really glad to hear that.
So thank you.
Make a motion to proceed.
Is this staff?
Okay, make a motion to approve the Planning Commission.
No, adopted.
adopt the 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 residents. 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 Commissioner doctors seconds that motion and we'll do a roll call
call vote. Commissioner hubner. Aye. Commissioner Morella. Aye. Commissioner Obelinski. Aye. Commissioner
Schmidt. Aye. Commissioner doctors. Aye. And Commissioner Armstrong is an aye. So the motion
is carried and the motion is unanimous. It's okay. Oh congratulations your project is approved.
and 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 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 10 94.6. Thank you. Okay. Item H other
commission matters. Are there any other commission matters
tonight? Hearing none. Item I planning commissioners report. I
do not have a report tonight. Item J planning directors
update. Commissioner. Yes. Thank you. Thank you. Chairman
Armstrong. The only update I have for you is on August 18
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 that was pulling us
in a certain direction.
So there was legal advice on this project.
So that was given to city council.
I was gonna ask what the other significant issues were,
but that answered my question.
Okay.
Thank you for that update.
Okay. We're at item K, Jeremy.
Do I have a motion to adjourn this meeting?
So moved.
Do I have a second?
Second.
We'll get back to commissioner doctors.
All in favor say aye.
Aye.
Aye.