[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6745779,"mediaKeyId","5353067-b7035055027b93f2b3a43ee5d47ca44a","parentId",5353067,"title","Commission studies inclusionary housing options; consultant flags feasibility trade-offs, in-lieu fees","audioSeconds",712,"startMs",2776000,"endMs",3488000,"viewUrl","/Search/View?dp=1&key=5353067-b7035055027b93f2b3a43ee5d47ca44a&start=2776&end=3488","thumbnailUrl","https://assets.pipeline.soar.com/5353067-b7035055027b93f2b3a43ee5d47ca44a/thumbnail_2776000.jpg","articleUrl","/articles/6745779/Orinda-City/Contra-Costa-County/California/Commission-studies-inclusionary-housing-options-consultant-flags-feasibility-trade-offs-in-lieu-fees","mediaUrl","https://secure.pipeline.soar.com/6745779-fef679d7bf6e0f06750a7e398c7a0760/orig.mp4?Expires=1773618866&Signature=K3ArLFPcPM2U8yhIzpBUypL5liTshcpIcsEfs9IWz2A8nM5m~uLDvAHmkSAyIEAXBGfnQbMUbd5Mk9~dJ2cCtTCeFO1JtYQJfgLeOFdaw3UVf9Z~zsfVRqX-3~ue3VT6waUjHylnQaWCLnRBPEaGVAVnwf0ME73UXactHGwK-y2B2RM3tDvVAwfnVCOR-Utemv1-IDe-G5uYbIFpRpURxbomK1uRosVmUgJWdMzFJlPlKLW~b~PF0Z2J3C5ckeJEUjOpUfosUXiPyMA4leQAjH8Yk77XHjNIs5CmhSuD4Nb5ZwQO4LT9O6h0CXYQ~4sDRcQUJz4DqZUEfNGwUXOk3A__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Orinda CA","date","2025-07-09T16:11:29Z","article","The Orinda Planning Commission held an extended study session on July 8 to review an economic feasibility and market study for a potential inclusionary housing ordinance (IHO), an implementing action of the city's 2023 housing element. Principal Planner Christine Thompson introduced the item; Dave Bergman of Lisa Wise Consulting presented the consultant's findings, modeled prototypes and preliminary policy options.

The consultant framed an IHO as a land-use regulation (not a fee) and noted AB 1505 (the \"Palmer fix\") and subsequent state guidance require rental projects to have an alternate compliance option (typically an in-lieu fee). The team tested three project prototypes: a 100%-residential RH40 multifamily project (surface parking), a downtown commercial mixed-use project (structured or non-surface parking), and a single-family prototype under RL10. Key findings: rental prototypes in RH40 and downtown commercial could be feasible with a 15% inclusionary share targeted at 80% of area median income (AMI); downtown for-sale projects were thinner financially and some became infeasible if required to provide 15% of units at 80% AMI; single-family prototypes became infeasible even with a single inclusionary unit because of high land/lot costs.

The consultant presented preliminary options for the commission's feedback: a 15% inclusionary percentage would align with Metropolitan Transportation Commission (MTC) transit-oriented communities (TOC) guidance but could deter some for-sale development; applying an IHO exclusively within a TOC overlay (half-mile of the BART station) is allowed but would omit other multifamily-zoned areas; a size threshold of projects of 11 or more units was proposed (reflecting state policy that 10 or fewer units are often \"naturally occurring\" affordable), though commissioners discussed lower thresholds used by nearby jurisdictions; income targeting recommendations suggested 80% AMI as a baseline with flexibility options and monitoring requirements; in-lieu fees were discussed as a compliance option for rental projects, with the consultant noting the theoretical maximum per-unit fee from capitalization calculations could be on the order of hundreds of thousands of dollars (the study's high-end illustrative figure was approximately $540,000 per unit), while many neighboring cities use substantially lower fees or per-square-foot approaches to keep fees workable for developers.

Consultant recommendations and common practices identified in the study session included: consider a 15% target for affordability as a starting point (with caveats), apply the ordinance to multifamily and mixed-use projects (and weigh treatment of for-sale projects), establish a size threshold to limit application to larger projects (staff suggested 11+ units for discussion), create a third-party administration approach for affordability controls (to avoid burdening city staff), require deed restrictions for affordability periods (typical stretches cited: 55 years for rentals, 45 years for ownership), and exempt required affordable units from city impact fees as an incentive. The consultant noted MTC TOC policy can affect eligibility for certain regional discretionary funds and recommended commissioners consider whether Orinda will aim to align with the TOC standard.

Commissioners asked for clearer decision principles to guide choices (e.g., what kinds of housing the city wants to encourage, whether to prioritize rental vs. for-sale, whether to apply citywide or only in TOC areas), requested side-by-side comparables with neighboring cities that list thresholds and in-lieu fees, and raised concerns about parking, financing, and interactions with the Downtown Precise Plan. Several commissioners and staff emphasized the need to clarify the policy's primary goals (who the city intends to benefit) before selecting detailed parameters.

Next steps: staff and the consultant will prepare a recommendations memorandum for City Council, supply a consolidated comparison chart of neighboring jurisdictions' IHO thresholds and fees, and return with refined options and proposed ordinance language if the City Council elects to proceed; a referendum on rezoning and additional analysis tied to the downtown precise-plan rezoning work is expected in coming months.","mediaType","Video","parentTitle","Planning Commission Meeting - July 8, 2025","oneSentenceSummary","The commission reviewed an economic feasibility and market study of a potential inclusionary housing ordinance; the consultant said a 15% target could be viable for many rental projects but could render some downtown for-sale proposals infeasible and that in-lieu fees would need careful calibration.","taxTitle","Orinda City, Contra Costa County, California","taxId",70905,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6745789,"Planning commission confirms June 24 approval for 14 Los Altos Road; appeal period extended to July 21",441,398000,839000,"/Search/View?dp=1&key=5353067-b7035055027b93f2b3a43ee5d47ca44a&start=398&end=839","https://assets.pipeline.soar.com/5353067-b7035055027b93f2b3a43ee5d47ca44a/thumbnail_398000.jpg","/articles/6745789/Orinda-City/Contra-Costa-County/California/Planning-commission-confirms-June-24-approval-for-14-Los-Altos-Road-appeal-period-extended-to-July-21","https://secure.pipeline.soar.com/6745789-b3fca99b319e6e6e0c1c4aa34fb4d2f8/orig.mp4?Expires=1773618866&Signature=EFgQl21pjm71dAj2qOTx1tkwLyLe8Y8TjkI22nkBdgL3Q07lzlD6Yz5WqP1PQMu9wcSOFZgS9D99IBQz1jHVZr53cz2R6-yotKwtvhW8MeqXJ0hIzaZ4SLA6bl9DRAMSIKwpFnnTgmjTZlUnp14caSAfvOx1VoqR5cZz-cBJWR8e3Z9ImadO-kpC2phLllE8P5KQbLvI3S4szgvtZHuwmiuEypJd3Wl9jHrEw~PC59BgLnnjsFjwwVkRuoa7DTzHPoI~c53tBv9zRpRwug-pwVGJyJj0hF3c4tREDXmA6wNngjre6ghxUoKJT2tVrwaZeN2xb1AcFloabZsdnbC7LA__&Key-Pair-Id=KUT5TJCACFTXG","The Orinda Planning Commission on July 8 confirmed a June 24 decision that approved design review and an elevated deck permit for 14 Los Altos Road (DRA2025-01; EDP2025-01), and announced an extended appeal deadline of July 21, 2025.

Planning staff told the commission that a misunderstanding of the commission's bylaws and voting procedure had occurred at the June 24 hearing but that the original 3-to-2 vote constitutes a valid affirmative decision under the rules requiring a majority of commissioners present. The approval includes a condition that the structure's attic be identified as uninhabitable and that it not be converted to living space in the future.

During the meeting, multiple nearby residents addressed the commission during the public forum to raise procedural and notice concerns. Eileen Hanson said she and neighbors plan to file an appeal, voiced disappointment that technical comment letters were not acknowledged, and asked about the cost of filing an appeal. John Hanson and Stephanie Carton likewise said letters and technical comments submitted before the June 24 hearing were not acknowledged by staff and said neighbors were exploring an appeal by the deadline.

Chair Hubner read the commission's appeal rights and staff confirmed that, for the purpose of due process, the appeal period will be treated as commencing on July 8 and will close July 21, 2025. Staff also cited Code of Civil Procedure section 1094.6 for anyone who might seek judicial review.

No further action on 14 Los Altos Road occurred at the July 8 meeting; the confirmation left the prior decision and conditions in place and preserved the right of aggrieved parties to appeal to the City Council within the 10-calendar-day window that was announced.

What happens next: Interested parties must file a written notice of appeal specifying the grounds and pay the appropriate fee to the Planning Department during normal business hours no later than July 21, 2025. The appeal, if filed, will be heard by the City Council.","The Orinda Planning Commission on July 8 confirmed a June 24 approval of design review and an elevated deck permit at 14 Los Altos Road and extended the appeal deadline to July 21, 2025.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6745784,"Planning commission approves Shell station sign and facade updates at 9 Arrenda/Arundel Way",1606,1063000,2669000,"/Search/View?dp=1&key=5353067-b7035055027b93f2b3a43ee5d47ca44a&start=1063&end=2669","https://assets.pipeline.soar.com/5353067-b7035055027b93f2b3a43ee5d47ca44a/thumbnail_1063000.jpg","/articles/6745784/Orinda-City/Contra-Costa-County/California/Planning-commission-approves-Shell-station-sign-and-facade-updates-at-9-ArrendaArundel-Way","https://secure.pipeline.soar.com/6745784-4c01ecaa4abf0df4bdd7c8edb69e9ab3/orig.mp4?Expires=1773618866&Signature=nxxC3fk-~Uxd6dH-1lYURuHAzOEqjUBiZ58kMU4ee5F9UTvcydIVva4X3baeXOjsZewaeJNWgZhyMX6TVZ6GABTkAkVPCcoz~Z8LPkl1~mk8Wf8dm6QtTzjTzOzxsZPq2vnpIQ0FuBTUEMI9SdihZRfLgakKxFMWOy9o5Ve012qT67zTe9nxOAko7jX0yD2WQ1vxosg-sQ3hYmH4SaInk1dzbqdRDfWCYPBcgfmE3wQCsKJp~wcqxaKcuTQjf03FQQyoqwb~C8ZTjTQv3huGLKIed5QkKzQaTqBVmgnOMUN6bvPgKM95FcbNll7yi6pND-bAJtEa~KAQO45r0j81EQ__&Key-Pair-Id=KUT5TJCACFTXG","The Orinda Planning Commission unanimously approved design review and a sign permit for the Shell service station at 9 Arrenda/Arundel Way on July 8, 2025 (DRA2025-007; SIP2025-002). The decision authorizes canopy logo signs, two wall signs on the convenience store/service building, two refaced freestanding monument signs with internally illuminated digital price displays, pump signage updates, and exterior painting with staff'recommended option 2 (white canopy fascia).

Associate Planner Darren Hughes presented the application and described the project elements: repainting the canopy fascia (two color options, staff recommended the less-vibrant white option 2), repainting the upper facade of the mini market/service building (cedar-brown option shown in staff renderings), installing two internally illuminated Shell canopy logo signs (each proposed at about 5.43 square feet), two internally illuminated channel-letter wall signs for the branded convenience store (approx. 16.5 square feet each), refacing two freestanding monument price signs (measured at roughly 16.63 and 17 square feet in the staff report; Orinda's maximum for such freestanding signs is typically 20 square feet), and modest changes to pump valence signage (approx. 9.44 square feet measured).

Staff said the monument signs are existing structures to be refaced, not rebuilt; the city's sign code technically discourages internal illumination in the downtown but does not prohibit it, and staff cited precedent (a 2019 76 station upgrade) and the station's location on a major thoroughfare (Camino Pablo) where internal illumination was judged appropriate. The project plans note LED displays for prices and a proposed nighttime panel brightness up to about 950 nits; staff recommended conditions of approval and an interpretation that the canopy-mounted logos function as wall signs for code calculations.

No members of the public signed up to speak. The applicant representative was present and made themselves available for questions. Commissioners thanked staff for a detailed presentation, opened the matter for deliberation, and a motion to adopt the draft statement of official action passed unanimously; the commission read appeal rights (10 calendar days to appeal to City Council) and cited Code of Civil Procedure section 1094.6 for those considering judicial review.

What the approval includes: DRA2025-007 and SIP2025-002 approvals for two canopy logo signs, two wall signs, two freestanding signs (refaced), pump signage updates, and exterior painting with option 2 (white canopy fascia). The project will proceed subject to the conditions of approval listed in the staff report and is subject to the normal 10-calendar-day appeal period.","The Planning Commission unanimously approved design review and sign permits for the Shell service station (DRA2025-007; SIP2025-002) including repainting the canopy fascia (option 2: white), two canopy logo signs, two wall signs with new branding, refaced freestanding price signs with LED displays, and updated pump signage and decals.","actionData","errors"]

Article not found

Commission studies inclusionary housing options; consultant flags feasibility trade-offs, in-lieu fees

Planning commission confirms June 24 approval for 14 Los Altos Road; appeal period extended to July 21

Planning commission approves Shell station sign and facade updates at 9 Arrenda/Arundel Way