Orinda planning commission reviews preliminary design for 135 Spring Road; no decision

ORINDA, Calif. — The Orinda Planning Commission on Jan. 28 reviewed preliminary designs for a proposed three‑story single‑family residence at 135 Spring Road but took no formal action, hearing staff analysis, the applicant’s presentation and multiple public objections before closing the study session.

Darren Hughes, associate planner with the City of Orinda Planning Department, told the commission the undeveloped 4,200‑square‑foot lot sits within the RL‑6 zoning district and is sloped at approximately 31 percent. He said the design under review would produce about 3,574 gross square feet (2,437 adjusted square feet as presented) on a three‑story plan and would likely trigger multiple discretionary reviews, including standard design review, special design review for severely sloped lots, special design review for small lots (lots under 5,000 square feet), one or more exception permits for setback encroachments, a possible elevated‑deck determination and a tree removal permit.

Why it matters: neighbors and commissioners said the project’s size and siting could affect privacy, light and the neighborhood’s semi‑rural character; the applicant acknowledged those concerns and said construction and stabilization plans would be needed before a formal application.

Hughes described key regulatory thresholds discussed at the meeting: the municipal code’s small‑lot maximum floor area without design review…