The Orinda Planning Commission on Wednesday, Nov. 12, approved a special design review for a 340 adjusted-square-foot addition to a single-family home at 101 Hillcrest Drive, voting 4-0 to adopt the staff-recommended Statement of Official Action (SOA-2025-008 approving DRA2025-011) subject to conditions.

Associate Planner Selena Palmer told the commission the property sits on about 30,800 square feet with an average slope of roughly 29 percent. The proposal would add 340 adjusted square feet above an existing accessory dwelling unit, increasing the adjusted living area from 1,954 to 2,294 square feet and producing an approximate floor-area ratio of 7.4 percent. Because the Ridgeline Overlay imposes an 18-foot maximum height and a 500-square-foot overlay threshold, the project required both design review and special design review; Palmer said staff finds the proposal substantially complies with the hillside and ridgeline design guidelines.

Palmer said the plans were updated after a neighbor pointed out that a previously shown basement was omitted; staff concluded the basement is exempt from floor-area calculations and does not alter the applicable story-height calculation because the basement is below grade. She also said no trees are proposed for removal and that the addition is located within the existing footprint above the ADU, so no new ground-level footprint is required.

Applicant Elena Chen described the project as a family-driven change: "We have three kids who I love dearly, but we have one bathroom they've all decided to use," Chen said, explaining the addition is intended to create a private master space and a more functional kitchen and dining area for a multigenerational household that includes the owners' parents in the ADU.

During deliberations, Commissioner Doctors said, "This seems to me like a very reasonable addition...per the planner's assessment does seem to be in substantial compliance and kinda minimizing any sort of negative impacts to neighbors," and noted no trees would be removed. Chair Commissioner Hubner moved to adopt the SOA; Commissioner Doctors seconded. The motion carried 4-0 on roll call.

Hubner read the standard appeal notice after the vote, saying the commission's decision may be appealed to the city council if a written notice of appeal specifying grounds is filed with the planning department within 10 calendar days and the required fee. He also referenced Code of Civil Procedure section 1094.6 regarding the time to file a court challenge.

The commission approved the project with the conditions listed in the staff report; any party seeking to challenge the decision in court was reminded of the procedural limits and timeframes cited during the meeting. The commission subsequently moved through brief remaining items and adjourned.