Citywide Objective Design Standards
City Council Public Hearing
Citywide
Objective Design Standards (ODS)
Agenda
Welcome
Background and State Housing Law
Discussion
Recommendation
4/21/2026 3
4/21/2026
4 Christine
Thomson,
Principal
Planner
City of Orinda
Tony
Perez,
Senior
Associate
Opticos
Celina
Palmer,
Associate
Planner
City of Orinda
Background
Objective
Design Standards
1. Proposed goal of preparation of Citywide
Objective Design Standards (ODS) for
residential development throughout
Orinda
2. The aim of the standards is to provide guidance and set design expectations, expedite processing, align
with the new state streamlining laws,
and maintain the architectural and
landscape character of Orinda
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Spring 2026
Citywide ODS
Adopted
Sep/Oct 2025
Study
Sessions
Jun 2025
Citywide ODS
Draft
May 2025
Research
Apr 2025
Project
Initiated
Citywide ODS: Timeline
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design standards.
Where it applies
1. High Density Overlay (HD-Overlay)
2. Senior Housing Overlay (SH-Overlay)
3. Residential Medium Density (RM)
4. Residential Low Density (RVL-E, RVL,
RL-40, RL-20, RL-15, RL-12, RL-10, RL6)
5. Open Space (OS)
6. Rezoned properties identified as
Residential High Density (RH-25;RH-40)
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2025 Application Activity
KEY
Planned Development
RL-10
RL-20
RL-40
What it applies to
1. Residential Development on single-family or multi-family zoned lots
2. New infill, single-family residential units
3. A second single-family residential unit on
a lot occupied by a single-family
residential unit
4. A single-family residential unit on a lot
created by a lot split
5. Townhomes or multiplex multifamily residential development 4/21/2026 10
State Housing Law
(relying on objective standards)
Certain
Residential Projects
1. Design review is no longer
applicable
2. Only objective design standards
may be applied
3. Objective standards are the sole
basis upon which a local agency
may deny approval
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2021 Legislation
SB 9
Senator Toni Atkins (SD 39)
The California HOME Act
2022 Legislation
AB 2011
Assemblymember Buffy Wicks (AD 15)
Affordable Housing and High Road Jobs Act 2023 Legislation SB 423
Senator Scott Wiener (SD 11)
Extends SB 35
State Legislation
• SB 35/423
• SB 330
• SB 9/450
• SB 684/SB 1123
• SB 4
*Highlighted content is noted to be of
particular relevance to Orinda
Background Documents Review
Key Takeaways
• SB 35 streamlines approval of multifamily (affordable) housing in cities that have not met RHNA goals • SB 423 extends SB 35 until 2035 and expands it to apply to coastal areas and on surplus public land • SB 330 allows qualifying projects to lock in development standards and fees at the time of completion of a preliminary application and prohibits cities from holding more than five public hearings to review the project • SB 9 allows streamlined approval for lot splits and duplexes (up to 4 units) on single family lots • SB 450 clarifies the intent and purpose of SB 9 to improve access and certainty of the streamlined process for housing options under SB 9.
• SB 684 streamlines approval process for developments ≤10 units on urban lots <5 acres (only applies to lots in multifamily zones)
• SB 1123 expands SB 684 implementation and expands SB 684 to include projects ≤10 units on vacant parcels in single-family zones
• SB 4 streamlines approval process for housing development on religious and college lands HCD Guidance
1. Emphasize that there is no universal method for implementing objective design standards; each community
must tailor its approach to local
needs
2. Essential to strike a balance
between flexibility and predictability,
ensuring that design regulations do
not unduly hinder the development
of new housing
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Housing Element
Action 3.E
Objective Design Standards, has a
stated purpose, “to adopt multifamily
objective design standards that apply to
all housing development projects for
which objective standards are
required…”
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State Law, Municipal
Code and Citywide ODS
1. Emphasis on streamlining residential development projects, with a clear separation between
objective development standards
that control density and objective
design standards that control look
and feel
2. Expanding application of objective
design standards has only increased
the importance of adopting citywide
objective design standards for
Orinda
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Discussion
Citywide ODS
Document
State legislation, including Senate Bill
(SB) 35 (2017) and SB 330 (2019), require
projects to be reviewed against objective
standards, including design.
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Study Sessions
1. On September 24, 2025, the Planning Commission participated in a study session
2. The City Council held a study
session on October 21, 2025
3. Each study session identified design attributes to include in the Citywide ODS
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Objective Design Standards – HE Action 3.E 20
Planning Commission Study Session
1. High-quality residential design
2. Blending with the natural environment
3. Focus on priority topics
4. Massing and variation
5. Avoid being overly specific
6. A detailed and refined document
Objective Design Standards – HE Action 3.E 21
City Council Study Session
1. Topography and land
2. Materials are increasingly important
3. Massing and proportions
4. Modulate building forms
5. Style
6. Parking less prominent
7. Emphasis on fitting into the natural environment
ARTICLE CHAPTER TITLE
Introduction
A1 Site Design Standards
Ch. 1 Site Design
Ch. 2 Landscape, Lighting, and Surfaces
A2 Building Design Standards
Ch. 1 Building Forms
Ch. 2 Façade Design
Ch. 3 Building Entries
Ch. 4 Roof Forms
Ch. 5 Large Sites
A3 Subdivision Design Standards
Ch. 1 Lot Splits
Ch. 2 Small Subdivisions
A4 Definitions and Measurement Methods
Ch. 1 Definitions
Ch. 2 Measurement Methods
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Objective Design Standards – HE Action 3.E 23
Topography
1. Added language was incorporated to
reflect Orinda’s hillside context
2. Natural features are to be retained,
cut slopes are limited, and other
standards
Objective Design Standards – HE Action 3.E 24
Site Materials
1. Added table of permanent fence and
wall materials including allowed and
prohibited
2. Clarified differences for temporary
and permanent fencing
3. Expanded colors by adding brown
and using generally understood
color names
Objective Design Standards – HE Action 3.E 25
Landscape
1. Adapt Plant Palette from Wilder
Design Review Handbook and
Downtown ODS
2. Allowed plants from table and
current Plants for a Fire-Savvy
Landscape
3. Reference to City’s current Plants
for a Fire-Savvy Landscape and the
Disallowed Vegetation List
Objective Design Standards – HE Action 3.E 26
Lot Shape and Key
1. Use example photos and
diagram irregular lots
reflective of Orinda
2. Include descriptive design
elements (configuration,
proportionality)
3. Reference development
standards in the Orinda
Municipal Code (height,
setback)
Objective Design Standards – HE Action 3.E 27
Parking and Access
Shield or setback covered parking from
public view
Objective Design Standards – HE Action 3.E 28
Building Colors and Materials
1. Use generally understood color
names – brown, black, grey
2. Describe allowed and prohibited
materials by major building parts
3. Add references to State Fire Marshal
resources
Objective Design Standards – HE Action 3.E 29
Building Articulation and Massing
1. Use many methods for design variety in
building design
2. Clarify materials by type and color with
additional requirements for changes in
façade materials and color
3. Regulate building entries by entry type and
emphasize small scale relationships
where buildings meet the public realm
4. Set roof forms standards with minimums
for eaves, parapets, and dormers
Objective Design Standards – HE Action 3.E 30
Large Sites
1. Provide guidance for sites of three or
more acres
2. Add standards that apply to blocks
and streets, open space, lots, and
buildings
Objective Design Standards – HE Action 3.E 31
Applicable Subdivision Type
1. Add subdivision standards based on
the provisions of SB 9/SB 450 (lot
splits) and the provisions of SB
684/SB 1123 (small subdivisions)
2. Tie to site and building standards in
previous sections of the document
3. Make consistent with the current fire
codes, including adding access
standards
Objective Design Standards – HE Action 3.E 32
Styles
1. Omit Architectural Style; may be
considered in future
2. Use Building Design Standards
1. Building Forms (by type)
2. Façade Design
3. Building Entries (by type)
4. Roof Forms
Citywide ODS
(Clarifying Updates)
Objective Design Standards – HE Action 3.E 34
Clarify Added Ministerial Path
P. 9 – Clarify and rephrase to “added
ministerial path” remove “alternative
path”
Objective Design Standards – HE Action 3.E 35
Reformat and Clarify Plant Palette
P. 21 – Reformat Plant Palette to organize
by scientific name with common name
following; add plant species selected
from Table 1.02.020.A “and” City’s
current Plants for a Fire Savvy
Landscape.
Objective Design Standards – HE Action 3.E 36
Use of Residential Development Terminology
P. 31 and following – Reformat titles to
consistently reference “residential
development” (e.g. change to “all other
residential” and “multifamily residential”
and strike “multi-unit with single-unit
development” and “multifamily.”)
Objective Design Standards – HE Action 3.E 37
Add Reference to City of Orinda Webpage
P. 89 - Add language after SB 9/SB 450
referencing “see City of Orinda Web Page
for summaries of select state housing
laws”
Objective Design Standards – HE Action 3.E 38
Add State Law Definitions, P. 99
● Senate Bill (SB) 9. Housing Opportunity and More Efficiency (HOME) Act (Gov.
Code § 65852.21 and 66411.7; in effect January 1, 2022) : This statutory framework requires local agencies to provide approval for two-unit housing developments and urban lot splits within single-family zoning districts for projects that meet specific state-defined eligibility.
● Senate Bill (SB) 450. Housing Development: approvals bill or California HOME Act Clean Up (Gov. Code § 65852.21 and 66411.7; in effect January 1, 2025):
This statutory framework strengthens SB 9 by clarifying the intent and purposes of the law and preventing activities that would bypass or block the development of duplexes and urban lot splits for projects that meet specific state-defined eligibility.
Objective Design Standards – HE Action 3.E 39
Add State Law Definitions, P. 99
● Senate Bill (SB) 684. Land use: streamlined approval processes: development of 10 or fewer residential units on urban lots under 5 acres (Gov. Code § 65852.28, 65913.4.5, and 66499.41; in effect July 1, 2024) This statutory framework requires ministerial approval small-lot subdivisions and housing developments of 10 or fewer residential unis for projects that meet specific state-defined eligibility.
● Senate Bill (SB) 1123. The Starter Home Revitalization Act (Gov. Code § 66499.41 and § 65852.28, as amended by SB 1123 and AB 130; in effect July 1, 2025): This statutory framework requires ministerial approval for subdividing eligible residential lots into up to 10 parcels for the development of up to 10 residential units for projects that meet specific state-defined eligibility.
Objective Design Standards – HE Action 3.E 40
Updates and Corrections
Throughout - Updates and corrections
to any spelling and punctuation errors
Objective Design Standards – HE Action 3.E 41
Planning Commmission Recommendation
March 24, 2026 the Planning Commission
recommended that the City Council adopt an
Ordinance amending Title 17 of the Orinda
Municipal Code (Zoning) and adopting the
Citywide Objective Design Standards, dated
February 2026, with modifications to include
additional clarity that determines when the
Citywide Objective Design Standards apply and
how they are used and the following clarifying
updates.
Objective Design Standards – HE Action 3.E 42
Recommentation to Include Clarifying Updates
1. P. 9 – Clarify and rephrase to “added ministerial path” remove “alternative path”
2. P. 21 – Reformat Plant Palette to organize by Scientific name with common name following; add plant species selected from Table
1.02.020.A “and” City’s current Plants for a Fire Savvy Landscape.
3. P. 31 and following – Reformat titles to consistently reference “residential development” (e.g. change to “all other residential” and “multifamily residential” and strike “multi-unit with single-unit development” and “multifamily.”)
4. P. 89 - Add language after SB 9/SB 450 referencing “see City of Orinda Web Page for summaries of select state housing laws”
5. P. 99 - Add definitions for Senate Bill (SB) 9 and SB 35
6. Throughout - Updates and corrections to any spelling and punctuation errors
Recommendation
Objective Design Standards – HE Action 3.E 44
Recommendation
Take the following actions:
1. Waive the full reading and introduce Ordinance 26-03, Amend Title 17 of the Orinda Municipal Code (Zoning) and Adopt the Citywide Objective Design Standards
2. Find this ordinance is exempt from the California Environmental Quality Act (“CEQA”)
Next Steps
The second reading and adoption is
anticipated at the next available meeting.
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Citywide Objective Design Standards
City Council Public Hearing