[{"_1":2,"_86":-5,"_87":-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",[32,74],{"_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":56,"_73":56},"mediaId",6579707,"mediaKeyId","3049842-4054796b68acbdb17b6366362abcbc01","parentId",3049842,"title","Planning Commission continues debate on lowering DMU North minimum FAR to study impacts on housing and affordable units","audioSeconds",5954,"startMs",447000,"endMs",6401000,"viewUrl","/Search/View?dp=1&key=3049842-4054796b68acbdb17b6366362abcbc01&start=447&end=6401","thumbnailUrl","https://assets.pipeline.soar.com/3049842-4054796b68acbdb17b6366362abcbc01/thumbnail_447000.jpg","articleUrl","/articles/6579707/San-Ramon-City/Contra-Costa-County/California/Planning-Commission-continues-debate-on-lowering-DMU-North-minimum-FAR-to-study-impacts-on-housing-and-affordable-units","mediaUrl","https://secure.pipeline.soar.com/6579707-1dd1fed7130e6bd8405b7fb0fa194af4/orig.mp4?Expires=1770509270&Signature=ZEYum8DrZZiB3BVdq5lqLKHW~fEvZkHhliEZ2mMJVLss8gB-GJDiiiwh~oZcKZ9XYfdh3A6jK0WBiOac1~Cxqwa4PeKcwY7JEZkUCYj3YgjSeGOarnZ0IwEv7bHjmDj77GwrYeE7u4NY5o9YyMQ87j9n3QTgfEOK27BdsIxHuqkfmGIWfF~5ADNBwzS5qkhxki8ZT-3mmCpzx8DpqOiviNn0lh6ZO5sht9z553KHke0JPh6TWghbi0LVrZlre8Fz1tYJfC04O6hUfaI~iELcYc84PmIgEOb2UGRHhpb7R2DAG-oUQRlbG6GLCip3yDMbKGEc5g13tFV2GjQ2k0oQoQ__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-18T09:59:40.943Z","article","The San Ramon Planning Commission continued its public hearing on a proposed amendment to the Downtown Mixed Use North (DMU North) minimum sitewide floor area ratio (FAR), voting to continue the item to March 18, 2025. The proposal from Sunset Development would lower the FAR minimum from 1.25 to 0.5; no final action was taken at the March 4 hearing.

The item was the second public hearing on a set of related applications that include General Plan Amendment GPA 2024-00001, a zoning text amendment (TA 2024-3) and environmental review (ENV 2025-001) that examine whether the DMU North minimum sitewide FAR should be reduced. City staff told the commission the housing-element policies and density ranges would not change; staff also said the proposed amendment is consistent with the General Plan EIR and that the environmental review finds no new or more severe impacts beyond those already analyzed in the General Plan EIR.

Sunset Development’s representative, Stephanie Hill, said the FAR reduction is intended to allow an alternate approach to meeting the city’s inclusionary housing requirements. “The FAR reduction is the first element of our broader plan to deliver affordable housing in Bishop Ranch,” Hill said, describing a strategy that would concentrate larger amounts of deeply affordable rental housing in standalone buildings developed by professional affordable housing operators. Hill cited Eden Housing as a partner for one of the proposed standalone affordable projects and said the approach could yield a greater number of lower-cost rental units than onsite inclusionary units spread across market-rate buildings.

Commissioners and staff summarized three recurring issues from earlier study sessions: alignment with the city’s housing policies; background on how the 1.25 minimum was adopted; and the likely benefits and tradeoffs of lowering a minimum sitewide FAR. Staff explained the 1.25 minimum was adopted following study sessions in 2022–2023 to promote redevelopment intensity in the city core, and that changing the minimum could allow a wider variety of building types but also could reduce residential square footage or building heights compared with what a higher minimum might encourage.

Members of the public offered both technical and policy perspectives. Jim Blickenstaff urged attention to design, parks and neighborhood “desirability” when increasing density. Another commenter, Chagarag Kathroni, asked whether the FAR reduction would apply citywide or only to particular parcels and requested a financial impact analysis if the change were not approved.

Commissioners pressed applicants and staff for clarifications. Staff reiterated that the city’s housing element does not establish minimum sitewide FARs and that density ranges (20–60 dwelling units per acre for DMU North) would remain unchanged. Commissioners noted that developers have used the state density-bonus law to obtain waivers from the city’s FAR and parking standards, and several commissioners asked staff to analyze alternatives to the applicant’s requested 0.5 FAR—specifically asking for the effects of a 0.75 minimum (and noting other mixed-use zones use a 0.7 minimum) so the commission could compare outcomes.

After extended discussion, the commission voted to continue the public hearing to March 18 so staff can return with additional analysis, including an alternative FAR level (suggested 0.75) and related implementation issues. The motion to continue passed 5–0.

Next steps: staff will prepare supplemental analysis for the March 18 meeting that examines alternatives (including a 0.75 minimum FAR), the scope of the amendment limited to DMU North, the interplay with the city’s inclusionary housing ordinance and state density-bonus provisions, and any potential effects on the housing element’s realistic development capacity. Commissioners said they want the continued hearing to remain focused on the FAR amendment (DMU North) rather than broader development-agreement concepts Sunset sketched in its presentation.

Why this matters: the FAR minimum affects project design, the mix of housing types that can be financially viable, and whether affordable units are built onsite or consolidated into standalone rental communities. Staff said changes could influence how projects meet the city’s inclusionary requirements and whether developers must use state density-bonus provisions to overcome local development standards.

What was not decided: no change to the FAR or zoning was adopted. Sunset’s broader concept for off-site standalone affordable housing and a development-agreement-style implementation will require separate follow-up and additional approvals if and when specific project applications are filed.

Actions at a glance: the Planning Commission continued the DMU North general plan and zoning text amendment public hearing to March 18, 2025 (motion carried 5–0).","mediaType","Video","parentTitle","Planning Commission Meeting 3/4/2025","oneSentenceSummary","The San Ramon Planning Commission continued its public hearing on a proposed amendment to the Downtown Mixed Use North (DMU North) minimum sitewide floor area ratio (FAR), voting to continue the item to March 18, 2025.","taxTitle","San Ramon City, Contra Costa County, California","taxId",4548,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6579702,"Planning Commission approves BR 11 residential plan for 95 homes, including 29 affordable units; one commissioner recused",3439,6934000,10373000,"/Search/View?dp=1&key=3049842-4054796b68acbdb17b6366362abcbc01&start=6934&end=10373","https://assets.pipeline.soar.com/3049842-4054796b68acbdb17b6366362abcbc01/thumbnail_6934000.jpg","/articles/6579702/San-Ramon-City/Contra-Costa-County/California/Planning-Commission-approves-BR-11-residential-plan-for-95-homes-including-29-affordable-units-one-commissioner-recused","https://secure.pipeline.soar.com/6579702-3d0301f16fb2e8eb09dcf094fc12555f/orig.mp4?Expires=1770509270&Signature=XgICpGP~9Dpl4RLBerLUZvUGMMUg34z2SUhweHDhPPU4h~40D-6Bd3GfI9ookbpWuinBVcVVmauUtTbn0E-7if9P4VxwnQ~Wx3BB~U0vPXjQSrbpcD90q3EoRKiN--juecPJIrd4kY267Wr9mVvNwNxGnVGYd4NiUggF~UvYXK~Nj91lCux8-A9rBkJBzeU2bAKHK1Dn3Uj~~umh72jSbHGD5Qk2jpXyPcc5Ub8mZCe-MSWj6aoTtAvEsvcWvuXvVYwcM7N6Uko5kzpF912~IFnIkj9jXjQ1NIN0wlO57RLitnNrH5iDcjcX7~1Ik~Yzd54nhLCcJItD7h8kRYMuxw__&Key-Pair-Id=KUT5TJCACFTXG","The San Ramon Planning Commission approved the Bishop Ranch 11 (BR 11) residential development plan, architectural review and associated permits on March 4, 2025. The project, proposed by Trumark Homes, would demolish three existing office buildings at 2301 Camino Ramon and construct 95 for-sale homes: 28 attached multifamily units and 67 detached single-family homes. The resolution of approval passed with a 4–0 vote; Vice Chair Curtis recused from the BR 11 deliberation and vote.

Project and approvals: city staff described the project as an identified housing opportunity site in the adopted housing element. The proposal includes a mix of three-story attached and detached homes with 3–4 bedrooms, two-car garages for each unit, and neighborhood pocket parks and pedestrian paseos. The development proposes a density of about 25 dwelling units per acre and conforms with most DMU North objective development standards, except for FAR and parking which the applicant requested as density-bonus waivers. Under the city’s inclusionary housing ordinance, BR 11 is required to provide 15% affordable housing; the project would provide 29 affordable units and proposes increasing the number of very-low-income units to 10 to qualify for state density-bonus benefits.

Parking and density-bonus requests: staff reported the zoning ordinance would normally require 492 parking spaces; the project proposes 442. Under state density-bonus maximum parking ratios, the project’s requested limit is 430 spaces, which staff said is consistent with the requested concessions/waivers connected to the density-bonus qualification (the project requests a FAR waiver to 0.8 and the maximum density-bonus parking ratio).

Applicant presentation and benefits: Garrett Hines of Trumark Homes presented the design and site changes made in response to earlier study sessions and Architectural Review Board comments. He described two principal on-site gathering spaces, enhanced pedestrian connections to the Iron Horse Regional Trail and design revisions intended to improve streetscape and corner treatments. In his closing, Hines said the project would provide impact and mitigation fees; he stated the project would pay school and city fees and other city impact fees as required by the city’s fee schedule. The applicant also confirmed the project is proposed as all-electric and would include solar and EV-charging measures consistent with applicable building codes and emerging state requirements.

Public comment and labor standards: Francisco Salcedo, representing the NorCal Carpenters Union Local 152, urged the commission to require strong labor standards, local hiring and contractor responsibility so that construction benefits local trained workers and includes health and retirement benefits. Max Zing, a local resident, urged the commission to approve the project and emphasized housing affordability, saying he and others born and raised locally can no longer afford to buy in San Ramon.

Conditions and process notes: the staff report stated BR 11 would use mitigation measures and the city’s Mitigation Monitoring and Reporting Program (MMRP) adopted with the General Plan EIR; staff monitors compliance and enforces mitigation milestones. The conditions of approval include dispersal requirements for affordable units across housing types (the city will assign affordable units across plan types as part of the affordable housing agreement), HOA rules and disclosures intended to preserve garage spaces for vehicle parking, pedestrian-access improvements and accessible pedestrian signals at key crossings, and standard construction mitigation controls including a noise/disturbance coordinator and neighbor notifications related to demolition and construction.

Vote and appeals: the commission adopted Resolution No. 02-25 (BR 11) by a 4–0 vote with one recusal. The decision is subject to appeal to the City Clerk’s office; staff announced an appeal deadline in the hearing record. The project will proceed toward final map and building-permit review, and staff will coordinate implementation of conditions including the affordable housing agreement and final dispersal of affordable units.

Why this matters: BR 11 adds homes to an identified housing opportunity site and demonstrates how state density-bonus rules interact with local inclusionary requirements, parking and FAR standards. The approval also highlights local attention to design, pedestrian connections and the practical enforcement measures (HOA documents, deed restrictions and monitoring) the city uses to ensure project compliance with conditions of approval.

What was not decided: specific phasing, final unit pricing and exact placement of affordable units will be completed through final map processes and the required affordable housing agreement recorded before sales and occupancy.","Trumark Homes' BR 11 project — a 95-unit residential subdivision at 2301 Camino Ramon — was approved with conditions by the San Ramon Planning Commission. The project includes 28 attached for-sale units, 67 detached single-family homes, and 29 affordable units (15%), and requests density-bonus waivers for FAR and parking.","actionData","errors"]

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Planning Commission continues debate on lowering DMU North minimum FAR to study impacts on housing and affordable units

Planning Commission approves BR 11 residential plan for 95 homes, including 29 affordable units; one commissioner recused