Annabelle at Bishop Ranch 12: 64 townhomes, 9 ADUs proposed; commissioners ask for more pedestrian connections, open‑space and acoustic mitigation

San Ramon Planning Commission reviewed a study session for Annabelle at Bishop Ranch 12, a proposed redevelopment of 2 Annabelle Lane into 64 multifamily townhome condominiums with 9 optional accessory dwelling units (ADUs) on approximately 3.57 acres.

Proposal summary and zoning context Stephanie Hill, project representative for Sunset Development, described the project as a transition of part of an older office campus to entry‑level for‑sale homes. The site would retain 1 Annabelle Lane (an existing building housing the Doris Eaton School) and redevelop the 2 Annabelle Lane parcel. The application proposes 64 alley‑loaded townhomes arranged around landscaped paseos; nine units would be eligible for ADUs to support multigenerational living or rental income.

Hill told the commission the site is not designated a housing opportunity site under the General Plan and is required to be mixed use. "Although the combination of 1 Annabelle, which is commercial, and 2 Annabelle, which is residential, meets the horizontal mixed use threshold, the blended project would not meet the minimum density requirement of 20 units per net acre," Hill said; for that reason the applicant filed 2 Annabelle Lane as a standalone residential application and requested concessions and waivers tied to the state density bonus, including a concession to the commercial requirement and parking reductions.

Commissioner and staff questions - Roadway and pedestrian connectivity: Commissioners asked about a proposed future extension of Annabelle Lane. The applicant said the plan includes a 26‑foot roadway along the eastern edge to facilitate a future connection to Crow Canyon Place and that the project would add a 5‑foot sidewalk on Annabelle Lane while retaining existing street trees where possible. Commissioners recommended preserving the tree canopy, clarifying interim treatments at the property line where the future through‑street ties into adjacent parcels, and keeping pedestrian access open and well lit. - Garage depth and waivers: The applicant requested waivers reducing garage depth from 22 feet to 20 feet in some units; commissioners asked where those reduced depths apply (the applicant said reductions were proposed throughout rather than only for ADU units) and flagged that truck access, fire access and usable guest parking should be verified during technical review. - Noise and air quality mitigation: Commissioners noted close proximity to I‑680 and asked about acoustic measures. The applicant said an acoustical engineer studied site ambient noise and that mitigation could include higher STC (sound transmission class) window and door assemblies, thicker glazing and wall assembly adjustments; staff said that mitigation details will be addressed in environmental and building‑permit review. - Open space and amenities: Commissioners and staff encouraged stronger pedestrian paseos that loop through the development, more pocket‑park‑style amenities for a dense townhome project, and better visibility for internal open spaces to encourage use.

Public comment and staff direction No public speaker cards were received for this item. Staff and the applicant agreed to return with more detailed site plans, dimensions for paseos and sidewalks, additional landscape and amenity detail, refined garage/parking plans, and acoustical mitigation proposals. The project also seeks a 15% on‑site affordable housing set‑aside (5% very low income) and proposes to use the state density bonus provisions; staff will review the proposed concessions and waivers within the city’s development and zoning standards.

Ending The item was a study session; no entitlements were approved. Staff will continue technical review, and the project team said they will refine plans and return for formal hearings and ARB review.

Quotes "Bishop Ranch 12 is not designated as a housing opportunity site and is required to be mixed use," Stephanie Hill, Sunset Development. "We had an acoustical engineer come on‑site…there are different ways to construct the wall in order to mitigate the existing environmental noise," applicant architect (on mitigation options).