Planning commission approves BR11 amendment, moves affordable units to Eden Housing site

San Ramon Planning Commission Chair Albert on Oct. 21 approved a development-plan amendment and minor exception for the Bishop Ranch 11 (BR11) residential project that removes on-site affordable units and satisfies the project’s inclusionary housing obligation through land dedication to an off-site project at the Bishop Ranch affordable apartment site (the Eden Housing project).

The action, adopted by a 4–0–1 vote (one absence), implements a development agreement the City Council approved Sept. 9 and includes a minor exception to local parking standards after the removal of on-site affordable units made the project ineligible for state density bonus parking maximums.

The amendment reassigns the BR11 affordable obligation. Under the original BR11 approval, 15% of 195 units (29 units) were designated affordable — listed in staff materials as 10 very-low, 5 low and 14 moderate-income units. The amendment aligns with the development agreement and directs the affordable units to the Bishop Ranch affordable apartment site (2453 Camino Ramon), where staff said the transfer will yield 52 rental affordable units: 40 very-low and 12 low-income units — an increase of 23 units compared with the BR11 on-site obligation.

Staff planning presentation: Annalisa, representing planning staff, told the commission the BR11 site at 2301 Camino Ramon remains physically unchanged; the amendment is administrative to align approved entitlements with the development agreement. Annalisa said the project will retain the same on-site parking total approved previously — 442 spaces — and that, under the city council’s recent zoning text amendment on multifamily parking (effective Nov. 14), the BR11 project will exceed the new required parking by three spaces. Staff recommended adoption of Planning Commission Resolution No. 12-25 with a red-line edit to Condition of Approval No. 4 removing the affordable-housing agreement from the BR11 development plan amendment and noting the affordable obligations will be implemented under the Eden Housing approvals.

Public comment: Several residents registered concerns before and during the hearing. Greg Carr, a San Ramon resident, asked the commission to “see what was asked, what’s required, and what’s been provided” for park space and for clarity on how development agreements had been implemented. Susie Ferris Inderkum, who addressed both BR11 and the separate BR3A item, wrote and spoke that she is concerned that moving multiple affordable units to a single off-site parcel could allow multiple developers to avoid building affordable units on their own project sites. She asked the city to publish a table showing acreage dedicated and the counts of units moved to ensure the math “adds up.” Brian Swanson and Jim Blickenstaff submitted written comments, which staff acknowledged and included in the public record.

Commission discussion: Commissioners and staff emphasized the long public review and the council’s prior approval of the development agreement. Lauren, identified in the hearing as the city’s zoning administrator, explained that the development agreement approved by the council provides the mechanism for transfer and that the Eden site (the former Sunset service center on Camino Ramon) is a different parcel than the BR11 site. Lauren and other staff told commissioners the transferred units are within a block of the originally intended location and that the Eden project is a 100%-affordable development that increases the number of deeply affordable homes available to the city.

Outcome and next steps: The commission moved to adopt Resolution No. 12-25 as amended; the motion passed 4–0–1. Staff noted the Planning Commission action is subject to a 10-day appeal period. The resolution includes a red-lined update to Condition 4 removing an affordable-housing agreement requirement from the BR11 plan and confirms that the Eden Housing approvals will implement the affordable obligations.

Clarifying details captured at the hearing: BR11 original unit count: 195 units; original affordable units required: 29 (10 very low / 5 low / 14 moderate); revised off-site affordable units at Eden: 52 (40 very low / 12 low); on-site parking approved and unchanged: 442 spaces; zoning text amendment effective Nov. 14, 2025, will set new multifamily parking standards that BR11 will exceed by three spaces. Staff identified the Eden site as the former Sunset service center on Camino Ramon and said the transfer was enabled by the development agreement the City Council adopted Sept. 9, 2025.

This item was procedural in that the amendment aligns BR11 entitlements with prior council action; the commission’s approval finalizes the planning-level changes authorized by that development agreement and records the minor exception for on-site parking.