Planning commission continues Bishop Ranch affordable-housing development agreement to July 15

SAN RAMON, Calif. — The San Ramon Planning Commission on July 1 continued public hearings on a proposed development agreement that would dedicate land at 2453 Camino Ramon to a 200-unit Eden Housing community and allow the transfer of affordable-unit obligations from multiple Bishop Ranch and CityWalk projects to that site.

Planning manager Lauren Barr told the commission that California law allows cities to enter into voluntary development agreements that set project profiles, responsibilities, timelines and fiscal provisions. The draft agreement before commissioners would increase certain inclusionary requirements for covered sites, dedicate land for the Eden Housing project, require a $3,000 per-market-rate-unit payment to the city’s affordable-housing fund for some covered market-rate communities, and would be structured as a five-year agreement with a possible five-year extension.

The commission took the continuation after extended questions about unit counts, funding risks and fallback protections. Commissioner discussion focused on the proposal’s effect on the city’s inclusionary program, how many low- and very-low-income units would be provided, and what would happen if Eden Housing could not secure financing.

“The project location is 2453 Camino Ramon. This is the Bishop Ranch service center, also the site of the recently approved Eden Housing project,” Lauren Barr said during the staff presentation. Barr summarized the proposal as intended to address affordable-housing requirements for Bishop Ranch 7 and 11 and parts of CityWalk by consolidating obligated units into a stand‑alone affordable community, while adding fiscal and site‑improvement sureties in the event the developer fails to perform.

Stephanie Hill, representing Sunset Development Company, described a long‑term vision for Bishop Ranch that would incorporate offices, retail, entertainment, homes and open space. “Bishop Ranch is evolving into a vibrant, walkable, mixed-use district,” Hill said. She said Sunset would provide the Eden site to the nonprofit at no cost if transfers of affordable-unit obligations occur as proposed.

Dixie Bouse of Eden Housing said tax-credit financing drives the project’s affordability mix and schedule. “Eden is a nonprofit affordable housing developer that does not sell its property,” she said, adding that the city agreement typically records a 55‑year affordability restriction and that other financing sources normally add longer layered restrictions. Bouse outlined an optimistic permitting and financing timetable: Eden would apply in the spring funding round, allocation decisions would follow within roughly 90 days, and — if financing is awarded and markets cooperate — construction could begin late in 2026.

Key numeric provisions described to the commission include: - Eden Housing’s project: 200 homes (198 affordable units plus two manager units), with affordability targeted at 30%–80% of area median income (AMI) and an average AMI around 60% to meet tax-credit requirements. - Changes to inclusionary percentages: sites covered by the agreement (BR7 and BR11) would shift from a 15% inclusionary requirement to 22.5% when ownership units are converted to rental affordable units; CityWalk projects covered under the agreement would move to 16% in limited cases described in the draft. - Estimated fee payment: Sunset proposed a voluntary contribution of $3,000 per market-rate unit at BR7 and BR11, which staff estimated as roughly $1,100,000 in total for those communities. - Financial surety and fallback: if Eden cannot obtain financing or otherwise fails to perform, the agreement would require dedication of the site back to the city or the city’s designated nonprofit, completion of rough grading, and payment of required development impact fees to ensure the land can be redeveloped.

Commissioners pressed for clarity on several technical points, including how many inclusionary units CityWalk could transfer to Eden, how the proposal affects on‑site affordable obligations for projects already approved at BR1A and BR3A, and how the city would account for the change in ownership-versus-rental units in its regional housing needs and no‑net‑loss calculations.

“I’m troubled that this swap could mean the land we rely on to deliver units is dependent on other market moves,” Commissioner Kuznick said, expressing concern for the potential precedent and for how the city would guarantee completion if market financing fails.

Commissioners also asked for additional fiscal analysis and more explicit fallback language so the city could assess whether the $3,000 per-unit contribution and the land dedication provide adequate public benefit in the event the Eden project does not proceed. Commissioner Avila asked staff to present a clearer breakdown showing how many units would remain obligated at each covered site and how the CityWalk obligations would be reassigned under the draft agreement.

After extended discussion, a motion to continue the public hearing to July 15, 2025, passed on an oral vote (4–0). A companion item amending CityWalk development agreements to allow unit transfers was also continued; that continuation later passed 3–0 with one member absent.

The commission asked staff and the applicant to return with additional materials ahead of the July 15 meeting, including a clearer accounting of unit transfers, an explanation for the $3,000 contribution and more detail on the financial surety/fallback mechanisms if Eden cannot secure tax-credit financing.

The project files are listed in the staff report as Development Agreement DA2025‑0001 and related resolutions; if the commission ultimately recommends approval, the matter must still be introduced and adopted by the City Council as an ordinance.