San Ramon planning commission approves 64‑home Annabelle development at Bishop Ranch

The San Ramon Planning Commission unanimously approved the Annabelle at Bishop Ranch 12 project on Nov. 18, 2025, clearing the way for a 64‑home for‑sale community at 2 Annabelle Lane that the applicant says will include 10 on‑site affordable units and 9 optional accessory dwelling units.

Staff presented the project to the commission, saying the 3.57‑acre site would demolish one existing office building and construct attached townhome condominiums in four unit types. The project proposes 137 on‑site parking spaces; staff said the proposal relies on the state density‑bonus law to reduce the city’s 180‑space requirement and requested one concession, four waivers and a parking reduction under state rules. Planning staff recommended adoption of Planning Commission Resolution 15‑25 approving the applications as presented.

“Annabelle will provide entry‑level, for‑sale homes and 10 on‑site affordable units,” Stephanie Hill of Sunset Development said in the presentation. Hill described Paseos and sidewalks that link the site to the Iron Horse Trail and said the design incorporates architecture reviewed by the Architecture Review Board.

Commissioners pressed the applicant on several design and operational issues. One commissioner asked whether a shared‑parking agreement with the adjacent Doris Eaton School had been considered to make better use of school parking during evenings and weekends; the applicant said the development’s on‑site plan (two spaces per unit plus visitor parking) renders a shared arrangement unnecessary. Staff and the applicant confirmed that the school’s existing parking and ADA spaces would not be reduced by the project.

Commissioners also requested that the conditions of approval explicitly capture recommendations from the project’s acoustical and air‑quality studies. Staff said compliance with those studies would be demonstrated prior to building permit issuance. The commission agreed to add direction to memorialize those technical recommendations and to ask staff to explore raised crosswalks and other pedestrian safety measures where feasible.

The motion to adopt Resolution 15‑25 as amended at the dais passed 5‑0‑0. The resolution and conditions of approval will be filed with the planning record; staff noted appeals of planning commission decisions must be filed with the city clerk within 10 calendar days.

What’s next: With the planning commission’s approval, the project will proceed to final permit and building‑permit review, where compliance with acoustical and air‑quality mitigation will be verified, and demolition and horizontal improvements would precede vertical construction. The applicant estimated vertical construction could begin in 2027 subject to permitting and market conditions.