March 19, 2026
Delivered Via Online Portal
Town of Danville
Planning Division
500 La Gonda Way
Danville, CA 94526
Re: CPC Legacy Project – State Density Bonus Analysis
Our File No.: 13142.01
To Whom It May Concern:
I represent the Community Presbyterian Church (“CPC”), the project sponsor (“Project Sponsor”) of a proposal to remodel and expand the existing Community Presbyterian Church campus and construct 68 new housing units in Danville California (“Property”) in Danville, California (“Project”). The total Property is comprised of 19 parcels and rights-of-way and is commonly referred to as 200 West El Pintado. Project applications were submitted in November 2025 as Development Application DEV 25-0013.
The Property is zoned within the Multifamily Residential District (“M-25”) and is designated “Residential Multifamily – High/Medium Density” under the Town’s General Plan.
The purpose of this letter is to illustrate Project eligibility under California State Density Bonus Law (“Density Bonus Law”)1
and to provide legal justification for waivers and concessions from local objective development standards proposed as part of the Project.
The Project’s residential component is situated on a 2.93 gross acre area and consists of 68 new dwelling units – 49 townhomes and 19 accessory dwelling units (“ADU”) situated across 11 development lots.
Five percent (5%) of total Project units (4 units) will be affordable to households earning at or below very-low income (50% AMI), qualifying it for a density bonus of up to 20% and one concession/incentive from local development standards resulting in actual and identifiable Project cost reductions.
1 Cal. Gov. Code §65915, et. seq.
ATTACHMENT D
Town of Danville
March 19, 2026
1. Residential Density
Base Density
The Property is designated Residential Multifamily – High/Medium Density” under the Town’s General Plan, which allows a maximum density of 25 du/acre.2 The Project’s base density
is calculated as follows:
Lot Area General Plan Designation Density
Calc
Default Base
Density
2.93 acres Residential MultifamilyHigh/Medium Density25 du/ac 743 Proposed Residential Density – State Density Bonus
The Density Bonus Law allows a project to build at increased density beyond what is otherwise permitted if it provides a minimum percentage of below-market-rate dwelling units.4 The extent of the “density bonus” depends on both the percentage of below-market-rate units provided and the extent of their affordability.
If a project provides either 5% of its total units (prior to award of density bonus) for sale or rent to very-low income households or 10% of its total units for sale or rent to low-income households, it is then eligible for a state density bonus of 20%.5 Density Bonus Law is clear that a sponsor is not required to utilize the density bonus to which it is entitled.
6 The Project would result in a total of 68 units, which is within allowable base density illustrated above. Accordingly, affordable housing set-asides required under Density Bonus Law would apply to the Project’s full unit count.
The Project will provide 5% of its total units (68 x 5% =3.4, rounded up to 4 units) as affordable to households at very-low income (at or below 50% AMI). The affordable units will be dedicated ADU units. Under Density Bonus Law, this entitles the Project to a bonus of up to 20%.
The Project does not intend to utilize this bonus.
2 Per Cal. Gov. Code §65915, “base density” for a project applying state density bonus means the greatest number of units allowed under either local zoning, specific plan, or the land use element of a city’s general plan, or if a range of density is permitted, means the greatest number of units allowed under any of the above sources. 3 Per Cal. Gov. Code §65915(f)(5) & (q), all density calculations resulting in fractional units must be rounded up to the next whole number.
4 Cal. Gov. Code §65915(b). 5 Cal. Gov. Code §65915(b)(1). 6 Cal. Gov. Code §65915(f).
Town of Danville
March 19, 2026
2. Interaction with Local Inclusionary Program
Danville’s local Inclusionary Housing Program7 provides that projects developed consistently with the regulations of Density Bonus Law shall be considered to have satisfied all requirements of the local program. Accordingly, the Project’s provision of 5% very-low income units as described above also satisfies local affordability requirements.
3. Density Bonus Law - Waivers
The Density Bonus Law prohibits the City from applying development standards that physically preclude construction of a project at the densities, or with the concessions and incentives, allowed by the Density Bonus Law.
8 If such standards physically preclude the project,
the City must waive those standards unless the project has a specific, adverse impact upon health or safety, or an historic resource, or such waiver would be inconsistent with state or federal law. 9 A “development standard” includes “a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, a minimum lot area per unit requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, charter, or other local condition, law, policy, resolution, or regulation.”10
At this time, the Project seeks no Density Bonus Law waivers.
4. Density Bonus Law – Incentives/Concessions
The Density Bonus Law also allows a development project to take advantage of a certain number of incentives or concessions from various site development standards, zoning code requirements or architectural design requirements that would result in “identifiable and actual cost reductions” to the Project.
11 The Project will provide 5% of its base dwelling units affordable to very-low income households, which qualifies it for up to one concession. 12 At this time, the Project proposes a single concession/incentive from the Town development standard conveyed as Transportation Comment 5 on the Town’s comment letter dated December 22, 2025, requiring that the Project underground existing overhead lines along Ilo Lane and Charles Lane.
7 Danville Municipal Code §32-73.5. 8 Cal. Gov. Code §65915(e)(1). 9 Cal. Gov. Code §65915(e).
10 Cal. Gov. Code §65915(o)(2). 11 Cal. Gov. Code §65915(k)(1). 12 Cal. Gov. Code §65915(d)(2)(A).
Town of Danville
March 19, 2026
As detailed in CPC’s February 9, 2026 letter to the City (Exhibit A), undergrounding the identified overhead lines will substantially increase Project scope within the right of way both within the public right of way and beyond it to 11 adjacent private residences. On March 18, 2026, the Project’s general contractor estimated that associated work scope required to comply with this standard would increase Project construction costs by approximately $3,000,000. Accordingly, Density Bonus Law concession from this development standard will result in actual and identifiable Project cost reductions.
Very truly yours,
REUBEN, JUNIUS & ROSE, LLP
Melinda Sarjapur
Enclosures: Exhibit A: CPC’s February 9 Letter to the City
EXHIBIT A
February 9, 2026
Mr. David Crompton
Chief of Planning
Town of Danville
500 La Gonda Way
Danville, CA 95426
Re: Community Presbyterian Church – Development Plan Application DEV 25-0013 Request for an Exception to the Ilo Lane Utility Relocation Requirement Dear David,
The purpose of this letter is to share the findings of our consulting team on the likely impacts associated with Transportation Comment 5 on pages 2 and 3 of the Town’s comment letter dated December 22, 2025. Specifically, we asked our consultants to develop a preliminary scope for the work that would be required to underground the existing overhead lines along Ilo Lane and Charles Lane.
As you’ll see from the attached summary, undergrounding these power lines would result in extensive impacts to both the properties and physical structures of 11 private residences that will remain on Ilo Lane and Charles Lane. Examples cited in the attached include:
• Open trenches of at least 4.5 feet in depth across multiple properties • Removal/replacement of landscaping, curb and gutter, sidewalk, driveways, fencing, • Impacts, including temporary disruptions of service, to other underground facilities such as irrigation pipes, utility conduits, etc.
• Remove the weather heads; patch and repair/replace roofs of all properties • Undetermined improvements needed to bring the associated electrical systems up to current code for all properties
• Multiple power outages for potentially extensive time periods during the power switchovers for all properties
Based on this information, we respectfully request an exception be granted to this requirement to avoid the extensive impacts to these 11 private properties. Please let me know if you have questions or need additional information.
Thanks,
Matt Henry
CPC Legacy Project Co-Chair
5865 Owens Drive
Pleasanton, CA 94588
+1-925-251-7200
+1-925-251-7201 fax
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UTILITIES UTILITIES
PU
ND
ND
PU
ND
ND
PU
ND
ND
PU
ND
ND
NEERG ELCYCER HSA RT HSA RT ELCYCER NEERG HSA RT ELCYCER NEERG HSA RT ELCYCER NEERG OPT. NI T .ENTRY
OPT.
NI T E. NTRY
OPT. NI T E. NTRY
OPT. NI T E. NTRY
H/ W H/ W H/ W H/ W
. DNOC CA
. DNOC CA
. DNOC CA
. DNOC CA
TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE W/H W/H W/H W/H
TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE W/H W/H W/H W/H
TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE W/H W/H W/H W/H
TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE W/H W/H W/H W/H
TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE W/H W/H W/H W/H
TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE TRASH GREEN RECYCLE W/H W/H W/H W/H gmarkel
4'-0"
6"
40'-0"
6"
4'-0" 10'-0" PUE10'-0" PUE
49'-0" ILO LANE R.O.W.
PROP. LINEPROP. LINE
CL
SL
G
T C
P S
FUTURE SIDEWALK
SIDEWALK
DISTRIBUTION
TRENCH, SEE
DETAIL
UTILITIES
WITHIN R.O.W.,
SEE DRAWINGS
SL
G
F.G.
P (ELECTRIC PRIMARY)
S (ELECTRIC SECONDARY)
G (GAS)
T (TELEPHONE)
C (CATV)
SL (STREET LIGHT)
T C
P S
STREET SIDE
JOINT TRENCH PER
PG&E GREEN BOOK
DRAWING S5453 -
EXHIBIT B
DETECTABLE
UNDERGROUND
WARNING TAPE, TYP.
7"
4'-6" MIN.
1'-6" MIN.
7" 5" 6" 5"
3" MIN.
NOTE 7
2'-0" MIN.
gmarkel
4'-0"
6"
26'-0"
6"
4'-0" 10'-0" PUE10'-0" PUE
35'-0" CHARLES LANE R.O.W.
PROP. LINEPROP. LINE
CL
SL
G
T C
S
P
SIDEWALKSIDEWALK AT NEW UNITS ONLY
DISTRIBUTION
TRENCH, SEE
DETAIL
UTILITIES
WITHIN R.O.W.,
SEE DRAWINGS
PLAY AREA
W EL PINTADO
ILO LANE
CHARLES LANE
LANDSCAPE
3 4
1 5
6 7
8 9
10 11
13 12
14 2, 15
2, 15
2, 15
2 A1
1 A1
LEGEND
PROPERTY LINE
UNDERGROUND
DISTRIBUTION TRENCH
A1
3 A1
3 TRUE
NORTH
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
SITE PLAN - UTILITY UNDERGROUNDING SCOPE
CPC DANVILLE LEGACY PROJECT
555.002
222 W EL PINTADO, DANVILLE, CA 94526 A1
2.9.26 SCALE: 1'-0" =
40 80
40'
20 TRUE
NORTH
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
SITE PLAN - UTILITY UNDERGROUNDING SCOPE
CPC DANVILLE LEGACY PROJECT
555.002
222 W EL PINTADO, DANVILLE, CA 94526 A1
2.9.26 SCALE: 3/16" = 1'-0"
ILO LANE SECTION 2
SCALE: 3/4" = 1'-0"
3TYP. DISTRIBUTION TRENCH
NOTE: SEE WRITTEN NARRATIVE FOR
DETAILED DESCRIPTIONS FOR EACH
NUMBERED ITEM ON THE PLAN
SCALE: 3/16" = 1'-0"
CHARLES LANE SECTION 1